ITEM09 C15-2025-0035 ADV PACKET PERMIT HOLDER — original pdf

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BOA RE-CONSIDERATION INTERPRETATION APPEAL COVERSHEET CASE: C15-2025-0035 BOA DATE: Monday, October 13th, 2025 ADDRESS: 205 E 34th St COUNCIL DISTRICT: 9 APPELLANT: Carol Journeay & PERMIT HOLDER/OWNER: Kateryna Lushchenko Bob Kaler ZONING: SF-3-NCCD-NP (NUNA) LEGAL DESCRIPTION: LOT 3 BLK 19 DIV D HARRIS SIDON RESUB OF GROOMS ADDN APPEAL REQUEST: appellant has filed an appeal challenging the approval of a building permit (BP No. 2025- 072930) and related construction plans for proposed development of a three-unit residential use at 205 East 34th Street. SUMMARY: any proposed development must comply with the provisions of the NCCD ISSUES: application is incomplete, and the plan set does not contain the information necessary to demonstrate full compliance with relevant regulations. ZONING LAND USES Site North South East West SF-3-NCCD-NP SF-3-NCCD-NP SF-3-NCCD-NP SF-3-NCCD-NP SF-3-NCCD-NP Single-Family Single-Family Single-Family Single-Family Single-Family NEIGHBORHOOD ORGANIZATIONS: Austin Independent School District Austin Neighborhoods Council CANPAC Friends of Austin Neighborhoods Homeless Neighborhood Association North University Neighborhood Association North University Neighborhood Development Review Committee Preservation Austin ITEM09/1-PERMIT HOLDERIntroduction and Summary of Grounds for Reconsideration The Applicant respectfully submits this request for reconsideration of the Board of Adjustment’s October 13, 2025 decision in Case No. C15-2025-0035 concerning the property located at 205 East 34th Austin, TX 78705. This request is made pursuant to the Board’s rules governing reconsideration, which allow a decision to be reopened when the request (1) states how the Board erred in its determination, (2) explains why reconsideration is warranted, and (3) presents new or clarified evidence that materially affects the decision. This request is submitted pursuant to Board of Adjustment Reconsideration Rules, which expressly permits reconsideration when procedural error, new evidence, or substantive misunderstanding has occurred. This appeal meets each of those standards. It provides documented evidence that the Board’s ruling was based on incomplete and outdated information, extended beyond its posted scope, and produced consequences far outside the facts of the case. It also presents new, clarified, and corrected evidence— including the accurate, approved permit drawings—that were not reviewed at the hearing and that directly refute key assumptions underlying the decision. Together, these materials create an appropriate and necessary basis for reconsideration. Procedural and Evidentiary Error The first ground for reconsideration is procedural. The official transcript shows that several Board members explicitly sought to issue a narrow decision confined to the case at hand. Nonetheless, at the end of deliberation, new language was introduced redefining attic space with more than six feet of height as “floor area.” This addition was not noticed, analyzed, or discussed during public deliberation, and it extended the decision far beyond the subject property. The motion therefore constitutes an unintentional expansion of scope—a procedural error warranting correction. Substantive Error in Interpretation The second ground concerns the substance of the Board’s ruling. By redefining attic volume as floor area, the Board created an interpretation inconsistent with identical language elsewhere in the Land Development Code and with established City practice spanning decades. The ruling disregarded the technical and functional realities of roof geometry, introduced an unenforceable measurement standard, and produced a definition that conflicts with the City’s own building codes and permitting history. Each of these issues is clarified in the accompanying sections on “Attics Are Not Floors,” “Roof- Pitch Math and Perverse Incentives,” and “Functional Necessity of Attics.” Collectively, they demonstrate that the new interpretation is both technically unworkable and contrary to the text and intent of the governing codes. . ITEM09/2-PERMIT HOLDER Why Reconsideration Is Warranted Reconsideration is not sought to relitigate the original case but to restore procedural integrity and prevent a project specific appeal from producing a citywide policy shift. The October 13 decision created broad unintended consequences: thousands of existing homes rendered technically non-compliant, materially restricting future improvements by their owners; hundreds of active permits placed in uncertainty; and an administrative standard that cannot be applied consistently in practice. The ruling also conflicts with Council-adopted policy and imposes unnecessary limitations on both new housing and existing homeowners and on small builders and homeowners. The Board has both the authority and the obligation to correct such errors when they become evident. The reconsideration process exists precisely for this purpose—to allow the Board to address new evidence and to clarify or amend its decision when procedural or factual misunderstandings have occurred. Summary of the Request This request therefore asks the Board to: 1. Accept new and clarified evidence showing that the decision was based on outdated and incorrect drawings and on misapplied code interpretations. 2. Acknowledge procedural and substantive error in the addition of new motion language not publicly deliberated. 3. Reconsider and amend the October 13 2025 decision to remove the attic-space clause “is not limited to whether the floor is load bearing or not” and to clarify that non-habitable attic volume remains excluded ass gross floor area until Council acts otherwise. The Applicant submits this request in good faith and with full respect for the Board’s role. 1. Procedural Error – Last-Minute Expansion of Scope The Applicant respectfully submits that the Board’s October 13 2025 decision contained a clear procedural defect. Throughout the hearing, multiple Board members stated their intention to issue a narrow, case-specific ruling focused solely on the permit before them. Staff was questioned repeatedly about how to limit the scope of the motion so that the outcome would not create a precedent or broader policy change. These discussions are preserved in the official transcript. Despite that consensus, in the final minutes of deliberation—after more than four hours of debate and with several members openly acknowledging fatigue—new motion language was introduced redefining attic volume as “floor area” whenever the ceiling height exceeded six feet “whether load bearing or not”. That phrase was not part of the posted agenda item, was not vetted by staff, and was never discussed or analyzed by the Board prior to the vote. The added wording transformed what had been a straightforward case-specific decision into a city-wide reinterpretation of the Land Development Code. ITEM09/3-PERMIT HOLDERThis un-noticed expansion of scope constitutes an error under both the Board’s own procedural rules and general principles of administrative due process. It deprived affected parties—including the Applicant—of the opportunity to present evidence or comment on the new interpretation. The error is understandable given the late hour and the frustration surrounding the case, but its impact is far- reaching. Reconsideration will allow the Board to realign its decision with its original intent: to resolve one contested permit without rewriting code for the entire city. 2. Code-Adoption Timeline and Applicability By long-standing City policy and state law, a project is reviewed under the codes in effect on the date of application, not under later adoptions or interpretations. This rule ensures fairness and stability in the permitting system. Builders and homeowners must be able to rely on the standards that apply when they invest in design and permit fees. Nothing in HOME—or in the 2021 IRC or IBC—contains any language treating unconditioned attic volume as “floor area.” For decades, the City’s consistent practice was to exclude such spaces from FAR calculations across all building types not just two family and three family use. The October 13 Board ruling introduced a new interpretation that had never appeared in the applicable codes or in staff practice. Applying this new “attic = floor” rule to a permit governed by the 2021 codes is therefore retroactive. It changes the rules after the Applicant followed them in good faith and after the City issued a valid permit. If this approach were allowed to stand, hundreds of permits filed before July 10 2025 could suddenly be judged under new interpretations created months later. Reconsideration allows the Board to reaffirm the basic principle that permits are governed by the codes in effect when filed, and that future policy debates should occur only through a properly noticed, forward-looking process, at policy deciding bodies such as planning commission and city council. 3. Attics Are Not Floors — Technical, Functional, and Administrative Logic The October 13 2025 motion inadvertently collapsed one of the most basic distinctions in residential construction: the difference between a floor and an attic. In every model building code and in decades of Austin practice, a floor is a plane intended for human occupancy—finished, accessible, and conditioned. An attic is the irregular by-product of a roof form, created by geometry, not by design intent. It exists to house structure, insulation, and mechanical systems. Equating the two introduces a definition that is both technically unsound and practically unenforceable. 3.1 Geometric Reality of Attic Spaces Attics are not flat, measurable boxes. They are complex, three-dimensional voids bounded by sloped planes that intersect at varying pitches and heights. Within a single roof, ceiling joists, ridge beams, and rafter ties create surfaces at multiple elevations; portions are decked for service access, others are open ITEM09/4-PERMIT HOLDERframing over sheetrock ceilings. There is no consistent datum from which to measure a “floor.” The code phrase “measured to the outside surface of the exterior walls” assumes vertical walls and uniform height—conditions that simply do not exist inside an attic. Attempting to apply that measurement standard to a volume enclosed by rafters produces contradictory results depending on where one measures, the thickness of insulation, or whether a portion is framed with trusses or stick-built. Austin’s own experience demonstrates that roof forms are infinitely variable—hip, gable, shed, mansard, butterfly, dormered, vaulted, or combinations thereof. Each configuration yields different interior clearances that expand or contract across a few inches of plan distance. Treating those irregular cavities as “floor area” demands that staff and designers calculate thousands of micro-dimensions for every permit. The administrative burden is disproportionately high, and enforcement would depend on subjective field judgment rather than the previously clear rule. 3.2 Functional Necessity Modern homes rely on attics for the housing, maintenance, and replacement of mechanical, electrical, and plumbing systems. HVAC air-handlers require service platforms and working clearances; water heaters need headroom and ventilation; insulation thicknesses increase with every new energy code cycle. Recent code changes have added fresh air, make up air, and jump ducts which require attic volume for all this additional duct work. Additional insulation regulations also require attic volume. Compressing roof cavities to avoid triggering “floor area” penalties would make these systems inaccessible and unsafe to service. It would also degrade energy efficiency by limiting insulation depth and airflow around ducts. A rule that drives designers to eliminate functional attics in favor of sealed, unserviceable voids directly undermines the City’s climate-resilience and building-performance goals. 3.3 Impact on Design and Affordability From an architectural perspective, the ruling introduces perverse incentives. The only predictable way to avoid generating more than six feet of attic height is to design flat-roofed boxes or extremely shallow 2:12–3:12 slopes—forms that are more expensive to waterproof and thermally inefficient in Austin’s climate. Traditional gabled and hipped roofs, long valued for affordability and neighborhood character, become liabilities under the new ruling. The result will be costlier construction, reduced diversity of form, and accelerated loss of the very rooflines that define Austin’s historic neighborhoods. For duplexes, triplexes, and single-story homes—the housing types Council explicitly sought to encourage under the HOME ordinance—the effect is even harsher. These projects often rely on pitched roofs to manage drainage and fit mechanical systems within modest heights. The new interpretation penalizes them most, effectively reducing attainable-housing supply while rewarding expensive contemporary boxes that only large developers can build. This was not the intent of HOME. 3.4 Administrative and Policy Burden Austin’s Land Development Code is already extraordinarily complex. Designers and staff juggle overlapping layers of Subchapter F (McMansion standards), compatibility setbacks, impervious-cover limits, NCCDs, floodplain rules, and HOME provisions. Injecting a new rule that demands measurement ITEM09/5-PERMIT HOLDERof attic volumes within sloped roofs compounds that complexity without producing any public benefit. Each permit would now require digital modeling of roof interiors, increasing design time and City review costs. For staff already struggling with workload, this is unmanageable. For homeowners and small builders, it is financially prohibitive. The City’s long-standing interpretation—treating unconditioned attic volume as part of the roof system, not the habitable floor system—is the only administrable approach. It aligns with how buildings are designed, built, and serviced. It provides consistent enforcement and allows energy-efficient, cost- effective construction to continue. 3.5 Conclusion Attics are structurally and functionally extensions of the roof, not additional stories. They are geometrically irregular, mechanically necessary, and administratively impractical to regulate as “floors.” The Board’s late addition effectively transforms every sloped roof in Austin into a potential code violation—a result no code writer or policymaker ever intended. Reconsideration offers the Board a straightforward correction: reaffirm that non-habitable attic volume above six feet of height is part of the roof and excluded from gross floor area. Doing so restores technical accuracy, fairness, and workability to Austin’s already over-burdened development code. 4. Roof-Pitch Math and Perverse Incentives The October 13 2025 ruling also introduces a fundamental conflict with basic geometry and standard roofing practice. In Austin’s climate, the overwhelming majority of residential roofs use asphalt shingles because they are affordable, durable, and suited to pitched-roof drainage. Under both manufacturer specifications and the International Residential Code, the minimum allowable pitch for asphalt shingles is 3:12—a rise of three inches for every twelve inches of horizontal run. Many common roof designs use steeper slopes—4:12, 6:12, or even 8:12—to achieve proper proportion, drainage, and neighborhood character. At a 3:12 slope, a roof cavity gains one foot of height for every four feet of horizontal run. In a simple gabled roof spanning twenty-four feet from wall plate to ridge, the interior height at the centerline already exceeds six feet. At a 6:12 slope—the most typical pitch in Austin’s single-family housing—the attic reaches six feet of height after only twelve feet of horizontal run. Thus, nearly every conventional roof form creates more than six feet of interior height, meaning that under the Board’s new interpretation, almost every home in the city would contain “floor area” in its attic. 4.1 Practical Effect on Common Building Types This geometric inevitability penalizes the most ordinary and affordable forms of construction: one-story houses, duplexes, and triplexes. To avoid exceeding six feet of attic height, designers would have to flatten the roof to near-commercial slopes—eliminating shingles in favor of costly membranes—or lower ceiling heights to impractical levels. Both options reduce livability and drive up cost. ITEM09/6-PERMIT HOLDERFor two-story projects, the problem recurs in smaller voids between ceiling joists and rafters that contain ducts, wiring, and trusses. These spaces have never been habitable and were never intended to count as “gross floor area” yet the new rule would charge them against the allowable envelope. In multifamily buildings, where spans and truss systems are larger, the effect magnifies: vast portions of necessary roof structure would be reclassified as “floor area,” shrinking usable living space without adding a single habitable square foot. 4.2 Distortion of Architectural Form The ruling thus distorts architectural design by rewarding box-shaped, flat-roofed structures and punishing the pitched-roof forms that have long defined Austin’s neighborhoods. Shallow-slope and flat roofs concentrate heat, collect debris, and require parapets, drains, and membranes that dramatically increase cost and long-term maintenance. Pitched roofs—typically 4:12 to 8:12—are efficient, affordable, and visually compatible with surrounding homes. Under the October 13 interpretation, these well-proportioned forms become regulatory liabilities merely because geometry produces more than six feet of clearance near the ridge. 4.3 Economic, Environmental, and Policy Consequences The economic consequences are direct. Eliminating affordable pitched roofs in favor of flat systems raises construction cost and complexity. It also undermines energy-efficiency goals: flat roofs intensify the urban heat-island effect and perform poorly in cooling-dominated climates. A policy that discourages naturally ventilated, shingled roofs in favor of sealed membrane boxes contradicts Austin’s climate-resilience and affordability objectives. For smaller builders and homeowners—the primary participants in the HOME program—the added cost of alternative roof systems is prohibitive. The ruling therefore functions as a hidden tax on attainable housing, concentrating production in larger development firms able to absorb higher costs. 4.4 Corrective Principle Reconsideration allows the Board to restore the simple, technically accurate principle that has served the City for decades: • Minimum and typical roof slopes inherently create attic height; that geometry must not be treated as additional floor area. • Attic volume generated by required roof pitch is part of the roof structure, not another story of the building. Reaffirming this principle will protect affordability, preserve neighborhood character, and maintain clear, enforceable standards for staff and designers. Counting unavoidable roof geometry as “floor area” transforms every pitched roof into a potential zoning violation—a result no code author ever intended. Correcting this error will restore logic to the City’s measurement of buildings and uphold the integrity of Austin’s long-standing construction practices. ITEM09/7-PERMIT HOLDER5. Policy Conflict — HOME Ordinance, Affordability, and Density Goals The October 13 2025 decision also stands in direct conflict with the City’s stated housing, affordability, and density policies—particularly the objectives of the HOME ordinance that was fully adopted and effective months before this permit was filed. HOME was designed to increase residential capacity on existing lots, simplify permitting, and promote diverse, attainable housing forms. The Board’s newly created “attic = floor area” interpretation moves the City sharply in the opposite direction: it reduces livable space within the same envelope, increases cost per square foot, and discourages the very building types Council sought to enable. 5.1 HOME’s Intent When Council adopted HOME, its intent was clear. The ordinance legalized duplexes and triplexes on standard lots, expanded gentle density, and aimed to lower unit costs by spreading land and infrastructure expenses over more households. These reforms relied on the long-established method of calculating Floor Area Ratio, which excluded non-habitable attic volume. Under that system, designers could achieve efficient, compact two- and three-unit buildings that respected neighborhood scale while meeting modern energy and safety codes. By redefining attic space as floor area, the Board effectively shrinks the allowable building envelope for HOME projects. A roof volume that previously insulated and ventilated a house now “spends” gross floor area without providing any usable living area. The change functions as a hidden density cap, silently eroding the additional housing capacity that HOME was intended to unlock. 5.2 Economic and Affordability Impacts This reinterpretation will raise construction costs on every small-scale infill project in the city. Attic geometry is universal; no designer can escape it. To comply, builders must redesign roofs, lower ceiling heights, or adopt expensive flat-roof systems that add cost and maintenance. Those adjustments translate directly into higher sales and rental prices. The smallest builders and homeowners—the very groups HOME was meant to empower—will be priced out by design complexity and plan-review uncertainty. For renters, the impact is indirect but real. Each lost bedroom or reduced unit size increases cost per occupant. Over time, that constrains supply, driving rents upward. The Board’s ruling thus operates as an anti-affordability measure masquerading as a technical correction. 5.3 Policy and Optics The timing is especially problematic. Council and City leadership continue to celebrate HOME nationally as a breakthrough in housing reform. The October 13 decision undercuts that achievement within months of adoption. It introduces a “poison pill” into the ordinance—one that neither staff nor Council discussed publicly. If allowed to stand, the Board’s ruling would create a policy contradiction in which Austin simultaneously advertises housing flexibility and enforces a rule that substantially reduces it. ITEM09/8-PERMIT HOLDER5.5 Administrative and Legal Instability From an administrative standpoint, the inconsistency between the Board’s ruling and Council’s policy direction invites confusion and potential challenge. Plan reviewers and inspectors must now reconcile two conflicting mandates: one encouraging small-lot density, the other shrinking gross floor area allowances. That tension increases appeal volume, delays project approvals, and undermines confidence in Austin’s permitting process. The resulting uncertainty is itself a deterrent to the small developers and homeowners whose participation HOME depends on. 5.6 Policy Correction Through Reconsideration Reconsideration offers the Board a narrow, dignified way to correct this mismatch. By rescinding the attic-space language, the Board can realign its decision with both the text and the spirit of the HOME ordinance. Doing so does not weaken the Board’s authority; it strengthens it by demonstrating respect for Council’s legislative intent and for the housing priorities the community has already endorsed. 5.7 Broader Public Interest Housing affordability is not an abstract goal—it depends on predictable, efficient regulation. When rules change unpredictably or expand beyond their noticed scope, the cost is borne by every Austin resident through higher rents, longer project timelines, and reduced housing diversity. Returning to the City’s prior interpretation will reaffirm that Austin’s boards and commissions act in harmony with adopted policy, not in contradiction to it. 6. Equity and Legacy Housing Impacts The October 13 2025 decision does not only affect one project or a few pending permits—it reaches backward, altering the legal status of homes built lawfully under prior interpretations. This retroactive effect introduces significant fairness and equity concerns that justify reconsideration. The Board’s added language did not include any transition period, notice, or limitation of scope. As written, it applies instantly to every property in Austin governed by Floor Area Ratio standards. That overbreadth constitutes an error in the determination and supplies new material for reconsideration: evidence of how the decision now impacts existing residents and longstanding neighborhoods in ways never analyzed or discussed during the hearing. This reading of gross floor area renders many existing homes “existing non-compliant” and injects a level of complication when they pull future permits. 6.1 Retroactive Non-Conformance Because nearly every pitched-roof home includes attic volume exceeding six feet, the ruling renders thousands of existing houses technically over allowed “gross floor area”. Those structures were approved, inspected, and occupied under the City’s previous interpretation excluding attic space. The new definition places them out of compliance through no action of their owners, exposing them to uncertainty during resale, refinancing, or renovation. This consequence was never presented to or contemplated by the Board. It is precisely the sort of new evidence that merits reopening the case so the Board can limit its ruling to the intended project. ITEM09/9-PERMIT HOLDER6.2 Disparate Impact on Small Builders and Modest Homeowners Austin’s small builders and individual homeowners operate on thin margins. They lack in-house code consultants and cannot absorb the cost of redesigns or attorney fees. Under the current interpretation, even a minor roof adjustment can push a project beyond “gross floor area” limits, requiring variance applications or reduced living area. Larger firms may afford such revisions; small builders cannot. The result is a systemic bias favoring large developers—the opposite of the City’s equity and economic- diversity objectives. From a reconsideration standpoint, this is compelling new material: evidence of citywide economic distortion resulting from an unintended definitional change. The Board’s authority exists to grant equitable relief; that same principle supports reconsideration when a decision itself creates inequity. 6.3 Impact on Legacy Neighborhoods and Historic Housing Stock Many of Austin’s older homes—particularly bungalows, cottages, and mid-century forms—feature generous roof pitches and unfinished attics. Those attics provide essential ventilation and allow owners to maintain mechanical systems without visible rooftop equipment. By reclassifying these roof cavities as “gross floor area,” the ruling effectively invalidates the legal status of the city’s own architectural heritage. Owners attempting to remodel or add modest expansions could be denied permits on the basis that their existing houses already exceed “gross floor area”. This outcome was never discussed at the October 13 hearing and represents clarified evidence that the decision, as worded, reaches far beyond its intent. 6.4 Administrative Inequity and Enforcement Burden The reinterpretation also creates inconsistent enforcement. Determining whether an existing roof produces more than six feet of attic height requires physical inspection, interior access, and measurement—activities far beyond typical permit or zoning review. Some properties will be scrutinized; others will not. Such uneven application violates the principle of uniform code enforcement that underpins the Board’s authority. Reconsideration would restore that uniformity by removing the ambiguous attic clause and reaffirming the City’s prior, administrable standard. 7. Administrative Chaos and Litigation Risk The October 13 2025 ruling has created a cascade of administrative uncertainty that did not exist when the Board voted. The City’s plan-review and inspection systems were never designed to measure attic geometry as “floor area.” The resulting confusion now reaches every stage of the development process—design, submittal, review, inspection, and resale (will it be clear to buyers that a bungalow they plan to purchase and add on to may now be maxed out?). This is new and clarified evidence that the Board’s decision has proven unadministrable in practice and therefore warrants reconsideration. ITEM09/10-PERMIT HOLDER7.1 Plan-Review Paralysis Since the ruling, design professionals have reported projects being placed on hold while staff seek internal guidance on how to measure attic volume. Because the Land Development Code provides no method for calculating “attic floor area,” reviewers must invent ad-hoc approaches—some measuring to rafter intersections, others to insulation tops or drywall ceilings. The absence of a uniform standard means two reviewers could reach opposite conclusions on identical drawings. Such inconsistency undermines predictability, one of the essential elements of due process in permitting. This paralysis is not speculative; it is observable fact since October 13. The City has already fielded numerous clarification requests, consuming staff capacity and delaying permit issuance. Those administrative disruptions are new evidence that was not available at the hearing and directly illustrate the Board’s error in adopting an unworkable interpretation. 7.2 Inspection and Enforcement Impossibility Even if reviewers could calculate attic volume on paper, inspectors cannot verify it reliably in the field. Measuring “clear height” inside a rafter cavity requires entry into confined, often inaccessible spaces, sometimes behind fire-rated barriers. Inspectors are not equipped or authorized to dismantle finished ceilings to confirm attic height. The City will therefore rely on declarations or assumptions, producing selective and inconsistent enforcement. This violates the principle of uniform application and exposes the City to claims of arbitrary treatment. 7.3 Chain Reaction Through Appraisal, Lending, and Resale The uncertainty extends beyond City Hall. If attic space is now officially “floor area,” the square footage of thousands of existing homes changes on paper. Appraisers, lenders, and insurers depend on those figures to determine value and risk. Conflicting measurements between recorded permits and real- estate listings create title ambiguity and potential disclosure disputes. No one testified to or analyzed these secondary effects at the October 13 hearing; they are fresh, material consequences that justify reconsideration. 7.4 Exposure to Legal Challenge The ruling also exposes the City and the Board to potential litigation risk. Applicants denied permits or forced into redesigns under the new interpretation may seek relief under state law for unequal treatment or retroactive rulemaking. Texas courts have consistently held that municipal bodies may not apply new interpretations retroactively to vested projects. The October 13 decision, if left uncorrected, invites such claims by changing the rules mid-stream for projects already in review. Reconsideration is therefore not only advisable but prudent to limit liability and restore administrative defensibility. 7.5 Cost to the City and the Public Every additional hour of plan-review time and every appeal generated by this ambiguity translates to real cost. Applicants pay resubmittal fees; staff workload increases; the Board’s docket grows. These ITEM09/11-PERMIT HOLDERinefficiencies divert resources from critical housing and infrastructure priorities. None of these costs were contemplated when the motion language was added at the end of the October 13 meeting. Their documentation now constitutes new material evidence demonstrating that the ruling is unworkable in daily administration. 7.6 Corrective Opportunity The reconsideration process exists precisely for situations like this—where post-decision experience reveals unintended administrative consequences. By reopening the case and removing the attic-space clause, the Board can eliminate ongoing confusion, protect the City from exposure, and restore the clear, enforceable standard that existed prior to October 13. Doing so honors the Board’s commitment to fair, predictable governance and re-establishes a functional relationship between applicants, staff, and the public. 8. Requested Relief and Corrective Path The Applicant respectfully asks the Board of Adjustment to reconsider and amend its October 13 2025 decision in Case No. C15-2025-0035. The record now contains substantial new and clarified evidence demonstrating that the Board’s motion exceeded its noticed scope, conflicted with established code practice, and produced unintended citywide effects. Reconsideration will allow the Board to restore its decision to the narrow, fact-specific intent discussed during deliberation while preserving the integrity of the City’s permitting system. 8.1 Relief Requested 1. Vote to Reconsider the October 13 decision at the next regular meeting, accepting this memorandum and supporting documentation as new and clarified evidence under Board’s Reconsideration Rules. 2. Strike or Amend the portion of the motion that redefined attic volume exceeding six feet in height as “floor area.” This language was added after public deliberation at the time of reading the finding, was never analyzed by staff, and is unnecessary to resolve the underlying case. 3. Clarify the Board’s Intent to issue a decision limited to the subject property and not a general interpretation of “gross floor area.” The correction will reaffirm the Board’s quasi-judicial role and prevent future misapplication. Two of the three findings were sufficient to approve the appeal in regards to front setback averaging and NCCD 10ft side setback between structures. 4. Direct staff and City Legal to continue applying the long-standing interpretation that non- habitable attic volume is not considered gross floor area until such time as Council adopts a formal amendment or interpretation through proper public process. 8.2 Rationale for Relief ITEM09/12-PERMIT HOLDER Procedural fairness. The late addition of new motion language produced a substantive change without notice or accurate evidence. Reconsideration corrects those errors while preserving the Board’s credibility. Administrative clarity. Reinterpreting the attic clause reinstates a definition that staff, designers, and homeowners have used successfully for decades, eliminating widespread confusion and review delays. Alignment with City policy. The correction restores consistency with Council’s adopted housing, affordability, and sustainability goals under the HOME ordinance and related programs. Equity and reliance. Retroactive reclassification of attic volume imposes an inequitable burden on compliant permit-holders and on thousands of existing homeowners whose buildings would otherwise become technically non-conforming overnight. Legal defensibility. A reconsidered and clarified decision will protect the City from additional claims of unequal treatment, retroactive rulemaking, or due-process violations. 8.3 Recommended Corrective Language For administrative clarity, the Board may adopt a concise corrective motion substantially as follows: “Move to reconsider Case No. C15-2025-0035 for the limited purpose of clarifying that the Board’s October 13 2025 decision does not modify or reinterpret the definition of ‘gross floor area’ in the Land Development Code. Unconditioned attic volume, regardless of height, shall continue to be treated as part of the roof structure and excluded from Floor Area Ratio calculations unless otherwise amended by City Council.” This wording corrects the record and confirms that any future policy changes must originate through the normal legislative process. ITEM09/13-PERMIT HOLDER APD CASE # 252940790 Message from the structural engineer Ben Feldt, post hearing. “---------- Forwarded message --------- From: Benjamin T. Feldt, P.E. <feldtconsulting@gmail.com> Date: Sat, Oct 18, 2025 at 11:17 AM Below is the entire exchange between myself and Peter Journeay-Kaler. This is the only correspondence between us. I never spoke with him on the phone like he said. He did leave a voicemail that's been deleted. But I never spoke with him. It was all email. NOWHERE did we ever discuss the safety of the building.  Peter does not understand the permitting process and how mistakes, such as the Building 2 middle wall opening omission, happen all the time. There are so many parts to residential construction. Both architects and engineers make mistakes all the time. I would say that on at least half of my projects there are multiple revisions and permit submissions.  I'm very sorry if I've caused more drama about this. They way Peter approached me in the first email asking about my engineers stamp and noting irregularities with the architects stamp made me think he was part of the BOA. I really thought I was having a discussion with a City official. His line of questioning is all things an official would ask. And the implication that maybe my stamp was possibly being misused made me want to respond immediately. (I recently went through finding someone, possibly living in a foreign country, was using my stamp and company name, to produce engineering plans for several architects in Dallas and Houston, so anything regarding misuse of my stamp puts me on high alert!!) For any and all future correspondence on any of your projects that do not include you I will be sure to loop you in and talk to you first before responding to any new or unknown people. Again, extremely sorry! I cannot believe what you've been through with this guy and the BOA. “ “ Peter does not understand that process either. He's just grasping at straws trying to find reasons to shut down your project, including lying and twisting facts. I understand perfectly now what is happening.  If you need an affidavit or something legal from me regarding my emails with Peter, let me know. I'm happy to help! Ben “ ITEM09/14-PERMIT HOLDERTranscript of Peter Journeay-Kaler’s testimony regarding the structural engineer (Ben Feldt), given during the hearing after he was sworn in: UM, AND I WANTED TO FOLLOW UP AS I'VE HAD SOME CONVERSATIONS WITH THE ENGINEER IN PARTICULAR ON THEIR ISSUE AROUND FOUR UNITS AND THIS WHOLE, AND THAT'S SHOWN AS A DISCREPANCY AND THE INTERIOR WALL BETWEEN THE ARCHITECTURAL PLANS AND THE STRUCTURAL PLANS. UM, I SENT EMAILS TO, UM, THE ENGINEER AND SPOKE WITH HIM ON THE PHONE, UH, ASKING HIM HIS PROFESSIONAL OPINION ON HOW MANY UNITS, UH, THIS PROJECT WAS. AND HE STATED THAT IT WAS FOUR UNITS. UM, I ASKED HIM ABOUT THE ISSUE, UH, SHOWING HIM THE DRAWINGS WITH THE WHOLE CUT THROUGH THE INTERIOR WALL AND WHAT THE IMPLICATIONS OF THAT WOULD BE. AND HE SAID THAT THAT CUT THROUGH IS IN A PLACE, UH, WHERE THERE IS LEFT END BRACING, UH, THAT IS SHOWN IN THE STRUCTURAL DRAWINGS, BOTH, UH, ON THE SITE PLAN. AND THEN THE DETAILS THAT MAKE IT CLEAR THAT THAT IS STUDS AND CROSS BRACING THAT WOULD BLOCK ANY ABILITY TO CUT THAT WALL OUT AND THAT ITS REMOVAL, UH, WOULD COMPROMISE THE STRUCTURAL INTEGRITY OF THE BUILDING, UM, AND WOULD HAVE TO BE REDESIGNED, UH, COMPLETELY. SO, UH, THE ENGINEER WAS DEFINITELY OF THE OPINION. THIS IS A FOUR UNIT PROJECT, UH, WHICH VIOLATES THE SF THREE ZONING. ITEM09/15-PERMIT HOLDERJon Kaplan email that clarifies that his trademark is placed accidentally on the plans. (Hearing day) Jon clarifies below that the drafters that he and Igor Stepanov use are the same drafters that did the project 205 e 34. The trademark was stamped accidentally. Look at the time of the letter. “On Mon, Oct 13, 2025, 12:35 PM Jon Kaplan - UBSTX <Jon@ubstx.com> wrote: Peter,  I wanted to update you on a recent clarification I received from Kate Jushchenko. She called to explain that I had misunderstood part of her previous communication.” “ Kate clarified that this was not her intent. She also mentioned that she has experienced similar problems with Igor in the past. According to her, she subsequently hired drafting personnel who had previously worked with Igor, and those individuals continued to use design templates originally sent to them by Igor.” “I wanted to make sure this clarification was communicated to you in full and accurately, in accordance with my professional licensing obligations and accreditation standards.” Regards ITEM09/16-PERMIT HOLDER  Jon Kaplan C.P.B.D. - 44-752 ICC Combination Inspector - 9061592 Urban Building Services of Texas LLC During his testimony, Peter Journeay-Kaler switched from referencing Kaplan’s email dated 12:35 PM to an earlier one sent at 10:51 AM (shown below). He initially began reading the 12:35 PM email, which simply noted that the same drafters were hired and contained no indication of fraud. He then shifted to the earlier message, using it to accuse the permit holder of fraud. The transcript of his testimony follows. Please note the time this email was sent for comparison with the transcript. On Oct 13, 2025, at 10:12 AM, Jon Kaplan - UBSTX <Jon@ubstx.com> wrote: Peter, I am providing this statement to clarify my limited involvement and knowledge concerning Ms. Kate Jushchenko and certain projects associated with Mr. Igor Stepanov of Art Village Development. “ “ I am submitting this information solely to clarify my lack of involvement in Ms. Jushchenko’s current project and to ensure that any documentation or credentials associated with my firm are used without authorization. Should the reviewing authority require verification of my firm’s role or need supporting evidence, I can provide relevant correspondence and prior submissions upon request.” Regards, Jon Kaplan ITEM09/17-PERMIT HOLDERTranscript of Peter Journeay-Kaler’s testimony regarding the Jon Kaplan, given during the hearing after he was sworn in: UH, I ALSO, UH, SPOKE ON THE PHONE, UM, TODAY WITH MR. JOHN KAPLAN. UM, YOU WILL SEE ON ALMOST ALL PAGES OF THE PLAN THAT, UH, THERE IS A STATEMENT SAYING THAT THIS PROJECT WAS PRODUCED. IT'S OWNED BY A COMPANY CALLED URBAN SERVICES, UH, TEXAS, UH, THAT IS HIS COMPANY. UH, AND HE WANTED TO BE VERY CLEAR THAT, UH, HE DID NOT EVER WORK ON THIS PROJECT, UH, AND THAT HE IS OF THE OPINION THAT HIS CREDENTIALS WERE USED, UH, FRAUDULENTLY WITHOUT HIS KNOWLEDGE. About Kaplan’s email: UM, THIS IS AN EMAIL TO ME, UM, AT 2:11 PM TODAY, UM, FROM JOHN, UM, HE HAD SENT SOME LAST NAME, UH, UH, JOHN KAPLAN. YEAH. AND THAT'S HIS EMAIL, WHICH ACTUALLY, UH, THERE, THERE WE GO. IT ACTUALLY WAS SENT, UM, AT, UH, 10:12 AM UM, PETER, I AM PROVIDING A STATEMENT TO CLARIFY MY LIMITED INVOLVEMENT AND KNOWLEDGE CONCERNING MS. KATE KO AND CERTAIN PROJECTS ASSOCIATED, UM, APOLOGIES. THE, THE JOHN SENT SOMETHING WHERE IT WAS CLARIFIED THAT THE, THE PERSON MENTIONED IN THIS PART OF THE EMAIL'S NOT INVOLVED AND, UH, I'VE GOT THE WRONG EMAIL. THAT'S OKAY. YEAH, SORRY. APOLOGIES. UM, THE, THE IMPORTANT PART OF HIS LEGAL STATEMENT, WHICH I WROTE BACK TO HIM CONFIRMING THAT HE WAS COMFORTABLE HAVING THIS STATED IN FRONT OF THE BOARD, AND I CALLED HIM ON THE PHONE TO, TO MAKE SURE THAT HE WAS OKAY WITH THIS, IS, UM, I'M SUBMITTING THIS INFORMATION SOLELY TO CLARIFY MY LACK OF INVOLVEMENT AND MS. KO'S CURRENT PROJECT, AND TO ENSURE THAT ANY DOCUMENTATION OR CREDENTIALS ASSOCIATED WITH MY FIRM USED ASSOCIATED WITH MY FIRM ARE USED WITHOUT AUTHORIZATION. SHOULD REVIEWING AUTHORITIES REQUIRE VERIFICATION OF MY FIRM'S ROLE OR NEED SUPPORTING EVIDENCE, I CAN PROVIDE RELEVANT CORRESPONDENCE, PRIOR SUBMISSIONS UPON REQUEST BOARD MEMBER A. ITEM09/18-PERMIT HOLDERArchitect’s response (the day of hearing) All parties, including Peter Journeay-Kaler, received the following email. Despite this, Peter did not correct or intervene when his attorney and presentation asserted that the seal had been stolen. This indicates that his participation in the hearing was not directed toward ensuring a fair process, but rather toward pursuing personal financial gain at the expense of the owners of 205 E 34th Street, as evidenced by repeated purchase offers in the $300,000 range made through his agent (with market value for the lot in 800 000). From: Roel Bazan <roelbazan48@gmail.com> Date: Mon, Oct 13, 2025 at 11:06 AM To: Chris Allen <sartexas@gmail.com> Cc: Lloyd, Brent <brent.lloyd@austintexas.gov>, Kate Juschenko <kate.juschenko@gmail.com>, Garwood, Lyndi <Lyndi.Garwood@austintexas.gov>, Hilton, Leah <Leah.Hilton@austintexas.gov>, Bucknall, Elliott <Elliott.Bucknall@austintexas.gov>, <bobby@sosalliance.org>, Peter Journeay-Kaler <peternjk@gmail.com> All, I worked with Kate on this project from the very beginning. I supervised her, and I instructed her to apply the seal to the drawings. She incorrectly applied it. Nicollette Lange contacted me about it and I steamelined this to her. I instructed Kate to redo my company block and the seal. When Chris contacted me regarding it I got confused it with another project. Nicollette has all records in her email. Please clarify with her. In all my projects I have always been in charge of compliance and I redline the drawings prior to final acceptance. I authorized Kate, the owner of 205 e 34, to forward all redlining to drafters. RB Architect, PLLC, Roel Bazan, Emeritus Architect ITEM09/19-PERMIT HOLDERJon Kaplan (and everyone else in the team is deeply empathetic and offer help to navigate the system): From: Jon Kaplan - UBSTX <Jon@ubstx.com> Date: Sat, Oct 18, 2025, 10:42 AM Kate.  There were several items that were brought up that were accurate, but they are also items brought up that were inaccurate. If you'd like us to help you get this project properly planned and permitted let me know and we could talk about the details. I have worked with the board of adjustments and Brent Lloyd several times in the past so I know how to get around the problems. Sent from my Verizon, Samsung Galaxy smartphone Get Outlook for Android Sent: Saturday, October 18, 2025 10:40:25 AM To: Jon Kaplan - UBSTX <Jon@ubstx.com> Subject: Fwd: 34th Street BOA Jon, There have been many ungrounded accusations, including the fact that they saw your message saying I am innocent and started to read it at BOA, but then flipped back to your older messages.  Below is my engineer response.  I will forward you architect responses too. Everything was legit from the start to finish, they just wanted to kill the project badly. Kate ITEM09/20-PERMIT HOLDER  Setbacks and modification of the second structure The city has been in possession of the architectural and structural plans reflecting the corrected setbacks. It is not a major redesign, as the appellants to the permit are trying to portray. The revisions were completed long before the hearing. The item “setbacks” needs to be removed from the consideration entirely. From: <katie.juschenko@gmail.com> Date: Thu, Oct 2, 2025 at 11:28 AM Subject: Re: 205 East 34th St. Appeal Hearing To: Lloyd, Brent <brent.lloyd@austintexas.gov> Cc: Garwood, Lyndi <Lyndi.Garwood@austintexas.gov>, Johnson, Debra <Debra.Johnson@austintexas.gov>, Bucknall, Elliott <Elliott.Bucknall@austintexas.gov> Dear Brent, Lyndi, Debra, and Elliott, I am attaching: • • • A corrected application (per Brent’s email) Updated architectural plans reflecting the discussed setbacks (ignoring chimneys) A survey with the required notations Best regards, Kate ITEM09/21-PERMIT HOLDER LEGEND: FRONT YARD = 1241 SF (100 %) IMPERVIOUS COVERAGE (FRONT YARD) = 161.73 SF (13,03 %) le(cid:86)(cid:86) t(cid:75)an 40 % o(cid:73) (cid:73)ront (cid:92)ard VISITABILITY PATH NOTE: THE VISITABLE ENTRANCE MUST BE ACCESSIBLE USING AN EXTERIOR VISITABLE ROUTE WHOSE SURFACE SHALL BE STABLE, FIRM, AND SLIP RESISTANT. PAVERS USED AS AN EXTERIOR VISITABLE ROUTE SHALL BE LEVEL WITH GAPS NO MORE THAN 1/2 IN. THE GAPS SHALL BE FILLED WITH A MATERIAL THAT IS STABLE AND FIRM AND LEVEL WITH THE PAVERS. THE ROUTE ALSO SHALL HAVE A MINIMUM WIDTH OF 36" WITH A CROSS SLOPE NO GREATER THAN 2%, ORIGINATING AT THE GARAGE, DRIVEWAY, PUBLIC STREET OR PUBLIC SIDEWALK. RAMPS SHALL COMPLY WITH 2024 IRC R318.8. HANDRAILS ARE REQUIRED FOR RAMPS WITH A SLOPE GREATER THAN 1:12. PROVIDE DETAILS FOR RAMPS BUILT OF MATERIALS OTHER THAN CONCRETE. LANDINGS SHALL BE PROVIDED AT EACH END OF A RAMP. LANDING AT THE VISITABLE ENTRANCE SHALL COMPLY WITH 2024 IRC. 12' ALLEY PROP. LINE W " 0 - ' 0 1 " 0 - 5' 5' PEAR SETBACK 8 5 " 6 - ' E 5 8 5 5 8 6 ' - 0 " 36" " 6 - 6' 8 5 "X" SET IN STONE 1/2" IRF BEARS S 09° 16' 26" W 0.61' " 0 - 7' 8 5 VISITABILITY ROAD (CONCRETE) 10' - 0" 5' - 2" BLDG BLDG 2 AGG 585' - 7" FFE= 586' - 0" FFE= 587' - 0" AC 586' - 0" 586' - 6" 7 ' - 0 " 8 5 Wall (Rock) 7 ' - 6 " ELM 18' 8 5 " 7 - ' 9 4 5 8 8 ' - K C A B T E S ' 5 E N I L . P O R P ' 0 0 . 0 7 1 E ' 0 0 ° 0 3 N 0 " LOT 3 BLOCK 19 8942.98 Sq. Ft. " 6 - ' 8 8 5 " 0 - ' 9 8 5 " 6 - ' 9 8 5 LOT 2 W 3 ' - 0 8 5 E 1/2' IRF 1/2" IPF BEARS S 41° 37' 59" w 0.87' W " " 3 ' - 6 UTILITY POLE 5 8 " 0 - ' 4 8 5 " 6 - 4' 8 5 E OAK 27' 5' - 4" 13' - 1 1/2" " 6 - 3' 8 5 AC BLDG " 4' - 0 8 5 Concrete Wall Side 4' - 6" 8 5 5' - 0" 8 5 585' - 6" ' 0 0 . 0 7 1 W 0 0 ° 0 3 S ' E N I L . P O R P K C A B T E S ' 5 LOT 4 10' - 1 1/2" 3' - 1" 7' - 0 1/2" BLDG BLDG 1 AGG 589' - 1" FFE= 589' - 6" FFE= 590' - 6" AC UNIT 1A UNIT 1B 10' - 5" 5' - 1" AC BLDG 24.6' FRONT SETBACK 36" 36" RESIDENCE SETBACK ON LOT 4 26.4' FROM E. 34TH STREET S 60° 00' E 52.00' Concrete Wall TBM 5/8" IRF ELEV. 587.86'- " 0 - ' 8 8 5 " 6 - 8' 8 5 9' - 0" 8 5 9' - 6" 8 5 WATER MATER 0' - 0" 9 5 ' . 6 4 2 9 5 0' - 6" FRONT YARD W PROP. LINE 1' - 0" 9 5 5 9 1 ' - 6 " 5 9 2 ' - 0 " 5 9 2 ' - 6 " 1/2" IPH RESIDENCE SETBACK ON LOT 2 - 25.5' FROM E. 34TH STREET The drawings, specifications, ideas , designs, and arrangements presented herein are and shall remain the property of Urban Building Services of Texas LLC. No part thereof shall be copied, disclosed to others or used in connection with any work or project other than the specific project for which they were prepared and developed without the written consent of Urban Building Services of Texas LLC. Visual contact with these drawings shall constitute conclusive evidence of acceptance of these restrictions. T E E R T S H T 4 3 . E - 3 T O - L H T 4 3 E 5 0 2 N O I T A M R O F N I T C E J O R P CONSTRUCTION DOCUMENTS DRAWING TITLE: Site Plan - Impervious Coverage 22" X 34" SCALE: 1" = 10'-0" 11" X 17" SCALE: HALF SCALE ISSUES DATE: 2025-09-30 18:51:32 DRAWN BY: SERHII 1 Site Plan - I(cid:80)(cid:83)e(cid:85)(cid:89)i(cid:82)(cid:88)(cid:86) C(cid:82)(cid:89)e(cid:85)a(cid:74)e 1" = 10'-0" VISITABILITY ROAD (CONCRETE) VISITABILITY ROAD (CONCRETE) E E E E UTILITY POLE E E 205 E. 34TH STREET (60' R.O.W.) S 60° 00' 00" E 52.00' (ASSUMED REF. BEARING) N SHEET NUMBER: A1.1 ITEM09/22-PERMIT HOLDER Regarding the back unit, which has a layout similar to the two front units: the zoning reviewer requested the removal of the sink from the area previously labeled as a “wet bar.” Although the label “wet bar” remained on the plans in error, the cabinetry in that area was designed as bookcases. The reviewer’s email is included below, and the next page shows the requested revision. The City does not consider this layout to constitute two separate dwelling units. ---------- Forwarded message --------- From: Bucknall, Elliott <Elliott.Bucknall@austintexas.gov> Date: Fri, Aug 8, 2025 at 1:19 PM Subject: RE: Dormers - gone To: Kate Juschenko <kate.juschenko.re@gmail.com> Cc: Perez, Christopher <Christopher.Perez@austintexas.gov>, Johnson, Debra <Debra.Johnson@austintexas.gov> Good afternoon Kate, I have one more informal request , because I don’t want to reject yet again , would be to remove the wet bar .  In other words please remove the additional sink outside official kitchen in building 2.   We have a history of not allowing these type of wet bars due to our dwelling unit interpretation. The original design for the (lack of) a kitchen in the left half of building 2 was great in the very original submission I’ve included one of the supervisors Christopher Perez because he may be able to help get this informal update uploaded to PDOX. Elliott Bucknall Development Services Department Plans Examiner C ITEM09/23-PERMIT HOLDERAfter Elliott’s request to modify: ITEM09/24-PERMIT HOLDER    After the hearing, we have changed the layout of the BLDG 2 and removed one of the living areas. The new layout shows that the back building can not be converted to 2 units. This is minor modification that affects only non-structural walls. See next page. ITEM09/25-PERMIT HOLDERBLDG 2 Unit C SD SMOKE DETECTOR * PROVIDE SMOKE DETECTOR - HARD WIRED, INTERCONNECTED, BATTERY BACKUP, AT EACH SLEEPING ROOM AND VICINITY, IF APPLICABLE AS WELL ON EACH ADDITIONAL STORY WITHIN THE DWELLING UNIT INCLUDING BASEMENTS AND ATTIC (IRC SEC. R314). A B " 8 - ' 2 A3.2 1 " 0 1 - ' 8 3 " 6 - ' 3 3 A3.3 1 ENTER 0' - 10 1/2" 0' - 10 1/2" 8' - 3" 4' - 0" 1' - 1 1/2" 3' - 6" 1' - 10" 2' - 7" 5' - 0" 3' - 6" 5' - 0" 2' - 7" 0' - 10 1/2" 585' - 9" 586' - 9" WF 48" x 60" ED 42" x 90" WC2 60" x 60" WC2 60" x 60" " 0 - ' 8 " 0 - ' 4 " 0 - ' 8 2 WC 26 SF s(cid:84)ft 10' (cid:18) Wooden floor ID 30" x 90" F W " 0 6 x " 8 4 VISITABLE BATHROOM ROUTE LIVING ROOM 292 SF s(cid:84)ft 10' (cid:18) Wooden floor KITCHEN & DINING ROOM 299 SF s(cid:84)ft 10' (cid:18) Wooden floor SD 586' - 0" UP UP SD BEDROOM (cid:27)4 SF s(cid:84)ft 9' (cid:18) Wooden floor ID 34" x 90" CLOSET 13 SF s(cid:84)ft ID 30" x 90" ID 30" x 90" SD HALL 140 SF s(cid:84)ft 9' (cid:18) Wooden floor 587' - 0" ID 30" x 90" ID 30" x 90" CLOSET 13 SF s(cid:84)ft ID 34" x 90" SD BEDROOM (cid:27)0 SF s(cid:84)ft 9' (cid:18) Wooden floor ID 28" x 90" CLOSET 6 SF s(cid:84)ft D I " 0 9 x " 0 3 BATHROOM 3(cid:27) SF s(cid:84)ft 9' (cid:18) Wooden floor D I " 0 9 x " 0 3 W LAUNDRY 31 SF s(cid:84)ft 9' (cid:18) Wooden floor R D CLOSET 12 SF s(cid:84)ft ID 34" x 90" BEDROOM (cid:27)4 SF s(cid:84)ft 9' (cid:18) Wooden floor BEDROOM (cid:27)0 SF s(cid:84)ft 9' (cid:18) Wooden floor SD WC2 60" x 60" SD WC2 60" x 60" 586' - 9" C D " 8 - ' 2 ED 42" x 90" WF 48" x 60" WF 48" x 60" 585' - 9" 0' - 10 1/2" 1' - 10 1/2" 3' - 6" 1' - 9" 4' - 0" 1' - 9" 4' - 0" 1' - 9 1/2" 2' - 7" 4' - 11 1/2" 3' - 6 1/2" 5' - 0" 2' - 7" 0' - 10 1/2" 19' - 10 1/2" 19' - 10 1/2" 19' - 10 1/2" 19' - 10 1/2" 0' - 10 1/2" 19' - 10 1/2" 19' - 10 1/2" 19' - 10 1/2" 19' - 10 1/2" 1 First Floor Plan 3/8" = 1'-0" 1 39' - 9" 3 1 A3.1 5 N VISITABILITY NOTES: REFER TO ORDINANCE NO. 20140130-021 - SECTION R320 AND BUILDING CRITERIA MANUAL SECTION 4.4.7 FOR ADDITIONAL RE(cid:52)UIREMENTS VISITABLE BATHROOMS (R320.3) A visitable dwelling must have at least one bathroom group or a half bath on the first floor that must have the following: 1. A minimum clear opening of 32". 2. Door shall not impede 30" x 30" clear floor space. 3. Lateral 2x6 or larger wood blocking must be installed flush with the stud edges of bathroom walls. 4. The blocking must have a centerline 34" from and parallel to the interior floor level, except for the portion of the wall located directly behind the lavatory. VISITABLE LIGHT SWITCHES, RECEPTACLES, AND ENVIRONMENTAL CONTROLS (R320.4) The first floor of a visitable dwelling must have the following: 1. Light switches and environmental controls must be installed no greater than 4(cid:27) inches above the finish floor level. 2. Outlets and receptacles must be installed no less than 15 inches above the finish floor level, except for floor outlets and receptacles. A. VISITABILITY BATHROOM ROUTE (R320.5) A bathroom group or half bath designated for visitability on the first floor must be accessible by a route with a minimum clear pathway of 32" beginning at the visitable entrance and continuing through the living room, dining room, and kitchen. B. VISITABLE DWELLING ENTRANCE (R320.6) A dwelling must be accessible by at least one no-step entrance and a door with a minimum clear opening of 36". The entrance may be located at the front, rear, or side, or in the garage or carport of the dwelling. C. EXTERIOR VISITABLE ROUTE (R320.7) An entrance that complies with R320.6 (cid:11)Visitable Dwelling Entrance(cid:12) must be accessible using a route with a cross slope of no greater than two percent (cid:11)1:50(cid:12) that originates from a garage, driveway, public street, or public sidewalk. An exterior route that includes a ramp must comply with the Residential Code. 1 A3.4 T E E R T S H T 4 3 . E - 3 T O - L H T 4 3 E 5 0 2 N O I T A M R O F N I T C E J O R P CONSTRUCTION DOCUMENTS DRAWING TITLE: First Floor Plan 22" X 34" SCALE: As indicated 11" X 17" SCALE: HALF SCALE ISSUES DATE: 2025-10-23 12:37:00 DRAWN BY: SERHII SHEET NUMBER: A2.1 ITEM09/26-PERMIT HOLDER Letter to the Board of Adjustment from the owner. I’ve considered to invest in North University since I was hired at UT Austin since 2019. There is a very strong need to increase density in the University area. I receive messages from secretary to group email asking if anyone knows any housing possibilities near campus for upcoming visitors/new faculty/graduate students. The situation is absolutely severe. The total enrollment of students and faculty grows very rapidly, with no housing available to serve the needs. (Total enrollment Fall 2025: 55,000, 2024: 53,864, 2023: 53,082, 2022: 52,384, 2021: 51,990, 2020: 50,480). 10% for the last 5 years. Meaning it will almost double in the next 20 years. Is the city ready for this? With an aim to improve housing shortage I started to look into new construction opportunities. After the city introduced HOME, I met with city officials to find an area with regulations suitable for my needs. The city discouraged me from investing in Hyde Park and Hancock due to highly restrictive historical regulations. North University was identified as a proper neighborhood. I met with the city several times to collect information on NCCD and how it interacts with HOME. I followed the city’s advice and waited for the right lot, which I found only early this year. When I went under contract, I scheduled a one-hour paid meeting with Alex Creel (city senior reviewer) and checked again about NCCD/HOME, gathering all information on setbacks and other restrictions. The 65% FAR rule and setback averaging were always discussed. Nobody mentioned that there could be a house next to the identified lot not in compliance, which would force us to have a 10' setback from it. My understanding was that this is done only to protect houses from fire spread -- but currently, there are other methods to mitigate this. But the outdated codes of NCCD must still be followed. I decided to move forward with 205 E 34th this spring. The area is not historically protected. There are several multifamily houses on both sides of the street. I believe 5 out of 8 houses on the block are owned by LLCs and are rentals. This seemed to me the most appropriate place to construct a rental -- walking distance from UT. In addition, many houses are in very deteriorated condition. I thought and still think that the neighbors would be thrilled to have more new construction houses in the neighborhood. The quality of the planned houses is unparalleled. Little did I know about ‘not in my backyard“ people Carol, Bob, and Peter, who live in the adjacent property and are the appellants -- or about what I was actually getting into. I started the design of the buildings immediately after the house went under contract. I use designers and drafters in collaboration with a local architect. They have a lot of experience with builders in Austin. In fact, they worked for Jon Kaplan, and that’s how his trademark appeared on our sheets. I didn’t notice it originally, as I was focused on the concept and architecture. In fact, Peter contacted Jon Kaplan with questions about our project. Jon assumed that I was working with a builder he had worked with in the past -- ArtVillage LLC. Jon has a pending litigation with this builder regarding use of his trademark in YouTube videos. Jon knows me well, but due to the a very strong feelings regarding ArtVillage LLC he preassumed that I sided with their CEO Ihor and using his trademarks now in the building plans. After I called him clarifying I have nothing to do with ArtVillage and had no interruption with their CEO for the ITEM09/27-PERMIT HOLDERlast 3 years, he clarified to Peter that this was an accident. Peter saw this message and started to read it at the BOA meeting, but then reverted to the earlier one, where Jon still believed I was connected to some shady stuff (I am not aware of the details of their litigation) involving ArtVillage LLC. Now back to the situation with neighbors. I contacted several real estate agents with a concept design that included dormers -- the same design shown in the appellants’ presentation slides. I asked them if the design was appropriate and suitable for student rentals, which they confirmed. I also asked them to test it in real life and advertise it off-market as a potential future rental. One of the agents posted it on their homepage, and it spread to Zillow. I never authorized any public media posting -- the request was only for off-market advertising. This is how the design ended up in the hands of the appellants. This design is old and very far from the approved plans. I had a call with Michelle Mace while I was at a conference in Miami. She spent almost an hour yelling at me and telling me how intrusive and disrespectful I am. She spoke at the BOA meeting and lied about our phone conversation. Over the phone, she said they all have real estate experience and: “We will not let you build”, “we will exhaust you financially,” and “stop the work and meet the people.” I wasn’t sure whom I was supposed to meet or why. This conversation is also recorded somewhere in a cloud and I can pull it out if I need to. After that, things got worse. The demo permit was approved and the crew was scheduled. All neighbors got their demo notifications. The demo crew provided 10 photos of the doors, the demo process was done in accordance to the building standards of COA. Michelle Mace stated that I yelled at my crew asking to finish fast — one more lie, which is easy to prove. There was no motivation to finish fast - the project was still under review. Not to say that I never call any crew, but rather have a super intendant who manages the process. I can be contacted only over text messages/emails, and only on a very urgent matter. For safety reasons, I had two cameras on my property to observe the lot. One was placed on a utility pole because it showed the corridor between the demo house and the adjacent property. That camera was reported to AE by Peter and taken down. There are records of him coming onto my property without permission and engaging with the demo crew, discouraging them from work. 311 received over 30 complaints from him about my property. The second camera was taken down by one of the neighbors. I have text messages from Michelle Mace saying that I needed to come remove the camera immediately, and if not, they would do it -- and they did. I received a camera notification while in my office and saw a video of someone bringing a ladder to take it down. The camera was on my property -- this was blatant trespassing. I rushed there immediately. This was my first time encountering Peter’s family. He was visibly unhappy but controlled himself, and there was no direct confrontation. His mother Carol came out of the house, angry. I stayed silent and respectful -- they obviously needed to vent. I understand that demolition of a neighboring house is not pleasant. However, her comments made it clear that they oppose any construction on that lot. She said, “This lot was used by my family as a garden before,” and she wants it to stay that way. She complained that the new construction would cast shade on her front yard and her plants would die. ITEM09/28-PERMIT HOLDERI was very sympathetic to this. I spent about two hours walking the neighborhood with Bob, Carol, and Peter. Bob shares my political values, and seemed nice and reasonable person. I was respectful to all of them. I shared the design and asked them to provide a list of suggestions to improve the situation with the garden and make them happy. I followed up several times with emails asking to give me their feedback. I asked not because I had to follow their directions in the design, but because I was deeply sympathetic to their situation: elderly people living on a street already populated by student rentals. They remember the good old days and want them back -- which I completely understand. After talking to me, the entire family seemed more comfortable and reassured -- or so I thought. I never got any list of suggested changes from them. Bob is a former architect, very experienced with BOA meetings, and it would have taken them maybe an hour to draft something I could have implemented into the design, which was already in the rounds with the city. They never provided any feedback. While I can’t say for sure, I feel they simply don’t want any construction next to them. They took the path of complaining to the reviewers -- repeatedly. The reviewers took much longer to review the design (2 months as opposed to 2-3 weeks at the expedite review). I believe the neighbors’ messages slowed it down significantly (I received a file of roughly 400 pages of their emails through an open records request this fall). I believe Elliott (our zoning reviewer) as well as other members of the review team were under constant pressure of the neighbors. There was only one mistake made: the setback from a non- compliant property of the appellants. The survey for the 4 houses was done day one of the project. The setback was set at 24.4. The bldg 1 is 24.4 ft away from the front. However, the trim penetrates the setback by 0.5 ft, so the city asked to move it (after the case went to BOA). Regarding the back unit: there was no intention to violate code or use it as a duplex. The designers’ task was to maximize bedroom count, which is not easy. So they copied the design of the front to the back. I didn't mind the idea. The engineer gave a reduced price for his plans because of the same layout, and also mentioned that this will safe money during the construction process. Elliott checked everything and asked to remove any items that would indicate a second kitchen, as it is mentioned above - the area that was still called wet bar has no appliances/ plumbing/water access, it is simply a bookcase setup. By the current code, this is one unit and it is in compliance with code. There is no proof of any intent to convert this to two units and violate zoning code. Why would I do that? 311 responds very efficiently to such violations, and any second kitchen would be ordered to be demolished. Why would anyone think I have time to engage in such issues? The architect was always in the loop on modifications, and nobody took advantage of him. The engineer is a very nice person, and his plans are solid. I don’t understand why they claimed there are safety issues -- he stands behind his work. The people who came to the BOA on the appellants’ side do not represent the neighborhood; they are part of their own well-connected social circle. Nobody asked the owners of the nearby LLC rental properties for their opinions — and I am sure they would support any new construction, as it would raise both their rent and property values. Nobody asked the entire neighborhood. All people at the BOA meeting were family or friends of the appellants. ITEM09/29-PERMIT HOLDERI think the neighbors went way too far by lying, distorting the facts and throwing words like “fraud”. They modified our designs in their presentation by making the building look disproportionally large. My designers noticed that already when I shared their presentation with them. The front 2 units are tiny! They are roughly 1350 sq ft each, which is comparable with the nearby properties. The design perfectly fits the neighborhood, and likely suitable for highly restrictive historical districts such as Hyde Park, as it was discussed with the historical department of COA. The holding costs of this property, with current loan rates - they are severe. Even though the issue with setbacks and further requests to modify the building plans is not our mistake, the city requested 5,500$ for the revisions. The entire situation is very draining, and needs to be stopped. The neighborhood bulling is not a joke, it is very real. I received several phone calls from anonymous people. One of them promised that the framing will be burned when I will try to build. All conversations are recorded. Don’t let “not in my backyard” people abuse the hearing and the city planning! Relief Requested: In addition to the paragraph 8.1 we request the following: 1. Remove setback items entirely from the consideration as these items were already corrected and processed by the City Staff before the hearing 13th of October.
 2. Reconsider the decision on the back unit, as there is no evidence that this is 2 unit building. Alternatively, accept new layout where one of the living areas is removed entirely. This is a minor modification and does not require major revision of the plans. 
 3. Instruct the city to release the permits.
 4. Deny the appeal by denying the last remaining item “FAR 40%”. ITEM09/30-PERMIT HOLDERIntroduction and Summary of Grounds for Reconsideration The Applicant respectfully submits this request for reconsideration of the Board of Adjustment’s October 13, 2025 decision in Case No. C15-2025-0035 concerning the property located at 205 East 34th Austin, TX 78705. This request is made pursuant to the Board’s rules governing reconsideration, which allow a decision to be reopened when the request (1) states how the Board erred in its determination, (2) explains why reconsideration is warranted, and (3) presents new or clarified evidence that materially affects the decision. This request is submitted pursuant to Board of Adjustment Reconsideration Rules, which expressly permits reconsideration when procedural error, new evidence, or substantive misunderstanding has occurred. This appeal meets each of those standards. It provides documented evidence that the Board’s ruling was based on incomplete and outdated information, extended beyond its posted scope, and produced consequences far outside the facts of the case. It also presents new, clarified, and corrected evidence— including the accurate, approved permit drawings—that were not reviewed at the hearing and that directly refute key assumptions underlying the decision. Together, these materials create an appropriate and necessary basis for reconsideration. Procedural and Evidentiary Error The first ground for reconsideration is procedural. The official transcript shows that several Board members explicitly sought to issue a narrow decision confined to the case at hand. Nonetheless, at the end of deliberation, new language was introduced redefining attic space with more than six feet of height as “floor area.” This addition was not noticed, analyzed, or discussed during public deliberation, and it extended the decision far beyond the subject property. The motion therefore constitutes an unintentional expansion of scope—a procedural error warranting correction. Substantive Error in Interpretation The second ground concerns the substance of the Board’s ruling. By redefining attic volume as floor area, the Board created an interpretation inconsistent with identical language elsewhere in the Land Development Code and with established City practice spanning decades. The ruling disregarded the technical and functional realities of roof geometry, introduced an unenforceable measurement standard, and produced a definition that conflicts with the City’s own building codes and permitting history. Each of these issues is clarified in the accompanying sections on “Attics Are Not Floors,” “Roof- Pitch Math and Perverse Incentives,” and “Functional Necessity of Attics.” Collectively, they demonstrate that the new interpretation is both technically unworkable and contrary to the text and intent of the governing codes. . ITEM09/31-PERMIT HOLDER Why Reconsideration Is Warranted Reconsideration is not sought to relitigate the original case but to restore procedural integrity and prevent a project specific appeal from producing a citywide policy shift. The October 13 decision created broad unintended consequences: thousands of existing homes rendered technically non-compliant, materially restricting future improvements by their owners; hundreds of active permits placed in uncertainty; and an administrative standard that cannot be applied consistently in practice. The ruling also conflicts with Council-adopted policy and imposes unnecessary limitations on both new housing and existing homeowners and on small builders and homeowners. The Board has both the authority and the obligation to correct such errors when they become evident. The reconsideration process exists precisely for this purpose—to allow the Board to address new evidence and to clarify or amend its decision when procedural or factual misunderstandings have occurred. Summary of the Request This request therefore asks the Board to: 1. Accept new and clarified evidence showing that the decision was based on outdated and incorrect drawings and on misapplied code interpretations. 2. Acknowledge procedural and substantive error in the addition of new motion language not publicly deliberated. 3. Reconsider and amend the October 13 2025 decision to remove the attic-space clause “is not limited to whether the floor is load bearing or not” and to clarify that non-habitable attic volume remains excluded ass gross floor area until Council acts otherwise. The Applicant submits this request in good faith and with full respect for the Board’s role. 1. Procedural Error – Last-Minute Expansion of Scope The Applicant respectfully submits that the Board’s October 13 2025 decision contained a clear procedural defect. Throughout the hearing, multiple Board members stated their intention to issue a narrow, case-specific ruling focused solely on the permit before them. Staff was questioned repeatedly about how to limit the scope of the motion so that the outcome would not create a precedent or broader policy change. These discussions are preserved in the official transcript. Despite that consensus, in the final minutes of deliberation—after more than four hours of debate and with several members openly acknowledging fatigue—new motion language was introduced redefining attic volume as “floor area” whenever the ceiling height exceeded six feet “whether load bearing or not”. That phrase was not part of the posted agenda item, was not vetted by staff, and was never discussed or analyzed by the Board prior to the vote. The added wording transformed what had been a straightforward case-specific decision into a city-wide reinterpretation of the Land Development Code. ITEM09/32-PERMIT HOLDERThis un-noticed expansion of scope constitutes an error under both the Board’s own procedural rules and general principles of administrative due process. It deprived affected parties—including the Applicant—of the opportunity to present evidence or comment on the new interpretation. The error is understandable given the late hour and the frustration surrounding the case, but its impact is far- reaching. Reconsideration will allow the Board to realign its decision with its original intent: to resolve one contested permit without rewriting code for the entire city. 2. Code-Adoption Timeline and Applicability By long-standing City policy and state law, a project is reviewed under the codes in effect on the date of application, not under later adoptions or interpretations. This rule ensures fairness and stability in the permitting system. Builders and homeowners must be able to rely on the standards that apply when they invest in design and permit fees. Nothing in HOME—or in the 2021 IRC or IBC—contains any language treating unconditioned attic volume as “floor area.” For decades, the City’s consistent practice was to exclude such spaces from FAR calculations across all building types not just two family and three family use. The October 13 Board ruling introduced a new interpretation that had never appeared in the applicable codes or in staff practice. Applying this new “attic = floor” rule to a permit governed by the 2021 codes is therefore retroactive. It changes the rules after the Applicant followed them in good faith and after the City issued a valid permit. If this approach were allowed to stand, hundreds of permits filed before July 10 2025 could suddenly be judged under new interpretations created months later. Reconsideration allows the Board to reaffirm the basic principle that permits are governed by the codes in effect when filed, and that future policy debates should occur only through a properly noticed, forward-looking process, at policy deciding bodies such as planning commission and city council. 3. Attics Are Not Floors — Technical, Functional, and Administrative Logic The October 13 2025 motion inadvertently collapsed one of the most basic distinctions in residential construction: the difference between a floor and an attic. In every model building code and in decades of Austin practice, a floor is a plane intended for human occupancy—finished, accessible, and conditioned. An attic is the irregular by-product of a roof form, created by geometry, not by design intent. It exists to house structure, insulation, and mechanical systems. Equating the two introduces a definition that is both technically unsound and practically unenforceable. 3.1 Geometric Reality of Attic Spaces Attics are not flat, measurable boxes. They are complex, three-dimensional voids bounded by sloped planes that intersect at varying pitches and heights. Within a single roof, ceiling joists, ridge beams, and rafter ties create surfaces at multiple elevations; portions are decked for service access, others are open ITEM09/33-PERMIT HOLDERframing over sheetrock ceilings. There is no consistent datum from which to measure a “floor.” The code phrase “measured to the outside surface of the exterior walls” assumes vertical walls and uniform height—conditions that simply do not exist inside an attic. Attempting to apply that measurement standard to a volume enclosed by rafters produces contradictory results depending on where one measures, the thickness of insulation, or whether a portion is framed with trusses or stick-built. Austin’s own experience demonstrates that roof forms are infinitely variable—hip, gable, shed, mansard, butterfly, dormered, vaulted, or combinations thereof. Each configuration yields different interior clearances that expand or contract across a few inches of plan distance. Treating those irregular cavities as “floor area” demands that staff and designers calculate thousands of micro-dimensions for every permit. The administrative burden is disproportionately high, and enforcement would depend on subjective field judgment rather than the previously clear rule. 3.2 Functional Necessity Modern homes rely on attics for the housing, maintenance, and replacement of mechanical, electrical, and plumbing systems. HVAC air-handlers require service platforms and working clearances; water heaters need headroom and ventilation; insulation thicknesses increase with every new energy code cycle. Recent code changes have added fresh air, make up air, and jump ducts which require attic volume for all this additional duct work. Additional insulation regulations also require attic volume. Compressing roof cavities to avoid triggering “floor area” penalties would make these systems inaccessible and unsafe to service. It would also degrade energy efficiency by limiting insulation depth and airflow around ducts. A rule that drives designers to eliminate functional attics in favor of sealed, unserviceable voids directly undermines the City’s climate-resilience and building-performance goals. 3.3 Impact on Design and Affordability From an architectural perspective, the ruling introduces perverse incentives. The only predictable way to avoid generating more than six feet of attic height is to design flat-roofed boxes or extremely shallow 2:12–3:12 slopes—forms that are more expensive to waterproof and thermally inefficient in Austin’s climate. Traditional gabled and hipped roofs, long valued for affordability and neighborhood character, become liabilities under the new ruling. The result will be costlier construction, reduced diversity of form, and accelerated loss of the very rooflines that define Austin’s historic neighborhoods. For duplexes, triplexes, and single-story homes—the housing types Council explicitly sought to encourage under the HOME ordinance—the effect is even harsher. These projects often rely on pitched roofs to manage drainage and fit mechanical systems within modest heights. The new interpretation penalizes them most, effectively reducing attainable-housing supply while rewarding expensive contemporary boxes that only large developers can build. This was not the intent of HOME. 3.4 Administrative and Policy Burden Austin’s Land Development Code is already extraordinarily complex. Designers and staff juggle overlapping layers of Subchapter F (McMansion standards), compatibility setbacks, impervious-cover limits, NCCDs, floodplain rules, and HOME provisions. Injecting a new rule that demands measurement ITEM09/34-PERMIT HOLDERof attic volumes within sloped roofs compounds that complexity without producing any public benefit. Each permit would now require digital modeling of roof interiors, increasing design time and City review costs. For staff already struggling with workload, this is unmanageable. For homeowners and small builders, it is financially prohibitive. The City’s long-standing interpretation—treating unconditioned attic volume as part of the roof system, not the habitable floor system—is the only administrable approach. It aligns with how buildings are designed, built, and serviced. It provides consistent enforcement and allows energy-efficient, cost- effective construction to continue. 3.5 Conclusion Attics are structurally and functionally extensions of the roof, not additional stories. They are geometrically irregular, mechanically necessary, and administratively impractical to regulate as “floors.” The Board’s late addition effectively transforms every sloped roof in Austin into a potential code violation—a result no code writer or policymaker ever intended. Reconsideration offers the Board a straightforward correction: reaffirm that non-habitable attic volume above six feet of height is part of the roof and excluded from gross floor area. Doing so restores technical accuracy, fairness, and workability to Austin’s already over-burdened development code. 4. Roof-Pitch Math and Perverse Incentives The October 13 2025 ruling also introduces a fundamental conflict with basic geometry and standard roofing practice. In Austin’s climate, the overwhelming majority of residential roofs use asphalt shingles because they are affordable, durable, and suited to pitched-roof drainage. Under both manufacturer specifications and the International Residential Code, the minimum allowable pitch for asphalt shingles is 3:12—a rise of three inches for every twelve inches of horizontal run. Many common roof designs use steeper slopes—4:12, 6:12, or even 8:12—to achieve proper proportion, drainage, and neighborhood character. At a 3:12 slope, a roof cavity gains one foot of height for every four feet of horizontal run. In a simple gabled roof spanning twenty-four feet from wall plate to ridge, the interior height at the centerline already exceeds six feet. At a 6:12 slope—the most typical pitch in Austin’s single-family housing—the attic reaches six feet of height after only twelve feet of horizontal run. Thus, nearly every conventional roof form creates more than six feet of interior height, meaning that under the Board’s new interpretation, almost every home in the city would contain “floor area” in its attic. 4.1 Practical Effect on Common Building Types This geometric inevitability penalizes the most ordinary and affordable forms of construction: one-story houses, duplexes, and triplexes. To avoid exceeding six feet of attic height, designers would have to flatten the roof to near-commercial slopes—eliminating shingles in favor of costly membranes—or lower ceiling heights to impractical levels. Both options reduce livability and drive up cost. ITEM09/35-PERMIT HOLDERFor two-story projects, the problem recurs in smaller voids between ceiling joists and rafters that contain ducts, wiring, and trusses. These spaces have never been habitable and were never intended to count as “gross floor area” yet the new rule would charge them against the allowable envelope. In multifamily buildings, where spans and truss systems are larger, the effect magnifies: vast portions of necessary roof structure would be reclassified as “floor area,” shrinking usable living space without adding a single habitable square foot. 4.2 Distortion of Architectural Form The ruling thus distorts architectural design by rewarding box-shaped, flat-roofed structures and punishing the pitched-roof forms that have long defined Austin’s neighborhoods. Shallow-slope and flat roofs concentrate heat, collect debris, and require parapets, drains, and membranes that dramatically increase cost and long-term maintenance. Pitched roofs—typically 4:12 to 8:12—are efficient, affordable, and visually compatible with surrounding homes. Under the October 13 interpretation, these well-proportioned forms become regulatory liabilities merely because geometry produces more than six feet of clearance near the ridge. 4.3 Economic, Environmental, and Policy Consequences The economic consequences are direct. Eliminating affordable pitched roofs in favor of flat systems raises construction cost and complexity. It also undermines energy-efficiency goals: flat roofs intensify the urban heat-island effect and perform poorly in cooling-dominated climates. A policy that discourages naturally ventilated, shingled roofs in favor of sealed membrane boxes contradicts Austin’s climate-resilience and affordability objectives. For smaller builders and homeowners—the primary participants in the HOME program—the added cost of alternative roof systems is prohibitive. The ruling therefore functions as a hidden tax on attainable housing, concentrating production in larger development firms able to absorb higher costs. 4.4 Corrective Principle Reconsideration allows the Board to restore the simple, technically accurate principle that has served the City for decades: • Minimum and typical roof slopes inherently create attic height; that geometry must not be treated as additional floor area. • Attic volume generated by required roof pitch is part of the roof structure, not another story of the building. Reaffirming this principle will protect affordability, preserve neighborhood character, and maintain clear, enforceable standards for staff and designers. Counting unavoidable roof geometry as “floor area” transforms every pitched roof into a potential zoning violation—a result no code author ever intended. Correcting this error will restore logic to the City’s measurement of buildings and uphold the integrity of Austin’s long-standing construction practices. ITEM09/36-PERMIT HOLDER5. Policy Conflict — HOME Ordinance, Affordability, and Density Goals The October 13 2025 decision also stands in direct conflict with the City’s stated housing, affordability, and density policies—particularly the objectives of the HOME ordinance that was fully adopted and effective months before this permit was filed. HOME was designed to increase residential capacity on existing lots, simplify permitting, and promote diverse, attainable housing forms. The Board’s newly created “attic = floor area” interpretation moves the City sharply in the opposite direction: it reduces livable space within the same envelope, increases cost per square foot, and discourages the very building types Council sought to enable. 5.1 HOME’s Intent When Council adopted HOME, its intent was clear. The ordinance legalized duplexes and triplexes on standard lots, expanded gentle density, and aimed to lower unit costs by spreading land and infrastructure expenses over more households. These reforms relied on the long-established method of calculating Floor Area Ratio, which excluded non-habitable attic volume. Under that system, designers could achieve efficient, compact two- and three-unit buildings that respected neighborhood scale while meeting modern energy and safety codes. By redefining attic space as floor area, the Board effectively shrinks the allowable building envelope for HOME projects. A roof volume that previously insulated and ventilated a house now “spends” gross floor area without providing any usable living area. The change functions as a hidden density cap, silently eroding the additional housing capacity that HOME was intended to unlock. 5.2 Economic and Affordability Impacts This reinterpretation will raise construction costs on every small-scale infill project in the city. Attic geometry is universal; no designer can escape it. To comply, builders must redesign roofs, lower ceiling heights, or adopt expensive flat-roof systems that add cost and maintenance. Those adjustments translate directly into higher sales and rental prices. The smallest builders and homeowners—the very groups HOME was meant to empower—will be priced out by design complexity and plan-review uncertainty. For renters, the impact is indirect but real. Each lost bedroom or reduced unit size increases cost per occupant. Over time, that constrains supply, driving rents upward. The Board’s ruling thus operates as an anti-affordability measure masquerading as a technical correction. 5.3 Policy and Optics The timing is especially problematic. Council and City leadership continue to celebrate HOME nationally as a breakthrough in housing reform. The October 13 decision undercuts that achievement within months of adoption. It introduces a “poison pill” into the ordinance—one that neither staff nor Council discussed publicly. If allowed to stand, the Board’s ruling would create a policy contradiction in which Austin simultaneously advertises housing flexibility and enforces a rule that substantially reduces it. ITEM09/37-PERMIT HOLDER5.5 Administrative and Legal Instability From an administrative standpoint, the inconsistency between the Board’s ruling and Council’s policy direction invites confusion and potential challenge. Plan reviewers and inspectors must now reconcile two conflicting mandates: one encouraging small-lot density, the other shrinking gross floor area allowances. That tension increases appeal volume, delays project approvals, and undermines confidence in Austin’s permitting process. The resulting uncertainty is itself a deterrent to the small developers and homeowners whose participation HOME depends on. 5.6 Policy Correction Through Reconsideration Reconsideration offers the Board a narrow, dignified way to correct this mismatch. By rescinding the attic-space language, the Board can realign its decision with both the text and the spirit of the HOME ordinance. Doing so does not weaken the Board’s authority; it strengthens it by demonstrating respect for Council’s legislative intent and for the housing priorities the community has already endorsed. 5.7 Broader Public Interest Housing affordability is not an abstract goal—it depends on predictable, efficient regulation. When rules change unpredictably or expand beyond their noticed scope, the cost is borne by every Austin resident through higher rents, longer project timelines, and reduced housing diversity. Returning to the City’s prior interpretation will reaffirm that Austin’s boards and commissions act in harmony with adopted policy, not in contradiction to it. 6. Equity and Legacy Housing Impacts The October 13 2025 decision does not only affect one project or a few pending permits—it reaches backward, altering the legal status of homes built lawfully under prior interpretations. This retroactive effect introduces significant fairness and equity concerns that justify reconsideration. The Board’s added language did not include any transition period, notice, or limitation of scope. As written, it applies instantly to every property in Austin governed by Floor Area Ratio standards. That overbreadth constitutes an error in the determination and supplies new material for reconsideration: evidence of how the decision now impacts existing residents and longstanding neighborhoods in ways never analyzed or discussed during the hearing. This reading of gross floor area renders many existing homes “existing non-compliant” and injects a level of complication when they pull future permits. 6.1 Retroactive Non-Conformance Because nearly every pitched-roof home includes attic volume exceeding six feet, the ruling renders thousands of existing houses technically over allowed “gross floor area”. Those structures were approved, inspected, and occupied under the City’s previous interpretation excluding attic space. The new definition places them out of compliance through no action of their owners, exposing them to uncertainty during resale, refinancing, or renovation. This consequence was never presented to or contemplated by the Board. It is precisely the sort of new evidence that merits reopening the case so the Board can limit its ruling to the intended project. ITEM09/38-PERMIT HOLDER6.2 Disparate Impact on Small Builders and Modest Homeowners Austin’s small builders and individual homeowners operate on thin margins. They lack in-house code consultants and cannot absorb the cost of redesigns or attorney fees. Under the current interpretation, even a minor roof adjustment can push a project beyond “gross floor area” limits, requiring variance applications or reduced living area. Larger firms may afford such revisions; small builders cannot. The result is a systemic bias favoring large developers—the opposite of the City’s equity and economic- diversity objectives. From a reconsideration standpoint, this is compelling new material: evidence of citywide economic distortion resulting from an unintended definitional change. The Board’s authority exists to grant equitable relief; that same principle supports reconsideration when a decision itself creates inequity. 6.3 Impact on Legacy Neighborhoods and Historic Housing Stock Many of Austin’s older homes—particularly bungalows, cottages, and mid-century forms—feature generous roof pitches and unfinished attics. Those attics provide essential ventilation and allow owners to maintain mechanical systems without visible rooftop equipment. By reclassifying these roof cavities as “gross floor area,” the ruling effectively invalidates the legal status of the city’s own architectural heritage. Owners attempting to remodel or add modest expansions could be denied permits on the basis that their existing houses already exceed “gross floor area”. This outcome was never discussed at the October 13 hearing and represents clarified evidence that the decision, as worded, reaches far beyond its intent. 6.4 Administrative Inequity and Enforcement Burden The reinterpretation also creates inconsistent enforcement. Determining whether an existing roof produces more than six feet of attic height requires physical inspection, interior access, and measurement—activities far beyond typical permit or zoning review. Some properties will be scrutinized; others will not. Such uneven application violates the principle of uniform code enforcement that underpins the Board’s authority. Reconsideration would restore that uniformity by removing the ambiguous attic clause and reaffirming the City’s prior, administrable standard. 7. Administrative Chaos and Litigation Risk The October 13 2025 ruling has created a cascade of administrative uncertainty that did not exist when the Board voted. The City’s plan-review and inspection systems were never designed to measure attic geometry as “floor area.” The resulting confusion now reaches every stage of the development process—design, submittal, review, inspection, and resale (will it be clear to buyers that a bungalow they plan to purchase and add on to may now be maxed out?). This is new and clarified evidence that the Board’s decision has proven unadministrable in practice and therefore warrants reconsideration. ITEM09/39-PERMIT HOLDER7.1 Plan-Review Paralysis Since the ruling, design professionals have reported projects being placed on hold while staff seek internal guidance on how to measure attic volume. Because the Land Development Code provides no method for calculating “attic floor area,” reviewers must invent ad-hoc approaches—some measuring to rafter intersections, others to insulation tops or drywall ceilings. The absence of a uniform standard means two reviewers could reach opposite conclusions on identical drawings. Such inconsistency undermines predictability, one of the essential elements of due process in permitting. This paralysis is not speculative; it is observable fact since October 13. The City has already fielded numerous clarification requests, consuming staff capacity and delaying permit issuance. Those administrative disruptions are new evidence that was not available at the hearing and directly illustrate the Board’s error in adopting an unworkable interpretation. 7.2 Inspection and Enforcement Impossibility Even if reviewers could calculate attic volume on paper, inspectors cannot verify it reliably in the field. Measuring “clear height” inside a rafter cavity requires entry into confined, often inaccessible spaces, sometimes behind fire-rated barriers. Inspectors are not equipped or authorized to dismantle finished ceilings to confirm attic height. The City will therefore rely on declarations or assumptions, producing selective and inconsistent enforcement. This violates the principle of uniform application and exposes the City to claims of arbitrary treatment. 7.3 Chain Reaction Through Appraisal, Lending, and Resale The uncertainty extends beyond City Hall. If attic space is now officially “floor area,” the square footage of thousands of existing homes changes on paper. Appraisers, lenders, and insurers depend on those figures to determine value and risk. Conflicting measurements between recorded permits and real- estate listings create title ambiguity and potential disclosure disputes. No one testified to or analyzed these secondary effects at the October 13 hearing; they are fresh, material consequences that justify reconsideration. 7.4 Exposure to Legal Challenge The ruling also exposes the City and the Board to potential litigation risk. Applicants denied permits or forced into redesigns under the new interpretation may seek relief under state law for unequal treatment or retroactive rulemaking. Texas courts have consistently held that municipal bodies may not apply new interpretations retroactively to vested projects. The October 13 decision, if left uncorrected, invites such claims by changing the rules mid-stream for projects already in review. Reconsideration is therefore not only advisable but prudent to limit liability and restore administrative defensibility. 7.5 Cost to the City and the Public Every additional hour of plan-review time and every appeal generated by this ambiguity translates to real cost. Applicants pay resubmittal fees; staff workload increases; the Board’s docket grows. These ITEM09/40-PERMIT HOLDERinefficiencies divert resources from critical housing and infrastructure priorities. None of these costs were contemplated when the motion language was added at the end of the October 13 meeting. Their documentation now constitutes new material evidence demonstrating that the ruling is unworkable in daily administration. 7.6 Corrective Opportunity The reconsideration process exists precisely for situations like this—where post-decision experience reveals unintended administrative consequences. By reopening the case and removing the attic-space clause, the Board can eliminate ongoing confusion, protect the City from exposure, and restore the clear, enforceable standard that existed prior to October 13. Doing so honors the Board’s commitment to fair, predictable governance and re-establishes a functional relationship between applicants, staff, and the public. 8. Requested Relief and Corrective Path The Applicant respectfully asks the Board of Adjustment to reconsider and amend its October 13 2025 decision in Case No. C15-2025-0035. The record now contains substantial new and clarified evidence demonstrating that the Board’s motion exceeded its noticed scope, conflicted with established code practice, and produced unintended citywide effects. Reconsideration will allow the Board to restore its decision to the narrow, fact-specific intent discussed during deliberation while preserving the integrity of the City’s permitting system. 8.1 Relief Requested 1. Vote to Reconsider the October 13 decision at the next regular meeting, accepting this memorandum and supporting documentation as new and clarified evidence under Board’s Reconsideration Rules. 2. Strike or Amend the portion of the motion that redefined attic volume exceeding six feet in height as “floor area.” This language was added after public deliberation at the time of reading the finding, was never analyzed by staff, and is unnecessary to resolve the underlying case. 3. Clarify the Board’s Intent to issue a decision limited to the subject property and not a general interpretation of “gross floor area.” The correction will reaffirm the Board’s quasi-judicial role and prevent future misapplication. Two of the three findings were sufficient to approve the appeal in regards to front setback averaging and NCCD 10ft side setback between structures. 4. Direct staff and City Legal to continue applying the long-standing interpretation that non- habitable attic volume is not considered gross floor area until such time as Council adopts a formal amendment or interpretation through proper public process. 8.2 Rationale for Relief ITEM09/41-PERMIT HOLDER Procedural fairness. The late addition of new motion language produced a substantive change without notice or accurate evidence. Reconsideration corrects those errors while preserving the Board’s credibility. Administrative clarity. Reinterpreting the attic clause reinstates a definition that staff, designers, and homeowners have used successfully for decades, eliminating widespread confusion and review delays. Alignment with City policy. The correction restores consistency with Council’s adopted housing, affordability, and sustainability goals under the HOME ordinance and related programs. Equity and reliance. Retroactive reclassification of attic volume imposes an inequitable burden on compliant permit-holders and on thousands of existing homeowners whose buildings would otherwise become technically non-conforming overnight. Legal defensibility. A reconsidered and clarified decision will protect the City from additional claims of unequal treatment, retroactive rulemaking, or due-process violations. 8.3 Recommended Corrective Language For administrative clarity, the Board may adopt a concise corrective motion substantially as follows: “Move to reconsider Case No. C15-2025-0035 for the limited purpose of clarifying that the Board’s October 13 2025 decision does not modify or reinterpret the definition of ‘gross floor area’ in the Land Development Code. Unconditioned attic volume, regardless of height, shall continue to be treated as part of the roof structure and excluded from Floor Area Ratio calculations unless otherwise amended by City Council.” This wording corrects the record and confirms that any future policy changes must originate through the normal legislative process. ITEM09/42-PERMIT HOLDER Response to Appeal to the Board of Adjustment from the Owners of 205 E 34th (Advanced Package) The owners, who are also the applicants for the permit, respectfully submit that the City possessed all required documentation necessary to render a correct determination on the permits. After reviewing the appellants’ claims, the owners find that each concern was adequately addressed during the review process, which resulted in the permits being properly approved. Specifically, City representatives had the fully completed application form in their possession. The version accessible on the ABC website is a corrupted file and does not reflect the application submitted, which appears to have caused confusion for the appellants. Furthermore, the City had on file the topography and tree map, which includes the required measurements of the four adjacent houses relative to the property boundaries. Accordingly, the owners request that the Board of Adjustment proceed with the scheduled hearing, decline to postpone to a later date, and avoid any further delay in finalizing permit approval. We also respectfully request that the Board vote separately on each item of the appeal. Responses to Specific Appeal Items 1. “Plan does not demonstrate the front setback.” Response: The survey was in the possession of the City of Austin (COA). To our knowledge, COA is not required to release surveys for public access, and we are not aware of any precedent where such surveys have been posted online. For reference, the survey is provided here as Attachment D. The site plan in the City’s possession contains all information necessary to determine property averaging and front setback. This is included as Attachment A (screenshot from the COA website). The City requested a correction to the setback, which was made, and the plans were updated accordingly. COA then made the proper determination regarding both setbacks and permits. ITEM09/43-PERMIT HOLDER2. “The plan set does not comply with FAR.” Response: The plan set complies fully with the HOME Initiative, a recent and significant amendment to the COA building code permitting increased density for new residential construction. Under HOME, a floor-to-area ratio (FAR) of up to 65% is authorized and was appropriately applied in this case. The citation provided by the appellants is inapplicable to three-unit dwellings. 3. “The application is not complete on page 4.” Response: The application submitted to the City was complete. The file appearing in the ABC system is corrupted and does not reflect the actual submission. For clarity, the complete application as received by the City is provided in Attachment C. The City therefore had all relevant information to render a correct determination on the permits. ITEM09/44-PERMIT HOLDERITEM09/45-PERMIT HOLDERITEM09/46-PERMIT HOLDERAttachment C Application form that have been submitted to COA ITEM09/47-PERMIT HOLDERITEM09/48-PERMIT HOLDERITEM09/49-PERMIT HOLDERITEM09/50-PERMIT HOLDERITEM09/51-PERMIT HOLDERITEM09/52-PERMIT HOLDERITEM09/53-PERMIT HOLDER(cid:34)(cid:55)(cid:42)(cid:42) (cid:32)(cid:42)(cid:59)(cid:46)(cid:42)(cid:60) (cid:36)(cid:79)(cid:79) (cid:71)(cid:72)(cid:86)(cid:76)(cid:74)(cid:81) (cid:83)(cid:85)(cid:82)(cid:83)(cid:82)(cid:86)(cid:68)(cid:79)(cid:86) (cid:80)(cid:88)(cid:86)(cid:87) (cid:68)(cid:69)(cid:76)(cid:71)(cid:72) (cid:69)(cid:92) (cid:87)(cid:75)(cid:72) (cid:55)(cid:85)(cid:72)(cid:72) (cid:51)(cid:85)(cid:72)(cid:86)(cid:72)(cid:85)(cid:89)(cid:68)(cid:87)(cid:76)(cid:82)(cid:81) (cid:38)(cid:85)(cid:76)(cid:87)(cid:72)(cid:85)(cid:76)(cid:68) (cid:86)(cid:72)(cid:87) (cid:73)(cid:82)(cid:85)(cid:87)(cid:75) (cid:76)(cid:81) (cid:54)(cid:72)(cid:70)(cid:87)(cid:76)(cid:82)(cid:81) 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HOLDERITEM09/59-PERMIT HOLDERITEM09/60-PERMIT HOLDERITEM09/61-PERMIT HOLDERITEM09/62-PERMIT HOLDERITEM09/63-PERMIT HOLDERITEM09/64-PERMIT HOLDERTree Review All design proposals must abide by the Tree Preservation Criteria set forth in Section 3.5.2 of the City of Austin’s Environmental Criteria Manual. Cut and fill is limited to 4” within ½ Critical Root Zones (foundations cannot adhere to this), canopy removal is limited to 25% or less per tree, and 50% or more of the full Critical Root Zone must be kept at natural grade with natural ground cover. If proposing to remove a tree that is dead, diseased or an imminent hazard, please provide a Tree Risk Assessment from a Certified Arborist and/ or photographic evidence. Austin Energy Review All overhead and underground electrical facilities need to be clearly shown and labeled on the plot plan including: pad mount transformer and pad, pull boxes, all underground electric wires on site including service wire, utility poles, all overhead wires on subject property and adjacent properties including service wires, down guy wires, existing electric meter location. All electric easements and public utility easements need to be shown and labeled on the plot plan. AE will review based on current Austin Energy Design Criteria for required safety clearance per section 1.10. Any construction not listed in this application will NOT be considered part of the review. Please note if your project has existing transmission facilities and or transmission easements this BSPA and plot plan will be reviewed by our AE Transmission group. The Transmission review is separate from the Distribution review. The Transmission review group may require additional documentation than the Distribution review. Documentation Explanations and Definitions Permit Exhibits Plot Plan Plot Plans must be drawn to a standard scale and are to include but are not limited to the following items: property address and legal description, north arrow, drawing scale, trees within the ROW or trees equal to or greater than 19 inches in diameter located on the property and immediately adjacent to the property, property lines, building lines for both existing and proposed improvements, easements, required zoning setbacks and roof overhangs, water meter and wastewater cleanout locations, clearly shown all overhead and underground electrical facilities (see Austin Energy Review Discipline), and water and/or wastewater line size and material. Floorplan(s) Floorplans must be drawn to a standard scale and are to include (but are not limited to) the following items: drawing scale, room labels, new wall measurements, new ceiling heights, new door and window schedule, smoke detector* and carbon monoxide detector** specifications and locations, dimensioned locations of new plumbing fixtures, handrail/guardrail locations and room square footages. Please provide an Existing and Proposed Floor plan if part of the improvements includes removing or adding any wall, window, door, plumbing fixtures, etc. Clearly differentiate between existing, demolished, and new items, as applicable. *provide smoke detector system (hardwired, interconnected, battery back-up) at each sleeping room and vicinity in accordance with IRC R314 **provide carbon monoxide detector in immediate vicinity of sleeping rooms in accordance with IRC R315. Exterior Elevations Elevation plans must be drawn to a standard scale and are to include front, rear, and sides of the structure. For additions, elevations are required of all sides of the new portion of the structure. Height dimensions are required on all elevations. If a building height exceeds 20’ or building is multi-story include dimensions of high, low, and average elevations at grade. Setback Plane Compliance Plan If subject to Subchapter F, separate exhibit must be submitted showing topographic elevations on 1-foot intervals on the property, including the top of foundation spot elevation and intersections of the property boundary with the building line segments per Subchapter F, Section 2.6. All topographic information must be prepared and sealed by a Texas-registered professional land surveyor. Structural Drawing(s) Foundation plan of sufficient detail to show conformance to the provisions of the currently adopted IRC including but not limited to: 1) size, spacing and strength of reinforcing steel 2) foundation requirements for braced wall panels required in braced wall plan. Wall and floor/ceiling/roof sections and details, framing plans and/or framing design information as follows: General – lumber size, grade, species and spacing of all wood elements. Wood framed floors – spans and intermediate girders. Wood framed walls – wall type (e.g. 2x4’s @ 16 in. o.c.), wall height, headers. Wood Framed roofs – roof framing plan to include rafters and girders as a minimum. Brace wall plan showing compliance with the currently adopted IRC. The plan shall clearly indicate the braced wall lines and the braced wall method use for compliance to expedite review. Additional Requirements Non-complying Structures (applicable to all work types) A separate exhibit must be submitted showing the existing building footprint location in relation to the property boundaries and required City of Austin | Residential New Construction and Addition Permit Application 11/8/2024| Page 7 of 9 ITEM09/65-PERMIT HOLDER setbacks. Exterior walls and supporting structural elements must be clearly labeled and dimensioned showing walls to be removed per Land Development Code Section 25-2-963. Setback Averaging If using setback averaging, one copy of the Contextual Site Plan showing four adjacent properties with location of existing buildings and existing front yard setbacks identified for front yard setback averaging per the provisions of Subchapter F, Residential Design and Compatibility Standards, Section 2.3. Surveys must be provided by a Texas-registered professional land surveyor showing existing buildings and their distance from the front lot line. Design Professionals For any project exceeding 20 feet in height or more than one-story within the Subchapter F boundaries, all permit exhibits must be sealed and signed by a Texas-registered architect or certified building designer (National Council of Building Designers or Texas Institute of Building Design). Localized flooding If there is a storm drain inlet or pipe, drainage ditch, or drainage easement on or near the property or the property is at the low point of a roadway, there may be a chance of flooding from the local drainage system. The proposed development cannot cause additional flooding on other property nor have an adverse impact on the existing local drainage system. Contact Land Development Information Services for more information. Tree Survey Provide a tree survey per ECM 3.3.2 that labels the ¼, ½ and full Critical Root Zones and provides the diameter and species of each protected tree (a Tree Legend is recommended). Depict proposed access routes and material staging. Show all proposed and existing utilities. Show specific locations of tree protection fencing and mulching per requirements of ECM 3.5.2. City of Austin | Residential New Construction and Addition Permit Application 11/8/2024| Page 8 of 9 ITEM09/66-PERMIT HOLDER ITEM09/67-PERMIT HOLDER