ITEM07 C15-2026-0037 ADV PACKET OCT12 PART1 — original pdf

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CITY OF AUSTIN Board of Adjustment Decision Sheet ITEM07 DATE: Monday September 14, 2026 CASE NUMBER: C15-2026-0037 ____-____Thomas Ates (D1) (Resigned) ____Y____Bianca A Medina-Leal (D2) ____-____VACANT (D3) ____Y____Yung-ju Kim (D4) ____Y____Melissa Hawthorne (D5) ____Y____Haseeb Abdullah (D6) ____-____Sameer S Birring (D7) (Resigned) ____Y____Margaret Shahrestani (D8) ____Y____Brian Poteet (D9) ____-____Michael Von Ohlen (D10) OUT ____-____Jeffery L Bowen (M) OUT ____-____Corry L Archer-MccClellan (Alternate) (M) ____Y____Suzanne Valentine (Alternate) (M) ____-____VACANT (Alternate) (M) APPLICANT: Soren Aandahl OWNER: Shesh Aandahl ADDRESS: 714 POST OAK ST VARIANCE REQUESTED: The applicant is requesting a variance(s) from the Land Development Code, Section 25-2-779 (Small Lot Single-Family Residential Use) (J)(4) from gross floor area requirements to increase unit size from 2,300 square feet (maximum allowed) to 2,886 square feet (requested) in order to enclose an existing balcony to create conditioned bedroom space in a “SF-3-NP”, Single-Family-Neighborhood Plan zoning district (Bouldin Creek NP). Note: Land Development Code 25-2-779 Small Lot Single-Family Residential Use (A) This section applies to a small lot single-family residential use. (B) This section supersedes the base zoning district regulations to the extent of conflict. ITEM07/1(C) Only one dwelling unit is permitted on a lot. (D) This subsection applies to small lot single-family residential use on a property zoned single-family residence small lot (SF-4A) district or less restrictive. (J) Gross Floor Area (1) This subsection applies to a property located within the area described in Subsection 1.2.1 of Subchapter F (Residential Design and Compatibility Standards). (2) GROSS FLOOR AREA means the total enclosed area of all floors in a building with a clear height of more than six feet, measured to the outside surface of the exterior walls, except as provided in this subsection. (3) The gross floor area may not exceed the greater of 1,650 square feet or a floor-to- area ratio of 0.55. (4) The maximum unit size is 2,300 square feet. Source: Ord. 041118-57; Ord. No. 20240516-006, Pt. 5, 5-27-24; Ord. No. 20250227-039, Pt. 2, 10-1-25. BOARD’S DECISION: September 14, 2026 Vice Chair’s motion to postpone to October 12, 2026, Board member Melissa Hawthorne second on 7-0 votes; POSTPONED TO OCTOBER 12, 2026, NOT ENOUGH BOARD MEMBERS FOR VOTING PURPOSES. 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: 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: Elaine Ramirez Executive Liaison Maggie Shahrestani Vice Chair forITEM07/2BOA GENERAL REVIEW COVERSHEET CASE: C15-2026-0037 BOA DATE: Monday, September 14th, 2026 ADDRESS: 714 Post Oak St OWNER: Soren Aandahl COUNCIL DISTRICT: 9 AGENT: Shesh Aandahl ZONING: SF-3-NP (Bouldin Creek) LEGAL DESCRIPTION: LOT 10 CONVENIENT COURTS VARIANCE REQUEST: Land Development Code, Section 25-2-779 (Small Lot Single-Family Residential Use) (J)(4) from gross floor area requirements to increase unit size from 2,300 square feet (maximum allowed) to 2,886 square feet (requested). SUMMARY: enclose an existing balcony to create new, conditioned bedroom space. ISSUES: small lot, partially in both the 25-year & 100-year floodplain Site North South East West ZONING SF-3-NP SF-3-NP; MF-3-ETOD- DBETOD-NP SF-3-NP SF-3-NP; MF-3-ETOD- DBETOD-NP SF-3-NP LAND USES Single-Family Single-Family; Multi-Family Single-Family Single-Family; Multi-Family Single-Family NEIGHBORHOOD ORGANIZATIONS: Austin Neighborhoods Council Bouldin Creek Neighborhood Association Bouldin Creek Neighborhood Plan Contact Team Bouldin Creek Zoning Committee Friends of Austin Neighborhoods Homeless Neighborhood Association Preservation Austin South Central Coalition ITEM07/3August 24, 2026 Heidi Goebel 714 Post Oak St Austin TX, 78704 Property Description: LOT 10 CONVENIENT COURTS Re: C15-2026-0037 Dear Heidi, Austin Energy (AE) has reviewed your application for the above referenced property, requesting that the Board of Adjustment consider a variance(s) from – LDC, Section 25-2-779 at address 714 Post Oak St. 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. Ashleigh Woolf, Project Assistant Austin Energy Infrastructure Support Services 4815 Mueller Blvd Austin, TX 78723 (512)972-8400 ITEM07/4ITEM07/5ITEM07/6Docusign Envelope ID: 06C2C628-434D-87FC-800C-AC066B7A166E 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 added square feet of second floor bedroom space is constructed on space that is currently a second floor balcony. This space is not visible from all adjacent properties with exception of one small section on the left side of the balcony that faces one neighbor. This small space on the side of the house is visible but it is an exact extension of the current siding. It is really not noticeable. 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: -- not appliacable 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: -- not appliacable 3. The granting of this variance will not create a safety hazard or any other condition inconsistent with the objectives of this Ordinance because: -- not appliacable 4. The variance will run with the use or uses to which it pertains and shall not run with the site because: -- not appliacable City of Austin | Board of Adjustment General/Parking Variance Application 2/9/22 | Page 6 of 8 ITEM07/7Docusign Envelope ID: 06C2C628-434D-87FC-800C-AC066B7A166E Section 3: Applicant Certificate I affirm that my statements contained in the complete application are true and correct to the best of my knowledge and belief. Applicant Signature: Date: Applicant Name (typed or printed): Shesh Aandahl Applicant Mailing Address: 3605 Cherry Lane City: Austin State: Texas Zip: 78703 Phone (will be public information): Email (optional – will be public information): a Section 4: Owner Certificate I affirm that my statements contained in the complete application are true and correct to the best of my knowledge and belief. Owner Signature: Owner Name (typed or printed): Soren Aandahl Owner Mailing Address: 714 Post Oak Street 8/10/2026 Date: City: Austin State: Texas Zip: 78704 Phone (will be public information): Email (optional – will be public information): Section 5: Agent Information Agent Name: Agent Mailing Address: City: Phone (will be public information): Email (optional – will be public information): State: Zip: Section 6: Additional Space (if applicable) Please use the space below to provide additional information as needed. To ensure the information is referenced to the proper item, include the Section and Field names as well (continued on next page). The subject is a small lot. The subject property is partially located on the 25-year & 100-year flood plan. The variance requested by the owner is to change the already existing second floor balcony into indoor bedroom space. City of Austin | Board of Adjustment General/Parking Variance Application 2/9/22 | Page 7 of 8 ITEM07/8 Docusign Envelope ID: 06C2C628-434D-87FC-800C-AC066B7A166E Additional Space (continued) The newly created bedroom space adds 218 sq. ft. of additional conditioned space to the house size. The added 218 sq. ft. bedroom space added to the existing house space totals 2,886 sq. ft. The total, revised gross floor area at 2,866 sq. ft. meets all the LDC requirements with exception of the LDC code section 25-2-779, lot single-family residential use which stipulates that the maximum unit size is 2,300 square feet. See site plan. In this variance case the proposed adding of 218 sq. ft. results in the subject property complying with every one of the LDC codes except one. Compliance with the LDC codes are as follows: - yes it complies with the front & back yard setbacks - yes it complies with the right & left yard setbacks - yes it complies with the building height restrictions - yes it complies with the building coverage limits & impervious coveage limits - yes it complies with the gross floor area limits - section 25-2-779 (J) (3) The hardship is created by the limitation set out in section 25-2-779 (J) (4) which stipulates the maximum unit size is 2,300 sq. ft. The LDC section 25-2-779 (3) stipulates that the gross floor area must not exceed 0.55 floor-to-area ratio. With the added 218 sq. ft.of bedroom space, the total requested gross floor area will be 2,886 sq. ft. which fully complies with the LDC section 25-2-779. Further enclosing 218 sq. ft. of balcony space and using it as indoor bedroom space creates zero impact on the subject property's current size or architectural design of the house. The new area is constructed in the same material, same style, same color and same design of the existing house. There is zero alterations to the back, side or front yard. There is zero alteration to the building height. The roof follows the existing roof lines. There is zero alterations to the neighborhood. There is zero alterations or disturbance to the adjacent homes or to anything natural or manmade in the surrounding area. There is no visual changes that can be seen from the adjacent houses as the addition is in the rear of the house that faces a green belt. There is one area on the side of the existing second floor balcony railing that will be finished with the matching construction material, matching color & matching design of the the current house. There will be no parking changes. There will be no threat to public safety. There will be no effect to the architectural character of the subject home. There will be no impairment of the purpose of the applicable zoning regulations. City of Austin | Board of Adjustment General/Parking Variance Application 2/9/22 | Page 8 of 8 ITEM07/9ITEM07/10areas area totals for existing improvements are copied from permit set dated 12.20.2017 EXISTING 2-STORY HOUSE: ground floor: attached 1-car garage: second lfoor: habitable attic spece on second lfoor: covered front porch: covered rear porch: concrete steps: balcony on second floor: 1,183 234 1,082 <--- [not counted towards building coverage] 169 <--- [not counted towards building coverage] 119 135 20 <--- [under second floor overhang] 218 <--- [to be enclosed / not counted towards building coverage] concrete driveway: mortared brick walkway in front yard: uncovered concrete stoop in side yard: portion of retaining wall in back yard: portion of retaining wall in side yard: second floor overhang at rear of building: 2 AC pads: 219 86 14 49 18 74 <--- [includes area of concrete steps] 18 AREA OF INTERIOR REMODEL: new 1/2 bath on second floor: 20 site area: 5,250 s.f. building coverage ground floor: attached 1-car garage: covered front porch: covered rear porch: 1,671 (31.83%) 1,183 234 119 135 impervious coverage building coverage: 2,149 (40.93%) 1,671 concrete driveway: mortared brick walkway in front yard: uncovered concrete stoop in side yard: portion of retaining wall in back yard: portion of retaining wall in side yard: second floor overhang at rear of building: 2 AC pads: 219 86 14 49 18 74 <--- [includes area of concrete steps] 18 gross floor area 2,886 (0.55) --> 2,300 s.f. max. allowed <-- per LDC 25-2-779 (J) ground floor: attached 1-car garage: second floor: habitable attic on second lfoor: enclosed balcony on second floor: 1,183 234 1,082 169 218 0 10 20 FT site plan scale on full size sheet: 1/8" = 1'-0' scale on full size sheet: 1/4" = 1'-0' zoning: legal description: property ID: geographic ID: lot size: SF-3-NP [Bouldin] Lot 10, Convenient Courts vol. 4, page 28 101686 O102010402 5,250 s.f., per permit set dated 12.20.2017 provided by owner This lot is subject to LDC 25-2-779 - Small Lot Single-Familiy Use scope of work Existing second floor uncovered balcony to be enclosed to create enlarged bedrooms Re-frame roof per framing plans no new impervious cover is proposed no new building coverage is proposed no changes to previously permitted site plan are proposed 2 full & 1 half baths existing / additional 1/2 bath proposed Upgrade mechanical, electrical & plumbnig service to comply with current code and support proposed scope of work plumbing fixture count kitchen sink: utility sink: bathroom sinks: toilets: bathub w/ shower standalone tub: standalone shower: totals: existing 1 1 4 3 1 1 1 12 proposed 1 1 5 4 1 1 1 14 [2 fixtures to be added] THESE DRAWINGS ILLUSTRATE PRELIMINARY DESIGN CONCEPT THIS DESIGN CONCEPT DOES NOT COMPLY WITH C.O.A. LAND DEVELOPMENT CODE - CHAPTER 25-2 -779 (J) [gross floor area exceeds allowable entitlement for this property] These drawings represent architectural intent ONLY. Structural design and specification to be performed by others Selection and specification of materials, methods, detailing & finishes by Owner & Contractor Lot Survey was performed under separate contract Protected trees are present adjacent to this site - See Tree Protection Plan 4 5 4 4 5 6 4 5 3 4 5 5 4 5 2 4 5 7 5' PUE (PLAT) S 60°06'00" E 38.88' 451 E A S T B O U L D I N C R E E K S 49°56'50" E 11.47' 10' REARYARD SETBACK RETAINNG WALL ALONG CREEK DRAINAGE EASEMENT 458 EDGE OF NATURAL DRAINAGE TOP OF BLUFF 451 452 4 5 3 4 5 4 4 5 5 4 5 6 4 5 7 ' 0 9 . 9 9 W ' " 0 0 7 4 ° 9 2 S K C A B T E S D R A Y E D S I ' 5 G E ' 4 3 . 7 0 1 ' E " 0 0 7 4 ° 9 2 N K C A B T E S D R A Y E D S I ' 5 8.5' x 17' parking space 25' FRONT YARD SETBACK OE protected tree 24.5" PECAN 9 5 4 protected tree 25.6" PECAN EXISTING 2-STORY HOUSE w/ attached 1-car garage top of slab = 460.50' average adjacent grade = 458.75 [per permit set dated 12.20.2017] AREA OF ADDITION ON SECOND FLOOR open balcony on second floor to be enclosed to create enlarged bedroom PROJECT IS LOCATED IN FLOODPLAIN Floodplain elevation information is not shown on survey / site plan Updated survey will be required Floodplain Information Request Form is included for reference RETAINING WALL ALONG EAST PROPERTY LINE AREA OF INTERIOR REMODEL new 1/2 bath on second floor: 20 s.f. . codes City of Austin Land Development Code 2024 International Residential Code [IRC} + local amendments 2023 National Electrical Code [NEC] + local amendments 2024 Uniform Plumbing Code [UPC] + local amendments 2024 Uniform Mechanical Code [UMC] + local amendments 2024 International Fire Code [IFC] + local amendments 2024 International Energy Conservation Code [IECC] + local amendments 2024 International Swimming Pool & Spa Code [ISPSC] + local amendments 2024 International Wildland-Urban Interface Code [IWUIC] + local amendments 2024 International Existing Building Code [IEBC] + local amendments 2024 International Property Maintenance Code [IPMC] + local amendments OE W W 4 5 8 N 66°16'05" W 50.45' ARC= 50.46' RADIUS= 894.63' W protected tree 27" PECAN guy wire POWER POLE POST OAK STREET (50' R.O.W.) 459' 461' 460' 458' p.1a site plan T C E T I H C R A L E B E O G I I D E H 4 8 8 9 . 4 5 4 . 2 1 5 . h p l t e n . l a b o g c b s @ e b e o g d e h i i l T E E R T S K A O T S O P 4 1 7 n o i t i d d a / l e d o m e r I N O T C U R T S N O C R O , I G N T T M R E P I , L A V O R P P A Y R O T A L U G E R R O F T O N . 6 2 0 2 3 0 8 0 . FLOODPLAIN INFORMATIONREQUEST FORMTax Parcel ID: 0102010402Date Processed: 4/10/2026Property Address: 714 POST OAK STCity of Austin Regulatory Information:FEMA Flood Insurance Information:FEMA Flood Zone: AECOA Flood Zone: City of Austin Fully Developed 25-Year FloodplainCommunity Number: 480624COA 25-Year Flood Elevation: 456.31Panel Number: 48453C0445KCOA 100-Year Flood Elevation: 457.23Effective Date: 1/21/2020All elevations are in feet above mean sea level;Datum for all elevations is NAVD88.FEMA 100-Year Elevation*: 456.31FEMA 500-Year Elevation*: 457.23Comments:Additional Questions? Please contact the Floodplain OfficeMailing Address:512-974-2843PO BOX 1088 Austin, TX 78767-1088Phone Hotline:floodpro@austintexas.govAttn: Floodplain Office, Watershed Protection Dept.-11th Floor,E-mail:*The flood zone determination is based solely on a graphical interpretation of the FEMA Flood Insurance Rate Map (FIRM). Parcels with flood zones A, AE, AO, or AH are located or partially located within the FEMA Special Flood Hazard Area designated 1% annual chance flood hazard (100-year floodplain). Parcels with flood zone 0.2% annual chance flood hazard (500-year floodplain) are located or partially located within the shaded zone X portion of the FIRM. Parcels with flood zone X Protected by Levee are located within in an area protected by a levee from the 1% annual chance flood hazard. Parcels with flood zone X are located outside the 0.2% annual chance flood hazard. The 1% annual chance flood hazard is the base flood and is used to determine the base flood elevation (BFE) for flood insurance purposes. BFEs must be determined using the flood profiles contained in the effective Flood Insurance Study (FIS). The FEMA 1% annual chance floodplains may differ from the City of Austin regulatory floodplains.The City of Austin uses the fully developed 25-year and 100-year floodplains to regulate development within the full purpose and extra territorial jurisdiction (ETJ) as established in the Land Development Code. The City of Austin regulatory floodplains may differ from the FEMA 1% annual chance floodplains.**The City provides the information on this form using the best available engineering and topographic data. Floodplain elevations to be used for development applications must be determined by a Texas Registered Professional Engineer. The official determination of a parcel’s floodplain status may necessitate a comparison of the floodplain elevations to an on-the-ground topographic survey by a registered design professional. DISCLAIMER: The City of Austin provides this information on request as a courtesy to our citizens. Any use of this information is at the sole discretion of the user. The City of Austin makes no warranty, expressed or implied, for the accuracy, completeness, or applicability of the information provided in this form. THIS FORM IS NOT A PERMIT FOR DEVELOPMENT. For information about development permitting, call the City of Austin Development Assistance Center at 512-974-6370. THIS FORM IS NOT A SUBSTITUTE FOR FEMA FORM 81-93, STANDARD FLOOD HAZARD DETERMINATION. Private flood hazard determination companies may provide Form 81-93. For more information on the National Flood Insurance Program and how to find a flood insurance agent, please visit http://www.floodsmart.gov/floodsmart/ITEM07/11 ---------� ------ '--....__ ◄ ,.., .................... ITEM07/12