P-2 C15-2019-0055 LATE BACKUP PART6 — original pdf

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P-2/232P-2/233P-2/234P-2/235P-2/236P-2/237Benefits of stilt house construction on a slopeFlexibility with regard to home placement on steep and uneven terrainTotal ground contact area of the structure is minimized, Less required alteration and grading of the slopeLess need to damage and remove treesGreatly simplifies drainage design and scaleConstruction related environmental disturbance is lessLess detrimental to long term soil healthParking can be under the house, reducing impervious coverWell suited to difficult, or environmentally sensitive sitesProvides covered outdoor space for work, play, storage, etc.Able to better conform to impervious cover restrictions associated with steep city regulated property JP-2/238Vested Rights Flow ChartP-2/239Variance rules under the 1980 Lake Austin Watershed DocumentThe variance rules are printed at bottom. Much of the language was clearly borrowed forward to become the current Board of Adjustment textAbsent is mention of impairment of the ordinance and adjacent property use, and neighborhood characterAdded is that the variance will be the minimum departure from the code, cause no harmful environmental consequences, and that when comparing development, they must be similarly timedWe believe this is conducive to a stilt house being allowed, having been built on similarly situated steep lots in recent years,and having minimized environmental effectsVariancesfrom the terms of this ordinance may be granted by the planning commission only if it is found that, because of special circumstances applicable to the property involved, a strict application deprives such property of privileges or safety enjoyed by other similarly situated property with similarly timed development. Where such conditions are found, the variance permitted shall be the minimum departure from site development standards necessaryto avoid such deprivation of privileges enjoyed by such other property and to facilitate a reasonable use, and which will not create significant probabilities of harmful environmental consequences. In no case may a variance be granted that will provide the applicant with any special privileges not enjoyed by other similarlysituated properties with similarly timed development.this document can be found here http://www.cityofaustin.org/edims/document.cfm?id=17929P-2/240Alternate method, 1980 L.A. watershed ordinanceAn alternate methodfound in the 1980 document bears striking resemblance to their proposal (see below)In short, comprehensive storm-water capture facility must be installed on the property, exempting it from impervious cover restrictionsThis would need to be approved by the city Environmental and Engineering departments, which we believe is unlikely to happenThis method has brought forth a proposal covering this lot in concrete nearly top to bottom.The upper retaining wall system near the Rimrocksshould not be allowedOur Civil engineering letter critiques the current drainage planAlternative methods -As an alternative to compliance with the site disturbance erosion and sediment control and impervious coverage requirements of this section, the developer may choose to provide a complete storm water management system which shall meet the performance standards set forth below. It shall be the responsibility of the developer to provide the engineering data, calculations, maps, and other information necessary to prove that the development shall not exceed the standards. Said alternatives shall be approved by the director of engineering, if it determines that the alternatives:(1) will, in accordance with criteria and standards set forth in the department of engineering's Austin Drainage Criteria Manual, not exceed the runoff rate levels predictable under the specific criteria the alternative methods are to replace; and,(2) will not result in predictable lowering of the water quality (in terms of fecal coliform, lead, total organic carbon, total nitrogen, total phosphorus, hydrocarbons-hexane extract, and suspended solids) of the subject tract runoff from the quality level expected under the specific criteria the alternate methods are to replace.Any alternate proposals for controlling quality and rate of runoff must be capable of being legally enforced. The developer or applicant shall have the burden of proof in establishing the merits of any proposed alternative methods. The proposal shall be certified by a registered professional engineer with expertise in the area of concern.All alternative proposals, methods and plans shall be submitted fay the applicant to the directors of engineering and office of environmental resource management for review.Prior to action on the site development permit application, the city attorney shall approve the enforceability of the proposals.P-2/2412803 EDGEWATER C15-2019-0055 INTERESTED PARTY SUGGESTIONS –JAN 13, 2020•The Board of Adjustment has encouraged us to seek a compromise rather than simply advocating denial of this variance request. We recognize that the applicants have decreased their project’s size, but its scale and appropriateness continue to concern us. Do these results conform to the area of character of the neighborhood? •We are suggesting reasonable development to enable the owners to enjoy the property with less environmental impact.P-2/242We would propose an alternative development model of a “stilt house” with a pier and beam foundation, a minimal impervious footprint, and a gravity-fed septic system.A recent example of this construction is 1806 Ski Slope Drive, situated on Lake Austin less than a mile from 2803 Edgewater. We also suggest that the owners might utilize the adjacent lot which they also own for their septic field. Rough sketch of sample “Stilt House”1806 Ski Slope Drive2803 EDGEWATER C15-2019-0055 INTERESTED PARTY SUGGESTIONS –JAN 13, 2020Advantages of “stilt” construction –flexibility of placement on slopes, less need to alter and grade the land, less need to damage or remove trees, and greatly simplified drainage requirements.P-2/243