ITEM04 C15-2022-0086 PRESENTATION 12-12-22 — original pdf

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5212 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. This variance request has unanimous support from the North Loop Neighborhood Association as well as the adjacent next door neighbor at 5214 Evans Avenue. 5212 Evans Avenue - BOA Variance Request Supporting Documentation - Variance Request December 12, 2022 - Page 1 ITEM04/1-PRESENTATIONNorth Loop Adopted Future Land Use Map AVE H A D LV B R A M A L N 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 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 R E L VIL K FIS E 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 EINLIST 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 EINLIST B S D R V S 5 3 H I N B N 5 3 H I N B S 5 3 H I N B N D R V S 5 3 IH N E 5 3 R D S T R D C O R O N A D R M E R O N C A B R W E STMOOR O A D D R M O O R D R E 52N D ST T C R E T S A C N A L E 51ST ST E V A W O R D O O W E AV LT E V E AV E S O O R R E V O R G R D A R O R U A ST O N ST T S Small scale multi-family H O U S S E L D R D E HIN S N U S N A C C M W 51ST ST T S E 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 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 T S L O O P BLV D W N O E H C A UIS H G E N A R D ST ZE N NIA ST T S N 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 AV K 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 E F U N E AV E 52N D S T E 53R D S T E 54T H 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 MULTI FAMILY MIXED USE H E U N E AV E 51S T S T E AV 5212 EVANS AVENUE - MIXED USE DESIGNATION S R E EIL E AV E 56T H E 5 5 T H E 5 6 T H S T H A LF ST k T S N E L E H E H A L F S T 55T H S T E 55T H S T E 54T H E V A ST T T E N N ST E E B 53R D E 53R D H A LF ST E F U N E AV E 50T H S T T S A SINGLE FAMILY N E W O R W E P E D E 52N D December 12, 2022 - Page 2 S T E V A N O S K R A L C E AV N O M R A H W 46TH ST W 4 5 T H S Future Land Uses B C E N U T A E E AV E U N E V U N E AV Single-Family A AY W D E E P S W Higher-Density Single-Family 44TH ST Multifamily Commercial W 43 R Mixed Use S T D 5212 Evans Avenue - BOA Variance Request Supporting Documentation - North Loop FLUM - Future Land Use Map Designation E 4 8 T H S T E 48T H ST E 46T H ST G E U N E AV E 49TH ST E 48T H E 50T H S T E 49T H S T FIE L D L N S T FAIR E V A S N VA E E 48T H S T E AV S N VA E E 47TH ST E 46T H S T E 48T H T S R E RIV S T D E R E 47T H ST E V A W E P E D ST E 46TH E 50TH ST E 49TH H ALF ST E 49T H ST G ENE JO H NS O N ST E 48TH ST E AV N O M R A H B S D R V S T S LY L E N N O C 35 IH N F E U N E AV W 42N D ST Office W 41ST Civic D ST W 40T H S T Utilities Mixed Use/Office E 43R D S T E U N AV E Recreation & Open Space S D T E 42N T S L A V U D 1 inch = 300 feet E 44T H S T H E U N E AV E 41ST ST E 40T H ST 0 250 500 750 1,000 E V A W O R R A B Feet E V A K C A H H 39T 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 40TH ST ST LF P E E V E S T H E 2. Airport Blvd. north of 53rd 1/2 (east) 9 T 3 HST A K C E P E 39T H ST E AV L L E W S A C K E A S B E Y ST E 44TH ST E 45TH ST E V A S R E EIL E ¯ 43R PA R K B S D T LV D E LLIN G S O N E 44TH ST E 43R D ST L N E LLIN G S O N L N E V A T T E N N E B E AV N O M R A H 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 ST H T S S T Last Revised: 5/3/2022 N A LF 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 W 39TH ST E W 38T W 38TH ST E 37TH T S S M L E H T S H FIT ST RIF G E 35TH ST E E R G M O T R D A N BLV D B A R B A R A J O R D R E T S A C N A L P H I L O M E N A S T D V L B R E L L E U M N O R W O O 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 S B N K C K C E D E D R E P R E P P U P U 5 3 5 3 IH N IH N 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 S AT E H W S E M A J P HIL O M E N A ST R O B E R T B R O W 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 ITEM04/2-PRESENTATION5212 EVANS SINGLE FAMILY MULTI FAMILY COMMERCIAL 5212 Evans Avenue - BOA Variance Request Supporting Documentation - Neighborhood Composition Analysis December 12, 2022 - Page 3 ITEM04/3-PRESENTATIONB 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 ITEM04/4-PRESENTATIONTownhouses 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 ITEM04/5-PRESENTATIONneighboring lots to the south. On the evening of November 2nd of this year, during our regular November Neighborhood Association meeting, Mr. McElroy and his Architect presented their project to the neighbors in attendance. After some discussion we there was a motion to support the project which resulted in a unanimous vote to support the project. While unrelated to this specific request for variance, the NLNA would like to encourage the Board, and ultimately Council, to consider unlocking this disaggregation option for our entire neighborhood for the reasons mentioned above. This is certainly a unique property due to its proximity to the commercial heart of our neighborhood on North Loop as well as the very successful Home Slice Pizza to which it backs up – and is the reason we are supporting this request at this time. We believe that in the fullness of time, as our city struggles with the challenges of housing and affordability, that making this option available to all land owners will help to enrich our neighborhood, and provide a greater mix of housing options for all people. As a representative of the North Loop Neighborhood Association, I request, on behalf of the members of the NA, that you consider approving Mr McElroy’s application for variance to disaggregate his property allowing him to build the homes that he is proposing. Thank you in advance for your time and consideration of this request. Brian Bedrosian Vice President of the North Loop Neighborhood Association North Loop Neighborhood Association Board of Adjustment 301 W. 2nd St. Austin, TX 78701 Subject: North Loop Support for Applicant Variance Request at 5212 Evans To the Members of the Board of Adjustments this evening, the 11th of November, 2022. My name is Brian Bedrosian and I am currently serving as the Vice President of the North Loop Neighborhood Association (NLNA), a post I have held since 2019. I am writing this letter on behalf of the NLNA to provide support in favor of the disaggregation of two platted lots that were originally combined to form the property 5212 Evans Street, allowing for the construction of (2) single family homes on the resulting small lots. We have been engaged extensively with both the owner, Ryan McElroy and his architects, RAVEL ARCHITECTURE over the last several months and have met many times with both parties. Our neighborhood is unique in how it was platted where most of our 50’ wide lots were aggregated from originally platted 25’ lots. The ability to disaggregate these properties would provide a new housing type in the neighborhood unlocking a more affordable lot size while maintaining a housing typology that will be attractive to families. We have long supported ADU’s in our neighborhood, and many neighbors have made use of that currently permitted format. The disaggregation that Mr McElroy is pursuing would allow for an additional option that achieves several longstanding neighborhood goals: 1. Creating a more compact, human scaled land use with an urban character: central to this is denser housing pockets which will allow for more open community spaces. 2. Encouraging a variety of housing types outside of the traditional full lot single family residences: these townhouse style homes are specifically called out in our Neighborhood plan as a preferred means to soften the transition from the commercial area of North Loop to the more residential areas to the south. 3. Encourages housing for folks of a variety of incomes: We understand that these are not truly affordable homes, but the high cost of land in Austin can be at least partially ameliorated by the reduction of some of our lots to the original platted dimensions. 4. Up-zoning of this property: 5212 Evans is shown on our FLUM as being proposed to transition away from a single-family zoning to a mixed use zoning making this a unique lot from the 5212 Evans Avenue - BOA Variance Request Supporting Documentation - North Loop Neighborhood Association Letter Of Support December 12, 2022 - Page 6 ITEM04/6-PRESENTATIONLetter of support from next door neighbor at 5214 Evans 5212 Evans Avenue - BOA Variance Request Supporting Documentation - Next Door Neighbor Letter Of Support December 12, 2022 - Page 7 ITEM04/7-PRESENTATION7 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 8 ITEM04/8-PRESENTATION5212 Evans Avenue - BOA Variance Request Supporting Documentation - Concept Elevation December 12, 2022 - Page 9 ITEM04/9-PRESENTATION5212 Evans Avenue - BOA Variance Request Supporting Documentation - Concept Elevation December 12, 2022 - Page 10 ITEM04/10-PRESENTATION5212 Evans Avenue - BOA Variance Request Supporting Documentation - Concept Elevation December 12, 2022 - Page 11 ITEM04/11-PRESENTATION5212 Evans Avenue - BOA Variance Request Supporting Documentation - Concept Elevation December 12, 2022 - Page 12 ITEM04/12-PRESENTATION5212 Evans Avenue - BOA Variance Request Supporting Documentation - Survey December 12, 2022 - Page 13 ITEM04/13-PRESENTATION