C-5 C15-2020-0048 ADV PACKET — original pdf

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BOA GENERAL REVIEW COVERSHEET CASE: C15-2020-0048 BOA DATE: September 14th, 2020 COUNCIL DISTRICT: 3 AGENT: James Flowers ADDRESS: 4700 Milburn Ln OWNER: Emelie Henzel ZONING: SF-3-NP (Govalle NP) LEGAL DESCRIPTION: LOT 5 GULLETT GARDENS NO 3 VARIANCE REQUEST: Change of use of primary structure to Two-Family and rear structure to Primary residence SUMMARY: erect a Two-Family Residential use ISSUES: two large protected trees ZONING LAND USES Site North South East West SF-3-NP SF-3-NP SF-3-NP SF-3-NP SF-3-NP 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 Del Valle Community Coalition East Austin Conservancy El Concilio Mexican-American Neighborhoods Friends of Austin Neighborhoods Govalle Neighborhood Association Govalle/Johnston Terrace Neighborhood Plan Contact Team Guadalupe Development Development Corporation Homeless Neighborhood Association Neighborhood Empowerment Foundation Neighbors United For Progress Preservation Austin SELTexas Sierra Club, Austin Regional Group C-5/1 C-5/2Board of Adjustment General/Parking Variance Application DevelopmentATX.com | Phone: 311 (or 512-974-2000 outside Austin) For submittal and fee information, see austintexas.gov/digitaldevelopment 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: __________________________________________________________________ 4700 Milburn Lane, Austin, TX 78702 Subdivision Legal Description: Lot 5 Gullett Gardens No 3 ____________________________________________________________________________ ____________________________________________________________________________ Lot(s): _________________________________ Block(s): _____________________________ Outlot: _________________________________ Division: _____________________________ Zoning District: ___________________________________________________________________ SF3 I/We ________________________________________________ on behalf of myself/ourselves as James Flowers authorized agent for ________________________________________________ affirm that on Emelie Henzel Month August , Day 10 , Year 2020 , 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: ______________________________________________________________ Single-Family Home City of Austin | Board of Adjustment General/Parking Variance Application 6/26/20 | Page 4 of 8 C-5/3 Portion of the City of Austin Land Development Code applicant is seeking a variance from: I am requesting a variance from Land Development Code Section 25-2-774 (C)(2)(a) (TWO-FAMILY ____________________________________________________________________________ RESIDENTIAL USE) for a SF-3-NP residential property for a secondary apartment location at least 10 feet ____________________________________________________________________________ to the rear or side of the principal structure (required) to a secondary apartment location at least 10 feet to the front the principal structure (requested). The variance would apply to the current structure, which ____________________________________________________________________________ would be converted to an accessory dwelling unit. A new single-family home would be built in the rear ____________________________________________________________________________ of the lot as the principal structure 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: Two large, protected trees near the front of the lot, on either side of the existing structure on the lot, ____________________________________________________________________________ make it exceedingly difficult to build any new structures or improvements, due to the size of the critical ____________________________________________________________________________ root zones of these two trees. The lot's zoning allows the construction of a primary home and accessory ____________________________________________________________________________ unit. The existing structure is small enough to fall under Accessory Dwelling Unit rules, except for the ____________________________________________________________________________ portion of the code for which we are requesting a variance (which requires the ADU to be either to the rear or side of the primary structure). The existing structure's location on the lot makes any ____________________________________________________________________________ construction to the rear or side impossible, and the protected trees make expansion of the current ____________________________________________________________________________ house very difficult. ____________________________________________________________________________ Hardship a) The hardship for which the variance is requested is unique to the property in that: The location of the two large trees towards the front of the lot *and* on either side of the existing structure, in addition to the original owner's choice to build the primary structure at the front of the lot, makes this hardship unique to this lot. Other property owners in the area do not have the same number or size of trees on their lots, especially located in the same restrictive areas on their lots. ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ b) The hardship is not general to the area in which the property is located because: ____________________________________________________________________________ This property is the only one in the area that is flanked on both sides by protected trees. All other lots with existing structures either have no protected trees, or have a single tree on one side or the other ____________________________________________________________________________ (allowing them to plan construction around the existing trees to protect them without demolishing ____________________________________________________________________________ existing structures). The two trees on this property flanking an existing structure significantly limits the ____________________________________________________________________________ options for utilizing this lot. ____________________________________________________________________________ City of Austin | Board of Adjustment General/Parking Variance Application 6/26/20 | Page 5 of 8 C-5/4 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: The only variance requested is allowing a "swap” of the standard location for the primary residence and ____________________________________________________________________________ the accessory dwelling unit on this property. If this variance is approved, the current structure (built in ____________________________________________________________________________ the 1940’s) will remain as-is at the front of the lot and will become the ADU; a new, larger structure will be built at the back of the lot to serve as the primary residence. This will actually *preserve* the ____________________________________________________________________________ character of the area because the older, more traditional house will continue to stand at the front of the ____________________________________________________________________________ property, and all existing trees (both protected and non-protected) will be maintained where they are ____________________________________________________________________________ without unnecessary damage. ____________________________________________________________________________ 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 6/26/20 | Page 6 of 8 C-5/5 Section 3: Applicant Certificate I affirm that my statements contained in the complete application are true and correct to the best of my knowledge and belief. Applicant Signature: ____________________________________________ Date: _____________ 10 Aug 2020 Applicant Name (typed or printed): ___________________________________________________ James Flowers Applicant Mailing Address: __________________________________________________________ 4700 Milburn Lane City: ________________________________________ State: ________________ Zip: _______ 78702 Austin TX Phone (will be public information): ____________________________________________________ 774-836-5390 Email (optional – will be public information): _________________________ Section 4: Owner Certificate I affirm that my statements contained in the complete application are true and correct to the best of my knowledge and belief. Owner Signature: ______________________________________________ Date: _____________ 10 Aug 2020 Owner Name (typed or printed): ______________________________________________________ Emelie Henzel Owner Mailing Address: ____________________________________________________________ 4700 Milburn lane City: ________________________________________ State: ________________ Zip: _______ 78702 Austin TX Phone (will be public information): ____________________________________________________ 573-808-1488 Email (optional – will be public information): _ ______________________ Section 5: Agent Information Agent Name: ____________________________________________________________________ Agent Mailing Address: ____________________________________________________________ City: ________________________________________ State: ________________ Zip: _______ Phone (will be public information): ____________________________________________________ Email (optional – will be public information): ____________________________________________ Section 6: Additional Space (if applicable) Please use the space below to provide additional information as needed. To ensure the information is referenced to the proper item, include the Section and Field names as well (continued on next page). Section 2 - Reasonable Use - The SF3 zoning for the lot allows the construction of a primary residence _______________________________________________________________________________ and an accessory dwelling unit. The combination of the location and size of the two protected trees with the ADU restrictions on location on the lot mean that either the size of the second structure would have _______________________________________________________________________________ to be significantly restricted (since the second structure would have to be the "ADU”) *or* the entire _______________________________________________________________________________ existing house would have to be demolished (likely harming the trees unnecessarily and requiring a _______________________________________________________________________________ large portion of the front of the lot to be unused, and harming the character of the lot and the surrounding area). City of Austin | Board of Adjustment General/Parking Variance Application 6/26/20 | Page 7 of 8 C-5/6 Additional Space (continued) (continued) The owner's preference is to maintain the entire front of the lot (protected trees, unprotected _______________________________________________________________________________ trees, and existing structure) as-is, and building a new primary residence in the large open space in the _______________________________________________________________________________ rear of the lot. The requested variance would allow that _______________________________________________________________________________ _______________________________________________________________________________ Section 2 - Area Character - The above-mentioned maintaining of the existing front half of the lot would retain the existing character of the lot and surrounding area exactly. The new structure would be placed _______________________________________________________________________________ further back in the rear of the lot, without harming any trees and without requiring the demolition of the _______________________________________________________________________________ 1940's era bungalow at the front. _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ City of Austin | Board of Adjustment General/Parking Variance Application 6/26/20 | Page 8 of 8 C-5/7C-5/8C-5/9One Texas Center | 505 Barton Springs Road, Austin, TX 78704 | 512.978-4000 Property Profile Report General Information Location: Parcel ID: Grid: 4700 MILBURN LN 0202160152 ML21 Planning & Zoning *Right click hyperlinks to open in a new window. Future Land Use (FLUM): Single Family Regulating Plan: No Regulating Plan Zoning: Zoning Cases: Zoning Ordinances: Zoning Overlays: SF-3-NP None: 030327-11a Infill Options: Small Lot Amnesty Infill Option Neighborhood Restricted Parking Areas: -- Mobile Food Vendors: Historic Landmark: -- -- Urban Roadways: Yes Airport Overlay: CONTROLLED COMPATIBLE LAND USE AREA ADU Approximate Area Reduced Parking Neighborhood Planning Areas: GOVALLE Residential Design Standards: LDC/25-2-Subchapter F Selected Sign Ordinances Zoning Map Zoning Guide The Guide to Zoning provides a quick explanation of the above Zoning codes, however, the Development Assistance Center provides general zoning assistance and can advise you on the type of development allowed on a property. Visit Zoning for the description of each Base Zoning District. For official verification of the zoning of a property, please order a Zoning Verification Letter. General information on the Neighborhood Planning Areas is available from Neighborhood Planning. Environmental Fully Developed Floodplain: FEMA Floodplain: City of Austin Fully Developed 100-Year Floodplain, City of Austin Fully Developed 25 -Year Floodplain 0.2 PCT ANNUAL CHANCE FLOOD HAZARD, AE Current Imagery Austin Watershed Regulation Areas: URBAN Watershed Boudaries: Creek Buffers: Boggy Creek CWQZ Edwards Aquifer Recharge Zone: Edwards Aquifer Recharge Verification Zone: Erosion Hazard Zone Review Buffer: No No Yes Political Boundaries Jurisdiction: AUSTIN FULL PURPOSE Council District: 3 County: TRAVIS School District: Austin ISD Community Registry: Vicinity Map Austin Independent School District, Austin Lost and Found Pets, Austin Neighborhoods Council, Bike Austin, Del Valle Community Coalition, East Austin Conservancy, El Concilio Mexican-American Neighborhoods, Friends of Austin Neighborhoods, Gardens Neighborhood Assn. (The), Govalle Neighborhood Association, Govalle/Johnston Terrace Neighborhood Plan Contact Team, Guadalupe Neighborhood Development Corporation, Homeless Neighborhood Association, Neighborhood Empowerment Foundation, Neighbors United for Progress, Preservation Austin, SELTexas, Sierra Club, Austin Regional Group The Information on this report has been produced by the City of Austin as a working document and is not warranted for any other use. No warranty is made by the City regarding its accuracy or completeness. Date created: 8/9/2020 C-5/10Legend Jurisdiction FULL PURPOSE LIMITED PURPOSE EXTRATERRITORIAL JURISDICTION 2 MILE ETJ AGRICULTURAL AGREEMENT OTHER CITY LIMITS OTHER CITIES ETJ 0.1 0 0.04 0.1 Miles NAD_1983_StatePlane_Texas_Central_FIPS_4203_Feet Date Printed: 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. This product has been produced by the City of Austin for the sole purpose of geographic reference. No warranty is made by the City of Austin regarding specific accuracy or completeness. 1: 2,400 Notes C-5/11 Advance Packet Case: C15-2020-0048 4700 Milburn Lane, Austin, TX 78702 C-5/12Current Survey C-5/13Draft Site Plan C-5/14Protected Trees New Primary Residence (If variance approved) Existing Home C-5/15F(cid:85)(cid:82)(cid:81)(cid:87) (cid:82)(cid:73) P(cid:85)(cid:82)(cid:83)(cid:72)(cid:85)(cid:87)(cid:92) R(cid:72)a(cid:85) (cid:82)(cid:73) P(cid:85)(cid:82)(cid:83)(cid:72)(cid:85)(cid:87)(cid:92) C-5/16P(cid:72)ca(cid:81) T(cid:85)(cid:72)(cid:72) - W(cid:72)(cid:86)(cid:87) / L(cid:72)(cid:73)(cid:87) S(cid:76)(cid:71)(cid:72) C-5/17C(cid:92)(cid:83)(cid:85)(cid:72)(cid:86)(cid:86) T(cid:85)(cid:72)(cid:72) - Ea(cid:86)(cid:87) / R(cid:76)(cid:74)(cid:75)(cid:87) S(cid:76)(cid:71)(cid:72) C-5/18O(cid:83)(cid:72)(cid:81) A(cid:85)(cid:72)a - R(cid:72)a(cid:85) (cid:82)(cid:73) P(cid:85)(cid:82)(cid:83)(cid:72)(cid:85)(cid:87)(cid:92) C-5/19