F-2 C15-2021-0100 ADV PACKET PART1

Board of Adjustment – March 14, 2022

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CITY OF AUSTIN Board of Adjustment Decision Sheet F-2 DATE: Monday February 14, 2022 CASE NUMBER: C15-2021-0100 ___Y____Thomas Ates ___Y____Brooke Bailey ___Y____Jessica Cohen ___Y____Melissa Hawthorne ___Y____Barbara Mcarthur ___-____Rahm McDaniel OUT ___N____Darryl Pruett ___A____Agustina Rodriguez ABSTAINED ___Y____Richard Smith ___Y____Michael Von Ohlen ___-____Nicholl Wade OUT ___Y____Kelly Blume (Alternate) ___A____Carrie Waller (Alternate) ABSTAINED ___-____Marcel Gutierrez-Garza (Alternate) OWNER/APPLICANT: Ian Ellis ADDRESS: 1003 KINNEY AVE VARIANCE REQUESTED: The applicant is requesting a variance(s) from the Land Development Code: Section 25-2-943 (B) (2) (a) (Substandard Lot) to decrease the minimum Lot Size requirements from 5,750 square feet (required) to 5,464 square feet (requested), (TCAD records show 5,740 sq. ft.) in order to erect a Single-Family residence with a Pool in a “SF-3”, Single-Family zoning district. Note: 25-2-943 SUBSTANDARD LOT (B) A substandard lot may be used for a single-family residential use if the use is permitted in the zoning district in which the lot is located and the lot complies with the requirements of this subsection. (2) A substandard lot recorded in the county real property records after March 14, 1946 must: (a) have an area of not less than 5,750 square feet. BOARD’S DECISION: BOA MEETING NOV 8, 2021 The public hearing was closed by Madam Chair Jessica Cohen, Board Member Melissa Hawthorne motions to Postpone to December 13, 2021; Board Member Darryl Pruett seconds on a 9-0-2 vote (Board members Agustina Rodriguez and Carrie Waller Abstained); POSTPONED TO DECEMBER 13, 2021. Dec 13, 2021 Madam Chair Jessica Cohen motions to Postpone the remaining cases to January 10, 2022 at City Hall due to technical difficulties –internet issues; Board Member Rahm McDaniel seconds on a 11-0 vote; POSTPONED TO JANUARY 10, 2022 DUE TO F-2/1TECHNICAL DIFFICULTIES-INTERNET ISSUES; Jan 10, 2022 BOA meeting cancelled due to not having a quorum present at meeting, case will auto be scheduled and re-notified to February 14, 2021; Feb 14 The public hearing was closed by Madam Chair Jessica Cohen, Board Member Michael Von Ohlen motions to postpone to March 14, 2022; Board Member Brooke Bailey seconds on an 8-1-2 vote (Board members Darryl Pruett nay, Agustina Rodriguez and Carrie Waller abstained); POSTPONED TO MARCH 14, 2022. 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: (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 Madam Chair forF-2/2February 24, 2022 RE: 1003 Kinney, lot-size variance, Case C15-2021-0100 February 14 Agenda item F2 To: Zilker Neighborhood Association c/o Lorraine Atherton & Zilker Neighborhood Association Zoning Committee via email Zilker Neighborhood Association Zoning Committee: Thank you for allowing us the opportunity to continue correspondence on our open case regarding the lot located at 1003 Kinney Ave. We hope to continue the conversation with your committee to come to a resolution that both our parties can stand behind in our presentation to the BOA in March. Per your website, your committee meets the first Monday of each month which is March 7th for the upcoming meeting. Could we attend this meeting via zoom to discuss how to proceed? Below we’ve outlined a draft response to your letter provided to the BOA dated December 5, 2021. We’d like for you to review our outline of responses below and follow up with a meeting with your committee to discuss in person (virtually) how to proceed together. We look forward to your response and are flexible with meetings times so please do let us know when we could next meet with the committee. Thank you, Ian M. Ellis, AIA, NCARB, RID Architect + Project Manager / Interior Designer / R&D 210.606.7880 1 F-2/3REFERENCED CODE OUTLINE & RESPONSES 25-2-943- SUBSTANDARD LOT (COA Link): COA Supervisor Eric Thomas (Reference email dated November 17, 2021) Recommended we review the section of code 25-2-943 Substandard Lot requirements since we may meet subsection 1 requirements for a lot size min. of 4,000 SF and platted prior to March 15, 1946 or subsection 2 min. lot size of 5,750 and platted after March 15, 1946. Owner/Architect Findings: Lot was originally platted at its current size/location in 1896 and per county Tax records (Reference email dated November 9th from Servando Hernandez of the Travis County Clerk’s Office), the original plat from 1896 still stands since it was not re-platted after that date, even though it has been sold numerous times throughout the years. The governing plat date is from 1896 and therefore we would meet requirements under section 25-2-943- (B)(1) qualifying us for a variance request to build on this lot. 25-2-963 MODIFICATION AND MAINTENANCE OF NON-COMPLYING STRUCTURES (COA Link) ZNA Representative Lorraine Atherton Recommendation (Reference letter dated December 5,2021) Proposing we adhere to code section 25-2-963 in which owner of lot would need to preserve 50% of original structure to rebuild or propose an addition to the existing structure. Owner/Architect Findings: Per COA interpretation, the lot in question is considered a vacant lot. A survey of the site indicates it as such and is what was submitted to the COA under the original building permit. Adhering to a code section regarding preservation of an existing structure does not apply, since there is no existing structure on the site. Per BOA previous rulings, each submitted case is reviewed on its own merit regardless of precedent at other lots. 25-2-964- RESTORATION AND USE OF DAMAGED OR DESTROYED NONCOMPLYING STRUCTURES (COA LINK) ZNA Representative Lorraine Atherton Recommendation (Reference letter dated December 5,2021) Proposing that the lot and previous structure be considered non-complying and that new construction be limited to same building footprint, gross floor area, and interior volume per code section outlined in link. Owner/Architect Findings: Per the COA interpretation, the lot in question is considered a vacant lot. A survey of the site indicates it as such and is what was submitted to the COA under the original building permit. The proposed code section 25-2-964 also does not apply since the existing structure was not damaged or destroyed due to fire, explosion, floor, tornado, riot act, or accident as the code outlines. ZNA CRITIQUE PER SUBMITTED LETTER DATED DECEMBER 5,2021 ZNA Representative Lorraine Atherton Recommendation (Reference letter dated December 5,2021) “The ZNA Zoning Committee has concluded that there is no hardship in this case that meets the Board of Adjustment criteria, and that the applicants had a reasonable-use option had they just followed the code. Finally, the requested variance would grant special privileges that are not available to other properties in the area. As in other nearby cases, ZNA has recommended that the applicants pursue other remedies to allow reasonable use or to increase the area of the parcel. These are listed on page. 5. We therefore request that the Board of Adjustments deny the variance.” 2 F-2/4“The ZNA Zoning Committee does not support variances that would set a precedent for small lot development in this area. The demolition of the previous house in violation of 25-2-963 has removed the possibility of negotiating the remodeling of an existing structure within the code. The hardship described by the applicants is self-imposed, and remedies other than a variance remain to be pursued including: 1. It may be possible to request a retroactive variance from 25-2-963 (B) 1a to allow demolition of more than 50%of the structure, but that still lacks a qualifying hardship. 2. The LLC could also try to qualify under 25-2-964 by providing evidence that the destruction of the house was caused by some even beyond their control. That would need administrative approval only and would not require a variance. ZNA’s understanding of the code is that both 25-2-963 and 964 limit the reconstruction of the structure to the previous dimensions (in this case, a house of 1,188 SF). 3. The best option for the applicants remains acquisition of a strip 3 feet 4 inches wide along the alley with an easement that prohibits all private construction (including flatwork and fences) and private use (including parking). The only purpose would be to allow the owners to meet minimum lot size. They could then build a new house to the maximum FAR and impervious cover under current code without encroaching on the alley. It would not require a variance. Owner/Architect Findings: Per the ZNA Recommendation, we are pursuing our only avenues to build on the lot which is the request of a variance under code section 25-2-943 for building on a substandard lot. We meet the qualifications for hardship of a substandard lot and humbly request the approval of a variance that is allowed per code section 25-2-943 on this lot. Special privileges that are outlined per ZNA email dated December 5, 2021 quantify the requested exemptions as special privileges, which are not special since these are allowed per the code of any propose addition/new construction project that must adhere to subchapter F within the city of Austin. The ZNA mentions scale of surrounding neighborhood, and per the back up information included by Owner/Architect team, the existing neighborhood scale includes multi-family and condo structures on the same street as single family residential. The adjacent single-family home is taller than the proposed compliant design by the Owner/Architect team. The ZNA recommendation is subjective and not based on allowable code requirements when detailing “special privileges” that should or should not be allowed to be built on a lot since these are available to all existing and new construction projects. Per ZNA Committee, their original intent is to “not support the development of small lot development in the neighborhood”. This is contrary to the COA need to develop and build single family housing in a housing market in need for more housing. Their findings under items 1 & 2 to request a variance under the code section 25-2-963 & 964 do not apply since the lot should be considered vacant. Even if the given code sections were to apply, the existing structure did not meet requirements of that section since it was demolished with a COA approved demolition permit and not due to any unforeseen cause. A retroactive approval of a variance per that section would be disingenuous. Item 3 per the ZNA recommends the acquisition of a strip of land to allow the substandard lot to meet the min. lot size of 5,750 SF. As we have shown at previous BOA hearings and demonstrated with our back up information, the attempt to acquire and build on a portion of the alley was not allowed per the COA correspondence attached. This now brings us back to the original request to build on a substandard lot with the approval of the variance requested and recommended per the code under section 25-2-943. This lot from its origination in 1896 to current vacant status per COA definition will always remain a substandard lot, whether it is approved today or acquired by other individuals at another time, a variance request under 25-2-943 would be required in any case to develop on this lot. If development is not allowed on the lot today with the resources that our team has been able to research and present, we would be passing along a hardship of resources and time to any single-family residence purchasee who would then need to go through the same process to likely the same outcome leaving a vacant lot in the heart of Austin. 3 F-2/5CITY OF AUSTIN Board of Adjustment Decision Sheet E-2 DATE: Monday December 13, 2021 CASE NUMBER: C15-2021-0100 ___Y____Thomas Ates ___Y____Brooke Bailey ___Y____Jessica Cohen ___Y____Melissa Hawthorne ___Y____Barbara Mcarthur ___Y____Rahm McDaniel ___Y____Darryl Pruett ___Y____Agustina Rodriguez ___-____Richard Smith (OUT) ___Y____Michael Von Ohlen ___Y____Nicholl Wade ___Y____Kelly Blume (Alternate) ___-____Carrie Waller (Alternate) ___-____Vacant (Alternate) OWNER/APPLICANT: Ian Ellis ADDRESS: 1003 KINNEY AVE VARIANCE REQUESTED: The applicant is requesting a variance(s) from the Land Development Code: Section 25-2-943 (B) (2) (a) (Substandard Lot) to decrease the minimum Lot Size requirements from 5,750 square feet (required) to 5,464 square feet (requested), (TCAD records show 5,740 sq. ft.) in order to erect a Single-Family residence with a Pool in a “SF-3”, Single-Family zoning district. Note: 25-2-943 SUBSTANDARD LOT (B) A substandard lot may be used for a single-family residential use if the use is permitted in the zoning district in which the lot is located and the lot complies with the requirements of this subsection. (2) A substandard lot recorded in the county real property records after March 14, 1946 must: (a) have an area of not less than 5,750 square feet. BOARD’S DECISION: BOA MEETING NOV 8, 2021 The public hearing was closed by Madam Chair Jessica Cohen, Board Member Melissa Hawthorne motions to Postpone to December 13, 2021; Board Member Darryl Pruett seconds on a 9-0-2 vote (Board members Agustina Rodriguez and Carrie Waller Abstained); POSTPONED TO DECEMBER 13, 2021. Dec 13, 2021 Madam Chair Jessica Cohen motions to Postpone the remaining cases to January 10, 2022 at City Hall due to technical difficulties –internet issues; Board Member F-2/6Rahm McDaniel seconds on a 11-0 vote; POSTPONED TO JANUARY 10, 2022 DUE TO TECHNICAL DIFFICULTIES-INTERNET ISSUES. 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: (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 Madam Chair forF-2/7RE: 1003 Kinney Avenue 1 message Lorraine Atherton To: Ian Ellis Cc: z Mon, Nov 22, 2021 at 2:03 PM We did not request a conversa0on, and we do not need to meet in person. Out of respect for everyone’s 0me, our zoning commi<ee’s prac0ce has been to review variance applica0ons in wri0ng only and to request documents that may be needed to determine whether there is a qualifying hardship. If we do not ﬁnd a qualifying hardship, we prefer to no0fy the applicants as soon as possible so that they have 0me to revise their applica0on. That process works because normally we are asked to review variance requests before the applica0on is submi<ed. In this case, although we did not have access to the complete applica0on before the hearing, it seemed clear to us that there was no qualifying hardship. The rest of the documenta0on that you have provided seems to conﬁrm that. If you have new evidence to present, please let us know aDer Thanksgiving, early in December. L. Atherton For the zoning commi<ee ] From: Ian Ellis [mailto: Sent: Monday, November 22, 2021 10:50 AM To: Lorraine Atherton Cc: zo Subject: Re: 1003 Kinney Avenue Received - thank you. Ian M. Ellis, AIA, NCARB, RID Architect + Project Manager / Interior Designer / R&D Would you still like to meet before the holidays this week, or should your email and attachments suffice as the conversation you were requesting? F-2/8210.606.7880 Mr. Ellis, 210.606.7880 Lorraine, On Mon, Nov 22, 2021 at 10:11 AM Lorraine Atherton <z > wrote: A<ached is the ZNA zoning commi<ee’s decision on your variance request, along with Code sec0ons 25-2- 963 and 964, which we believe apply to the circumstances at 1003 Kinney. Thank you for allowing us to review the facts of this case. L. Atherton For the zoning commi<ee From: Ian Ellis [mailto: Sent: Wednesday, November 17, 2021 11:51 AM To: Lorraine Atherton Cc: z Subject: Re: 1003 Kinney Avenue ] Please see attached from the Building Review staff - they have determined a variance is required as explained in their emails. Please let us know days, times, locations (or virtual) of when you'd like to meet with us to discuss further if you still prefer to do so. Ian M. Ellis, AIA, NCARB, RID Architect + Project Manager / Interior Designer / R&D On Wed, Nov 10, 2021 at 5:09 PM Ian Ellis <i > wrote: F-2/9Thanks for the response and documents! Feel free to call me Ian, and please let me know if you have a preference as to how I may address you. To begin, I want to say we truly weren't aware a meeting with ZNA would be customary or required, so our apologies for missing out on that. We did however sincerely introduce ourselves to some of the neighbors, and I have personally contacted those that provided support and opposition letters for our hearing. We're definitely not trying to sneak anything past anyone - our team's reputation in Austin is simply too good to tarnish. As for 1001 Kinney, we already had those documents and confirmed with COA that their home's construction was indeed not subject to a BOA variance as you have noted. Oddly enough, if you add 1001 and 1003's property areas, you don't get back to the original amount of the whole lot. Property is funny that way... Similarly, we already had the Land Status Determination for our property, which COA has already seen. So the question of why do we need a variance vs why did 1001 not need one has already been posed to the COA review staff. One particular thing to note is that the property was never subdivided after the original 1896 plat - we confirmed this with the Country Records department, and with doing deed transaction and title searches back to the original sale of the land. The property was however sold as 2 separate tax parcels, which does not trigger re-plat, does not constitute a resubdivision, nor is it an amendment to the original plat. All of this information COA has as well. Tax parcel map is attached here for your reference, showing the only resubdivided lots of Block 1. You had also asked specifically if the City would vacate, abandon, or sell the alley. They will not, and attached is the email from their department detailing that. Similarly, even if they could vacate, abandon, or sell a portion of the alley to us, we would not be able to build or use it for access, due to the protected tree, and I am certain we would be met with significant opposition from other neighbors that want to preserve the alley as it currently is. It's really nice, I totally understand how pleasant it is to be able to walk from a back yard through there at any time. Our Building Permit Reviewer is unfortunately no longer working in that role, so I have already escalated these questions from the Board to his supervisors, Eric Thomas and Susan Barr. They have already watched the BOA hearing and were pretty confused themselves as to what the board was suggesting, so they will be meeting Tuesday to discuss whether or not they still believe a Variance is required. I will provide you with an update of their conversation once it's available. Thanks again for your time and the considerate email. Ian M. Ellis, AIA, NCARB, RID Architect + Project Manager / Interior Designer / R&D F-2/10210.606.7880 Mr. Ellis, On Wed, Nov 10, 2021 at 4:27 PM Lorraine Atherton <zi > wrote: Before we set up a mee0ng, please gather the informa0on requested by Vice Chair Hawthorn and the other board members. For your convenience, we have a<ached the sec0on of code that VC Hawthorn referenced, sec0on 25-2- 4, along with the 2019 land status determina0on for your property (including the 1962 water service permit), and the 2006 residen0al permit applica0on approved for 1001 Kinney. The 1962 water service permit conﬁrms that both proper0es, 1001 and 1003 Kinney, were in their current conﬁgura0on (5,456 sf each) in 1962, mee0ng the requirements of 25-2-4(C), and that they must have been subdivided simultaneously. The demoli0on and building permits approved for 1001 Kinney in 2006 raise the ques0ons, Why did the City approve the new construc0on at 1001 Kinney without a variance, and why is a variance now required in apparently iden0cal circumstances at 1003 Kinney? Given this evidence, we are inclined to agree with VC Hawthorn that a variance probably should not be required. Please bring this up with your case manager and ask for a wri<en explana0on (code interpreta0on le<er) that you can submit to the Board of Adjustment. If the case manager decides that 1003 Kinney does not need a variance, then there is no reason for us to meet. If the case manager s0cks with the variance requirement, the ZNA zoning commi<ee (not to men0on the BoA) will want to understand why. Thanks, Lorraine Atherton For the ZNA Zoning Commi<ee fyi. Dave From: ZNA Secretary [mailto:S Sent: Tuesday, November 9, 2021 1:15 PM To: Bill Neale; Bruce Wiland; Gary Hamilton; 'Lorraine Atherton' Subject: FW: 1003 Kinney Avenue ] F-2/11 From: Ian Ellis [mailto:i ] Sent: Tuesday, November 9, 2021 12:11 PM To: Cc: Ingrid Gonzalez Featherston; Sarah Johnson; Andrea Alvarez; Matt Fajkus; Mark harries; Wes Wigginton Subject: 1003 Kinney Avenue Lorraine, Thank you for participating in the hearing regarding our proposed variance to construct a new home at 1003 Kinney. As encouraged by your testimony and the Board, we would be happy to meet with you and the association to discuss our project, hear you out, and answer any questions you may have. I was hoping we would have time to meet and talk after the hearing but we missed you on your way out - if this is not the best contact information, please let us know where to send communications. CC'd here is the team for this project including the architect, builder, and co-owners. Are there any days/times that are already scheduled that we could join to meet, or would you prefer to schedule a special time? We are happy to chat in person, or over zoom if that's preferred. We understand the next ZNA executive committee meeting is December 6, and we could attend and chat then as well if you prefer. Please let us know how you would like to proceed. Thanks very much, Ian and team. Ian M. Ellis, AIA, NCARB, RID Architect + Project Manager / Interior Designer / R&D F-2/12210.606.7880 @i F-2/13CITY OF AUSTIN Board of Adjustment Decision Sheet D-1 DATE: Monday November 8, 2021 CASE NUMBER: C15-2021-0100 ___Y___Thomas Ates ___Y___Brooke Bailey ___Y___Jessica Cohen ___Y___Melissa Hawthorne ___Y___Barbara Mcarthur ___Y___Rahm McDaniel ___Y___Darryl Pruett ___-____Agustina Rodriguez (abstained) ___Y___Richard Smith ___-____Michael Von Ohlen (out) ___-____Nicholl Wade (out) ___Y___Kelly Blume (Alternate) ___-____Carrie Waller (Alternate) (abstained) _______Vacant (Alternate) OWNER/APPLICANT: Ian Ellis ADDRESS: 1003 KINNEY AVE VARIANCE REQUESTED: The applicant is requesting a variance(s) from the Land Development Code: Section 25-2-943 (B) (2) (a) (Substandard Lot) to decrease the minimum Lot Size requirements from 5,750 square feet (required) to 5,464 square feet (requested), (TCAD records show 5,740 sq. ft.) in order to erect a Single-Family residence with a Pool in a “SF-3”, Single-Family zoning district. Note: 25-2-943 SUBSTANDARD LOT (B) A substandard lot may be used for a single-family residential use if the use is permitted in the zoning district in which the lot is located and the lot complies with the requirements of this subsection. (2) A substandard lot recorded in the county real property records after March 14, 1946 must: (a) have an area of not less than 5,750 square feet. BOARD’S DECISION: BOA MEETING NOV 8, 2021 The public hearing was closed by Madam Chair Jessica Cohen, Board Member Melissa Hawthorne motions to Postpone to December 13, 2021; Board Member Darryl Pruett seconds on a 9-0-2 vote (Board members Agustina Rodriguez and Carrie Waller Abstained); POSTPONED TO DECEMBER 13, 2021. FINDING: F-2/141. 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: (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 Madam Chair F-2/15ADVANCED PACKET TABLE OF CONTENTS: 1. EXISTING VACANT SUBSTANDARD LOT DEFINITION 2. PROPOSED DEVELOPMENT 3. PROPOSED DEVELOPMENT RENDER 4. NEIGHBORHOOD ASSOCIATION CORRESPONDENCE 5. 1003 KINNEY AVE LOT HISTORY 6. COA CORRESPONDENCE DURING EXPEDITED REVIEW 7. COA CORRESPONDENCE POST EXPEDITED REVIEW 8. COA CORRESPONDENCE REGARDING ZONING INFORMATION 9. COA CORRESPONDENCE REGARDING ALLEY ACCESS 10. SUPPLEMENT INFORMATION PG 2 PG 2-3 PG 4 PG 5-6 PG 7-13 PG 14 PG 15-16 PG 17 PG 18 PG 19-22 KINNEY AVE BOA Advanced Packet Case Number 2021-000085 BA November 19, 2021 F-2/16EXISTING VACANT SUBSTANDARD LOT PROPOSED DEVELOPMENT (62’) S 29°08’18”W 62.19’ 10’ SETBACK (62’) S 29°08’18”W 62.19’ K C A B T E S ’ 5 ) ’ 8 8 ( ’ 8 6 . 7 8 E ” 8 4 ’ 8 2 ° 8 5 S BUILDABLE AREA 2,761 SF K C A B T E S ’ 5 ) ’ 8 8 ( ’ 3 6 . 8 8 W ” 6 5 ’ 3 1 ° 8 5 N ) ’ 8 8 ( ’ 8 6 . 7 8 E ” 8 4 ’ 8 2 ° 8 5 S ) ’ 8 8 ( ’ 3 6 . 8 8 W ” 6 5 ’ 3 1 ° 8 5 N 25’ FRONT YARD SETBACK (62’) N 30°00’00”E 61.78’ EUCLID AVENUE SECTION B.2.A MIN. LOT SIZE= 5,750 SF EXISTING LOT SIZE= 5,464 SF HARDSHIP DEMONSTRATED IN LOT SIZE NOT BEING MIN. LOT SIZE REQUIRED FOR DEVELOPMENT. NEIGHBORING PROPER- TY OF SAME SIZE WAS LAST DEVELOPED IN 2007. REFERENCE SITE ORIGINAL DEED AND SUBSEQUENT DEED UPDATES. N EUCLID AVENUE N (62’) N 30°00’00”E 61.78’ SECTION B.2.A. MIN. LOT SIZE= 5,750 SF EXISTING LOT SIZE= 5,464 SF 2 PRESENTERS: DEVELOPER- IAN M. ELLIS, AIA, NCARB, RID & ARCHITECT- SARAH JOHNSON, AIA, RID KINNEY AVE BOA VARIANCE- CASE NUMBER 2021-000085 BA - November 19, 2021 F-2/17PROPOSED DEVELOPMENT VARIANCE REQUEST Proposed development of a two story residence with single car garage and a 4 bedroom 3 bathroom home is designed to maintain the neighborhood scale. The design does not push the limits of the McMansion tent like neighborhing properties, and rather sets a lower datum by having lower floor to floor heights in order to reduce to overall scale of the home. The home design also does not infringe on the protected tree in the alley, and was designed to maximize the preservation of this tree canopy and view. Design as proposed meets all code standards and during expedited review did not require additional comment responses or clarifications. This urban infill home is providing much needed density within the Central Austin core fabric. As one supportive neighbor com- ments, the design does not propose an ADU nor does it try to utlize attic exemptions to increase the overall SF of the home and scale of the home so that if fits in better as a Single Family Residence on this street. Below are the applicable zoning codes that are design is compliant with. SETBACKS & HEIGHT* *** TOTALS AND PERCENTAGES LISTED APPLY TO OUR EXISTING SUBSTANDARD LOT AREA MAXIMUM HEIGHT MINIMUM SETBACKS FRONT YARD INTERIOR SIDE YARD REAR YARD ZONING SUBSTANDARD LOT- § 25-2-943 B.2 SECTION B.2. A 35’ 25’ 5’ 10’ MINIMUM LOT SIZE 5,750 SQ FT - EXISTING 5,464 SF VARIANCE REQUESTED SECTION B.2. B MINIMUM LOT WIDTH 50 FT - EXISTING 61’-7” COMPLIANT RESIDENTIAL DESIGN STANDARDS - SF-3-NP SETBACK PLANES SIDE - 15’ ABOVE GRADE AT 45º REAR - 15’ ABOVE GRADE AT 45º COMPLIANT COMPLIANT SIDE WALL ARTICULATION MAX 36’ LENGTH COMPLIANT BUILDABLE AREA TOTAL LOT AREA IMPERVIOUS COVER - 45% 5,464 SF 2,394 SF (43.8%) COMPLIANT FAR (ZONING 25-2 § 2.1) 2,297 SF (> 2300 SF) COMPLIANT ** CALCULATION BASED ON GREATER OF .4:1 OR 2,300 SF 1ST FLOOR CONDITIONED 1,014 SF 2ND FLOOR CONDITIONED 1,262 SF GARAGE 221 SF ( EXEMPT -200 SF) PORCH 105 SF ( EXEMPT) TOTAL 2,297 SF COMPLIANT OWNER TEAM IS REQUESTING A VARIANCE REQUEST TO BUILD ON A SUBSTANDARD LOT. OUR EXISTING LOT SQUARE FOOTAGE DOES NOT CURRENTLY ALLOW FOR CONSTRUCTION WITHOUT APPROVAL OF A VARIANCE RE- QUEST. PROPOSED DESIGN AS INDICATED ON LEFT IS COMPLIANT WITH ALL COA ZONING AND BUILDING CODE AND COA STAFF IS READY TO APPROVE PERMIT PENDING BOA APPROVAL. SUPPLEMENT INFORMATION IS GIVEN THROUGHOUT PRESENTATION OUTLINING NEIGHBORHING PROPERTY THAT WAS CONSTRUCTED ON IN PREVIOUS YEARS IN ADDITION TO OUR LOT TECHNICALLY MEETING LAND STATUS DETERMINATION EXEMPTIONS. PROPOSED NEW AC PAD PROPOSED NEW AC PAD PROPOSED NEW POOL PAD PROPOSED NEW POOL PAD NEW FRENCH DRAIN NEW FRENCH DRAIN PROPOSED WOOD PROPOSED WOOD FENCE FENCE LINE OF UNDERGROUND LINE OF UNDERGROUND PIPED DOWNSPOUT PIPED DOWNSPOUT CONNECTION TO DAYLIGHT CONNECTION TO DAYLIGHT PROPOSED NEW PROPOSED NEW W ELECTRIC METER ELECTRIC METER PROPOSED NEW PROPOSED NEW BUILDING FOOTPRINT BUILDING FOOTPRINT EXISTING WOOD FENCE EXISTING WOOD FENCE TO BE REMOVED TO BE REMOVED PROPOSED WOOD PROPOSED WOOD FENCE FENCE CRZ CRZ 1/2 CRZ 1/2 CRZ 1/4 CRZ 1/4 CRZ 531' 531' A.A.G LOW PT AA.A.G LOW PT 531'-0" 531'-0" X X XX X XX X XX X XX X DS DS XX X ' ' 8 8 6 6 . . 7 7 8 8 E E " " 88 8 44 4 8 8 2 2 ° ° 8 8 5 5 S S ' ' XX X I I E E N N L L Y Y T T RR R E E P P O O R R P P XX X K K C C A A B B T T E E S S D D R R A A Y Y R R O O R R E E T T NN N I I I I ' ' 5 5 E E O O DS DS E E O O XX X XX X XX X CCCCCCCCCLLLLLLLLCCCCCCCCCCCCCCCC CL X XX E E O O SETBACK SETBACK 5’ 5' - 0" 5' - 0" 7' - 2 1/2" 7' - 2 1/2" E E O O E E O O E E O O E E O O 532' 532' " " 0 0 - - ' ' 5 5 2 2 E E O O 531.90 531.90 E E O O E E O E O EXISTING SIDEWALK TO REMAIN 9' - 3" 9' - 3" " 0 - ' 4 530.91 530.91 18" HACKBERRY 18" HACKBERRY PROPOSED WOOD FENCE PROPOSED WOOD FENCE X X X X S 29°0888 1 8'18" W 62.19' S 29°08'18" W 62.19' XX X X PROPERTY LINE PROPPPPE PERTY LINE X X X X X X X X CONC SITE WALL CONC SITE WALL ’ 0 1 ROOF OVERHANG PROJECTION ROOF OVERHANG PROJECTION SECOND LEVEL PROJECTION SECOND LEVEL PROJECTION 1 10' REAR YARD SETBACK 10' RERE REAR YARD SETBACK 12' - 9 7/8" 12' - 9 7/8" 532' 532' 12' - 0 1/8" 12' - 0 1/8" 532.32 532.32 X X CCLLLCCC CL K K C C A A B B T T E E S S 1 1 0 0 ' ' - - 0 0 " " X X XXX X XXX X EXISTING GRASS EXISTING GRASS AALLEY ALLEY PROPOSED WOOD FENCE PROPOSED WOOD FENCE OPEN TRELLIS OPEN TRELLIS AABOVE ABOVE NEIGHBORING PROPERTY LINE NEIGHBORING PROPERTY LINE " " 4 4 / / 1 1 4 4 - - ' ' 4 4 1 1 POOL POOL 2 STORY RESIDENCE 2 STORY RESIDENCE PROPOSED FFE = 533.16' FFE = 533.16' 2 STORY AA.A.G = 531.72' A.A.G = 531.72' RESIDENCE COA REQUIRED COA REQUIRED WD FENCE WD FENCE GATE GATE RED COVERED PLAY AREA PLAY AREA G G GRASS GRASS CONC SITE WALL CONC SITE WALL (cid:42) (cid:42) 5’ SETBACK SETBACK 5' - 0" 5' - 0" EXISTING GAS METER TO EXISTING GAS METER TO REMAIN REMAIN EXISTING GRASS EXISTING GRASS AALLEY ALLEY DUMPSTER DUMPSTER PORTABLE PORTABLE TOILET TOILET 533' 533' " " 0 0 - - ' ' 5 5 2 2 K K C C A A B B T T E E S S STAGING LOCATIONS STAGING LOCATIONS PROPOSED WOOD FENCE PROPOSED WOOD FENCE 1/2 CRZ 1/2 CRZ 1/4 CRZ 1/4 CRZ 15" PECAN 15" PECAN 533.16 533.16 " " 2 2 / / 1 1 6 6 - - ' ' 0 0 1 1 PROPOSED CEMENT PAVERS WITH PROPOSED CEMENT PAVERS WITH GRAVEL INFILL, NOT TO EXTEND GRAVEL INFILL, NOT TO EXTEND BEYOND PROPERTY LINE BEYOND PROPERTY LINE ’ 5 2 N 30°00'00" E 61.78' N 300°00 °00'00" E 61.78' PROPERTY LINE PROOPEOO PERTY LINE NEW CONCRETE NEW CONCRETE LANDSCAPE WALL LANDSCAPE WALL 28' - 6 1/2" (cid:58)(cid:48) CRZ CRZ 1/4 CRZ 1/4 CRZ 1/4 CRZ 1/4 CRZ 22" ELM 22" ELM PROPOSED CONCRETE PAVERS WITH PROPOSED CONCRETE PAVERS WITH GRAVEL INFILL GRAVEL INFILL LINE OF UNDERGROUND LINE OF UNDERGROUND PIPED DOWNSPOUT CONNECTION TO DAYLI PIPED DOWNSPOUT CONNECTION TO DAYLIGHT 1/2 CRZ 1/2 CRZ NEW FRENCH DRAIN NEW FRENCH DRAIN PROPOSED CONCRETE PAVERS WITH PROPOSED CONCRETE PAVERS W GRAVEL INFILL, NOT TO EXT GRAVEL INFILL, NOT TO EXTEND BEYOND SETBACK BEYOND SETBACK LINE NEW FRENCH DRAIN NEW FRENCH DRAIN LINE OF UNDERGROUND LINE OF UNDERGROUND PIPED DOWNSPOUT CONNECTION TO DAYLI PIPED DOWNSPOUT CONNECTION TO DAYLIGHT NEIGHBORING PROPERTY LINE NEIGHBORING PROPERTY LINE E O NEW DRIVEWAY APPROACH WITH CURB CUT TO MEET COA TYPE 1 DRIVEWAY STANDARD KINNEY AVENUE EXISTING WATER METER TO REMAIN 3 PRESENTERS: DEVELOPER- IAN M. ELLIS, AIA, NCARB, RID & ARCHITECT- SARAH JOHNSON, AIA, RID KINNEY AVE BOA VARIANCE- CASE NUMBER 2021-000085 BA - November 19, 2021 E V A Y E N N I K 3 0 0 1 4 0 7 8 7 X T , N I T S U A F-2/18PROPOSED DESIGN 4BED 3 BATH 1 CAR GARAGE EXTERIOR RENDERINGS 4 PRESENTERS: DEVELOPER- IAN M. ELLIS, AIA, NCARB, RID & ARCHITECT- SARAH JOHNSON, AIA, RID KINNEY AVE BOA VARIANCE- CASE NUMBER 2021-000085 BA - November 19, 2021 F-2/19NEIGHBORHOOD ASSOCIATION CORRESPONDENCE Owner team has corresponded with Neighborhood Association and requested their formal comments regarding next steps as it is related to developing the property. See provided email. Neighborhood Association recommends that our team follow the BOA recommendation to explore the route of seeking a land status determination. The Neighborhood Association also provided additional information to the other half of our original whole lot. Information for adjacent property also included development of that substandard lot in 2007. Adjacent lot is of the same size and dimension as 1003 Kinney Avenue. One of the neighborhood recommendations in addition to seek- ing a land status determination was reviewing the potential of aquiring the alley. This was denied by the COA. See COA correspondence. On Wed, Nov 10, 2021 at 4:27 PM Lorraine Atherton wrote: (cid:13)(cid:38)(cid:53)(cid:1)(cid:6)(cid:32)(cid:32)(cid:29)(cid:39)(cid:52) (cid:3)(cid:24)(cid:25)(cid:35)(cid:38)(cid:24)(cid:1)(cid:46)(cid:24)(cid:1)(cid:39)(cid:24)(cid:40)(cid:1)(cid:44)(cid:36)(cid:1)(cid:20)(cid:1)(cid:33)(cid:24)(cid:24)(cid:41)(cid:34)(cid:27)(cid:52)(cid:1)(cid:36)(cid:32)(cid:24)(cid:20)(cid:39)(cid:24)(cid:1)(cid:27)(cid:20)(cid:40)(cid:28)(cid:24)(cid:38)(cid:1)(cid:40)(cid:28)(cid:24)(cid:1)(cid:29)(cid:34)(cid:25)(cid:35)(cid:38)(cid:33)(cid:20)(cid:41)(cid:35)(cid:34)(cid:1)(cid:38)(cid:24)(cid:37)(cid:44)(cid:24)(cid:39)(cid:40)(cid:24)(cid:23)(cid:1)(cid:21)(cid:48)(cid:1)(cid:17)(cid:29)(cid:22)(cid:24)(cid:1)(cid:4)(cid:28)(cid:20)(cid:29)(cid:38)(cid:1)(cid:9)(cid:20)(cid:46)(cid:40)(cid:28)(cid:35)(cid:38)(cid:34)(cid:1)(cid:20)(cid:34)(cid:23)(cid:1)(cid:40)(cid:28)(cid:24)(cid:1)(cid:35)(cid:40)(cid:28)(cid:24)(cid:38) 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(cid:1) 5 PRESENTERS: DEVELOPER- IAN M. ELLIS, AIA, NCARB, RID & ARCHITECT- SARAH JOHNSON, AIA, RID KINNEY AVE BOA VARIANCE- CASE NUMBER 2021-000085 BA - November 19, 2021 F-2/20NEIGHBORHOOD ASSOCIATION CORRESPONDENCE From: Ian Ellis Sent: Tuesday, November 9, 2021 12:11 PM To: Subject: 1003 Kinney Avenue Lorraine, Thank you for participating in the hearing regarding our proposed variance to construct a new home at 1003 Kinney. As encouraged by your testimony and the Board, we would be happy to meet with you and the association to discuss our project, hear you out, and answer any questions you may have. I was hoping we would have time to meet and talk after the hearing but we missed you on your way out - if this is not the best contact information, please let us know where to send communications. CC'd here is the team for this project including the architect, builder, and co-owners. Are there any days/times that are already scheduled that we could join to meet, or would you prefer to schedule a special time? We are happy to chat in person, or over zoom if that's preferred. We understand the next ZNA executive committee meeting is December 6, and we could attend and chat then as well if you prefer. Please let us know how you would like to proceed. Thanks very much, Ian and team. Ian M. Ellis, AIA, NCARB, RID Architect + Project Manager / Interior Designer / R&D 210.606.7880 @ianellis 2 attachments Tax Parcel Map.pdf 769K EMAIL 1 Alley Vacate Denial.pdf 126K 6 PRESENTERS: DEVELOPER- IAN M. ELLIS, AIA, NCARB, RID & ARCHITECT- SARAH JOHNSON, AIA, RID KINNEY AVE BOA VARIANCE- CASE NUMBER 2021-000085 BA - November 19, 2021 F-2/211003 KINNEY AVE LOT HISTORY Owner team requested information via email on the orgiinal deed plat for the property from the Travis County Clerk Office. Original plat is dated from 1896 anc can be seen below. Highlighted lot in question can be seen below. Travis County Clerk’s Office and contact Servando Hernandez were able to confirm that the property has never been replatted or amended and that the deed and subsequent deed updates still reference the lot as the original plat. This finding is in conflict with the survey, as the survey only shows the property as a 1/2 lot. APPROXIMATE LOT LOCATION TO ORIGI- NAL PLAT 7 PRESENTERS: DEVELOPER- IAN M. ELLIS, AIA, NCARB, RID & ARCHITECT- SARAH JOHNSON, AIA, RID KINNEY AVE BOA VARIANCE- CASE NUMBER 2021-000085 BA - November 19, 2021 F-2/222019 COA APPROVED LAND STATUS DETERMINATION 8 PRESENTERS: DEVELOPER- IAN M. ELLIS, AIA, NCARB, RID & ARCHITECT- SARAH JOHNSON, AIA, RID KINNEY AVE BOA VARIANCE- CASE NUMBER 2021-000085 BA - November 19, 2021 F-2/232019 COA APPROVED LAND STATUS DETERMINATION 9 PRESENTERS: DEVELOPER- IAN M. ELLIS, AIA, NCARB, RID & ARCHITECT- SARAH JOHNSON, AIA, RID KINNEY AVE BOA VARIANCE- CASE NUMBER 2021-000085 BA - November 19, 2021 F-2/242019 COA APPROVED LAND STATUS DETERMINATION 10 PRESENTERS: DEVELOPER- IAN M. ELLIS, AIA, NCARB, RID & ARCHITECT- SARAH JOHNSON, AIA, RID KINNEY AVE BOA VARIANCE- CASE NUMBER 2021-000085 BA - November 19, 2021 F-2/25FEBRUARY 1991 DEED 11 PRESENTERS: DEVELOPER- IAN M. ELLIS, AIA, NCARB, RID & ARCHITECT- SARAH JOHNSON, AIA, RID KINNEY AVE BOA VARIANCE- CASE NUMBER 2021-000085 BA - November 19, 2021 F-2/261962 HALF LOT SALE 12 PRESENTERS: DEVELOPER- IAN M. ELLIS, AIA, NCARB, RID & ARCHITECT- SARAH JOHNSON, AIA, RID KINNEY AVE BOA VARIANCE- CASE NUMBER 2021-000085 BA - November 19, 2021 F-2/271947 PARCELS DOCUMENTATION 13 PRESENTERS: DEVELOPER- IAN M. ELLIS, AIA, NCARB, RID & ARCHITECT- SARAH JOHNSON, AIA, RID KINNEY AVE BOA VARIANCE- CASE NUMBER 2021-000085 BA - November 19, 2021 F-2/28COA CORRESPONDENCE DURING EXPEDITED REVIEW The Owner Team was able to locate a land status determination for the property that was submitted and ap- proved for the 1995 Rule Platting Exception submission dated February 25, 2019. Reference next page for Land Status Determination documentation. Owner Team confirmed with new COA reviewer that although we have documentation of a previous land status determination on the lot, they are still requiring us to request a variance through the BOA. Reference email. 14 PRESENTERS: DEVELOPER- IAN M. ELLIS, AIA, NCARB, RID & ARCHITECT- SARAH JOHNSON, AIA, RID KINNEY AVE BOA VARIANCE- CASE NUMBER 2021-000085 BA - November 19, 2021 F-2/29COA CORRESPONDENCE POST EXPEDITED REVIEW Owner Team confirmed with new COA reviewer that although we have documentation of a previous land sta- tus determination on the lot approved from February 25, 1995, they are still requiring us to request a variance through the BOA. Reference email. 15 PRESENTERS: DEVELOPER- IAN M. ELLIS, AIA, NCARB, RID & ARCHITECT- SARAH JOHNSON, AIA, RID KINNEY AVE BOA VARIANCE- CASE NUMBER 2021-000085 BA - November 19, 2021 F-2/3016 PRESENTERS: DEVELOPER- IAN M. ELLIS, AIA, NCARB, RID & ARCHITECT- SARAH JOHNSON, AIA, RID KINNEY AVE BOA VARIANCE- CASE NUMBER 2021-000085 BA - November 19, 2021 F-2/31COA CORRESPONDENCE REQUESTING ZONING INFORMATION Owner and Architect Team originally contacted the city of Austin to research applicable zoning information to the property. COA contact Anthony McBryde provided information on small lot amnesty and substandard lot, but no additional information on how to move forward if the lot were to be developed. Owner and Architect team also provided original plat to COA for further clarification of lot requirements, but no clarificaiton was provided. Cor- respondence included in email below. 17 PRESENTERS: DEVELOPER- IAN M. ELLIS, AIA, NCARB, RID & ARCHITECT- SARAH JOHNSON, AIA, RID KINNEY AVE BOA VARIANCE- CASE NUMBER 2021-000085 BA - November 19, 2021 F-2/32COA CORRESPONDENCE REQUESTING ALLEY ACCESS Owner team originally requested for the COA to vacate the alley and allow for our property to use it as vehicle access to the property. This was denied per the email to the right. They also requested the removal of a protected tree within the alley to allow for vehicular access and use of the alley, but this too was denied. See email corre- spondence below. One of the neighborhood recommendations in addition to seeking a land status determination was reviewing the potential of aquiring the alley. This was denied by the COA. See COA correspondence. 18 PRESENTERS: DEVELOPER- IAN M. ELLIS, AIA, NCARB, RID & ARCHITECT- SARAH JOHNSON, AIA, RID KINNEY AVE BOA VARIANCE- CASE NUMBER 2021-000085 BA - November 19, 2021 F-2/33SUPPLEMENT INFORMATION F-2/34• VIEWS LOOKING TOWARDS E SIDE OF KINNEY AVENUE • 2-STORY AND 1-STORY HOMES ARE THE STANDARD • MIXTURE OF NEW CONSTRUCTION AND EXISTING ORIGINAL HOMES SITE NEIGHBORHOOD CONTEXT 20 PRESENTERS: DEVELOPER- IAN M. ELLIS, AIA, NCARB, RID & ARCHITECT- SARAH JOHNSON, AIA, RID KINNEY AVE BOA VARIANCE- CASE NUMBER 2021-000085 BA - November 19, 2021 F-2/35• VIEWS LOOKING TOWARDS E SIDE OF KINNEY AVENUE (TO ROW) & W SIDE OF KINNEY (BOTTOM ROW) • SOME VACANT LOTS ON KINNEY AVE • MULTI-FAMILY ON KINNEY AVE TOWARDS INTERSECTION OF MARGARET ST & KINNEY AVE NEIGHBORHOOD CONTEXT 21 PRESENTERS: DEVELOPER- IAN M. ELLIS, AIA, NCARB, RID & ARCHITECT- SARAH JOHNSON, AIA, RID KINNEY AVE BOA VARIANCE- CASE NUMBER 2021-000085 BA - November 19, 2021 F-2/36• DEVELOPMENT PROPOSED AT 1003 KINNEY AVE IS ADJACENT TO NEARBY S LAMAR UNION • MIXED USE DEVELOPMENT CAN BE FOUND AT S LAMAR UNION AS WELL AS ON THE S END OF KINNEY AVENUE AT THE MARGA- • PROPOSED DEVELOPMENT AT 1003 KINNEY AVE WOULD MAINTAIN CURRENT NEIGHBORHOOD CONTEXT AND SCALE IN TERMS RET ST. INTERSECTION OF BUILDING HT AND SCALE SITE N KINNEY AVE SITE N KINNEY AVE N T R E A D W ELL ST S KINNEY AVE S LAMAR BLVD S KINNEY AVE SF RESIDENTIAL MF RESIDENTIAL COMMERCIAL SF RESIDENTIAL MF RESIDENTIAL COMMERCIAL SITE MAPPING PROPOSED RESIDENCE 22 PRESENTERS: DEVELOPER- IAN M. ELLIS, AIA, NCARB, RID & ARCHITECT- SARAH JOHNSON, AIA, RID KINNEY AVE BOA VARIANCE- CASE NUMBER 2021-000085 BA - November 19, 2021 F-2/37F-2/38October 26, 2021 Ian Ellis 1003 Kinney Ave Austin TX, 78704 Re: C15-2021-0100 Dear Ian, Property Description: S 1/2 OF LOT 1-2 BLK 1 BARTON SPRINGS PARK Austin Energy (AE) has reviewed your application for the above referenced property, requesting that the Board of Adjustment consider a variance(s) from § 25-2-943 - SUBSTANDARD LOT (B) (2) to allow for the development of a single-family home on a 5,464 square-foot lot. Austin Energy does not oppose the request, provided that any proposed or existing improvements follow Austin Energy’s Clearance & Safety Criteria, the National Electric Safety Code, and OSHA requirements. Any removal or relocation of existing 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. Cody Shook, Planner II Austin Energy Public Involvement | Real Estate Services 2500 Montopolis Drive Austin, TX 78741 (512) 322-6881 F-2/39N O T R A B D R O FF O P S LIN S C O M B JU LIET Y E N KIN TR E A D W ELL K E R R JULIET L E H T E SIE S JE E HIN P E S O J R A M A L LA M A R S Q U A R E GIB S O N H T 8 D E X T E R M A R G A R ET R E N R A G D Y W E R D R O F X O A S H B Y ! ! ± SUBJECT TRACT PENDING CASE ! ! ! ! ZONING BOUNDARY NOTIFICATIONS CASE#: LOCATION: C15-2021-0100 1003 KINNEY 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. F-2/40F-2/41F-2/42F-2/43F-2/44F-2/45F-2/46F-2/47F-2/48F-2/49F-2/50F-2/51F-2/52F-2/53F-2/54F-2/55F-2/56F-2/57F-2/58F-2/59F-2/60F-2/61F-2/62F-2/63