ITEM06 C15-2026-0009 ADV PACKET APR13 — original pdf

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BOA GENERAL REVIEW COVERSHEET CASE: C15-2026-0009 BOA DATE: Monday, April 13th, 2026 ADDRESS: 9419 E Parmer Ln OWNER: Brar Properties COUNCIL DISTRICT: 1 AGENT: Wylder Conoly, P.E. ZONING: CH-CO LEGAL DESCRIPTION: Resubdivision of Lot 4 of the Resub of Lot 1 of 290 & Parmer BLK A LOT 4A VARIANCE REQUEST: LDC, Section 25-2-492 (Site Development Regulations) decrease interior side yard setback (southeastern property line) from 25 ft to 15 ft. SUMMARY: erect a Tim Horton’s Restaurant with drive-thru service ISSUES: steep 30% slope, existing detention and water quality pond occupying the frontage, and narrow lot width of approx. 100 ft. ZONING CH-CO Site North 2-mi ETJ South CH-CO East CH-CO; DR West PUD LAND USES Commercial Highway Services 2-mi ETJ Commercial Highway Services Commercial Highway Services; Development Reserve Planned Unit Development NEIGHBORHOOD ORGANIZATIONS: Austin Neighborhoods Council City of Manor Friends of Austin Neighborhoods Harris Branch Residential Property Owners Assn. ITEM06/1 March 27, 2026 Mr.. Wylder Conoly 9419 E Parmer Ln Austin TX, 78653 Property Description: Resubdivision of Lot 4 of the Resub of Lot 1 of 290 & Parmer BLK A LOT 4A Re: C15-2026-0009 Dear Wylder, Austin Energy (AE) has reviewed your application for the above-mentioned property, requesting that the Board of Adjustment consider a variance request from LDC, Section 25-2- 492 at 9419 E Parmer Ln. Austin Energy does not oppose the request, the property is outside of our service area. If you require further information or have any questions regarding the above comments, please contact our office. Thank you for contacting Austin Energy.13577740 Ashley Robinson, Planner III Austin Energy Public Involvement | Real Estate Services 2500 Montopolis Drive Austin, TX 78741 (512) 322-6050 ITEM06/2ITEM06/3Portion of the City of Austin Land Development Code applicant is seeking a variance from: LDC § 25-2-492 (Site Development Regulations) requiring a minimum 25-foot side setback for ____________________________________________________________________________ Commercial Highway (CH) zoned development. ____________________________________________________________________________ Applicant requests a variance to reduce the required 25-foot minimum setback to 15 feet along ____________________________________________________________________________ the southeastern property line in order to construct a 1,400 SF restaurant with drive-through ____________________________________________________________________________ service. 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 strict application of the 25-foot side setback requirement does not allow for a reasonable use of the property due to the cumulative effect of the property’s physical constraints. ____________________________________________________________________________ The subject property is approximately 100 feet in width and is significantly narrower than surrounding commercial parcels in the area. In addition: ____________________________________________________________________________ - A 30% slope is present along the southwestern (rear) boundary, preventing functional parking or building placement in that portion of the site. - An existing detention and water quality pond occupies the northeastern (front) portion of the property, limiting the ability to shift development forward. ____________________________________________________________________________ - The lot’s elongated and constrained geometry compresses the buildable envelope into a narrow central strip. ____________________________________________________________________________ When the required 25-foot side setback is applied in combination with these physical limitations, the remaining buildable width is insufficient to accommodate a ____________________________________________________________________________ conforming commercial building with safe vehicular circulation, pedestrian access, and required parking configuration. ____________________________________________________________________________ Without the requested variance, the property cannot reasonably support a functional commercial development consistent with its zoning designation. ____________________________________________________________________________ Hardship a) The hardship for which the variance is requested is unique to the property in that: The hardship is unique to the property due to its specific physical characteristics, which are not the result of any action by the applicant or owner. ____________________________________________________________________________ The subject property is constrained on multiple sides by: ____________________________________________________________________________ - A steep 30% slope along the southwestern boundary; - An existing detention and water quality pond occupying the frontage; ____________________________________________________________________________ - An unusually narrow lot width of approximately 100 feet. ____________________________________________________________________________ These constraints collectively restrict the usable and buildable area to a narrow corridor within the center of the site. The hardship arises from permanent physical site conditions, i.e. topography, drainage infrastructure, and lot configuration, rather than financial considerations or design preference. ____________________________________________________________________________ b) The hardship is not general to the area in which the property is located because: The hardship is not general to the area because surrounding commercial parcels are substantially larger in width and do not contain the same combination of ____________________________________________________________________________ physical constraints. ____________________________________________________________________________ Adjacent and nearby commercial developments: - Possess significantly greater lot widths; ____________________________________________________________________________ - Do not have detention facilities occupying their developable frontage; and - Are not constrained by steep 30% rear slopes compressing their buildable envelope. ____________________________________________________________________________ The subject property is uniquely constrained by the cumulative effect of narrow lot width, steep rear slope, and front detention infrastructure, which materially ____________________________________________________________________________ differentiates it from other commercially zoned properties in the vicinity. 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 ITEM06/4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 requested 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 zoning regulations. ____________________________________________________________________________ The intent of commercial setback requirements is to provide adequate separation between structures, ensure safety, allow maintenance access, and preserve orderly ____________________________________________________________________________ development patterns. ____________________________________________________________________________ Even with the requested 15-foot setback: ____________________________________________________________________________ - The separation between the proposed building and the southern neighboring building (QuikTrip) exceeds 100 feet. - The minimum separation between the proposed building and the northern neighboring parcel will exceed 70 feet. ____________________________________________________________________________ - Landscape buffering will be maintained. - Safe vehicular and pedestrian circulation will be improved through wider drive aisles and improved parking configuration. ____________________________________________________________________________ The requested variance maintains the functional intent of the setback requirement while allowing reasonable development of a uniquely constrained parcel. 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 ITEM06/5ITEM06/6Additional Space (continued) The subject property is uniquely constrained by physical site conditions, including a steep 30% rear _______________________________________________________________________________ slope, an existing detention and water quality pond occupying the frontage, and an unusually _______________________________________________________________________________ narrow lot width of approximately 100 feet. These conditions compress the buildable envelope and _______________________________________________________________________________ prevent functional development under strict application of the 25-foot setback requirement. _______________________________________________________________________________ _______________________________________________________________________________ The requested 10-foot reduction represents the minimum variance necessary to accommodate a _______________________________________________________________________________ compact 1,400 SF commercial building while maintaining safe access, circulation, and separation from adjacent properties. _______________________________________________________________________________ _______________________________________________________________________________ Approval of the variance will not alter the character of the area. The resulting building separation _______________________________________________________________________________ distances substantially exceed the typical 50-foot minimum building separation, and appropriate _______________________________________________________________________________ landscape buffering will remain in place. _______________________________________________________________________________ _______________________________________________________________________________ The hardship arises from the physical characteristics of the property and is not financial, personal, or self-created. The variance preserves the intent of the regulations while allowing reasonable use _______________________________________________________________________________ consistent with the property’s zoning designation. _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ City of Austin | Board of Adjustment General/Parking Variance Application (cid:21)(cid:18)(cid:28)(cid:18)(cid:21)(cid:21) | Page 8 of 8 ITEM06/7ITEM06/8ITEM06/9ITEM06/10ITEM06/11ITEM06/12K C A B T E 5' S 2 25' SETBACK 25' SETBACK K C A B T E S ' 0 5 R R A A L L U U N N N N A A E E B B O O R R P P D D E E G G R R E E M M B B U U S S P P M M U U P P 16K DIESEL (10.5'Ø) 16K DIESEL (10.5'Ø) R R A A L L U U N N N N A A E E B B O O R R P P D D E E G G R R E E M M B B U U S S P P M M U U P P R R O O P P A A V V L L L L I I F F R R O O P P A A V V L L L L I I F F 16K PREMIUM (10.5'Ø) 16K PREMIUM (10.5'Ø) R R A A L L U U N N N N A A E E B B O O R R P P D D E E G G R R E E M M B B U U S S P P M M U U P P R R O O P P A A V V L L L L I I F F 16K PRODUCT X (10.5'Ø) 16K PRODUCT X (10.5'Ø) R R A A L L U U N N N N A A E E B B O O R R P P D D E E G G R R E E M M B B U U S S P P M M U U P P R R O O P P A A V V L L L L F F I I 16K UNLEADED (10.5'Ø) 16K UNLEADED (10.5'Ø) R R A A L L U U N N N N A A E E B B O O R R P P D D E E G G R R E E M M B B U U S S P P M M U U P P R R O O P P A A V V L L L L F F I I 16K UNLEADED (10.5'Ø) 16K UNLEADED (10.5'Ø) D D D 00 20' 40' GRAPHIC SCALE 20' LEGEND PROPERTY LINE PRELIMINARY FOR REVIEW ONLY 3/2/2026 CR ENGINEERING FIRM NO. F-27259 info@CRCivil.com 512.222.9304 PROJECT NO. 10034 MARCH 2026 3 5 6 8 7 X T , I N T S U A I I D N A S N O T D N O C G N T S X E I I I I T B H X E S P H S D R A H I S N O T R O H M T I N L R E M R A P E 9 1 4 9 EXHIBIT ITEM06/13