ITEM04 C15-2026-0044 ADV PACKET NOV9 — original pdf

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BOA GENERAL REVIEW COVERSHEET CASE: C15-2026-0044 BOA DATE: Monday, November 9th, 2026 ADDRESS: 2106 E 8th St OWNER: Avery Construction, LLC COUNCIL DISTRICT: 1 AGENT: Billy Blackburn ZONING: SF-3-NP (Central East Austin) LEGAL DESCRIPTION: LOT 15 BLK 22 GRANDVIEW PLACE VARIANCE REQUEST: LDC, Section 25-2-492 (Site Development Regulations) (D) & Section 25-2-943 (Substandard Lot) from lot size requirements decrease the minimum lot size from 5,750 square feet (required) to 5,627 square feet (requested) SUMMARY: erect a Two-Unit Residential Use ISSUES: protected-sized trees, skewed lot shape, & overhead lines 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 Neighborhoods Council Blackshear-Prospect Hill Central Austin Concerned Architects Del Valle Community Coalition East Austin Conservancy El Concilio Mexican-American Neighborhoods Friends of Austin Neighborhoods Homeless Neighborhood Association Organization of Central East Austin Neighborhoods Overton Family Committee Preservation Austin ITEM04/1 October 23, 2026 Billy Blackburn 2106 E 8th St Austin TX, 78702 Property Description: LOT 15 BLK 22 GRANDVIEW PLACE Re: C15-2026-0044 Dear Billy, Austin Energy (AE) has reviewed your application for the above referenced property, requesting that the Board of Adjustment consider a variance(s) from – LDC 25-2-492 and LDC 25-2-943 at address 2106 E 8th St., Austin, Texas, 78702. https://library.municode.com/tx/austin/codes/land_development_code?nodeId=TIT25LADE_CH 25-2ZO_SUBCHAPTER_CUSDERE_ART1GEPR_S25-2-472BOADVAAU 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 ITEM04/2ITEM04/3ITEM04/4ITEM04/5ITEM04/6ITEM04/7ITEM04/8ITEM04/9ITEM04/10Board of Adjustment – Advance Packet Case: C15-2026-0044 Address: 2106 E. 8th Street, Austin, TX 78702 Hearing: November 9, 2026 Owner: Avery Construction LLC (Alan Avery) Agent: Billy Blackburn, To the Members of the Board of Adjustment: This packet supplements the application and survey on file for case C15-2026-0044. The request is a variance from LDC Sections 25-2-492 and 25-2-943 to decrease the minimum lot size from 5,750 square feet (required) to 5,627 square feet (requested) to allow a Two-Unit Residential use in an SF-3-NP district. The difference is 122 square feet, about 2% of the standard. The attached exhibits document three points: (cid:127) The lot’s size was set in 1913, not by the owner. Lot 15, Block 22 was created by the Grandview Place plat, filed and recorded December 10, 1913 (plat and recording date previously provided to the BOA Liaison), long before current lot standards and the March 14, 1946 substandard-lot date in Section 25-2-943. (cid:127) Two dwelling units on one lot is the established pattern on this block. City permit records show permitted second dwelling units directly across E. 8th Street at 2103, 2107 and 2109 E. 8th, a secondary dwelling at 2111 E. 9th, and a two-unit residential project at 814 Prospect Ave. (Exhibits A and B). (cid:127) The Board has previously granted relief on this block to preserve trees. At 2101 E. 9th St., setback variances were approved so that a protected tree could remain (Exhibit B). Clarification to the application findings. The application describes 2111 E. 9th St. and 814 Prospect Ave. as being on the block across E. 8th Street, and 2101 E. 9th St. as one block north. All three are on the same block as the subject property, bounded by E. 8th St., E. 9th St., Mill St. and Prospect Ave., and share its rear alley. The variance request itself is unchanged. Proposed design. Final plans for 2106 E. 8th St. have not yet been drawn. Exhibits C and D show the owner’s comparable work, including the full City-approved plan set for a two-unit project in the same SF-3-NP zoning at 2312 E. 10th St. The design for this lot will be adapted to its dimensions and will comply with all applicable site development regulations, including setbacks, height, floor-area ratio and impervious cover. Thank you for your consideration. Billy Blackburn Broker & Development Consultant, Agent for Avery Construction LLC Contents Exhibit Description A B C D Block map: permitted two-unit properties near the subject lot City of Austin permit record summary Owner’s City-approved two-unit SF-3-NP plan set, 2312 E. 10th St. (9 sheets) Representative design concepts by the owner (other projects) C15-2026-0044 | 2106 E. 8th Street | Advance Packet Page 1 ITEM04/11Exhibit A – Permitted Two-Unit Properties Near the Subject Lot Subject lot outlined. Red markers: permitted second dwelling units or two-unit uses. Blue marker: Board-approved tree-preservation variance. Base map: Travis Central Appraisal District parcel map. Address labels on the base map are offset from their parcels; the subject parcel is the outlined lot. Marker locations are from City of Austin permit record coordinates. Not to scale. Map # Address Permitted use 1 2 3 4 5 6 2103 E. 8th St. Single-family residence + secondary apartment (2022) 2107 E. 8th St. Single-family residence + secondary apartment (2017) 2109 E. 8th St. Single-family residence + secondary apartment (2017) 2111 E. 9th St. Secondary dwelling unit (2018) 814 Prospect Ave. Two-unit residential, Units 1 and 2 (2025) 2101 E. 9th St. BOA setback variances to preserve a tree (2015) Location Across E. 8th St. Across E. 8th St. Across E. 8th St. Same block Same block Same block C15-2026-0044 | 2106 E. 8th Street | Advance Packet Page 2 ITEM04/12Exhibit B – City of Austin Permit Record Summary Permitted second dwelling units and two-unit uses within about 250 feet of 2106 E. 8th St., plus the Board-approved tree-preservation variance on the same block. Address Permit No. Description (from City record) Issued Status 2103 E. 8th St. 2022-048385 BP 2022-048386 BP New 2-story SFR with attached 1-car garage; 2-story accessory apartment [2 bed, 2.5 bath] with attached 1-car garage (alley access) 04/15/2022 Final 2107 E. 8th St. 2016-150379 BP 2016-150380 BP New 2-story residence; 2 bdrm 2 bath 2-story secondary apartment with roof deck and attached 1-car garage 01/05/2017 Final 2109 E. 8th St. 2016-150454 BP 2016-150455 BP New 2-story residence; 2 bdrm 2 bath 2-story secondary apartment with roof deck 01/05/2017 Final 2111 E. 9th St. 2018-166860 BP New 825 sq. ft. secondary dwelling unit, 2/2 814 Prospect Ave. 2025-015622 BP 2025-015623 BP New construction of a two-unit residential use: Unit 1 (2-story, with carport) and Unit 2 (2-story, with attached garage) 09/24/2018 02/07/2025 Final Final 2101 E. 9th St. 2015-068228 BP 2015-068229 BP 2014-068818 TP Deck and detached carport per BOA-approved setback variances; tree permit notes the owner sought the variance rather than remove a tree to be code compliant 06/23/2015 Final Source: City of Austin issued construction and tree permit records (Austin Build + Connect), search of permits within 250 feet of the subject property, retrieved September 29, 2026. Permit details available at abc.austintexas.gov by permit number. C15-2026-0044 | 2106 E. 8th Street | Advance Packet Page 3 ITEM04/13C 1 5 - 2 0 2 6 - 0 0 4 4 | 2 1 0 6 E . 8 t h S t r e e t | A d v a n c e P a c k e t P a g e 4 G - 0 0 1 C o v e r S h e e t 2 1 0 6 E . 8 t h S t . w i l l b e a d a p t e d t o t h a t l o t a n d w i l l c o m p y w l i t h a l l a p p l i l c a b e s i t e d e v e o p m e n t l l r e g u a t i o n s . E x h b i t i C – O w n e r ’ s A p p r o v e d T w o - U n i t l P a n S e t , 2 3 1 2 E . 1 0 t h S t . A v e r y B u i l i d n g C o m p a n y , S F - 3 - N P t w o - u n i t i r e s d e n t i a l n e w c o n s t r u c t i o n a t 2 3 1 2 E . 1 0 t h S t . l P a n s e t b y A H S i D e s g n G r o u p ; C i t y o f A u s t i n a p p r o v a l s t a m p d a e d t J a n u a r y 2 4 , 2 0 2 5 . S h o w n f o r r e f e r e n c e o n y . l T h e d e s g n f o r i ITEM04/14 A S - 0 0 1 A r c h i t e c t u r a l S i t e P a n l E x h b i t i C ( c o n t i n u e d ) C 1 5 - 2 0 2 6 - 0 0 4 4 | 2 1 0 6 E . 8 t h S t r e e t | A d v a n c e P a c k e t P a g e 5 ITEM04/15 Exhibit C (continued) AS-002 Survey C15-2026-0044 | 2106 E. 8th Street | Advance Packet Page 6 ITEM04/16E x h b i t i C ( c o n t i n u e d ) A - 1 0 1 B u i l i d n g 1 F i r s t l F o o r l P a n C 1 5 - 2 0 2 6 - 0 0 4 4 | 2 1 0 6 E . 8 t h S t r e e t | A d v a n c e P a c k e t P a g e 7 ITEM04/17 E x h b i t i C ( c o n t i n u e d ) A - 1 0 2 B u i l i d n g 1 S e c o n d F o o r l l P a n C 1 5 - 2 0 2 6 - 0 0 4 4 | 2 1 0 6 E . 8 t h S t r e e t | A d v a n c e P a c k e t P a g e 8 ITEM04/18 E x h b i t i C ( c o n t i n u e d ) A - 1 0 5 B u i l i d n g 1 E x t e r i o r l E e v a t i o n s C 1 5 - 2 0 2 6 - 0 0 4 4 | 2 1 0 6 E . 8 t h S t r e e t | A d v a n c e P a c k e t P a g e 9 ITEM04/19 E x h b i t i C ( c o n t i n u e d ) A - 2 0 1 B u i l i d n g 2 F i r s t l F o o r l P a n C 1 5 - 2 0 2 6 - 0 0 4 4 | 2 1 0 6 E . 8 t h S t r e e t | A d v a n c e P a c k e t P a g e 1 0 ITEM04/20 E x h b i t i C ( c o n t i n u e d ) A - 2 0 2 B u i l i d n g 2 S e c o n d F o o r l l P a n C 1 5 - 2 0 2 6 - 0 0 4 4 | 2 1 0 6 E . 8 t h S t r e e t | A d v a n c e P a c k e t P a g e 1 1 ITEM04/21 E x h b i t i C ( c o n t i n u e d ) A - 2 0 4 B u i l i d n g 2 E x t e r i o r l E e v a t i o n s C 1 5 - 2 0 2 6 - 0 0 4 4 | 2 1 0 6 E . 8 t h S t r e e t | A d v a n c e P a c k e t P a g e 1 2 ITEM04/22 Exhibit D – Representative Design Concepts Avery Building Company projects and design concepts, shown to illustrate the owner’s typical scale and character. The design for 2106 E. 8th St. will be adapted to this lot. C15-2026-0044 | 2106 E. 8th Street | Advance Packet Page 13 ITEM04/23Exhibit D (continued) C15-2026-0044 | 2106 E. 8th Street | Advance Packet Page 14 ITEM04/24Exhibit D (continued) C15-2026-0044 | 2106 E. 8th Street | Advance Packet Page 15 ITEM04/25