P-6 C15-2020-0010 PRESENTATION — original pdf

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Address: 71 Julius St Homeowners: Dan Coops and Amy Ruhl-Coops Variance request: Waterfront Overlay - Residential home re-build in secondary setback - Impervious cover from 30% → 36.8% Adjacent green space 1 Previous site plan of 71 & 73 Julius and the proposed site plan 73 71 Shared driveway (ie, 1 fewer driveways) 71 is comprised of lot 7 and 8, two substandard lots (45’ wide) that are deeded together Adjacent green space • • • Total dwelling units for 71&73: previously ~3, propose 4 Total BR’s for 71&73: previously 6, propose 10 Parking spots for 71&73: previously ~5, propose 6 2 Red: Front, back and side setbacks Orange: 50% CRZ of protected trees Brown: Trees <19” we plan to save Green: JUAE for shared driveway 3 New alternative design option that reduces I.C. down to 34.9% within the secondary setback: Removes front carport on 71 Pushes house to extreme west and north as close as possible to heritage pecan critical root zone (CRZ) Pushing down to this option: Reduces parking: 3 → 2 spaces 2 spaces for 6 drivers would put more parking on the street for: • • • 2 parents 2 students/drivers 2 grandparents Less IC in the WO but with a less functional design with little or no advantage to neighborhood or city - - • • • 4 5 Neighborhood character includes new construction 72 Julius (immediately across the street) 70 San Saba (Adjacent property east of 71 Julius which is also on two substandard lots ) 2607 Canterbury (two lots east from 71 San Saba) 2611 Canterbury 6 75 San Saba 73 San Saba 71A San Saba Neighborhood character includes new construction 71B San Saba 7 New construction has been allowed recently in this neighborhood where the city chose not to apply / enforce the waterfront overlay code for residences 71A San Saba 71B San Saba 2711 Canterbury 8 71 Julius 70 San Saba Also 70 San Saba 71A San Saba 71B San Saba 2607 Canterbury 71 Julius 70 San Saba 71A&B San Saba The rebuilt 2607 and 2611 Canterbury are not on satellite images yet 9 Our variance request is asking for only 36.8% I.C. in the W.O. secondary setback Section 25-2-556 allows up to 55% I.C. and appears to fully apply to 71 Julius: § 25-2-556 - ADDITIONAL IMPERVIOUS COVER IN SINGLE-FAMILY STANDARD LOT (SF-2) AND FAMILY RESIDENCE (SF-3) DISTRICTS. (A) In a single-family standard lot (SF-2) or family residence (SF-3) district, the building official may approve impervious cover of up to 55 percent on a lot after determining that the requirements of this section are satisfied. (B) (C) (D) The principal use of the lot must be a residential use. The lot must be included in a plat that was recorded before January 2, 1989. The lot must adjoin open space, including a golf course or regional park, and the open space: (1) must not contain a significant amount of impervious cover; (2) must not be likely to be developed with a significant amount of impervious cover; (3) must contain at least twice the area of the adjacent lots; and (4) must not be separated from the lot by an impervious barrier, including street pavement or a paved plaza. (E) A variance from a required building setback on the lot must not have been granted or requested, and the owner of the lot must agree not to request a variance from a required building setback. (F) A development intensity transfer affecting the open space must not have been granted. Source: Sections 13-2-634(b) and 635(d); Ord. 990225-70; Ord. 031211-11. 10 March 9th BOA presentation for 71 Julius on following pages 11 Support • 8 letters of support from neighbors in the immediate neighborhood • Not aware of any opposition Adjacent green space 12 150 ft. 100 ft. Secondary setback (yellow) 0 ft. Primary setback (red) 13 Waterfront Overlay • Across Austin, the 150’ secondary • setback boundary almost always overlays either commercial lots or parks It overlays very few residences except the homes between the Holly Power Plant and Pleasant Valley Road; there the setback touches only about a dozen total residences 14 Waterfront Overlay • The LDC language is focused primarily on restrictions for commercial applications (1) art gallery; (2) art workshop; (3) cocktail lounge; (4) consumer convenience services; (5) cultural services; (6) day care services (limited, general, or commercial); (7) food sales; (8) general retail sales (convenience or general); (9) park and recreation services; (10) residential uses; (11) restaurant (limited or general) without drive-in service; and (12) other uses as determined by the Land Use Commission. • The language doesn’t seem to take into account the single-family neighborhood in east Holly 15 71 Julius St • Blue outline: structures at purchase, since relocated • Yellow outline: proposed design 16 71 Julius Street view near the time of purchase 17 71 Julius backyard view near the time of purchase 18 Relocated the previous 71 Julius house and the manufactured home also while designing our new home 19 Current street view of 71 Julius with 35” pecan 20 Rendering of our proposed home and detached garage/guest house 21 • Impervious Cover (IC) over 30% when purchased • Proposed home design is 36.8% IC in the WO secondary setback • Coverage of existing end lot home sites in neighborhood exceeds 30% 22 • Preservation of heritage tree imposes unique hardship on our lot • We LOVE the big trees and are completely committed to preserving them • But cannot place house further north (out of secondary setback) due to the 35” pecan 23 Impervious Cover and the net ask 71 Julius at time of purchase Waterfront Overlay secondary setback limit Proposed design in the secondary setback Adjacent end lots in the neighborhood Normal SF-3 outside waterfront overlay (25-2-492) SF-3 lot with adjacent open green space (25-2-556) Our ask for 71 Julius - #1 Our ask for 71 Julius - #2 Impervious Cover (max) >30% 30% 36.8% >30% 45% 55% Re-build residential 36.8% in the secondary setback 24 25 Thank you 26 The guidance of why we are asking here, now On Tue, Jan 7, 2020 at 11:52 AM Layton, Emily <Emily.Layton@austintexas.gov> wrote: We confirmed with Christopher Johnson, the Division Manager of DAC that the BoA was the route to go. Land Use which oversees DAC is actually not supervised by Beth. Emily Layton, AIA Residential Zoning Supervisor City of Austin Development Services Department One Texas Center, 505 Barton Springs Road, 2nd Floor Office: 512.974.2522 Please contact my direct supervisor with any kudos or concerns at susan.barr@austintexas.gov 27 28