ITEM07 C15-2024-0042 ADV PACKET NOV14 PART1

Board of Adjustment – Nov. 14, 2024

ITEM07 C15-2024-0042 ADV PACKET NOV14 PART1 — original pdf

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BOA GENERAL REVIEW COVERSHEET CASE: C15-2024-0042 BOA DATE: Thursday, November 14th, 2024 ADDRESS: 2003 Arpdale St OWNER: Scott Jacobs COUNCIL DISTRICT: 5 AGENT: N/A ZONING: SF-3 VARIANCE REQUEST: LEGAL DESCRIPTION: W 55FT OF LOT 16 BLK 8 RABB INWOOD HILLS   25-2-492 (Site Development Regulations) from setback requirements to decrease the interior side yard setback (East side) from 5 feet (required) to 4.4 feet (requested) 25-2-773 (Duplex, Two-Unit, and Three-Unit Residential Uses):  (B) (1) reduce minimum lot area from 5,750 sq. ft. (minimum allowed) to 5,500 sq. ft (requested)  (B) (3) (a) reduce rear setback from 10 feet (required) to 5.5 feet SUMMARY: maintain Accessory Dwelling Unit ISSUES: small lot, structure built in 1949 ZONING SF-3 SF-3 Site North South LO; GO East West SF-3 SF-3 LAND USES Single-Family Single-Family Limited Office; General Office Single-Family Single-Family NEIGHBORHOOD ORGANIZATIONS: Austin Independent School District Austin Neighborhoods Council Friends of Austin Neighborhoods Friends of Zilker Homeless Neighborhood Association Perry Grid 614 Preservation Austin Save Our Springs Alliance South Central Coalition TNR BCP – Travis County Natural Resources Zilker Neighborhood Association ITEM07/1ITEM07/2ITEM07/3ITEM07/4ITEM07/5ITEM07/63' 3' 3' S59° 57' 00"E 55.00' (R) 3' PERVIOUS 116.9 SQFT STAIRS 10.0 SQFT SIDEWALK PORCH 42.6 SQFT IMPERVIOUS 189.4 SQFT " 6 - ' 1 3 I Y A W E V R D P R T S N O B B R I I 6'-6" 3' 6'-2" // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // 1406.52 SQFT " 1 1 - ' 8 1 ) R ( ' 0 0 . 0 0 1 E " 0 0 ' 3 0 ° 0 3 N s c ale 1 " = 1 5'- 0 " PERVIOUS 165.48 SQFT 1 3'- 1 " " 3 - ' 1 2 508 SQFT CONCRETE SKIRT 92 SQFT 8'-7" PORCH 49.8 SQFT " 9 - ' 5 SIDEWALK 25'-7" 5'-9" 3'-9" . T F Q S 2 3 5 1 K C E D D E R E V O C N U " 4 - ' 1 2 . T F Q S 7 1 4 K C E D D E R E V O C SHED 48 SQFT 6' 4' 5'-5" 6'-2" 4'-2" " 9 - ' 5 // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // N59° 57' 00"W 55.00' (R) 5'-6" AC PAD // / / 9 SQFT // / / / / / / / / / / / / // // // // ) R ( ' 0 0 . 0 0 1 W " 0 0 ' 3 0 ° 0 3 S / / // / / // / / / / // / / // / / / / // / / / / // / / // / / / / // / / // / / / / // / / // / / / / // / / / / // / / // / / / / // / / // / / / / // / / // / / / / // / / / / // / / // / / / / // / / // / / / / // / / // / / / / // / / // / / / / // / / / / // / / // / / / / // / / // / / / / // / / // / / / / // / / / / // / / // / / / / // / / // / / / / // / / // / / / / // / / / / // / / // / / / / // / / // / / / / // / / // / / / / // / / / / // / / // / / / / // / / // / / / / // / / // / / / / // / / // / / / / // / / / / // / / // / / / / // / / // / / / / // / / // / / / / // / / / / // / / // / / / / // / / // / / / / // / / // / / / / // / / / / // / / // / / / / // / / // / / / / // / / // / / / / // / / / / // / / // / / / / // / / // / / / / // / / // / / / / // / / // / / / / // / / / / // / / // / / / / // / / // / / / / // / / // / / / / // / / / / / / / / // / / / / // / / // / / / / // / / // / / / / // / / // / / / / // / / / / // / / // / / / / // / / // / / / / // / / // / / / / // / / / / // / / // / / / / // / / // / / / / // / / // / / / / // / / // / / / / // / / / / // / / // / / / / // / / // / / / / // / / // / / / / // / / / / // / / // / / / / // / / // / / / / // / / // / / / / // / / / / // / / // / / / / // / / // / / / / // / / // / / / / // / / / / // / / // / / / / // / / // / / / / // / / // / / / / // / / // / / / / // / / / / // / / // / / / / // / / // / / / / // / / // / / / / // / / / / // / / // / / / / // / / // / / / / // / / // / / / / // / / / / // / / // / / / / // / / // / / / / // / / // / / / / // / / / / // / / // / / / / // / / // / / / / // / / // / / / / // / / // / / / / // / / / / // / / // / / / / // / / // / / / / // / / // / / / / // / / / / // / / // / / / / // / / // / / / / // / / // / / / / // / / / / // / / // / / / / // // // / / / / // / / // / / / / // / / / / // / / // / / / / // // // / / / / // / / // / / / / // / / // / / / / // / / / / // / / // / / / / // / / // / / / / // / / // / / / / // / / / / // / / // / / / / // / / // / / / / // / / // / / / / // / / / / // / / // / / / / // / / // / / / / // / / // / / / / // / / / / // / / // / / / / // / / // / / / / // / / // / / / / // / / // / / / / // / / / / // / / // / / / / // / / // / / / / // / / // / / / / // / / / / // / / // / / / / // / / // / / / / // / / // / / / / // / / / / // / / // / / / / // / / // / / / / // / / // / / / / // / / / / // / / // / / / / // / / // / / / / // / / // / / / / // / / // / / / / // / / / / // / / // / / / / // / / // / / / / // / / // / / / / // / / / / // / / // / / / / // / / // / / / / // / / // / / / / // / / / / // / / // / / / / // / / // / / / / // / / // / / / / // / / / / // / / // / / / / // / / // / / / / // / / // / / / / // / / // / / / / // / / / / // / / // / / / / // / / // / / / / // / / // / / / / // / / / / // / / // / / / / // / / // / / / / // / / // / / / / // / / / / // / / // / / / / // / / // / / / / // / / // / / / / // / / P L A N D E S I G N THIS DRAWING IS THE PROPERTY OF DE LA VEGA PLAN DESIGN AND MAY NOT BE COPIED, USED OR REPRODUCED WITHOUT THEIR WRITTEN PERMISSION. DE LA VEGA PLAN DESIGN ASSUMES NO LIABILITY FOR ANY HOME CONSTRUCTED FROM THIS PLAN. IT IS THE RESPONSIBILITY OF THE PURCHASER OF THIS PLAN TO PERFORM THE FOLLOWING BEFORE BEGINNING ACTUAL CONSTRUCTION. 1.) BUILDER OR CONTRACTOR MUST VERIFY ALL DIMENSIONS PRIOR TO PROCEEDING CONSTRUCTION 2.) CONTRACTOR MUST VERIFY COMPLIANCE WITH LOCAL BUILDING CODES IN THE AREA WHERE THE HOME IS TO BE CONSTRUCTED. 3.) PLANS INDICATE LOCATION ONLY; ENGINNEERING ASPECTS SHOULD INCORPORATE ACTUAL SITE CONDITIONS. CAUTION MUST BE EXERCISED IN MAKING ANY CHANGES IN THIS PLAN. ONLY A QUALIFIED ENGINEER SHOULD ATTEMPT MODIFICATIONS, AS EVEN MINOR CHANGES IN ONE AREA OF THE HOUSE COULD LEAD TO MAJOR PROBLEMS IN ANOTHER AREA. R E V O C S U O V R E P I : I E L T T T E E H S N A L P E T S I - 1 2 0 2 7 2 G U A - : E T A D I N G S E D N A L P A G E V A L E D T N O M E R A L C 3 0 2 9 0 2 8 7 X T O N O T N A N A S I - 2 4 3 8 6 0 9 0 1 2 - . I M O C L A M G @ N G S E D N A L P V L D I T S E L A D P R A 3 0 0 2 4 0 7 8 7 X T , I N T S U A S B O C A J T T O C S REVISION DATE APPROVED : SHEET : 001 ITEM07/7" 6 - ' 9 " 3 - ' 2 1 2'-11" WOOD DECK " 0 1 - ' 1 2 10'-10" 25'-4" 5'-8" 2'-6" 7'-4" 9'-10" 2650 SH 12'-10" LIVING ROOM 8' CEILING KITCHEN 8' CEILING " 0 1 - ' 7 1 " 5 - ' 7 " 1 1 - ' 2 ' 8 A/C " 4 " 4 " 1 1 - ' 1 " 1 1 - ' 1 " 1 1 - ' 1 11' BEDROOM 8' CEILING " 6 - ' 0 1 " 9 - ' 3 H S 0 4 0 4 ' 4 " 4 - ' 9 1 2'-1" 4'-4" W/H " 2 - ' 2 " 6 - ' 2 " 7 - ' 1 1 STORAGE " 6 - ' 7 6'-10" SHOWER TUB ' 5 R O R R M 1'-10" I 2'-6" 2'-6" 3'-10" " 6 - ' 2 " 1 - ' 1 " 0 1 - ' 2 " 1 - ' 4 " 1 - ' 7 " 3 - ' 4 STEPS 3 0 6 0 S H 2'-10" H S 0 6 0 2 " 4 - ' 9 3 0 6 0 S H 2'-10" " 2 - ' 8 R ' 1 ' 1 1'-10" 9' 25'-4" THIS DRAWING IS THE PROPERTY OF DE LA VEGA PLAN DESIGN AND MAY NOT BE COPIED, USED OR REPRODUCED WITHOUT THEIR WRITTEN PERMISSION. DE LA VEGA PLAN DESIGN ASSUMES NO LIABILITY FOR ANY HOME CONSTRUCTED FROM THIS PLAN. IT IS THE RESPONSIBILITY OF THE PURCHASER OF THIS PLAN TO PERFORM THE FOLLOWING BEFORE BEGINNING ACTUAL CONSTRUCTION. 1.) BUILDER OR CONTRACTOR MUST VERIFY ALL DIMENSIONS PRIOR TO PROCEEDING CONSTRUCTION 2.) CONTRACTOR MUST VERIFY COMPLIANCE WITH LOCAL BUILDING CODES IN THE AREA WHERE THE HOME IS TO BE CONSTRUCTED. 3.) PLANS INDICATE LOCATION ONLY; ENGINNEERING ASPECTS SHOULD INCORPORATE ACTUAL SITE CONDITIONS. CAUTION MUST BE EXERCISED IN MAKING ANY CHANGES IN THIS PLAN. ONLY A QUALIFIED ENGINEER SHOULD ATTEMPT MODIFICATIONS, AS EVEN MINOR CHANGES IN ONE AREA OF THE HOUSE COULD LEAD TO MAJOR PROBLEMS IN ANOTHER AREA. N A L P R O O L F : I E L T T T E E H S - 6 1 0 2 5 2 Y A M - : E T A D I N G S E D N A L P A G E V A L E D T N O M E R A L C 3 0 2 9 0 2 8 7 X T O N O T N A N A S I - 2 4 3 8 6 0 9 0 1 2 - . I M O C L A M G @ N G S E D N A L P V L D I T S E L A D P R A 3 0 0 2 4 0 7 8 7 X T , I N T S U A S B O C A J T T O C S . T F . Q S . T F . Q S 8 0 5 5 3 2 A T A D K C E D D E R E V O C A E R A G N I V I L . T F . Q S 3 4 7 L A T O T REVISION DATE APPROVED : SHEET : 001 ITEM07/8 BOA VARIANCE REQUEST EVIDENCE PREPARED BY OWNER/APPLICANT: SCOTT JACOABS LEGAL DESCRIPTION: WEST 55’ OF LOT 16, BLOCK 8 RABB INWOOD HILLS ZONING DISTRICT: SF-3 2003 ARPDALE ST. ITEM07/9CONTENTS Le(cid:425)er to the Board ........................................................................................................................................ 2 Friends of Zilker Support the Variance Request ............................................................................................ 3 History of 2003 Arpdale St. ........................................................................................................................... 4 Variance Request for Exis(cid:415)ng Residence....................................................................................................... 5 Suppor(cid:415)ng Evidence for the Variance Request ............................................................................................. 6 Appendix ....................................................................................................................................................... 7 Phone records suggest that the ADU was converted prior to 1994.......................................................... 8 Over 80% of the owners within 300(cid:332) are in support of the variance request ....................................... 10 History of Deeds ...................................................................................................................................... 11 Rabb Inwood Hills Deed from 1939 seems to be outdated ................................................................ 11 Proof of Subdivision of Lot 16, Block 8 in 1949 ................................................................................... 14 Land Status Determina(cid:415)on – 1987 Rule Pla(cid:427)ng Excep(cid:415)on ................................................................ 15 Pictures of Accessory Dwelling Unit ........................................................................................................ 16 Permit History ......................................................................................................................................... 19 Signatures In Support of Variance Request ............................................................................................. 20 10/25/2024 BOA Variance Request Evidence 1 ITEM07/10LETTER TO THE BOARD 10/25/24 Dear Members of the Board: I purchased the property at 2003 Arpdale St in 2012. At the (cid:415)me of purchase, I was not informed that my accessory dwelling unit (ADU) was non-compliant with City of Aus(cid:415)n building codes. I relied on the informa(cid:415)on provided by the Travis Central Appraisal District (TCAD), which indicated a property size of 5,750 square feet—suﬃcient for ADUs. In March 2016, during a sewer line inspec(cid:415)on, a code enforcement oﬃcer noted that the ADU was unpermi(cid:425)ed. I priori(cid:415)zed rec(cid:415)fying this issue and submi(cid:425)ed a permit applica(cid:415)on by July of that year. According to the City of Aus(cid:415)n’s aerial photographs, phone records, permit history, and Travis County records, the ADU was originally constructed in 1949 as a detached garage and was converted into an accessory dwelling unit in the early 1990s. I am reques(cid:415)ng several variances to maintain the exis(cid:415)ng characteris(cid:415)cs of the property, which have remained unchanged for 64 years. Since purchasing my home, 2003 Arpdale St has been my primary residence. I am commi(cid:425)ed to bringing my property up to code and am eager to work collabora(cid:415)vely with the Board of Adjustment and the City of Aus(cid:415)n to ﬁnd a resolu(cid:415)on. I have been in ac(cid:415)ve communica(cid:415)on with city oﬃcials to be(cid:425)er understand my situa(cid:415)on and explore poten(cid:415)al solu(cid:415)ons. While the structure is currently permi(cid:425)ed as an accessory structure, I seek variances to allow it to func(cid:415)on as an accessory dwelling. The vast majority of my neighbors support my variance request, and there have been no issues related to the accessory dwelling unit since it was converted from a garage. Therefore, I respec(cid:414)ully ask the Board to permit the con(cid:415)nued use of the backhouse as an accessory dwelling and to allow the property to remain as is. In 2020, a winter storm severely damaged the building due to a frozen water pipe. It has been si(cid:427)ng vacant since then. I have been wai(cid:415)ng to fully restore it to its prior use as an ADU un(cid:415)l I am able to secure the appropriate variances. This change is par(cid:415)cularly important to me as I wish to provide suitable living accommoda(cid:415)ons for my aging mother, who has Parkinson’s disease. An addi(cid:415)onal sink would signiﬁcantly enhance her comfort and quality of life. Thank you for considering my request. I look forward to your support and am hopeful for a posi(cid:415)ve outcome. Regards, Sco(cid:425) Jacobs 10/25/2024 BOA Variance Request Evidence 2 ITEM07/11ITEM07/12HISTORY OF 2003 ARPDALE ST. 1939 – Deed for Rabb Inwood Hills was created 1949 – Lot 16, Block 8 was subdivided – 2003 Arpdale was built with detached garage 1990’s – Garage was converted to ADU ◦ Aerial views in GIS (which only go back to 1997) show the converted ADU which suggests that it was converted prior to 1997. ◦ ◦ There are two separate phone records with diﬀerent names registered in 1994 which suggests the ADU was converted prior to 1994. Several permits were taken out for 2003 Arpdale in 1990 which suggests that contractors were permi(cid:425)ed to work on site sugges(cid:415)ng that the conversion happened in 1990. 2012 – Property was purchased by current owner ◦ Owner was unaware that the ADU was not legally permi(cid:425)ed. ◦ Owner moved into the ADU and added an “A” and “B” address to the property. ◦ Owner relied on misinforma(cid:415)on from TCAD, which suggested that lot size was large enough to permit two-family use. 2020 – Building signiﬁcantly damaged by winter storm ◦ ADU experienced water damage from frozen pipe. Water remedia(cid:415)on company gu(cid:425)ed most of the home due to water damage. ◦ Permits were required to restore home due to necessary code upgrades. ◦ Permits were acquired for use an accessory structure, but addi(cid:415)onal variances would be needed to restore the building to its use prior to the storm as an ADU. ◦ Building remains vacant. Owner seeks to secure variances for ADU prior to comple(cid:415)on of the restora(cid:415)on of the building. 10/25/2024 BOA Variance Request Evidence 4 ITEM07/13VARIANCE REQUEST FOR EXISTING RESIDENCE Variance request to Sec(cid:415)on 25-2-492 ◦ Decrease the minimum side setback from 5(cid:332) to 4.4(cid:332) Variance request to Sec(cid:415)on 25-2-773 (Two-Family Use) ◦ Decrease the minimum rear setback from 10(cid:332) to 5.5(cid:332) ◦ Decrease the minimum lot area for a two-family residen(cid:415)al use from standard single family lot size of 5,750 square feet to 5,500 square feet 10/25/2024 BOA Variance Request Evidence 5 ITEM07/14 SUPPORTING EVIDENCE FOR THE VARIANCE REQUEST Friends of Zilker Neighborhood Associa(cid:415)on supports the request Neighborhood is in support ◦ Over 80% of the owners within 300(cid:332) are in support the variance request ◦ Veriﬁed by signatures This is to maintain an exis(cid:415)ng structure (no new construc(cid:415)on) The site of 2003 Arpdale has been in its current state for over 30 years Several other houses in the Rabb Inwood subdivision have ADU’s ◦ ◦ No history of issues ◦ No complaints against the house or ADU have been recorded for over 64 years ◦ Veriﬁed by open record request Deed restric(cid:415)ons are irrelevant to City Code ◦ Not all deed restric(cid:415)ons for Rabb Inwood Hills are being enforced Aﬀordable housing at-risk ◦ Removal of ADU will decrease the “aﬀordable housing” stock 10/25/2024 BOA Variance Request Evidence 6 ITEM07/15APPENDIX 10/25/2024 BOA Variance Request Evidence 7 ITEM07/16PHONE RECORDS SUGGEST THAT THE ADU WAS CONVERTED PRIOR TO 1994 10/25/2024 BOA Variance Request Evidence 8 ITEM07/17ITEM07/18OVER 80% OF THE OWNERS WITHIN 300FT ARE IN SUPPORT OF THE VARIANCE REQUEST Neighbors felt like this variance is a non-issue since this request involves an exis(cid:415)ng structure which shouldn’t be subject to regula(cid:415)ons intended to limit the amount of new construc(cid:415)on and conversions in the area. 10/25/2024 BOA Variance Request Evidence 10 ITEM07/19HISTORY OF DEEDS RABB INWOOD HILLS DEED FROM 1939 SEEMS TO BE OUTDATED 10/25/2024 BOA Variance Request Evidence 11 ITEM07/2010/25/2024 BOA Variance Request Evidence 12 ITEM07/21ITEM07/22PROOF OF SUBDIVISION OF LOT 16, BLOCK 8 IN 1949 10/25/2024 BOA Variance Request Evidence 14 ITEM07/23LAND STATUS DETERMINATION – 1987 RULE PLATTING EXCEPTION 10/25/2024 BOA Variance Request Evidence 15 ITEM07/24PICTURES OF ACCESSORY DWELLING UNIT 10/25/2024 BOA Variance Request Evidence 16 ITEM07/25 10/25/2024 BOA Variance Request Evidence 17 ITEM07/26 10/25/2024 BOA Variance Request Evidence 18 ITEM07/27PERMIT HISTORY Permit history suggests that the structure was likely converted in 1990. 10/25/2024 BOA Variance Request Evidence 19 ITEM07/28ITEM07/29ITEM07/30ITEM07/31ITEM07/32ITEM07/33ITEM07/34ITEM07/35ITEM07/36ITEM07/37ITEM07/38ITEM07/39ITEM07/40ITEM07/41ITEM07/42ITEM07/43ITEM07/44ITEM07/45ITEM07/46SIGNATURES IN SUPPORT OF VARIANCE REQUEST 3/2/2017 BOA Variance Request Evidence 20 ITEM07/47ITEM07/48ITEM07/49ITEM07/50ITEM07/51ITEM07/52ITEM07/53ITEM07/54ITEM07/55