P-3 C15-2020-0016

Board of Adjustment – June 8, 2020

P-3 C15-2020-0016 — original pdf

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CITY OF AUSTIN Board of Adjustment Decision Sheet CASE NUMBER: C15-2020-0016 DATE: Monday May 11, 2020 ___Y____Brooke Bailey ___Y____Jessica Cohen ___Y____Ada Corral ___Y____Melissa Hawthorne ___*____William Hodge (abstained) ___Y____Don Leighton-Burwell ___Y____Rahm McDaniel ___Y____Darryl Pruett ___-____Veronica Rivera (out) ___Y____Yasmine Smith ___Y____Michael Von Ohlen ___Y____Kelly Blume (Alternate) ___Y____Martha Gonzalez (Alternate) APPLICANT: Chris Paladino OWNER: 4013 Clawson Road LLC (Chris Paladino) ADDRESS: 4013 CLAWSON RD VARIANCE REQUESTED: The applicant has requested variance(s) to Section 25-2 492 (D) (Site Development Regulations) to decrease the minimum lot width from 50 feet (required) to 34.8 feet (requested) for front lot and 49.82 feet (requested) for rear lot in order to subdivide the current lot into 2 lots and build 2 new single family homes and 2 new second dwelling units on each lot in a “SF-3”, Single- Family Residence zoning district. BOARD’S DECISION: BOA meeting April 13, 2020 CANCELLED MEETING, MAY 11, 2020 The public hearing was closed by Chair Don Leighton-Burwell, Board Member Michael Von Ohlen motions to postpone to June 8, 2020, Board Member Brooke Bailey seconds on an 11-0 vote (Board member William Hodge abstained); POSTPONED TO JUNE 8, 2020. 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: P-3/13. 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 Diana Ramirez for P-3/2BOA GENERAL REVIEW COVERSHEET CASE: C15-2020-0016 BOA DATE: April 13, 2020 ADDRESS: 4013 Clawson Rd OWNER: Chris Paladino COUNCIL DISTRICT: 5 AGENT: N/A ZONING: SF-3 LEGAL DESCRIPTION: S50 FT OF N 1/2 OF LOT 25-27 BANISTER HEIGHTS VARIANCE REQUEST: decrease minimum lot width from 50 ft. to 34.8 ft. (front lot) and decrease minimum lot width from 50 ft. to 49.82 ft. (rear lot) SUMMARY: complete future residential ISSUES: property is narrowest of its size in the vicinity ZONING LAND USES Site North South East West SF-3 SF-3 SF-3 SF-3 SF-3 Single-Family Single-Family Single-Family Single-Family Single-Family NEIGHBORHOOD ORGANIZATIONS: Austin Independent School District Austin Lost and Found Pets Austin Neighborhoods Council Bike Austin Friends of Austin Neighborhoods Homeless Neighborhood Association Neighborhood Empowerment Foundation Perry Grid 614 Preservation Austin SELTexas Sierra Club, Austin Regional Group South Central Coalition South Lamar Neighborhood Assn. TNR BCP – Travis County Natural Resources P-3/3May 5, 2020 Chris Palladino 4013 Clawson Rd Austin TX, 78704 Re: C15-2020-0016 Dear Chris, Property Description: S50 FT OF N 1/2 OF LOT 25-27 BANISTER HEIGHTS 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 of the Land Development Code; Section 25-2 492 (D) (Site Development Regulations) to decrease the minimum lot width from 50 feet (required) to 34.8 feet (requested) for front lot and 49.82 feet (requested) for rear lot; In order to subdivide the current lot into 2 lots and build 2 new single family homes and 2 new second dwelling units on each lot in a “SF-3”, Single-Family Residence zoning district. Austin Energy does not oppose your application for the requested lot width variance, provided that all proposed and existing improvements are following Austin Energy clearance criteria requirements, the National Electric Safety Code and OSHA. Any removal or relocation of existing electric facilities will be at owners/applicants’ expense. During the anticipated site plan/subdivision review process, I would encourage the owner/applicant to contact Jim Rowin, (James.Rowin@austinenergy.com or 512-505-7665) - Austin Energy Design Southwest Lead, to discuss permanent electric service and electric service design, to ensure AE facilities can safely provide electric services to your project. 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 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 P-3/4 P-3/5CITY OF AUSTIN Development Services Department Board of Adjustment General/Parking Variance Application WARNING: Filing of this appeal stops all affected construction activity. please complete Section as needed. For Office Use Only If more space is required, Section 1: Applicant Statement 4013 Clawson Rd, Austin, TX 78704 Being 0.45 of an acre of land out of lots 25, 26 and 27, Bannister Heights Subdivision According to the Map or Plat Thereof Recorded in Vol 3, Page 256 ... Doc # 2016071699 Bannister Heights Chris Paladino 4013 Clawson Road LLC March 5 2020 future residential (repeat of previously approved C15-2017-0065) P-3/6Portion of the City of Austin Land Development Code applicant is seeking a variance from: ____________________________________________________________________________ 25-2-492, minimum width requirement of 50' for SF-3 lot. Applicant requests permission to ____________________________________________________________________________ subdivide previously-unplated property into two lots: a "front" lot with a minimum 34.8' width (at ____________________________________________________________________________ rear of new lot) and a "rear" lot that will remain minimum 49.82' wide as currently set. The "rear" ____________________________________________________________________________ lot will be accessible to Clawson Road via a 15'-wide "flag". 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: ____________________________________________________________________________ SF-3 zoning contemplates a density of eight primary residences and eight secondary ____________________________________________________________________________ residences per acre. Subject property is 19,602 sf / 0.45 acres in size, over three times the ____________________________________________________________________________ minimum SF-3 lot size required by the LDC. Thus, a reasonable use for this property is ____________________________________________________________________________ subdivision into at least two lots. However, subject property line at the street is 50.03' wide at ____________________________________________________________________________ the front proerty line and 49.82' wide at the rear property line. Therefore, without a variance, ____________________________________________________________________________ subject property can only contain one primary residence and one secondary residence on a half ____________________________________________________________________________ acre, a density that is 1/4 of what is permitted and contemplated by the LDC. Hardship a) The hardship for which the variance is requested is unique to the property in that: ____________________________________________________________________________ Subject property is the narrowest property of its size in the vicinity. Similarly-sized properties ____________________________________________________________________________ across the street are, in general, 65' wide, which could be (and have been) subdivided in the ____________________________________________________________________________ manner that the Applicant proposes for the subject property. ____________________________________________________________________________ ____________________________________________________________________________ b) The hardship is not general to the area in which the property is located because: ____________________________________________________________________________ Subject property is the narrowest property of its size in the vicinity. Similarly-sized properties ____________________________________________________________________________ across the street are, in general, 65' wide, which could be (and have been) subdivided in the ____________________________________________________________________________ manner that the Applicant proposes for the subject property. ____________________________________________________________________________ ____________________________________________________________________________ City of Austin | Board of Adjustment General/Parking Variance Application 09/11/2015 | Page 5 of 8 P-3/7Area 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: ____________________________________________________________________________ Only one of the proposed four housing units that could be built (two primary and two secondary) ____________________________________________________________________________ will front Clawson Road, thus maintaining the "single family" character of the streetscape. The ____________________________________________________________________________ remainder of the housing units will be accessible via a common driveway. LDC-compliant ____________________________________________________________________________ parking will be provided onsite for each housing unit, and will follow whatever LDC rules are in ____________________________________________________________________________ place at the time a lot owner applies for a building permit. The units will also comply with all ____________________________________________________________________________ applicable provisions of the Residential Design and Criteria Manual at the time of permit. 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 the uses of sites in the vicinity reasonably require strict or literal interpretation and enforcement of the specific regulation because: ____________________________________________________________________________ N/A ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ 2. The granting of this variance will not result in the parking or loading of vehicles on public streets in such a manner as to interfere with the free flow of traffic of the streets because: ____________________________________________________________________________ N/A ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ 3. The granting of this variance will not create a safety hazard or any other condition inconsistent with the objectives of this Ordinance because: ____________________________________________________________________________ N/A ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ 4. The variance will run with the use or uses to which it pertains and shall not run with the site because: ____________________________________________________________________________ N/A ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ City of Austin | Board of Adjustment General/Parking Variance Application 09/11/2015 | Page 6 of 8 P-3/8P-3/9(cid:13)(cid:16) (cid:15) (cid:14)(cid:15) (cid:4)(cid:5) (cid:0) (cid:0) (cid:3) (cid:0) (cid:2) (cid:0) (cid:13)(cid:8) (cid:11)(cid:12) (cid:9)(cid:10) (cid:7)(cid:8) (cid:6) P-3/10 t f 0 5 l e g o o G 7 1 0 2 © a t a d p a M , l e g o o G 7 1 0 2 © y r e g a m I l d R n o s w a C 3 1 0 4 g n d n u o r r u s w e V i i l a i r e A P-3/11P-3/12F S 0 0 7 1 P-3/13(cid:3) (cid:49) (cid:36) (cid:47) (cid:51) (cid:47) (cid:36) (cid:56) (cid:55) (cid:51) (cid:40) (cid:38) 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P-3/24(cid:90)(cid:286)(cid:258)(cid:396)(cid:3)(cid:393)(cid:381)(cid:396)(cid:415)(cid:381)(cid:374)(cid:400)(cid:3)(cid:381)(cid:296)(cid:3)(cid:400)(cid:437)(cid:271)(cid:361)(cid:286)(cid:272)(cid:410)(cid:3)(cid:393)(cid:396)(cid:381)(cid:393)(cid:286)(cid:396)(cid:410)(cid:455)(cid:3)(cid:894)(cid:393)(cid:258)(cid:336)(cid:286)(cid:3)(cid:1006)(cid:3)(cid:381)(cid:296)(cid:3)(cid:1006)(cid:895)(cid:3) P-3/25From: To: Subject: Date: Cat Ramirez, Elaine Re: OPPOSITION TO - Reference File Name: C-15-2020-0016 (Permit/Case: 2020-000010 BA) BA HEARING for residential 50’w lot at 4013 CLAWSON Road — Variance scheduled for Monday, May 11, 2020 (5:30pm) Monday, May 11, 2020 3:38:18 PM *** External Email - Exercise Caution *** Dear Ms. Ramirez, I am also highly opposed to Mr.Chris Palladino’s request for a Variance on a 50’ wide lot on Clawson Rd. I own the residential property at 1600 Morgan Ln, that is attached to the Eastern border of Mr. Chris Palladino’s lot. I agree with the below correspondence from Ms. Joyce McCart which was sent to you earlier. In addition, my 6/8 acre lot (1600 Morgan Ln.) was approved for an 8 unit apartment complex in 1992-1993, but was ultimately denied for many of the same reasons Ms. McCart describes in the below. I dread the horrific impact that 8 unit project would have had on this community and the environment. Please relay my Objection to the Board tonight. Thank you for your attention to this matter, Catherine Brown 1600 Morgan Ln. Austin, TX 78704 From Ms. Joyce McCart residing at 1602 Morgan Ln: Applicant Chris Palladino’s request for a BOA Variance “...to subdivide ...” existing SF-3 single lot (50’w fronting on Clawson Road 78704) into “...at least two lots” to construct 4- residences (“2-primary and 2-secondary). Copy images of his Variance request online file, plus the Notice received 05/07/20 are attached hereto: <image002.jpg> <image003.png> Although I understand Mr. Palladino’s desire to increase his investment value by utilizing as much of his large lot as possible, my opposition primarily rests upon 3-factors: (1) DRAINAGE MITIGATION and IMPERVIOUS/PERVIOUS coverage concerns (during and after proposed construction): The Palladino’s SF-3 lot is located in a land area that drains downhill, flowing water onto adjoining properties, creating potential flooding concerns to existing residential property, particularly during heavy downpours of Spring and Summer. P-3/26 (2) TRAFFIC & LIFE/FIRE SAFETY: The construction of 4-residences on a SF-3 lot fronting CLAWSON Road adds approximately 8-vehicles traveling minimally 2x daily. The traffic on Clawson currently is over-burdened with traffic flow on a narrow 2-Lane road, which originally served residential-urban-gardening and wildlife habitat properties on the same-sized country road, which now carries the traffic burden of over- development from S. Lamar Blvd. and Menchaca (pka Manchaca) Road, with traffic short-cuts through residential streets of Del Cuerto Road to LIGHTSEY Road to CLAWSON ROAD to MORGAN LANE, using each as collective-feeder streets to access East-bound lane of 290W freeway (Ben White Blvd) at Bannister Lane signal-light intersection. Also, the INCREASED Multi-Unit DENSITY CONSTRUCTION (between Grayford Dr. and Southgate Circle) currently feed heavy traffic onto CLAWSON Road near the location of Mr. Palladino’s property and Morgan Lane. Although the collective-streets shortcut is circuitous with few stop signs (and hence creating traffic dangers to residents since no sidewalks exist along this route), the high-traffic use on Clawson Road results from area high-density development and the over-burdened multi-signal light intersections of 290W at Lamar Blvd. and at Menchaca Road. (3) DENSITY + ENVIRONMENTAL QUALITY: the density that Mr. Palladino plans to construct on the existing SF-3, 50’w lot not only removes an abundance of native trees and wildlife habitat, but also increases the drainage burden on surrounding properties, while reducing air quality of Austin’s inner city, of which the City of Austin prides itself as an Urban Forest city. Mr. Palladino’s 2017-2018 communications with adjoining property owner(s) may have demonstrated less than forthrightness as to his development intent, which now is seemingly greater than proposed in 2017 initial communications. My related questions for BA’s consideration are: 1. What square footage and height are planned for each of the 4-structures Mr. Palladino plans to construct? 2. What, if any, tree boundaries will remain between the structures and adjoining properties? 3. To what remediation measures does Mr. Palladino’s commit for his lot variance and proposed construction, particularly if drainage and impervious/pervious coverage requirements are altered to accommodate his variance request? 4. If Mr. Palladino’s variance request is approved, what implications (benefit and downside) do such variance and density construction have on the other 50’w lots in the neighborhood? Again, thank you Ms. Ramirez for your attentiveness to my inquiry and my response as an “Oppositional Vote” to the above-referenced Variance Request. P-3/27 Kind regards—Joyce McCart J McCart, PhD 1602 Morgan Ln CAUTION: 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 a malicious and/or phishing email, please forward this email to CSIRT@austintexas.gov. P-3/28From: To: Cc: Subject: Date: Attachments: J in Austin Ramirez, Elaine J OPPOSITION TO - Reference File Name: C-15-2020-0016 (Permit/Case: 2020-000010 BA) BA HEARING for residential 50’w lot at 4013 CLAWSON Road — Variance scheduled for Monday, May 11, 2020 (5:30pm) Saturday, May 09, 2020 5:51:56 PM IMG_1379.PNG *** External Email - Exercise Caution *** Dear Ms. Ramirez, Thank you for your VM response to my inquiry as to how/where I may file my “OPPOSITION VOTE” on the above Applicant Chris Palladino’s request for a BOA Variance “...to subdivide ...” existing SF-3 single lot (50’w fronting on Clawson Road 78704) into “...at least two lots” to construct 4- residences (“2-primary and 2-secondary). I own the residential property at 1602 Morgan Lane (78704) that is contiguous to the rear portion of Mr. Chris Palladino’s currently-existing single 50’w lot. Copy images of his Variance request online file, plus the Notice received 05/07/20 are attached hereto: P-3/29Although I understand Mr. Palladino’s desire to increase his investment value by utilizing as much of his large lot as possible, my opposition primarily rests upon 3-factors: (1) DRAINAGE MITIGATION and IMPERVIOUS/PERVIOUS coverage concerns (during and after proposed construction): The Palladino’s SF-3 lot is located in a land area that drains downhill, flowing water onto adjoining properties, creating potential flooding concerns to existing residential property, particularly during heavy downpours of Spring and Summer. (2) TRAFFIC & LIFE/FIRE SAFETY: The construction of 4-residences on a SF-3 lot fronting CLAWSON Road adds approximately 8-vehicles traveling minimally 2x daily. The traffic on Clawson currently is over-burdened with traffic flow on a narrow 2-Lane road, which originally served residential-urban-gardening and wildlife habitat properties on the same-sized country road, which now carries the traffic burden of over-development from S. Lamar Blvd. and Menchaca (pka Manchaca) Road, with traffic short-cuts through residential streets of Del Cuerto Road to LIGHTSEY Road to CLAWSON ROAD to MORGAN LANE, using each as collective-feeder streets to access East-bound lane of 290W freeway (Ben White Blvd) at Bannister Lane signal-light intersection. Also, the INCREASED Multi-Unit DENSITY CONSTRUCTION (between Grayford Dr. and Southgate Circle) currently feed heavy traffic onto CLAWSON Road near the location of Mr. Palladino’s property and Morgan Lane. Although the collective-streets shortcut is circuitous with few stop signs (and hence creating traffic dangers to residents since no sidewalks exist along this route), the high-traffic use on Clawson Road results from area high-density development and the over-burdened multi-signal light intersections of 290W at Lamar Blvd. and at Menchaca Road. (3) DENSITY + ENVIRONMENTAL QUALITY: the density that Mr. Palladino plans to construct on the existing SF-3, 50’w lot not only removes an abundance of native trees and wildlife habitat, but also increases the drainage burden on surrounding properties, while reducing air quality of Austin’s inner city, of which the City of Austin prides itself as an P-3/30Urban Forest city. Mr. Palladino’s 2017-2018 communications with adjoining property owner(s) may have demonstrated less than forthrightness as to his development intent, which now is seemingly greater than proposed in 2017 initial communications. My related questions for BA’s consideration are: 1. What square footage and height are planned for each of the 4-structures Mr. Palladino plans to construct? 2. What, if any, tree boundaries will remain between the structures and adjoining properties? 3. To what remediation measures does Mr. Palladino’s commit for his lot variance and proposed construction, particularly if drainage and impervious/pervious coverage requirements are altered to accommodate his variance request? 4. If Mr. Palladino’s variance request is approved, what implications (benefit and downside) do such variance and density construction have on the other 50’w lots in the neighborhood? Again, thank you Ms. Ramirez for your attentiveness to my inquiry and my response as an “Oppositional Vote” to the above-referenced Variance Request. Kind regards—Joyce McCart J McCart, PhD Cultural Mythologist 310.913.1719 c/t . . . within the shadows, the zeitgeist of a nation resides. (Westerhout, katwest.com) If we do not abandon ourselves, we do not abandon the world. For, what changes the soul can also change the world. (Meade, “To Not Abandon Ourselves” 03/15/20) https://www.mosaicvoices.org/ Sent from my iPhone NOTICE: The information herein is for the sole use of the individual and/or agency to which it is addressed and may contain information that is privileged and confidential. If you have received this transmission in error, please notify the sender and delete this message from your computer. Thank you. CAUTION: 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 a malicious and/or phishing email, please forward this email to CSIRT@austintexas.gov. P-3/31