D-5 C15-2020-0068 ADV PACKET — original pdf

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BOA GENERAL REVIEW COVERSHEET CASE: C15-2020-0068 BOA DATE: November 9th, 2020 ADDRESS: 3115 Westlake Dr OWNER: Peter Huff COUNCIL DISTRICT: 10 AGENT: Courtney Mogonye-McWhorter ZONING: LA / SF-3 LEGAL DESCRIPTION: ABS 21 SUR 1 SPARKS W ACR 2.69 VARIANCE REQUEST: reduce shoreline setback from 75 ft. to 15 ft. and increase impervious cover from 35% to 40% SUMMARY: erect a Single-Family Guest House ISSUES: main body and canal which each requires 75 ft. shoreline setback ZONING LAND USES Site North South East West LA / SF-3 LA / SF-3 LA / SF-3 LA / SF-3 LA – SF-3 Lake Austin / Single-Family Lake Austin / Single-Family Lake Austin / Single-Family Lake Austin / Single-Family Lake Austin / Single-Family NEIGHBORHOOD ORGANIZATIONS: Austin Lost and Found Pets Austin Neighborhoods Council Bike Austin City of Rollingwood Friends of Austin Neighborhoods Neighborhood Empowerment Foundation Preservation Austin SELTexas Save Our Springs Alliance Sierra Club, Austin Regional Group TNR – BCP Travis County Natural Resources The Island on Westlake Owners Association D-5/1! ! ± SUBJECT TRACT PENDING CASE ! ! ZONING BOUNDARY NOTIFICATIONS CASE#: LOCATION: C15-2020-0068 3115 Westlake Dr 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 and represents only the approximate relative location of property boundaries. 1 " = 333 ' This product has been produced by CTM for the sole purpose of geographic reference. No warranty is made by the City of Austin regarding specific accuracy or completeness. D-5/2CITY 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 3115 Westlake Drive, Austin, Texas 78746 2.69 acres of land as further described on Addendum A Courtney Mogonye-McWhorter (Sprouse Law) Peter Huff October 8 2020 single family residential guest house D-5/3Portion of the City of Austin Land Development Code applicant is seeking a variance from: Applicant is seeking a variance from Section 25-2-551(B), LA shoreline reduction, as to the ____________________________________________________________________________ canal only from 75' to 15' and a variance from Section 25-2-551(C)(3)(a) to increase the allowed ____________________________________________________________________________ impervious cover from 35% to 40% ____________________________________________________________________________ ____________________________________________________________________________ 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: The property was set out in its current configuration prior to 1951. The property is ____________________________________________________________________________ approximately 167' wide with a canal that covers an area of 16,757 square feet. The shoreline ____________________________________________________________________________ setback is measured 75' from all points along both the shoreline of Lake Austin and the canal, ____________________________________________________________________________ making this unique property unreasonably limited for its intended purpose of residential use ____________________________________________________________________________ when it zoned A zoning (current SF-2) to LA in 1984. Applicant seeks to construct an ____________________________________________________________________________ accessory structure (guest house) which is a fair and reasonable use in the Lake Austin zoning ____________________________________________________________________________ category, as that category specifically prescribes development of a residential nature. ____________________________________________________________________________ Hardship a) The hardship for which the variance is requested is unique to the property in that: The site has a main body and a canal feature which requires a 75' setback from each. Having ____________________________________________________________________________ both features is rare. When the canal was created the shoreline setback did not exist. Now a ____________________________________________________________________________ significant portion of the useable property is lost to net site area deduction from the canal. With ____________________________________________________________________________ the Property's configuration, the only logical place to construct the guest house would be limited ____________________________________________________________________________ to approximately 18' in width under the canal 75' setback and requires a long driveway. (Cont'd) ____________________________________________________________________________ b) The hardship is not general to the area in which the property is located because: Man-made inlets on private lots are not general to the area, but are rather the exception. There ____________________________________________________________________________ are a few examples of them along Lake Austin, each of which poses significant development ____________________________________________________________________________ constraints to the property. The Board has consistently recognized these constraints on similar ____________________________________________________________________________ properties. Additionally, the length of the Property coupled with the man-made inlets requires ____________________________________________________________________________ an overly long driveway to access the guest house. ____________________________________________________________________________ City of Austin | Board of Adjustment General/Parking Variance Application 09/11/2015 | Page 5 of 8 D-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 proposed construction is limited to a accessory structure (guest house), which is common ____________________________________________________________________________ along Lake Austin and allowed within the LA zone district. The existing house and proposed ____________________________________________________________________________ construction has a lower impact on the area than neighboring properties given the smaller scale ____________________________________________________________________________ of both the existing house and proposed guest house. There will be no adverse impacts on ____________________________________________________________________________ adjacent property. ____________________________________________________________________________ ____________________________________________________________________________ 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 D-5/5D-5/6D-5/7D-5/8D-5/9D-5/10D-5/11D-5/12D-5/13D-5/14D-5/15D-5/16D-5/17D-5/18D-5/19D-5/20D-5/21D-5/22D-5/23D-5/24D-5/25D-5/26D-5/27D-5/28D-5/29 I N O T A M R O F N I I T C E T H C R A L A E S I N O T A C O L & E M A N T C E O R P J S N O I S I V E R I N O T A M R O F N I T E E H S e c n e d s e R i f f u H 6 4 7 8 7 X T , n i t s u A , e v I r D e k a l t s e W 5 1 1 3 Revision List No. Date Description ASP-01 D-5/30D-5/31D-5/32