Attachment A - Applicant Plans and Written Statement

Regular Meeting, September 17, 2026 · item 5B: Consideration of a Nonconforming Use Review at 969 10th St. for the expansion of an existing duplex · 15 pages

This is the text extracted from the file, without its layout, tables, or images. Use the original for anything that matters.

PROJECT AREAS (EXISTING) A

EXISTING FAR

32.03 ft

14.61 ft

WIC

BATHROOM KITCHEN 3.58'

LIVING ROOM

WIC

UTILITY CLO HALL

UTILITY

STRG UP HALL DN

LIVING / DINING ROOM

45.95 ft

16.32 ft

STORAGE A

BEDROOM 3

2.10 ft

BATHROOM

BEDROOM 4

CL 15.01 ft

2.03 ft

BEDROOM 2

BEDROOM 1

BEDROOM 1 CL

CLOSET

PROJECT DESCRIPTION

2,618 SF

(E) LOWER LEVEL

299 SF

•TOTAL LOWER LEVEL AREA •UNF. MECHANICAL AREA •(Length of wall B (exposed more than 3') / (Length of wall A (exposed less than 3') + B) = 28% 28.6%

1,510 -133 +432

(E) MAIN LEVEL

PROPOSED FLOOR AREA RATIO: • 10% OF EXISTING F.A.R. (2,618 SF x .10 SF) •PROPOSED F.A.R. INCREASE (2,713 SF - 2,618 SF)

2,319 SF

•LIVING AREA •EXISTING GARAGE •SHED - 76 SF (EXEMPT FROM FAR) •FRONT PORCH •REAR DECK/ PORCH (ABOVE 30")

1,655 227 0 195 242

(E) UPPER LEVEL

0 SF

•UPPER LEVEL (unfinished) •MINUS STAIRWELL (not existing)

2,713 SF 261.8 SF

THIS PROJECT INVOLVES AN INTERIOR LEVEL 2 ALTERATION TO AN EXISTING SINGLE‑FAMILY RESIDENCE LOCATED AT 969 10TH STREET, BOULDER, COLORADO. THE SCOPE OF WORK INCLUDES THE INSTALLATION OF NEW ACCESS TO ATTIC STORAGE AND SEVERAL INTERIOR MODIFICATIONS. THE WORK PROPOSES THE CONSOLIDATION OF THE EXISTING UTILITY ROOM AND STORAGE ROOM TO CREATE SPACE FOR A NEW FOURTH BEDROOM AT THE BASEMENT LEVEL. ADDITIONALLY, THE PROJECT INCLUDES THE ADDITION OF A NEW CLOSET IN BEDROOM 2 AND THE REMODEL OF THE BATHROOM ADJACENT TO THE LIVING/DINING ROOM. ALL WORK IS CONFINED TO THE INTERIOR AND DOES NOT ALTER THE BUILDING FOOTPRINT OR EXTERIOR ENVELOPE.

95 SF

PROPOSED BLDG. COVERAGE:

2,294

REMAINING FLOOR AREA (F.A.R.)

637 SF

10th Street BUILDING PERMIT SET

Bulding Permit Set 969 10th st Boulder, CO 80302, usa PERMIT # BLD-SFD2025-00076

LEGAL DESCRIPTION ZONING CODE: RL-1 BLOCK: 10 LOT: 40 PARCEL: 146331312020

0 0

CLIENT: DAVID PERRY AND MIKE COSTELLO

32.13 ft

LOWER LEVEL - AS BUILT AREA PLAN

LOWER LEVEL - NEW CONSTRUCTION AREA PLAN

3/32" = 1'-0"

EXISTING BLDG. COVERAGE (1,655+ 227+76+195+242 = NOT COMPLIANT)

2,395 SF

ARCHITECT: K-Works Studio Katie Donahue, Katharina Hoerath 863 Santa Fe Drive Denver, CO 80204 T1: 212.203.5342 T2: 718.406.1779

MAXIMUM AREAS LOT SIZE: MAX. FLOOR AREA: BUILDING COVERAGE:

EXISTING GARAGE

6,250 SF 3,350 SF 2,300 SF

STRUCTURAL ENGINEER: Austin Duffy, EIT DL Eengineering, Inc 720-440-9450, ext 120 9100 W Jewell Ave Stc. 200 Lakewood, CO 8501232

EXISTING GARAGE

NEW PROJECT AREAS BICYCLE PARKING

DECK

W.I.C

EXISTING SHED

BEDROOM 5 W.I.C W.I.C

LAUNDRY

•TOTAL LOWER LEVEL AREA •UNF. MECHANICAL AREA •(Length of wall B) / (Length of wall A + B) = 28%

1,510 - 58 +432

MAIN LEVEL

KITCHEN DINING ROOM BATHROOM

BEDROOM 2

374 SF

BEDROOM 3

BEDROOM 3 DINING ROOM KITCHEN

LOWER LEVEL

DECK ABOVE 30" = 93 SF

BATHROOM

PRIMARY BEDROOM

2,713 SF

PANTRY

PANTRY BEDROOM 2

2,169 SF

•LIVING AREA •EXISTING GARAGE •FRONT PORCH •REAR DECK/ PORCH (ABOVE 30")

1,655 227 195 92

UPPER LEVEL

170

•UPPER LEVEL (converted) •MINUS STAIRWELL

238 -68

WIC FOYER

BEDROOM 1

BEDROOM 4

14' - 4 3/32"

7' - 4 3/4"

7' - 4 3/4" 21.3' N 0 3/32" = 1'-0"

Revisions: No. 00 01

Description PERMIT SUBMISSION REVISION 01

Date 06.15.25 07.22.25

REVISION 02

05.11.26

Seal & Signature

DN 29' - 2 1/2"

12' - 10 5/8"

AREAS TO BE COUNTED TOWARDS FAR

STORAGE

10 11 12 13 14 15 16 17 18

ATTIC

7' - 11 1/2"

3/32" = 1'-0"

13' - 7 7/8"

2' - 8" 3/32" = 1'-0"

10.7'

ENERGY COMPLIANCE SITE PLAN LANDSCAPE PLAN LOWER LEVEL DEMOLITION PLAN DIMENSIONS MAIN LEVEL DEMOLITION PLAN DIMENSIONS ATTIC LEVEL DEMOLITION PLAN LOWER LEVEL NEW CONSTRUCTION MAIN LEVEL NEW CONSTRUCTION ATTIC LEVEL NEW CONSTRUCTION BUILDING SECTIONS

PROJECT LOCATION:

8' - 8"

48' - 10 3/4"

MAIN LEVEL - NEW CONSTRUCTION AREA PLAN

5.3'

G-002 A-000 A-001 A-090 A-091 A-092 A-101 A-102 A-103 A-301

MAIN LEVEL - AS BUILT AREA PLAN

2024 INTERNATIONAL RESIDENTIAL CODE 2024 INTERNATIONAL MECHANICAL CODE 2024 INTERNATIONAL PLUMBING CODE 2024 INTERNATIONAL FIRE CODE 2024 INTERNATIONAL FUEL GAS CODE 2024 INTERNATIONAL ENERGY CONSERVATION CODE 2024 INTERNATIONAL EXISTING BUILDING CODE 2018 2024 INTERNATIONAL CODE COUNCIL (ICC) 2024 CITY OF BOULDER ENERGY CONSERVATION CODE (COBECC) 2023 EDITION OF THE NFPA 70 NATIONAL ELECTRICAL CODE (NEC) AS AMENDED BY THE CITY OF BOULDER

DRAWING LIST

BEDROOM 1

9' - 9 1/8" DN

2,294 SF

ALL WORK SHALL COMPLY WITH LOCAL, STATE AND NATIONAL CODE:

EXISTING CHIMNEY TO REMAIN

9 8 7 6 5 4 3 2 1

EAVES STORAGE

ATTIC ACCESS PANEL

COVER SHEET Project Number Issue Date Drawn by Checked by

2" AREAS NOT TO BE COUNTED TOWARDS FAR

05/01/2026

LIVING ROOM AREA OF 6' CEILING HEIGHT

7' - 11 17/32"

LIVING ROOM

PROPOSED BLDG. COVERAGE main building(1,768) + garage (227) + front porch (193) + front steps (14) + rear deck (92)

FOYER

LOCAL, STATE , & NATIONAL CODE COMPLIANCE

ATTIC LEVEL - AS BUILT AREA PLAN

ATTIC LEVEL - NEW CONSTRUCTION AREA PLAN

3/32" = 1'-0"

Project # Project Status Issue Date Author Checker

G-000 Scale 2025 K-Works Studio

As indicated

11/05/2026 21:35:38

PROPOSED FAR

ENERGY COMPLIANCE ALTERATION LEVEL 2: MANDATORY AND PRESCRIPTIVE REQUIREMENTS PER R503

10th Street BUILDING PERMIT SET

Bulding Permit Set 969 10th st Boulder, CO 80302, usa PERMIT # BLD-SFD2025-00076

CLIENT: DAVID PERRY AND MIKE COSTELLO

ARCHITECT: K-Works Studio Katie Donahue, Katharina Hoerath 863 Santa Fe Drive Denver, CO 80204 T1: 212.203.5342 T2: 718.406.1779

STRUCTURAL ENGINEER: Austin Duffy, EIT DL Eengineering, Inc 720-440-9450, ext 120 9100 W Jewell Ave Stc. 200 Lakewood, CO 8501232

Revisions:

No. 00 01

Description PERMIT SUBMISSION REVISION 01

Date 06.15.25 07.22.25

REVISION 02

05.11.26

Seal & Signature

05/01/2026

Project # Project Status Issue Date Author Checker

Project Number Issue Date Drawn by Checked by

G-002 Scale

2025 K-Works Studio

11/05/2026 20:18:10

ENERGY COMPLIANCE

SITE PLAN GENERAL NOTES

3. 4.

5. 6. 7. 8.

REFER TO SHEET G-0D1 FOR OVERALL PROJECT GENERAL NOTES, ABBREVIATIONS AND SYMBOLS. CONTRACTOR SHALL BE RESPONSEIBLE FOR GRADING OF SITE AND LOTS PERFORM EXCAVATION ACCORDING TO GOOD COMMON CONSTRUCTION PRACTICES TO THE LINES. GRADES AND ELEVATIONS INDICATED ON DRAWINGS PROVIDE SITE PREPARATION AS | SPECIFIED BY SOILS ENGINEER PROVIDE FOUNDATION DRAINAGE AS SPECIFIED BY SOILS ENGINEER AND CONTRACTOR (SEE THERMAL AND MOISTURE PROTECTION) APPROVED NUMBERS OR ADDRESSES SHOULD BE PROVIDED FOR ALL NEW BUILDINGS IN SUCH POSITION AS TO BE PLAINLY VISIBLE AND LEGIBLE FROM THE STREET OR ROAD FRONTING THE PROPERTY TEMPORARY NUMBERS SHALL BE PLACED ON THE CONSTRUCTION METER AND DN THE FRONT OF THE HOUSE AT THE TIME OF ROUGH INSPECTIONS, LABEL CONSTRUCTION METERS WITH THE APPROVED ADDRESS PRIOR TO CALLING FOR INSPECTIONS CONTRACTOR TO COORDINATE ALL UTILITY DESIGN INSTALLATION AND SERVICES. CONTRACTOR TO ACCOMMODATE POSITIVE DRAINAGE AWAY FROM STRUCTURE AND ACROSS THE SITE, NOTIFY ARCHITECT OF ANY DISCREPANCIES PRIOR TO FOUNDATION INSTALLATION. SLOPE GRADE AWAY FROM HOUSE AT ALL LOCATIONS: SLOPE A MIN. T' IN 10 HORIZONTAL FEET AWAY FROM HOUSE MINIMUM SLOPE TO BE 2%. MAXIMUM SLOPE TO BE 2%. CONTRACTOR TO PROVIDE PROPER COMPACTION OF ALL EXCAVATED & TRENCHED AREAS AT TIME OF BACKFILL. CONCRETE SIDEWALK IN RIGHT OF WAY TO MEET DENVER TRANSPORTATION REQUIREMENTS AS DETAILED ON THIS SHEET. CONTRACTOR SHALL FOLLOW CITY OF DENVER TREE PROTECTION STANDARDS IF REQUIRED FOR ROW TREES. EXISTING UNDERGROUND SEWER LINE TO BE REPLACED. ROUTED TO ALLEY

10th Street BUILDING PERMIT SET

Bulding Permit Set 969 10th st Boulder, CO 80302, usa PERMIT # BLD-SFD2025-00076

CLIENT: DAVID PERRY AND MIKE COSTELLO

ARCHITECT: K-Works Studio Katie Donahue, Katharina Hoerath 863 Santa Fe Drive Denver, CO 80204 T1: 212.203.5342 T2: 718.406.1779

STRUCTURAL ENGINEER: Austin Duffy, EIT DL Eengineering, Inc 720-440-9450, ext 120 9100 W Jewell Ave Stc. 200 Lakewood, CO 8501232

Revisions:

No. 00 01

Description PERMIT SUBMISSION REVISION 01

James Z. Gowan 2026.02.24 '00'07- 11:21:30

Date 06.15.25 07.22.25

REVISION 02

05.11.26

James Z. Gowan Seal & Signature

05/01/2026

SURVEY Project # Project Status Issue Date Author Checker

Project Number Issue Date Drawn by Checked by

G-005 Scale

2025 K-Works Studio

1 1/2" = 1'-0"

11/05/2026 20:18:16

SITE IMPROVEMENTS:

TRASH BINS

4.00'

50.00'

12.40'

1.50'

15.00'

LOWER DECK

DN 5,523.00

PORTION OF DECK TO BE DEMOLISHED

9.80'

HIGH DECK

12.10'

21.40'

6.00'

STRUCTURAL ENGINEER: Austin Duffy, EIT DL Eengineering, Inc 720-440-9450, ext 120 9100 W Jewell Ave Stc. 200 Lakewood, CO 8501232

0.70'

14.60'

1.80' 3.00'

7.33' 0.70'

LOT 41

5,518.00

125.00'

LOT 42

41.10'

5,519.80

TWO-STORY BRICK & FRAME W/BASEMENT

16.30'

41.10'

125.00'

TWO-STORY BRICK & FRAME W/BASEMENT

16.30'

ARCHITECT: K-Works Studio Katie Donahue, Katharina Hoerath 863 Santa Fe Drive Denver, CO 80204 T1: 212.203.5342 T2: 718.406.1779 5.30'

14.60'

1.80' 3.00'

5.30'

125.00'

LOT 41

CLIENT: DAVID PERRY AND MIKE COSTELLO

5,523.00

12.10'

7.80'

21.40'

5,521.10

NEW BICYCLE LOCKER, PER DRC 2-11(H)(2)(c). • PROVIDED W/ 5 ADJUSTABLE RACKS FOR (5) LONG TERM PARKING SPACES. • INT. TO BE MIN. 6' X 3', WITH 3' ACCESS DOOR. • EACH RACK PROVIDES 30" BICYCLE CLR. • 60" CLEARANCE PROVIDED BEHIND DOORS. • LOCATED LESS THAN 300' FROM ENTRY.

12.10'

5,521.10

SHED

PERMIT # BLD-SFD2025-00076

1.50'

HIGH DECK

LOWER DECK

Bulding Permit Set 969 10th st Boulder, CO 80302, usa

LOT 41

18.30'

NEW LONG-TERM BICYLE PARKING INTO THE GARAGE TO BE PROVIDED WITH LOCKABLE DOOR AND ADEQUATE LIGHTING

1.50'

BUILDING PERMIT SET

EXISTING BUSHES AND TREES TO REMAIN AND MAINTAINED.

FRAME GARAGE

LOT 41

10th Street

BROKEN FENCE PANEL TO BE REPLACED AS NEEDED

1.50'

GARAGE

SHED TO BE DEMOLISHED

50.00'

4.00'

TRASH BINS

15' ALLEY (PLAT)

15.00'

15' ALLEY (PLAT)

5,519.80

LOT 42

5,518.00

EXISTING METAL GATE TO REMAIN

Revisions: 15.00'

15.00'

5,523.60

32.10'

ASPHALT DRIVEWAY

7.33'

02 32.10'

REPLACE DAMAGED RAILING WITH NEW WOODEN RAILING - LIKE FOR LIKE

5,523.00

REVISION 02

05.11.26

6.00'

NEW FRONT YARD LANDSCAPING IN COMPLIANCE WITH SECTION 9-9-12, B.R.C. 1981. LOW-WATER PLANTING BED WITH NATIVE SHRUBS AND PERENNIAL GRASSES (SUCH AS SERVICEBERRY, RABBITBRUSH, BLUE GRAMA, AND PENSTEMON)

32.50'

5,519.10

Date 06.15.25 07.22.25

5,523.00

REPAIR OF EXISTING ENTRY STAIRS.

Description PERMIT SUBMISSION REVISION 01

5,519.10

32.50'

ASPHALT DRIVEWAY

No. 00 01

Seal & Signature

SEE LANDSCAPE PLAN A-001 FOR MORE DETAILS. 50.00'

50.00'

CONC. SIDEWALK

969 10TH STREET

05/01/2026

SITE PLAN

40.00'

969 10TH STREET

Project # Project Status Issue Date Author Checker

Project Number Issue Date Drawn by

SITE PLAN - EXISTING 1/8" = 1'-0"

2 A-000

SITE PLAN - PROPOSED 1/8" = 1'-0"

Checked by

16'

A-000

1 A-000

0 1/8" = 1'-0"

2" Scale

2025 K-Works Studio

1/8" = 1'-0"

11/05/2026 20:18:24

CONC. SIDEWALK

50.00'

LANDSCAPE NOTES PLANTING WINDOWS: PLANTING IS NOT PERMITTED BETWEEN OCT 15–MAR 1 WITHOUT CITY APPROVAL. NON-CONTAINER STOCK SHALL NOT BE PLANTED JUN 1–SEP 1 WITHOUT APPROVAL. BARE ROOT STOCK MUST BE PLANTED BEFORE APR 30 AND PRIOR TO LEAF-OUT. DO NOT PLANT DURING FREEZING TEMPERATURES OR UNSUITABLE SITE CONDITIONS. ALL ADJACENT PAVING, GRADING, AND IRRIGATION MUST BE COMPLETED AND OPERATIONAL BEFORE PLANTING.

5,523.60

10th Street

SITE PREPARATION: ALL NEW OR DISTURBED PLANTING AREAS SHALL BE PREPARED IN ACCORDANCE WITH CITY OF BOULDER STANDARDS. SOIL SHALL BE TILLED TO A MINIMUM DEPTH OF 6 INCHES AND AMENDED AS NECESSARY TO SUPPORT HEALTHY PLANT GROWTH.

ASPHALT DRIVEWAY

BUILDING PERMIT SET 32.10'

MULCH: PROVIDE A MINIMUM 4" LAYER OF ORGANIC MULCH IN ALL PLANTING BEDS AND WITHIN A 3 FT DIAMETER AROUND NEW TREES IN TURF OR SEEDED AREAS. WEED BARRIER FABRIC IS NOT PERMITTED.

Bulding Permit Set 969 10th st Boulder, CO 80302, usa

ROCK/GRAVEL USE: REMOVE ROCK OR GRAVEL FROM UNDER STREET TREES AND REPLACE WITH ORGANIC MULCH. ROCK OR GRAVEL MULCH IS NOT PERMITTED IN PLANTING BEDS EXCEPT AS LIMITED DECORATIVE FEATURES (E.G., DRAINAGE SWALES) OR FOR PATHS/PATIOS.

TREE & UTILITY SEPARATION: NEW TREES SHALL BE LOCATED A MINIMUM OF 10 FT FROM WATER OR SEWER LINES, LIGHT POLES, AND OVERHEAD UTILITIES. NEW UTILITY LINES SHALL MAINTAIN A MINIMUM 10 FT CLEARANCE FROM EXISTING STREET TREES.

PERMIT # BLD-SFD2025-00076

5' - 0"

5,523.00

REPLACE EXISTING GRAVEL AND SHRUBS WITH LOCAL GRASSES AND PLANTS DN

NONCOMBUSTIBLE ZONE

NEW MANICURED AREA FOR DECORATIVE GRASSES IN TURF

NONCOMBUSTIBLE ZONE

CLIENT: DAVID PERRY AND MIKE COSTELLO

5 32.50'

TREE PROTECTION: EXISTING TREES WITHIN THE PUBLIC RIGHT-OF-WAY SHALL BE PROTECTED DURING CONSTRUCTION AND THROUGH THE WARRANTY PERIOD. MAINTENANCE SHALL BE PROVIDED TO ENSURE TREE HEALTH IN ACCORDANCE WITH CITY OF BOULDER DESIGN AND CONSTRUCTION STANDARDS.

5' - 0"

IRRIGATION: INSTALL AN AUTOMATIC IRRIGATION SYSTEM FOR ALL NEW LANDSCAPING AND STREET TREES WHERE ONE DOES NOT EXIST. SYSTEMS SHALL INCLUDE SMART CONTROLLERS THAT ADJUST BASED ON WEATHER AND SOIL CONDITIONS.

6.00'

5,519.10

3 1

GRAVEL BORDER WITH SOME LARGE ROCKS PER REFERENCE IMAGE

2 4

ARCHITECT: K-Works Studio Katie Donahue, Katharina Hoerath 863 Santa Fe Drive Denver, CO 80204 T1: 212.203.5342 T2: 718.406.1779

3 2

5 1

STRUCTURAL ENGINEER: Austin Duffy, EIT DL Eengineering, Inc 720-440-9450, ext 120 9100 W Jewell Ave Stc. 200 Lakewood, CO 8501232

50.00'

CONC. SIDEWALK

969 10TH STREET Revisions:

1 A-001

LANDSCAPE PLAN - PROPOSED

No. 00 01

Description PERMIT SUBMISSION REVISION 01

Date 06.15.25 07.22.25

REVISION 02

05.11.26

3/16" = 1'-0"

Seal & Signature

05/01/2026

Project # Project Status Issue Date Author Checker

Project Number Issue Date Drawn by Checked by

DECORATIVE GRASSES IN TURF

DECORATIVE GRASSES IN GRAVEL

A-001

NEW RAILING FOR STAIR TO MATCH EXISTING - PAINTED WHITE TO MATCH EXISTING. Scale

2025 K-Works Studio

As indicated

11/05/2026 20:18:33

LANDSCAPE PLAN

DEMOLITION GENERAL NOTES 1. 2. 3. 4.

REFER TO SHEET G-001 FOR OVERALL PROJECT GENERAL NOTES, ABBREVIATIONS AND SYMBOLS. FIELD VERIFY ALL DIMENSIONS AND EXISTING CONDITIONS INCLUDING EXISTING UTILITY FEEDS, SETBACKS AND EASEMENTS. PROTECT ANY EXISTING EQUIPMENT, FIRE ALARM DEVICES, FIXTURES, FURNITURE, BUILDING ELEMENTS, ETC. TO REMAIN. PATCH ALL SURFACES TO REMAIN WHICH HAVE BEEN IMPACTED BY DEMOLITION WORK TO MATCH ADJACENT FINISH UNLESS OTHERWISE NOTED.

10th Street BUILDING PERMIT SET

Bulding Permit Set 969 10th st Boulder, CO 80302, usa PERMIT # BLD-SFD2025-00076

DASHED LINE INDICATES EXISTING ELEMENT TO BE REMOVED, RELOCATED OR MODIFIED; REFER TO NOTATION ON DRAWING SOLID LINE INDICATES EXISTING ELEMENT TO REMAIN

WIC

EXISTING WALL TO REMAIN

KITCHEN

EXISTING WALL TO BE REMOVED

BEDROOM 3 EXISTING DOOR TO REMAIN

CLIENT: DAVID PERRY AND MIKE COSTELLO

ARCHITECT: K-Works Studio Katie Donahue, Katharina Hoerath 863 Santa Fe Drive Denver, CO 80204 T1: 212.203.5342 T2: 718.406.1779

STRUCTURAL ENGINEER: Austin Duffy, EIT DL Eengineering, Inc 720-440-9450, ext 120 9100 W Jewell Ave Stc. 200 Lakewood, CO 8501232

EXISTING DOOR TO BE REMOVED

DEMOLITION LEGEND LIVING ROOM STORAGE

UTILITY UP

STRG

Revisions:

CLO

WIC

No. 00 01

HALL HALL

Description PERMIT SUBMISSION REVISION 01

Date 06.15.25 07.22.25

REVISION 02

05.11.26

BEDROOM 1

BEDROOM 2

CLOSET Seal & Signature

1/4" = 1'-0"

2 A-090

LOWER LEVEL FLOOR PLAN - DEMOLITION

05/01/2026

1/4" = 1'-0"

LOWER LEVEL DEMOLITION PLAN DIMENSIONS

Project # Project Status Issue Date Author Checker

Project Number Issue Date Drawn by Checked by

0 1/4" = 1'-0"

A-090

2" Scale

2025 K-Works Studio

As indicated

11/05/2026 20:18:40

LOWER LEVEL FLOOR PLAN - EXISTING

1 A-090

DEMOLITION GENERAL NOTES DN

1. 2. 3. 4.

10th Street BUILDING PERMIT SET

Bulding Permit Set 969 10th st Boulder, CO 80302, usa

BATHROOM

PERMIT # BLD-SFD2025-00076

PRIMARY BEDROOM

DEMOLITION LEGEND DASHED LINE INDICATES EXISTING ELEMENT TO BE REMOVED, RELOCATED OR MODIFIED; REFER TO NOTATION ON DRAWING

W.I.C LAUNDRY

SOLID LINE INDICATES EXISTING ELEMENT TO REMAIN

CLIENT: DAVID PERRY AND MIKE COSTELLO

EXISTING WALL TO REMAIN

5' - 0"

BEDROOM 3

4' - 11"

DEMOLITION OF EXISTING WALL SEGMENT TO ACCOMMODATE THE NEW BATHROOM LAYOUT KITCHEN

EXPANSION OF EXISTING WALL OPENING

EXISTING WALL TO BE REMOVED

ARCHITECT: K-Works Studio Katie Donahue, Katharina Hoerath 863 Santa Fe Drive Denver, CO 80204 T1: 212.203.5342 T2: 718.406.1779

EXISTING DOOR TO REMAIN

STRUCTURAL ENGINEER: Austin Duffy, EIT DL Eengineering, Inc 720-440-9450, ext 120 9100 W Jewell Ave Stc. 200 Lakewood, CO 8501232

2' - 9"

DINING ROOM

3' - 6"

4' - 10"

EXISTING DOOR TO BE REMOVED

3' - 8"

BEDROOM 2

" -3

2' - 6"

3' 4' - 0"

2' - 8"

0' - 5" 2' - 8" 0' - 5"

3' - 8"

4' - 4"

BATHROOM

DEMOLITION OF EXISTING WALL SEGMENT TO ACCOMMODATE THE NEW STAIR INSTALLATION

1' - 5 3/4"

FIREPLACE TO REMAIN

0' - 8 3/4"

Date 06.15.25 07.22.25

REVISION 02

05.11.26

4' - 2"

0' - 4"

BEDROOM 1

CLOSURE OF EXISTING WALL OPENING FOR THE FORMATION OF THE NEW ROOM

Description PERMIT SUBMISSION REVISION 01

5' - 10"

LIVING ROOM

No. 00 01

0' - 10"

FOYER

Revisions:

0' - 4"

5' - 10"

3' - 6"

5' - 6"

4' - 9"

PANTRY

Seal & Signature

05/01/2026

MAIN LEVEL FLOOR PLAN - EXISTING 1/4" = 1'-0"

2 A-091

Project # Project Status Issue Date Author Checker

Project Number

MAIN LEVEL FLOOR PLAN - DEMOLITION

Issue

1/4" = 1'-0"

Date Drawn by Checked by

A-091

1 A-091

0 1/4" = 1'-0"

2" Scale

2025 K-Works Studio

As indicated

11/05/2026 20:18:47

MAIN LEVEL DEMOLITION PLAN DIMENSIONS

DEMOLITION GENERAL NOTES. 1. 2. 3. 4.

10th Street BUILDING PERMIT SET

Bulding Permit Set 969 10th st Boulder, CO 80302, usa PERMIT # BLD-SFD2025-00076

DEMOLITION LEGEND DASHED LINE INDICATES EXISTING ELEMENT TO BE REMOVED, RELOCATED OR MODIFIED; REFER TO NOTATION ON DRAWING 30' - 8"

CLIENT: DAVID PERRY AND MIKE COSTELLO

SOLID LINE INDICATES EXISTING ELEMENT TO REMAIN EXISTING WALL TO REMAIN

INSIDE FACE OF WALL

INSIDE FACE OF WALL EXISTING WALL TO BE REMOVED

ARCHITECT: K-Works Studio Katie Donahue, Katharina Hoerath 863 Santa Fe Drive Denver, CO 80204 T1: 212.203.5342 T2: 718.406.1779

SELECTIVE DEMOLITION TO CREATE FLOOR OPENING FOR THE PROPOSED STAIR INSTALLATION

16' - 2"

13' - 9"

EXISTING DOOR TO REMAIN

EXISTING DOOR TO BE REMOVED

STRUCTURAL ENGINEER: Austin Duffy, EIT DL Eengineering, Inc 720-440-9450, ext 120 9100 W Jewell Ave Stc. 200 Lakewood, CO 8501232

10' - 4"

DEMOLISH ATTIC ACCESS PANEL

1' - 2"

2' - 8"

1' - 2" 44' - 6 13/16"

2' - 8"

13' - 11" 2' - 6"

6' - 2"

2' - 6"

EXISTING CHIMNEY TO REMAIN

Revisions:

No. 00 01

Description PERMIT SUBMISSION REVISION 01

Date 06.15.25 07.22.25

REVISION 02

05.11.26

Seal & Signature

INSIDE FACE OF WALL

05/01/2026

Project # Project Status Issue Date Author Checker

Project Number

ATTIC LEVEL FLOOR PLAN EXISTING 1/4" = 1'-0"

2 A-092

Issue

ATTIC LEVEL FLOOR PLAN DEMOLITION

Date

1/4" = 1'-0"

Drawn by Checked by

A-092

1 A-092

0 1/4" = 1'-0"

2" Scale

2025 K-Works Studio

As indicated

11/05/2026 20:18:52

ATTIC LEVEL DEMOLITION PLAN

FLOOR PLANS GENERAL NOTES 1.

2. 3. 4. 5. 6. 7. 8.

ALL WORK SHALL COMPLY WITH THE LATEST APPLICABLE BUILDING CODES, LOCAL AMENDMENTS, AND JURISDICTIONAL REQUIREMENTS. CONTRACTOR IS RESPONSIBLE FOR VERIFYING CODE REQUIREMENTS RELATED TO STRUCTURE, EGRESS, FIRE SAFETY, AND ACCESSIBILITY. CONTRACTOR SHALL FIELD-VERIFY ALL EXISTING CONDITIONS AND DIMENSIONS BEFORE STARTING WORK. REPORT ANY DISCREPANCIES OR CONCEALED CONDITIONS TO THE ARCHITECT/OWNER BEFORE PROCEEDING. DO NOT CUT OR MODIFY EXISTING STRUCTURAL MEMBERS WITHOUT APPROVAL FROM A LICENSED STRUCTURAL ENGINEER. PROVIDE TEMPORARY SHORING AS REQUIRED DURING STAIR REMOVAL AND MEZZANINE WORK. PROTECT ALL EXISTING SYSTEMS AND FINISHES TO REMAIN. COORDINATE REROUTING OR MODIFICATION OF ANY MECHANICAL, ELECTRICAL, OR PLUMBING COMPONENTS. CONTRACTOR SHALL PROVIDE REQUIRED SUBMITTALS, INCLUDING PRODUCT DATA AND STAIR SHOP DRAWINGS, FOR APPROVAL BEFORE INSTALLATION. MAINTAIN SAFE ACCESS AND REQUIRED EGRESS ROUTES THROUGHOUT CONSTRUCTION. INSTALL FIRE BLOCKING, DRAFT STOPPING, AND ANY RATED ASSEMBLIES AS REQUIRED BY CODE. ENSURE SITE SAFETY IN ACCORDANCE WITH OSHA AND LOCAL REGULATIONS. MAINTAIN A CLEAN SITE AND REMOVE DEBRIS REGULARLY. CONTRACTOR SHALL COORDINATE AND SCHEDULE ALL REQUIRED INSPECTIONS, AND UNCOVER WORK AT THEIR EXPENSE IF REQUESTED BY AUTHORITIES.

10th Street BUILDING PERMIT SET

Bulding Permit Set 969 10th st Boulder, CO 80302, usa PERMIT # BLD-SFD2025-00076

WALL TAGS:

A-301

NEW TUB AND PLUMBING FIXTURES

W-1 W-2

INTERIOR WALL INTERIOR WALL

CLIENT: DAVID PERRY AND MIKE COSTELLO

SEE A-401 FOR WALL DETAILS AREA SCHEDULE:

14' - 3"

ARCHITECT: K-Works Studio Katie Donahue, Katharina Hoerath 863 Santa Fe Drive Denver, CO 80204 T1: 212.203.5342 T2: 718.406.1779

BATHROOM

6' - 3"

NEW CONSTRUCTION LEGEND

8' - 11"

BEDROOM 3

EXISTING REMAIN GSF GSF GSF GSF

9' - 3"

9' - 7"

W/D STACKED

KITCHEN

AREA 1,494 1,498 52 496

NAME LOWER LEVEL: MAIN LEVEL: MAIN LEVEL DECK: ATTIC LEVEL:

3' - 5" 5' - 1"

9' - 8"

W-1

STRUCTURAL ENGINEER: Austin Duffy, EIT DL Eengineering, Inc 720-440-9450, ext 120 9100 W Jewell Ave Stc. 200 Lakewood, CO 8501232

8' - 9"

EXISTING WALL TO REMAIN

NEW WALL 15' - 6"

NOT IN SCOPE OF WORK

13' - 5"

12' - 6"

LIVING / DINING ROOM

9' - 6"

UTILITY

13' - 8"

8' - 1"

W-1

10' - 10"

A-301

HVAC 5' - 8"

4' - 0"

W-1

CLOSET W-1

Revisions:

No. 00 01

7' - 3"

2' - 0"

BEDROOM 4

CORRIDOR

Description PERMIT SUBMISSION REVISION 01

Date 06.15.25 07.22.25

REVISION 02

05.11.26

13' - 6"

BEDROOM 1

13' - 6"

BEDROOM 2 3' - 3"

13' - 6"

W-1

6' - 0"

9' - 4"

11' - 2"

7' - 1"

CLOSET

2' - 0"

11' - 9"

Seal & Signature

05/01/2026

Project # Project Status Issue Date Author Checker

Project Number Issue Date

LOWER LEVEL FLOOR PLAN NEW CONSTRUCTION

Drawn by

1/4" = 1'-0"

Checked by

A-101

1 A-101

0 1/4" = 1'-0"

2" Scale

2025 K-Works Studio

As indicated

11/05/2026 20:18:58

LOWER LEVEL NEW CONSTRUCTION

FLOOR PLANS GENERAL NOTES DN

DECK

A-301

3. 4. 5.

NEW TOILET W/ RELOCATED ROUGH PLUMBING

13' - 8" 3' - 10"

11' - 6"

2' - 10"

W.I.C

4' - 6"

5' - 0"

W.I.C

10' - 7"

AREA SCHEDULE:

4' - 11"

1 A-601

9' - 3"

ARCHITECT: K-Works Studio Katie Donahue, Katharina Hoerath 863 Santa Fe Drive Denver, CO 80204 T1: 212.203.5342 T2: 718.406.1779

STRUCTURAL ENGINEER: Austin Duffy, EIT DL Eengineering, Inc 720-440-9450, ext 120 9100 W Jewell Ave Stc. 200 Lakewood, CO 8501232

EXISTING WALL TO REMAIN

W-2 3' - 0"

NOT IN SCOPE OF WORK

BATHROOM

PANTRY

AS CLOSE AS POSSIBLE TO CHIMNEY

NEW PLUMBING LEGEND

EXISTING VENTLESS STACKED WASHER/ DRYER

11' - 0"

W-2

EXISTING REMAIN GSF GSF GSF GSF

LIKE FOR LIKE SINK REPLACEMENT

KITCHEN

2' - 6" 13' - 4"

3' - 1"

A-301

3' - 1"

1' - 5"

AREA 1,494 1,498 52 496

NEW WALL

6' - 2"

5' - 9"

W-2

EXISTING PLUMBING FIXTURES

NEW PLUMBING FIXTURES

BEDROOM 2

W-1

Revisions:

W-1

No. 00 01

WIC

EXISTING FIRE PLACE TO REMAIN.

Description PERMIT SUBMISSION REVISION 01

CLOSET

2' - 2"

Date 06.15.25 07.22.25

REVISION 02

05.11.26

11' - 5"

FOYER

BEDROOM 4

BEDROOM 1

14' - 2"

W-1 14' - 4"

13' - 0"

Seal & Signature

05/01/2026

Project # Project Status Issue Date Author Checker

Project Number Issue Date Drawn by

1 A-102

MAIN LEVEL FLOOR PLAN - NEW CONSTRUCTION 1/4" = 1'-0"

Checked by

0 1/4" = 1'-0"

A-102

2" Scale

2025 K-Works Studio

As indicated

11/05/2026 20:19:04

MAIN LEVEL NEW CONSTRUCTION

EXISTING METAL TO REMAIN NEW FENCE TO GATE VISUALLY PROTECT RUBBISH AREA

PERMIT # BLD-SFD2025-00076

CLIENT: DAVID PERRY AND MIKE COSTELLO

SEE A-401 FOR WALL DETAILS

NEW CONSTRUCTION LEGEND 4' - 5"

9' - 2"

INTERIOR WALL INTERIOR WALL

NAME LOWER LEVEL: MAIN LEVEL: MAIN LEVEL DECK: ATTIC LEVEL:

14' - 10"

13' - 0"

W-2

13' - 11" 2' - 9"

W-1 W-2

7' - 5"

NEW STAIR

Bulding Permit Set 969 10th st Boulder, CO 80302, usa

WALL TAGS:

NEW TOILET AND SING

DINING ROOM

BUILDING PERMIT SET

VENTILATION

BEDROOM 3

10th Street

2' - 10"

W-1

11' - 11"

7. 8.

W-1

2' - 10"

7' - 1"

BEDROOM 5

FLOOR PLANS GENERAL NOTES 1.

2. 3. 4. 5. 6. 7. 8.

10th Street BUILDING PERMIT SET

Bulding Permit Set 969 10th st Boulder, CO 80302, usa PERMIT # BLD-SFD2025-00076

2 A-301

CLIENT: DAVID PERRY AND MIKE COSTELLO

ARCHITECT: K-Works Studio Katie Donahue, Katharina Hoerath 863 Santa Fe Drive Denver, CO 80204 T1: 212.203.5342 T2: 718.406.1779

24' - 3"

W-1

STORAGE

W-1 7' - 8"

W-1

NEW CONSTRUCTION LEGEND

W-1

STRUCTURAL ENGINEER: Austin Duffy, EIT DL Eengineering, Inc 720-440-9450, ext 120 9100 W Jewell Ave Stc. 200 Lakewood, CO 8501232

EXISTING WALL TO REMAIN

NEW WALL D1 DN

NOT IN SCOPE OF WORK

1 A-301 9

EXISTING CHIMNEY TO REMAIN 2' - 11" 2' - 11"

Revisions:

LIVING ROOM

No. 00 01

Description PERMIT SUBMISSION REVISION 01

Date 06.15.25 07.22.25

REVISION 02

05.11.26

EAVES STORAGE DOOR

EAVES STORAGE

Seal & Signature

05/01/2026

ATTIC LEVEL FLOOR PLAN - NEW CONSTRUCTION 1/4" = 1'-0"

Project # Project Status Issue Date Author Checker

Project Number Issue Date Drawn by

N 0

Checked by

16'

A-103 Scale

2025 K-Works Studio

As indicated

11/05/2026 20:19:09

1 A-103

ATTIC LEVEL NEW CONSTRUCTION

BUILDING SECTIONS GENERAL NOTES 1.

2. 3.

2 A-301

ROOF 5543.6

5. 6.

FLOOR STRUCTURE

7. 8.

LIVING ROOM 6' - 8"

THERMAL ENVELOPE

10th Street BUILDING PERMIT SET

Bulding Permit Set 969 10th st Boulder, CO 80302, usa PERMIT # BLD-SFD2025-00076

DOORS GENERAL NOTES UPPER LEVEL 5533.8

1. 2.

REFER TO SHEET G-001 FOR OVERALL PROJECT GENERAL NOTES, ABBREVIATIONS AND SYMBOLS. REFERENCE FLOOR PLANS FOR ALL DOOR LOCATIONS CLIENT: DAVID PERRY AND MIKE COSTELLO

NEW WET WALL

WALL TAGS:

BEDROOM 2

BATHROOM W-1 W-2

W-2

EXISTING WALL

ARCHITECT: K-Works Studio Katie Donahue, Katharina Hoerath 863 Santa Fe Drive Denver, CO 80204 T1: 212.203.5342 T2: 718.406.1779

INTERIOR WALL INTERIOR WALL

4' - 4"

2' - 5"

MAIN LEVEL 5523.6

" -6

GROUND LEVEL 5519.1

BEDROOM 4

RIGID INSULATION TAPED AT SEAMS, FOAMED AT PERIMETER

5/8" TYPE 'X' GYP. BD. OVER STUD WALL

R60 FOAM INSULATION BETWEEN EXISTING JOINTS

LOWER LEVEL 5514.8

1 A-301

STRUCTURAL ENGINEER: Austin Duffy, EIT DL Eengineering, Inc 720-440-9450, ext 120 9100 W Jewell Ave Stc. 200 Lakewood, CO 8501232

R 13 - 3 1/2" THICK BATT INSULATION

TRASVERSAL SECTION 1/4" = 1'-0"

5 A-301

4 A-301

ROOF SECTION DETAIL 1/2" = 1'-0"

W2-INTERIOR WALL 1" = 1'-0"

Revisions:

1 A-301

EAVES STORAGE DOOR

ROOF 5543.6

MARK D-01

DOOR SCHEDULE WIDTH HEIGHT HARDWARE QUANTITY ROOM NAME STORAGE 3' - 0" 6' - 8" MORTISE LOCK 1

No. 00 01

Description PERMIT SUBMISSION REVISION 01

Date 06.15.25 07.22.25

REVISION 02

05.11.26

SEE SCHEDULE

0' - 8" 3' - 0"

LIVING ROOM

SEE SCHEDULE

UPPER LEVEL 5533.8

PORCH DINING ROOM

FOYER

Seal & Signature

BEDROOM 5

KITCHEN

LIVING / DINING ROOM

CORRIDOR

MAIN LEVEL 5523.6

FLOOR LEVEL

3' - 3"

2' - 5"

5,523.00

05/01/2026

GROUND LEVEL 5519.1

BUILDING SECTIONS

LOWER LEVEL 5514.8

SEE SCHEDULE

Project # Project Status Issue Date Author Checker

Project Number Issue Date Drawn by

2 A-301

LONGITUDINAL SECTION

Checked by

A-301

1/4" = 1'-0" Scale

2025 K-Works Studio

As indicated

11/05/2026 20:19:23

D-01

WORKS STUDIO Architecture & Design LUR Application Narrative 969 10th St, Boulder, CO 80302, USA

Project Intent Reconfiguring interior spaces to add additional bedrooms and converting the existing attic space into habitable floor area. Project Narrative The proposed project consists of interior renovations to an existing duplex located at 969 10th Street in Boulder, 80302, Colorado. The scope of work includes reconfiguring interior spaces to add additional bedrooms and converting the existing attic space into habitable floor area. No new dwelling units are proposed, and the exterior building footprint will remain unchanged.

Criteria for Review: 9-2-15. - Use Review (e): Consistency with Zoning and Nonconformity The subject property at 969 10th Street is an existing duplex that is legally established but nonconforming with respect to density. The proposed interior renovations do not alter the number of dwelling units and do not introduce a new use. The project is therefore consistent with the existing nonconforming status of the property.

(1) Rationale The proposed interior renovation and attic conversion at 969 10th Street provide a direct benefit to the surrounding neighborhood by improving the safety, functionality, and long-term viability of an existing residential duplex without expanding the building footprint or introducing a new use. By better utilizing underused attic space, the project increases housing capacity within the existing structure, reducing pressure for larger additions or redevelopment that could create greater neighborhood impacts, while maintaining compatibility with surrounding residential uses and providing a stable transition between varying residential intensities. The project directly supports Boulder Valley Comprehensive Plan policies that encourage efficient use of existing housing stock, sustainable infill development, and increased housing opportunities, while minimizing environmental and infrastructure impacts. As a legally established duplex that is nonconforming with respect to density, the proposed improvements constitute a permitted modification under Section 9-2-15(f) and comply with the criteria for expansion of a nonconforming use without increasing the degree of nonconformity.

(2) Compatibility The proposed interior renovations and attic conversion will not alter the exterior massing or scale of the building and will therefore remain compatible with the surrounding neighborhood. By working within the existing structure, the project minimizes potential impacts related to privacy, noise, and visual character. The use and intensity of the property will remain consistent with other nearby 1 Jan. 17th, 2026

WORKS STUDIO Architecture & Design LUR Application Narrative 969 10th St, Boulder, CO 80302, USA residential properties. We feel that the additional bedrooms is an insubstantial impact to the neighborhood, which is already comprised of multiple Duplex and Triplex Units.

(3) Infrastructure As compared to development permitted under Section 9-6-1, “Schedule of Permitted Land Uses,” B.R.C. 1981, and the existing level of impact of the nonconforming duplex, the proposed interior renovations and attic conversion at 969 10th Street will not significantly or adversely affect surrounding infrastructure, including water, wastewater, storm drainage, and streets, as no new dwelling units or building footprint expansion are proposed and all work occurs within the existing structure. While one additional bathroom is proposed, this results from dividing an existing large bathroom into two smaller bathrooms, and the overall plumbing fixture count remains comparable to existing conditions. As such, the project will not create a meaningful increase in demand on water or wastewater utilities. Overall, the proposed improvements represent a modest and efficient use of existing infrastructure and are substantially less impactful than development permitted outright in the zoning district.

(5) Character of Area The proposed renovations will not change the predominant character of the surrounding area. Because the work is limited to interior modifications and attic conversion, the exterior appearance of the building will remain unchanged, maintaining consistency with the established residential character of the neighborhood. We are proposing to improve landscaping in the front as well as improving the conditions of the existing steps leading to the front door.

(6) Conversion of Dwelling Units to Nonresidential Units The project does not involve the conversion of any dwelling units to nonresidential use. All proposed work remains residential in nature.

Criteria for Review: 9-2-15. – Additional Criteria for Expansion of a Nonconforming Use (f): (1) Reasonable Measures Required All reasonable measures have been taken to reduce or alleviate the effects of the existing nonconformity. By utilizing existing attic space and performing interior renovations, the project avoids expansion of the building footprint, minimizes construction impacts, and does not introduce new external impacts such as increased noise, glare, or traffic.

(2) Reduction in Nonconformity / Improvement of Appearance

2 Jan. 17th, 2026

WORKS STUDIO Architecture & Design LUR Application Narrative 969 10th St, Boulder, CO 80302, USA The proposed interior renovations and attic conversion improve the functionality and habitability of the existing nonconforming duplex without increasing the degree of nonconformity. In addition, the project includes modest exterior improvements that enhance the physical appearance of the site, including new front yard landscaping in compliance with Section 9-9-12, B.R.C. 1981, consisting of a low-water planting bed with native shrubs and perennial grasses (such as serviceberry, rabbitbrush, blue grama, and penstemon). Improvements to the entry stairs will further enhance pedestrian access and streetscape character, thereby satisfying the intent of this criterion. Additionally, four bike racks will be installed in the garage.

(3) Compliance with This Title / Exceptions The proposed changes comply with all applicable requirements of the Boulder Revised Code, except as related to the existing nonconforming density. No zoning variances are requested as part of this application.

(4) Cannot Reasonably Be Made Conforming The property cannot reasonably be made conforming with current density standards without the removal of an existing dwelling unit. The proposed interior renovations and attic conversion allow for continued use of the legally established duplex without exacerbating the existing nonconformity.

(5) No Increase in Floor Area Over Ten Percent The conversion of attic space to habitable floor area will not result in a cumulative increase in floor area of more than ten percent of the existing structure. The project does not alter the building footprint, FAR, or site coverage.

(6) Approving Authority May Grant Zoning Variances No zoning variances are requested as part of this application.

Please let us know if any additional information is required. Sincerely,

Katharina Hoerath K WORKS STUDIO

3 Jan. 17th, 2026