ITEM05 C15-2026-0003 ADV PACKET — original pdf

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BOA GENERAL REVIEW COVERSHEET CASE: C15-2026-0003 BOA DATE: Monday, March 9th, 2026 ADDRESS: 8506 & 8507 Walhill Cv OWNER: Yair Cohen Hoshen COUNCIL DISTRICT: 10 AGENT: Luke Caraway ZONING: SF-3 LEGAL DESCRIPTION: LOT 61-62 TWIN MESA VARIANCE REQUEST: decrease the interior yard setback from five feet (5 ft.) to one foot (1ft.) SUMMARY: complete a detached garage and single-family residence ISSUES: single-family residence & detached garage constructed across lot lines & topography ZONING LAND USES Site North South East West SF-3 SF-3 SF-3 SF-3 SF-3 Single-Family Single-Family Single-Family Single-Family Single-Family NEIGHBORHOOD ORGANIZATIONS: Austin Independent School District Austin Neighborhoods Council Bull Creek Foundation Friends of Austin Neighborhoods NW Austin Neighbors Northwest Austin Civic Association TNR BCP – Travis County Natural Resources ITEM05February 23, 2026 Luke Caraway 8506 Walhill Cv Austin TX, 78759 Property Description: LOT 61-62 TWIN MESA Re: C15-2026-0003 Dear Luke, Austin Energy (AE) has reviewed your application for the above referenced property, requesting that the Board of Adjustment consider a variance request from LDC Section 25-2-492 at 8506 Walhill CV. Austin Energy does not oppose the request, provided that any proposed or existing improvements follow Austin Energy’s Clearance & Safety Criteria, the National Electric Safety Code, and OSHA requirements. All signage will need to stay out of Austin Energy easements and 5’ from existing underground electric lines. Any removal or relocation of existing facilities will be at the owner’s/applicant’s expense. Please use this link to be advised of our clearance and safety requirements, which are additional conditions of the above review action: https://library.municode.com/tx/austin/codes/utilities_criteria_manual?nodeId=S1AUENDECR_1 .10.0CLSARE If you require further information or have any questions regarding the above comments, please contact our office. Thank you for contacting Austin Energy. Ashley Robinson, Project Assistant Austin Energy Public Involvement | Real Estate Services 2500 Montopolis Drive Austin, TX 78741 (512) 322-6050 ITEM05/1ITEM05/2ITEM05/3ITEM05/4ITEM05/5BOA Narrative Background/Additional Information An existing single-family residence and detached garage were constructed in 1991 across both 8506 and 8507 Walhill Cove (Lots 61 and 62 of the Twin Mesa Subdivision). Both properties were sold and acquired together by the current owner, Yair Hoshen Cohen, in 2022. The existing residence at 8506 Walhill Cove remains in place and is planned to be sold. The freestanding garage that previously served this house, which was located on 8507 Walhill Cove, has been demolished, and construction has begun on a new residential structure on that lot that will include an attached garage. Because the existing residence at 8506 Walhill Cove does not have an attached garage, the proposed development also includes a new detached garage to serve that unit. All design and construction activities were originally undertaken with the intent that this detached garage would be shared between both 8506 and 8507 through a shared access and ownership arrangement. Construction on both properties proceeded based on this original intent. As the 8506 property was prepared for sale, it became clear that a shared garage ownership and access arrangement would significantly impact its marketability. It was therefore determined that the detached garage must be solely owned by the owner of 8506 Walhill Cove. Accordingly, we are requesting an amendment to the existing property line to incorporate the detached garage within Lot 61 (8506 Walhill Cove). However, by the time this issue was identified, both projects were already well under construction, and major components of the site layout and building placement had been established. With this adjustment, the distance between the proposed detached garage on Lot 61 (8506 Walhill Cove) and the new residential structure on Lot 62 (8507 Walhill Cove) would be less than 10 feet. This configuration does not allow for the required five-foot side yard setbacks on both sides of the lot line under SF-3 zoning per LDC §25-2-492. However, the intent of this code provision is to provide fire protection between closely spaced structures, which will continue to be met through the use of appropriately fire-rated exterior walls on both the proposed detached garage and the adjacent residential structure. As noted above, the slabs for the new residential structure and garage at 8507 Walhill Cove have already been poured, and the structures are nearly complete. Alternative approaches, including continued shared ownership of the garage or the establishment of a condominium regime, were evaluated but ultimately found to be impractical and detrimental to both the marketability and the long-term ownership structure of the properties. Reasonable Use ITEM05/6The zoning regulations, as currently applied, do not allow for reasonable use of the properties in their existing configuration. The structure at 8506 Walhill Cove does not have an attached garage or an existing driveway and is therefore entirely reliant on on-street parking along Walhill Cove. Parking availability is limited because Walhill Cove is a cul-de- sac, with restricted curb space that is not directly in front of neighboring properties, creating potential access and usability concerns. As a result, the only practical alternatives are continued reliance on limited on-street parking or approval of a property line adjustment and setback variance that would allow the detached garage to be incorporated into the 8506 Walhill Cove property. Hardship A. The primary challenge for 8506 Walhill Cove is that the existing structure was built without on-site parking, and its cul-de-sac location further limits available parking. In addition, the two lots experience extreme topographical changes, with up to 30 feet of elevation difference across the sites. As a result, the buildable area is significantly restricted, and a functional driveway cannot be accommodated on the existing property at 8506 Walhill Cove. Adjusting the property line between the two lots provides the most practical solution to ensure both properties remain functional. B. Although extreme topography exists throughout the general area, as the Northwest Hills neighborhood is known for its elevation and numerous cul-de-sacs, the combination of these conditions creates a unique hardship for only a limited number of properties. Additionally, the specific characteristics of the existing lot create a condition that is unique to this property. Area Character If approved, the variance will allow both the existing and proposed properties, as well as the surrounding neighboring properties, to better maintain the established character of the neighborhood. Without amending the property line at 8506 Walhill Cove to include the detached garage, all parking for the property would be forced onto the street. As most of the surrounding homes in the area have their own driveways, garages, or both, on-street parking is not the dominant parking type in the area. This condition is further worsened by the fact that 8506 and 8507 Walhill Cove are located at the end of a cul-de-sac, where reduced street frontage significantly limits available street parking. The intent of side yard setbacks within SF-3 zoning is to provide fire protection and safety while preserving a consistent neighborhood character. That intent will continue to be met in this case through the use of appropriately fire-rated exterior walls on both the proposed detached garage and the adjacent residential structure. These measures ensure adequate fire separation and safety without compromising the established character of the area. ITEM05/7110 102 109 108 107 101 103 106 105 111 112 TREE TABLE TREE TAG NO. TREE TYPE 101 102 103 105 106 107 108 109 110 111 112 14" CHINABERRY (7-10) 13" RED OAK 11" LACEY OAK (7-7) 12" CEDAR 16" LIVE OAK 12" RED OAK 11" RED OAK 10" RED OAK 10" LACEY OAK 9" LACEY OAK 11" RED OAK PARCEL LINE DATA LINE DIRECTION DISTANCE L1 S49°21'23"W 63.00' (L1) S49°31'20"W 63.00' PARCEL CURVE DATA CURVE LENGTH CHORD DIRECTION RADIUS DELTA C1 87.78' 76.94' N33°54'13"W 50.00' 100°35'30" (C1) 87.67' 76.86' N33°51'36"W 434.33' 50.00' 100°27'44" C2 157.46' 156.60' S48°05'32"E 433.75' 20°48'00" (C2) 157.67' 156.81' S48°03'00"E 433.38' 20°48'00" C3 128.42' 127.95' S49°59'32"E 432.80' 17°00'02" (C3) 128.59' 128.12' S49°57'00"E 17°00'02" ITEM05/8ITEM05/92026-000001 BA 8506 & 8507 WALHILL COVE Advanced Packet – Site Photos Photo 1: New garage and under constructed home (8507 Walhill Cove/Lot 61) Photo 2: New garage and existing home (8506 Walhill Cove/Lot 62) ITEM05/10 Photo 3: New garage and existing home (8506 Walhill Cove/Lot 62) Photo 4: New garage and under constructed home (8507 Walhill Cove/Lot 61) ITEM05/11 Photo 5: Topography on back end of both properties Photo 6: Topography on back end of both properties ITEM05/12 Photo 9: Existing driveway to new garage and existing home (8506 Walhill Cove/Lot 62) ITEM05/13