P-4 C15-2019-0061

Board of Adjustment – Jan. 13, 2020

P-4 C15-2019-0061 — original pdf

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P-4/1P-4/29/6/2019Board of AdjustmentsSpringdale Farms11/7/2019P-4/3Site Location•Area: 4.85 acres•Zoning: CS-MU-CO-NP•Along Imagine Austin Corridor•2 Blocks from Transit priority (in both directions)•Activity CorridorP-4/4Neighborhood Outreach•Held community meetings to:•Understand from our future neighbors what the Farm has meant to the community•Get a sense of what future uses could be beneficial to the community •Introduce StoryBuiltand discuss overall design strategy•Preservation (trees, existing features important to the site)•Sustainability•Green infrastructure•Neighborhood fabric•Mixed Use (residential for sale and commercial)P-4/5Community Feedback and GoalsFeedback from community meetings:•Keep some level of farming and farm-stand operational•Mixed use (residential and commercial) •Open space•Independent grocery•Coffee shop/cafe•Affordable housing component•Welcoming environment•Pedestrian orientedP-4/6What did we do with the Feedback..•Developed numerous site plans and programming options trying to incorporate all the feedback•Formed a working group with the Neighborhood Planning Contact Team to better identify pros and cons for the project, what agreements we could come to and identify our steps moving forward•Developed a site plan, working around the numerous constraints on the property to bring to life the best project possible. •Continued direct neighbor outreach during process to inform everyone of progress with the NPCTP-4/7Neighborhood Conclusions•Conditional Overlay Zoning change supported to allow for restaurant and general convenience/retail uses•Support for 48-ft commercial building•Executed LOI with the Guadalupe Neighborhood Development Corporation to formalize partnership for affordable units to be conveyed at 60% MFI. A Missing middle for the GNDC will be filled due to unit sizes being conveyed. •Heritage Tree preservation•Maintain Urban Farming component: worked with Eden East, who is currently managing the farm and onsite restaurant, to determine necessary requirements for future needs. P-4/8Site PlanSite Plan:•88 For sale Units•+/-50,000 sf of commercial•Open Space: 2.25 ac (includes 25k sf of Urban Farm•50% Imp cover•FAR: 0.7:1•Tree Preservation•Residential units 30-ft from property line•Collaboration of StoryBuiltand the NPCT to accomplish the goals:•Mixed Use•Farming•Sub-grade parking•Pedestrian OrientedP-4/9Site Overview•Total Area from Springdale ROW to CL of Creek = 115,520 sf•Buildable area = 47,000 or 40% of total area due to preserving 10 Heritage Trees and CWQZ•Compatibility setbacks on all sidesP-4/10Triggering PropertiesSingle Family Zoning but commercial useLimits of triggering propertiesP-4/11As of Rights –40-feetCommercial Height:•3 stories at 40-ft yields approx. 12 -13’ floor to floor which yields an unmarketable and unviable commercial space•Floodplain requires FFE to be raised an additional 2-3ft above average grade further limiting heightP-4/12Proposed HeightCommercial Height:•Variance to allow for 48-ft structure at 50-ft from both north and south property lines –Limit to 3 stories•Variance to allow for 48-ft structure at 25-ft from property line along Springdale Rd–Limit to 3 stories50’ Comp Setback50’ Comp Setback100-ft180-ft37-ft105-ftP-4/13Northwest Section•Residential units approximately 8 –11ft beyond 25ft comp setback•Residential height at approx. 25-ft (5’ below allowable)25’ Comp Setback33-36’105-ftP-4/14Southwest Section•Commercial height approx9’-6” below allowable height within 25 -50ft comp setback•No structure within 37’ from PL37’100-ft37-ft25’ Comp Setback50’ Comp SetbackP-4/15Commercial Building-Springdale Section21’ from sidewalkP-4/16Neighborhood SupportP-4/17Proposed HeightCommercial Height:•Variance to allow for 48-ft structure at 50-ft from both north and south property lines –Limit to 3 stories•Variance to allow for 48-ft structure at 25-ft from property line along Springdale Rd–Limit to 3 stories50’ Comp Setback50’ Comp Setback100-ft180-ft37-ft105-ftP-4/18BOA GENERAL REVIEW COVERSHEETCASE:C15-2019-0061BOA DATE:November 7, 2019ADDRESS:COUNCIL DISTRICT:3OWNER:PSW-Springdale LLCAGENT:Jarred CorbellZONING:CS-MU-CO-NPLEGAL DESCRIPTION:LOT 6-8 OLT 29-30 DIV A LESS W 17.88 FT JONES J GODWIN SUBD (1-D-1)VARIANCE REQUEST:a 48 ft. tall Commercial Office BuildingSUMMARY:erect a commercial office building at 50 ft. from property lineISSUES:critical water quality zone and floodplainZONINGLAND USESSiteCS-MU-CO-NPGeneral Commercial ServicesNorthSF-3-NPSingle-FamilySouthSF-3-NPSingle-FamilyEastP-NPPublicWestGR-MU-CO-NPCommunity CommercialNEIGHBORHOOD ORGANIZATIONS:Austin Independent School DistrictAustin Lost andFound PetsAustin Neighborhoods CouncilBike AustinDel Valle Community CoalitionEast Austin ConservancyEl Concilio Mexican-American NeighborhoodsFriends of Austin NeighborhoodsGovalle Neighborhood AssociationGovalle/Johnston Terrace Neighborhood Plan Contact TeamGuadalupe Neighborhood Development CorporationHomeless Neighborhood AssociationNeighborhood Empowerment FoundationNeighbors United for ProgressPreservation AustinSEL TexasSierra Club, Austin Regional GroupP-4/19October 30, 2019Jarred Corbell 735 Springdale Rd Austin TX, 78702 Property Description: LOT 6-8 OLT 29-30 DIV A LESS W 17.88 FT JONES J GODWIN SUBD (1-D-1)Re: C15-2019-0061 Dear Jarred, Austin Energy (AE) has reviewed your application for the above referenced property, requesting that the Board of Adjustment consider a variance(s) from the following section(s) from the Land Development Code;Article 10, Compatibility Standards, Division 2 –Development Standards, Section 25-2-1063 (C)(2) (Height Limitations and Setbacks for Large Sites) To increase the maximum allowable Compatibility Height requirements; from 40 feet (maximum allowed) to 48 feet (requested) ;in order to erect a 48 ft. foot Commercial Office use in a “CS-MU-CO-NP”, General Commercial Services –Mixed Use – Conditional Overlay –Neighborhood Plan zoning district. (Govalle Neighborhood Plan)Austin Energy does not oppose the above request for a height variance, provided all proposed and existing improvements follow Austin Energy’s clearance criteria requirements, the National Electric Safety Code and OSHA. Any existing electric facilities and easements that are affected by the proposed development, will need to be relocated, released or replaced at the expense of the owner/applicant. I encourage you to contact Darren Vicknair, Austin Energy Design – South Darren.Vicknair@austinenergy.com or (512) 505-7636, to discuss the any removal and relocation of existing facilities for the proposed electric design and electric service for this development.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_1.10.0CLSAREIf you require further information or have any questions regarding the above comments, please contact our office. Thank you for contacting Austin Energy. Eben Kellogg Property Agent - Austin EnergyPublic Involvement | Real Estate Services2500 Montopolis DriveAustin, TX 78741(512) 322-6050 P-4/20GONZALESMANSELL7THSPRINGDALEMILBURNGLISSMANNOWOTNY±SUBJECT TRACT!!!!!!PENDING CASEZONING BOUNDARY1 " = 165 '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 and represents only theapproximate relative location of property boundaries.This product has been produced by CTM for the sole purpose of geographic reference. No warranty is madeby the City of Austin regarding specific accuracy or completeness.NOTIFICATIONSCASE#:LOCATION:C15-2019-0061735 Springdale RoadP-4/21CITY OF AUSTINDevelopment Services Department(cid:50)(cid:81)(cid:72)(cid:3)(cid:55)(cid:72)(cid:91)(cid:68)(cid:86)(cid:3)(cid:38)(cid:72)(cid:81)(cid:87)(cid:72)(cid:85)(cid:3)(cid:95)(cid:3)(cid:51)(cid:75)(cid:82)(cid:81)(cid:72)(cid:29)(cid:3)(cid:24)(cid:20)(cid:21)(cid:17)(cid:28)(cid:26)(cid:27)(cid:17)(cid:23)(cid:19)(cid:19)(cid:19)(cid:3)(cid:24)(cid:19)(cid:24)(cid:3)(cid:37)(cid:68)(cid:85)(cid:87)(cid:82)(cid:81)(cid:3)(cid:54)(cid:83)(cid:85)(cid:76)(cid:81)(cid:74)(cid:86)(cid:3)(cid:53)(cid:82)(cid:68)(cid:71)(cid:15)(cid:3)(cid:36)(cid:88)(cid:86)(cid:87)(cid:76)(cid:81)(cid:15)(cid:3)(cid:55)(cid:72)(cid:91)(cid:68)(cid:86)(cid:3)(cid:26)(cid:27)(cid:26)(cid:19)(cid:23)(cid:3)Board of AdjustmentGeneral/Parking Variance ApplicationWARNING: Filing of this appeal stops all affected construction 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spaceis required, pleasecomplete Section(cid:25) as needed.(cid:3)(cid:36)(cid:79)(cid:79)(cid:3)(cid:76)(cid:81)(cid:73)(cid:82)(cid:85)(cid:80)(cid:68)(cid:87)(cid:76)(cid:82)(cid:81)(cid:3)(cid:76)(cid:86)(cid:3)(cid:85)(cid:72)(cid:84)(cid:88)(cid:76)(cid:85)(cid:72)(cid:71)(cid:3)(cid:11)(cid:76)(cid:73)(cid:3)(cid:68)(cid:83)(cid:83)(cid:79)(cid:76)(cid:70)(cid:68)(cid:69)(cid:79)(cid:72)(cid:12)(cid:17)(cid:3)For Office Use Only(cid:38)(cid:68)(cid:86)(cid:72)(cid:3)(cid:6)(cid:3)(cid:3)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:3)(cid:3)(cid:53)(cid:50)(cid:58)(cid:3)(cid:6)(cid:3)(cid:3)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:3)(cid:3)(cid:55)(cid:68)(cid:91)(cid:3)(cid:6)(cid:3)(cid:3)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:3)Section 1: Applicant 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6-8 OLT 29-30 DIV A LESS W 17.88 FT JONES J GODWIN SUBD735 SPRINGDALE RD. AUSTIN, TX 78702JARRED CORBELLPSW - SPRINGDALE LLCOctober48-ft Commercial Office Building at 50-ft from property line2019P-4/22 Portion of the City of Austin Land Development Code applicant is seeking a variance from: ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ Section 2: Variance Findings The Board must determine the existence of, sufficiency of, and weight of evidence supporting the findings described below. Therefore, you must complete each of the applicable Findings Statements as part of your application. Failure to do so may result in your application being rejected as incomplete. Please attach any additional supporting documents. NOTE: The Board cannot grant a variance that would provide the applicant with a special privilege not enjoyed by others similarly situated or potentially similarly situated. I contend that my entitlement to the requested variance is based on the following findings: Reasonable Use The zoning regulations applicable to the property do not allow for a reasonable use because: ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ Hardship 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:________________________________________________________________________________________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ City of Austin | Board of Adjustment General/Parking Variance Application 09/11/2015 | Page 5 of 8 The property contains numerous environmental constraints.There are several environmental features that limit the property to be developed to the highest and best use. This site is bordered to the east by Critical Water Quality Zone and Floodplain, totaling approx. 0.88 acres. Due to desire for site preservation, there are 10 heritage trees to remain which equate to 0.25 ac of undevelopable. In total, of the 2.65 ac of land on which the commercial will be constructed, only 58% os developable.CS-MU Zoning allows for 60-ft height and per Compatibility standards of outdated LDC, the site only realizes a 40-ft height along a commercial corridor. We are requesting 48-ft tall buildingLDC 25-2-1063 (C) (2) - three stories and 40-ft, if the structure is more than 50-ft and not more than 100-ft from propertyP-4/23 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: ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ 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 theuses of sites in the vicinity reasonably require strict or literal interpretation and enforcement ofthe specific regulation because:____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ 2.The granting of this variance will not result in the parking or loading of vehicles on publicstreets in such a manner as to interfere with the free flow of traffic of the streets because:____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ 3.The granting of this variance will not create a safety hazard or any other condition inconsistentwith the objectives of this Ordinance because:____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ 4.The variance will run with the use or uses to which it pertains and shall not run with the sitebecause:____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ City of Austin | Board of Adjustment General/Parking Variance Application 09/11/2015 | Page 6 of 8 The drainage channel that intersects the site creates a natural barrier to the properties to the south. The project is bordered by an active church to the north. The existing vegetation also creates a natural barrier. With existing zoning typically allowing 60-ft inheight, our requested 48-ft will not alter the character. P-4/24Section 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): ___________________________________________________ Applicant Mailing Address: __________________________________________________________ City: ________________________________________ State: ________________ Zip: _______ Phone (will be public information): ____________________________________________________ Email (optional – will be public information): _______________ 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: ______________________________________________ Date: _____________ Owner Name (typed or printed): ______________________________________________________ Owner Mailing Address: ____________________________________________________________ City: ________________________________________ State: ________________ Zip: _______ Phone (will be public information): ____________________________________________________ Email (optional – will be public information): ____________________________________________ Section 5: Agent Information Agent Name: ____________________________________________________________________ Agent Mailing Address: ____________________________________________________________ City: ________________________________________ State: ________________ Zip: _______ Phone (will be public information): ____________________________________________________ Email (optional – will be public information): _____________ 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). _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ City of Austin | Board of Adjustment General/Parking Variance Application 09/11/2015 | Page 7 of 8 JARRED CORBELL78704Austin(318) 230-40842003 S 1ST ST.(318) 230-4084TX2003 S 1ST ST10/3/2019During discussion with the Neighborhood Planning Contact Team and our desire to preserve natural features as well as create urban farming space, we have received support to construct a 48-ft commercial structure. Base zoning allows for 60-ft but due to compatibility standards, we are limited to 40-ft. Seeking an 8-ft variance. Jarred CorbellTX78704AUSTIN318-230-4084PSW-SPRINGDALE LLC900 South 1st St10/3/2019TXAUSTIN78704P-4/25P-4/26P-4/27P-4/28P-4/299/6/2019Board of AdjustmentsSpringdale Farms11/7/2019P-4/30Site Location•Area: 4.85 acres•Zoning: CS-MU-CO-NP•AlongImagineAustinCorridor•2 Blocks from Transit priority (in both directions)•Activity CorridorP-4/31Neighborhood Outreach•Held community meetings to:•Understand from our future neighbors what the Farm has meant to the community•Get a sense of what future uses could be beneficial to the community understanding that existing Conditional Overlay restricts site to residential and office uses•Introduce PSW and discuss overall design strategy•Preservation (trees, existing features important to the site)•Sustainability•Green infrastructure•Neighborhood fabric•Mixed Use (residential for sale and commercial)P-4/32Community Feedback and GoalsFeedback from community meetings:•Keep some level of farming and farm-stand operational•Mixed use (residential and commercial) •Open space•Independent grocery•Coffee shop/cafe•Affordable housing component•Welcoming environment•Pedestrian orientedP-4/33What did we do with the Feedback..•Developed numerous site plans and programming options trying to incorporate all the feedback•Formed a working group with the Neighborhood Planning Contact Team to better identify pros and cons for the project, what agreements we could come to and identify our steps moving forward•Developedasiteplan,workingaroundthenumerousconstraintsonthepropertytobringto lifethebestprojectpossible.P-4/34Site OverviewSite Characteristics:•Area: 4.85 acres•Zoning: CS-MU-CO-NP•Allowed Imp Cover: 95% (200,000 sf)•Allowed FAR: 2:1 (422,000 sf)•Height Allowance: 60-ft•Critical Water Quality Zone•Approx1 acre of No Build •Floodplain•Compatibility Setbacks•Heritage TreesP-4/35Site PlanSite Plan:•88 For sale Units•+/-50,000 sf of commercial•Open Space: 2.25 ac (includes 25k sf of Urban Farm•50%Impcover•FAR:0.7:1•Tree Preservation•Forsaleunits 30-ft from property lineP-4/36Northwest SectionP-4/37ProposalCommercial Height:•Variance to allow for 48-ft structure at 50-ft from property line on both south and north property lines –Limit to 3 stories•Variancetoallowfor48-ftstructurealongSpringdale –Limit to 3 stories•Additional height allows for typical heights and more viable use of commercial spaceP-4/38Commercial Building TentNote: Per new equivalent zoning for this existing base zoning, 60-ft height limit would be allowed at 50-ft from Property Line. P-4/39Commercial Building12P-4/40Commercial Building21P-4/41Commercial Building-Springdale Section5P-4/42Hardship•Total Area from Springdale ROW to CL of Creek = 115,520 sf•Buildable area = 47,000 or 40% of total area due to working around trees•9HeritagetreestobepreservedP-4/43Neighborhood SupportP-4/44