ITEM05 C15-2026-0001 ADV PACKET APR13 — original pdf

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BOA GENERAL REVIEW COVERSHEET CASE: C15-2026-0001 BOA DATE: Monday, April 13th, 2026 ADDRESS: 2205 Quarry Rd OWNER: John Lohr COUNCIL DISTRICT: 12 AGENT: Samantha Riddell ZONING: SF-3-NP (WANG) LEGAL DESCRIPTION: E 64.5 FT OF LOT 4 BLK 2 WESTFIELD A VARIANCE REQUEST: LDC, Section 25-2-492 (Site Development Regulations) decrease the interior yard setback from 5 feet to 2 ft 3 in SUMMARY: rebuild a detached garage ISSUES: detached garage fire in 2022, critical root zone of heritage & mature trees ZONING LAND USES Site North South East West SF-3-NP SF-3-NP SF-3-NP SF-3-NP SF-3-NP Single-family Single-family Single-family Single-family Single-family NEIGHBORHOOD ORGANIZATIONS: Austin Independent School District Austin Neighborhoods Council Central West Austin Neighborhood Plan Contact Team Friends of Austin Neighborhoods Preservation Austin Save Barton Creek Assn. TNR BCP – Travis County Natural Resources West Austin Neighborhood Group ITEM05/1March 30, 2026 Samantha Riddell 2205 Quarry Rd Austin TX, 78703 Property Description: E 64.5 FT OF LOT 4 BLK 2 WESTFIELD A Re: C15-2026-0001 Dear Samantha, Austin Energy (AE) has reviewed your application for the above-mentioned property, requesting that the Board of Adjustment consider a variance(s) from LDC, Section 25-2-492 for address 2205 Quarry Rd. 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/applications 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 Public Involvement | Real Estate Services 4815 Mueller Blvd Austin, TX 78723 (512) 972-8400 ITEM05/2ITEM05/3Portion of the City of Austin Land Development Code applicant is seeking a variance from: 25-2-492 Site Development Regulations for an interior side yard setback of 5 ft. to 2 ft 3in. ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ 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: The owner is unable to rebuild a detached garage in the same location where it existed for ____________________________________________________________________________ decades before being destroyed by fire. Current setback requirements prohibit construction ____________________________________________________________________________ within the prior footprint, despite the structure having historically functioned safely and ____________________________________________________________________________ appropriately within the property lines and with minimal impact on existing trees. Rebuilding the ____________________________________________________________________________ garage in compliance with the current setback would require removal or severe pruning of two ____________________________________________________________________________ mature trees situated near the buildable area and force it into the usable rear yard, impairing access, circulation, and compatibility with the site layout and limiting the property's functional ____________________________________________________________________________ residential use. ____________________________________________________________________________ Hardship a) The hardship for which the variance is requested is unique to the property in that: The hardship results from the specific placement of mature trees on the property, which limit the ____________________________________________________________________________ buildable area for accessory structures. The prior detached garage occupied its location for ____________________________________________________________________________ several decades and was destroyed by fire. Rebuilding the garage in its historical location is the ____________________________________________________________________________ only feasible option that avoids substantial disturbance of the root zones of one heritage tree ____________________________________________________________________________ and two mature trees. Relocating the garage to meet the current setback would require impact ____________________________________________________________________________ within those root zones. b) The hardship is not general to the area in which the property is located because: Many nearby properties within the West Austin Neighborhood Group area are larger or lack ____________________________________________________________________________ significant trees near their side property lines, allowing full compliance with current setback ____________________________________________________________________________ standards. The placement of mature trees on this lot creates a particular constraint not ____________________________________________________________________________ commonly shared by other lots in the vicinity. Therefore, the hardship is specific to this site and ____________________________________________________________________________ not a general condition of the neighborhood. ____________________________________________________________________________ City of Austin | Board of Adjustment General/Parking Variance Application (cid:21)(cid:18)(cid:28)(cid:18)(cid:21)(cid:21) | Page 5 of 8 ITEM05/4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: The rebuilt garage will match the form, scale, and location of the original structure, which had ____________________________________________________________________________ existed for many years without negative impact to adjacent properties. Many neighboring ____________________________________________________________________________ properties in the area have similarly situated garages that do not meet current setbacks, as ____________________________________________________________________________ confirmed by the City's Property Profile tool. The requested variance will maintain the existing ____________________________________________________________________________ development pattern, preserve neighborhood character, and avoid unnecessary disturbance to ____________________________________________________________________________ site conditions such as trees, impervious cover, or open space. ____________________________________________________________________________ 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 (cid:21)(cid:18)(cid:28)(cid:18)(cid:21)(cid:21) | Page 6 of 8 ITEM05/5ITEM05/6ITEM05/7February 19, 2026 John Lohr 2205 Quarry Road Austin, Texas 78703 RE: Tree Assessment at 2205 Quarry Road (southwest corner) The client requested a tree assessment for proposed redevelopment at 2205 Quarry Road. On February 17, 2026, Bartlett Tree Experts performed this service at the southwestern corner of the subject property. The site is within the City Limits of Austin (central Travis County) and is presumed to be subject to the most current tree preservation ordinances. The site consists of a single-family home (see aerial exhibit next with subject area highlight in red). I was informed that there was a fire at this location in late 2022, that severely damaged the garage (photographs follow the aerial exhibit). The garage has since been removed and the pending development includes a new garage at the same location. North Aerial View Courtesy of Google 2026 Tree Assessment at 2205 Quarry Road, Austin, TX 1 of 8 ITEM05/8 PHOTOGRAPHS OF FIRE (2022) Photo One Southwest View Photo Two North View METHODS The site was assessed for the proposed garage. The following criteria were used to assess tree condition and suitability for preservation: Condition Good A healthy tree that may have a slight decline in vigor, small amount of twig dieback, or minor structural defects that could be corrected. Fair Tree with moderate vigor, moderate twig and small branch dieback, thinning of crown, poor leaf color, or moderate structural defects that might be mitigated with regular care. Poor Tree in decline, epicormic growth, extensive dieback of medium to large branches, or significant structural defects that cannot be abated. Tree Assessment at 2205 Quarry Road, Austin, TX 2 of 8 ITEM05/9OBSERVATIONS The subject trees and surrounding area were evaluated. A 2010 land survey and 2026 plot plan (both by others) are shown below. The following tables identifies the conditions of the subject trees (see photographs with the Appendix): Tree Summary Table Tree #s* T5/5321 T6/5320 T7/5311 Chinese Tallow Species Post Oak Red Oak Trunk Size** Condition 24 17 12 Good Fair Fair * variable numbers (5300 series on trees survey, T series on plot plan) **diameter inches; from tree survey (see Appendix) 1. The heritage post oak (Quercus stellata) was in good condition. No low branches require pruning for structure. 2. The red oak (Quercus shumardii) was in fair condition and minor branches may need to be pruned for construction logistics. 3. The Chinese tallow (Triadica sebifera) was in fair condition, with a raised canopy (no pruning necessary for the proposed structure). Dimensional Exhibits (by others) Land Survey 2010 Plot Plan 2026 Tree Assessment at 2205 Quarry Road, Austin, TX 3 of 8 ITEM05/10RECOMMENDATIONS 1. To adhere to the City of Austin’s tree policy for existing, non-conforming impacts, establish the proposed garage at the same location of the old garage, not closer or deeper than the old garage (see dimensional exhibits on the previous page). 2. All other proposed impacts (e.g. underground utilities) should be established outside of the ½ CRZs of each of the three trees. 3. Contact a Certified Arborist if any roots larger than 1.5” in diameter or located during construction. 4. Ensure proper tree/soil protection throughout construction. 5. Supply soil moisture during construction. This includes providing supplemental water during periods of draught and allowing the soil to dry out between watering events (to prevent prolonged periods of over saturation of the soil). 6. Provide prescriptive fertilization twice per year. 7. Remove dead branches as needed. 8. To assist with avoiding stress, employ a proactive pest and disease program; customized, with regularly scheduled inspections, to detect and treat for insects, mites, and diseases. CONCLUSION The nearby trees are in fair to good condition and are candidates for preservation within the proposed development. Employ the recommendations during construction to minimize impacts to each of the three trees. Please contact me if further assistance is needed, Michael Embesi Registered Consulting Arborist 710 ISA Certified Arborist TX-3239M Consulting Arborist Bartlett Tree Experts 2403 W. Howard Lane Austin, TX 78728 Tree Assessment at 2205 Quarry Road, Austin, TX 4 of 8 ITEM05/11APPENDIX Photo One South View Red Oak at Left, Post Oak at Right Tree Assessment at 2205 Quarry Road, Austin, TX 5 of 8 ITEM05/12Photo Two Southwest View Post Oak Tree Assessment at 2205 Quarry Road, Austin, TX 6 of 8 ITEM05/13Photo Three North View Chinese Tallow Tree Assessment at 2205 Quarry Road, Austin, TX 7 of 8 ITEM05/14Tree Survey (by others) LIMITS OF ASSIGNMENT The tree assessment was performed from the ground for visual conditions. This tree inventory was not a tree risk assessment. As such, no trees were assessed for risk in accordance with industry standards, nor are there any tree risk ratings or risk mitigation recommendations provided within this report. Care has been taken to obtain all information from reliable sources. All data has been verified insofar as possible; however, the consultant can neither guarantee nor be responsible for the accuracy of information provided by others. Illustrations, diagrams, graphs, and photographs in this report, being intended as visual aids, are not necessarily to scale and should not be construed as engineering or architectural reports or surveys. Information contained in this report covers only those items that were examined and reflects the condition of those items at the time of inspection. There is no warranty or guarantee, expressed or implied, that problems of deficiencies of the plans or property in question may not arise in the future. There is no guarantee for the preservation of the trees contained in this report, however, the preservation plan is made with the best interest intended for the trees being preserved. Tree Assessment at 2205 Quarry Road, Austin, TX 8 of 8 ITEM05/15 GAS METER WATER METER 64' - 6 31/256" T1 2205 QUARRY ROAD AUSTIN, TX 78703 OVERHEAD ELECTRIC LINE POWER POLE ELECTRIC SERVICE LINE OVERHEAD ELECTRIC LINE POWER POLE 25FT FRONT SETBACK T2 21IN DIAMETER PROTECTED TREE 42FT CRITICAL ROOT ZONE 1/4 CRITICAL ROOT ZONE 1/2 CRITICAL ROOT ZONE FULL CRITICAL ROOT ZONE 25IN DIAMETER HERITAGE TREE - POST OAK 50FT CRITICAL ROOT ZONE 1/4 CRITICAL ROOT ZONE 1/2 CRITICAL ROOT ZONE FULL CRITICAL ROOT ZONE T3 / " 4 6 1 4 2 - ' 7 0 2 ROCK WALK GRAVEL DRIVE CONC. PORCH / PATIO CONC. WALK AC PAD EXISTING SINGLE STORY STONE RESIDENCE 2,269.23SQFT CONC. CONC. PORCH / PATIO T4 22IN DIAMETER PROTECTED TREE 44FT CRITICAL ROOT ZONE 1/4 CRITICAL ROOT ZONE 1/2 CRITICAL ROOT ZONE FULL CRITICAL ROOT ZONE 22IN DIAMETER PROTECTED TREE 44FT CRITICAL ROOT ZONE 1/4 CRITICAL ROOT ZONE 1/2 CRITICAL ROOT ZONE FULL CRITICAL ROOT ZONE FENCE REQUIRED 5 FT SIDE SETBACK PROPOSED 1'-5" SIDE SETBACK 12IN DIAMETER TREE - TALLOW 24FT CRITICAL ROOT ZONE 20.6' T7 CONC. PATIO PROPOSED GARAGE FOOTPRINT TO EXIST IN PREVIOUSLY EXISTING GARAGE FOOTPRINT PROPOSED SINGLE STORY GARAGE / SCREENED PORCH 24.3' FOOTINGS NOT TO EXCEED PREVIOUSLY EXISTING FOOTPRINT WITHIN 1/2 AND 1/4 CRZ ARBORIST TO BE CONSULTED FOR TREE ROOT PROTECTION 24IN DIAMETER HERITAGE TREE - POST OAK 48FT CRITICAL ROOT ZONE T5 1/4 CRITICAL ROOT ZONE 1/2 CRITICAL ROOT ZONE FULL CRITICAL ROOT ZONE T6 FENCE CONC. PAD 5FT SIDE SETBACK " 6 5 2 / 3 4 1 0 1 - ' 7 0 2 CONC. PAD 11.1% IN CRITICAL ROOT ZONE 17IN DIAMETER TREE - RED OAK 34FT CRITICAL ROOT ZONE N 10 FT REAR SETBACK FENCE 64' - 6" WEST 12TH STREET AUSTIN, TX 78703 ELECTRIC SERVICE LINE OVERHEAD ELECTRIC LINE POWER POLE ITEM05/16 A Kleinfelder Company Civil Engineering // Entitlements // Geospatia l 7401 B. Highway 71 W, Ste. 160 Austin, TX 78735, Tel: (512)-583-2600 www.doucetengineers.com TBPE Firm Number: 3937 TBPELS Firm Number: 10194551 07/31/2024ITEM05/17