ITEM04 C15-2022-0086 ADV PACKET DEC 12

Board of Adjustment – Dec. 12, 2022

ITEM04 C15-2022-0086 ADV PACKET DEC 12 — original pdf

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BOA GENERAL REVIEW COVERSHEET CASE: C15-2022-0086 BOA DATE: December 12th, 2022 ADDRESS: 5212 Evans Ave OWNER: Ryan McElroy COUNCIL DISTRICT: 9 AGENT: N/A ZONING: SF-3-NP (North Loop) LEGAL DESCRIPTION: LOT 19-20 BLK 22 HIGHLANDS THE VARIANCE REQUEST: disaggregate aggregated lots into two lots SUMMARY: disaggregate two lots that were aggregated ISSUES: original house was built over lot lines ZONING LAND USES Site North South East SF-3-NP SF-3-NP SF-3-NP LR-MU-CO-NP; SF-3-NP West GR-CO-NP Single-Family Single-Family Single Family Neighborhood Commercial-Mixed Use; Single- Family Community Commercial NEIGHBORHOOD ORGANIZATIONS: Austin Independent School District Austin Lost and Found Pets Austin Neighborhoods Council Central Austin Community Development Corporation Friends of Austin Neighborhoods Homeless Neighborhood Association Neighborhood Empowerment Foundation North Austin Neighborhood Alliance North Loop Neighborhood Association North Loop Neighborhood Plan Contact Team Preservation Austin SELTexas Sierra Club, Austin Regional Group ITEM4/1November 29, 2022 Ryan McElroy P.O. Box 30104 Austin TX, 78755 Re: C15-2022-0086 Dear Ryan, Property Description: LOT 19-20 BLK 22 HIGHLANDS THE Austin Energy (AE) has reviewed your application for the above referenced property, requesting that the Board of Adjustment consider a variance request from LDC Section 25-2-1406(5)(d) at 5212 Evans Ave. 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 reach out to the Austin Energy Call center at 512-494- 9400 to request termination of service and removal of the electric meter and service drop prior to proceeding with demolition. 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 Cody.Shook@austinenergy.com ITEM4/2Board 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 # ____________________ 13045305 C15-2022-0086 0223091709 Section 1: Applicant Statement Street Address: __________________________________________________________________ Subdivision Legal Description: ____________________________________________________________________________ ____________________________________________________________________________ Lot(s): _________________________________ Block(s): _____________________________ Outlot: _________________________________ Division: _____________________________ Zoning District: ___________________________________________________________________ Council District: 9 I/We ________________________________________________ on behalf of myself/ourselves as authorized agent for ________________________________________________ affirm that on Month , Day , Year , 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: ______________________________________________________________ City of Austin | Board of Adjustment General/Parking Variance Application 6/26/20 | Page 4 of 8 ITEM4/3 Portion of the City of Austin Land Development Code applicant is seeking a variance from: ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ 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: ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ Hardship 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: ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ City of Austin | Board of Adjustment General/Parking Variance Application 6/26/20 | Page 5 of 8 ITEM4/4 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: ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ 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 ITEM4/5Section 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): ___________________________________________________ Applicant Mailing Address: __________________________________________________________ City: ________________________________________ State: ________________ Zip: _______ Phone (will be public information): ____________________________________________________ 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): ______________________________________________________ Owner Mailing Address: ____________________________________________________________ City: ________________________________________ State: ________________ Zip: _______ Phone (will be public information): ____________________________________________________ Email (optional – will be public information): ________________________ Section 5: Agent Information Agent Name: ____________________________________________________________________ Agent Mailing Address: ____________________________________________________________ City: ________________________________________ State: ________________ Zip: _______ Phone (will be public information): ____________________________________________________ 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). _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ City of Austin | Board of Adjustment General/Parking Variance Application 6/26/20 | Page 7 of 8 ITEM4/6ITEM4/75212 EVANS AVENUE - BOA VARIANCE REQUEST I am seeking a variance from City Code Section 25-2-1406 - Ordinance Requirements (5)(d) ‘a lot that is aggregated with another property to form a site may not be disaggregated to satisfy this subsection’. As well as a variance from City Code Section 25-2-943 - Substandard Lot (D) ‘a substandard lot that is aggregated with other property to form a site may not be dissagregated after August 6, 2007 to form a site that is smaller than the minimum lot area requirement.‘ Lots 19 & 20 were legally platted in 1917. These lots are adjacent to commercial, mixed use, multi family, two family, and single family residential. And are uniquely designated for Mixed Use in the North Loop Future Land Use Map. These lots back up to an active commercial property, Home Slice Pizza. Detached single family residential fronting Evans Avenue is aligned with the North Loop Neighborhood Plan and would add families and activate the residential streetscape while buffering towards the denser commercial corridor. 5212 Evans Avenue - BOA Variance Request Supporting Documentation - Variance Request December 12, 2022 - Page 1 ITEM4/8E V W A O R D O O W E LT AV E V E S O O R E R AV E V O R G R A D R O R U A R E D HIN S N U S H O U ST O N ST T S S Small scale multi-family S E L D N A C C M W 51ST ST T E S P U L A D A U G C A PIT O L C T T S E P U L A D A U G W W 4 7THST W 46THST North Loop Adopted Future Land Use Map AVE H A D LV R B A M A N L O L D K O E NIG L N M M A C K D R RFIELD D E N S O N D R E T S E H C STA R K ST Lamar & Koenig Corner Neighborhood Urban Center Special Use A mix of residential, commercial, office & community open space. W K O E N I G L N k FR A N K LIN B LV D N EL R AY B LV D RTH L O O T E S P BLV D W N O H C A UIS H G E N A R D ST ZE N NIA ST T N S N LY A R E L DILLA R DC I R E S K Y VIE W R D W S K Y VIE W R D A V E N U E D L I N K A V E E V A D L FIE R E T S E H C W 56TH ST W 55TH H ALF ST W 55TH ST E K AV LIN A V E N U E G D U V A L S T E K O E NIG L N E 56T H S T E 55T H ST E 54TH ST WILL DAVIS DR J O N A T H A N D R HAGE DR H I G H L A N D C A M P U S D R CLAYTON LN W I L H E L M I N A DE L C O DR Airport Boulevard West Neighborhood Urban Center Special Use A mix of residential, commercial, office & community open space. D E R L VIL K E FIS L D MID LA POS A D ADR TIR A D O S T Airport Boulevard East Neighborhood Urban Center Special Use A mix of residential, commercial, office & E U S 290 HWY SVRD WB community open space. E US 290 HWY WB E U S 290 HWY EB E U S 2 9 0 HWY SVRD EB E K O E N I G L N S V R D W B E K O E N I G L N E B B E S V R D E K O E N I G L N R EINLI ST B S D R V S 5 3 H I N B S 5 3 H I N B N 5 3 H I N E 56T H H A E 5 6 T H S T LF ST E 5 5 T H H A L F S T k TIN AV E R A M D R E L VIL K FIS E L D MID D V L T B R O P AIR CLAYT O N LN R EINLI ST E 50T H S T E F U N E AV T A S N SINGLE FAMILY E W O R MULTI FAMILY MIXED USE E H U N E AV E F U N E AV E 53R D S T E 54T H S T k T N S E L E H E 55T E 52N D S T E TIN AV R A M E V S A N VA E B R U N I N G A V E E 51S T S T E S AV R E EIL H S T E 55T H S T E 54T E V T A T E N N E B E 53R D ST H ST E 53R D H A LF ST E 52N D S T E N AV O M R A H 5212 EVANS AVENUE - MIXED USE DESIGNATION E W AV E P E D E V A N O S K R A L C 5212 Evans Avenue - BOA Variance Request Supporting Documentation - North Loop FLUM - Future Land Use Map Designation December 12, 2022 - Page 2 E 4 8 T H S T E 48T H ST E 46T H ST E G U N E AV W 46TH ST W 4 5 T H S Future Land Uses E C N U T E B E A E AV U N E V U N E AV Single-Family A AY W D E E P S Higher-Density Single-Family W 44TH ST Multifamily Commercial W 43 R Mixed Use D S T E F U N E AV T L S A V U D 1 inch = 300 feet E 44T H S T E H U N E AV W 42N D ST Office W 41ST ST Civic E D U N AV W 40T H S T Utilities Mixed Use/Office E 43R D S T E Recreation & Open Space D S T E 42N E 41ST ST E 40T H ST 0 250 500 750 1,000 O R R A B Feet E V W A E V K A C W 39TH ST W 38T E 39T A H H k Notes proposed sites for a Neighborhood Urban Center Special use: 2. Airport Blvd. north of 53rd 1/2 (west) 1. Corner of Lamar and Koenig E 40TH ST H S ST LF P E V E T E W 38TH ST 2. Airport Blvd. north of 53rd 1/2 (east) 9 T 3 HST K A C E P E 39T H ST E 49TH ST E 48T H S T E 50T H S T E 49T H S T FAIR FIE L D L N E V S A N VA E E 48T H S T E S AV N VA E E 47TH ST E 46T H S T E L AV L E W S A C K E A S B E Y ST E 44TH ST E 45TH ST E V S A R E EIL ¯ E 43R K B D S PA R T LV D E LLIN G S O N L N E 44TH ST E 43R D ST E 37TH ST T S H FIT RIF G E 35TH ST T S S M L E H N S E E R M G O T E 38T A comprehensive plan shall not constitute zoning regulations or establish zoning district boundaries. Housing and Planning Department H H E 38T Plan Adopted: May 23, 2002 H S T T Last Revised: 5/3/2022 A LF ST This map has been produced by the City of Austin as a working staff map and is not warranted for any other use. No warranty is made by the City regarding its accuracy or completeness. E 41ST ST E 40T H ST G ENE JO E 49T H ST H NS O N ST E 47T H ST E 48TH ST E 50TH ST E 49TH H ALF ST E N AV O M R A H B D S R V T LY S L E N N O C N IH 35 S T R S E E 48T H S T D RIV E R E V W A E P E D E 46TH ST E V T A T E N N E B E N AV O M R A H E LLIN G S O N L N P H I L N O R W O O O M E N A S T D R D B E N T D R D O O W L E F E R N W O O D R D F A I R W O W O O D R D O D R D E V A N O S K R A L C B K S B K N C E C E R D R D E P P E P P 5 U 5 U N IH 3 N IH 3 C R EST W O O D R D A R D R D E D R N W O O D R D D O O W D A R B D O O W D L I W WILSHIRE BLVD T AT S E H S W E M A J R O B E R T B R O W P HIL O M E N A ST NIN G ST D R D O O W O R SIM O N D A V E A L D R I C H S T P A R K W O O D R D C R E S T W O O D R D W I L S H I R E B L V D B D N R V 5 S N IH 3 E 5 3 R D S T M E R O N R D C A C O R O N A D R B R W E STMOOR O A D D R M O O R D R E 52N D ST T R C E T S A C N A L E 51ST ST R D A N BLV D B A R B A R A J O R R D E T S A C N A L D V L B R E L L E U M ITEM4/95212 EVANS SINGLE FAMILY MULTI FAMILY COMMERCIAL 5212 Evans Avenue - BOA Variance Request Supporting Documentation - Neighborhood Composition Analysis December 12, 2022 - Page 3 ITEM4/10B A 5212 EVANS A. Streetview of 5212 Evans Looking West B. Streetview of 5212 Evans Looking East 5212 EVANS 5212 Evans Avenue - BOA Variance Request Supporting Documentation - Neighborhood Aerial & Streetview Overview December 12, 2022 - Page 4 ITEM4/11Townhouses can provide an effective transition between commercial or higher density multi- family residential and single- family residential areas. Townhouses may be appropriate along minor arterials such as 51st St and parts of North Loop Blvd. Narrow spacing of units and multiple entries on the street more closely resemble single-family houses. place where the needs of everyday life are available within walking distance from where most people live. The neighborhood summed this up by saying ‘all functions of daily life within walking distance’. Linked to the desire for a variety of activities, services and destinations within walking distance, is the neighborhood’s commitment to creating a lively mix of uses within the North Loop Neighborhood Planning Area. The mix of uses in the neighborhood and the enhanced walkability will help to reduce the need for auto trips in the future, and will also build personal and community relationships. 1 Neighborhood Vision On October 7th, 2000 thirty members of the North Loop Neighborhood Planning Area met to develop a neighborhood vision. The following statement is the participants’ future vision for the North Loop Neighborhood Planning Area. This statement is a product of the work done at the October 7th workshop, refinement during numerous Neighborhood Planning meetings, as well as the incorporation of feedback gained from its distribution to all neighborhood business properties. In the year 2020 the North Loop Neighborhood Planning Area will be a vibrant, friendly and livable neighborhood that is characterized by: a variety of housing and people; pedestrian orientation with a network of sidewalks, as well as bike lanes; shady, tree-lined streets; a mix of land uses that complement the local neighborhood and are at a density which will support local businesses and transit; locally owned businesses that are neighborhood oriented; and parks and plazas which will act as public gathering places. The North Loop Neighborhood Planning Area of the future is a vibrant mixed-use neighborhood, where commercial and residential uses are combined, and designed in a way that creates an interesting streetscape and built environment. Compatibility is important, but so is uniqueness and an eclectic character. The North Loop Neighborhood Planning Area of the future is envisioned as a Residential The residential character of the future North Loop Neighborhood Planning Area is characterized by single family as well as smaller scale, but higher density development such as smaller apartment complexes, condominiums, and townhouses. The future North Loop Neighborhood Planning Area will be mixed use and mixed income, with a particular focus on affordable housing. Older homes will be preserved but additional opportunities for housing choice, through secondary apartments, mixed use and small-scale multi family will be added. Housing choice and diversity were important themes of a North Loop Neighborhood Planning Area vision. The future residential neighborhoods of the North Loop Neighborhood Planning Area will be characterized by people using the streets, sidewalks and their front yards. The dominant character will be human friendly, which will be expressed in terms of wide sidewalks, smaller setbacks, low fences on front yards, and homes with front porches encouraging interaction with the street. Residential neighborhoods will be visually interesting with different colors and materials being encouraged to create a bright and lively residential environment. Landscaping is an important component of the vision, with trees being central to enhancing the quality of residential neighborhoods. Two family residential or small-scale multi-family developments that resemble neighborhood houses provide greater housing choices in the neighborhood while still preserving the existing neighborhood character. The North Loop of the future is envisioned as a pedestrian friendly, mixed-use neighborhood that is characterized by tree-lined streets andwell- landscaped public spaces. Covered front porches are common in the neighborhood. They offer a friendly neighborhood gesture by providing a transition from the public space of the street, the semi- private space of the front yard and the private space of the house. 5212 Evans Avenue - BOA Variance Request Supporting Documentation - North Loop Neighborhood Plan - Excerpt Pages 11 12 December 12, 2022 - Page 5 ITEM4/12Letter of support from next door neighbor at 5214 Evans Unanimous support from North Loop Neighborhood Assocation Formal letter to be submitted as part of a subsequent backup submission. On November 2nd, I presented this variance request to the North Loop Neighborhood Association who formally voted in unanimous support. A formal letter will be submitted in backup. And the president of the neighborhood assocation will also attend the December BOA meeting to speak in favor of this request. 5212 Evans Avenue - BOA Variance Request Supporting Documentation - Neighborhood Support December 12, 2022 - Page 6 ITEM4/137 6 5 2 4 3 1 A B Legend Porch Living & Dining 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 Powder Stair Pantry Kitchen Garage Hallway Bathroom Bedroom Laundry Bedroom Bathroom Master Bathroom Master Closet Master Bedroom 16 13 12 9 10 4 15 14 8 11 2nd Floor 5212 Evans Avenue - BOA Variance Request Supporting Documentation - Concept Siteplan December 12, 2022 - Page 7 ITEM4/145212 Evans Avenue - BOA Variance Request Supporting Documentation - Concept Elevation December 12, 2022 - Page 8 ITEM4/155212 Evans Avenue - BOA Variance Request Supporting Documentation - Concept Elevation December 12, 2022 - Page 9 ITEM4/165212 Evans Avenue - BOA Variance Request Supporting Documentation - Concept Elevation December 12, 2022 - Page 10 ITEM4/175212 Evans Avenue - BOA Variance Request Supporting Documentation - Concept Elevation December 12, 2022 - Page 11 ITEM4/18