D-4 C15-2020-0066 ADV PACKET

Board of Adjustment – Nov. 9, 2020

D-4 C15-2020-0066 ADV PACKET — original pdf

Backup

Thumbnail of the first page of the PDF — Page 1 of 18 pages

BOA GENERAL REVIEW COVERSHEET CASE: C15-2020-0066 BOA DATE: November 9th, 2020 ADDRESS: 1509 E. 14th St OWNER: Josephat Valdez COUNCIL DISTRICT: 1 AGENT: Joel Aldridge ZONING: SF-3-NP (Central East Austin NP) LEGAL DESCRIPTION: N 55 OF E 15 OF LOT 6 *& N 50 OF W 19 OF LOT 5 BLK 8 OLT 36 DIV B JOHNS C R SUBD VARIANCE REQUEST: decrease the minimum rear yard setback from 10 feet to 5 feet and reduce number of required off-street parking spaces from 2 to 0. SUMMARY: erect a single-family residence ISSUES: larger heritage oak, irregular shaped lot ZONING LAND USES Site North South East West SF-3-NP P-H-NP SF-3-NP SF-3-NP SF-3-NP Single-Family Public Single-Family Single-Family Single-Family NEIGHBORHOOD ORGANIZATIONS: Austin Independent School District Austin Lost and Found Pets Austin Neighborhoods Council Bike Austin Davis-Thompson Del Valle Community Coalition East Austin Conservancy Friends of Austin Neighborhoods Homeless Neighborhood Association Neighborhood Empowerment Foundation Neighbors United for Progress Organization of Central East Austin Neighborhoods Preservation Austin SELTexas Sierra Club, Austin Regional Group D-4/1D-4/2CITY 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: 1509 E. 14th St Subdivision Legal Description: North 55' of East 15' of LOT 6 & North 50' of West 19' of LOT 5 BLK 8 OLT 36 DIV B JOHNS CR SUBDIVISION – issued Land status Determination C8I-2020-0157 Lot(s): 5 & 6 Outlot: 36 Zoning District: SF3 _ Block(s): 8 _ Division: B I/We Joel Aldridge, AIA of Aldridge Architecture Office, pllc on behalf of myself/ourselves as authorized agent for Josephat Valdez affirm that on Month September , Day 15 , Year 2020 , hereby apply for a hearing before the Board of Adjustment for consideration to (select appropriate option below): Erect Attach Complete Remodel Maintain demo existing & build new Other: Type of Structure: wood-framed, single-family structure City of Austin | Board of Adjustment General/Parking Variance Application 09/11/2015 | Page 4 of 8 D-4/3Portion of the City of Austin Land Development Code applicant is seeking a variance from: 1.) Variance from LDC sec. 25-2-492 to allow reduced rear setback from 10 to 5’ for part of the rear, proposed house. 2.) Variance from LDC sec. 25-6 Appendix A Part 1 requiring 2 off-street parking spaces for single family residences and reducing that requirement to zero off-street spaces 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: 1) Parking requirements are incompatible with a 1800 SF lot. New Driveway would impact 1/2 & 1/4 CRZ. On-street parking is reasonable when damage to tree CRZ is imminent due to cut more than 4” within CRZ of 2 heritage trees 2.) 10' rear setback for this irregularly-shaped rear lot line would limit the buildable area and result in an irregular shaped, possibly structurally complicated house. A 5’ setback for approx. ¾ width of rear house is reasonable. City allows 5’ rear setbacks in other instances. Remainder of house would be 10’ rear setback compliant. Remainder of site would be compliant with codes. Hardship a) The hardship for which the variance is requested is unique to the property in that: 1) The 1800 SF property is unusually small, 2) the rear lot line has a significant "jog" making the small lot even more irregular, 3) there is a large heritage oak on the property and another heritage tree on the adjacent lot. In preliminary review meeting city staff said they would deny building permit application showing new driveway in this location. A curb cut currently exists. Dirt parking has existed for decades. City staff comments forcing need for on-street parking. There is no other location to place a driveway given the expanse of the heritage tree’s CRZs. No garage is proposed. The lot size is less than the city’s 2,500 SF size codified in the code as defined for small lot amnesty. The lot is not developable under the current zoning regulations without these variances. The 1931 era residence will be demolished. It is non-compliant and unsafe in its current condition and needs to be replaced by the new 985 SF residence. City of Austin | Board of Adjustment General/Parking Variance Application 09/11/2015 | Page 5 of 8 D-4/4The IC will be @ 38% and all other side and front setbacks will be compliant. b) The hardship is not general to the area in which the property is located because: It's a very small irregular lot with the front parking area being prohibited for any reasonable on-site parking improvements or normal rear setback typically found with lots having a straight line across the rear property line. This combination is not found among other lots in the area. City of Austin | Board of Adjustment General/Parking Variance Application 09/11/2015 | Page 6 of 8 house to the East.D-4/5Area 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: Primarily, we are seeking the variance to simply build on the lot to the highest and best use. Our 985 SF proposed house will be consistent with other nearby small houses. A house under 1,000 SF does not adversely impact any surrounding properties and is in keeping with the nature of the Central East Austin Combined Neighborhood Plan. The house will comply with all other facets of city regulation with the exception of the requested variances listed in this application. 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: Parking is available nearby on the street. Expected need for the proposed tiny house is 1 or 2 vehicles. This is not expected to increase the local trips per day in the immediate area. The small residence will not generate any more traffic than typically associated with an owner occupied home utilizing 1-2 cars or bicycles as necessary for typical daily life. 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: Proposed use is for single- family residential, consistent with the neighborhood. We do not anticipate any unusual increase in traffic due to our proposed "tiny house." No loading of vehicles on public streets will occur and no interference of free-flow traffic will occur. 3. The granting of this variance will not create a safety hazard or any other condition inconsistent with the objectives of this Ordinance because: Parking is available nearby and it is routine for other users to park on the street. There is available parking on the street and will not create any known safety hazards nor be inconsistent with the Ordinance. Again, city staff stated they would deny a driveway way / parking area within the CRZ’s. The homeowner is left with no option but to request this parking reduction in order to get a permit for the house approved. City of Austin | Board of Adjustment General/Parking Variance Application 09/11/2015 | Page 7 of 8 D-4/64. The variance will run with the use or uses to which it pertains and shall not run with the site because: The variance will run with the single family residence as proposed and as long staff opposes any driveway improvement cut more than 4” deep in the heritage tree CRZ’s. Once cannot construct a stable driveway with a max 4” cut. The driveway would crack due to it being too thin. The cut could be a few inches deeper than 4” to make room for sand, gravel, rebar, and the correct amount of concrete @3000 Psi, but limiting the “cut” to 4” does not allow enough room to fit the necessary materials required by the (technical) transportation criteria manual. If the aforementioned rules change, then the variance shall not run with the site and instead shall be implemented accordingly. City of Austin | Board of Adjustment General/Parking Variance Application 09/11/2015 | Page 8 of 8 D-4/7Section 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: 09/15/2020 City: Austin State: TX Zip: 78751 Applicant Name (typed or printed): Joel L Aldridge, AIA Applicant Mailing Address: 924 E 53rd St Phone (will be public information): (512) 940-7068 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: 09/15/2020 City: Austin State: TX Zip: 78751 Owner Name (typed or printed): Josephat Valdez Owner Mailing Address: 928 E 53rd St Phone (will be public information): Email (optional – will be public information): Section 5: Agent Information Agent Name: Agent is applicant Agent Mailing Address: Phone (will be public information): Email (optional – will be public information): City: State: Zip: 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). 3.) I am requesting a variance from LDC section 25-2-SubChapter F-Article 2.4 rear setback from 10'-0" to 5'-0" for a portion of the rear lot line. City of Austin | Board of Adjustment General/Parking Variance Application 09/11/2015 | Page 9 of 8 by approximately 8 feet to allow a 17' setback for a single family residence.4.) I am seeking a variance from LDC section 25-2-492-D, front setback to reduce the 25' front setback D-4/8Additional Space (continued) City of Austin | Board of Adjustment General/Parking Variance Application 09/11/2015 | Page 10 of 8 proposed residence further back due to the oddly shaped rear lot line and shallow depth of the lot.The hardship is that the lot is extremely small and does not afford the opportunity to locate the HardshipReasonable UseCurrent zoning code prohibits reasonable use as the 25' front setback would limit any construction further back than the existing residence and further back than the adjacent house directly to the East.on half the lot (the lot is only 55' deep at it's greatest length). Furthermore, by taking into account side and rear setbacks, we are left with only 425 sf of buildable space. Our proposed setback is still Area CharacterOur proposed front setback is consistent with the mixed housing footprints found throughout the area and mediates between the typical setback to the West and the shallow setback to the East.There is no adverse impact on any surrounding properties that we are aware of.D-4/9City of Austin Development Services Department Land Status Determination 1995 Rule Platting Exception August 06, 2020 File Number: C8I-2020-0157 Address: 1509 E 14TH ST Tax Parcel I.D.# 0209070813 Tax Map Date: 08/06/2020 The Development Services Department has determined that this parcel, as described in the attached description and map, IS EXCEPTED FROM THE REQUIREMENT TO PLAT in accordance with the Land Development Code, Section 25-4-2(C), and is eligible to receive utility service. The parcel of land consists of five acres or less, and is described as being North 55' of the E 15' of LOT 6, and the N 50' of the W 19' of LOT 5, BLOCK 8, SUBDIV of OTLT 36, DIV in the current deed, recorded on Mar 29, 2018, in Document #2018047065, Travis County Deed Records. This parcel existed in its current configuration on January 1, 1995, as evidenced by a deed recorded on Dec 18, 1973, in Volume 4790, Page 2345, Travis County Deed Records. The parcel was lawfully receiving utility service, as defined in Section 212.012 of the Texas Local Government Code, on January 1, 1995, as evidenced by water service on Mar 25, 1931. The parcel meets the requirements of the Land Development Code for roadway frontage and is located on an existing street. Additional Notes/Conditions: NONE This determination of the status of the property is based on the application of Chapter 212, Municipal Regulation of Subdivisions and Property Development, Texas Local Government Code; and the City of Austin Land Development Code, Chapter 25-4, Subdivision. Recognition hereby does not imply approval of any other portion of the City Code or any other regulation. By: ______________________________________ Sylvia Limon, Representative of the Director Development Services Department D-4/10 File Number: C8I-2020-0157 Address: 1509 E 14th Street D-4/11ALDRIDGE ARCHITECTURE joel.aldridge.architect@g mail.com l z e d a V a i r o t c V & e o J i r o f e s u o H y n i T a t e e r t S 4 1 . E 9 0 5 1 2 0 7 8 7 X T , n i t s u A issue: BOA Variance App 09.15.2020 9 3 8 7 2 # E A B T , I E G D R D L A . L L E O J . N O E R E H R A E P P A E T A D D N A , E R U T A N G S I , ' L A E S S T C E T I H C R A S S E L N U S E S O P R U P N O I T C U R T S N O C R O T I M R E P R O F T O N . I W E V E R M R E T N I I R O F S I I S H T . I I I S N O I T A C F C E P S D N A S G N W A R D H T O B F O T S S N O C S T N E M U C O D N O I T C U R T S N O C I SITE INFO SHEET INDEX LEGAL DESCRIPTION: N 55' OF E 15' OF LOT 6 & N 50' OF W19' OF LOT 5 BLK 8 OLT36 DIV B JOHNS CR SUBD ZONING DISTRICT: SF-3 LOT AREA: 1,806 SF AREA CALCULATIONS EXISTING NEW TOTAL A.001 A.101 A.201 A.303 A.304 A.401 Architectural A.000 A.100 A.200 A.202 A.300 A.301 A.400 3D VIEWS SITE PLAN FLOOR PLAN ELEVATIONS ELEVATIONS SECTIONS COVER SHEET SITE PLAN FLOOR PLAN ROOF PLAN ELEVATIONS ELEVATIONS SECTIONS Ground Floor (Gross) 637 SF Remaining Lot 1109 SF Uncovered Deck 61 SF Total Site TOTAL FINAL Building Area % of Lot Size: 1806 SF 3613 SF 29.5% % of Lot Size 35.8% 1 2 3 Total Building Coverage Total Impervious Coverage 637 SF 2504 SF PERMIT #: 2020-000000 PR GENERAL NOTES PERFORM ALL WORK IN ACCORDANCE WITH INTERNATIONAL RESIDENTIAL CODE 2015 (WITH CITY OF AUSTIN AMMENDMENTS, REGULATIONS &... DO NOT SCALE DRAWINGS. CONTACT ARCHITECT IMMEDIATELY UPON DISCOVERY OF MISSING INFORMATION OR CONFLICTS IN DRAWING. STRUCTURAL ENGINEERING FOR ALL PARTS OF THIS PROJECT TO BE DESIGNED BY OTHERS. 4 MECH, ELEC, PLUMB, & FIRE PROTECTION ENGINEERING AS REQUIRED FOR PROJECT SHALL BE PROVIDED BY OTHERS & WILL REQUIRE COORDINATION WITH THE ARCHITECT. A.000 PROPOSED COVER SHEET D-4/12N 78° 42' 31" W 34.54' ALDRIDGE ARCHITECTURE " 8 / 5 1 - ' 5 " 8 / 1 4 - ' 0 1 " 3 - ' 1 2 " 3 - ' 7 2 " 0 - ' 6 " 6 1 / 7 7 - ' 7 1 DASHED LINE OF CARPORT ROOF Covered Carport WD COLUMN OF CARPORT ROOF, TYP OVHD ELECTRIC LINE E N I L C I R T C E L E D H V O BUILDING LINE DN Covered Wood Porch 60 SF G S 9 ° 5 1 ' 2 4 " W 5 5 2 3 . ' K C A B T E S E D I S ' 5 EXISTING EXISTING EXISTING EXISTING RESIDENCE RESIDENCE RESIDENCE RESIDENCE 545 SF K C A B T E S E D I S ' 5 N 1 0 ° 0 0 ' 0 0 " E 5 0 0 5 . ' EXISTING HOUSE .2' OVER PROPERTY LINE PER SURVEY DASHED LINE OF EAVE, TYP EXISTING EAVE 1.4' OVER PROPERTY LINE PER SURVEY 10' REAR SETBACK 10' REAR SETBACK S 78° 55' 26" E 19.24' S 79° 08' 34" E 14.99' N 11° 55' 48" E 4.99' 1 Site Plan Site Plan ---- Existing Existing Site Plan Site Plan Existing Existing 1/4" = 1'-0" NORTH PROJECT NORTH TRUE 9 3 8 7 2 # E A B T , I E G D R D L A . L L E O J . N O E R E H R A E P P A E T A D D N A , E R U T A N G S I , ' L A E S S T C E T I H C R A S S E L N U S E S O P R U P N O I T C U R T S N O C R O T I M R E P R O F T O N . I W E V E R M R E T N I I R O F S I I S H T . I I I S N O I T A C F C E P S D N A S G N W A R D H T O B F O T S S N O C S T N E M U C O D N O I T C U R T S N O C I joel.aldridge.architect@g mail.com l z e d a V a i r o t c V & e o J i r o f e s u o H y n i T a t e e r t S 4 1 . E 9 0 5 1 2 0 7 8 7 X T , n i t s u A issue: BOA Variance App 09.15.2020 A.100 EXISTING SITE PLAN D-4/13LOT AREA LOT AREA LOT AREA LOT AREA Total Site 1806 SF BUILDING AREA BUILDING AREA BUILDING AREA BUILDING AREA Ground Floor (Gross) Uncovered Deck TOTAL PROPOSED Building Area 637 SF 61 SF 697 SF PROPOSED COV'G = 38% PROPOSED F.A.R. = 58% PROPOSED F.A.R. = 58% PROPOSED F.A.R. = 58% PROPOSED F.A.R. = 58% 1806 SF x .65 = 1174 SF MAX GROUND FLOOR = 627 SF SECOND FLR = 302 SF MEZZANINE = 56 SF TOTAL PROPOSED = 985 SF OVHD ELECTRIC LINE OVHD ELECTRIC LINE N 78° 42' 31" W 34.54' 1 5' - 6" (1/2 C R Z) 7 ' - 9 " ( 1 / 4 C R Z ) " 8 / 7 3 - ' 7 1 " 6 1 / 1 1 0 1 - ' 7 3 BUILDING LINE K C A B T E S E D I S ' 5 S 9 ° 5 1 ' 2 4 " W 5 5 2 3 . ' UP PROPOSED RESIDENCE 667 SF N 1 0 ° 0 0 ' 0 0 " E 5 0 0 5 . ' K C A B T E S E D I S ' 5 R E A R S E T B A C K 5 ' - 0 " R E A R S E T B A C K 1 0 ' - 0 " S 78° 55' 26" E 19.24' S 79° 08' 34" E 14.99' N 11° 55' 48" E 4.99' 1 Site Plan Site Plan ---- Proposed Proposed Site Plan Site Plan Proposed Proposed 1/4" = 1'-0" NORTH PROJECT NORTH TRUE 9 3 8 7 2 # E A B T , I E G D R D L A . L L E O J . N O E R E H R A E P P A E T A D D N A , E R U T A N G S I , ' L A E S S T C E T I H C R A S S E L N U S E S O P R U P N O I T C U R T S N O C R O T I M R E P R O F T O N . I W E V E R M R E T N I I R O F S I I S H T . I I I S N O I T A C F C E P S D N A S G N W A R D H T O B F O T S S N O C S T N E M U C O D N O I T C U R T S N O C I ALDRIDGE ARCHITECTURE joel.aldridge.architect@g mail.com l z e d a V a i r o t c V & e o J i r o f e s u o H y n i T a t e e r t S 4 1 . E 9 0 5 1 2 0 7 8 7 X T , n i t s u A issue: BOA Variance App 09.15.2020 A.101 PROPOSED SITE PLAN D-4/14 E N I L Y T R E P O R P T N O R F E N I L Y T R E P O R P 0' - 3 7/16" 2 RIGHT SIDE Elevation RIGHT SIDE Elevation RIGHT SIDE Elevation RIGHT SIDE Elevation 1/4" = 1'-0" E N I L Y T R E P O R P . T N I R A E R E N I L Y T R E P O R P . T X E R A E R FLR 1 Wall Plate 8' - 1" NEW TO Sub FLR exist T.O. FLR 0' - 10" Framing 0' - 0" E N I L Y T R E P O R P FLR 1 Wall Plate 8' - 1" NEW TO Sub FLR exist T.O. FLR 0' - 10" Framing 0' - 0" 1 FRONT Elevation FRONT Elevation FRONT Elevation FRONT Elevation 1/4" = 1'-0" 9 3 8 7 2 # E A B T , I E G D R D L A . L L E O J . N O E R E H R A E P P A E T A D D N A , E R U T A N G S I , ' L A E S S T C E T I H C R A S S E L N U S E S O P R U P N O I T C U R T S N O C R O T I M R E P R O F T O N . I W E V E R M R E T N I I R O F S I I S H T . I I I S N O I T A C F C E P S D N A S G N W A R D H T O B F O T S S N O C S T N E M U C O D N O I T C U R T S N O C I ALDRIDGE ARCHITECTURE joel.aldridge.architect@g mail.com l z e d a V a i r o t c V & e o J i r o f e s u o H y n i T a t e e r t S 4 1 . E 9 0 5 1 2 0 7 8 7 X T , n i t s u A issue: BOA Variance App 09.15.2020 A.300 EXISTING ELEVATIONS D-4/15 E N I L Y T R E P O R P . T X E R A E R E N I L Y T R E P O R P . T N I R A E R E N I L Y T R E P O R P E D I S " 0 - ' 5 1 2 LEFT SIDE Elevation LEFT SIDE Elevation LEFT SIDE Elevation LEFT SIDE Elevation 1/4" = 1'-0" E N I L Y T R E P O R P T N O R F E N I L Y T R E P O R P E D I S FLR 1 Wall Plate 8' - 1" NEW TO Sub FLR exist T.O. FLR 0' - 10" Framing 0' - 0" FLR 1 Wall Plate 8' - 1" NEW TO Sub FLR exist T.O. FLR 0' - 10" Framing 0' - 0" 1 REAR Elevation REAR Elevation REAR Elevation REAR Elevation 1/4" = 1'-0" 9 3 8 7 2 # E A B T , I E G D R D L A . L L E O J . N O E R E H R A E P P A E T A D D N A , E R U T A N G S I , ' L A E S S T C E T I H C R A S S E L N U S E S O P R U P N O I T C U R T S N O C R O T I M R E P R O F T O N . I W E V E R M R E T N I I R O F S I I S H T . I I I S N O I T A C F C E P S D N A S G N W A R D H T O B F O T S S N O C S T N E M U C O D N O I T C U R T S N O C I ALDRIDGE ARCHITECTURE joel.aldridge.architect@g mail.com l z e d a V a i r o t c V & e o J i r o f e s u o H y n i T a t e e r t S 4 1 . E 9 0 5 1 2 0 7 8 7 X T , n i t s u A issue: BOA Variance App 09.15.2020 A.301 EXISTING ELEVATIONS D-4/1610' - 7 1/2" E N I L Y T R E P O R P T N O R F " 8 - ' 8 23' - 3 1/2" " 0 - ' 1 / " 2 " 0 - ' 1 / " 9 " 0 - ' 1 / " 9 E N I L Y T R E P O R P D N Y B E N I L Y T R E P O R P . T N I R A E R E N I L Y T R E P O R P . T X E R A E R BALCONY FLR 16' - 5" Mezzanine Sub FLR 9' - 6" NEW TO Sub FLR 0' - 10" 2 RIGHT SIDE Elevation New RIGHT SIDE Elevation New RIGHT SIDE Elevation New RIGHT SIDE Elevation New 1/4" = 1'-0" E N I L Y T R E P O R P BALCONY FLR 16' - 5" Mezzanine Sub FLR 9' - 6" NEW TO Sub FLR 0' - 10" " 0 - ' 5 1 1 FRONT Elevation New FRONT Elevation New FRONT Elevation New FRONT Elevation New 1/4" = 1'-0" 9 3 8 7 2 # E A B T , I E G D R D L A . L L E O J . N O E R E H R A E P P A E T A D D N A , E R U T A N G S I , ' L A E S S T C E T I H C R A S S E L N U S E S O P R U P N O I T C U R T S N O C R O T I M R E P R O F T O N . I W E V E R M R E T N I I R O F S I I S H T . I I I S N O I T A C F C E P S D N A S G N W A R D H T O B F O T S S N O C S T N E M U C O D N O I T C U R T S N O C I ALDRIDGE ARCHITECTURE joel.aldridge.architect@g mail.com l z e d a V a i r o t c V & e o J i r o f e s u o H y n i T a t e e r t S 4 1 . E 9 0 5 1 2 0 7 8 7 X T , n i t s u A issue: BOA Variance App 09.15.2020 A.303 PROPOSED ELEVATIONS D-4/17 D N Y B E N I L Y T R E P O R P . T N I R A E R E N I L Y T R E P O R P . T X E R A E R " 0 - ' 7 1 " 0 - ' 5 1 E N I L Y T R E P O R P E D I S 26' - 9" ALDRIDGE ARCHITECTURE BALCONY FLR 16' - 5" joel.aldridge.architect@g mail.com 9 3 8 7 2 # E A B T , I E G D R D L A . L L E O J . N O E R E H R A E P P A E T A D D N A , E R U T A N G S I , ' L A E S S T C E T I H C R A S S E L N U S E S O P R U P N O I T C U R T S N O C R O T I M R E P R O F T O N . I W E V E R M R E T N I I R O F S I I S H T . I I I S N O I T A C F C E P S D N A S G N W A R D H T O B F O T S S N O C S T N E M U C O D N O I T C U R T S N O C I l z e d a V a i r o t c V & e o J i r o f e s u o H y n i T a t e e r t S 4 1 . E 9 0 5 1 2 0 7 8 7 X T , n i t s u A issue: BOA Variance App 09.15.2020 A.304 PROPOSED ELEVATIONS E N I L Y T R E P O R P T N O R F E N I L Y T R E P O R P E D I S Mezzanine Sub FLR 9' - 6" NEW TO Sub FLR 0' - 10" 2 LEFT SIDE Elevation New LEFT SIDE Elevation New LEFT SIDE Elevation New LEFT SIDE Elevation New 1/4" = 1'-0" BALCONY FLR 16' - 5" Mezzanine Sub FLR 9' - 6" NEW TO Sub FLR 0' - 10" " 0 - ' 5 1 1 REAR Elevation New REAR Elevation New REAR Elevation New REAR Elevation New 1/4" = 1'-0" D-4/18