Boulder BOZA approves variance to connect upper floors at 505 College Ave

The Boulder Board of Zoning Adjustment voted unanimously to approve a side-yard wall articulation variance for 505 College Avenue (docket BOZ2026-00003), allowing the owner to connect two separate upper-story sections of the existing single-family home.

City planner Robbie Wyler told the board the property is in the RL1 zone with a lot size of about 9,250 square feet and standard setbacks that pushed most of the existing building toward the east property line. Wyler said the variance is needed because the proposed additions would increase the cumulative length of walls that count toward the side-yard wall articulation standard from about 33 feet today to roughly 67 feet, where the code limit is 40 feet. He recommended approval, citing the lot's unusual long-and-narrow shape, topography and neighborhood letters of support.

Owner Tyler Sigman said the house was built as two separate "container" volumes on the upper floor and that the proposed connection is primarily to improve daily livability for his growing family. "We wanted the minimum that could be done to really connect these containers," Sigman said, adding the design sought to balance habitability with minimizing neighbor impacts.

Architect Lauren Folkerts told the board the team pared back an initial plan that would have required multiple exemptions to instead seek a single side-yard articulation variance. She explained the second-floor buildable width is effectively about 11 feet in places, too narrow to accommodate both a hallway and habitable rooms without projecting beyond the bulk plane; the design reduces visible massing by stepping the roof and keeping added wall heights above 14 feet as limited as possible.

Two neighbors spoke during public comment in support. Susan Osborne (525 College Ave) said she and her husband are downhill from the project and see "virtually no impact" from the changes; Lisa Spalding (1135 J Street) described the owners as "wonderful neighbors" and said the changes will make the house more practical for a family. Wyler had earlier noted the application packet included multiple letters of support, including from the directly affected neighbor to the east.

During discussion, board members cited the property's corner-lot status and narrow buildable width as factors that created the practical difficulty. Commissioner Drew Eisenberg said the proposed stepped massing and 3D renderings showed the project "is not creating a big bulk mass." Commissioner Sean Haney moved to approve the application; Drew Eisenberg seconded. The board voted 5–0 in favor (Drew Eisenberg: aye; Sean Haney: aye; Craig Hammond: aye; Katie Crane: aye; Jill Lester: aye).

The board closed the public hearing and approved the application as presented. Staff reiterated that building coverage is not increasing and that compliance with bulk plane and other standards will be verified at building permit review. The board then returned to routine business, approving prior meeting minutes and discussing planning for an upcoming board retreat and the July 14 meeting.