ITEM03 C15-2026-0024 GRANTED DS W APPVD DRAWINGS — original pdf

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CITY OF AUSTIN Board of Adjustment Decision Sheet ITEM03 DATE: Monday July 13, 2026 CASE NUMBER: C15-2026-0024 ___-____Thomas Ates (D1) OUT ___Y____Bianca A Medina-Leal (D2) ___-____Jessica Cohen (D3) OUT ___Y____Yung-ju Kim (D4) ___Y____Melissa Hawthorne (D5) ___Y____Haseeb Abdullah (D6) ___Y____Sameer S Birring (D7) ___-____Margaret Shahrestani (D8) OUT ___Y____Brian Poteet (D9) ___-____Michael Von Ohlen (D10) OUT ___Y____Jeffery L Bowen (M) ___Y____Corry L Archer-MccClellan (Alternate) (M) ___Y____Suzanne Valentine (Alternate) (M) ___-____VACANT (Alternate) (M) APPLICANT: Linda Sullivan OWNER: Bennett Leventhal & Young Shin Kim ADDRESS: 3408 MOUNT BONNELL RD VARIANCE REQUESTED: The applicant is requesting a variance(s) from the Land Development Code, Section 25-2-492 (Site Development Regulations) from impervious coverage requirements to increase I.C. from 45% (maximum allowed) to 51% (requested), existing (56.25%), in order to complete a remodel/addition in an “SF-3”, Single-Family Residence zoning district. BOARD’S DECISION: The public hearing was closed by Chair Jeffery Bowen, Board Member Melissa Hawthorne’s motion to approve, tie to document Item03/11 and 12 of the advance packet (see attachments), Board member Haseeb Abdullah second on 9-0 votes; GRANTED, TIE TO DOCUMENT ITEM03/11 and 12 OF THE ADVANCE PACKET (see attachments). FINDING: 1. The Zoning regulations applicable to the property do not allow for a reasonable use because: site was originally developed in 1979 prior to current LDC restrictions which at that time would allow 55% IC due to existing IC, which is legal and no compliant, the additions would not be able to be permitted being that there is a reduction to 49.94%, will be tied to document page 11 and 12 of the Advance Packet. 2. (a) The hardship for which the variance is requested is unique to the property in that: there are some extreme topography and retaining walls are necessary for any improvements on the rear lot. (b) The hardship is not general to the area in which the property is located because: the property was developed legally and in compliance at the time that it was constructed. 3. 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: all reduction in IC as well as many caring for the property and upgrading it, so proposed additions are to rear of structure and overall reduction will have a positive impact. Elaine Ramirez Executive Liaison Jeffery Bowen Chairman for ReMoVed IMPeRVIoUS CoVeRAGe MOUNT BONNELL RD EXISTING RETAINING WALL lot SIZe: 9,495 SF 4,272 SF ALLOWED: 45% IMPeRVIoUS CoVeR 5,224 SF EXISTING: REMOVED: -1,592 SF REPLACED: 755 SF 55.02% PROPERTY LINE 611 610 609 608 PORCH 7 0 6 DRIVEWAY 605 EXISTING IC REMOVED IC REPLACED IC EXISTING AC PAD AND EQUIPMENT CONDITIONED SPACE GARAGE EXISTING CONCRETE STAIR I E N L Y T R E P O R P EXISTING GENERATOR AND PAD 596 595 594 593 590 592 585 580 575 571 PROPERTY LINE M P 9 0 : 7 0 : 3 6 2 0 2 / 4 2 / 6 : d e t n i r P IC DIAGRAM - DEMO 1 1/8" = 1'-0" North EXISTING SPA EXISTING POOL 595 I E N L Y T R E P O R P 590 585 580 575 571 3 3408 Mt Bonnell Rd BOA ADVANCED PACKET - July 12, 2025 GENERAL NOTES: 1. DO NOT SCALE DRAWINGS. EXPLICIT DIMENSION SHALL HAVE PRECEDENCE OVER SCALE. THESE DOCUMENTS HAVE BEEN FORMATTED TO BE PRINTED ON 24” X 36” SHEET SIZES, DRAWINGS PRINTED AT OTHER SIZES ARE NOT NECESSARILY TO SCALE. 2. GENERAL CONTRACTOR SHALL FIELD VERIFY ALL DIMENSIONS AND ALL OTHER EXISTING CONDITIONS PRIOR TO THE COMMENCEMENT OF THE WORK AND NOTIFY THE ARCHITECT OF ANY DISCREPANCIES. 3. CONTRACTOR TO NOTIFY THE ARCHITECT IN WRITING IN THE EVENT OF A DISCREPANCY BETWEEN THE DRAWINGS AND THE FIELD CONDITIONS. IF IN THE COURSE OF CONSTRUCTION, A STRUCTURAL ISSUE EXISTS WHICH DISAGREES WITH THAT AS INDICATED ON THE DRAWINGS, THE CONTRACTOR SHALL STOP WORK AND NOTIFY THE ARCHITECT. SHOULD THE CONTRACTOR FAIL TO FOLLOW THIS PROCEDURE, THE CONTRACTOR SHALL ASSUME ALL RESPONSIBILITY AND LIABILITY ARISING THERE FROM. 4. ANY DAMAGE TO EXISTING AND OR NEW WORK IN PLACE BY THE CONTRACTOR’S OR SUBCONTRACTOR’S NEGLIGENCE SHALL BE REPAIRED AT NO ADDITIONAL COST TO THE OWNER. 5. ALL NOTES ARE APPLICABLE TO ALL TRADES AND RESPECTIVE CONTRACTORS. ALL NOTES TO BE REVIEWED AND APPLIED TO RELATED BUILDING COMPONENTS. ALL SHEETS ARE TO BE REVIEWED AND ALL APPLICABLE NOTES TO BE APPLIED. GENERAL SITE PLAN NOTES: 1. REFERENCE SITE SURVEY FOR ADDITIONAL INFORMATION NOT SHOWN ON SITE PLAN. 2. ARCHITECTURAL SITE PLAN FOR COORDINATION PURPOSES ONLY. REFER TO CIVIL, LANDSCAPE / HARDSCAPE DRAWINGS FOR ALL DRIVEWAY, SITE WALLS, PLANTERS, PATHS, WATER FEATURES, ETC. AND ADDITIONAL SITE DESIGN REQUIREMENTS AND ADDITIONAL INFORMATION. 3. REFERENCE TREE PROTECTION PLAN FOR EXISTING TREES TO REMAIN AND PROTECTION REQUIREMENTS. 4. LOT SHALL BE GRADED TO DRAIN SURFACE WATER AWAY FROM FOUNDATION WALLS. THE GRADE SHALL FALL A MINIMUM OF 6 INCHES WITHIN THE FIRST 10 FEET (5.2%). WHERE PHYSICAL BARRIERS PROHIBIT REQUIRED FALL, DRAINS OR SWALES SHALL BE CONSTRUCTED TO ENSURE DRAINAGE AWAY FROM THE STRUCTURE. IMPERVIOUS SURFACES WITHIN 10 FEET OF THE BUILDING FOUNDATION SHALL BE SLOPED A MINIMUM OF 1/4 INCH PER FOOT (2%) AWAY FROM THE BUILDING. 5. SURVEYOR SHALL LOCATE ALL BUILDINGS TO ACTUAL ORIENTATION AND COORDINATES WITHIN FILE PROVIDED TO ARCHITECT. 6. BUILDING WORK POINT LOCATION IS DIMENSIONED TO THE EDGE OF SLAB. VISITABILITY EXEMPTION WAIVER PROPERTY EXEMPT FROM EXTERIOR AND INTERIOR VISITABLE ROUTE PROVISION DUE TO BEING A REMODEL/ADDITION AS PER SECTION 25-12-243 R320.1 OF THE CITY OF AUSTIN BUILDING CRITERIA MANUAL. SIDEWALK EXEMPTION WAIVER NO SIDEWALK REQUIRED. SECTION 25-6-353 DOES NOT APPLY SINCE THE ADDITION TO THE EXISTING BUILDING DOES NOT INCREASE THE BUILDING'S GROSS FLOOR AREA BY 50% OR MORE (25-6-353 A.1.b). TOTAL BUILDING COVERAGE NAME AREA COVERED PORCH -EXIST DECK, COVERED GARAGE - EXISTING GROUND LEVEL, CONDITIONED AREA - EXST GROUND LEVEL, CONDITIONED AREA - NEW 163 SF 616 SF 478 SF 1,996 SF 420 SF 3,674 SF IMPERVIOUS COVER NAME AREA FACTOR AREA AREA NOTES IMPERVIOUS GROUND LEVEL, CONDITIONED AREA - EXST 1,996 SF 1,996 SF EXISTING GROUND LEVEL, CONDITIONED AREA - NEW 420 SF BUILDING COVERAGE COVERED PORCH -EXIST DECK, COVERED GARAGE - EXISTING SITE COVERAGE CONCRETE FLATWORK - EXST CONCRETE FLATWORK - NEW DRIVEWAY - EXISTING DRIVEWAY - NEW POOL COPING SITE WALL - EXISTING SITE WALL - NEW TOTAL IMPERVIOUS COVER 100% 100% 100% 100% 100% 100% 100% 100% 100% 100% 100% 100% 163 SF 616 SF 478 SF 3,674 SF 281 SF 0 SF 579 SF 0 SF 74 SF 103 SF 32 SF 1,069 SF 4,742 SF 163 SF EXISTING 616 SF 478 SF 420 SF 3,674 SF 281 SF <varies> 579 SF EXISTING 0 SF 0 SF 74 SF 103 SF EXISTING 32 SF LESS THAN 4' TALL 1,069 SF 4,742 SF POOL AND SPA AREA POOL SPA 545 SF 0% 84 SF 0% 629 SF 0 SF 0 SF IMPERVIOUS COVER PERCENTAGE ALLOWABLE PROPOSED AREA, PROPERTY AREA IMP % AREA IMP % 9,495 SF 4,273 SF 45.00% 4,762 SF 50.15% GROSS FLOOR AREA NAME AREA DEDUCTION AREA AREA NOTES (25-2-F) CALCULATED 1,127 SF 0 SF BASEMENT - EXST GARAGE GROUND LEVEL - EXST GROUND LEVEL - NEW GROUND LEVEL > 15FT - EXST PORCH FRONT, GROUND LEVEL - EXST PORCH, BASEMENT - EXST PORCH, BASEMENT - NEW PORCH, GROUND LEVEL - EXST PORCH, GROUND LEVEL - NEW CALCULATED FAR 1,127 SF 478 SF 1,864 SF 417 SF 99 SF 163 SF 215 SF 216 SF 195 SF 413 SF 5,187 SF 0 SF 0 SF 0 SF -99 SF 163 SF 200 SF 0 SF 0 SF 0 SF 478 SF EXISTING 1,864 SF EXISTING 417 SF 198 SF 0 SF EXISTING 15 SF EXISTING 195 SF EXISTING 216 SF 413 SF 3,796 SF PROPERTY AREA FLOOR AREA FAR FLOOR AREA FAR 9,495 SF 3,798 SF 40.0% 3,796 SF 40.0% ALLOWABLE PROPOSED F.A.R. NOTES: 1. PLANTER BEDS NOT INCLUDED IN F.A.R. CALCULATIONS. 2. ALL PORCH AREAS COMPLY WITH 25-2-F-3.3.3 AND ARE PARTIALLY DEDUCTED FROM F.A.R. CALCULATIONS. 3. BASEMENT AREA IS EXCLUDED FROM FAR PER CODE PROVISIONS FOR SUB-GRADE SPACE PER 25-2-1002 (≥50% BELOW FINISHED GRADE) SUB-GRADE: 89' - 8" ABOVE GRADE: 84' - 1 1/2" C L L , E R U T C E T I H C R A S U K J A F T T A M mf 900 EAST 6TH STREET SUITE 100 AUSTIN, TX 78702 TEL: 512.432.5137 www.mfarchitecture.com E C N E D I S E R L L E N N O B T N U O M 1 3 7 8 7 , X T , N I T S U A , D R L L E N N O B T N U O M 8 0 4 3 E L T I T T C E J O R P N O I T A M R O F N I T E E H S L A E S These plans, drawings and specifications are the property of Matt Fajkus Architecture and any use and/or reuse thereof in part or in whole without the written permission of the Architect is prohibited. Copyright © 2026 Matt Fajkus Architecture SHEET PRINT DATE: 05/01/2026 REVISIONS Date Description PROJECT NUMBER: 25026 CURRENT PHASE: PERMITTING DRAWING TITLE: IMPERVIOUS CALCULATIONS - DEMO BOA.2 mfarchitecture ITEM03/11 PRoPoSed IMPeRVIoUS CoVeRAGe MOUNT BONNELL RD PROPERTY LINE 611 610 609 608 EXISTING RETAINING WALL lot SIZe: 9,495 SF 4,272 SF ALLOWED: 45% IMPeRVIoUS CoVeR 5,224 SF EXISTING: REMOVED: -1,592 SF REPLACED: 755 SF 355 SF ADDED: PROPOSED: 4,742 SF 55.02% 49.94% I E N L Y T R E P O R P EXISTING GENERATOR AND PAD PROPOSED ACCESSIBLE ENTRY PATH DRIVEWAY PORCH 7 0 6 605 EXISTING IC REMOVED IC REPLACED IC ADDED IC EXISTING AC PAD AND EQUIPMENT CONDITIONED SPACE GARAGE EXISTING CONCRETE STAIR PROPOSED DECK POOL WITH INFINITY EDGE POOL CATCH BASIN 595 I E N L Y T R E P O R P 590 585 580 575 571 PROPOSED CONDITIONED SPACE 596 595 594 593 590 592 585 580 575 571 PROPERTY LINE M P 1 4 : 7 0 : 3 6 2 0 2 / 4 2 / 6 : d e t n i r P IC DIAGRAM - PROPOSED 1 1/8" = 1'-0" North 4 3408 Mt Bonnell Rd BOA ADVANCED PACKET - July 12, 2025 GENERAL NOTES: 1. DO NOT SCALE DRAWINGS. EXPLICIT DIMENSION SHALL HAVE PRECEDENCE OVER SCALE. THESE DOCUMENTS HAVE BEEN FORMATTED TO BE PRINTED ON 24” X 36” SHEET SIZES, DRAWINGS PRINTED AT OTHER SIZES ARE NOT NECESSARILY TO SCALE. 2. GENERAL CONTRACTOR SHALL FIELD VERIFY ALL DIMENSIONS AND ALL OTHER EXISTING CONDITIONS PRIOR TO THE COMMENCEMENT OF THE WORK AND NOTIFY THE ARCHITECT OF ANY DISCREPANCIES. 3. CONTRACTOR TO NOTIFY THE ARCHITECT IN WRITING IN THE EVENT OF A DISCREPANCY BETWEEN THE DRAWINGS AND THE FIELD CONDITIONS. IF IN THE COURSE OF CONSTRUCTION, A STRUCTURAL ISSUE EXISTS WHICH DISAGREES WITH THAT AS INDICATED ON THE DRAWINGS, THE CONTRACTOR SHALL STOP WORK AND NOTIFY THE ARCHITECT. SHOULD THE CONTRACTOR FAIL TO FOLLOW THIS PROCEDURE, THE CONTRACTOR SHALL ASSUME ALL RESPONSIBILITY AND LIABILITY ARISING THERE FROM. 4. ANY DAMAGE TO EXISTING AND OR NEW WORK IN PLACE BY THE CONTRACTOR’S OR SUBCONTRACTOR’S NEGLIGENCE SHALL BE REPAIRED AT NO ADDITIONAL COST TO THE OWNER. 5. ALL NOTES ARE APPLICABLE TO ALL TRADES AND RESPECTIVE CONTRACTORS. ALL NOTES TO BE REVIEWED AND APPLIED TO RELATED BUILDING COMPONENTS. ALL SHEETS ARE TO BE REVIEWED AND ALL APPLICABLE NOTES TO BE APPLIED. GENERAL SITE PLAN NOTES: 1. REFERENCE SITE SURVEY FOR ADDITIONAL INFORMATION NOT SHOWN ON SITE PLAN. 2. ARCHITECTURAL SITE PLAN FOR COORDINATION PURPOSES ONLY. REFER TO CIVIL, LANDSCAPE / HARDSCAPE DRAWINGS FOR ALL DRIVEWAY, SITE WALLS, PLANTERS, PATHS, WATER FEATURES, ETC. AND ADDITIONAL SITE DESIGN REQUIREMENTS AND ADDITIONAL INFORMATION. 3. REFERENCE TREE PROTECTION PLAN FOR EXISTING TREES TO REMAIN AND PROTECTION REQUIREMENTS. 4. LOT SHALL BE GRADED TO DRAIN SURFACE WATER AWAY FROM FOUNDATION WALLS. THE GRADE SHALL FALL A MINIMUM OF 6 INCHES WITHIN THE FIRST 10 FEET (5.2%). WHERE PHYSICAL BARRIERS PROHIBIT REQUIRED FALL, DRAINS OR SWALES SHALL BE CONSTRUCTED TO ENSURE DRAINAGE AWAY FROM THE STRUCTURE. IMPERVIOUS SURFACES WITHIN 10 FEET OF THE BUILDING FOUNDATION SHALL BE SLOPED A MINIMUM OF 1/4 INCH PER FOOT (2%) AWAY FROM THE BUILDING. 5. SURVEYOR SHALL LOCATE ALL BUILDINGS TO ACTUAL ORIENTATION AND COORDINATES WITHIN FILE PROVIDED TO ARCHITECT. 6. BUILDING WORK POINT LOCATION IS DIMENSIONED TO THE EDGE OF SLAB. VISITABILITY EXEMPTION WAIVER PROPERTY EXEMPT FROM EXTERIOR AND INTERIOR VISITABLE ROUTE PROVISION DUE TO BEING A REMODEL/ADDITION AS PER SECTION 25-12-243 R320.1 OF THE CITY OF AUSTIN BUILDING CRITERIA MANUAL. SIDEWALK EXEMPTION WAIVER NO SIDEWALK REQUIRED. SECTION 25-6-353 DOES NOT APPLY SINCE THE ADDITION TO THE EXISTING BUILDING DOES NOT INCREASE THE BUILDING'S GROSS FLOOR AREA BY 50% OR MORE (25-6-353 A.1.b). TOTAL BUILDING COVERAGE NAME AREA COVERED PORCH -EXIST DECK, COVERED GARAGE - EXISTING GROUND LEVEL, CONDITIONED AREA - EXST GROUND LEVEL, CONDITIONED AREA - NEW 163 SF 616 SF 478 SF 1,996 SF 420 SF 3,674 SF IMPERVIOUS COVER NAME AREA FACTOR AREA AREA NOTES IMPERVIOUS GROUND LEVEL, CONDITIONED AREA - EXST 1,996 SF 1,996 SF EXISTING GROUND LEVEL, CONDITIONED AREA - NEW 420 SF BUILDING COVERAGE COVERED PORCH -EXIST DECK, COVERED GARAGE - EXISTING SITE COVERAGE CONCRETE FLATWORK - EXST CONCRETE FLATWORK - NEW DRIVEWAY - EXISTING DRIVEWAY - NEW POOL COPING SITE WALL - EXISTING SITE WALL - NEW TOTAL IMPERVIOUS COVER 100% 100% 100% 100% 100% 100% 100% 100% 100% 100% 100% 100% 163 SF 616 SF 478 SF 3,674 SF 281 SF 0 SF 579 SF 0 SF 74 SF 103 SF 32 SF 1,069 SF 4,742 SF 163 SF EXISTING 616 SF 478 SF 420 SF 3,674 SF 281 SF <varies> 579 SF EXISTING 0 SF 0 SF 74 SF 103 SF EXISTING 32 SF LESS THAN 4' TALL 1,069 SF 4,742 SF POOL AND SPA AREA POOL SPA 545 SF 0% 84 SF 0% 629 SF 0 SF 0 SF IMPERVIOUS COVER PERCENTAGE ALLOWABLE PROPOSED AREA, PROPERTY AREA IMP % AREA IMP % 9,495 SF 4,273 SF 45.00% 4,762 SF 50.15% GROSS FLOOR AREA NAME AREA DEDUCTION AREA AREA NOTES (25-2-F) CALCULATED 1,127 SF 0 SF BASEMENT - EXST GARAGE GROUND LEVEL - EXST GROUND LEVEL - NEW GROUND LEVEL > 15FT - EXST PORCH FRONT, GROUND LEVEL - EXST PORCH, BASEMENT - EXST PORCH, BASEMENT - NEW PORCH, GROUND LEVEL - EXST PORCH, GROUND LEVEL - NEW CALCULATED FAR 1,127 SF 478 SF 1,864 SF 417 SF 99 SF 163 SF 215 SF 216 SF 195 SF 413 SF 5,187 SF 0 SF 0 SF 0 SF -99 SF 163 SF 200 SF 0 SF 0 SF 0 SF 478 SF EXISTING 1,864 SF EXISTING 417 SF 198 SF 0 SF EXISTING 15 SF EXISTING 195 SF EXISTING 216 SF 413 SF 3,796 SF PROPERTY AREA FLOOR AREA FAR FLOOR AREA FAR 9,495 SF 3,798 SF 40.0% 3,796 SF 40.0% ALLOWABLE PROPOSED F.A.R. NOTES: 1. PLANTER BEDS NOT INCLUDED IN F.A.R. CALCULATIONS. 2. ALL PORCH AREAS COMPLY WITH 25-2-F-3.3.3 AND ARE PARTIALLY DEDUCTED FROM F.A.R. CALCULATIONS. 3. BASEMENT AREA IS EXCLUDED FROM FAR PER CODE PROVISIONS FOR SUB-GRADE SPACE PER 25-2-1002 (≥50% BELOW FINISHED GRADE) SUB-GRADE: 89' - 8" ABOVE GRADE: 84' - 1 1/2" C L L , E R U T C E T I H C R A S U K J A F T T A M mf 900 EAST 6TH STREET SUITE 100 AUSTIN, TX 78702 TEL: 512.432.5137 www.mfarchitecture.com E C N E D I S E R L L E N N O B T N U O M 1 3 7 8 7 , X T , N I T S U A , D R L L E N N O B T N U O M 8 0 4 3 E L T I T T C E J O R P N O I T A M R O F N I T E E H S L A E S These plans, drawings and specifications are the property of Matt Fajkus Architecture and any use and/or reuse thereof in part or in whole without the written permission of the Architect is prohibited. Copyright © 2026 Matt Fajkus Architecture SHEET PRINT DATE: 05/01/2026 REVISIONS Date Description PROJECT NUMBER: 25026 CURRENT PHASE: PERMITTING DRAWING TITLE: IMPERVIOUS CALCULATIONS - PROPOSED BOA.3 mfarchitecture ITEM03/12