I-4 C15-2020-0005 ADV PACKET — original pdf

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January 27, 2020 Aixa Sola 5003 Highland Ct Austin TX, 78731 Re: C15-2020-0005 Dear Aixa, Property Description: LOT 9 * LESS E11.73FT AV BLK B HIGHLAND PARK COURT Austin Energy (AE) has reviewed your application for the above referenced property, requesting that the Board of Adjustment consider a variance(s) from the following section from the Land Development Code; Section 25-2-515 (Rear Yard of a Through Lot) ; setback requirements; To decrease the minimum rear yard setback from 25 feet (required) to 10 feet (requested); In order to erect a one-story single-family residence in a SF-3”, Single-Family Residence zoning district. Austin Energy does not oppose variance requested, provided any proposed and existing improvements are following 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://austinenergy.com/wcm/connect/8bb4699c-7691-4a74-98e7- 56059e9be364/Design+Criteria+Manual+Oct+2015.pdf?MOD=AJPERES (see - Page 92) - 1.10.0 Clearance and Safety Requirements. If 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 Energy Public Involvement | Real Estate Services 2500 Montopolis Drive Austin, TX 78741 (512) 322-6050 I-4/AEBOA GENERAL REVIEW COVERSHEET CASE: C15-2020-0005 BOA DATE: February 5, 2020 ADDRESS: 5003 Highland Ct OWNER: Erin E O’Malley COUNCIL DISTRICT: 10 AGENT: Aixa Sola ZONING: SF-3 LEGAL DESCRIPTION: LOT 9 * LESS E11.73FT AV BLK B HIGHLAND PARK COURT VARIANCE REQUEST: reduce through lot setback requirement of 25 ft. to 10 ft. SUMMARY: erect a one story single-family residence ISSUES: unusual pie shaped lot; 25 ft. reduces usable area of the lot ZONING LAND USES SF-3 Site North MOPAC Expy South East West SF-3 SF-3 SF-3 Single-Family Highway Single-Family Single-Family Single-Family NEIGHBORHOOD ORGANIZATIONS: Austin Independent School District Austin Lost and Found Pets Austin Neighborhoods Council Bike Austin Bull Creek Road Coalition Friends of Austin Neighborhoods Highland Park West Balcones Area Neighborhood Assn. Neighborhood Empowerment Foundation Preservation Austin SELTexas Save Barton Creek Assn. Shoal Creek Conservancy Sierra Club, Austin Regional Group TNR BCP – Travis County Natural Resources I-4/1N E E R G R E V E S U N N Y K A Y O E L L VA D N A L H G H I H A N C O C K W V I E A I R F HI G H L A N D K A O Y E L L A V C A P O M I D C A L P 50TH S E C N A R F T S E W K R A P T S E W I D L E F T S E W P E R R Y E O H S E S R O H C A P O M VILLAGE NOTIFICATIONS C15-2020-0005 CASE#: LOCATION: 5003 HIGHLAND COURT ! ! ± SUBJECT TRACT PENDING CASE ! ! ! ! ZONING BOUNDARY 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 the approximate relative location of property boundaries. 1 " = 333 ' This product has been produced by CTM for the sole purpose of geographic reference. No warranty is made by the City of Austin regarding specific accuracy or completeness. I-4/2I-4/3I-4/4I-4/5I-4/6 Erin Emily O’Malley and Kerry Nick Jr 5003 Highland Ct Austin TX 78731 RE: Owner Authorization To Whom it may concern; As the Owner of the above referenced property, I authorize Point B Design Group to act on my behalf in dealings with the City of Austin to obtain a building permit and demolition permit. Sincerely, Owner I-4/7I-4/8POINT B DESIGN GROUP VARIANCE REQUEST ADDRESS 5003 HIGHLAND COURT NEIGHBORHOOD HIGHLAND PARK WEST / BALCONES AREA ZONE SF-3 / SCENIC ROAD OVERLAY TYPE SINGLE- FAMILY RESIDENCE ON A THROUGH-LOT VARIANCE REQUEST: 25-2-15 REAR YARD SETBACK FROM A 25-FOOT THROUGH LOT REQUIREMENT TO A 10-FOOT STANDARD REQUIREMENT E N A L S S E R P X E C A P O M L L A W D N U O S T R U O C D N A L H G H I 5003 FRONT ELEVATION RENDERING OF 5003 HIGHLAND COURT PROPOSAL I-4/9POINT B DESIGN GROUP | VARIANCE REQUEST 1. INTRODUCTION.........................................................................................3 2. HARDSHIP UNIQUE TO THE PROPERTY.....................................................6 3. REASONABLE USE.....................................................................................12 4. AREA CHARACTER & PURPOSE OF REGULATIONS..................................15 2 I-4/10POINT B DESIGN GROUP | VARIANCE REQUEST 1. INTRODUCTION We are requesting to decrease the 25-foot rear setback requirement imposed on our through lot to a 10-foot setback which is the standard for a normal lot and what the existing structure is observing. 2. HARDSHIP UNIQUE TO THE PROPERTY 3. REASONABLE USE 4. AREA CHARACTER & PURPOSE OF REGULATIONS 3 I-4/11EXISTING SITE SURVEY | EXISTING CONDITIONS Existing conditions meet the standard 10-foot rear yard setback. BIMcloud: PBDG BIM Server - BIMcloud Basic for ARCHICAD 22/1901 OMalley/OMalley_DD | Ver. 20.1703 | Friday, December 20, 2019 | 3:31 PM POWER POLE Standard 10’ rear yard setback Through-lot rear yard 25’ setback 11" HACKBERRY 9 5.7 0' S 0 2 °17'0 0 " W P E R T Y LI N E O P R C K A 10' S E T B 4 . 3 ' 2 ' 1 . 8 2 13" HACKBERRY ' 1 . 8 2 C K A 2 5' S E T B 6 . 9 ' 1 10" ELM EXIST DRIVEWAY 2 .1' 3 9" HACKBERRY 10" HACKBERRY ' 9 . 3 1 5 ' S E T B A C K EXISTING ONE STORY SINGLE FAMILY RESIDENTIAL 4 .1' N E W E N I L Y T R E P O R P ' 5 . 8 1 0 .1' 2 E X I S T K C A B T E 5 ' S 2 ' 5 . 5 3 1 5 . 4 ' ' 5 1 . 6 9 E " 0 0 ' 8 4 ° 9 6 S K B C O L T 9 B O L Y T R O P P R E L I N E T H I G H L A N D C O U R .bPoint B Design Group 1009 W 6TH ST, STE 207 Austin, TX 78703 o. 512-568-9803 O'MALLEY 5003 HIGHLAND CT AUSTIN TX 78731 USA 12.19.2019 DATE: PROJECT NUMBER: 1901 ISSUE: PERMIT SHEET TITLE: SHEET: SITE PLAN: EXISTING A1.01 ©2019 Point B Design Group E N I L Y T R E P O R P K C A B T E S ' 5 ' . 6 8 7 2 1 ' E " 0 0 0 1 ° 0 5 S WM 4 I-4/12NEW SITE PLAN | PROPOSED CONDITIONS One-story single-family home • 3 bedrooms • 2 bathrooms • 2 car parking • small front porch • small back covered patio POWER POLE ELEC UTILITY LINE EXISTING CONCRETE WALL BIMcloud: PBDG BIM Server - BIMcloud Basic for ARCHICAD 22/1901 OMalley/OMalley_DD | Ver. 20.1703 | Friday, December 20, 2019 | 3:31 PM 11" HACKBERRY 9 5.7 0' S 0 2 °17'0 0 " W P E R T Y LI N E O P R C K A 10' S E T B GRAVEL 16" HACKBERRY 13" 13" HACKBERRY HACKBERRY C K A 2 5' S E T B EXISTING WOOD FENCE BACK YARD 4 0 ' - 0 " P O R T I O N 2 8.5' 8.5' PARKING AREA PARKING AREA ' 7 1 ' 7 1 ONE STORY SLAB ON GRADE HOUSE 9" HACKBERRY 4 0 ' - 0 " P O R T I O N 1 Standard 10’ rear yard setback Through-lot rear yard 25’ setback EXISTING WOOD FENCE NEW WOOD FENCE 10" HACKBERRY ZONING REQUIREMENT: 25-2-515 For a through lot, a rear yard must comply with the minimum requirements applicable to a front yard. VARIANCE REQUEST: To decrease the through lot 25-foot rear yard setback to a city-wide 10-foot standard rear yard setback. .bPoint B Design Group 1009 W 6TH ST, STE 207 Austin, TX 78703 o. 512-568-9803 5 ' S E T B A C K E N I L Y T R E P O R P NEW DRIVEWAY AREA NEW WOOD FENCE ROOF LINE ABOVE N E W E X I S T G 8'- 2 " E XIS TI N K C A B T E 5 ' S 2 BUILDING LINE ' 5 1 . 6 9 E " 0 0 ' 8 4 ° 9 6 S FRONT YARD Y T " 1 1 R O P 5 3 ' - P R E L I N E T H I G H L A N D C O U R NEW WOOD FENCE K C A B T E S ' 5 10" ELM E N I L Y T R E P O R P ' . 6 8 7 2 1 ' E " 0 0 0 1 ° 0 5 S WM WM O'MALLEY 5003 HIGHLAND CT AUSTIN TX 78731 USA 12.19.2019 DATE: PROJECT NUMBER: 1901 ISSUE: PERMIT SHEET TITLE: SHEET: SITE PLAN: PROPOSED A1.03 ©2019 Point B Design Group 12.19.2019 5 I-4/13POINT B DESIGN GROUP | VARIANCE REQUEST 1. INTRODUCTION 2. HARDSHIP UNIQUE TO THE PROPERTY The property in question is a pie shaped through lot. This condition is unique to our property because neighboring through lots have a regular shape, and/or are not observing a 25-foot rear yard setback. 3. REASONABLE USE 4. AREA CHARACTER & PURPOSE OF REGULATIONS 6 I-4/14UNIQUE HARDSHIP| PIE SHAPED THROUGH-LOT This through lot has an unusual pie shape. The 25- foot rear setback on this lot creates sharp angles that considerably decrease the buildable area. The current rear setback prevent the construction of a single-family home with amenities typical to the neighborhood. Because neighboring properties have a regular shape, they are able to accommodate typical amenities of the area despite their through lot status. E N A L S S E R P X E C A P O M L L A W D N U O S T R U O C D N A L H G H I 5019 5017 5015 5013 5011 5009 5007 5005 5003 5001 7 I-4/15UNIQUE HARDSHIP| PIE SHAPED THROUGH-LOT Demonstrated below is the buildable geometry of a 2,500 sqft footprint that easily fits in the adjacent through lots but extends beyond the setbacks at 5003 Highland Ct. 25’ SETBACK 25’ SETBACK 25’ SETBACK K C A B T E S ’ 5 5 ’ S E T B A C K K C A B T E S ’ 5 5 ’ S E T B A C K K C A B T E S ’ 5 5 ’ S E T B A C K 25’ SETBACK 25’ SETBACK 25’ SETBACK 5007 HIGHLAND CT LOT: 8,265 SQFT 5009 HIGHLAND CT LOT: 7,106 SQFT 5011 HIGHLAND CT LOT: 7,370 SQFT K C A B T E 5 ’ S 2 5 ’ S E T B A C K K C A B T E 5 ’ S 5 ’ S E T B A C K K C A B T E S ’ 5 2 C K A 2 5’ S E T B K C A B T E S ’ 5 K C A 2 5’ S E T B 5003 HIGHLAND CT LOT: 7,257 SQFT 5003 HIGHLAND CT LOT: 7,257 SQFT 8 I-4/16UNIQUE HARDSHIP| PIE SHAPED THROUGH-LOT Demonstrated below is the buildable geometry of a 1,500 sqft footprint. It is the largest simple rectangular footprint that can fit in the buildable area of 5003 Highland Ct. 25’ SETBACK 25’ SETBACK 25’ SETBACK K C A B T E S ’ 5 5 ’ S E T B A C K K C A B T E S ’ 5 5 ’ S E T B A C K K C A B T E S ’ 5 5 ’ S E T B A C K 25’ SETBACK 25’ SETBACK 25’ SETBACK 5007 HIGHLAND CT LOT: 8,265 SQFT 5009 HIGHLAND CT LOT: 7,106 SQFT 5011 HIGHLAND CT LOT: 7,370 SQFT K C A B T E 5 ’ S 2 5 ’ S E T B A C K K C A B T E S ’ 5 K C A 2 5’ S E T B 5003 HIGHLAND CT LOT: 7,257 SQFT 9 I-4/17UNIQUE HARDSHIP| PIE SHAPED THROUGH-LOT Demonstrated below is the proposed footprint of a single-story residential program at 5003 Highland Ct. It reasonably fits in neighboring through lots but requires a variance on this lot. 25’ SETBACK 25’ SETBACK 25’ SETBACK K C A B T E S ’ 5 5 ’ S E T B A C K K C A B T E S ’ 5 5 ’ S E T B A C K K C A B T E S ’ 5 5 ’ S E T B A C K 25’ SETBACK 25’ SETBACK 25’ SETBACK 5007 HIGHLAND CT LOT: 8,265 SQFT 5009 HIGHLAND CT LOT: 7,106 SQFT 5011 HIGHLAND CT LOT: 7,370 SQFT K C A B T E 5 ’ S 2 5 ’ S E T B A C K K C A B T E S ’ 5 K C A 2 5’ S E T B 5003 HIGHLAND CT LOT: 7,257 SQFT 10 I-4/18POINT B DESIGN GROUP | VARIANCE REQUEST 1. INTRODUCTION 2. HARDSHIP UNIQUE TO THE PROPERTY 3. REASONABLE USE The imposition of a 25-foot rear setback on this lot creates an unreasonable buildable area and shape as compared to neighboring properties. The proposed project consists of a single-story, single- family residence, which is the predominant typology of the neighborhood, with amenities that are typically found on new construction projects and similar to those that other neighboring properties enjoy. These amenities include: 3 bedrooms, 2 bathrooms, 2 car covered parking, kitchen, laundry and a small porch. The 25-foot rear setback requirement currently prevents specifically the construction of a standard size master bedroom and covered parking. 4. AREA CHARACTER & PURPOSE OF REGULATIONS 11 I-4/19REASONABLE USE | SINGLE-STORY SINGLE-FAMILY Reasonable use is defined for this property as 1. A simple rectilinear footprint (regular shape) 2. Amenities that are comparable to neighboring properties 3. A scale that blends with the neighborhood 1. A simple rectilinear footprint (regular shape) We are proposing a single-family residence similar to the site’s existing program with a shape and scale characteristic to the neighboring homes. The amenities include: • 3 bedrooms • 2 bathrooms • 2 car parking • small front porch • small back covered patio. BIMcloud: PBDG BIM Server - BIMcloud Basic for ARCHICAD 22/1901 OMalley/OMalley_DD | Ver. 20.1703 | Monday, December 23, 2019 | 11:36 PM c k r e a a r d s e t b d n 1 0 ’ st a d e st e u q g u 2 5’ t h r o c k a h lo t s e t b 108-MASTER BATH 108-MASTER CLOSET 107-MASTER BEDROOM 114-PATIO 112-GARAGE 111-UTILITY ROOM W D 105-BEDROOM 103-KITCHEN 104-BEDROOM 102- DINING ROOM 100-PORCH 101-LIVING ROOM EXISTING 5003 FOOTPRINT Map of Geomerty Highland Court homes N LEVEL 1 Floor Plan of Proposed Design SCALE: 3/32" = 1'-0" .bPoint B Design Group O'MALLEY 5003 HIGHLAND CT AUSTIN TX 12.19.2019 DATE: PROJECT NUMBER: 1901 SHEET TITLE: SHEET: FLOOR PLAN A1.04 12 I-4/20REASONABLE USE| TYPICAL PROGRAM 1. A simple rectilinear footprint (regular shape) 2. Amenities that are comparable to neighboring properties 3. A scale that blends with the neighborhood 5011 HIGHLAND COURT 5006 HIGHLAND COURT 5009 HIGHLAND COURT 5012 HIGHLAND COURT 5007 HIGHLAND COURT 5002 HIGHLAND COURT 5017 HIGHLAND COURT 5004 HIGHLAND COURT 5019 HIGHLAND COURT 5008 HIGHLAND COURT 5003 HIGHLAND COURT // PROPOSED 5000 HIGHLAND COURT 3 beds 2 baths 1-car carport Front porch Covered back patio 3 beds 2 baths 1-car carport Front porch Covered back patio 3 beds 1 baths 1-car garage Front porch Covered back patio 3 beds 2 baths 2-car garage Front porch Covered back patio 3 beds 2 baths 2-car carport Front porch Covered back patio 3 beds 2 baths 2-car garage Front porch Covered back patio THROUGH LOTS 4 beds 2 baths 2-car carport Front porch Covered back patio 3 beds 2 baths 2-car carport Front porch Covered back patio 3 beds 2 baths Front porch Covered back patio 3 beds 2 baths 1-car carport Front porch Covered back patio 3 beds 2 baths 2-car garage Front porch Covered back patio 3 beds 3 baths 1-car carport Front porch Covered back patio 13 I-4/21REASONABLE USE| TYPICAL PROGRAM 1. A simple rectilinear footprint (regular shape) 2. Amenities that are comparable to neighboring properties 3. A scale that blends with the neighborhood “From the late 1940’s, when the area was first developed, until now, residents of Highland Park Court have enjoyed living in a neighborhood of single-story homes with large trees.”1 The proposed condition is designed to recall the historic character of the neighbors. Current Conditions Proposed Condition with variance 1Pieter Sybesma, Highland Park West / Balcones Area Neighborhood Association, Letter to Architect 14 I-4/22POINT B DESIGN GROUP | VARIANCE REQUEST 1. INTRODUCTION 2. HARDSHIP UNIQUE TO THE PROPERTY 3. REASONABLE USE 4. AREA CHARACTER & PURPOSE OF REGULATIONS Granting this variance request will not alter the character of the area, because it will allow for the construction of a single- story single-family house, which is the predominant type of construction found in the neighborhood. The requested setback variance is for the rear yard of the property which borders Mopac’s sound wall therefore it will not be in conflict with the adjacent properties or diminish their privacy. The purpose of the setback regulation on a through lot is to maintain the same openness in the front and in the back of a property because both sides face a public street and act as the front of the property. While we recognize that an open large front yard is typically desirable in Austin neighborhoods, and sometimes necessary for city infrastructure; we understand that in this case the requirement is not serving its intended purpose. The lot in question is not directly facing a public street in the back, since it’s actually bordered by a highway sound wall therefore an increased openness in the rear will not be able to be perceived or used by the public. 15 I-4/23AREA CHARACTER & PURPOSE OF REGULATIONS AREA CHARACTER: HISTORIC 1940’S SINGLE-STORY HOME E N A L S S E R P X E C A P O M 5019 5017 5015 5013 5011 5009 5007 5005 5003 5018 5016 5014 T R U O C D N A L H G H I 5010 5012 5008 5006 5004 5002 5000 5001 1-STORY HOME 2-STORY HOME 16 I-4/24AREA CHARACTER & PURPOSE OF REGULATIONS 5007 HIGHLAND COURT 5009 HIGHLAND COURT 5011 HIGHLAND COURT 5003 HIGHLAND COURT // PROPOSED 5006 HIGHLAND COURT 5018 HIGHLAND COURT 5010 HIGHLAND COURT 5004 HIGHLAND COURT 5008 HIGHLAND COURT 5000 HIGHLAND COURT 17 I-4/25AREA CHARACTER & PURPOSE OF REGULATIONS 25’ standard front yard setback This diagram is an abstract visual interpretation of the definition and purpose of residential setbacks and through lot restrictions. 25’ standard front yard setback 25’ through lot rear yard setback 25’ front yard setback 10’ rear yard setback 10’ rear yard setback 25’ front yard setback THROUGH LOT: a lot, other than a corner, abutting more than one street. The purpose of the through lot is to maintain consistent standards with neighboring properties as building fronts may face opposite streets. RESIDENTIAL SETBACK : restriction is intended to protect privacy, provide for open space, and avoid the aesthetic and safety concerns associated with overcrowding Existing Condition The rear of the existing property faces Mopac’s sound wall. Because there is no access nor street frontage to maintain, we are requesting this property to be considered a standard lot with a city-wide standard 10’ rear yard setback. The sound wall prevents a smaller setback from imposing on someone else’s property, blocking light and access, and does not present privacy or safety concerns. Decreasing the setback will not have an impact on the neighboring properties. 18 I-4/26Thank you for taking the time to read 5003 Highland Court’s variance request report. We look forward to hearing your feedback and answering any questions you will have at our meeting on February 5th, 2020. January 17th, 2020 City of Austin Board of Adjustments RE: 5003 Highland Court Variance Request To the Board of Adjustments; Sincerely, Maggie Wylie, AIA, NCARB TBAE # 24341 Point B Design Group Principal Architect & Owner I-4/27I-4/28