ITEM02 C15-2024-0015 ADV PACKET PART1 JUNE10

Board of Adjustment – June 10, 2024

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BOA GENERAL REVIEW COVERSHEET RECONSIDERATION CASE: C15-2024-0015 BOA DATE: June 10th, 2024 ADDRESS: 1306 Rockcliff Rd OWNER: Chris & Shannon Renner COUNCIL DISTRICT: 8 AGENT: David Chace ZONING: LA LEGAL DESCRIPTION: LOT 3 LAKECLIFF VARIANCE REQUEST:    Section 25-2-492 (Site Development Regulations) from setback requirements to decrease the minimum front yard setback from 40 feet to 20 feet. Section 25-2-492 (Site Development Regulations) from setback requirements to decrease the minimum interior side yard setback (east side) from 10 feet to 5 feet. Section 25-2-551 (Lake Austin (LA) District Regulations) (B) (1) (b) from shoreline setback requirements to decrease from 25 feet to 0 feet. SUMMARY: demolish and erect a new 2 story Single-Family residence attached to existing legal non- complying Boat House. ISSUES: substandard lot size, tree CRZ and OSSF setback ZONING LAND USES LA Site North LA South LA LA East LA West Single-Family Lake Austin Single-Family Lake Austin Single-Family NEIGHBORHOOD ORGANIZATIONS: Austin Neighborhoods Council City of Rollingwood Friends of Austin Neighborhoods Neighborhood Empowerment Foundation Preservation Austin Save Our Springs Alliance TNR BCP Travis County Natural Resources ITEM02/1CITY OF AUSTIN Board of Adjustment Decision Sheet ITEM03 DATE: Monday May 13, 2024 CASE NUMBER: C15-2024-0015 ___Y____Thomas Ates (D1) ___Y____Bianca A Medina-Leal (D2) ___Y____Jessica Cohen (D3) ___Y____Yung-ju Kim (D4) ___Y____Melissa Hawthorne (D5) ___Y____Jeffery Bowen (D6) ___Y____Janel Venzant (D7) ___- ____Margaret Shahrestani (D8) -OUT ___Y____Brian Poteet (D9) ___- ____Michael Von Ohlen (D10) -OUT ___Y____Marcel Gutierrez-Garza (M) ___- ____VACANT (Alternate) (M) ___Y____Suzanne Valentine (Alternate) (M) ___- ____VACANT (Alternate) (M) APPLICANT: David Chace OWNER: Chris and Shannon Renner ADDRESS: 1306 ROCKCLIFF RD VARIANCE REQUESTED: The applicant is requesting the following variance(s) from the Land Development Code: Section 25-2-492 (Site Development Regulations) from setback requirements to decrease the minimum front yard setback from 40 feet (required) to 20 feet (requested) Section 25-2-492 (Site Development Regulations) from setback requirements to decrease the minimum interior side yard setback (east side) from 10 feet (required) to 5 feet (requested) Section 25-2-551 (Lake Austin (LA) District Regulations) (B) (1) (b) from shoreline setback requirements to decrease from 25 feet (required) to 0 feet (requested) in order to demolish and construct a new 2 story single-family residence attached to existing legal non-complying Boat House in a “LA”, Lake Austin zoning district. ITEM02/2Note: This section of the Land Development Code applies to lots that are included in a subdivision plat recorded before April 22, 1982 or is a legal tract exempt from the requirement to plat. For the above address the Subdivision Plat was recorded on December 1, 1976 Land Development Code Section 25-2-551 Lake Austin (LA) District Regulations (A) In this section: (1) SHORELINE means the 492.8 topographic contour line along the shores of Lake Austin. (2) SHORELINE SETBACK means a line parallel to the shoreline and at a distance from the shoreline that is prescribed in this section. (3) SHORELINE SETBACK AREA means an area between the shoreline and the shoreline setback. (B) This subsection specifies shoreline setbacks in a Lake Austin (LA) district. (1) The shoreline setback is: (a) 75 feet; or (b) 25 feet, if: (i) the lot is located in a subdivision plat recorded before April 22, 1982, or is a legal tract exempt from the requirement to plat; and (ii) the distance between the shoreline and the front lot line, or the property line of a legal tract, is 200 feet or less. BOARD’S DECISION: BOA MEETING MAY 13, 2024 The public hearing was closed by Madam Chair Jessica Cohen, Vice-Chair Melissa Hawthorne’s motion to approve covering only the areas of the exiting house and current setbacks, and are only for the existing house configuration that already encroach and tie to presentation drawings- Item03/7, Item03/8 and Item03/9; Board member Jeffery Bowen second on 10-0 votes; GRANTED COVERING ONLY THE AREAS OF THE EXITING HOUSE AND CURRENT SETBACKS, AND ARE ONLY FOR THE EXISTING HOUSE CONFIGURATION THAT ALREADY ENCROACH AND TIE TO PRESENTATION DRAWINGS- ITEM03/7, ITEM03/8 AND ITEM03/9. FINDING: 1. The Zoning regulations applicable to the property do not allow for a reasonable use because: the home was constructed in 1958 and it was legally platted in 1976, house partially encroaches into the front setback and partially into the eastern side setback and into the near shoreline setback, this motion will be for the rear shoreline setback to be zero, the location and the length of the existing cut and slip period that the front setback will be reduced, the front setback will be modified to 20 feet where the existing structure is only for that protrusion and the eastern side yard setback decrease to 5 feet with the existing house configuration, if house get longer then it needs to comply to 10 feet and not 5 feet, if it’s bigger than the house that there none, existing structure on the lot, the lot is actually oddly configured and not actually square, there is an existing cut in boat slip in the 25 feet shoreline setback with heritage trees and the septic field in the front, and on the sides makes it hard to shift the house into some other configuration, so with the confines of the existing structure modifies the setbacks to allow a rebuild. ITEM02/32. (a) The hardship for which the variance is requested is unique to the property in that: lot is oddly shaped, there are heritage trees most of lots are actually deeper allowing this section of Rockcliff because it does have an existing structure of that age it’s better to reconstruct as opposed to remodel a house of that age. (b) The hardship is not general to the area in which the property is located because: won’t see another one exactly like this one, all different, this is not as deep as most of them of the Lake Austin lots most are much deeper. 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: the house already exists with these setback in its ancient life, the remodel replacement of the existing house to a newer house located in the same footprint will be alignment with the other structures, along Rockcliff, there been number of variances overtime as LA overlay with all the slope and other items, the slope map categories and such make it very difficult to actually remodel and this lot is lesser than the LA zoning, most LA zoned properties should be completely in alignment with the other structures along Rockcliff. 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XL113 VLG1G 88A 1 1 43L3870 3L387 GU8 1 1 43L3870 47LG6V0 8L111 thcTYhiT +htbcik+csht (cid:43) (cid:43) (cid:46) (cid:49) (cid:40) (cid:48) (cid:40) (cid:52) (cid:55) 6 X 1 T D X 8 G U G T w c t s c b k M T T L T / i Y Y s d + u + h i X 1 . 7 T (cid:45)(cid:55)(cid:55)(cid:57)(cid:41) nhZTE= /iM)tTZ%= +e-+u-/TZ%= -+ +i sao-i(shkbT+h(-i -wsbcstl bo721G ITEM02/5Proposed partial setback amendments with existing perimeter footprint oihohb-/T stkt/Mc-/TMi-M 3L31XTbYTH5I oihohb-/T behi-dst-T b-cZM+uTMi-M .LV8.TbYTH5I oihohb-/Tt-cT Zksd/stlTMi-M VLG1GTbYTH5I oihohb-/TphtstlT b-cZM+ubTMi-M XL113TbYTH5I 7 7 . . 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XL113 VLG1G 88A 1 1 43L3870 3L387 GU8 1 1 43L3870 47LG6V0 8L111 thcTYhiT +htbcik+csht (cid:43) (cid:43) (cid:46) (cid:49) (cid:40) (cid:48) (cid:40) (cid:52) (cid:55) 6 X 1 T D X 8 G U G T w c t s c b k M T T L T / i Y Y s d + u + h i X 1 . 7 T (cid:45)(cid:55)(cid:55)(cid:57)(cid:41) nhZTE= /iM)tTZ%= +e-+u-/TZ%= -+ +i sao-i(shkbT+h(-i oihohb-/ bo721U ITEM02/6Proposed partial setbacks showing original 25’ shoreline & 40’ setback hatch lines Heritage Trees 3,000 sf OSSF bestThMuT7XS -wsbcstlTt-cT Zksd/stlTMi-M 6LG1GTbYTH5I oihohb-/Tt-cT Zksd/stlTMi-M VLG1GTbYTH5I 7 7 . . 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XL113 VLG1G 88A 1 1 43L3870 3L387 GU8 1 1 43L3870 47LG6V0 8L111 thcTYhiT +htbcik+csht (cid:43) (cid:43) (cid:46) (cid:49) (cid:40) (cid:48) (cid:40) (cid:52) (cid:55) 6 X 1 T D X 8 G U G T w c t s c b k M T T L T / i Y Y s d + u + h i X 1 . 7 T (cid:45)(cid:55)(cid:55)(cid:57)(cid:41) nhZTE= /iM)tTZ%= +e-+u-/TZ%= -+ +i sao-i(shkbT+h(-i Mdd bo721V ITEM02/7City of Austin Board of Adjustments c/o Elaine Ramirez City of Austin Development Services Department May 20, 2024 Case No. C15- 2024–0015 Hearing - May 13, 2024 1306 Rockcliff Rd. Reconsideration Request Partial Front Setback reduction from 40’ to 20’ as originally proposed Board of Adjustment Members: I am requesting a reconsideration of a partial front setback reduction from 40’ to 20’ due to the following: 1) Clarity of Conflicting and Confusing Motion 2) Remove unnecessarily higher compliance imposed on this property 3) Maintain Consistency with Equitable Requirements stated in TX LGC Sec 211.008, .009, .010 4) Allow for more cohesive area of character with existing properties (adjacent property has 20’ setback) 5) New evidence not available to applicant at time of May 13 hearing The board previously unanimously concluded the site is subject to several restrictions not caused by the property owner such as irregular lot shape, substandard lot size, irregular house footprint, age, and location, zoning setback constraints, as well as protected tree and septic related constraints. Local government code section 211.009 -.010 and Land Development Code (LDC) Chapter 25-1, article 7 clearly indicate the applicant’s standing to appeal the recent decision of the board. 1) Clarity of Conflicting and Confusing Motion The Board motioned for approval of our original request and directed staff to attach exhibits that properly depicted the requested 20’ setback, then modified the motion verbally, reducing the allowed encroachments to the existing small portions of structure already encroaching, despite the exhibits depicting otherwise. As such, the conditional approval of front setback encroachment allowance imposes a higher standard of compliance than necessary. This is this unreasonable and realistically impractical given the numerous hardships the site is subjected to undercurrent regulation. The new evidence presented herein visually reflects definitive reasoning as to why the existing conditional motion to only allow partial pre-existing encroachments is wholly impractical. 2) Remove unnecessarily higher compliance imposed on this property The May 13 motion to only allow replacement of existing front façade encroachments is not in keeping with City of Austin Land Development Code Sec. 25-1, Article 7, and overly burdensome and unnecessarily impractical to comply with because the condition impresses a higher standard on this property than allowed on many, similar properties seeking relief from the Board of Adjustments. ITEM02/83) Maintain Consistency with Equitable Requirements stated in LGC Sec 211.009 Such overly restrictive and impractical conditional standards are not in keeping with LGC Sec. 211.009 as it relates to Texas law requirements for Board of Adjustment decision making. These standards are not guidelines and shall be equitable and consistent for all Boards of Adjustment or Variance Committees throughout the State. 4) Allow for more cohesive area of character with existing properties (adjacent property has 20’ setback) New evidence received shows the existing parking area is angled towards the adjacent property, because of the irregular lot shape platted in 1977. The corresponding angled driveway approach is further compounded by the carport’s entrance facing in the opposite angle towards the side property line and adjacent property (see updated evidence). The redevelopment goal has always been to remove, replace, and straighten the parking area. This will create an architectural aesthetic in keeping with contemporary standards. Further, the 20’ setback proposal is consistent with the adjacent property’s existing distance from their front property line. The property gains egress from a private driveway absent of city sidewalks or curbs. It is not well lighted at night, and difficult to navigate during day or evening hours. Angular driveway approaches are not safe nor in keeping with the applicable Transportation Criteria Manual requirements. Modifying the singular component of the approved variances specific to the originally proposed 20’setback is entirely reasonable given the totality of the owner’s need to redevelop the site. As approved, the property is unreasonably relegated to a Lake Austin 40’ front setback, given the relation to the adjacent neighbor’s structure. 5) New Evidence – exhibits, photos, comparisons Included in this packet is additional information not available to the applicant at time of the May 13 hearing. The exhibits reflect in more detail the existing irregular footprint and related site challenges, the adjacent property and its location relative to side and front property lines, and the proposed redevelopment plans to replace the existing residence, thus reinforcing the 20’ front setback request. In summary, the applicant humbly requests the board vote to approve hearing the aforementioned request via reconsideration hearing and modifying the singular component regarding the 20-foot front setback allowance originally requested in order to avoid overly burdensome and unnecessary conditions which further restrict redevelopment of a property that is already highly restricted. The applicant concurs with the Board re: the May 13 approval for the shoreline setback reduction to 0’ and side yard setback approval to only modify existing encroachments. These approvals are clear and uncontested. However, I assert to the Board that amending the conditions set forth at the May 13 hearing to the originally requested front setback reduction is equitable and fair; that it is in keeping with the area of character; that it is equally in keeping with prior approvals made by this Board on other properties; and, ultimately, an amendment to the original motion to instead allow a 20’ front setback along the front façade of the existing structure would be in keeping with direction set forth to municipalities outlined in State and local statutes. Sincerely, David Chace, agent for owner Texas Excavation Solutions, LLC Cc: Chris and Shannon Renner ITEM02/9ITEM02/10ITEM02/11ITEM02/12ITEM02/13