ITEM06 C15-2026-0006 ADV PACKET PART1 — original pdf

Backup

BOA GENERAL REVIEW COVERSHEET CASE: C15-2026-0006 BOA DATE: Monday, March 9th, 2026 ADDRESS: 4301 Manzanillo Dr OWNER: Cole Stewart COUNCIL DISTRICT: 8 AGENT: N/A ZONING: SF-2 LEGAL DESCRIPTION: LOT 1 BLK Z MAPLE RUN SEC 3 VARIANCE REQUEST: increase the height from six feet (6 ft) (maximum allowed) to eight feet (8 ft.) (requested) along rear property line (southeast) and street side yard property line (northeast) SUMMARY: maintain 8 ft fence ISSUES: corner lot, sloping lot with opposing grade changes ZONING LAND USES Site North South East West SF-2 SF-2 SF-2 SF-2 SF-2 Single-Family Single-Family Single-Family Single-Family Single-Family NEIGHBORHOOD ORGANIZATIONS: Austin Independent School District Circle C Neighborhood Assn Deer Park Owners Association, Inc. Friends of Austin Neighborhoods Homeless Neighborhood Association Maple Run-Wheeler Creek-Woodstone Village Oak Hill Association of Neighborhoods (OHAN) Onion Creek Homeowners Assoc Preservation Austin Save Barton Creek Assn Save Our Springs Alliance South Austin Neighborhood Alliance (SANA) TNR BCP – Travis County Natural Resources ITEM06February 23, 2026 Cole Stewart 4301 Manzanillo Dr Austin TX, 78749 Property Description: LOT 1 BLK Z MAPLE RUN SEC 3 Re: C15-2026-0006 Dear Cole, Austin Energy (AE) has reviewed your application for the above referenced property, requesting that the Board of Adjustment consider a variance(s) from LDC, Section 25-2-899 at 4301 Manzanillo Dr. https://library.municode.com/tx/austin/codes/land_development_code?nodeId=TIT25LADE_CH 25-2ZO_SUBCHAPTER_CUSDERE_ART1GEPR_S25-2-472BOADVAAU Austin Energy does not oppose this request, provided that any proposed or existing improvements follow Austin Energy’s Clearance and Safety Criteria, the National Electric Safety Code, and OSHA requirements. Any removal or relocation of existing facilities will be at the owner’s/applicant’s expense. Please use this link to be advised of our clearance and safety requirements which are additional conditions of the above review action: https://library.municode.com/tx/austin/codes/utilities_criteria_manual?nodeId=S1AUENDECR_1 .10.0CLSARE If you require further information or have any questions regarding the above comments, please contact our office. Thank you for contacting Austin Energy. Ashleigh Woolf, Project Assistant Austin Energy Infrastructure Support Services 4815 Mueller Blvd Austin, TX 78723 (512) 972-8400 ITEM06/1ITEM06/2Portion of the City of Austin Land Development Code applicant is seeking a variance from: ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ Section 2: Variance Findings The Board must determine the existence of, sufficiency of, and weight of evidence supporting the findings described below. Therefore, you must complete each of the applicable Findings Statements as part of your application. Failure to do so may result in your application being rejected as incomplete. Please attach any additional supporting documents. NOTE: The Board cannot grant a variance that would provide the applicant with a special privilege not enjoyed by others similarly situated or potentially similarly situated. I contend that my entitlement to the requested variance is based on the following findings: Reasonable Use The zoning regulations applicable to the property do not allow for a reasonable use because: ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ Hardship a) The hardship for which the variance is requested is unique to the property in that: ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ b) The hardship is not general to the area in which the property is located because: ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ City of Austin | Board of Adjustment General/Parking Variance Application 2/9/22 | Page 5 of 8 Land Development Code §25-2-899(D), which limits solid fences along a property line to six (6) feet in height (seven (7) feet where grade change applies). The applicant is requesting a variance to allow an existing solid fence to remain at a maximum height of approximately 7.5–8.0 feet along limited portions of the side and rear yards.The zoning regulations applicable to the property do not allow for a reasonable use because the property has a corner-lot configuration combined with opposing grade conditions. The yard slopes downward toward the rear while the adjacent side street slopes upward, resulting in a six-foot fence providing substantially reduced effective enclosure when compared to similarly zoned interior lots. Strict application of the fence height limitation prevents the fence from functioning as a normal residential enclosure on this property.The hardship is unique to the property due to physical characteristics including the corner-lot configuration with two public street frontages, measurable grade changes along the fence line, a drainage easement creating an open visibility corridor behind the property, and a City-owned utility pole located approximately three feet from the fence. These conditions are permanent physical features of the site and were not created by the property owner.The hardship is not general to the area because most surrounding properties are interior lots without dual street exposure, opposing grade conditions, or adjacent drainage easements that remove visual buffering. These properties are able to comply with the fence height limitation without experiencing the same loss of effective enclosure.ITEM06/3Area Character The variance will not alter the character of the area adjacent to the property, will not impair the use of adjacent conforming property, and will not impair the purpose of the regulations of the zoning district in which the property is located because: ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ Parking (additional criteria for parking variances only) Request for a parking variance requires the Board to make additional findings. The Board may grant a variance to a regulation prescribed in the City of Austin Land Development Code Chapter 25-6, Appendix A with respect to the number of off-street parking spaces or loading facilities required if it makes findings of fact that the following additional circumstances also apply: 1. Neither present nor anticipated future traffic volumes generated by the use of the site or the uses of sites in the vicinity reasonably require strict or literal interpretation and enforcement of the specific regulation because: ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ 2. The granting of this variance will not result in the parking or loading of vehicles on public streets in such a manner as to interfere with the free flow of traffic of the streets because: ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ 3. The granting of this variance will not create a safety hazard or any other condition inconsistent with the objectives of this Ordinance because: ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ 4. The variance will run with the use or uses to which it pertains and shall not run with the site because: ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ City of Austin | Board of Adjustment General/Parking Variance Application 2/9/22 | Page 6 of 8 The requested variance will not alter the character of the area, impair adjacent conforming properties, or impair the purpose of the zoning regulations. The over-height portions of the fence are limited in extent, located along the side and rear yards behind the front building line, do not encroach into the public right-of-way, and do not obstruct required visibility. Adjacent property owners have expressed support for the existing fence height.Not applicable — no parking variance requested.Not applicable — no parking variance requested.Not applicable — no parking variance requested.Not applicable — no parking variance requested.ITEM06/4Section 3: Applicant Certificate I affirm that my statements contained in the complete application are true and correct to the best of my knowledge and belief. Applicant Signature: ____________________________________________ Date: _____________ Applicant Name (typed or printed): ___________________________________________________ Applicant Mailing Address: __________________________________________________________ City: ________________________________________ State: ________________ Zip: _______ Phone (will be public information): _________________________________________ Email (optional – will be public information): ________________________ Section 4: Owner Certificate I affirm that my statements contained in the complete application are true and correct to the best of my knowledge and belief. Owner Signature: ______________________________________________ Date: _____________ Owner Name (typed or printed): ______________________________________________________ Owner Mailing Address: ____________________________________________________________ City: ________________________________________ State: ________________ Zip: _______ Phone (will be public information): ________________________________________ Email (optional – will be public information): ________________________ Section 5: Agent Information Agent Name: ____________________________________________________________________ Agent Mailing Address: ____________________________________________________________ City: ________________________________________ State: ________________ Zip: _______ Phone (will be public information): ____________________________________________________ Email (optional – will be public information): ____________________________________________ Section 6: Additional Space (if applicable) Please use the space below to provide additional information as needed. To ensure the information is referenced to the proper item, include the Section and Field names as well (continued on next page). _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ City of Austin | Board of Adjustment General/Parking Variance Application 2/9/22 | Page 7 of 8 2/4/2026Cole Stewart4301 Manzanillo Dr.AustinTX787492/4/2026Cole Stewart4301 Manzanillo Dr.AustinTX78749Additional supporting documentation, including photographs and topographic measurements, will be provided in the advanced packet.ITEM06/5ITEM06/6Board of Adjustment – Variance Application Case No: C15-2026-0006 4301 Manzanillo Drive Austin, Texas Applicant: Cole Stewart Request: Fence Height Variance Land Development Code §25-2-899(D) ITEM06/7Context Map – Corner Lot Configuration The subject property is a corner lot with frontage on Manzanillo Drive and Eskew Drive. ITEM06/8Annotated Survey – Fence Segment and Easement Location Annotated survey identifying limited over-height fence segment, drainage easement, and adjacent City-owned utility pole. ITEM06/9Grade Change Along Fence Line Measurements taken along the fence line indicate a grade drop of approximately 23.75 inches over 86 feet along the side yard and approximately 7.25 inches over 48 feet along the rear yard. The cumulative grade change from the front portion of the side yard to the rear fence line is approximately 31 inches (2.6 feet). Measurements taken at multiple points along the over-height segments indicate the fence height ranges between approximately 91 and 95 inches (7 feet 7 inches to 7 feet 11 inches) from adjacent grade. 86 ft Drop: 23.75 in 48 ft Drop: 7.25 in Total Grade Change: 31 inches (2.6 feet) ITEM06/10Intersection / ROW Visibility Photo Intersection of Manzanillo Drive and Eskew Drive showing that the fence remains outside the public right-of-way and does not obstruct corner visibility. ITEM06/11Yard Slope Photo Interior view along the fence line showing stepped fence panels following the downward yard grade from front toward rear. ITEM06/12