04 C8J-2021-0206.0A - Srivathanakul Subdivision; District 10 Part 1.pdf

Zoning and Platting Commission – Nov. 1, 2022

04 C8J-2021-0206.0A - Srivathanakul Subdivision; District 10 Part 1.pdf — original pdf

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SUBDIVISION REVIEW SHEET CASE NO.: C8J-2021-0206.0A COMMISSION DATE: November 1, 2022 SUBDIVISION NAME: Srivathanakul Subdivision ADDRESS: 101 Lago Verde Drive APPLICANT: Sunti and Janice Chen Srivathanakul AGENT: KTCivil Solutions (Jonathan Fleming, P.E.) ZONING: LA (single family residence) / E.T.J. NEIGHBORHOOD PLAN: n/a / E.T.J. AREA: 1.408 acres (61,332.48 sf) LOTS: 1 COUNTY: Travis DISTRICT: 10 WATERSHED: Lake Austin JURISDICTION: Limited Purpose / 2-Mile E.T.J. VARIANCE: 1. A Land Use Commission variance is requested to allow density to exceed one unit for each two acres with a minimum lot size of 3⁄4 of an acre [LDC 25-8-453(B)(1) & LDC 30- 5-453(B)(1)] 2. A Land Use Commission variance is requested to allow a lot that lies within a Critical Water Quality Zone to include less than two acres in a Water Quality Transition Zone or uplands [LDC 25-8-452(C) & LDC 30-5- 452(C)]; Environmental Commission recommends the variance request with the following, refer to Exhibit D: Staff Conditions: 1. Natural revegetation within Critical Water Quality Zone disturbed areas will be provided in accordance with COA specification 609S native seeding and planting. 2. Preserve 100% of the heritage trees within the proposed subdivision. 3. The applicant will provide a rainwater collection system with the residential building permit application. The collection system will capture roof runoff from the proposed structure. 4. The proposed new construction will minimize disturbance to the Critical Water Quality Zone associated with Lake Austin. Specifically, the proposed addition to the existing house will be located to the northwest of the existing house to minimize disturbance to the Critical Water Quality Zone. 5. An upgraded septic system will be provided and will be located further away from lake than the existing septic system. DEPARTMENT COMMENTS: The request is for the approval of Srivathanakul Subdivision final plat comprised of 1 lot on 1.408 acres (61,332.48 sf)). Staff recommends approval of the variances as proposed by the Environmental Commission, and approval of the plat subject to the conditions listed in the attached comment report. After the conditions 1 of 484are met, the plat will comply with LDC 25-4-84(B). The conditions listed in the comment report are administrative actions that require no discretionary review. An application that has been approved with conditions may be updated to address those conditions until the application expires and the plat does not need to be heard before the Commission again. STAFF RECOMMENDATION: Staff recommends approval of the variances as proposed by the Environmental Commission, and approval of the plat subject to the conditions listed in the comment report dated October 26, 2022, the comment repot is attached as Exhibit C. CASE MANAGER: Cesar Zavala PHONE: 512-974-3404 E-mail: cesar.zavala@austintexas.gov ATTACHMENTS Exhibit A: Vicinity map Exhibit B: Proposed plat Exhibit C: Comment Report Exhibit D: Environmental Commission motion Exhibit E: Variance Packet Exhibit F: Staff Presentation 2 of 484Legend Property Boundary Sources: Esri, HERE, Garmin, USGS, Intermap, INCREMENT P, NRCan, Esri Japan, METI, Esri China (Hong Kong), Esri Korea, Esri (Thailand), NGCC, (c) OpenStreetMap contributors, and the GIS User Community !!¸""N 0 500 1,000 SCALE: 1 " = 1,000 ' Feet 6805 N. CAPITAL OF TEXAS HIGHWAY | SUITE 315 AUSTIN, TEXAS 78731 | TEL. (512) 758-7474 TBPE FIRM NO. F-18129 LOT 1 BLOCK A SRIVATHANAKUL SUBDIVISION LOCATION MAP LAGO VERDE TRAVIS COUNTY, TX 3 of 484CASE # C8J-2021-0206.0A4 of 484CASE # C8J-2021-0206.0A5 of 48416THAUGUST22CASE # C8J-2021-0206.0A6 of 484CASE # C8J-2021-0206.0A7 of 484CITY OF AUSTIN – TRAVIS COUNTY – SINGLE SUBDIVISION OFFICE SUBDIVISION APPLICATION – MASTER COMMENT REPORT U0 512-974-3404 Srivathanakul Subdivision, Lot 1 Block A 101 Lago Verde Dr. C8J-2021-0206.0A CASE NUMBER: REVISION #: UPDATE: 00 CASE MANAGER: Cesar Zavala PHONE #: PROJECT NAME: LOCATION: SUBMITTAL DATE: October 4, 2022 REPORT DUE DATE: October 27, 2022 FINAL REPORT DATE: October 26, 2022 STAFF REPORT: This report includes all staff comments received to date concerning your most recent subdivision application submittal. The comments may include requirements, recommendations, or information. The requirements in this report must be addressed by an updated submittal. The subdivision application will be approved when all requirements from each review discipline have been addressed. If you have any questions, concerns or if you require additional information about this report, please contact your case manager at the phone number listed above or by using the contact information listed for each reviewer in this report. Any change to the plan/plat shall not cause noncompliance with any applicable code or criteria. In addition, any change to the plat may trigger new comments. UPDATE DEADLINE (LDC 30-2-56; 30-2-82): All comments must be addressed by filing an updated submittal prior to the update deadline of . Otherwise, the application will expire. If this date falls on a weekend or City of Austin holiday, the next City of Austin workday will be the deadline. Extension of Review Period, Extension of Update Deadline and Tolling of Application Period do not apply to applications for preliminary plan, plat or subdivision construction plans (LDC). UPDATE SUBMITTAL INSTRUCTIONS (LDC 30-1-113): 1. Applicants must contact Intake Staff (512-974-1770) in order to submit an update. 2. Your update must include the following items: a. The revised plat/plan in pdf format b. A letter that addresses each comment in the master comment report 3. Updates must be submitted on an approved submittal date. Refer to the submittal calendar for a list of approved submittal dates. REVIEWERS: Planner 1: Chima 911 Addressing: Dolores Huerta Austin Water: Bradley Barron Drainage: David Gomez Electric: Andrea Katz Environmental: Michael McDougal Flood Plain: Zach Kretsch Subdivision: Cesar Zavala Water Quality: David Gomez 8 of 484 Electric Review - Andrea Katz - Andrea.Katz@austinenergy.com EL 1. LDC § 25-4-132 - EASEMENTS AND ALLEYS. (A) Easements for public utilities and drainage ways shall be retained in all subdivisions in the widths and locations determined necessary by the director. All easements shall be dedicated to public use for the named purpose and shall be aligned to minimize construction and future maintenance costs. Source: § 13-2-421; Ord. 990225-70; Ord. 010607-8; Ord. 031211-11; Ord. 20131017-046 Ten (10’) electric distribution, electric telecommunications, and electric fiber easement is required to cover existing single phase OH line. Show the easement on the face of the plat. 911 Addressing Review - Dolores Huerta - Dolores.Huerta@austintexas.gov AD1: This plat review is rejected for the following reasons: AD2: In the vicinity map please remove the label for STECK, it is not a dedicated named road. AD3: In the vicinity map please update the label for DARTER and replace it with KOLLMEYER DR as it reads here. §30-2-155 Drainage Engineering Review - David Gomez - 512-974-7706 Release of this application does not constitute a verification of all data, information, and calculations supplied by the applicant. The engineer of record is solely responsible for the completeness, accuracy, and adequacy of his/her submittal, whether or not the application is reviewed for code compliance by city engineers. DE 1. The engineer’s report indicates that detention is required; however, it appears that under DCM 1.2.2 (F) detention is not required. Please clarify on the Engineer’s report whether detention is or is not required, and if not, cite the criteria clearly in the report. Also, if no detention is being provided, please add the following note to the plat. “DCM 1.2.2 (F) For those developments which are immediately adjacent and discharge directly into Lake Austin on-site detention is not required.” DE 2. Please add the following note, [LDC 25-5-1] "Prior to construction, except detached single family on any lot in this subdivision, a site development permit must be obtained from the City of Austin." Environmental Review - Mike McDougal - 512-974-6380 Tuesday, October 25, 2022 EV 01 Add the following to plat note number 31-d: “Any additions to the existing house will be located to the northwest of the existing house to minimize disturbance to the Critical Water Quality Zone.” EV 02 This comment is pending approval of the Land Use Commission variances. 9 of 484Flood Plain Review - Zach Kretsch - 512-974-3363 Notice to applicant: Applicant must remedy all compliance issues without creating additional compliance issues with the LDC and/or Criteria manuals. A response that fails to correct an issue, or which creates other issues does not comply with the LDC and is insufficient to address the comments. The comments provided describe an issue that must be remedied in order for the application to be approved. Any specific examples are provided as a courtesy and are not intended as an exhaustive list, especially as the site may be updated to have additional compliance issues. Contact this reviewer if you have any questions zach.kretsch@austintexas.gov. FP1: Because encroachment of development in a waterway (including the floodplain) is prohibited per LDC 25-7-3 and/or LDC 30-4-3, and access to the easement must be maintained as outlined in DCM 1.2.4.G, include plat note indicating that no objects, including but not limited to buildings, fences, landscaping, or other obstructions are permitted in any drainage easement except as approved by the City of Austin. PARD / Planning & Design Review - Scott Grantham - 512-974-9457 Update 0: PR1. Subdivision will combine two tracts into one residential lot. There is no increase in residential entitlements, and therefore no additional parkland requirements. Subdivision Review - Cesar Zavala - cesar.zavala@austintexas.gov SR 1. This application was submitted on Jan 2, 2022, and is subject to the following deadlines (25-1-83; 30-1-113; 25-4-84; 30-2-84; 25-4-85):  Update deadline: January 3, 2023  Fiscal due (if needed): April 2, 2023  Recording due: April 26, 2023 SR 2. Remove the building setbacks from inside the lots, unless a reviewer requested that the building setback be shown on the plat. The Travis County group may have requested that certain setback be placed related to flood plain, contact the Travis County Engineer to verify which setbacks should be shown on the plat. SR 3. In the owner’s preamble on the plat correct the last name for Janice Che Srivathanakul. SR 4. Verify the application fees, this case is a final plat with variances, commission approval, and notice of the public hearing. Contact the Intake Department to verify the application fees. SR 5. The case is scheduled to be heard by the Commissioners Court and Zoning and Platting Commission on Tuesday November 1, 2022. Information on the Zoning and Platting Commission process will be provided after the agenda is posted on Friday afternoons. Refer to the link below for information on the Commissioners Court meeting, the agenda is normally posted online on Friday afternoons. https://www.traviscountytx.gov/commissioners-court 10 of 484 AW Utility Development Services - Bradley Barron - 512-972-0078 AW1. 30 TAC §285, §15-5, §15-9: Replace note 18 with the following note: NO LOT SHALL BE OCCUPIED UNTIL CONNECTED TO AN INDIVIDUAL PRIVATE WATER SYSTEM AND AN ON-SITE SEWAGE FACILITY APPROVED BY THE CITY OF AUSTIN. Water Quality Review - David Gomez - 512-974-7706 Release of this application does not constitute a verification of all data, information, and calculations supplied by the applicant. The engineer of record is solely responsible for the completeness, accuracy, and adequacy of his/her submittal, whether or not the application is reviewed for code compliance by city engineers. WQ 1. LDC 25-8-64 and ECM 1.8.1 are code and criteria sections regarding impervious cover (IC) assumptions “for single-family or duplex lots.” Based on the IC assumptions, water quality will not be required for this subdivision. WQ 2. Please provide Certification of Compliance LDC 25-1-84 – Applications Related to a Closed Municipal Solid Waste Landfill. The certification form can be found at the following website: http://austintexas.gov/sites/default/files/files/Planning/Applications_Forms/Landfill_Verification_Fo rm.pdf WQ. 3. Per LDC 25-8-211, add the following note to the plat, “Water quality controls are required for all development pursuant to the Land Development Code.” Wetlands Biologist Review - Hank Marley - hank.marley@austintexas.gov Travis Co. Subdivision Review - Sue Welch - 512-854-7637 No comments at this time. Comment cleared. FYI – the clerk’s name will change after the election 11/8/2022. Travis Co. Transportation Review - Manny Duarte - 512-854-7581 All Travis County Transportation comments are cleared. Site Plan Plumbing - Juan Beltran - 512-972-2095 The proposed final plat (C8J-2021-0206.0A) is approved from a plumbing code perspective. APPROVED End of Master Comment Report 11 of 484 1 ENVIRONMENTAL COMMISSION MOTION 20220406 003c Date: April 6, 2022 Motion by: Jennifer Bristol RATIONALE: Subject: Lot 1 Block A Srivathanakul Subdivision Project Assessment, C8J-2021-0206.0APA Seconded by: Perry Bedford WHEREAS, the Environmental Commission recognizes the applicant is requesting: 1. A Land Use Commission variance is requested to allow density to exceed one unit for each two acres with a minimum lot size of 3⁄4 of an acre [LDC 25-8-453(B)(1) & LDC 30-5-453(B)(1)] 2. A Land Use Commission variance is requested to allow a lot that lies within a Critical Water Quality Zone to include less than two acres in a Water Quality Transition Zone or uplands [LDC 25-8-452(C) & LDC 30-5- 452(C)]; and WHEREAS, the Environmental Commission recognizes the site is located in the Harrison Hollow Watershed and the Lake Austin Watershed, Water Supply Rural, Drinking Water Protection Zone; and WHEREAS, the Environmental Commission recognizes that Staff recommends this variance, (with staff conditions) having determined the required Findings of Fact have been met. THEREFORE, the Environmental Commission recommends the variance request with the following: Staff Conditions: 1. Natural revegetation within Critical Water Quality Zone disturbed areas will be provided in accordance with COA specification 609S native seeding and planting. 2. Preserve 100% of the heritage trees within the proposed subdivision. 3. The applicant will provide a rainwater collection system with the residential building permit application. The collection system will capture roof runoff from the proposed structure. 4. The proposed new construction will minimize disturbance to the Critical Water Quality Zone associated with Lake Austin. Specifically, the proposed addition to the existing house will be located to the northwest of the existing house to minimize disturbance to the Critical Water Quality Zone. 5. An upgraded septic system will be provided and will be located further away from lake than the existing septic system. 12 of 484 VOTE 9-1 For: Qureshi, Scott, Thompson, Barrett Bixler, Nickells, Bristol, Ramberg, Aguirre, Bedford Against: Brimer Abstain: None Recuse: None Absent: None Approved By: Kevin Ramberg, Environmental Commission Chair 2 13 of 484ITEM FOR ENVIRONMENTAL COMMISSION AGENDA COMMISSION MEETING DATE: April 6, 2022 NAME & NUMBER OF PROJECT: Lot 1 Block A Srivathanakul Subdivision Project Assessment NAME OF APPLICANT OR ORGANIZATION: Janice Srivathanakul LOCATION: 101 Lago Verde Dr COUNCIL DISTRICT: District 10 and ETJ ENVIRONMENTAL REVIEW STAFF: WATERSHED: REQUEST NO. 1: REQUEST NO. 2: Mike McDougal, Environmental Policy Program Manager Development Services Department 512-974-6380 mike.mcdougal@austintexas.gov Harrison Hollow Watershed and Lake Austin Watershed, Water Supply Rural, Drinking Water Protection Zone A Land Use Commission variance is requested to allow density to exceed one unit for each two acres with a minimum lot size of ¾ of an acre [LDC 25-8-453(B)(1) & LDC 30-5-453(B)(1)] A Land Use Commission variance is requested to allow a lot that lies within a Critical Water Quality Zone to include less than two acres in a Water Quality Transition Zone or uplands [LDC 25-8-452(C)] 14 of 484STAFF RECOMMENDATION NO. 1: STAFF RECOMMENDATION NO. 2: Staff recommends approval of the variance with the conditions Staff recommends approval of the variance with the conditions Page 2 of 2 15 of 484 Development Services Department Staff Recommendations Concerning Required Findings Project Name: Ordinance Standard: Watershed Protection Ordinance Variance Request: Lot 1 Block A Srivathanakul Subdivision Project Assessment Request to vary LDC 25-8-453(B)(1) / LDC 30-5-453(B)(1) to allow density to exceed one unit for each two acres with a minimum lot size of ¾ of an acre Include an explanation with each applicable finding of fact. A. Land Use Commission variance determinations from Chapter 25-8-41 of the City Code: 1. 2. The requirement will deprive the applicant of a privilege available to owners of similarly situated property with approximately contemporaneous development subject to similar code requirements. Yes – The property must be platted in order to improve the existing structure. Other nearby owners have been permitted to subdivide tracts and construct homes along Lake Austin. The variance: a) Is not necessitated by the scale, layout, construction method, or other design decision made by the applicant, unless the design decision provides greater overall environmental protection than is achievable without the variance; b) Yes – The applicant proposes to provide a septic system in accordance with current standards that will be located further from Lake Austin than the current septic system. This would provide greater overall environmental protection than is achievable without the variance. In addition, the applicant will preserve heritage trees (this is not required in the COA ETJ); revegetate disturbed areas with within the Critical Water Quality Zone with native plants and seeding; capture rainfall with a cistern to reduce pollutant runoff from impervious cover; and minimize construction disturbance within the Lake Austin Critical Water Quality Zone by constructing the addition to the existing house outside of the Critical Water Quality Zone. Is the minimum deviation from the code requirement necessary to allow a reasonable use of the property; 16 of 484Yes – The Water Supply Rural watershed classification establishes a minimum lot size and a minimum density. Specifically, lots must be at least 0.75 acres in size and, on average, there must be 2 acres for each unit. This requirement is infeasible for the proposed one lot subdivision. The applicant proposes a one lot subdivision with one unit; the quantity of units cannot be decreased. There is no land available for purchase to increase the lot size to fulfill this requirement. The request to create a one lot subdivision is the minimum deviation from Code necessary to allow a reasonable use of the property. Does not create a significant probability of harmful environmental consequences. c) Yes – The proposed development does not create a significant probability of harmful environmental consequences. The proposed development will include revegetation in the Critical Water Quality Zone; capturing runoff from impervious cover; and an improved septic system. Development with the variance will result in water quality that is at least equal to the water quality achievable without the variance. Yes – The proposed development does not create a significant probability of harmful environmental consequences. The proposed development will include revegetation in the Critical Water Quality Zone; capturing runoff from impervious cover; and an improved septic system. B. The Land Use Commission may grant a variance from a requirement of Section 25-8-422 (Water Supply Suburban Water Quality Transition Zone), Section 25-8-452 (Water Supply Rural Water Quality Transition Zone), Section 25-8-482 (Barton Springs Zone Water Quality Transition Zone), Section 25-8-368 (Restrictions on Development Impacting Lake Austin, Lady Bird Lake, and Lake Walter E. Long), or Article 7, Division 1 ( Critical Water Quality Zone Restrictions ), after determining that:: The criteria for granting a variance in Subsection (A) are met; N/A The requirement for which a variance is requested prevents a reasonable, economic use of the entire property; N/A The variance is the minimum deviation from the code requirement necessary to allow a reasonable, economic use of the entire property. N/A Staff Determination: Staff determines that the findings of fact have been met. Staff recommends approval of the variance with the following conditions: 3. 1. 2. 3. 17 of 4841. Natural revegetation within Critical Water Quality Zone disturbed areas will be provided in accordance with COA specification 609S native seeding and planting. 2. Preserve 100% of the heritage trees within the proposed subdivision. 3. The applicant will provide a cistern included with the residential building permit application. The cistern will capture runoff from existing and proposed impervious cover. 4. The proposed construction will be in accordance with the buildability exhibit to minimize disturbance to the Critical Water Quality Zone associated with Lake Austin. 5. The upgraded septic system will be located further away from lake than the existing septic system. Environmental Reviewer (DSD) Environmental Review Manager (DSD) Deputy Environmental Officer (WPD) _____________________________ Mike McDougal _____________________________ Mike McDougal _____________________________ (Liz Johnston) Date 2-17-2022 Date 2-17-2022 Date 03/09/2022 18 of 484 Development Services Department Staff Recommendations Concerning Required Findings Project Name: Ordinance Standard: Watershed Protection Ordinance Variance Request: Lot 1 Block A Srivathanakul Subdivision Project Assessment Request to vary LDC 25-8-452(C) to allow a lot that lies within a Critical Water Quality Zone to include less than two acres in a Water Quality Transition Zone or uplands Include an explanation with each applicable finding of fact. A. Land Use Commission variance determinations from Chapter 25-8-41 of the City Code: 1. 2. The requirement will deprive the applicant of a privilege available to owners of similarly situated property with approximately contemporaneous development subject to similar code requirements. Yes – The property must be platted in order to improve the existing structure. Other nearby owners have been permitted to subdivide tracts and construct home along Lake Austin. The variance: a) Is not necessitated by the scale, layout, construction method, or other design decision made by the applicant, unless the design decision provides greater overall environmental protection than is achievable without the variance; b) Yes – The applicant proposes to provide a septic system in accordance with current standards that will be located further from Lake Austin than the current septic system. This would provide greater overall environmental protection than is achievable without the variance. In addition, the applicant will preserve heritage trees (this is not required in the COA ETJ); revegetate disturbed areas with within the Critical Water Quality Zone with native plants and seeding; capture rainfall with a cistern to reduce pollutant runoff from impervious cover; and minimize construction disturbance within the Lake Austin Critical Water Quality Zone by constructing the addition to the existing house outside of the Critical Water Quality Zone. Is the minimum deviation from the code requirement necessary to allow a reasonable use of the property; 19 of 484 c) Yes – The Water Supply Rural watershed classification establishes a minimum lot size for lots that are partially located within the Critical Water Quality Zone. Specifically, single family lots partially located within the Critical Water Quality Zone must also have 2 acres located within the Water Quality Transition Zone and/or uplands. This requirement is infeasible for the proposed one lot subdivision. The applicant proposes a one lot subdivision with one unit. There is no land available for purchase to increase the lot size to fulfill this requirement. The request to create a one lot subdivision is the minimum deviation from Code necessary to allow a reasonable use of the property. Does not create a significant probability of harmful environmental consequences. Yes – The proposed development does not create a significant probability of harmful environmental consequences. The proposed development will include revegetation in the Critical Water Quality Zone; capturing runoff from impervious cover; and an improved septic system. Development with the variance will result in water quality that is at least equal to the water quality achievable without the variance. Yes – The proposed development does not create a significant probability of harmful environmental consequences. The proposed development will include revegetation in the Critical Water Quality Zone; capturing runoff from impervious cover; and an improved septic system. B. The Land Use Commission may grant a variance from a requirement of Section 25-8- 422 (Water Supply Suburban Water Quality Transition Zone), Section 25-8-452 (Water Supply Rural Water Quality Transition Zone), Section 25-8-482 (Barton Springs Zone Water Quality Transition Zone), Section 25-8-368 (Restrictions on Development Impacting Lake Austin, Lady Bird Lake, and Lake Walter E. Long), or Article 7, Division 1 ( Critical Water Quality Zone Restrictions ), after determining that:: The criteria for granting a variance in Subsection (A) are met; Yes – The criteria for Subsection A (above) are met. The requirement for which a variance is requested prevents a reasonable, economic use of the entire property; Yes – The existing single family house is not habitable for long term use. Platting the property is required in order to permit improvements to the existing house. The variance is the minimum deviation from the code requirement necessary to allow a reasonable, economic use of the entire property. 3. 1. 2. 3. 20 of 484Yes – Development of this property for use other than single family is highly unlikely. The existing single family house is not habitable for long term use. Platting the property in accordance with single family plat requirements is necessary in order to permit improvements to the existing house. Staff Determination: Staff determines that the findings of fact have been met. Staff recommends approval of the variance with the following conditions: 1. Natural revegetation within Critical Water Quality Zone disturbed areas will be provided in accordance with COA specification 609S native seeding and planting. 2. Preserve 100% of the heritage trees within the proposed subdivision. 3. The applicant will provide a cistern included with the residential building permit application. The cistern will capture runoff from existing and proposed impervious cover. 4. The proposed construction will be in accordance with the buildability exhibit to minimize disturbance to the Critical Water Quality Zone associated with Lake Austin. 5. The upgraded septic system will be located further away from lake than the existing septic system. Environmental Reviewer (DSD) Environmental Review Manager (DSD) Deputy Environmental Officer (WPD) _____________________________ Mike McDougal _____________________________ Mike McDougal _____________________________ (Liz Johnston) Date 2-17-2022 Date 2-17-2022 Date: 03/09/2022 21 of 484 January 20, 2022 Mike McDougal, Environmental Policy Program Manager Land Use Review Division City of Austin Development Services Department 6310 Wilhelmina Delco Drive Austin, TX 78752 Subject: Environmental Variance Request for Srivathanakul Subdivision Dear Mike, Included for your use and consideration by the Environmental Board and Zoning and Platting Commission is a request for a variance from the requirements of Sections 25-8-453(B)(1) / 25-5-453(B)(1) and 25-8- 452(C) / 30-5-452(C) of the Land Development Code. Specifically, a variance from the requirement that within the Uplands Zone the net site area for a single-family lot may not exceed one unit for each two acres, and a lot that lies within the Critical Water Quality Zone must also include at least two acres in a Water Quality Transition Zone or Uplands Zone. The subject property total 1.408 acres. Currently, the subject property is unplatted and comprised of two contiguous parcels. One parcel contains a small, somewhat dilapidated dwelling unit overlooking Lake Austin. The owners want to renovate and expand the existing 780 square foot residence to create a more modern, usable, and enjoyable home. Prior to the issuance of development permits, platting is required. A subdivision application to create a one lot subdivision for single-family residential use was submitted July 26, 2021. During the subdivision review process, it was determined that although the number of dwelling units is not changing, variances to the above referenced Code sections are required. Additional details regarding the subject property, site constraints justifying the variance, and findings of fact for which the decision to grant variances must be based are provided with the Environmental Commission Variance Application Form. Related maps, exhibits, and an Environmental Resource Inventory are also included. Thank you for your assistance with this variance request. If you have questions or require additional information, please contact me. Sincerely, Karen Wunsch 512-202-5542 22 of 484January 27, 2022 ENVIRONMENTAL COMMISSION VARIANCE APPLICATION FORM PROJECT DESCRIPTION Applicant Contact Information Name of Applicant Street Address Karen Wunsch (Masterplan) 6500 River Place Blvd., Bldg. 7, Suite 250 City State ZIP Code Austin, TX 78730 512-202-5542 karen@masterplantexas.com Variance Case Information Srivathanakul Plat Work Phone E-Mail Address Case Name Case Number Address or Location Environmental Reviewer Name Environmental Resource Management Reviewer Name Applicable Ordinance C8J-2020-0192.0A (subdivision application) 2021 2021-199553 C (project assessment application) 101 Lago Verde Drive Mike McDougal LDC 25-8-453(B)(1) / 30-5-453(B)(1) Watershed Name Lake Austin and Harrison Hollow Watershed Classification Water Supply Rural Edwards Aquifer Recharge Zone Not in Edwards Aquifer Zones Edwards Aquifer Contributing Zone No City of Austin | Environmental Commission Variance Application Guide 1 23 of 484January 27, 2022 Distance to Nearest Classified Waterway Water and Waste Water service to be provided by Variance Request 0.0 feet LCRA - Lake Austin (water); OSSF (waste water) To allow net site area density of one dwelling unit on less than 2 acres. (LDC 25-8-453 / 30-5-453) Impervious Cover Existing Tract 1 Existing Tract 2 Proposed Lot 1 square footage: 1,667 SF 237.44 SF acreage: .038 acres .005 acres percentage: 9.333% .005% 9,817 SF .225 acres 15.98% Provide general description of the property (slope range, elevation range, summary of vegetation / trees, summary of the geology, CWQZ, WQTZ, CEFs, floodplain, heritage trees, any other notable or outstanding characteristics of the property) The topography of the site is flat to slightly sloping. Surface elevations range from approximately 502 (cid:177) 572 feet above mean sea level (COA, 2015 and USGS, 1986) with surface water flow occurring in a northwestern-to-southeastern direction toward Lake Austin. There is woodland and grassland species on the site. Woodland species include sugarberry, Texas live oak, Ashe juniper, and persimmon trees. Grassland species include Texas croton, Texas prickly pear, and little bluestem. A summary of protected trees is provided on the attached as-built survey. Some heritage trees exist on the site that will be protected per City of Austin requirements and recommendations issued by the City Arborist following an onsite meeting that occurred on 09-09-2021. No Heritage trees are proposed for removal. The site geology is described as Fluviatile terrace deposits that are siliceous and course along the Colorado River, and beyond the Fluviatile terrace deposits the site falls with the Glen Rose formation, described as limestone, dolomite, and marl subdivided into alternating resistant and recessive beds forming stairstep topography. A portion of the site is adjacent to Lake Austin, and therefore falls within the CWQZ (Critical Water Quality Zone) and City of Austin Fully Developed 100-year Floodplain of that waterway. No CEF (Critical Environmental Features) have been observed or identified on the property, but two wetland CEFs were identified within 150 feet off the property. For additional details pertaining to the general environmental characteristics of the site, please refer to the Environmental Resource Inventory prepared by Horizon Environmental Resources, Inc. City of Austin | Environmental Commission Variance Application Guide 2 24 of 484January 27, 2022 Clearly indicate in what way the proposed project does not comply with current Code (include maps and exhibits) FINDINGS OF FACT The proposed lot totals 1.408 acres. The lakefront tract is 0.407 acres, and the adjacent tract to the north is 1.001 acres. The owner wants to combine the two tracts into a one lot subdivision for single-family residential use (1 dwelling unit). Platting is required in order to obtain a building permit to renovate the existing dwelling unit located on the lakefront tract. No viable alternatives exist for acquiring the additional 0.592 acres or more of land required to satisfy the 2-acre minimum net site area (NSA) for a residential unit specified in Section 25-8-453(B)(1) / Section 30-5-453(B)(1). The proposed lot area of 1.408 acres does satisfy the minimum lot size requirement of ¾-acres of Section 25-8- 453(B)(1) / Section 30-5-453(B)(1). EXISTING PROPOSED Tract 1 NSA 0.407 acres Tract 2 NSA 1.001 acres Lot 1 1.408 acres Density 1 dwelling unit Lot 1 1 dwelling unit As required in LDC Section 25-8-41, in order to grant a variance, the Land Use Commission must make the following findings of fact: Include an explanation with each applicable finding of fact. Project: Srivathanakul Sub Lot 1 Blk A Ordinance: Land Development Code Section 25-8-453(B)(1) / Section 30-5-453(B)(1) A. Land Use Commission variance determinations from Chapter 25-8-41 of the City Code: 1. The requirement will deprive the applicant of a privilege available to owners of similarly situated property with approximately contemporaneous development subject to similar code requirements. Yes The existing dwelling unit was constructed in early 1970s. Not surprisingly, the structure needs repairs and updating to accommodate the needs of a modern family. Similarly situated properties along Lake Austin are located within the Rio Vista Addition subdivision recorded in 1956. Many of these lots are developed with single-family residential City of Austin | Environmental Commission Variance Application Guide 3 25 of 484January 27, 2022 2. The variance: homes and associated improvements. On some of the nearby lots, new homes are under construction. At the time that the adjacent subdivision was platted, the subject property was configured as a single tract. Without the variance, the condition of the site will continue to deteriorate. a) Is not necessitated by the scale, layout, construction method, or other design decision made by the applicant, unless the design decision provides greater overall environmental protection than is achievable without the variance; Yes The requested variance is not necessary because of the scale, layout, construction method, or design decisions of the property owner. The variance is required because the tract totals less than 2 acres. Acquisition of additional acreage to satisfy the minimum net set area of the proposed single-family residential lot and avoid the variance process was explored. A total of five (5) tracts are contiguous with the subject property. However, incorporation of additional acreage into the proposed subdivision application is not feasible. Please refer to the attached Tax Map Exhibit for additional details about the surrounding properties summarized below. Parcel ID 130699 (Schmidt Investments Ltd.) (cid:177) This tract is approximately 33 acres of raw land owned by a family trust that reflects the multi-generational ownership of this parcel by the Schmidt family that spans at more than five decades. Conveying any portion of this property will absolve the tract of any legal tract status as such determinations are conditioned on the tract being in the same configuration as when annexed into the jurisdiction and/or enactment of regulations. Deeds for this tract in the current configuration date back to at least October 13, 1972. Parcel ID 132371 (Jerome & Lydia Johnson) (cid:177) This property has lakeshore frontage on Lake Austin similar the subject property. However, this property is a platted lot (Lot 1, Block 1) of the Rio Vista Addition subdivision. Conveying a portion of this platted lot so that it can be incorporated into the proposed Srivathanakul Subdivision is not feasible and is impractical. The existing, platted lot is 0.686 acres. It is developed with a single-family residential City of Austin | Environmental Commission Variance Application Guide 4 26 of 484January 27, 2022 dwelling unit and associated improvements, and it does not satisfy all of the requirements of the current City of Austin and Travis County subdivision and development regulations. Parcel ID 132369 (Jerome & Lydia Johnson) (cid:177) This property is also platted (Lot 10, Block 3) as part of the Rio Vista Addition subdivision. Vacating an existing platted lot to convey to a new owner for inclusion in the Srivathanakul Subdivision is not practical or desirable for the current owners. Parcel ID 134497 (Andrea Rorick & Gloria Coker) (cid:177) This 0.9664- acre lot is platted as Lot 5, Block 4, Rio Vista Addition. The owners of this lot also own the adjoining 0.7-acre lot. Vacating this platted lot and re-subdividing it with the Srivathanakul Subdivision is not practical nor desirable for the current owners who are interested in acquiring additional acreage in order to facilitate future development goals. Parcel ID 781893 (Christopher Layton) (cid:177) Numerous attempts to contact the owner of this 0.743-acre, unplatted parcel were unsuccessful. Mrs. Srivathanakul and her real estate agent telephoned, emailed, and sent certified letters to the owner of this parcel. All communication attempts were unanswered. It is assumed that the current owner is not interested in selling this tract. In summary, all potential avenues for acquiring additional acreage to satisfy the 2-acre minimum requirement were explored but ultimately unsuccessful. The size of tract is preventing the property from being platted not the proposed improvements. b) Is the minimum deviation from the code requirement necessary to allow a reasonable use of the property; Yes The existing dwelling unit was constructed decades ago. Although the owners use the structure on a limited basis for short stays, the residence is not habitable in its current condition for long-term use or as a permanent residence. To enjoy reasonable use of the property, improvements to the existing structure are required. The current dwelling unit occupies a 0.407-acre tract. Approving this variance request will enable the owner to proceed with City of Austin | Environmental Commission Variance Application Guide 5 27 of 484January 27, 2022 platting of the subject property into a single lot, which ultimately will reduce the amount of deviation from the Code. Currently, the net site area of the existing dwelling unit is deficient by 1.59 acres. With the requested variance, the deviation from the Code will be reduced to 0.592 acres. The proposed lot satisfies all other site and lot requirements of the Code including: MINIMUM REQUIRED PROVIDED AS PROPOSED EXISTING CONDITIONS 0.75-acre lot in Uplands Zone 1.408 acres 0.31 acres 1 dwelling unit per site in Uplands Zone 1 dwelling unit per site 1 dwelling unit per site 1-acre lot in LA District 1.408 acres 0.407 acres 1 dwelling unit per lot in LA District 1 dwelling unit per lot 1 dwelling unit per legal tract c) Does not create a significant probability of harmful environmental consequences. Yes Approving the variance does not create a significant probability of environmental consequences. Granted, the applicant ultimately plans to renovate the existing structure by adding additional square footage and a second level. However, the proposed expansion will not increase the footprint of the existing home within the CWQZ. The proposed addition is completely within the Upland Zone. In addition, the proposed improvements will also include a new, modern replacement of the homes original OSSF, with a drain field that is located further from the lake. A rainwater collection system and rain barrels will collect water for irrigation of the property including the native species landscaping that was installed with the shoreline stabilization improvements permitted in 2016. Enclosed garage parking will reduce the potential for stormwater run-off of auto-related contaminants compared to existing conditions. A cistern rainwater collection system is City of Austin | Environmental Commission Variance Application Guide 6 28 of 484January 27, 2022 proposed in conjunction with the residential permit application. The modernization of the site and improvements using present day technology provides environmental protections that offset the potential impact of the increased impervious cover. Admittedly, these factors are not easily quantified nor are the impacts directly comparable. 3. Development with the variance will result in water quality that is at least equal to the water quality achievable without the variance. Yes Water quality will be at least equal to if not better than the water quality achievable without the variance. If the variance is granted, the subdivision application may proceed. Upon recordation of the newly platted lot, the owner may submit development applications for permits to construct proposed improvements including a new OSSF system and enclosed garage parking. B. Additional Land Use Commission variance determinations for a requirement of Section 25-8-422 (Water Quality Transition Zone), Section 25-8-452 (Water Quality Transition Zone), Article 7, Division 1 (Critical Water Quality Zone Restrictions), or Section 25-8-368 (Restrictions on Development Impacting Lake Austin, Lady Bird Lake, and Lake Walter E. Long): 1. The criteria for granting a variance in Subsection (A) are met; Yes The property is adjacent to Lake Austin. However, none of the restrictions described in Section 25-8-368 are applicable to this variance request or project. 2. The requirement for which a variance is requested prevents a reasonable, economic use of the entire property; Yes Without the variance, the property cannot platted as a separate lot. If not platted, no construction permits may be issued, and the property will continue to deteriorate. None of the restrictions described in Section 25- 8-368 are applicable to this variance request or project. 3. The variance is the minimum deviation from the code requirement necessary to allow a reasonable, economic use of the entire property. Yes The variance requested is the minimum deviation required to allow for the subdivision application to proceed. Other sections of the code require a minimum lot size of ¾-acre and density of 1 unit per acre, which are satisfied as proposed. Establishing the subject property as a legal lot City of Austin | Environmental Commission Variance Application Guide 7 29 of 484January 27, 2022 enables the property owner to pursue building and site improvements that allow for reasonable, personal use of this lakefront property. **Variance approval requires all above affirmative findings. City of Austin | Environmental Commission Variance Application Guide 8 30 of 484January 27, 2022 A Exhibits for Commission Variance o Aerial photos of the site o Site photos o Aerial photos of the vicinity o Context Map(cid:886)A map illustrating the subject property in relation to developments in the vicinity to include nearby major streets and waterways o Topographic Map - A topographic map is recommended if a significant grade change on the subject site exists or if there is a significant difference in grade in relation to adjacent properties. o For cut/fill variances, a plan sheet showing areas and depth of cut/fill with topographic elevations. property o Site plan showing existing conditions if development exists currently on the o Proposed Site Plan- full size electronic or at least legible 11x17 showing proposed development, include tree survey if required as part of site or subdivision plan o Environmental Map (cid:884) A map that shows pertinent features including Floodplain, CWQZ, WQTZ, CEFs, Setbacks, Recharge Zone, etc. o An Environmental Resource Inventory pursuant to ECM 1.3.0 (if required by 25- 8-121) o (cid:4)(cid:393)(cid:393)(cid:367)(cid:349)(cid:272)(cid:258)(cid:374)(cid:410)(cid:859)(cid:400)(cid:3)(cid:448)(cid:258)(cid:396)(cid:349)(cid:258)(cid:374)(cid:272)(cid:286)(cid:3)(cid:396)(cid:286)(cid:395)(cid:437)(cid:286)(cid:400)(cid:410)(cid:3)(cid:367)(cid:286)(cid:410)(cid:410)(cid:286)(cid:396) City of Austin | Environmental Commission Variance Application Guide 9 31 of 484January 27, 2022 ENVIRONMENTAL COMMISSION VARIANCE APPLICATION FORM PROJECT DESCRIPTION Applicant Contact Information Name of Applicant Street Address Karen Wunsch (Masterplan) 6500 River Place Blvd., Bldg. 7, Suite 250 City State ZIP Code Austin, TX 78730 512-202-5542 karen@masterplantexas.com Variance Case Information Srivathanakul Plat Work Phone E-Mail Address Case Name Case Number Address or Location Environmental Reviewer Name Environmental Resource Management Reviewer Name Applicable Ordinance LDC 25-8-452(C) / 30-5-452(C) Watershed Name Lake Austin and Harrison Hollow Watershed Classification Water Supply Rural Edwards Aquifer Recharge Zone Not in Edwards Aquifer Zones C8J-2020-0192.0A (subdivision application) 2021 2021-199553 C (project assessment application) 101 Lago Verde Drive Mike McDougal Edwards Aquifer Contributing Zone No City of Austin | Environmental Commission Variance Application Guide 1 32 of 484January 27, 2022 Distance to Nearest Classified Waterway Water and Waste Water service to be provided by Variance Request 0.0 feet LCRA - Lake Austin (water); OSSF (waste water) Allow for the expansion of a single-family residential dwelling unit on a on a lot that lies partially within a critical water quality zone but does not constitute at least two acres in a water quality transition zone or upland zone. Impervious Cover Existing Tract 1 Existing Tract 2 Proposed Lot 1 square footage: 1,667 SF 237.44 SF 9,817 SF acreage: 0.038 acres 0.005 acres 0.225 acres percentage: 9.333% 0.005% 15.98% Provide general description of the property (slope range, elevation range, summary of vegetation / trees, summary of the geology, CWQZ, WQTZ, CEFs, floodplain, heritage trees, any other notable or outstanding characteristics of the property) The topography of the site is flat to slightly sloping. Surface elevations range from approximately 502 (cid:177) 572 feet above mean sea level (COA, 2015 and USGS, 1986) with surface water flow occurring in a northwestern-to-southeastern direction toward Lake Austin. There is woodland and grassland species on the site. Woodland species include sugarberry, Texas live oak, Ashe juniper, and persimmon trees. Grassland species include Texas croton, Texas prickly pear, and little bluestem. A summary of protected trees is provided on the attached as-built survey. Some heritage trees exist on the site that will be protected per City of Austin requirements and recommendations issued by the City Arborist following an onsite meeting that occurred on 09-09-2021. No Heritage trees are proposed for removal. The site geology is described as Fluviatile terrace deposits that are siliceous and course along the Colorado River, and beyond the Fluviatile terrace deposits the site falls with the Glen Rose formation, described as limestone, dolomite, and marl subdivided into alternating resistant and recessive beds forming stairstep topography. A portion of the site is adjacent to Lake Austin, and therefore falls within the CWQZ (Critical Water Quality Zone) and City of Austin Fully Developed 100-year Floodplain of that waterway. No CEF (Critical Environmental Features) have been observed or identified on the property, but two wetland CEFs were identified within 150 feet of the property in 2009. Wetland vegetation identified in 2009 was removed by carp released into Lake Austin by the City of Austin. Additional details pertaining to the general environmental characteristics of the site, are described in the Environmental Resource Inventory prepared by Horizon Environmental Resources, Inc. City of Austin | Environmental Commission Variance Application Guide 2 33 of 484January 27, 2022 Clearly indicate in what way the proposed project does not comply with current Code (include maps and exhibits) FINDINGS OF FACT The proposed lot totals 1.408 acres. The lakefront tract is 0.407 acres, and the adjacent tract to the north is 1.001 acres. The owner wants to combine the two tracts into a one lot subdivision for single-family residential use (1 dwelling unit). Platting is required in order to obtain a building permit to renovate the existing dwelling unit located on the lakefront tract. The property lies primarily within the Upland Zone. A small portion at the southern edge of the property is within the CWQZ of Lake Austin, and a small portion at the northern edge of the property is within the WQTZ of Harrison Hollow. No viable alternatives exist for acquiring the additional acreage to satisfy the requirement that at least two acres be located within the WQTZ or Upland Zone. EXISTING PROPOSED Tract 1 0.407 acres Tract 2 1.001 acres Lot 1 1.408 acres Density 1 dwelling unit Lot 1 1 dwelling unit As required in LDC Section 25-8-41, in order to grant a variance, the Land Use Commission must make the following findings of fact: Include an explanation with each applicable finding of fact. Project: Srivathanakul Sub Lot 1 Blk A Ordinance: Land Development Code Section 25-8-452(C) A. Land Use Commission variance determinations from Chapter 25-8-41 of the City Code: 1. The requirement will deprive the applicant of a privilege available to owners of similarly situated property with approximately contemporaneous development subject to similar code requirements. Yes The existing dwelling unit was constructed in early 1970s. Not surprisingly, the structure needs repairs and updating to accommodate the needs of a modern family. Similarly situated properties along Lake Austin are located within the Rio Vista Addition subdivision recorded in 1956. Many of these lots are developed with single-family residential City of Austin | Environmental Commission Variance Application Guide 3 34 of 484January 27, 2022 2. The variance: homes and associated improvements. At the time that the adjacent subdivision was platted, the subject property was configured as a single tract. Without the variance, the condition of the site will continue to deteriorate. a) Is not necessitated by the scale, layout, construction method, or other design decision made by the applicant, unless the design decision provides greater overall environmental protection than is achievable without the variance; Yes The requested variance is not necessary because of the scale, layout, construction method, or design decisions of the property owner. The variance is required because of the tract size. Although the current owner acquired the tract in two separate transactions, the two properties were conjoined from approximately 1964 to 2008. Acquisition of additional acreage to satisfy the minimum lot area requirements and avoid the variance process was explored. A total of five (5) tracts are contiguous with the subject property. However, incorporation of additional acreage into the proposed subdivision application is not feasible. Please refer to the attached Tax Map Exhibit for additional details about the surrounding properties summarized below. Parcel ID 130699 (Schmidt Investments Ltd.) (cid:177) This tract is approximately 33 acres of raw land owned by a family trust that reflects the multi-generational ownership of this parcel by the Schmidt family that spans at more than five decades. Conveying any portion of this property will absolve the tract of any legal tract status, as such determinations are conditioned on the tract being in the same configuration as when annexed into the jurisdiction and/or enactment of regulations. Deeds for this tract in the current configuration date back to at least October 13, 1972. Parcel ID 132371 (Jerome & Lydia Johnson) (cid:177) This property has lakeshore frontage on Lake Austin similar the subject property. However, this property is a platted lot (Lot 1, Block 1) of the Rio Vista Addition subdivision. Conveying a portion of this platted lot so that it can be incorporated into the proposed Srivathanakul Subdivision is not feasible and is impractical. The existing, platted lot is 0.686 acres. It is developed with a single-family residential City of Austin | Environmental Commission Variance Application Guide 4 35 of 484January 27, 2022 dwelling unit and associated improvements, and it does not satisfy all of the requirements of the current City of Austin and Travis County subdivision and development regulations. Parcel ID 132369 (Jerome & Lydia Johnson) (cid:177) This property is also platted (Lot 10, Block 3) as part of the Rio Vista Addition subdivision. Vacating an existing platted lot to convey to a new owner for inclusion in the Srivathanakul Subdivision is not practical or desirable for the current owners. Parcel ID 134497 (Andrea Rorick & Gloria Coker) (cid:177) This 0.9664- acre lot is platted as Lot 5, Block 4, Rio Vista Addition. The owners of this lot also own the adjoining 0.7-acre lot. Vacating this platted lot and re-subdividing it with the Srivathanakul Subdivision is not practical nor desirable for the current owners who are interested in acquiring additional acreage in order to facilitate future development goals. Parcel ID 781893 (Christopher Layton) (cid:177) This property is unplatted and totals 0.743 acres. Acquisition of this tract would satisfy the density requirements of 25-8-453(B)(1), thus eliminating the need for a variance from that section of the Code. However, it would not satisfy the requirements of 25-8-452(C) that requires at least two acres within the WQTZ or Uplands Zone because that section of Code is based on net site area not gross site area. In summary, all potential avenues for acquiring additional acreage to satisfy the Code requirements and avoid the variance request process were explored but ultimately unsuccessful. The size of tract is preventing the property from being platted not the design of the proposed improvements. b) Is the minimum deviation from the code requirement necessary to allow a reasonable use of the property; Yes The existing dwelling unit was constructed decades ago. Although the owners use the structure on a limited basis for short stays, the residence is not habitable in its current condition for long-term use or as a permanent residence. To enjoy reasonable use of the property, improvements to the existing structure are required. City of Austin | Environmental Commission Variance Application Guide 5 36 of 484January 27, 2022 The current dwelling unit occupies a 0.407-acre tract. Approving this variance request will enable the owner to proceed with platting of the subject property into a single lot, which ultimately will reduce the amount of deviation from the Code. Currently, the net site area of the existing dwelling unit is deficient by 1.59 acres. With the requested variance, the deviation from the Code will be reduced to 0.592 acres. The proposed lot satisfies all other site and lot requirements of the Code including: MINIMUM REQUIRED PROVIDED AS PROPOSED EXISTING CONDITIONS 0.75-acre lot in Uplands Zone 1.408 acres 0.31 acres 1 dwelling unit per site in Uplands Zone 1 dwelling unit per site 1 dwelling unit per site 1-acre lot in LA District 1.408 acres 0.407 acres 1 dwelling unit per lot in LA District 1 dwelling unit per lot 1 dwelling unit per legal tract c) Does not create a significant probability of harmful environmental consequences. Yes Approving the variance does not create a significant probability of environmental consequences. Granted, the applicant ultimately plans to renovate the existing structure by adding additional square footage and a second level. However, the proposed expansion will not increase the footprint of the existing home within the CWQZ. The proposed addition is completely within the Upland Zone. In addition, the proposed improvements will also include a new, modern replacement of the homes original OSSF, with a drain field that is located further from the lake. A rainwater collection system and rain barrels will collect water for irrigation of the property including the native species landscaping that was installed with the shoreline stabilization improvements permitted in 2016. Enclosed garage parking will reduce the potential for stormwater run-off of auto-related contaminants compared to City of Austin | Environmental Commission Variance Application Guide 6 37 of 484January 27, 2022 existing conditions. A cistern rainwater collection system is proposed in conjunction with the residential permit application. The modernization of the site and improvements using present day technology provides environmental protections that offset the potential impact of the increased impervious cover. Admittedly, these factors are not easily quantified nor are the impacts directly comparable. 3. Development with the variance will result in water quality that is at least equal to the water quality achievable without the variance. Yes Water quality will be at least equal to if not better than the water quality achievable without the variance. If the variance is granted, the subdivision application may proceed. Upon recordation of the newly platted lot, the owner may submit applications for permits to construct proposed improvements including a new OSSF system and enclosed garage parking. B. Additional Land Use Commission variance determinations for a requirement of Section 25-8-422 (Water Quality Transition Zone), Section 25-8-452 (Water Quality Transition Zone), Article 7, Division 1 (Critical Water Quality Zone Restrictions), or Section 25-8-368 (Restrictions on Development Impacting Lake Austin, Lady Bird Lake, and Lake Walter E. Long): 1. The criteria for granting a variance in Subsection (A) are met; Yes The property is adjacent to Lake Austin. However, none of the restrictions described in Section 25-8-368 are applicable to this variance request or project. 2. The requirement for which a variance is requested prevents a reasonable, economic use of the entire property; Yes Without the variance, the property cannot be platted. If not platted, no construction permits may be issued, and the property will continue to deteriorate. None of the restrictions described in Section 25-8-368 are applicable to this variance request or project. 3. The variance is the minimum deviation from the code requirement necessary to allow a reasonable, economic use of the entire property. Yes The variance requested is the minimum deviation required to allow for the subdivision application to proceed. Other sections of the code require a minimum lot size of ¾-acre and density of 1 unit per acre, which are City of Austin | Environmental Commission Variance Application Guide 7 38 of 484January 27, 2022 satisfied as proposed. Establishing the subject property as a legal lot enables the property owner to pursue building and site improvements that allow for reasonable, personal use of this property. **Variance approval requires all above affirmative findings. City of Austin | Environmental Commission Variance Application Guide 8 39 of 484January 27, 2022 A Exhibits for Commission Variance o Aerial photos of the site o Site photos o Aerial photos of the vicinity o Context Map(cid:886)A map illustrating the subject property in relation to developments in the vicinity to include nearby major streets and waterways o Topographic Map - A topographic map is recommended if a significant grade change on the subject site exists or if there is a significant difference in grade in relation to adjacent properties. o For cut/fill variances, a plan sheet showing areas and depth of cut/fill with topographic elevations. property o Site plan showing existing conditions if development exists currently on the o Proposed Site Plan- full size electronic or at least legible 11x17 showing proposed development, include tree survey if required as part of site or subdivision plan o Environmental Map (cid:884) A map that shows pertinent features including Floodplain, CWQZ, WQTZ, CEFs, Setbacks, Recharge Zone, etc. o An Environmental Resource Inventory pursuant to ECM 1.3.0 (if required by 25- 8-121) o (cid:4)(cid:393)(cid:393)(cid:367)(cid:349)(cid:272)(cid:258)(cid:374)(cid:410)(cid:859)(cid:400)(cid:3)variance request letter City of Austin | Environmental Commission Variance Application Guide 9 40 of 484EXTRATERRITORIAL JURISDICTION 2 MILE ETJ AGRICULTURAL AGREEMENT Legend Jurisdiction FULL PURPOSE LIMITED PURPOSE OTHER CITY LIMITS OTHER CITIES ETJ TCAD Parcels TCAD Parcel IDs Jurisdiction FULL PURPOSE LIMITED PURPOSE EXTRATERRITORIAL JURISDICTION 2 MILE ETJ AGRICULTURAL AGREEMENT OTHER CITY LIMITS OTHER CITIES ETJ 0.1 0 0.04 0.1 Miles NAD_1983_StatePlane_Texas_Central_FIPS_4203_Feet Date Printed: This product is for informational purposes and may not have been prepared for or be suitable for legal, engineering, or surveying purposes. It does not represent an on-the-ground survey. This product has been produced by the City of Austin for the sole purpose of geographic reference. No warranty is made by the City of Austin regarding specific accuracy or completeness. 1: 2,400 Notes Tax Map Exhibit 41 of 484Legend Jurisdiction FULL PURPOSE LIMITED PURPOSE OTHER CITY LIMITS OTHER CITIES ETJ TCAD Parcels Jurisdiction FULL PURPOSE LIMITED PURPOSE EXTRATERRITORIAL JURISDICTION 2 MILE ETJ AGRICULTURAL AGREEMENT EXTRATERRITORIAL JURISDICTION 2 MILE ETJ AGRICULTURAL AGREEMENT OTHER CITY LIMITS OTHER CITIES ETJ 0.1 0 0.04 0.1 Miles NAD_1983_StatePlane_Texas_Central_FIPS_4203_Feet Date Printed: This product is for informational purposes and may not have been prepared for or be suitable for legal, engineering, or surveying purposes. It does not represent an on-the-ground survey. This product has been produced by the City of Austin for the sole purpose of geographic reference. 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