ITEM02 C15-2025-0007 LATE BACKUP JUN9-OPPOSITION — original pdf

Backup

Variances from LDC sought for addition and pool on fragile slope • 601 Kinney is on a steep slope above 32 residences, the Villas of Lost Creek -C15-2025-0007 • Statement: “Buda is a big flat rock” should be reviewed • Statement: “along the edge of a small canyon that has created a unique erosive condition” should be reviewed. • Survey plat shows elevations from 510’ to 485’ ITEM02/1-LATE BACKUP-OPPOSITION“Bedrock” on top of Clay follow yellow lines to collapse at Barton Spgs Rd /Lamar ITEM02/2-LATE BACKUP-OPPOSITIONElevation at 601 Kinney ITEM02/3-LATE BACKUP-OPPOSITIONVillas of Lost Canyon -32 Residences ITEM02/4-LATE BACKUP-OPPOSITIONSlope adjustment after removal of toe of stable slope- Dr. Peter Flawn sketch Buda Limestone Del Rio Clay ITEM02/5-LATE BACKUP-OPPOSITIONBarton Springs Rd at Lamar 1960’s- Flawn ITEM02/6-LATE BACKUP-OPPOSITIONITEM02/7-LATE BACKUP-OPPOSITIONWooldridge Dr. Slope Failure ITEM02/8-LATE BACKUP-OPPOSITIONCollapse, Landslide, Slope Failure, Erosion • 80 foot high 300 ft long landslide collapsed into Shoal Creek from Wooldridge Dr. down to the trail near 25th St. at Lamar Blvd • Damaged 300 ft. of Hike and Bike trail • Actual $60 Million to move the trail etc., Estimated $25 million. • Lawsuit between homeowners and City was settled in April. ITEM02/9-LATE BACKUP-OPPOSITIONWooldridge Dr. fallen boulders in Shoal Creek $60 Million to Repair City land ITEM02/10-LATE BACKUP-OPPOSITIONShoal Creek Trail closed due to Wooldridge Dr. Slope Failure ITEM02/11-LATE BACKUP-OPPOSITIONWooldridge Dr. Topographical Map 580 ‘to 510 ‘ elevation Wooldridge Dr. ITEM02/12-LATE BACKUP-OPPOSITION910 Poplar Street Slope Failure ITEM02/13-LATE BACKUP-OPPOSITION910 Poplar St. Slope Failure ITEM02/14-LATE BACKUP-OPPOSITION910 Poplar St. Slope Failure (Variance from 150 ft. to 50 ft. for CEF) ITEM02/15-LATE BACKUP-OPPOSITIONBefore Development 910 Poplar St. Feb. 2021 ITEM02/16-LATE BACKUP-OPPOSITIONITEM02/17-LATE BACKUP-OPPOSITIONITEM02/18-LATE BACKUP-OPPOSITIONITEM02/19-LATE BACKUP-OPPOSITIONITEM02/20-LATE BACKUP-OPPOSITIONITEM02/21-LATE BACKUP-OPPOSITIONITEM02/22-LATE BACKUP-OPPOSITIONZilker Neighborhood Association zilkerneighborhood@gmail.com 2009 Arpdale  Austin, TX 78704  June 9, 2025 Re: Case C15-2025-0007, 601 Kinney, Austin TX 78704 To: Board of Adjustment, City of Austin Dear Chair and Board Members: The variance application at 601 Kinney does not meet the findings regarding reasonable use, hardship, and area character, as described below. In addition, the proposed construction on a steep slope could damage the homes in the canyon below (see letters of opposition submitted by residents of Lost Canyon and the presentation on slope failures submitted by Megan Meisenbach). One intent of the applicable ordinance, which ties the height limit to the slope average, is to discourage construction on steep slopes such as this. Granting this variance, therefore, would impair the purpose of the ordinance. For those reasons, the Zoning Committee of ZNA is strongly opposed to the requested variance. The findings: 1. Reasonable Use. According to the site plan application, the owners wish to add 2,455 sf and a swimming pool to a house that already has a total gross floor area of 4,369 sf. They have chosen a dramatic design for the addition that extends over the environmentally sensitive slope behind the house, directly above the Villas of Lost Canyon condominiums. The condos could be threatened by erosion and flooding if 601 Kinney is allowed to remove the vegetation and damage the slope. The owner’s design choices have triggered the recalculation of the height. The owners could add a second floor to the south wing of the existing house or add on to the north side of the house, within the code, and so they cannot claim that they have been denied reasonable use. 2. Hardship. As noted under Reasonable Use, any hardships in this case are entirely self-imposed. The owners assert that a large live oak and the geology of the steep slope of the canyon qualify as hardships unique to the property, but those geological conditions and the presence of protected trees are common to properties south of Barton Springs Road, including the properties along and in Lost Canyon, throughout Okie Heights, north of Treadwell, along South Lamar and Barton Springs Road, along the northern segment of Bluebonnet, on Lund and above Azie Morton, west of Rabb Road, and throughout Barton Hills. As noted above, a large house has already been built on the site within the code, under the conditions that existed when the site was purchased. Therefore, there is no qualifying hardship. 3. Area Character. The cliffs and canyons covered with trees give this area its distinctive character. It is not the view from the street that is important--it's the protection of the slopes and vegetation behind the houses. The project’s design--a large box hanging over a denuded hillside--is entirely out of character for this area. Under the circumstances, the ZNA Zoning Committee must oppose this variance. We request that the Board of Adjustment deny the variance. ZNA appreciates your service to our community. Sincerely yours, Lorraine Atherton, on behalf of the ZNA Zoning Committee ITEM02/23-LATE BACKUP-OPPOSITIONITEM02/24-LATE BACKUP-OPPOSITIONITEM02/25-LATE BACKUP-OPPOSITIONITEM02/26-LATE BACKUP-OPPOSITION