ITEM05 C15-2025-0010 ADV PACKET MAY12 — original pdf

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BOA GENERAL REVIEW COVERSHEET CASE: C15-2025-0010 BOA DATE: Monday, May 12th, 2025 ADDRESS: 801 W 29th St OWNER: Adam Stephens COUNCIL DISTRICT: 9 AGENT: Same as Owner ZONING: LO-MU-CO-ETOD-DBETOD-NP (West University) LEGAL DESCRIPTION: E 83FT LOT 6 * LESS N 6FT LOT 4 OLT 69 DIV D BYRNES JAMES SUBD VARIANCE REQUEST: (Gross Floor Area), 3.3.3 (B) to exclude a habitable portion of a building that is below grade if the habitable portion does not extend beyond the first story footprint (required) to a non-habitable portion of a building that is below grade (requested). SUMMARY: complete a remodel/addition of an existing single-family residence ISSUES: unique crawl space Site ZONING LO-MU-CO-ETOD- DBETOD-NP Single-Family LAND USES North LO-MU-CO-ETOD- Single-Family; Commercial South East West DBETOD-NP SF-3-NP CS LO-MU-CO-ETOD- DBETOD-NP; SF-3-NP Single-Family Commercial Single-Family NEIGHBORHOOD ORGANIZATIONS: Austin Independent School District Austin Neighborhoods Council CANPAC Friends of Austin Neighborhoods Heritage Neighborhood Association Homeless Neighborhood Association Preservation Austin Save Our Springs Alliance Shoal Creek Conservancy Shoal Crest Neighborhood Assn. University Area Partners West Campus Neighborhood Association ITEM05/1April 23, 2025 Adam Stephens 801 W 29th St Austin TX, 78705 Property Description: E 83FT LOT 6 * LESS N 6FT LOT 4 OLT 69 DIV D BYRNES JAMES SUBD Re: C15-2025-0010 Dear Adam, 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 Subchapter F- 3.3.4 and Subchapter F 3.3.3.B at 801 W 29th St. 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. All signage will need to stay out of Austin Energy easements and 5’ from existing underground electric lines. Any removal or relocation of existing facilities will be at the owner’s/applicant’s expense. 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. Ashley Robinson, Planner III Austin Energy Public Involvement | Real Estate Services 2500 Montopolis Drive Austin, TX 78741 (512) 322-6050 ITEM05/2ITEM05/3Portion of the City of Austin Land Development Code applicant is seeking a variance from: basements shaffbeexcfudedfromthecaEuiaflon F -3.3.3 Porches, and attics ofgrossfloor area: that meet the following ••••• Title 25-2 Subchapter requirements s:-Ala6it habitabieportion ableportion ·ora·brnmrng thalis thatisbelowgrade: of a-building below grade if: to req1Jested: A habitab1e·or non­ Section 2: Variance Findings The Board must determine 'fherefore, findings described Failure as part of your application. any additional incomplete. the existence Please attach below. of, sufficiency of, and weight of the you must complete each supporting the of evidence applicable Statements as Findings being rejected to do so may result in your application supporting documents. NOTE: The Board cannot grant a variance that would provide the applicant privilege not enjoyed by others similarly situated or potentially similarly with a special 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: The existing crawl space height fftffespace1sTncreasedfo woutct·be-exemptfrom·F;A;fZduerto ·1t·teing to FAR per section be converted is over 5' and contributes fna-n7iifcould aheighfgreafer 3.3.4. to habitable ·belowgrade Per 3.3.3 B, ·. space and Dueto-this unique situation, nQLa11QwaddjngJo.a_r1dtbJJs_moderniz the unusable ingthe JloorpJan including ofJhe 1925 house._ crawl space in the FAR calculations does Hardship a)The hardship for which the variance is requested is unique to the property in that: The site slopes 6' overadepth_of_83' or 9% slope. cons1ae b-tocking This sloping red aaamonaTFAR us-from-absorbing site created -6Tin1ona1r the-existing {varies) a taller s · enougfflo behabitabre� o;-mis n-on�habitable or7%slope. than normal crawlspace. Across_the40' Tall enough to be atticintoihe·house: of house it drops 44" if paceis b)The hardship is not general to the area in which the property is located because: I have lived in the neighborhood neTgn-oorfi-6ocfand ---- ·- c-raw,sp aceand-fouffdation. -v-isited-manyhomesTn for decades, remodeled other houses of a similar houses with a sfrnilar age in the the area.lknowofno-otnef City of Austin I Board of Adjustment Variance General/Parking Application 2/9/22 I Page 5 of 8 ITEM05/4Area Character The variance adjacent conforming property, in which the property will not alter the character and will not impair of the area adjacent because: is located the purpose of the regulations of to the property, will not impair the use of the zoning district We want to leave the crawl space as it was originally exempt the-·crawf-space-fromll1e·i=AF irsl�Xistlrfg in 1925. Granting built f f obe modernized wHraffowtfie·liouse character···· the variance while maintaining to criteria for parking only) variances for a parking Parking (additional Request a variance Appendix makes findings A with respect to a regulation variance requires prescribed of fact that the following to the number of off-street additional parking circumstances also apply: in the City of Austin Land Development spaces or loading 25-6, Code Chapter if it facilities required the Board to make additional findings. The Board may grant 1.Neither present uses of sites in the specific regulation future nor anticipated the vicinity reasonably because: traffic require volumes strict generated by the use of the site or the of interpretation or literal and enforcement 2.The granting of this variance will not result in the parking or loading streets in such a manner as to interfere with the free flow of traffic of vehicles of the streets on public 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 I Board of Adjustment Variance General/Parking Application 2/9/22 I Page 6 of 8 ITEM05/5ITEM05/6Additional Space (continued) g().9-U_� Jc>rtJ�iDt9ir:Ub� charact�r2t!ti _Q�f __ has the unique crawlspace T code. Rafn-e ffian aeslr itTe-existirrg--stmcturearrd-sizing-as-is.- Unfortur1 ��J?()Ssible. restrictions if; we wou1a much rather and foundation Y i porffon fhe-15off6n that do not fit into the height 9teJy, the house onne nousefo � __ bc>rtJ� 9� __ rtJ_1,!fh enTarge keep in the city's City of Austin I Board of Adjustment Variance General/Parking Application 2/9/22 I Page 8 of 8 ITEM05/7ITEM05/8801 W. 29th Street ITEM05/9ITEM05/10ITEM05/11Relevant Code Per city code section 3.3 any enclosed space over 5’ in height contributes to FAR (Floor to Area Ratio). Per city code section 3.3.3 B, any habitable space below grade, such as this space, does not count toward FAR. However, the space cannot be converted to habitable space since it is less than 7’. 3.3.3 B. A habitable portion of a building that is below grade if” 1. The habitable portion does not extend beyond the first-story footprint and is: a. Below natural or finished grade, whichever is lower; and b. Surrounded by natural grade for at lease 50% of its perimeter wall area, if the habitable portion is required to be below natural grade under Paragraph 1.a. 2. The finished floor of the first story is not more than three feet above the average elevation at the intersections of the minimum front yard setback line and the side property lines. ITEM05/12Hardship The site slopes 6’ over a depth of 83’ (varies) or 7% slope. Across the 40’ of the house it drops 44” or 9% slope. This sloping site results in a taller than normal crawl space. As it is over 5’, it counts towards FAR, but is not tall enough to be considered habitable. ITEM05/13Project The house has not been updated and maintains original 1925 wiring, plumbing and roof, all of which need to be replaced. Most recently it was used as office space by Breed’s Hardware, who removed residential elements such as gas service and the kitchen. We plan to return the house to a residential use and modernize the systems of the home while retaining as much of the original character as possible. Part of modernizing it will be enclosing the attic to living space. ITEM05/14Challenge Due to the slope of the lot the crawlspace is unusually tall, greater than the 5’ which means it is included in FAR (Floor to Area) calculations. Below grade spaces, such as this one, do not count towards FAR calculations if they are habitable. However, this space is not tall enough to be converted to habitable space. The foundation of the house is unique with an exterior sill tied to a concrete floor that prevents raising the house or digging out the base without demolishing the house. All we need for this project to proceed is for this uninhabited space to be treated the same as inhabited space for the FAR calculation. ITEM05/15Area Character Our goal is to maintain the character of this house by retaining the existing footprint, foundation and crawlspace as they were built in 1925. Bungalows with enclosed attic spaces and two story homes are typical for the neighborhood. Adjacent, 805 W. 29th and 2900 West are 1920s bungalows with enclosed attic additions and 2836 Salado is a two story home built in 2011. ITEM05/16Neighboring Homes, as seen from 801 29th 805 W. 29th, next door 2900 West Ave, across street ITEM05/172836 Salado Home behind 801 29th ITEM05/18ITEM05/19ITEM05/20' 4 7 5 N 05D00'21" W 48.89' ' 6 7 5 Exist. Conc. Drain 10' Rear Setback AC AC " 4 - ' 0 1 ' 8 7 5 WM ' 9 7 5 = . v e E l 4' 3.1 6" E 8 3 7 0 D 1 S 6 New Wood Stair Trash Box New Rear Covered Porch Area of 2nd Floor Addition Existing One Story Frame House k c a etb 5' S 1 C/O Ex. Convered Entry EM Exist. Conc. Drain 25' Building Line Ex. Concrete Porch Building Line Ex. Conc. Walk ' 5 . 8 7 5 = . v e E l 16.75" 3-Trunk Hackberry alk c. W n o C E et s) arie 9th Stre (R.O.W. V st 2 e W 2 t n e T 1 t n e T " 0 - ' 0 4 ' 4 1 . 3 8 W ' " 0 0 0 3 D 5 8 N ' 3 7 5 = . v e E l e t e r c n o C d n a i t n a P t u o - h s a W k c a b t e S ' 5 ' 4 7 5 = . v e E l l s a i r e t a M e g a r o S t Exist. Conc. Drive Portable Toilet S 05D01'13" W 48.89' E Assumed North E Site Plan 1/8"=1'-0" (1/16" at 11"x17" a. Smoke Alarms: Provide Smoke Alarms - hard wired, interconnected, battery backup, at each sleeping room and immediate common area outside of sleeping rooms. If applicable, on each additional story including basements and habitable attics. In accordance with 2021 IRC Sec R314. b. Carbon Monoxide Alarms: Provide Carbon Monoxide Alarm - hard wired with battery backup, installed outside of each separate sleeping area in the immediate vicinity of the bedrooms in dwelling units within which fuel-fired appliances are installed and/or have an attached garage. In accordance with 2021 IRC sec R315" SHEET INDEX SITE PLAN / DEMOLITION PLAN Not Used FLOOR PLANS TENT DIAGRAMS BUILDING SECTIONS STRUCTURAL NOTES STRUCTURAL NOTES FOUNDATION PLAN MAIN FLOOR FRAMING PLAN 2nd FLOOR FRAMING PLAN ROOF FRAMING PLAN 2nd FLOOR BRACED WALL PLAN FOUNDATION DETAILS FOUNDATION DETAILS FRAMING DETAILS FRAMING DETAILS A-1.0 A-2.0 A-3.0 A-4.0 A-5.0 S0.0 S0.1 S1.0 S2.0 S2.1 S2.2 S2.3 S3.0 S3.1 S4.0 S4.1 PROJECT INFORMATION Address: 801 West 29th Street Austin, Texas 78704 Legal: East 83 Feet of Lot 6 (Less North 6 Feet) Block "4", James Byrne's Subdivision Out of Outlot 69, Division D Vol. 3; Page 72 of the Travis County Deed Records Zoning: LO-MU-CO-NP LEGEND Property Line Fencing Setback Public Util. Easement Electrical Service New Addition Existing Structure E Power Pole Fire Hydrant Water Meter Sewer Cleanout PP FH WM C/O Remove Existing Wood and Concrete Stairs Remove Existing Door Remove Kitchen Cabinets and Fixtures . c e N s a e c a r B Remove Window and Prep for New Door Remove Existing Patio Roof Demolish Bath to Studs Remove Existing Door Remove Clo. Brace as Nec. " 0 - ' 2 Remove Existing Pair and Save Remove Closets as Nec. Replace Exist. Dr. Remove Clo. Rough Opening for New Pair Remove Cased Opening Remove Existing Door 28'-1 1/2" Wall to Remain Wall to Remove Demolition Plan 1/4"=1'-0" (1/8"=1'-0" at 11"x17") Remove and Reframe For New Dormer Exist. Asphalt Roofing 12 12 Entry Existing North Elevation 1/8"=1'-0" (1/16" at 11"x17" Remove Wall as Needed for New Window Remove Exist. Roof Remove Exist. Shed Roof Remove Exist. Wood Stair Remove and Reframe For New Dormer 24'-3" 12 10 Remove Window Entry Remove This Exiting Roof Area Exist. Roof to Remain Remove Windows Remove Shed Roof Remove Door Remove Exist. Wood Stair Remove and Reframe For New Dormer Remove Exist. Roofs Remove Gable Wall as Necessary For New Extended Gable and Bay 12 10 Remove Exist. Stair Existing East Elevation 1/8"=1'-0" (1/16" at 11"x17" Existing South Elevation 1/8"=1'-0" (1/16" at 11"x17" Existing West Elevation 1/8"=1'-0" (1/16" at 11"x17" N G I S E D / R E M M A H p i h s r e n t r a p n o i t c u r t s n o c & e r u t c e t i h c r a l a i t n e d i s e r A 2 6 6 2 - 6 2 6 - 2 1 5 : t c a t n o C s a x e T , n i t s u A t e e r t S h t 5 . S 8 0 2 3 Seal t c e j o r P t e e r t S h t 9 2 t s e W s a x e T , n i t s u A t e e r t S h t 9 2 t s e W 1 0 8 Date: 10/02/23 Site Plan/ Demolition Plan/ Exist. Elevs. Revised: 03/11/24 Revised: 00/00/00 Revised: 00/00/00 A-1 These Drawings are the property of the Architect and may only be used in connection with this project. ITEM05/21 ITEM05/22