E-2 C15-2020-0030 ADV PACKET — original pdf

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VARIANCE REQUEST: consolidate boat docks and raise top of the rail elevation from 13 ft. 16 ft. BOA GENERAL REVIEW COVERSHEET CASE: C15-2020-0030 BOA DATE: July 13th, 2020 ADDRESS: 4726 Bunny Run OWNER: Robert Kubiak COUNCIL DISTRICT: 10 AGENT: Janis J. Smith ZONING: LA LEGAL DESCRIPTION: LOT 34 LAKE SIDE ADDN SUMMARY: erect boat dock ISSUES: legal constraints ZONING LAND USES Site LA North LA South LA LA East West LA Lake Austin Lake Austin Lake Austin Lake Austin Lake Austin NEIGHBORHOOD ORGANIZATIONS: Austin Independent School District Austin Lost and Found Pets BRNA Associaton Inc. Bike Austin City of Rollingwood Friends of Austin Neighborhoods Glenlake Neighborhood Association SELTexas Save Our Springs Alliance Sierra Club, Austin Regional Group TNR BCP – Travis County Natural Resources The Creek at Riverbend Neighborhood Association E-2/1CITY OF AUSTIN Development Services Department One Texas Center | Phone: 512.978.4000 505 Barton Springs Road, Austin, Texas 78704 Board of Adjustment General/Parking Variance Application WARNING: Filing of this appeal stops all affected construction activity. This application is a fillable PDF that can be completed electronically. To ensure your information is saved, click here to Save the form to your computer, then open your copy and continue. The Tab key may be used to navigate to each field; Shift + Tab moves to the previous field. The Enter key activates links, emails, and buttons. Use the Up & Down Arrow keys to scroll through drop-down lists and check boxes, and hit Enter to make a selection. The application must be complete and accurate prior to submittal. If more space is required, please complete Section 6 as needed. All information is required (if applicable). For Office Use Only Case # __________________ ROW # ___________________ Tax # ____________________ Section 1: Applicant Statement Street Address: __________________________________________________________________ Subdivision Legal Description: ____________________________________________________________________________ ____________________________________________________________________________ Lot(s): _________________________________ Block(s): _____________________________ Outlot: _________________________________ Division: _____________________________ Zoning District: ___________________________________________________________________ I/We ________________________________________________ on behalf of myself/ourselves as authorized agent for ________________________________________________ affirm that on Month , Day , Year , hereby apply for a hearing before the Board of Adjustment for consideration to (select appropriate option below): Erect Attach Complete Remodel Maintain Other: ____________ Type of Structure: ______________________________________________________________ City of Austin | Board of Adjustment General/Parking Variance Application 09/11/2015 | Page 4 of 8 E-2/2 Portion of the City of Austin Land Development Code applicant is seeking a variance from: ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ 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: ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ Hardship 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: ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ City of Austin | Board of Adjustment General/Parking Variance Application 09/11/2015 | Page 5 of 8 E-2/3 Area 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: ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ 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: ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ 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: ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ 3. The granting of this variance will not create a safety hazard or any other condition inconsistent with the objectives of this Ordinance because: ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ 4. The variance will run with the use or uses to which it pertains and shall not run with the site because: ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ City of Austin | Board of Adjustment General/Parking Variance Application 09/11/2015 | Page 6 of 8 E-2/4E-2/5Janis Smith Consulting, LLC Civil Engineering Consulting for Lake Austin Shoreline Projects June 7, 2020 Board of Adjustment City of Austin 505 Barton Springs Road Austin, Texas 78704 Dear Board Members: Re: Engineering Summary Letter for 4726 Bunny Run Application for a variance to LDC 25-2-963(D)(2)(a) to allow reconstruction of grandfathered boat docks in a changed location and footprint. 4726 Bunny Run is about one mile north of the intersection of RM2222 and Cedar Street. It’s within the Limited Purpose Jurisdiction of the City of Austin on the shore of Lake Austin. The site currently contains a home and two non-compliant docks with a total of three boat slips. Dock #1 is a 1-slip dock that is built on the property line. It’s about 18ft high and has a 155 SF room on the second story that’s fully enclosed and air-conditioned. In addition to the air-conditioned room on the second story, storage for Dock #1 is provided by a 175 SF shed built 9ft from the water’s edge. Dock #2 is a 2-slip dock, about 12ft high and built within 10ft of the property line. Below is a survey of the site showing the entire layout. 1505 Westover Road Ÿ Austin, Texas 78703 Ÿ www.janissmithconsulting.com Ÿ TBPE Firm No. F-16978 E-2/6 4726 Bunny Run BOA engineering summary letter 6/7/20 Page 2 of 4 Both docks are dilapidated, and the bulkhead is failing. The 1-slip dock is visible in the 1958 aerial photo, and both docks grandfather. Please see below for photos of the site. This project proposes to construct (1) 3-slip boat dock to replace the two existing docks, and the bulkhead will be replaced as well. Dock #1 Dock #2 Dock #1 Storage Shed for Dock #1 Dock #2 The section of the LDC which governs the reconstruction of grandfathered docks on Lake Austin, LDC 25-2-963 (D), is listed below and highlighted to show the code section for which this variance application is filed: § 25-2-963 - MODIFICATION AND MAINTENANCE OF NONCOMPLYING STRUCTURES. (D) The following requirements must be met in order to repair, reinforce, modify, or maintain a non-complying dock, bulkhead, or shoreline access as defined in Section 25-2-1173 (Definitions); (2)(a) the location and footprint may not be altered; and (b) the degree of noncompliance may not be increased: As stated above, the two existing docks are non-complying, which isn’t unusual for docks built many decades ago. What is unusual is the fact that the maintenance and use of the 1-slip, enclosed dock was governed by an easement owned by neighbors and the subject of a 1986 lawsuit. The easement first appears in deed documents in 1951. Several neighbors owned an easement along 1505 Westover Road Ÿ Austin, Texas 78703 Ÿ www.janissmithconsulting.com Ÿ TBPE Firm No. F-16978 E-2/7 4726 Bunny Run BOA engineering summary letter 6/7/20 Page 3 of 4 the eastern property boundary of this property for lake access. A deed from 1986, described as the resolution of a lawsuit, adds use of the 1-slip dock to the easement rights. The easement was dissolved by a 2006 deed but no structural modifications were undertaken at that time. The current owner would like to move the location of this dock off of the property line and join it with the 2-slip dock. He’d like to move both docks to a code-compliant location on his lot as the 2-slip dock is currently less than 10ft from the property line. A variance is required because the location and footprint of the docks will be changed by constructing the consolidated, 3-slip structure in a code-compliant location on the lot. The second story of the proposed dock will be an uncovered deck with a handrail with a height of 16ft high from the water surface to the top of the rail. The only enclosed area will be a storage closet on the first floor. Please see below for a drawing showing the Existing vs. Proposed Conditions for the boat docks. Below are listed the existing vs proposed dock parameters: Dock Parameter Maximum Height (ft) Combined Dock Size (SF) Combined Dock Width (ft) Number of Slips Enclosed Area (SF) Air Conditioning Property Line Offset Living Quarters in Dock Existing 18 1217 42.2 3 155* Yes 0 and 9.5 Yes Proposed 16 1200 40.5 3 48 No >10ft No *An additional 175 SF enclosed storage shed is sited 9 ft. from the shoreline. 1505 Westover Road Ÿ Austin, Texas 78703 Ÿ www.janissmithconsulting.com Ÿ TBPE Firm No. F-16978 E-2/8 4726 Bunny Run BOA engineering summary letter 6/7/20 Page 4 of 4 The new 3-slip dock will decrease the dock size and dock width and will eliminate the living quarters on the dock. It will be code-compliant in percent open, size, extension into the lake, closet size, and distance to the property line. The additional storage shed sitting on-site close to the shoreline will be removed; some access paths along with the portion of existing Dock #2 on land will be removed and restored to native plantings; and a portion of the existing access to Dock #2 will be used for the proposed dock. The increased distance of the dock from both property lines as well as decreased impervious cover on the site will improve the area in general and the shoreline ecology in particular. On behalf of the owners, Sylvia and Robert Kubiak, I ask you to grant this application for a BOA variance. If you have any questions, please feel free to contact me. Very truly yours, Janis J. Smith, P.E 1505 Westover Road Ÿ Austin, Texas 78703 Ÿ www.janissmithconsulting.com Ÿ TBPE Firm No. F-16978 E-2/9E-2/10E-2/11E-2/12