ITEM02 C15-2026-0003 ADV PACKET APR13

Board of Adjustment – April 13, 2026

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CITY OF AUSTIN Board of Adjustment Decision Sheet ITEM05 DATE: Monday March 9, 2026 CASE NUMBER: C15-2026-0003 ___-____Thomas Ates (D1) ___Y____Bianca A Medina-Leal (D2) ___Y____Jessica Cohen (D3) ___Y____Yung-ju Kim (D4) ___-____Melissa Hawthorne (D5) ___Y____Haseeb Abdullah (D6) ___Y____Sameer S Birring (D7) ___Y____Margaret Shahrestani (D8) ___Y____Brian Poteet (D9) ___Y____Michael Von Ohlen (D10) ___Y____Jeffery L Bowen (M) ___Y____Corry L Archer-mcclellan (Alternate) (M) ___-____Suzanne Valentine (Alternate) (M) ___-____VACANT (Alternate) (M) APPLICANT: Luke Caraway OWNER: Yair Cohen Hoshen ADDRESS: 8506 and 8507 Walhill Cove VARIANCE REQUESTED: The applicant is requesting the following variance(s) from the Land Development Code, Section 25-2-492 (Site Development Regulations) from setback requirements to decrease the interior yard setback from five feet (5 ft) (required) to one foot (1ft) (requested) in order to complete two residential structures in a “SF-3”, Single-Family zoning district. BOARD’S DECISION: The public hearing was closed by Chair Jessica Cohen, Board member Michael Von Ohlen’s motion to postponed to April 13, 2026; Board member Corry Archer- Mcclellan second on 10-0 votes; POSTPONED TO APRIL 13, 2026. FINDING: 1. The Zoning regulations applicable to the property do not allow for a reasonable use because: 2. (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: ITEM02/13. 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: Elaine Ramirez Executive Liaison Jessica Cohen Madam Chair forITEM02/2MAILING ADDRESS 2121 East Sixth Street, Suite 203 Austin, TX 78702 Date:3/27/2026 RE: Engineer’s Summary of Board of Adjustments Variance Request regarding Side Setback in SF-3 Zoning Board of Adjustment Members: The purpose of this request is to allow the amendment of a common property line between 8605 and 8705 Walhill Cove. An amendment of the line would allow the house at 8605 Walhill Cove to have viable off-street access from a previously constructed garage. Our team is requesting that the garage be allowed to have a 1.5’ side setback along one side of the proposed amended lot line. This would be considered a variance to the existing side setback requirements for SF-3 zoning. Please see the following summary below for additional information on why we need the setback and also how additional factors are in place to minimize the variance as much as possible. - - - Excess Public Street Parking/Nuisance. The existing house at 8605 Walhill Cover will not have viable access. This creates a situation where the future owner could park 2-3 cars on the on the street, creating a nuisance for neighbors. Due to topographic constraints on this site. A decision to not allow the 1.5’ setback so that the shared property line can be modified around the garage and it can become a part of the 8605 lot, is a decision to leave 8605 without viable access on the property. The allowance is only for the garage setback (1.5’ from the property line). The lot line we are proposing maintains a 5’ setback for the single-family house at 8705 Walhill Cove. The only variance would be the side setback for the garage. The garage wall is fire rated per WUI requirements. Fire separation outlined in the International Building Code is a primary driver of the 5’ setback requirement. The IBC actually allows structures to be within the setback if they meet the requirements for a fire rated wall. The garage exterior wall was constructed to be a 1 hour fire wall, so per the IBC it could technically be constructed within the 5’ setback. Sincerely, ViewPoint Engineering By: _______________________________ LUKE CARAWAY, PE Designing Better Places to Live, Work, and Play www.viewpointengineering.com ITEM02/3ITEM02/42026-000001 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) ITEM02/5Photo 3: New garage and existing home (8506 Walhill Cove/Lot 62) Photo 4: New garage and under constructed home (8507 Walhill Cove/Lot 61) ITEM02/6 Photo 5: Topography on back end of both properties Photo 6: Topography on back end of both properties ITEM02/7 Photo 9: Existing driveway to new garage and existing home (8506 Walhill Cove/Lot 62) ITEM02/8 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for Assistance on Walhill Cove project Thursday, March 12, 2026 12:37:54 PM image001.png image002.png Applicants can request a board of adjustment variance and have that variance heard/ approved/ denied before they send in an amending plat application. This has been done in the past and is the general steps that the subdivision group suggests applicants take before they submit a plat application when the application may need a board of adjustment varriance. Thank you, Amy Amy Combs Planning Officer Austin Development Services 6310 Wilhelmina Delco Dr., Austin, TX 78752 512-974-2786 amy.combs@austintexas.gov PER CITY ORDINANCE: All individuals scheduling or accepting a meeting invitation with a City Official are requested to provide responses to the questions at the following link: DSD Visitor Log. Please note that all information provided is subject to public disclosure via DSD’s open data portal. For more information please visit: City of Austin Ordinance 2016-0922-005 | City Clerk’s website | City Clerk’s FAQ’s From: Luke Caraway < ITEM02/11 Sent: Thursday, March 12, 2026 11:26 AM To: Cc: Will Buzzelli < Subject: Request for Assistance on Walhill Cove project External Email - Exercise Caution Good morning, My name is Luke Caraway and I am a professional engineering in Austin. I'm looking for some help with a project I have been working on to better understand next steps. I had a call with DRC today and they recommended that I reach out to you all. My project is located at 8506 and 8507 Walhill Cove. My client purchased the property in 2022 with the intent of remodelling the existing residence at 8506 and constructing a new residence at 8507 Walhill. The property owner he purchased the tract from owned both lots and was accessing the 8506 residence through a driveway and detached garage on 8507 Walhill. The residence at 8506 Walhill is heavily topographically constrained as the foundation is probably 10'-12' below street level. This makes vehicular access to the residence impossible without the adjacent garage/driveway. After my client purchased the property he proceeded to demo the detached garage at 8507 and built a new residence with a seperate detached garage to continue to provide access to the 8506 residence. It is my understanding that he went through the appropriate building permitting channels to do this. When he went to sell the 8506 residence, the buyer brought up the issue of the detached garage being on the 8507 lot. At this point my client engaged with me to assist him thinking he would need to amend the lot line between 8506 and 8507 so that the detached garage could be included in 8506 lot with the residence it was providing access to. SO when I got involved my team started looking at the viability of an amended plat. It quickly become apparent to us that the separation between the detached garage and the new 8507 residence wouldn't be enough to meet SF-3 zoning. The distance between the two buildings is roughly between 6.5' to 8' which means that if you put a lot line in between the structures it would be impossible to meet SF-3 zoning setbacks. So at this point I believe my project Manager, Emma Hall, consulted with Angela Gallegos on next steps. I have attached Angela's feedback to this email. At that point our understanding of the direction was to go to the board of adjustments first for the a side setback variance and, if ITEM02/12 we were sucessful, we would than submit an amended plat. Based on this understand we proceed with an application to the Board of Adjustments (BOA) in December. This week I attended our Board of Adjustments hearing to present on our variance request. During the meeting one of the board members pointed out that my application should be connected to a zoning or platting application. City of Austin staff present at the meeting agreed with the board's position, including Elaine Ramirez. Based on this discussion, my hearing was postponed until the APril BOA meeting so I could obtain a final direction from City planning. Elaine recommended that I jump on a call with DRC which I did today at 9:30. THey recommended that I reach out to you all for help, so here I am. At this point it seems like the direction here is to submit an amended plat and go to the BOA after the application works its way to formal review. That said at this point I really need to make sure my next steps are correct as my client has a land deal that is dependent on these approvals. I want to make it clear I am in no way trying to place blame on anyone, I'm just coming in late on this project and I want to make sure I clearly outline everything that has happened up to this point. I believe this is a bit of an abnormal situation and I can see logic to both of the recommend approaches. At this point I'm just trying to gain some clarity and ensure my next steps are correct. I have attached the following items to this email: Our BOA presentation to the City. Angela's email to Emma Elaine email to me yesterday confirming here thoughts on next steps. Can you all review this situation and help me understand my next steps? It would be greatly appreciated. Thank you. Luke Caraway, PE President ViewPoint Land Solutions Austin, TX 78702 NOTICE: This e-mail message and any attachments are intended solely for the use of the intended recipient and may contain information that is confidential, privileged and ITEM02/13 exempt from disclosure under applicable law. If you are not the intended recipient, you are not permitted to read, disclose, reproduce, distribute, use, or take any action in reliance upon this message and any attachments, and we request that you promptly notify the sender and immediately delete this message and any attachments as well as any copies thereof. Delivery of this message to an unintended recipient is not intended to waive any right or privilege. ViewPoint Land Solutions is neither qualified nor authorized to give legal or tax advice and any such advice should be obtained from an appropriate, qualified professional advisor of your own choosing. CAUTION: This is an EXTERNAL email. Please use caution when clicking links or opening attachments. If you believe this to be a malicious or phishing email, please report it using the "Report Message" button in Outlook. For any additional questions or concerns, contact CSIRT at "cybersecurity@austintexas.gov". ITEM02/14 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 ITEM02/15February 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 ITEM02/16ITEM02/17ITEM02/18ITEM02/19ITEM02/20BOA 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 ITEM02/21The 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. ITEM02/22110 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" ITEM02/23ITEM02/242026-000001 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) ITEM02/25 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) ITEM02/26 Photo 5: Topography on back end of both properties Photo 6: Topography on back end of both properties ITEM02/27 Photo 9: Existing driveway to new garage and existing home (8506 Walhill Cove/Lot 62) ITEM02/28 ITEM02/29ITEM02/30