P-5 C15-2020-0006 PART1 — original pdf

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CITY OF AUSTIN Board of Adjustment Decision Sheet CASE NUMBER: C15-2020-0006 Item # DATE: Monday, May 11, 2020 _______Brooke Bailey _______Jessica Cohen _______Ada Corral _______Melissa Hawthorne _______William Hodge _______Don Leighton-Burwell _______Rahm McDaniel _______Darryl Pruett _______Veronica Rivera _______Yasmine Smith _______Michael Von Ohlen _______Kelly Blume (Alternate) _______Martha Gonzalez (Alternate) APPLICANT: Ron Thrower OWNER: Patrick Dunn ADDRESS: 2309 and 2311 QUARRY RD VARIANCE REQUESTED: The applicant is requesting a variance(s) from Section 25-2-515 (Rear Yard of a Through Lot) from setback requirements to decrease the minimum rear yard setback for each lot 2309 & 2311 Quarry Rd. from 25 feet (required) to 10 feet (requested) in order to erect a single-family residence per lot in a SF-3”, Single-Family Residence zoning district. Note: Per LDC for a Through Lot, a rear yard must comply with the minimum requirements applicable to a front yard. BOARD’S DECISION: BOA February 5, 2020 POSTPONED TO MARCH 9, 2020 BY APPLICANT DUE TO SHORTAGE OF BOARD MEMBERS; MARCH 9, 2020 The public hearing was closed by Chair Don Leighton-Burwell, Board Member Melissa Hawthorne motions to Postpone to April 13, 2020, Board Member William Hodge seconds on an 11-0 vote; POSTPONED TO APRIL 13, 2020. April 13, 2020 Due to the on-going need for social-distancing while continuing our efforts as a community to address the health concerns around COVID-19 , Chair of BOA Chair, Don Leighton-Burwell has postponed our April 13, 2020 Board of Adjustment meeting until the next scheduled date on May 11, 2020. This will include all previously postponed cases slated to be heard at the April 13th meeting; those will now be heard at the May 11, 2020 meeting. P-5/1 FINDING: 1. The Zoning regulations applicable to the property do not allow for a reasonable use because: 2. (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: 3. 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: ______________________________ ____________________________ Elaine Ramirez Executive Liaison Don Leighton-Burwell Chairman P-5/2Thrower Design 510 S. Congress Avenue, Ste. 207 P. O. Box 41957 Austin, Texas 78704 (512) 476-4456 April 24, 2020 Board of Adjustment Members City of Austin RE: C15-2020-0006 – 2309 & 2311 Quarry Road Dear Board Members, We hope all are well and safe during this time and we thank you for your continued service through one of the major events of the century! We presented our request to the Board to decrease the rear-lot setback from 25 feet to 10 feet for the two subject properties on March 9th. The Board postponed the case giving direction to provide additional information to better inform a decision at the next hearing. We have researched the questions and have answers provided below. Should the Board find it fair and reasonable to approve a 15 foot setback, as established by precedent on this street, we are amenable to that decision. Inquiry #1: What is the setback average for properties along the south side of W. 12th Street? The setback average of the properties across the street at 2309 and 2307 W 12th Street, is 27.19 feet. Looking at the entire block face, the south side of W. 12th, the average is 29.54 feet. However, it is misguiding to use the front setback of a group of properties to determine the rear setback of a another set of properties. It makes more sense to compare rear setback averages. The rear-setback average for the properties that flank the subject tracts, 2315 and 2307 Quarry Rd, is 20.79 feet. Exhibit A shows a side by side comparison of the setback distance for each lot on the north and south sides of W. 12th. The measurement is from the TCAD parcel line to the nearest structure which could be an accessory unit (garage or shed) or the primary structure/house. Looking further down the street at all the properties along the north side of W 12th, the setback average is 20.71 feet. The shortest setback is 1.16 feet and the largest is 68.95 ft. Looking down W. 12th on the south side of the street, the average is 26.14 feet with the largest setback at 72.45 feet and the shortest at 0 feet, where there GIS data shows structures L A N D P L A N N E R S P-5/3beyond the property line, into the right-of-way. **Please note that all measurements are based on the accuracy of the City’s data. There is little permit history requiring site plan or surveys in this general area. Inquiry #2: W. 12th Street views Images of the street view with a birds-eye location map have been provided as Exhibit B. To summarize the scenery, most houses on the south side of W. 12th Street look across the street at fences and greenery on the north side of W. 12th Street. There is one property, 2116 & 2112 that fronts on the north side of W. 12th Street and therefore mirrors house orientation of the south side of W. 12th Street. Inquiry #3: Request to see the floor plan of the home to be built at 2311 Quarry Road. Floor plans for the structure to be built at 2311 Quarry Road are included as Exhibit C. Additionally, the architect prepared modified floor plans and elevations (Exhibit D) for both properties considering a 15 foot rear setback, consistent with the two properties that achieved a rear-setback variance from the Board of Adjustment in 2002 and 2017. Inquiry #4: What size of home is considered “reasonable use”? This question is challenging to answer and is largely subjective. Attempting to bring some objectivity to this matter, I researched the size of homes in the surrounding area as shown in Exhibit E. The average home size is 2,790 sq. ft. with the minimum home size as 768 sq. ft. and the maximum as 7,453 sq. ft. The difference in home size achieved with the 10 ft. setback variance and a 15ft. setback variance is 477 sq. ft. for the proposed structure at 2309 Quarry Road and 385 sq. ft. for the proposed structure at 2311 Quarry Road. As mentioned earlier in this letter, our client does not object to a 15ft. setback variance if the Board finds this is more reasonable, fair and consistent. With this additional information, we respectfully request the Boards approval for a setback variance to 15ft. for the rear setback of these two properties. Respectfully submitted, Victoria Haase 2 P-5/4 T O R T M U S S O P 1104 T O R T M U S S O P 1011 1009 1007 N N L LTO E 2311 2315 1305 1301 Q U A R RY R D 2309 2307 2306 2300 1313 1311 N NT L E K 1303 1301 2210 1312 1308 1400 N LN E RID E M 1405 2109 1403 2107 2105 2103 Subject Tracts - 2309 & 2311 Quarry Rd. Address Points 2017 Building Footprints 1315 TCAD Parcels 1400 1408 2305 2303 2310 2301 2213 2200 1306 2204 1309 1305 1306 2309 2307 2305 2303 2308 2306 2209 2207 1301 2205 2203 2302 2300 W 12TH ST 2209 2207 2301 2208 2205 1106 2201 2303 W 11TH ST 2301 2206 1104 1105 1100 N N L E RID E M 1103 2117 2118 2115 2102 2116 2112 2111 1209 N D L E T S WIN 1301 T Y S E AIL D 2103 1205 2105 1201 2102 1200 2205 1101 2116 1015 2119 2117 2115 2113 2111 2109 2105 2114 2112 2110 2108 2104 2103 1104 M P O P A C S B T O 10 T H R A N M B Y S P X C E A P O N M 2302 1008 P-5/5P-5/6P-5/7P-5/8P-5/9P-5/10