ITEM04 C15-2025-0041 PRESENTATION PERMIT HOLDER

Board of Adjustment – Dec. 8, 2025

ITEM04 C15-2025-0041 PRESENTATION PERMIT HOLDER — original pdf

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6706 Bridge Hill Cove Permit Holder Presentation Board of Adjustment Appeal of Administrative Decision Dec 8, 2025 C15-2025-0041 ITEM04/1-PERMIT HOLDER PRESENTATION2022 Permit REDUCED Noncompliance in the Back Patio Area The 2022 permit lawfully modified and maintained the pool and patio areas shown in green, and removed noncompliant elements associated with the expired 2001 permit as well as those located within 0 to 5 feet of the property line. These modifications reduced noncompliance by removing substantial noncomplying mass from the required yard. 2022 ITEM04/2-PERMIT HOLDER PRESENTATION2025 Second Floor Patio Extension is Allowed Under 25-2-963(F) The 2025 revision modifies the second floor with a patio extension along the back of the house. The part within the required yard is allowed under Section 25-2-963(F) because it runs parallel to the property line and is not higher than the existing building. 2022 Combined with the 16.8 feet approved in 2022, the total 21.8 foot extension remains within the 21.9 foot allowance for this area. 50% of 43.8 = 21.9 (allowed) 16.8 + 5.0 = 21.8 (actual) 2025 ITEM04/3-PERMIT HOLDER PRESENTATIONFirst Floor Shade Structure (Trellis) Was Added The 2025 revision adds a steel shade structure designed to support mechanical louvers that shade interior spaces. Exhibit A shows a heat-load reduction from 31.7 kBtu/h to 24.2 kBtu/h, a 23.5% decrease, confirming the louvers function as a passive shading device permitted in the setback under 25-2-513(B). ITEM04/4-PERMIT HOLDER PRESENTATIONFirst Floor Shade Structure is Allowed Under 25-2-963(F) The shade structure adds no second-floor mass. An early concern noted in the May Master Comment Report was resolved quickly with a 3D rendering. The 25-foot modification to the first floor is authorized under 25-2-963(F). ITEM04/5-PERMIT HOLDER PRESENTATIONOutdoor Kitchen is Allowed Under 25-2-963(F) An outdoor kitchen and a kitchen wall were added on the main-floor patio beneath the shade structure. This kitchen wall is permitted in this location under the same 25-foot extension authorized by 25-2-963(F) for the shade structure. ITEM04/6-PERMIT HOLDER PRESENTATIONPool and Spa Configuration Was Modified The 2025 revision modifies the pool, spa, and lower patios by merging the spa into the pool and extending the pool. The patio area replacing the 2022 spa is allowed as part of the 25-foot extension being applied across the entire patio under 25-2-963(F). ITEM04/7-PERMIT HOLDER PRESENTATIONWindows and Other Unrelated Modifications The 2025 Revision updates design elements unrelated to 25-2-963 or setbacks including driveways, utility spaces, interior walls, etc Window placements within the setback were adjusted, but do not increase the degree of noncompliance under Section 25-2-963. 2022 2025 ITEM04/8-PERMIT HOLDER PRESENTATION40 Years of Code and BOA Variances Confirm Expansion Right City code has allowed 25-foot extensions of noncomplying structures since 1984 under Section 5860. When the City recodified its regulations in 1999, 25-2-963 preserved this same right to modify and extend noncomplying structures. Although the section has since expanded to address the definition of a remodel, docks, and other issues, its original expansion entitlement remains unchanged. Board of Adjustment has recognized this right and granted numerous variances: 1. 808 Wayside Dr (C15-2010-0043) - Allowed 15’, requested 19’, approved. 2. 1717 Briar Street (C15-2010-0050) - Allowed 6’, requested 8’, approved. 3. 4708 Avenue H (C15-2013-0057) - Allowed 18’, requested 25.8’, denied. 4. 1016 Avondale Rd (C15-2020-0002) - Allowed 25’, requested 32’, approved. 5. 1607 Kenwood Ave (C15-2024-0023) - Allowed 15’, requested 18’, approved. ITEM04/9-PERMIT HOLDER PRESENTATION§ 25-2-963(F) Allows Expansion of 25 Feet or 50 Percent A person may modify a building that is a noncomplying structure based on a yard setback requirement of this title if: (1) the modified portion of the building: (a) (b) (c) does not extend further into the required yard setback than the existing noncomplying portion of the building, except for a vertical change in finished floor elevation allowed under Subsection (B)(2) of this section; unless located in a street side yard, is not greater in height than the existing noncomplying portion of the building, except for a vertical change in finished floor elevation allowed under Subsection (B)(2) of this section; and complies with the height requirements of this title; and (2) the additional length of a modified portion of the building does not exceed the lesser of 50 percent of the length of the noncomplying portion of the building or 25 feet measured from the existing building and parallel to the lot line. ITEM04/10-PERMIT HOLDER PRESENTATIONAppellant Has Raised the Same Concerns for More Than a Year Every issue raised at this hearing has already been submitted to Staff repeatedly over the past year. Before issuing the revised permit, Staff released a formal DSD Response letter to Appellant that addressed each of their concerns in full. (See Exhibit B) ITEM04/11-PERMIT HOLDER PRESENTATION2025 Plan Review Was Extensive and Complies Fully With LDC Staff conducted a seven-month, multi-department review of the 2025 revisions, anticipating an appeal. Multiple comment reports, extensive correspondence, and many modifications were made to the plans. Every concern was addressed before issuance. March 18, 2025 May 23, 2025 June 13, 2025 July 23, 2025 ITEM04/12-PERMIT HOLDER PRESENTATIONConclusion: This Project is Fully Complaint With the LDC ● The 2022 permits are fully compliant, and are not the subject of this appeal. ● The 2025 revisions comply with all requirements of 25-2-963, including the 25 foot cap and 50 percent expansion allowances of 25-2-963(F). ● The shade structure also qualifies as passive energy design under 25-2-513(B). ● Staff completed a rigorous, multi department review and confirmed full compliance before approving the permit. ● All concerns raised at this appeal were already addressed by Staff prior to issuance. 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(cid:882)(cid:888)(cid:884) (cid:3397) (cid:883)(cid:882)(cid:481) (cid:886)(cid:883)(cid:882) (cid:3397) (cid:883)(cid:883)(cid:481) (cid:884)(cid:884)(cid:882)(cid:4667)(cid:4671) (cid:1846)(cid:1867)(cid:1872)(cid:1853)(cid:1864)(cid:936)(cid:1833)(cid:1853)(cid:1861)(cid:1866)(cid:1844)(cid:1857)(cid:1856)(cid:1873)(cid:1855)(cid:1872)(cid:1861)(cid:1867)(cid:1866) (cid:3404) (cid:884)(cid:885)(cid:484) (cid:887)(cid:936) (cid:40)(cid:71)(cid:88)(cid:68)(cid:85)(cid:71)(cid:82)(cid:3)(cid:39)(cid:72)(cid:79)(cid:74)(cid:68)(cid:71)(cid:82)(cid:15)(cid:3)(cid:51)(cid:17)(cid:40)(cid:17) (cid:20)(cid:22)(cid:19)(cid:20)(cid:27)(cid:26) (cid:20)(cid:20)(cid:18)(cid:20)(cid:27)(cid:18)(cid:21)(cid:19)(cid:21)(cid:24) ITEM04/17-PERMIT HOLDER PRESENTATIONExhibit B ITEM04/18-PERMIT HOLDER PRESENTATION DSD Staff Response to Communications re: 6706 Bridge Hill Cove September 23, 2025 Below are staff comments, numbered and shown in blue font, responding to email communications from Ms. Christy May to DSD from September 8, 2025, regarding development at 6706 Bridge Hill Cove. See email accompanying this attachment for additional information. Dear Mr. Leitch, Mr. Lloyd and Mr. Downing, I am writing to express ongoing and now urgent concerns regarding the property at 6706 Bridge Hill Cove and the pending Revision Plan currently under review. On September 8, 2025, I observed workers at this property framing a wall approximately 5 feet from the property line. (See attached photo) This activity appears to be occurring despite the fact that the related permit remains on hold. Given this new development, I respectfully request that the City: 1. Investigate Immediately whether construction has occurred in violation of the permit hold or in the setback area. 2. Conﬁrm in writing whether the new framing is authorized or requires removal. 3. Ensure that no further work proceeds on any revision plan or permit that increases the noncompliance or worsens the impact on neighboring properties. 1) DSD Staff Response: Following receipt of these complaints, the Building Official contacted the landowner’s agent and required removal of the unapproved construction. After reviewing Code 25-2-963 carefully, I remain unclear how the 2022 permit for 6706 Bridge Hill Cove was approved, for multiple reasons. 2) DSD Staff Response: We understand disagreement with approval of the 2022 permit, which is addressed more fully in Staff Response No. 12. However, the administrative decision to approve that permit is no longer subject to appeal, and the existing development approved in 2022 cannot be re-reviewed as part of proposed new construction. First, loss of noncomplying status. Section 25-2-963 states that if a noncomplying portion of a structure is demolished, that portion loses its noncomplying status and may only be rebuilt in compliance with current code. City records clearly document that a portion of the original patio extended almost all the way to the property line, and that this portion is no ITEM04/19-PERMIT HOLDER PRESENTATION DSD Staff Response to Communications re: 6706 Bridge Hill Cove September 23, 2025 longer present. By deﬁnition, that should have resulted in the patio losing its noncomplying status. 3) DSD Staff Response: When portions of a legally noncomplying structure are removed, those portions lose their noncomplying status. However, the portion of the legally noncomplying structure that is not removed maintains its noncomplying status. The portion of the deck closest to the property line that was removed did lose its noncomplying status, which means that it cannot be rebuilt. However, the remaining portions that have been maintained are permitted to remain as legally noncomplying and may be altered in compliance with applicable criteria in LDC Sec. 25-2-963. Second, permit history and restrictions. (Exhibit A) The original patio was grandfathered. A permit issued in 2001 allowed for modiﬁcation of that patio. On September 9, 2024, a city official cited a note in the City records associated with that permit: “The portion of the wood deck that is encroaching into the side yard must not be removed to maintain the noncomplying status.” 4) DSD Staff Response: The portion of the deck that exists today was part of the original patio, so it maintained its noncomplying status. Only the portion that was demolished lost its noncomplying status. If the remaining portion that exists within the setback today is later removed, then it will lose its noncomplying status, too, and no further encroachments will be permitted in that portion of the setback. Additionally, a 1997 survey speciﬁcally called out that this part of the deck “must remain” to stay in compliance. (Exhibit B - 1997 survey and 2021 survey) 5) DSD Staff Response: The note was handwritten onto a copy of the survey, not contained in the surveyor’s notes, and states that the deck “will remain.” The portion of the deck to which the note refers was in the plat-designated ﬁve-foot setback adjacent to the property line and reﬂected a general understanding that this portion had to remain to qualify as legally noncomplying. It is possible that, at the time the note was written, the more restrictive 10-foot zoning setback was not considered applicable based on the plat-designated setback. The 2001 permit allowed for adding decking, but the owners built beyond what that permit allowed, further expanding square footage into the setback. This project never underwent ITEM04/20-PERMIT HOLDER PRESENTATION DSD Staff Response to Communications re: 6706 Bridge Hill Cove September 23, 2025 inspections, never received a Certiﬁcate of Occupancy (CofO), and those permits are now long expired. These facts were acknowledged in writing in Exhibit A. Therefore, by the time the Konlels purchased their home in 2021, the patio that existed was already illegally nonconforming, which should have voided any vesting rights altogether. 6) DSD Staff Response: Staff discovered the previously approved 2001 permit to expand the pool deck during the process of investigating complaints by the adjoining landowner in 2024. While the 2001 permit had expired due to failure to obtain a ﬁnal inspection, the deck itself predated the permit, and staff had properly determined that it was legally noncomplying at the time the expansion was approved in 2001, so there was no basis for requiring removal of the entire deck. That said, in comparing existing conditions shown in the proposed construction plans to the 2001 permit, staff determined that the deck had been expanded beyond what had been approved. The landowner was therefore required to remove illegally expanded portions of the deck from calculations of existing impervious cover, which was similar to how staff handled illegal construction identiﬁed during the review process for permits issued in connection with construction at the adjoining property, 6708 Bridge Hill Cove. I am attaching a letter from my attorney, Terry Irion, that was sent to several DSD City officers on December 16,2024. (Exhibit C) This letter clearly outlines why the patio that existed when the Konkels purchased their home lost the vested status, and it explains the legal bases for why the current structure cannot be treated as a grandfathered noncomplying feature. 7) DSD Staff Response: The letter challenges the validity of the 2022 permit, but the administrative decision approving that permit was not appealed and must be presumed valid. Therefore, the existing development authorized by the 2022 permit will be treated as legally existing conditions. Third, unequal application of code compliance. I fully acknowledge that the Konkels likely did not know the patio was illegal when they purchased their home — just as I did not initially know that previous owners of my own property had added impervious cover without a permit. In my case, after my project began, an interested party submitted a complaint and sited an older survey (1989) as evidence. The City ultimately determined my property would have to be brought into compliance before a CofO could be issued. This involved revisiting old surveys, using aerial photos, recalculating impervious cover, and ultimately ITEM04/21-PERMIT HOLDER PRESENTATION DSD Staff Response to Communications re: 6706 Bridge Hill Cove September 23, 2025 requiring me to remove approximately 1,000 sq. ft. of impervious cover at signiﬁcant unplanned expense. 8) DSD Staff Response: Given the complicated history of development in this area and the prevalence of unpermitted construction, determining a baseline of legally noncomplying impervious cover in excess of what’s allowed under the Lake Austin (LA) zoning district regulations has been challenging for both 6706 and 6708 Bridge Hill Cove. However, proposed development at both properties has been subject to a similar review process, and both have been required to revise initially proposed construction plans. That one property was determined to be entitled to more impervious cover than the other is not evidence of an unequal application of code. In short, when a violation was identiﬁed on my property, the city enforced compliance. Yet in the Konkels’ case, despite clear evidence of expired permits, unpermitted construction, and demolished noncomplying portions, it appears that both the illegal setback and the additional impervious cover are being allowed to remain. 9) DSD Staff Response: The permit currently under review is a revision to approve a new patio formation, which staff has determined to be in compliance with LDC Sec. 25-2-963 and other applicable regulations. As discussed above, the review process for the revision presumes the validity of the approved 2022 permit and treats construction authorized under the permit as legally existing. Fourth, conﬂicting city correspondence. On September 9, 2024, a city official sent a letter to Warren Konkel citing the setback issue and quoting the note regarding maintaining the noncomplying portion. (Exhibit A) Then, on October 25, 2024, a follow-up letter informed Mr. Konkel that demolished portions of the deck had lost their noncomplying status and that any new construction must comply with the 10-foot side yard setback (not the original 5-foot line). (Exhibit D) However, on December 4, 2024, the same official sent another letter stating that after meeting with Brent Lloyd and Christopher Johnson, they had “determined the plan review approval was justiﬁed.” No explanation was provided for this reversal. (Exhibit E) 10) DSD Staff Response: These communications are not conﬂicting. On September 9, 2024, Steve Leitch sent the owner of 6706 Bridge Hill Cove a short communication outlining the in the adjoining landowner’s complaint and describing his initial ﬁndings. One of those ﬁndings concerned the 2001 permit, discussed above, which led Mr. Leitch to require the issues brought up ITEM04/22-PERMIT HOLDER PRESENTATION DSD Staff Response to Communications re: 6706 Bridge Hill Cove September 23, 2025 removal of previously unpermitted construction from the calculations of legally existing impervious cover. On October 24, Mr. Leitch sent a letter reiterating that demolished portions of the deck have lost their non-complying status and that any “newly constructed” portions must adhere to the 10-foot setback. On December 4, he sent a third letter ﬁnalizing his decision on points emphasized in the prior two letters. The issue s pertained to work begun two years earlier pursuant to the 2022 permit, which was not appealed, and after the work under review was substantially complete. It now appears that the City may be poised to reverse its own prior determinations yet again with the possible approval of the Revision Plan, potentially approving elements that were previously denied. The City itself responded to the applicant with denials for multiple reasons, speciﬁcally citing that the proposed steel canopy could not be located within the setback and that the outdoor kitchen could not be placed within the setback. These were clear, written determinations. (Exhibit F) Yet, it now appears the City is considering approving these same elements, effectively reversing its own previous ﬁndings without any meaningful change in conditions or justiﬁcation. This not only compounds the impact on my property but undermines the consistency and reliability of the permitting process itself. 11) DSD Staff Response: Exhibit F is a Plan Review comment report, which highlights several requirements for which the applicant had failed to demonstrate compliance based on the information initially provided. In response to these comments, the applicant subsequently provided updates modifying the plans and providing more detailed information sufficient to show compliance with the identiﬁed deﬁciencies. This type of back & forth is typical of the iterative review process. Fifth, a change in elevation greater than one foot. What was originally a single level patio has now been replaced with a two-tier patio where both tiers are more than one foot apart in elevation, and the upper patio has been raised several feet to the main level of the house. This substantial change in elevation and massing signiﬁcantly increases the visual impact of what is already an illegal noncomplying structure. Such a transformation does not comply with the purpose or limitations of the City's code regarding the modiﬁcation of noncomplying structures, which are intended to prevent exactly this type of intensiﬁcation and expansion of nonconformities. 12) DSD Staff Response: In approving the 2022 permit, review staff interpreted the limitations on altering noncomplying structures in LDC Sec. 25-2-963 to allow the ITEM04/23-PERMIT HOLDER PRESENTATION DSD Staff Response to Communications re: 6706 Bridge Hill Cove September 23, 2025 expansion of recessed or below-grade habitable areas within the portion of the setback outside of the plat-designated ﬁve-foot strip adjoining the property line, provided that the overall mass of the structure did not increase. The 2022 permit complied with that interpretation based on information provided to staff during the review process and, as noted above, the decision to approve the construction plans was not appealed. DSD is currently evaluating its process for reviewing proposed alterations to noncomplying structures and anticipates requiring more detailed plan submittals in the future, which may result in greater scrutiny to modiﬁcations within applicable zoning setbacks. However, the decisions made by staff in approving the 2022 permit were reasonable based on information available to staff at the time, and development constructed consistent with the 2022 permit will be treated as legally existing. Sixth, intent of the code. My research into the purpose of Code 25-2-963 indicates that it was written to allow limited maintenance of noncomplying structures while preventing substantial changes that would increase their negative impact. It was not intended to be used as a pathway for expanding noncompliance, nor to legalize expired, unpermitted, or demolished portions of structures. 13) DSD Staff Response: The intent of LDC Sec. 25-2-963 is to allow property owners to freely use and maintain older structures that do not comply with current code, while strictly regulating expansions that increase the degree of noncompliance. Adding additional length to portions of a noncomplying structure that encroach in a setback is speciﬁcally authorized, provided that the additional length does not exceed 25 feet or 50 percent of the noncomplying portion of the building, whichever is less. Where length is added, the allowance is calculated per ﬂoor so that each existing, legally non-complying ﬂoor is permitted to extend 25 feet or 50 percent of the noncomplying portion, whichever is less. As applied to construction approved at 6706 Bridge Hill Cove: • Basement/Lowest Level: The original 2022 permit did not utilize the extension allowance for the lowest level because the massing of the structure did not change, and under the interpretation at the time, that was not considered alteration of an existing nonconforming structure. ITEM04/24-PERMIT HOLDER PRESENTATION DSD Staff Response to Communications re: 6706 Bridge Hill Cove September 23, 2025 • First Floor: The revision is adding 25-feet of additional length to the ﬁrst ﬂoor, which complies with this requirement so long as the applicant removes 0.75 inches from the ﬁrst-ﬂoor shade trellis. • Second Floor: In 2022, the second ﬂoor of the structure complied with the extension allowance by only adding 25-feet of additional length. Finally, I must emphasize how egregious the 2022 permit approval was with respect to the side yard setback. That approval allowed noncompliance to persist where the code clearly required conformity once the noncomplying portions were demolished. More concerning, public information requests I have received indicate that the City is now close to approving a Revision Plan that would add even more mass and further increase the degree of noncompliance. This would compound the harm, moving even further away from the intent of Code 25-2-963, which is to minimize nonconformity — not expand it. Given all of the above, I respectfully ask the City to review the 2022 permit and the Revision Plan in light of both the letter and the intent of Code 25-2-963. I appreciate your attention to this matter. I trust the City will take prompt action to uphold the integrity of its codes and protect neighboring property owners from unauthorized and noncompliant construction activity I have also scheduled a meeting with my local council member, Marc Duchen, who plans to visit my property in the coming days to review the situation in person. My intention in doing so is to provide a clear, factual view of the impacts of the current and proposed construction, and to ensure that decision-makers have accurate, ﬁrsthand context as they consider how Code 25-2-963 should be applied to this case. The burden to challenge these changes should not fall solely on me as the affected neighbor. The City has an obligation to ensure that its permitting decisions align with both the letter and the intent of its own code and that approvals do not result in increased injury to adjacent property owners. Thank you very much for your time and consideration. I appreciate the work your department does to balance property rights with neighborhood protections. Sincerely, Christy May ITEM04/25-PERMIT HOLDER PRESENTATION