Board of AdjustmentJan. 13, 2020

P-3 C15-2019-0057 — original pdf

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P-3/1 P-3/2 BOA GENERAL REVIEW COVERSHEET CASE: C15-2019-0057 BOA DATE: November 7, 2019 ADDRESS: 1304 & 1310 Willow St COUNCIL DISTRICT: 3 OWNER: Jennifer Conroy AGENT: same ZONING: SF-3-NP (East Cesar Chavez NP) LEGAL DESCRIPTION: E43 FT AV OF LOT 18 OLT 33 DIV O CANTERBURY SQUARE & W32.5 FT OF LOT 19 OLT 33DIV O CANTERBURY SQUAREVARIANCE REQUEST: Special Exception SUMMARY: unpermitted Secondary Dwelling Unit ISSUES: encroaching into interior side setback ZONING LAND USES Site SF-3-NP Single-Family North SF-3-NP Single-Family South SF-3-NP Single-Family East SF-3-NP Single-Family West SF-3-NP Single-Family NEIGHBORHOOD ORGANIZATIONS: Austin Independent School District Austin Lost and Found Pets Austin Neighborhoods Council Bike Austin Del Valle Community Coalition East Austin Conservancy East Cesar Chavez Neighborhood Association East Cesar Chavez Neighborhood Plan Contact Team East Town Lake Citizens Neighborhood Association El Concilio Mexican-Americal Neighborhoods Friends of Austin Neighborhoods Greater East Austin Neighborhood Association Guadalupe Neighborhood Development Corporation Homeless Neighborhood Association Neighborhood Empowerment Foundation Neighbors United for Progress Preservation Austin SEL Texas Sierra Club, Austin Regional Group Tejano Town P-3/3 October 29, 2019Jennifer Conroy1304 Willow St Austin TX, 78702 Property Description: E43 FT AV OF LOT 18 OLT 33 DIV O CANTERBURY SQUARERe: C15-2019-0057 Dear Jennifer, Austin Energy (AE) has reviewed your application for the above referenced property, requesting that the Board of Adjustment consider variance(s) from the following sections from the Land Development Code, Section 25-2-476 (B) (3) (a) (i) (Special Exceptions); from Section 25-2-492 (D) (Site Development Regulations); To decrease the interior side yard setback from 5 feet (required) to 3 ft. 6 inches (requested) in order to maintain a Garage Apartment that has been at this location for at least 25 years in a “SF-3-NP”, Single-Family Residence zoning district. (East Cesar Chavez Neighborhood Plan)Austin Energy does not oppose request provided any proposed and existing improvements follow AE clearance criteria requirements, The National Electric Safety Code and OSHA. Any removal or relocation of existing electric facilities will be at owners/applicants’ expense.Please use this link to be advised of our clearance and safety requirements which are additional conditions of the above review action: https://library.municode.com/tx/austin/codes/utilities_criteria_manual?nodeId=S1AUENDECR_1.10.0CLSAREIf you require further information or have any questions regarding the above comments, please contact our office. Thank you for contacting Austin Energy. Eben Kellogg, Property Agent Austin EnergyPublic Involvement | Real Estate Services2500 Montopolis DriveAustin, TX 78741(512) 322-6050 P-3/4 From:Jennifer ConroyTo:Ramirez, Elaine;Subject:1304 and 1310 Willow St BOA Special Exception hearing postponement requestDate:Thursday, November 07, 2019 2:02:14 PM*** External Email - Exercise Caution ***Hi Elaine,Per our phone call today I need to request a postponement of my BOA SpecialExceptions hearing due to the discovery of LDC 25-2-476 which states that I need apermit and inspection and report prior to the hearing. I was not aware of thisrequirement until our phone call today.For my own records, I understand the purpose of the inspection and report is toassure there are no life, health or public safety issues.For your information I have already filed a Residential Review Application, a TreePlan Review, and a Partial Demolition Review (2019-204081-PR). I have alsoreviewed my application with a Tech Reviewer and Austin Energy as requested byWill Clifton in advance of submitting my application (both said it looks ok). In addition,I have been cleared by Michelle Casillas for both lots in a Lot Status Determination. I understand my initial application was to be rejected because I am in process ofgetting my Unified Development Agreement, and so the status in your system showsit has been rejected. For the UDA I am currently awaiting an affidavit of lien form frommy mortgage lender (Chase) for 1304 Willow Street, and have completed an affidavitof no lien for 1310 Willow St. I will submit these documents as soon as I get aresolution from Chase. Please let me know if there is anything further I need to submit for my case to moveforward.Thank you for your assistance.Best wishes,Jennifer Conroy1304 and 1310 Willow St cc: Elaine Ramirez, Jonathan Longoria, Will Clifton, Tyler Johnson Jennifer L. Conroy, Dr.P.H., M.P.H.Community and Public Health StrategistEvidence-based, results-oriented design,implementation, and evaluation consultation. P-3/5 (512) 971-4536 cell Owner, Potter, Instructorwww.TwoGoatsPottery.com"The greatness of a nation and its moral progress can be judged by the way in which its animals aretreated"~ Mahatma GandhiCAUTION:This email was received at the City of Austin, from an EXTERNAL source.Please use caution when clicking links or opening attachments. If you believe this to be amalicious and/or phishing email, please forward this email to CSIRT@austintexas.gov. P-3/6 2NDWILLOWCANTERBURYCESAR CHAVEZWALLERNAVASOTAATTAYACGARDENNAVASOTA±SUBJECT TRACT!!!!!!PENDING CASEZONING BOUNDARY1 " = 139 'This product is for informational purposes and may not have been prepared for or be suitable for legal,engineering, or surveying purposes. It does not represent an on-the-ground survey and represents only theapproximate relative location of property boundaries.This product has been produced by CTM for the sole purpose of geographic reference. No warranty is madeby the City of Austin regarding specific accuracy or completeness.NOTIFICATIONSCASE#:LOCATION:C15-2019-00571304 & 1310 Willow Street P-3/7 Development Services Department One Texas Center | Phone: 512.978.4000 505 Barton Springs Road, Austin, Texas 78704 Board of Adjustment General/Parking Variance Application WARNING: Filing of this appeal stops all affected construction activity. This application is a fillable PDF that can be completed electronically. To ensure your information is saved, click here to Save the form to your computer, then open your copy and continue. The Tab key may be used to navigate to each field; Shift + Tab moves to the previous field. The Enter key activates links, emails, and buttons. Use the Up & Down Arrow keys to scroll through drop-down lists and check boxes, and hit Enter to make a selection. The application must be complete and accurate prior to submittal. If more space is required, please complete Section 6 as needed. All information is required (if applicable). For Office Use Only Case # __________________ ROW # ___________________ Tax # ____________________ Section 1: Applicant Statement Street Address: __________________________________________________________________ Subdivision Legal Description: ____________________________________________________________________________ ____________________________________________________________________________ Lot(s): _________________________________ Block(s): _____________________________ Outlot: _________________________________ Division: _____________________________ Zoning District: ___________________________________________________________________ I/We ________________________________________________ on behalf of myself/ourselves as authorized agent for ________________________________________________ affirm that on Month , Day , Year , hereby apply for a hearing before the Board of Adjustment for consideration to (select appropriate option below): Erect Attach Complete Remodel Maintain Other: ____________ Type of Structure: ______________________________________________________________ P-3/8 Portion of the City of Austin Land Development Code applicant is seeking a variance from: ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ Section 2: Variance Findings The Board must determine the existence of, sufficiency of, and weight of evidence supporting the findings described below. Therefore, you must complete each of the applicable Findings Statements as part of your application. Failure to do so may result in your application being rejected as incomplete. Please attach any additional supporting documents. NOTE: The Board cannot grant a variance that would provide the applicant with a special privilege not enjoyed by others similarly situated or potentially similarly situated. I contend that my entitlement to the requested variance is based on the following findings: Reasonable Use The zoning regulations applicable to the property do not allow for a reasonable use because: ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ Hardship a)The hardship for which the variance is requested is unique to the property in that:____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ b)The hardship is not general to the area in which the property is located because:____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ P-3/9 Area Character The variance will not alter the character of the area adjacent to the property, will not impair the use of adjacent conforming property, and will not impair the purpose of the regulations of the zoning district in which the property is located because: ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ Parking (additional criteria for parking variances only) Request for a parking variance requires the Board to make additional findings. The Board may grant a variance to a regulation prescribed in the City of Austin Land Development Code Chapter 25-6, Appendix A with respect to the number of off-street parking spaces or loading facilities required if it makes findings of fact that the following additional circumstances also apply: 1.Neither present nor anticipated future traffic volumes generated by the use of the site or theuses of sites in the vicinity reasonably require strict or literal interpretation and enforcement ofthe specific regulation because:____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ 2.The granting of this variance will not result in the parking or loading of vehicles on publicstreets in such a manner as to interfere with the free flow of traffic of the streets because:____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ 3.The granting of this variance will not create a safety hazard or any other condition inconsistentwith the objectives of this Ordinance because:____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ 4.The variance will run with the use or uses to which it pertains and shall not run with the sitebecause:____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ P-3/10 Section 3: Applicant Certificate I affirm that my statements contained in the complete application are true and correct to the best of my knowledge and belief. Applicant Signature: ____________________________________________ Date: _____________ Applicant Name (typed or printed): ___________________________________________________ Applicant Mailing Address: __________________________________________________________ City: ________________________________________ State: ________________ Zip: _______ Phone (will be public information): ____________________________________________________ Email (optional – will be public information): _______________________ Section 4: Owner Certificate I affirm that my statements contained in the complete application are true and correct to the best of my knowledge and belief. Owner Signature: ______________________________________________ Date: _____________ Owner Name (typed or printed): ______________________________________________________ Owner Mailing Address______________________________________ City: ________________________________________ State: ________________ Zip: _______ Phone (will be public information): ____________________________________________________ Email (optional – will be public information): _____________________ Section 5: Agent Information Agent Name: ____________________________________________________________________ Agent Mailing Address: ____________________________________________________________ City: ________________________________________ State: ________________ Zip: _______ Phone (will be public information): ____________________________________________________ Email (optional – will be public information): ____________________________________________ Section 6: Additional Space (if applicable) Please use the space below to provide additional information as needed. To ensure the information is referenced to the proper item, include the Section and Field names as well (continued on next page). _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ P-3/11 Additional Space (continued) _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ P-3/12 § 25-2-476 - SPECIAL EXCEPTIONS. (A) The Board of Adjustment shall grant a special exception for an existing residential structure, or portion of an existing structure, that violates a setback required under Chapter 25-2 ( Zoning ) if the board finds that the special exception meets the requirements of this section. (B) The Board shall grant a special exception under Subsection (A) of this section if: (1) the residential use for which the special exception is sought is allowed in an SF-3 or more restrictive zoning district; (2) the building official performs an inspection and determines that the violation does not pose a hazard to life, health, or public safety; and (3) the Board finds that: (a) the violation has existed for: (i) at least 25 years; or (ii) at least 10 years, if the application for a special exception is submitted on or before June 6, 2017; (b) the use is a permitted use or a nonconforming use; (c) the structure does not share a lot with more than one other primary residence; and (d) granting a special exception would not: (i) alter the character of the area; (ii) impair the use of adjacent property that is developed in compliance with city code; or (iii) grant a special privilege that is inconsistent with other properties in the area or in the district in which the property is located. (C) A special exception granted under this section: (1) applies only to the structure, or portion of a structure, for which the special exception was granted and does not run with the land; (2) may not authorize an increase in the degree of noncompliance or excuse compliance with minimum health and safety requirements; and (3) may not authorize a remodel or addition to the existing structure, except to the extent required by the building official to meet minimum life and safety requirements. (D) A structure granted a special exception under this section shall be treated as a non-complying structure under Chapter 25-2, Article 8 ( Noncomplying Structures ). Source: Ord. 20110526-098; Ord. 20121108-091; Ord. 20130822-126; Ord. No. 20160519-057, Pt. 2, 5-30-16 . P-3/13 Scanned by CamScanner P-3/14 Scanned by CamScanner P-3/15 Scanned by CamScanner P-3/16 Scanned by CamScanner P-3/17 Scanned by CamScanner P-3/18 Scanned by CamScanner P-3/19 Scanned by CamScanner P-3/20 Scanned by CamScanner P-3/21 P-3/22 P-3/23 P-3/24 P-3/25 P-3/26 P-3/27 P-3/28 To:  Board  of  Adjustment,  Elaine  Ramirez  Cc:  Austin  Code  Enforcement  Re:  BoA  case  #c15-­‐2019-­‐0057  at  1304  Willow  St.    October  3,  2019    Dear  Board  of  Adjustment  Members,    I  serve  as  the  East  César  Chavez  Neighborhood  Plan  Contact  Team’s  residential  representative  for  Sector  7,  the  ECC  sector  in  which  Ms.  Jennifer  Conroy’s  property  is  located.  I  write  to  support  the  requested  variance  at  1304  Willow  St.,  case  #c15-­‐2019-­‐0057.  The  non-­‐conforming  structure  in  question  was  built  prior  to  1935;  granting  a  variance  to  setback  requirements  at  the  side  of  Ms.  Conroy’s  property  line  by  grandfathering  this  structure  will  enable  her  to  come  into  compliance  with  the  city.      Two  smaller  structures  sit  in  the  back  yard  behind  Ms.  Conroy’s  principal  structure,  which  is  her  homestead.  The  first  is  an  ADU,  which  she  seeks  to  use  as  a  short-­‐term  rental  (STR).  The  second  is  a  detached  structure  that  she  rents  to  a  long-­‐term  tenant.  The  second  detached  structure,  which  houses  the  long-­‐term  tenant,  sits  3.5  feet  from  the  side  property  line,  violating  setback  requirements.  The  structure  in  question  should  be  grandfathered,  however;  it  is  documented  on  a  1935  Sanborn  map  in  its  current  location,  and  was  built  long  before  current  setback  requirements  existed.      A  similar  variance  was  granted  in  2017  for  a  property  at  1303  Cesar  Chavez  St.,  adjacent  to  Ms.  Conroy’s  rear  property  line.  In  that  case,  the  BoA  approved  a  5-­‐foot  setback  for  new,  two-­‐story  residential  construction  (the  attached  Sept.  7,  2017  Public  Hearing  Notice  details  the  approved  variance  request).      Importantly,  Ms.  Conroy  needs  to  obtain  a  certificate  of  occupancy  for  her  property  in  order  to  obtain  an  STR  license  and  comply  with  the  city’s  STR  ordinance.  Though  she  is  making  a  good  faith  effort  to  obtain  an  STR  license  and  come  into  compliance,  however,  Ms.  Conroy  cannot  obtain  a  certificate  of  occupancy  unless  the  variance  is  granted.      Aside  from  the  permit  situation  (which  she  is  making  every  effort  to  rectify),  Ms.  Conroy  is  a  model  STR  operator.  Her  STR  is  well  managed  and  integrates  seamlessly  into  the  neighborhood.  Ms.  Conroy  lives  on-­‐site  and  is  selective  about  her  tenants,  ensuring  that  they  do  not  disrupt  her  neighbors’  residential  quality  of  life.  Having  lived  next  to  two  nuisance  STR  properties  over  the  past  few  years,  I  can  testify  to  the  fact  that  such  conscientiousness  in  STR  operators  is  unfortunately  not  always  the  case.  The  City  of  Austin  should  support  STR  operators  who,  like  Ms.  Conroy,  are  good  actors,  when  reasonable  requests  such  as  this  arise.      It’s  also  important  to  note  that  the  long-­‐term  rental  structure  in  need  of  a  setback  variance  provides  much  needed  housing.  This  is  precisely  the  kind  of  residential  density  Austin  hopes  to  provide  for  in  the  forthcoming  code  rewrite,  which  aims  to  produce  additional  housing  capacity  in  the  form  of  multiple  units  on  one  lot.    In  sum,  Ms.  Conroy  is  making  every  effort  to  come  into  compliance,  but  is  currently  unable  to  obtain  a  certificate  of  occupancy  through  no  fault  of  her  own,  but  due  to  a  non-­‐conforming  structure  built  prior  to  1935.  I  urge  you  to  grant  her  variance  request  that  she  may  obtain  the  required  STR  license  and  continue  to  provide  much-­‐needed  rental  housing  to  her  long-­‐term  tenant.      Sincerely,    Kristen  Hotopp  1213  Garden  St.  Sector  7  Residential  Representative,  East  César  Chavez  Neighborhood  Plan  Contact  Team   P-3/29 P-3/30 P-3/31 From:To:Ramirez, ElaineSubject:1304 and 1310 Willow St letter of supportDate:Friday, November 01, 2019 5:44:47 PM*** External Email - Exercise Caution ***Sent from Yahoo Mail on AndroidCAUTION:This email was received at the City of Austin, from an EXTERNAL source.Please use caution when clicking links or opening attachments. If you believe this to be amalicious and/or phishing email, please forward this email to CSIRT@austintexas.gov. P-3/32