D-5 C15-2021-0067 ADV PACKET — original pdf

Backup

BOA GENERAL REVIEW COVERSHEET VARIANCE REQUEST: decrease the minimum lot size requirement from 5,750 square feet (required) to 5,500 square feet CASE: C15-2021-0067 BOA DATE: July 12th, 2021 ADDRESS: 2003 Arpdale St OWNER: Scott Jacobs COUNCIL DISTRICT: 5 AGENT: N/A ZONING: SF-3 LEGAL DESCRIPTION: W 55FT OF LOT 16 BLK 8 RABB INWOOD HILLS SUMMARY: maintain an existing Residence and Accessory Structure ISSUES: most properties in this subdivision were platted in the 40’s or 50’s ZONING LAND USES SF-3 SF-3 Site North South LO East West SF-3 SF-3 Single-Family Residential Single-Family Residential Limited Office Single-Family Residential Single-Family Residential NEIGHBORHOOD ORGANIZATIONS: Austin Independent School District Austin Lost and Found Pets Austin Neighborhoods Council Friends of Austin Neighborhoods Homeless Neighborhood Association Neighborhood Empowerment Foundation Perry Grid 614 Preservation Austin SELTexas Save Our Springs Alliance Sierra Club, Austin Regional Group South Central Coalition TNR BCP – Travis County Natural Resources Zilker Neighborhood Association D-5/1R A B B G LE N D E V E R N E A R P D A LE M O N T C L A I R E R O B R N A N A L A C A S A R A M A L B L U E B O N N E T ! ! ± SUBJECT TRACT PENDING CASE ! ! ! ! ZONING BOUNDARY NOTIFICATIONS CASE#: LOCATION: C15-2021-0067 2003 ARPDALE ST 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 " = 163 ' 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. FR AZIE R RIS R U B TO R U L C E D D-5/2Board of Adjustment General/Parking Variance Application - - - For Office Use Only Case # __________________ ROW # ___________________ Tax # ____________________ Section 1: Applicant Statement Street Address: __________________________________________________________________ 2003 Arpdale St. ____________________________________________________________________________ W 55 ft of Lot 16 Blk 8 Rabb Inwood Hills ____________________________________________________________________________ _________________________________ W 55 ft of Lot 16 _____________________________ 8 _________________________________ _____________________________ ___________________________________________________________________ SF-3 ________________________________________________ Scott Jacobs ________________________________________________ Scott Jacobs May 26 2021 ______________________________________________________________ An existing house and accessory structure ____________ | Board of Adjustment General/Parking Variance Application 6/26/20 | Page 4 of 8 D-5/3____________________________________________________________________________ § 25-2-492 (Site development regulations) to decrease the minimum lot size from 5,750 square ____________________________________________________________________________ feet (required/permitted) to 5,500 square feet (requested/existing) ____________________________________________________________________________ ____________________________________________________________________________ Section 2: Variance Findings ____________________________________________________________________________ City staff have determined that a variance from the minimum lot size is required before building ____________________________________________________________________________ and plumbing permits can be issued and finalized to correct previous work without a permit, ____________________________________________________________________________ bring the property up to code, and repair damage from the recent freeze. Reference BP 2017 ____________________________________________________________________________ 74166 (On Hold), PP 2017 74166 (On Hold). ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ a) b) ____________________________________________________________________________ Most properties in the subdivision were platted in the forties or fifties at 6,000 square feet or ____________________________________________________________________________ more, and so they were unaffected when the minimum lot size of 5750 sf went into effect. It ____________________________________________________________________________ appears, however, that sometime after the house and garage were built, a portion of this lot ____________________________________________________________________________ was sold. The resulting deficiency was not recognized until about 5 years ago. This ____________________________________________________________________________ circumstance is unique within this area. ____________________________________________________________________________ Most properties in the subdivision were platted in the forties or fifties at 6,000 square feet or more and built out with modest houses that meet the current SF3 site development standards. ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ | Board of Adjustment General/Parking Variance Application 6/26/20 | Page 5 of 8 D-5/4____________________________________________________________________________ The purpose of the variance is to maintain the existing structures and bring the property into ____________________________________________________________________________ compliance with current regulations. That will include closing an unpermitted curb cut, removing ____________________________________________________________________________ an unpermitted kitchen sink, providing two code-compliant parking spaces, removing a storage ____________________________________________________________________________ shed in the rear easement as directed by Austin Energy, and reducing excessive impervious ____________________________________________________________________________ cover and building cover, which should serve to restore the property’s compatibility with ____________________________________________________________________________ adjacent properties. - - 1. 2. 3. 4. ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ | Board of Adjustment General/Parking Variance Application 6/26/20 | Page 6 of 8 D-5/5Section 3: Applicant Certificate Digitally signed by Scott Jacobs Scott Jacobs ____________________________________________ Date: 2021.05.26 15:50:00 -05'00' _____________ 05/26/2021 ___________________________________________________ Scott Jacobs __________________________________________________________ 2003 Arpdale St. ________________________________________ Austin ________________ TX _______ 78704 ____________________________________________________ (512) 765-5226 ____________________________________________ Section 4: Owner Certificate Scott Jacobs ______________________________________________ Digitally signed by Scott Jacobs Date: 2021.05.26 15:50:50 -05'00' _____________ 05/26/2021 ______________________________________________________ Scott Jacobs ____________________________________________________________ Same as above. ________________________________________ ________________ _______ ____________________________________________________ ____________________________________________ Section 5: Agent Information ____________________________________________________________________ ____________________________________________________________ ________________________________________ ________________ _______ ____________________________________________________ ____________________________________________ Section 6: Additional Space (if applicable) _______________________________________________________________________________ The variance request is to allow the City to issue plumbing and building permits so that the owner _______________________________________________________________________________ may move forward with repairs and address previous code violations in an SF-3 zoning district. The _______________________________________________________________________________ property will not be used for two-family use and will only be occupied as a single dwelling. Separate _______________________________________________________________________________ designations for A and B units will be removed from the address. | Board of Adjustment General/Parking Variance Application 6/26/20 | Page 7 of 8 D-5/6_______________________________________________________________________________ In addition to repairs of freeze damage, work will include, closing an unpermitted curb cut, _______________________________________________________________________________ removing an unpermitted kitchen sink, relocating a storage shed from the rear easement as _______________________________________________________________________________ directed by Austin Energy, providing two code-compliant parking spaces, reducing impervious _______________________________________________________________________________ cover to less than 45% and building cover to less than 40%, and passing final inspections. _______________________________________________________________________________ _______________________________________________________________________________ A new sewer line to the house has already been installed and inspected by the city. _______________________________________________________________________________ The deck on the back side of the main house has already been removed. _______________________________________________________________________________ A 48 sf portable shed has already been relocated, as required by Austin Energy. _______________________________________________________________________________ _______________________________________________________________________________ Building cover will be reduced to 40% by _______________________________________________________________________________ 1. Reducing the size of the covered roof from the rear deck. _______________________________________________________________________________ _______________________________________________________________________________ Impervious cover will be reduced to 45% by: _______________________________________________________________________________ 1. Converting the majority of the rear deck to uncovered deck, such that the impervious cover is _______________________________________________________________________________ below 45%. _______________________________________________________________________________ 2. Installing concrete ribbon strips or using other code-compliant means to reduce the main _______________________________________________________________________________ driveway to ~140 sf, such that the impervious cover is below 45%. _______________________________________________________________________________ 3. Removing at least 310 sf of the circular driveway and revegetating the front yard to a pervious _______________________________________________________________________________ landscape. _______________________________________________________________________________ 4. Removing 131 sf of concrete sidewalks in the front yard. _______________________________________________________________________________ 5. Removing 153 sf of pavers in the side and back yards. _______________________________________________________________________________ 6. Removing 90 sf of concrete pads in the side yard. _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ | Board of Adjustment General/Parking Variance Application 6/26/20 | Page 8 of 8 D-5/7D-5/8 ADVANCED PACKET PREPARED BY OWNER/APPLICANT: SCOTT JACOBS LEGAL DESCRIPTION: WEST 55’ OF LOT 16, BLOCK 8 RABB INWOOD HILLS ZONING DISTRICT: SF-3 2003 ARPDALE ST. D-5/9CONTENTS Letter to the Board ........................................................................................................................................ 2 Residential Permitting requires the lot size variance in order to remove the hold and the issue permit .... 3 Outstanding issues and resolutions .............................................................................................................. 4 History of 2003 Arpdale St. ........................................................................................................................... 5 Variance Request for Existing Residence....................................................................................................... 5 Supporting Evidence for the Variance Request ............................................................................................. 6 Appendix ....................................................................................................................................................... 7 Over 80% of the owners within 300ft in support of the variance request ............................................... 8 Friends of Zilker Support the Variance Request ............................................................................................ 9 History of Occupants with testimonials and evidence ............................................................................ 10 Timeline of Occupants and owners ..................................................................................................... 10 Confirms Accessory Structure Occupancy in 1990 ............................................................................. 11 Confirms Accessory Structure Occupancy in 1993 ............................................................................. 11 Confirms Accessory Structure Occupancy in 1997 ............................................................................. 12 Confirms Accessory Structure Occupancy in 1998 ............................................................................. 12 Confirms Accessory Structure Occupancy in 2000 ............................................................................. 12 Confirms Accessory Structure Occupancy in 2002 ............................................................................. 13 Confirms Accessory Structure Occupancy in 2002 ............................................................................. 13 Phone records suggest that the Accessory Structure was converted prior to 1994 ............................... 14 History of Deeds ...................................................................................................................................... 16 Rabb Inwood Hills Deed from 1939 seems to be outdated ................................................................ 16 Proof of Subdivision of Lot 16, Block 8 in 1949 ................................................................................... 19 Land Status Determination – 1987 Rule Platting Exception ................................................................ 20 Photos of Accessory Structure ................................................................................................................ 21 Permit History ......................................................................................................................................... 23 6/25/2021 Advanced Packet 1 D-5/10LETTER TO THE BOARD 6/25/21 Dear Members of the Board: When I purchased 2003 Arpdale St in 2012, I was not informed that the accessory structure was not compliant with City of Austin building code. However, during a sewer line inspection, a code enforcement officer noticed the unpermitted accessory structure. I immediately made it my priority to bring the house up to code and submitted a permit application, which then led to this variance process. I have been living in this accessory structure since I purchased the home in 2012 and it became unlivable after damage from the winter freeze earlier this year (due to water damage from a pipe bursting). I have been displaced since this natural disaster and am doing everything I can to properly permit the repairs to the home. The permit has been put on hold by Susan Barr until I obtain the requested variance. This is the least variance from code needed to maintain the property and bring it into compliance in all other respects. I am requesting a variance in order to maintain the existing house and accessory structure. There is countless evidence which supports that the permitted detached garage was converted to an accessory structure in 1990. Nearly the all of my neighbors are in support of my variance request and there have been no issues with the accessory structure for over 30 years, so I respectfully ask the board to allow the structure to remain in place and for the property to remain as is. Regards, Scott Jacobs 6/25/2021 Advanced Packet 2 D-5/11RESIDENTIAL PERMITTING REQUIRES THE LOT SIZE VARIANCE IN ORDER TO REMOVE THE HOLD ON THE PERMIT In order to repair the structure from the water damage resulting from the winter freeze in February, a variance must be approved to release the permits which are currently on hold. A new site plan will reduce building and impervious coverages, eliminating the need for the two variances related to coverage stated in the letter below (more details on next page). 6/25/2021 Advanced Packet 3 D-5/12OUTSTANDING ISSUES AND RESOLUTIONS Aside from getting the variance approved (to legally permit the accessory structure), a few other issues have been identified. These have either already been resolved or are in the process of being resolved. ◦ ◦ Sewer Line Repair – This repair was completed and inspected in June 2017 (2016-016025 PP). ◦ Curb Cut for Circular Driveway – This was a pre-existing condition to the owner purchasing the home and will be filled in during the “landscaping remodel” of the property when the circular driveway is removed. Impervious and Building Coverage – Owner will reduce the impervious coverage within the limitations set by Austin Code. Key changes include removing several concrete pads, removing the circular driveway, making the walkways pervious, and reducing the area of the accessory structure’s covered deck. See proposed site plan below: Proposed Site Plan 6/25/2021 Advanced Packet 4 Imp CovBuilding CovPercentage of Lot Size44.97%38.12%Allowable Pecentage45.00%40.00%D-5/13HISTORY OF 2003 ARPDALE ST. 1939 – Deed for Rabb Inwood Hills was created 1949 – Lot 16, Block 8 was subdivided – 2003 Arpdale was built with detached garage 1990’s – Garage was converted to accessory structure ◦ Aerial views in GIS (which only go back to 1997) show the converted accessory structure which suggests that it was converted prior to 1997 ◦ ◦ ◦ There are two separate phone records with different names registered in 1994 which suggests the accessory structure was converted prior to 1994 Several permits were taken out for 2003 Arpdale in 1990 which suggests that contractors were permitted to work on site suggesting that the conversion happened in 1990 Testimonials from several past tenants and owners have confirmed the structure has been there for over 30 years. 2012 – Property was purchased by current owner ◦ Owner was unaware that the accessory structure was not legally permitted ◦ Owner moved into the accessory structure and added an “A” and “B” address to the property. It has not been condoed. ◦ Front house is rented on a long-term basis 2021 – Property damaged by winter freeze in Feb 2021 and displaced owner from his homestead ◦ Owner wants to go through the proper process to get the repairs legally permitted with the city. The following variance is required for the permits to be issued. Once work is completed, owner will be able to move back into home. VARIANCE REQUEST FOR EXISTING RESIDENCE Variance request to Section 25-2-492 ◦ (Site development regulations) to decrease the minimum lot size from 5,750 square feet (required/permitted) to 5,500 square feet (requested/existing) Advanced Packet 5 6/25/2021 D-5/14SUPPORTING EVIDENCE FOR THE VARIANCE REQUEST Friends of Zilker Neighborhood Association supports the request Neighborhood is in support ◦ Over 80% of the owners within 300ft are in support the variance request ◦ Verified by signatures This is to maintain an existing house and accessory structure The site of 2003 Arpdale has been in its current state for over 30 years Several other houses in the Rabb Inwood subdivision have accessory structures ◦ ◦ No history of issues ◦ No complaints against the house or accessory structure have been recorded for over 57 years ◦ Verified by open record request Deed restrictions aren’t being enforced by City Code ◦ Not all deed restrictions for Rabb Inwood Hills are being enforced 6/25/2021 Advanced Packet 6 D-5/15APPENDIX 6/25/2021 Advanced Packet 7 D-5/16OVER 80% OF THE OWNERS WITHIN 300FT IN SUPPORT OF THE VARIANCE REQUEST (Signatures can be provided upon request) Neighbors felt like this variance is a non-issue since this request involves maintain an existing structure which shouldn’t be subject to regulations intended to limit the amount of new construction and conversions in the area. 6/25/2021 Advanced Packet 8 D-5/17FRIENDS OF ZILKER SUPPORT THE VARIANCE REQUEST 6/25/2021 Advanced Packet 9 D-5/18HISTORY OF OCCUPANTS WITH TESTIMONIALS AND EVIDENCE TIMELINE OF OCCUPANTS AND OWNERS 6/25/2021 Advanced Packet 10 D-5/19CONFIRMS ACCESSORY STRUCTURE OCCUPANCY IN 1990 Gilbert owned the house from 1990-2007 CONFIRMS ACCESSORY STRUCTURE OCCUPANCY IN 1993 White pages suggest David lived at 2003 Arpdale from 1993 to 1998. 6/25/2021 Advanced Packet 11 D-5/20CONFIRMS ACCESSORY STRUCTURE OCCUPANCY IN 1997 White pages suggest Chris lived at 2003 Arpdale from 1997 to 2003. CONFIRMS ACCESSORY STRUCTURE OCCUPANCY IN 1998 White pages suggest David lived at 2003 Arpdale from 1998 to 2006. CONFIRMS ACCESSORY STRUCTURE OCCUPANCY IN 2000 White pages suggest David lived at 2003 Arpdale from 2000 to 2002. 6/25/2021 Advanced Packet 12 D-5/21CONFIRMS ACCESSORY STRUCTURE OCCUPANCY IN 2002 CONFIRMS ACCESSORY STRUCTURE OCCUPANCY IN 2002 Since Gilbert sold the house in 2007, Jana lived at 2003 Arpdale from 2002 to 2007. 6/25/2021 Advanced Packet 13 D-5/22PHONE RECORDS SUGGEST THAT THE ACCESSORY STRUCTURE WAS CONVERTED PRIOR TO 1994 6/25/2021 Advanced Packet 14 D-5/236/25/2021 Advanced Packet 15 D-5/24HISTORY OF DEEDS RABB INWOOD HILLS DEED FROM 1939 SEEMS TO BE OUTDATED 6/25/2021 Advanced Packet 16 D-5/256/25/2021 Advanced Packet 17 D-5/266/25/2021 Advanced Packet 18 D-5/27PROOF OF SUBDIVISION OF LOT 16, BLOCK 8 IN 1949 6/25/2021 Advanced Packet 19 D-5/28LAND STATUS DETERMINATION – 1987 RULE PLATTING EXCEPTION 6/25/2021 Advanced Packet 20 D-5/29PHOTOS OF ACCESSORY STRUCTURE 6/25/2021 Advanced Packet 21 D-5/30 6/25/2021 Advanced Packet 22 D-5/31PERMIT HISTORY Permit history suggests that the structure was likely converted over 30 years ago in 1990. 6/25/2021 Advanced Packet 23 D-5/32 6/25/2021 Advanced Packet 24 D-5/33 6/25/2021 Advanced Packet 25 D-5/34 6/25/2021 Advanced Packet 26 D-5/35 6/25/2021 Advanced Packet 27 D-5/36 6/25/2021 Advanced Packet 28 D-5/37 6/25/2021 Advanced Packet 29 D-5/38 6/25/2021 Advanced Packet 30 D-5/39 6/25/2021 Advanced Packet 31 D-5/40