ITEM06 C15-2024-0020 ADV PACKET JULY8 — original pdf

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BOA GENERAL REVIEW COVERSHEET CASE: C15-2024-0020 BOA DATE: July 8, 2024 COUNCIL DISTRICT: 3 AGENT: N/A ADDRESS: 2215 Canterbury St OWNER: Chantal & Ian Wilson ZONING: SF-3-NP (Holly NP) LEGAL DESCRIPTION: LOT 1 BLK A OLT 51 DIV O BENSONS SUBD VARIANCE REQUEST:  decrease the minimum front yard setback from 25 feet (required) to 20 feet  decrease the minimum interior side yard setback from 5 feet (required) to  decrease the minimum street side yard setback from 15 feet (required) to (requested) 0 feet (requested) and 8 feet (requested) SUMMARY: remodel/addition and maintain an existing Single-Family residence ISSUES: corner lot, heritage trees, and topography ZONING LAND USES Site North South East West SF-3-NP SF-3-NP SF-3-NP SF-3-NP SF-3-NP Single-Family Single-Family Single-Family Single-Family Single-Family NEIGHBORHOOD ORGANIZATIONS: Austin Independent School District Austin Neighborhoods Council Del Valle Community Coalition Non-profit East Austin Conservancy East Town Lake Citizens Neighborhood Association El Concilio Mexican-American Neighborhoods Friends of Austin Neighborhoods Guadalupe Neighborhood Development Corporation Homeless Neighborhood Association Neighborhood Empowerment Foundation Preservation Austin Tejano Town ITEM06/1Board of Adjustment General/Parking Variance Application DevelopmentATX.com | Phone: 311 (or 512-974-2000 outside Austin) For submittal and fee information, see austintexas.gov/digitaldevelopment WARNING: Filing of this appeal stops all affected construction activity. This application is a fillable PDF that can be completed electronically. To ensure your information is saved, click here to Save the form to your computer, then open your copy and continue. The Tab key may be used to navigate to each field; Shift + Tab moves to the previous field. The Enter key activates links, emails, and buttons. Use the Up & Down Arrow keys to scroll through drop-down lists and check boxes, and hit Enter to make a selection. The application must be complete and accurate prior to submittal. If more space is required, please complete Section 6 as needed. All information is required (if applicable). For Office Use Only Case # __________________ ROW # ___________________ Tax # ____________________ C15-2024-0020 0201090408 13323778 Section 1: Applicant Statement Street Address: __________________________________________________________________ Subdivision Legal Description: ____________________________________________________________________________ ____________________________________________________________________________ Lot(s): _________________________________ Block(s): _____________________________ Outlot: _________________________________ Division: _____________________________ Zoning District: ___________________________________________________________________ Council District: 3 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 2/9/22 | Page 4 of 8 ITEM06/2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 2/9/22 | Page 5 of 8 ITEM06/3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 2/9/22 | Page 6 of 8 ITEM06/4Section 3: Applicant Certificate I affirm that my statements contained in the complete application are true and correct to the best of my knowledge and belief. Applicant Signature: ____________________________________________ Date: _____________ Applicant Name (typed or printed): ___________________________________________________ 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 2/9/22 | Page 7 of 8 ITEM06/5Additional Space (continued) _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ City of Austin | Board of Adjustment General/Parking Variance Application 2/9/22 | Page 8 of 8 ITEM06/6ITEM06/7Attachment for Variance Application for 2215 Canterbury St - Initial Project Renderings To whom it may concern: These are preliminary drawings and renderings for reference only. These are excerpts from the latest revision of proposals that our architect, Erica Heroy AIA, has provided these in the process of our design development as of 3 May 2024. We expect elements of the design to change as we refine the designs, but we do not plan to change the footprint or roofline in the original 1918 section. Any floor plans or similar are not submissions for permitting. In the process of making a cohesive home out of the various additions and remodels the home has gone through over the years, we expect to need to make changes in the setback as shown in the renderings (e.g. aligning the additions roof line with the original structure). She has extensive experience working with old homes in Austin and will be available throughout the variance. As needed, Erica can provide alternate angles or more detailed versions of these renderings. Best, Ian Wilson Homeowner
 Page of 1 5 ITEM06/8Attachment for Variance Application for 2215 Canterbury St - Initial Project Renderings Image 1: View of house from Canterbury after remodel. Roof line in closest section of house is to be maintained Page of 2 5 ITEM06/9Attachment for Variance Application for 2215 Canterbury St - Initial Project Renderings Image 2: Early concept of remodel from Mildred St. Roof line is maintained from current in the portion of the house nearest Canterbury St. (right of image), but made to match in section further south (refer to Image 3 for current rooflines)
 Page of 3 5 ITEM06/10Attachment for Variance Application for 2215 Canterbury St - Initial Project Renderings Image 3: Existing elevation showing stepped roof layout from multiple renovations/additions. Per interior framing and other evidence, sections of construction likely align with different roofline 
 Page of 4 5 ITEM06/11Attachment for Variance Application for 2215 Canterbury St - Initial Project Renderings Image 4: Current revision comparing existing and proposed footprint (as of 3 May 2024). The black line at the top right of image reflects reducing footprint near heritage pecan along south edge of home (exact distances to be determined) while leaving original footprint as is (bottom of image) Page of 5 5 ITEM06/12Attachment for Variance Application for 2215 Canterbury St - Area Image 1 (top) and 2 (bottom): Immediate and broader surroundings (from Property Profile)
 Page of 1 5 ITEM06/13Attachment for Variance Application for 2215 Canterbury St - Area Image 3 (top) and 4 (bottom): Changes as seen through topographic map (from FloodPro) and location of “low risk” flood plane at lower elevations, shown in orange (from FEMA)
 Page of 2 5 ITEM06/14Attachment for Variance Application for 2215 Canterbury St - Area Image 5: House appearing on the 1921 Sanborn Map
 Page of 3 5 ITEM06/15Attachment for Variance Application for 2215 Canterbury St - Area Image 6 (top): View of house across Canterbury St; Image 7 (bottom): View of house across Mildred St. Image 8 (next page): View of tree canopy. All images taken on 3 May 2024 Page of 4 5 ITEM06/16Attachment for Variance Application for 2215 Canterbury St - Area Page of 5 5 ITEM06/17Cover Letter for Advanced Packet Case: C15-2024-0020 Address: 2215 Canterbury St Hello board members! We are Chantal and Ian, the owners of 2215 Canterbury St. Our goal is to preserve the original 1918 home and its original character while addressing areas that do not meet current building, safety, and living standards. Due to the original structure’s positioning on the lot and current laws (most significantly regarding setbacks), we cannot do the work without a variance as the amount of work required will be beyond what is allowed for existing non-compliant. We appreciate your consideration — and your patience, as this is our first time applying for a variance. Sincerely, Chantal Strasburger and Ian Wilson ITEM06/18[C15-2024-0020] Advanced Packet Table of Contents 1. Annotated survey (page 2) 2. Subdivision history and house position relative to the street (page 3 – 4) 3. Driveway Location (page 5 – 8) 4. Carport (page 9 – 11) 5. Builder’s Mark (page 12) 2 of 14 ITEM06/19[C15-2024-0020] Advanced Packet 1. Annotated Survey Gray sections are the setbacks; red highlighted sections are the portions of the house within the SF-3 setbacks (25 ft front, 15 ft side street, and 5 ft side). Note the section at the rear of the house is not highlighted as it will be modified to no longer be within the setback. 3 of 14 ITEM06/20[C15-2024-0020] Advanced Packet 2. Subdivision history and house position relative to the street Our subdivision, Benson’s Subdivision, was platted in 1915. All lots, corner and interior, are 48.5 ft wide, including the corner lots (narrower than the SF-3 minimum of 50 ft). On that plat, the streets are all 60 ft wide. At our corner, these 60 ft include sidewalks and additional greenspace between the curb and property lines. Sight lines for drivers are ample. Distances between curb and the house curb. Measurements were taken by homeowners on 3 May 2024; other measurements from survey House to Lot Lot to Curb Total Distance Front (Canterbury) Side-street (Mildred) 20.4 ft 8.9 ft 15.9 ft 15.5 ft 36.3 ft 24.4 ft Image 1: Benson’s subdivision plat, accessed through Texas History portal. https://texashistory.unt.edu/ark:/67531/metapth1407179/m1/29/ 4 of 14 ITEM06/21[C15-2024-0020] Advanced Packet Image 2: Zoom in of survey, showing sidewalk (in gray), retaining wall, and greenspace (in green) Image 3: Photo of the additional margin between the property line (approximately at the fence) and the sidewalk. 5 of 14 ITEM06/22[C15-2024-0020] Advanced Packet 3. Driveway Location One of the unique factors to our lot is how the house and driveway were positioned. Our house was placed with the driveway facing the front of the lot, along the interior property line to (rather than along the side street property line, e.g. 2320 Canterbury, or with access out to side street, eg. 2216 Canterbury). This is rare for corner lots in our neighborhood, as the vast majority of driveway access is off of the side street or rear alley ways. From walking around the neighborhood, this front placement is almost completely concentrated to the portion of the neighborhood where the land slopes down towards the lake (Canterbury to Holly and Robert T Martinez to Metz Park — see table on next page). Exact elevation change varies, but our lot has a drop off of between 3 ft and 4 ft at its south edge. This placement was selected in 1918, before city code was in place. The large current side street setbacks required for SF-3 (15 ft) mean that a large portion of our house is in what is now the setback. There are not viable alternatives for the driveway and the house’s position. Since the house was originally placed, the city has constructed a retaining wall along Mildred (the east face of our house) as well as conducted extensive work along Canterbury to improve drainage in the area, including the installation of a large storm drain at the end of our driveway (the north face of our house). Additionally, the rest of the lot has heritage pecan trees throughout, so moving the driveway is not an option. 6 of 14 ITEM06/23[C15-2024-0020] Advanced Packet Driveway placement of similar corner properties in the neighborhood. Schools, churches, re-platted lots, interior lots, etc are omitted. Only 5 of the 14 homes have front access to their driveway # Addresses Driveway placement Notes 1 2200 Canterbury Side street and alley 2 2216 Canterbury Side street 3 2201 Canterbury Front street Sloped side street. 4 2301 Canterbury Front street Same block. Sloped side street. 5 2320 Canterbury Front and side street Towards side street 6 2400 Canterbury Side street 7 2214 Willow Side street 8 2215 Willow Side street 9 2331 Willow Side street 12 2214 Holly Side street 13 2221 Holly Alley 14 2300 Holly Side street 10 2214 Garden Front street Same block. Sloped side street. 11 2300 Garden Front street Same block. Sloped side street. 7 of 14 ITEM06/24[C15-2024-0020] Advanced Packet Images 4 – 9: Examples of side street driveway access in the neighborhood 8 of 14 ITEM06/25[C15-2024-0020] Advanced Packet Image 10: Map of the driveway locations of corner lots in the neighborhood. Green marks locations with driveways off of the side street, orange marks driveways off the front street; the combination means multiple driveway locations 9 of 14 ITEM06/26[C15-2024-0020] Advanced Packet 4. Carport The house, as purchased, includes a long carport above the driveway. It is placed between the house and the west property line (~56 ft long, ~11 ft wide). The current structure: ● The north face is open to the street ● The east face is against the property line, partially enclosed by our neighbors existing fence ● The south face is partially enclosed by portion of the home that juts out and is partially open to the back yard ● The west face is the exterior wall of our house It currently has no gutters. We have been advised that it was built without permits. There are a number of carports that have a similar design to ours, including immediately across the street at 2212 Canterbury and 2301 Canterbury. We believe some structure to provide overhead protection to be necessary to provide: 1. protection against falling branches from the extensive overhead tree canopy directly overhead as well as against increasing frequency of significant hail. 2. a shaded area for EV charging to minimize degradation of the battery due to excess heat One option that we have discussed is modifying the existing carport. We would like a significantly shorter structure, with the capacity of one car (down from the current three cars). That would allow us to reduce our impervious coverage as well as increase the amount of natural light available inside the house. We have been advised that the existing structure may be insufficient and may need to be modified to be made stronger. We have requested our architect not yet include a carport on plans as there is so much uncertainty surrounding it. We plan to consult with our architect and structure engineer to see what is required and what options we have. Depending on consultation with the city arborist, we may need to relocate the structure to minimize impact to the tree roots. Any future carport would be open on three sides (or as much as is allowed by our neighbor’s existing fence) as well as provide provisions to prevent any runoff onto the shared lot line (e.g. gutters or a different roof form). As noted in the driveway section, there are no alternative placements. 10 of 14 ITEM06/27[C15-2024-0020] Advanced Packet Image 11: View from Canterbury St. towards our driveway and carport Image 12: View from under the carport towards Canterbury St. 11 of 14 ITEM06/28[C15-2024-0020] Advanced Packet Image 13: View of our neighbor’s carport across the street on Canterbury Image 14: View of our neighbor’s carport across the street on Mildred 12 of 14 ITEM06/29[C15-2024-0020] Advanced Packet Image 15: One option includesThe red rectangle marks the space for one option to keep one car 13 of 14 ITEM06/30[C15-2024-0020] Advanced Packet 5. Builder’s Mark North east room of house after asbestos abatement. Note original “Becker Lumber Co” builders mark in top right of image, matching the name in the 1917 mechanics lien between John F and Augusta L Jackel and Hermann Becker of Becker Lumber Company per the Travis County Deed Records: Deed Record 292 - Mechanics Liens Page: 553 (link: https://texashistory.unt.edu/ark:/67531/metapth1249497/m1/559/) 14 of 14 ITEM06/31