D-3 C15-2020-0080 ADV PACKET PART1

Board of Adjustment – Dec. 14, 2020

D-3 C15-2020-0080 ADV PACKET PART1 — original pdf

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BOA GENERAL REVIEW COVERSHEET CASE: C15-2020-0080 BOA DATE: December 14th, 2020 ADDRESS: 2111 Wilson St OWNER: Paul Bielamowicz COUNCIL DISTRICT: 9 AGENT: N/A ZONING: SF-3-NP (Bouldin Creek) LEGAL DESCRIPTION: N46.14X115FT BLK 2 DOUGHTY SUBD VARIANCE REQUEST: reduce interior side yard setback from 5 ft. to 2 ft. and rear setback from 10 ft. to 0.1 ft. SUMMARY: remodel detached garage ISSUES: heritage oak tree ZONING LAND USES Site SF-3-NP North MF-3-NP SF-3-NP South East SF-3-NP SF-3-NP West Single-Family Multi-Family Single-Family Single-Family Single-Family NEIGHBORHOOD ORGANIZATIONS: Austin Independent School District Austin Lost and Found Pets Austin Neighborhoods Council Bike Austin Bouldin Creek Neighborhood Association Bouldin Creek Neighborhood Planning Team Friends of Austin Neighborhoods Homeless Neighborhood Association Neighborhood Empowerment Foundation Preservation Austin SELTexas Sierra Club, Austin Regional Group South Central Coalition D-3/1! ! ± SUBJECT TRACT PENDING CASE ! ! ZONING BOUNDARY NOTIFICATIONS CASE#: LOCATION: C15-2020-0080 2111 WILSON STREET 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 " = 157 ' 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-3/2Board of Adjustment General/Parking Variance Application - - - For Office Use Only Case # __________________ ROW # ___________________ Tax # ____________________ Section 1: Applicant Statement Street Address: __________________________________________________________________ 2111 Wilson Street, Austin, TX 78704 N46.14X115FT BLK 2 DOUGHTY SUBD; 0.122 acre of Block 2, of Doughty's Subdivision, in deed recorded in Document #2008157888 of the Travis County Deed Records on Sep 22, 2008 ____________________________________________________________________________ ____________________________________________________________________________ _________________________________ _____________________________ _________________________________ _____________________________ ___________________________________________________________________ SF-3 NP, Bouldin Creek ________________________________________________ Paul Bielamowicz ________________________________________________ Paul Bielamowicz (myself) November 4 2020 ____________ ______________________________________________________________ Wood framed, single story detached garage / accessory structure. | Board of Adjustment General/Parking Variance Application 6/26/20 | Page 4 of 8 D-3/3 ____________________________________________________________________________ I am requesting a variance from Land Development Code section 25-2-492 Site Development Regulations, for an accessory structure on an SF-3-NP residential property to allow a Rear ____________________________________________________________________________ Yard setback (10ft required, 5ft for accessory structures) to be 0.1ft (requested) as well as a Side Yard setback (5 ft required) to be 2ft (requested). ____________________________________________________________________________ ____________________________________________________________________________ Section 2: Variance Findings LDC 25-2-893 allows for vehicle storage, and similarly zoned properties (SF-3-NP) with similar sized lots are allowed to have a garage. There is a heritage oak tree (>24") on this property, and per LDC 25-8 Subchapter B protecting the critical root zone of the tree, the existing noncompliant garage on this property cannot be reasonably relocated outside of the 5' zoning setback for an accessory structure. If the entire encroaching portion of the garage was removed, the remaining structure (~12') would not be deep enough to reasonably store a vehicle. Allowing the existing structure to remain in the setback does not provide a special privilege, but provides equal opportunity for vehicle storage that other properties enjoy. ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ a) b) The garage cannot be relocated out of the setback as there is a heritage oak tree (>24") that constitutes a hardship restricting construction in the area outside of the setback. Constructing a new foundation out of the setback would disturb the 1/2 critical root zone of the heritage tree, which is not allowed per City codes and administrative rules under LDC 25-8, Subchapter B. ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ A similar sized property that does not have a heritage oak tree in this location would not have this hardship, and could reasonably construct a new garage structure outside of the setbacks. The heritage oak tree on this property, in it's location relative to the existing garage and driveway, is a unique hardship to this property. ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ | Board of Adjustment General/Parking Variance Application 6/26/20 | Page 5 of 8 D-3/4 - The proposed renovations do not increase the size or height of the structure, and do not change the use of the structure. The proposed exterior materials are lap siding, to match the craftsman style house, which is consistent with the bungalow/craftsman look of the homes on the street. Keeping the structure in it's existing location, on the existing foundation, has the least impact to the heritage oak tree which is an asset to the neighborhood, and provides shade for neighboring properties as well. ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ - 1. 2. 3. 4. This application is only requesting variance under section 25-2-963 - Modification and Maintenance of Non-Complying Structures, and is not seeking a parking variance under chapter 25-6. ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ | Board of Adjustment General/Parking Variance Application 6/26/20 | Page 6 of 8 D-3/5Section 3: Applicant Certificate ____________________________________________ _____________ 11/04/2020 ___________________________________________________ Paul Bielamowicz __________________________________________________________ 2111 Wilson Street ________________________________________ Austin ________________ TX _______ 78704 ____________________________________________________ (512) 484-3990 _____________________________ Section 4: Owner Certificate ______________________________________________ _____________ 11/04/2020 ______________________________________________________ Paul Bielamowicz ____________________________________________________________ 2111 Wilson Street ________________________________________ Austin ________________ TX _______ 78704 ____________________________________________________ (512) 484-3990 ______________________________ Section 5: Agent Information ____________________________________________________________________ ____________________________________________________________ ________________________________________ ________________ _______ ____________________________________________________ ____________________________________________ Section 6: Additional Space (if applicable) _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ The existing structure dates back to the 1930's (see Exhibit A Survey and Exhibit B Photos). The goals of my project are to repair the exterior to keep critters & weather out, improve the appearance, upgrade power for an electric car charger, and move the back wall off of my neighbor's property. There are unique circumstances given the property boundary issue, the existing nonconforming condition at the rear & side setbacks, and the adjacent heritage oak tree. | Board of Adjustment General/Parking Variance Application 6/26/20 | Page 7 of 8 D-3/6I met with CoA Residential Plan Review on Dec 6, 2019 to discuss these issues and plan a solution _______________________________________________________________________________ for my project. Attendees at that meeting included Will Clifton, Ricardo Leal, Jim Gobel and Emily _______________________________________________________________________________ Layton. The plan reviewers noted that in order for a permit to be issued, I would need to address _______________________________________________________________________________ the boundary issue. The existing East wall is 0.9' over the property line (see Exhibit A Survey). _______________________________________________________________________________ We discussed the option of building a new structure out of the setback, but it was noted in the _______________________________________________________________________________ meeting that I could not create a new foundation within the 1/2 critical root zone of the heritage _______________________________________________________________________________ tree, and the plan reviewers acknowledged that the heritage tree posed a unique hardship (see Exhibit C - Site Plan showing the tree location). _______________________________________________________________________________ _______________________________________________________________________________ I then proposed to construct a new East wall 14" West of the prior wall location, to eliminate the _______________________________________________________________________________ boundary issue so that the entire structure would be completely on my property (see Exhibit D - _______________________________________________________________________________ Simplified Plan Sketch). Per the plan review meeting, the interpretation of LDC section _______________________________________________________________________________ 25-2-963-B.1.a was that I was still keeping more than 50% of the perimeter walls of the structure, _______________________________________________________________________________ as the other three walls would remain in their existing locations, and thus the structure could maintain it's existing non-complying status, and the new East wall could be re-built within the _______________________________________________________________________________ setback. Calculations of these wall percentage were included with the permit application. Based _______________________________________________________________________________ on the interpretation noted above, I submitted plans and received a building permit: Permit _______________________________________________________________________________ #2020-113967 BP, issued on 10/8/2020. Attached are copies of both the permit (marked as Exhibit _______________________________________________________________________________ E) and the red-stamped approved plans (marked as Exhibit F). PreCon and Layout inspections _______________________________________________________________________________ were held on 10/12/2020, and my contractor started construction. The framing work has been _______________________________________________________________________________ mostly completed, and a new East wall is already framed 14" West of the prior East wall location, moving the structure off of my neighbor's property (see photos marked Exhibit G). _______________________________________________________________________________ _______________________________________________________________________________ On Oct 26th, I received an e-mail from John Richards with Residential Plan Review (marked as _______________________________________________________________________________ Exhibit H) noting "it has been brought to my attention that this project should not have been _______________________________________________________________________________ approved due to section B4 of 25-2-963", and "a revision will need to be submitted and a variance _______________________________________________________________________________ requested for the structure to remain in the rear setback". Based on this e-mail, the permit was _______________________________________________________________________________ changed to inactive status, and construction has stopped. I had a follow-up conversation with John Richards and his supervisor Susan Barr on 10/28/2020, where they reiterated the need for the _______________________________________________________________________________ variance, but noted that they believed that the heritage tree poses a real hardship and presents a _______________________________________________________________________________ valid reason for a variance. _______________________________________________________________________________ _______________________________________________________________________________ I am hereby requesting this variance to LDC section 25-2-963 Modification and Maintenance of _______________________________________________________________________________ Noncomplying Structures, as documented in this Variance Application. _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ | Board of Adjustment General/Parking Variance Application 6/26/20 | Page 8 of 8 D-3/7D-3/8D-3/9D-3/10D-3/11D-3/12D-3/13D-3/14D-3/15D-3/16D-3/17D-3/18