E-6 C15-2021-0068 ADV PACKET — original pdf

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CITY OF AUSTIN Board of Adjustment Decision Sheet D-6 DATE: Monday July 12, 2021 CASE NUMBER: C15-2021-0068 ___Y____Thomas Ates ___Y____Brooke Bailey ___Y____Jessica Cohen ___Y____Melissa Hawthorne ___Y____Barbara Mcarthur ___-____Rahm McDaniel (OUT) ___Y____Darryl Pruett ___Y____Agustina Rodriguez ___-____Richard Smith (OUT) ___Y____Michael Von Ohlen ___Y____Nicholl Wade ___Y____Kelly Blume (Alternate) ___Y____Carrie Waller (Alternate) ___-____Vacant (Alternate) APPLICANT: John Hussey OWNER: Berry Shawn Cox ADDRESS: 1411 GASTON AVE VARIANCE REQUESTED: The applicant is requesting a variance(s) from the Land Development Code Subchapter F: Residential Design and Compatibility Standards, Article 2, Development Standards Section 2.1 (Maximum Development Permitted) to increase the F.A.R from 40% (required) to 52.79% (requested) an additional 753 square feet, in order to add an addition to an existing single family residence in an “SF-3-NP”, Single-Family- Neighborhood Plan zoning district (Windsor Park Neighborhood Plan) Note: per Ordinance 20060727-084, this property was allowed to exceed the 40% and was granted 46.07% BOARD’S DECISION: BOA JULY 12, 2021 The public hearing was closed by Chair Jessica Cohen, Board Member Michael Von Ohlen motions to Postpone to August 9, 2021; Board Member Melissa Hawthorne seconds on a 11-0 vote; POSTPONED TO AUGUST 9, 2021. FINDING: 1. The Zoning regulations applicable to the property do not allow for a reasonable use because: 2. (a) The hardship for which the variance is requested is unique to the property in that: E-6/1(b) The hardship is not general to the area in which the property is located because: 3. 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: ______________________________ Elaine Ramirez Executive Liaison ____________________________ Jessica Cohen Chair E-6/2From: To: Subject: Date: Ramirez, Elaine C15-2021-0068 - 1411 Gaston Ave Friday, July 16, 2021 10:42:33 AM *** External Email - Exercise Caution *** As you know, our case for 1411 Gaston Avenue was postponed to the August agenda. The owner has requested we withdraw the request. Is there a formal process to request the withdrawal? Hi Elaine, Thanks John Hussey Site Specifics 512-472-5252 (O) 512-589-3531 (C) CAUTION: This email was received at the City of Austin, from an EXTERNAL source. Please use caution when clicking links or opening attachments. If you believe this to be a malicious and/or phishing email, please forward this email to cybersecurity@austintexas.gov. E-6/3July 6, 2021 John Hussey 1411 Gaston Ave Austin TX, 78703 Re: C15-2021-0068 Dear John, Property Description: LOT 5 *& W 10 FT OF LOT 6 BLK 28 PEMBERTON HEIGHTS SEC 8 Austin Energy (AE) has reviewed your application for the above referenced property, requesting that the Board of Adjustment consider a variance(s) from Land Development Code section 25-2- F-1, to increase the allowable FAR by 753 square feet in the SF-3-NP zone. Austin Energy does not oppose the request, provided any proposed and existing improvements follow Austin Energy’s clearance criteria requirements, the National Electric Safety Code, and OSHA. Any removal or relocation of existing electric facilities will be at the owner’s/applicant’s expense. Please use this link to be advised of our clearance and safety requirements which are additional conditions of the above review action: https://library.municode.com/tx/austin/codes/utilities_criteria_manual?nodeId=S1AUENDECR_1 .10.0CLSARE If you require further information or have any questions regarding the above comments, please contact our office. Thank you for contacting Austin Energy. Joseph Beeler, Planner I Austin Energy Public Involvement | Real Estate Services 2500 Montopolis Drive Austin, TX 78741 (512) 322-6602 E-6/4BOA GENERAL REVIEW COVERSHEET CASE: C15-2021-0068 BOA DATE: July 12th, 2021 ADDRESS: 1411 Gaston Ave OWNER: Berry Shawn Cox COUNCIL DISTRICT: 9 AGENT: Bobbie Jo Cornelius ZONING: SF-3-NP (Windsor Rd NP) LEGAL DESCRIPTION: LOT 5 *& W 10 FT OF LOT 6 BLK 28 PEMBERTON HEIGHTS SEC 8 VARIANCE REQUEST: increase the F.A.R from 40% to 52.79%; an additional 753 square feet SUMMARY: add an addition/remodel to existing Single-Family residence ISSUES: space exists within the envelope of existing home 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 residential Single-Family residential Single-Family residential Single-Family residential Single-Family residential NEIGHBORHOOD ORGANIZATIONS: Austin Independent School District Austin Lost and Found Pets Austin Neighborhoods Council Central Austin Urbanists Central West Austin Neighborhood Plan Contact Team Friends of Austin Neighborhoods Homeless Neighborhood Association Neighborhood Empowerment Foundation Pemberton Heights Neighborhood Association Preservation Austin SELTexas Save Historic Muny District Shoal Creek Conservancy Sierra Club, Austin Regional Group West Austin Neighborhood Group E-6/5! ! ± SUBJECT TRACT PENDING CASE ! ! ZONING BOUNDARY NOTIFICATIONS C15-2021-0068 CASE#: LOCATION: 1411 GASTON AVENUE 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 " = 292 ' 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. E-6/6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: __________________________________________________________________ 1411 Gaston Avenue Subdivision Legal Description: ____________________________________________________________________________ PEMBERTON HEIGHTS SEC 8 ____________________________________________________________________________ Lot(s): _________________________________ Block(s): _____________________________ 5 & W 10 FT of Lot 6 28 Outlot: _________________________________ Division: _____________________________ Zoning District: ___________________________________________________________________ SF-3-NP I/We ________________________________________________ on behalf of myself/ourselves as BJ Cornelius/Site Specifics authorized agent for ________________________________________________ affirm that on Month Select , Day Select , Year Select , 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 Residential City of Austin | Board of Adjustment General/Parking Variance Application 6/26/20 | Page 4 of 8 E-6/7Portion of the City of Austin Land Development Code applicant is seeking a variance from: ____________________________________________________________________________ Section 25-2-F-1, to exceed allowable FAR, for an additional 753 square feet of conditioned ____________________________________________________________________________ space ____________________________________________________________________________ ____________________________________________________________________________ From allowed 46.07% per ordinance 20060727-084 to 52.79%, for an additional 753 square feet of conditioned space within the existing envelope of the residence 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 requested square footage exists in the home but restricts the functional use. It was ____________________________________________________________________________ originally submitted and approved as a two story residence. ____________________________________________________________________________ New bedrooms upstairs will require egress windows, which will be located in dormers on the ____________________________________________________________________________ rear elevation. This is the only change to the massing of the building. ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ Hardship a) The hardship for which the variance is requested is unique to the property in that: ____________________________________________________________________________ As the owner's home based art studio work and business has grown significantly in scope and ____________________________________________________________________________ complexity, He has diversified both this work product and size of works avaialbe to ____________________________________________________________________________ accommodate gallery and collector demand. Without additional space requested, he will be ____________________________________________________________________________ forced to find and lease alternative space to create his works... CONTINUE ON PAGE 7 - ____________________________________________________________________________ ADDITIONAL SPACE b) The hardship is not general to the area in which the property is located because: ____________________________________________________________________________ The space exists within the envelope of the existing home. Few, if any, were built as two ____________________________________________________________________________ stories and then constructed as a single story residence. The living and working arrangement of the family is likewise unique. ____________________________________________________________________________ ____________________________________________________________________________ The nature of the homeowner's art business requires more space than a typical home office would provide. ____________________________________________________________________________ City of Austin | Board of Adjustment General/Parking Variance Application 6/26/20 | Page 5 of 8 E-6/8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: ____________________________________________________________________________ There is no impact on the adjacent properties. The proposed construction is confined to the ____________________________________________________________________________ existing building envelope of the existing structure. ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ 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 E-6/9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: _____________ Applicant Name (typed or printed): ___________________________________________________ Bobbie Jo Cornelius Applicant Mailing Address: __________________________________________________________ 700 N. Lamar Blvd 200A City: ________________________________________ State: ________________ Zip: _______ Austin 78748 TX Phone (will be public information): ____________________________________________________ (512) 472-5252 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: _____________ Owner Name (typed or printed): ______________________________________________________ Berry Shawn Cox Owner Mailing Address: ____________________________________________________________ 1411 Gaston Avenue City: ________________________________________ State: ________________ Zip: _______ Austin 78703 TX Phone (will be public information): ____________________________________________________ 281-801-3882 Email (optional – will be public information): _________________________ Section 5: Agent Information Agent Name: ____________________________________________________________________ Bobbie Cornelius Agent Mailing Address: ____________________________________________________________ 700 N. Lamar Blvd. 200A City: ________________________________________ State: ________________ Zip: _______ Austin 78703 TX Phone (will be public information): ____________________________________________________ 512-472-5252 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). _______________________________________________________________________________ Hardship a. (continued): _______________________________________________________________________________ Creative flexible working space is at a premium in Austin and this situation affords this family the _______________________________________________________________________________ ability to maintain its current living and working arrangements. A variance already exists to permit _______________________________________________________________________________ the majority of the new conditioned area being requested. - continue next page City of Austin | Board of Adjustment General/Parking Variance Application 6/26/20 | Page 7 of 8 E-6/10Additional Space (continued) _______________________________________________________________________________ Hardship a. (continued) _______________________________________________________________________________ History: The original permit with variance (#20060727) allowed 3,990 square feet. 642 square feet _______________________________________________________________________________ of the this permit was never built out. The proposed addition of 1.395 square feet for an in home art _______________________________________________________________________________ studio will include the previously approved 642 sf and requested 753 additional square footage for _______________________________________________________________________________ a total FAR of 52.79% (5,921 sf) _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ City of Austin | Board of Adjustment General/Parking Variance Application 6/26/20 | Page 8 of 8 E-6/11 January 27, 2021 Joan Admirand and Shawn Cox 1411 Gaston Avenue Austin, TX 78703 Renovations at the Admirand-Cox Residence Preliminary Project Review with the City of Austin Dear Joan and Shawn, We requested a preliminary project review with the City of Austin to determine if the 1,246sf second floor conditioned space noted in Building Permit No. 06017656- 06017 granted in 2006 is “grandfathered in” since the second floor was never built out. Ordinance No. 20060727-084 issued in 2006 granted a waiver from Part (C) of Ordinance 20060309-058 [one of the McMansion ordinances] stating that “the single-family residence will have 3,998 square feet of gross floor area and a two- family residential of 534 square feet.” That is a total of 4,532 s.f. allowable conditioned space. Jhermaine McVea consulted with reviewers John Richards and Susan Barr prior to our meeting. They considered that the existing conditioned area at the main house is 3,448 s.f. and determined the addition of 550 s.f. conditioned space upstairs would not require a variance. If you wish to build out the whole 1,250 s.f. attic as designed, that a variance will need to be granted from the Board of Adjustment for the additional 700 s.f. The factors we can present for consideration to the City Council are (A) The development limitations impose undue hardship since in this time of Covid-19, homes also function simultaneously as remote-learning environments and work-from-home spaces. New rooms are needed to facilitate these new program elements. (B) The development proposed will not adversely affect the public health, safety and welfare. (C) Waiving the regulations will not have a substantially adverse impact on neighboring properties as the new conditioned space occurs within the existing building envelope and no changes will be made to the front of the house. Jhermaine McVea also noted that if you ever decided to alter the Garage Apartment, you would need to apply for a Modification to Non-Conforming Structure Permit, because it’s location and proximity to the main house do not meet current codes. Regarding the National Register District issue, Kalan Contreras said that since your house does not contribute as an historic structure, there is no need to review any changes to the 2006 building. Best Regards, Gina Andre’ E-6/12E-6/13E-6/14E-6/15E-6/16E-6/17E-6/18E-6/19E-6/20E-6/21E-6/22E-6/23E-6/24E-6/25E-6/26E-6/27E-6/28E-6/29E-6/30E-6/31E-6/32E-6/33