20201120-003a Concordia SP-2020-0038C variance packet part 3 of 4 — original pdf

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ITEM FOR ENVIRONMENTAL COMMISSION AGENDA COMMISSION MEETING DATE: NAME & NUMBER OF PROJECT: NAME OF APPLICANT OR ORGANIZATION: November 20, 2020 Concordia University Campus Residence Hall, SP-2020-0038C Brandon Hamman, P.E., LEED AP – Kimley-Horn & Associates LOCATION: 11400 Concordia University Drive, 78726 COUNCIL DISTRICT: District 6 ENVIRONMENTAL REVIEW STAFF: Kristy Nguyen, Environmental Review Specialist Senior, Development Services Department, (512) 974-3035, Kristy.Nguyen@austintexas.gov WATERSHED: Bull Creek, Water Supply Suburban, Drinking Water Protection Zone REQUEST: Variance request is as follows: Request to vary from Lake Austin Watershed Ordinance No. 840301-F, Section 9-10-409(a) – for a fill exceeding four feet STAFF RECOMMENDATION: Staff recommends this variance, having determined the findings of fact to have been met. STAFF CONDITION: 1. Subject to the Void and Water Flow Mitigation Rule (City Environmental Criteria Manual 1.12.0 and City Standards Specification Manual No. 658S) provision that all trenching greater than 5 feet deep must be inspected by a qualified Texas Professional Geoscientist or their representative; 2. Preserve the top 10 inches of topsoil to be used onsite; and 3. Increased tree mitigation and landscaping for areas of fill to stabilize erosion as shown on landscape plan submitted in this variance packet.  Staff Findings of Fact and Exhibits  Development Services Department Staff Recommendations Concerning Required Findings Concordia University Campus Residence Hall, SP-2020-0038C Project Name: Ordinance Standard: Schlumberger Planned Development Area, Ordinance No. 20070215-042 (as amended) and Lake Austin Watershed Ordinance No. 840301-F, as stated in the Planned Development Area Section 9-10-409(a) – for a fill exceeding four feet Variance Request: Include an explanation with each applicable finding of fact. A. City Code: Land Use Commission variance determinations from Section 9-10-377 of the 1. 2. In site plan case #SP-2007-0231C, a variance to Lake Austin Are there special circumstances applicable to the property involved where strict application deprives such property owner of privileges or safety enjoyed by other similarly situated property with similarly timed development? Yes Ordinance #840301-F, Sections 9-10-409(a) and 9-10-409(b) was granted for a max cut of +/-5.8’ and a max fill of +/- 17.5’ to construct a parking area, baseball field, and fieldhouse. Thereafter, a variance to vary from the same code sections was granted for a max cut of +/-9.25’ and a max fill of +/- 14.85’ to construct a water quality and detention facility, a water quality channel, a softball field, and associated parking in site plan case #SP-2013-0476C. Does the project demonstrate minimum departures from the terms of the ordinance necessary to avoid such deprivation of privileges enjoyed by such other property and to facilitate a reasonable use, and which will not create significant probabilities of harmful environmental consequences? Yes The variance is the minimum departure necessary to avoid the deprivation of privileges enjoyed by such other property and to allow for the University to construct a residence hall and associated improvements in accordance with the allowable land use and which will not create significant probabilities of harmful environmental consequences. The residence hall and associated improvements are located on a site with subtle topography and encompassed by existing development. The residence hall and associated improvements are positioned at the intersection of Kilian Road and Studtmann Court and are constructed to meet the elevation of the existing driveways and sidewalks for connectivity and access. As such, there is a six foot change in grade between the existing topography at the rear of the building and the finished floor elevation. Ergo, fill between four and eight feet is necessary to prevent a dramatic change in grade from the building to the courtyard and to meet ADA requirements. For the associated residence hall loading and unloading driveway off of Studtmann Court, fill between four and five is necessary to match the existing grade of Studtmann Court. To alleviate the amount of fill, terracing techniques, tree wells, and retaining walls are incorporated in the design of the courtyard and adjacent driveway. Moreover, a portion of the building has been set to a lower finished floor elevation where grades are naturally downslope to further reduce the amount of fill. The proposal does not provide special privileges not enjoyed by other similarly situated properties with similarly timed development, and is not based on a special or unique condition which was created as a result of the method by which a person voluntarily subdivided land after October 20, 1983. Yes The proposal does not provide special privileges not enjoyed by other similarly situated properties with similarly timed development and it is not based on a special or unique condition which was created as a result of the method by which a person voluntarily subdivided land after October 20, 1983. The Concordia property is currently subdivided into two large lots. Lot 1 being +/- 53 acres and Lot 2 being +/- 383 acres with the proposed development being on Lot 2. A variance to Section 9- 10-409(a) for fill exceeding four feet was not necessitated due to the subdivision of the property. 3. Staff Determination: Staff determines that the findings of fact have been met. Staff recommends the following conditions: 1) Subject to the Void and Water Flow Mitigation Rule (City Environmental Criteria Manual 1.12.0 and City Standard Specification Manual No. 658S) provision that all trenching greater than 5 feet deep must be inspected by a Texas Professional Geoscientist or their representative; 2) Preserve top 10 inches of topsoil to be used onsite; and 3) Increased tree mitigation and landscaping for areas of fill to stabilize erosion as shown on landscape plan submitted in this variance packet  Environmental Reviewer (DSD) Environmental Review Manager (DSD) Environmental Officer (WPD) Mike McDougal Date 10-21-2020 10-21-2020 10-23-2020 Staff Exhibits E RIV D R U O B R A H K C O R R O C D O ( 7 K C 0 # ' H 2 R A 0 . 0 O R 0 . B 0 0 W O 0 . 2 5 W U I D R T O H ) D P R T C R I V E R D O O C C # K 2 0 0 H 5 A 0 0 R 2 7 B 5 O O R P R D T C R . EXISTING WALMART PROPERTY EXISTING ALARA APARTMENTS PROPERTY E V I R D Y T I S R E V I N U A I D R O C N O C 00 200' 400' GRAPHIC SCALE 200' PROPERTY LINE LIMITS OF CONSTRUCTION EXISTING SOFTBALL FIELD UNOCCUPIED SPRING D V O R O A L I P R . N T 9 C 0 A 8 G 2 E , P E G A . 6 S 2 5 E M E N T EXISTING BASEBALL FIELD PROPOSED LIMITS OF CONSTRUCTION OVERALL CAMPUS PROPERTY LINE 150' CEF BUFFER 50' CWQZ 150' CEF BUFFER 50' CWQZ 100' WQTZ D R A I N V A O L G . E 9 0 E 8 A 2 S , E M E O P P G R . 6 N T T 2 5 C P D R O E C S # E O 2 R P 0 V R 0 E 7 T T 1 C 0 R 6 A 6 1 3 C T RIM ROCK ET II II T TT T IIIIII T T T E E ET D R F I L M 1 = 8 " 9 R 3 C P 9 . 4 ± ( S W ) = 9 3 3 . 8 ± F L 1 8 " R C R P ( I M S E = ) 9 = 9 5 4 4 8 . . 0 5 ± ± D F R I L M F F L L 1 2 8 = 4 " 9 1 8 " " R 5 R R C P C 3 . C P 2 P ( ± ( ( N S N E E ) W ) = = 9 9 4 ) = 9 4 4 6 6 . . 8 6 8 ± . 8 ± ± D R F I L M 1 = 8 " 9 R 5 C 5 . 0 P ± ( S W ) = 9 5 1 . 1 ± BM #50003 ELEV.=957.97' 3 8 3 B . 9 L 6 O L O T 5 C 2 A K C A R E S D F R I L M 1 = 0 " 9 R 5 C 5 . P 4 ± ( N W ) = 9 4 9 . 8 ± BM #52122 ELEV.=940.28' 2 ( D 0 ' O P C . U . N E . O . _ _ _ _ _ _ _ _ _ _ _ _ ) EE 100' WQTZ JOLLYVILLE PLATEAU SALAMANDER OCCUPIED SPRING UNOCCUPIED SPRING EXISTING RESIDENCE HALLS VICINITY MAP N.T.S. CONTEXT MAP Concordia Unviersity Residence Hall July 2020 NOTE: THIS PLAN IS CONCEPTUAL IN NATURE AND HAS BEEN PRODUCED WITHOUT THE BENEFIT OF A SURVEY, TOPOGRAPHY, UTILITIES, CONTACT WITH THE CITY, ETC. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 P N M L K J H G F E D C B A t v r . . m o c n g i s e d g t s j r @ n a e e p n _ ) 9 1 0 2 l a r t n e C ( - R A - i r g n i s u o H a d o c n o C \ s l e d o M l a c o L 9 1 0 2 t i v e R G T S \ s t n e m u c o D \ n a e e p n \ s r e s U \ C r : j : h t a P e l i F l a c o L ) 9 1 0 2 l a r t n e C ( - R A - i i r r g n i s u o H a d o c n o C \ t i v e R 0 1 4 \ s g n w a D 0 0 4 \ g n i s u o H a d o c n o C 0 0 - 1 2 7 8 1 - 6 1 \ 6 1 o d u t s \ : S r i i : h t a P e l i F l a r t n e C M A 4 4 : 9 5 9 : 0 2 0 2 / 0 1 / 4 : e t a D t o P l S D S D S D S D S D S D S S D D S D S D S D S D S S D D S D S S D D S D S D S D S D S D S D D D S S D S S D S D S D S D S D S D S D S D S D D D S S D S D D S S D S S D S D S D S D S D S D S D S D S D S D S D S D 1 1 R R H H S D S D HR1 HR1 H R 1 H R 1 S D S D S D S D S D S D S D S D S D S D S D S D S D D S S D H H R R 1 1 H H R R 1 1 D S SD D S D S S D D S D S S D X X X X X X X D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S S D S D D D D S S S D S D D S S S D D S D S S D D S S D D D S S S D D D S S S D D D S S S D S D SD SD SD SD SD SD SD SD S A N T V A N www.stgdesign.com © STG Design, Inc. ALL RIGHTS RESERVED STG Design, Inc. 828 West 6th Street Suite 300 Austin, TX 78703 512.899.3500 CONCORDIA HOUSING 11400 CONCORDIA UNIVERSITY DR. AUSTIN, TX 78726 These documents may not be reproduced in any form without the written consent of STG Design, Inc. This sheet is only one component of the total document package which consists of all sheets of drawings and the project manual. 0 75% CD Issues 10/16/20 Project Number: 16-18721-00 Project Director ANS Quality Assurance MAM Drawn By ANS LANDSCAPE PLAN L-201 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 P N M L K J H G F E D C B A t v r . . m o c n g i s e d g t s j r @ n a e e p n _ ) 9 1 0 2 l a r t n e C ( - R A - i r g n i s u o H a d o c n o C \ s l e d o M l a c o L 9 1 0 2 t i v e R G T S \ s t n e m u c o D \ n a e e p n \ s r e s U \ C r : j : h t a P e l i F l a c o L ) 9 1 0 2 l a r t n e C ( - R A - i i r r g n i s u o H a d o c n o C \ t i v e R 0 1 4 \ s g n w a D 0 0 4 \ g n i s u o H a d o c n o C 0 0 - 1 2 7 8 1 - 6 1 \ 6 1 o d u t s \ : S r i i : h t a P e l i F l a r t n e C M A 4 4 : 9 5 9 : 0 2 0 2 / 0 1 / 4 : e t a D t o P l www.stgdesign.com © STG Design, Inc. ALL RIGHTS RESERVED STG Design, Inc. 828 West 6th Street Suite 300 Austin, TX 78703 512.899.3500 CONCORDIA HOUSING 11400 CONCORDIA UNIVERSITY DR. AUSTIN, TX 78726 These documents may not be reproduced in any form without the written consent of STG Design, Inc. This sheet is only one component of the total document package which consists of all sheets of drawings and the project manual. 0 75% CD Issues 10/16/20 Project Number: 16-18721-00 Project Director ANS Quality Assurance MAM Drawn By ANS LANDSCAPE PLAN L-202 SD SD D S S D D S D S S D D D D S S S D D D S S S S S D D S D D S D S S S S D D D S D SD SD SD SD 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 P N M L K J H G F E D C B A t v r . . m o c n g i s e d g t s j r @ n a e e p n _ ) 9 1 0 2 l a r t n e C ( - R A - i r g n i s u o H a d o c n o C \ s l e d o M l a c o L 9 1 0 2 t i v e R G T S \ s t n e m u c o D \ n a e e p n \ s r e s U \ C r : j : h t a P e l i F l a c o L ) 9 1 0 2 l a r t n e C ( - R A - i i r r g n i s u o H a d o c n o C \ t i v e R 0 1 4 \ s g n w a D 0 0 4 \ g n i s u o H a d o c n o C 0 0 - 1 2 7 8 1 - 6 1 \ 6 1 o d u t s \ : S r i i : h t a P e l i F l a r t n e C M A 4 4 : 9 5 9 : 0 2 0 2 / 0 1 / 4 : e t a D t o P l www.stgdesign.com © STG Design, Inc. ALL RIGHTS RESERVED STG Design, Inc. 828 West 6th Street Suite 300 Austin, TX 78703 512.899.3500 CONCORDIA HOUSING 11400 CONCORDIA UNIVERSITY DR. AUSTIN, TX 78726 These documents may not be reproduced in any form without the written consent of STG Design, Inc. This sheet is only one component of the total document package which consists of all sheets of drawings and the project manual. 0 75% CD Issues 10/16/20 Project Number: 16-18721-00 Project Director ANS Quality Assurance MAM Drawn By ANS LANDSCAPE DETAILS L-210 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18