20210217-004a: CD-2020-0002 Brodie Oaks Redevelopment backup packet 1 of 3 — original pdf

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BRIEFING SUMMARY SHEET DEVELOPMENT ASSESSMENT CASE NUMBER: CD-2020-0002 – Brodie Oaks Redevelopment REQUEST: Presentation of a development assessment report for the Brodie Oaks Redevelopment, located at 4021, 4025, 4107, 4109, 4115 and 4141 S. Capital of Texas Hwy NB, and 4220, 4040, 4036, 4006, 4032, 4030, 3940, 4024, 4200 and 4236 S. Lamar BLVD SB, within the Barton Creek Watershed – Barton Springs Zone. DISTRICT AREA: 5 DEPARTMENT COMMENTS: The applicant has submitted a development assessment for a proposed 37.6-acre mixed-use development to be known as the Brodie Oaks Redevelopment. It is located at the northwest intersection of S. Lamar Boulevard and S. Capital of Texas Highway, see Exhibit A: Zoning Map and Exhibit B: Aerial Map. The project site (site) is located within the boundaries of an Activity Center for Redevelopment in Sensitive Environmental Areas (Lamar & Ben White) and along the South Lamar Activity Corridor, as identified within the Imagine Austin’s Growth Concept Map. It is also located within the South Lamar Neighborhood Planning Area. This neighborhood area does not have an adopted neighborhood plan and therefore this project would not require a neighborhood plan amendment (NPA). The site is within the Barton Creek Watershed of the Colorado River Basin, which is classified as a Barton Springs Zone Watershed by Chapter 25-8 of the City’s Land Development Code (LDC). The majority of the property is located within the Recharge Zone, with the exception of the southeast corner which is in the Contributing Zone. This site does not have any floodplain located within it but does contain other potential environmental features. An updated Environmental Resource Inventory (ERI) report has been requested to be submitted with the PUD application to identify these areas and features. The applicant’s proposed PUD plans “for approximately 1,564 residential units, 1,150,678 square feet of office, 448 hotel rooms, 110 thousand square feet of retail, and 30,000 square feet of restaurant uses located along private streets with public access easements including an Internal Circulator Route meeting Great Streets standards with activated ground floor uses.” The Applicant is requesting a maximum building height of 275 feet along S. Lamar Boulevard and S. Capital of Texas Highway, transitioning down to 160 feet internal to the development and 28 feet within their open space and park areas, see Exhibit F: Land Use Plan and Notes and Exhibit G: Open Space and Parks Plan. The proposed project intends to cluster development away from the Barton Creek Greenbelt reducing the total existing impervious cover from approximately 84 percent to 54 percent. This would allow for the project to “restore and reserve 13.7-acres of the site that is currently developed as surface parking lots and single-story retail and office buildings as private park and open space.” The applicant has stated in their application materials that the proposed PUD will meet or exceed all applicable Tier One requirements, and several Tier Two items (open space, environmental/drainage, art, community amenities, transportation, affordable housing, accessibility and local small business). By meeting or exceeding these items, the applicant has stated the proposed PUD will result in a superior development compared to that which could be developed under conventional zoning standards, see Exhibit C: Letter from Agent and Exhibit D: Tier 1 & 2 Compliance Chart. Examples of proposed superiority include: exceeding open space requirements by approximately 8.9 acres, providing a network of up to 4,700 feet of trails and a publicly accessible trailhead to the Barton Creek Greenbelt, reducing the maximum impervious coverage allowed on site by approximately 36 percent, and restoring over 25 percent of the site to open space adjacent to the Barton Creek Greenbelt. At this time, code modifications are requested to the General, Zoning, Subdivision, Transportation and Environmental and Site Planning chapters of the LDC. Examples of requested code modifications include modifying term definitions, increased maximum building height and floor to area calculations, Subchapter E requirements, standard street cross sections, and redevelopment exception in the Barton Springs Zone. Please see Exhibit E: PUD Code Modification Table for the applicant’s full list of requested code modifications. The applicant intends to redevelop the property as a mixed-use development project which will increase the access and visibility to the Barton Creek Greenbelt while providing additional housing and commercial uses along an established transit and activity corridor. Please see the following exhibits which were included within the applicant’s development assessment submittal: • Exhibit F: Land Use Plan and Notes • Exhibit G: Open Space and Parks Plan • Exhibit H: Street Sections • Exhibit I: Water Quality and Drainage • Exhibit J: Grading Plan • Exhibit K: Phasing Plan Staff’s comments on the applicant’s development assessment submittal for this proposed PUD project were completed on January 17, 2021, please see Exhibit L: Comment Report. Staff also received comments from the Save Our Springs (SOS) Alliance which are included in Exhibit M: Comments Received. Additional information is required to demonstrate how the proposed PUD would meet the objectives of the City Code and produce a development that achieves a higher level of environmental preservation, quality of development, innovation of design, and adequate public facilities and services than that could be done under conventional zoning and land development regulations. OWNER/APPLICANT: LCFRE Austin Brodie Oaks LLC. (John Schaefer) AGENT: Lionheart Places (Rebecca Leonard) ENVIRONMENTAL COMMISSION DATE: February 17, 2021 CITY COUNCIL BRIEFING DATE: to be scheduled ASSIGNED STAFF: Kate Clark e-mail: kate.clark@austintexas.gov 1 2 LO 3 S C O F H A T P W E I T Y X N A A L B S H S O W F C Y A T P S E I V X T R A A D S L S B LO 1 MF-2 1 D V L B E T A G T S E W GR MF-2 1 CH 1 ± 1'' = 400' SF-3 MF-2 G20 1 MF-4 B D N R B L V A M 1 2 GR-V S L A B 3-A1 F20 SF-2 3-A1 CS 1-A 2-A S O C H W F A Y T P S E I T V X A R A L D S N B 3-A2 S O C F A H T W E T P I Y X A N A L S B 4-A GR CS-1 B GR 6 CS 5-A F19 S LAMAR SB TO CAP TX NB RAMP L A M A R S C A P T X S B T O S B R A M P M A S L B D S V L R B A B E N W H I T E S V R D W B A T L A M A R T R N S CAP TX SB AT S LAMAR TRN S L A M A R B LV D N B W BEN WHITE BLVD EB GO S L A M A R B L V D S V R D S B W B E N W H I T E B L V D W B D N B 1 R V D S CS-1-V S L A V R M L V B A S R B D D S S L V L R B A M A CS CS-V 4 A CS-1-V-CO 2 W HIT S V R E W B E B L D W N V D B 3 CS-1-V CS 5 R D Y R O T C V I G19 2 1 D C GR B SUBJECT TRACT ZONING BOUNDARY ! ! ! ! ! ! PENDING CASE CREEK BUFFER BRODIE OAKS REDEVELOPMENT ZONING CASE#: LOCATION: SUBJECT AREA: GRID: MANAGER: CD-2020-0002 4021 - 4141 S Capital of Texas Hwy NB; 3940 - 4236 S Lamar Blvd SB 37.61 ACRES F19 KATE CLARK This map has been produced by the Communications Technology Management Dept. on behalf of the Planning Development Review Dept. for the sole purpose of geographic reference. No warranty is made by the City of Austin regarding specific accuracy or completeness. 3-A1 F20 SF-2 1 2 LO 3 S C O F H A T P W E I T Y X N A A L B S H S O W F C Y A T P S E I V X T R A A D S L S B LO 1 MF-2 1 D V L B E T A G T S E W GR MF-2 1 CH 1 GO ± 1'' = 4000' SF-3 MF-2 G20 1 MF-4 A M S L A B B D S R B L V 1 2 GR-V A CS-1-V-CO CS-V G19 2 R D Y R O T C V I 3-A1 CS 1-A 2-A S O C H W F A Y T P S E I T V X A R A L D S N B 3-A2 S O C F A H T W E T P I Y X A N A L S B 4-A GR CS-1 B GR F19 S LAMAR SB TO CAP TX NB RAMP 6 CS 5-A R B B A M D N A V S L L B D S R V D S V L 1 CS-1-V CS 4 R B A M A S L S CAP TX SB AT S LAMAR TRN B D S V L R B A M A S L O T B S X T P A C S P M A R B S R A M A L B E N W H I T E S V R D W B AT L A M A R T R N W B E N W H I T E B L V D W B W BEN WHITE BLVD EB 2 CS-1-V 1 CS 5 3 D C Copyright nearmap 2015 GR B SUBJECT TRACT ZONING BOUNDARY ! ! ! ! ! ! PENDING CASE CREEK BUFFER BRODIE OAKS REDEVELOPMENT ZONING CASE#: LOCATION: SUBJECT AREA: GRID: MANAGER: CD-2020-0002 4021 - 4141 S Capital of Texas Hwy NB; 3940 - 4236 S Lamar Blvd SB 37.61 ACRES F19 KATE CLARK This map has been produced by the Communications Technology Management Dept. on behalf of the Planning Development Review Dept. for the sole purpose of geographic reference. No warranty is made by the City of Austin regarding specific accuracy or completeness. December 3, 2020 Jerry Rusthoven, Assistant Director (Acting Lead) Planning and Zoning Department City of Austin 505 Barton Springs Road, 5th floor Austin, TX 78704 Re: Development Assessment Application for Brodie Oaks Redevelopment A Development Assessment Application for a Planned Unit Development that will govern the redevelopment of a 37.6 acre site from a suburban shopping center and surface parking lots to a compact, vibrant, transit-oriented, and mixed-use center that includes 13.6 acres of new publicly accessible open space with views of the downtown skyline and Hill Country forming a new gateway to the Barton Creek Greenbelt. Dear Mr. Rusthoven As the authorized agent of the owner of the Brodie Oaks Shopping Center, Lionheart Places is respectfully providing this Development Assessment application as a preliminary step in the process to rezone the property from General Commercial Services (CS), General Commercial Services – Liquor Sales (CS-1), and Community Commercial (GR) to the Planned Unit Development (PUD) zoning with a base zoning of CS. The purpose of this zoning request is to transform the existing Brodie Oaks shopping center into a vibrant, mixed-use destination for South Austin. Located at the northeast intersection of S. Lamar Boulevard and Loop 360, this 37.6-acre site is adjacent to CapMetro’s Metro Rapid Route 803, along the South Lamar Imagine Austin Corridor, within the South Lamar Neighborhood Planning Area (a suspended neighborhood plan), and within an Activity Center for Redevelopment in Sensitive Environmental Areas on Imagine Austin’s Growth Concept Map. The site is part of an original 128-acre development that contributed to setting a standard for development in environmentally sensitive areas for its time in 1981 including the dedication of 84.3- acres of the Barton Creek Greenbelt, and clustering of impervious cover on the remaining acreage. This legacy makes the Brodie Oaks Redevelopment well suited for realizing the Imagine Austin vision for an Activity Center for Redevelopment in Sensitive Environmental Areas. The owner wants to achieve the vision of the Imagine Austin Comprehensive Plan, Strategic Housing Blueprint, Watershed Protection Master Plan, Austin Strategic Mobility Plan, Austin Community Climate Plan, and the Austin Strategic Direction 2023 Plan through the following set of project goals: • Ecology – Meet the highest environmental standards. The Brodie Oaks Redevelopment will reduce total impervious cover from approximately 84 percent to a maximum impervious cover of 54 percent, a 36 percent reduction, and fully comply with the Save Our Springs (SOS) Ordinance standards for nondegradation of water quality. The project will restore and reserve 13.7-acres of the site that is currently developed as surface parking lots and single-story retail and office buildings as private park and open space. The Brodie Oaks PUD is proposing to preserve all heritage trees in place or transplant on-site and develop interpretive materials about the Edwards Aquifer and Barton Creek Greenbelt. These efforts will reduce heat island effect and provide a more biophilic landscape which will help foster pedestrian transportation. Finally, the focus on multi-modal travel will reduce emissions and reliance on fossil fuels. • Vitality – Create a transit-oriented, walkable, mixed-use activity center. The project will reserve prominent areas with views of Downtown and the Hill Country as publicly accessible open space. The project is planning for approximately 1,564 residential units, 1,150,678 square feet of office, 448 hotel rooms, 110 thousand square feet of retail, and 30,000 square feet of restaurant uses located along private streets with public access easements including an Internal Circulator Route meeting Great Streets standards with activated ground floor uses. The current plat contains a scrivener’s error restricting residential uses on a portion of the site. A plat amendment to address this error will be submitted concurrently with the PUD application. A central green will be developed and programmed for events and entertainment acting as the central core of food and beverage options. • Connectivity – Connect the site to its surroundings. The Brodie Oaks Redevelopment will support ridership on Capital Metro’s existing high capacity transit route (MetroRapid Route 803) on S. Lamar Boulevard with the development of a high- density, mixed-use project. Shared parking and travel demand management strategies will reduce reliance on single-occupancy vehicles. The project will also provide a network of up to 4,700 feet of active trails, 10,000 feet of sidewalk, and a publicly accessible trailhead into the Barton Creek Greenbelt. The project will work with the City of Austin, Texas Department of Transportation, Capital Metro and the Central Texas Regional Mobility Authority on improving access external to the site through a Traffic Impact Analysis process. • Character – Express the South Austin character. The Brodie Oaks Redevelopment will be a destination landmark for South Austin and reflect the unique character of South Austin through its creative design and the incorporation of public art and performance venues. Biophilic design, energy and water conservation and the use of regional architectural styles and materials will all help contribute to the South Austin character. • Performance – Position the project for the future. The restoration of over 25 percent of the site to open space adjacent to the Barton Creek Greenbelt is made possible through heights of up to 275’ along the Loop 360 and S. Lamar Boulevard frontage. Affordable housing set asides equal to 10 percent of the bonus height will be included and dispersed throughout the site. The project is meeting the Imagine Austin vision of an Activity Center for Redevelopment in Sensitive Environmental Areas. Finally, repositioning the retail environment from single-use, auto-oriented to mixed-use and walkable will align the physical environment with the social and environmental trends. The proposed Development Assessment demonstrates that the Brodie Oaks Redevelopment meets all Tier I requirements and achieves numerous Tier II requirements, thus resulting in a superior development that could not be achieved through conventional zoning. Please let us know if your team requires additional information or has any questions. We are grateful for the opportunity to continue our collaboration with the City and stakeholders. Respectfully, Rebecca Leonard, FAICP, PLA, LEED-AP, CNU-A Founder and CEO Rebecca@lionheartplaces.com Attachments included: Development Assessment Application Superiority Table Code Modifications Table Exhibit A: (Placeholder for City Location Map) Exhibit B: Brodie Oaks Redevelopment Context Map Exhibit C: Brodie Oaks Redevelopment Land Use Plan Exhibit D: Brodie Oaks Redevelopment Parks and Open Space Exhibit E: Brodie Oaks Redevelopment Street Cross Sections Exhibit F: Brodie Oaks Redevelopment Water Quality and Drainage Exhibit G: Brodie Oaks Redevelopment Grading Plan Exhibit H: Brodie Oaks Redevelopment Phasing Plan Tax Plat Map Restrictive Covenants Environmental Resources Inventory CC: Project and Ownership Team Pat Oles, pato@barshop-oles.com Milo Burdette, milo@barshop-oles.com David Armbrust, darmbrust@abaustin.com Jewels Cain, jcain@abaustin.com Joseph Longaro, jlongaro@lja.com Bobak Tehrany, bobak@bo-engineering.com Reviewing Agencies Texas Department of Transportation (TxDOT), Reed.Smith@txdot.gov; Victor.Vargas@txdot.gov Capital Metropolitan Transportation Authority, Lawrence.Deeter@capmetro.org; Mark.Herrera@capmetro.org Surrounding Environmental and Neighborhood Organizations Save Our Springs Alliance: notices@sosalliance.org Save Barton Creek Association: SBCA@savebartoncreek.org Barton Hills-Horseshoe Bend (Barton Hills Neighborhood Assocation): president@bartonhills.org Barton View Neighborhood Association: info@bartonview.net Westgate Neighborhood Plan Contact Team: WestgateNPCT@gmail.com Western Trails Neighborhood Association: wtnaboard@gmail.com Zilker Neighborhood Association: zna@zilkerneighborhood.org Brodie Oaks Development Assessment Superiority Table ITEM REQUIREMENT PROPOSED PUD SUPERIORITY 2.3 TIER 1 REQUIREMENTS General 2.3.1.A: (MEET) Meet the objectives of the City Code. 2.3.1.B: (MEET) Provide for development standards that achieve equal or greater consistency with the goals in Section 1.1 (General Intent) than development under the regulations in the Land Development Code. Section 1.1 says, “This division provides the procedures and minimum requirements for a planned unit development (PUD) zoning district to implement the goals of preserving the natural environment, encouraging high quality development and innovative design, and ensuring adequate public facilities and services. The Council intends PUD district zoning to produce development that achieves these goals to a greater degree than and that is therefore superior to development under conventional zoning and subdivision regulations.” • The Brodie Oaks Redevelopment will meet the objectives of the City Code. • The Brodie Oaks Redevelopment will provide for the preservation and enhancement of the natural environment within and immediately adjacent to the subject property, along the Barton Creek Greenbelt. Including the reclamation of approximately 9.4 acres of the subject property adjacent to the greenbelt. • The Brodie Oaks Redevelopment is a high-quality, mixed-use development promoting innovative design in keeping with the South Austin character. The plan will offer a live, work and play environment and will undoubtedly become a beloved South Austin gathering place. • The Brodie Oaks Redevelopment will provide a dense mixed-use development transforming approximately 21-acres acres of surface parking lots and drive aisles and approximately 8-acres of single use office and retail buildings to a vibrant neighborhood and destination for South Austin. • The Brodie Oaks Redevelopment will reduce greenhouse gases by providing a true transit-oriented development taking advantage of Capital Metro’s adjacent bus stop for the MetroRapid route number 803. The project will construct a new transit stop that meets or exceeds Capital Metro’s requirements and integrate the stop into the development by providing comfortable waiting areas, easy access for bicycles and pedestrians, and urban amenities. • The density and height proposed for the Brodie Oaks Redevelopment enable the project to meet the vision established in Imagine Austin of an “Activity Center for Redevelopment in Sensitive Environmental Areas” including state-of-the-art development practices to improve stormwater retention and water quality flowing into the Edwards Aquifer Recharge Zone and Barton Creek Zone. The Brodie Oaks Redevelopment will provide an environmentally superior project that complies with the Save Our Springs (SOS) Ordinance for water quality. SUBMITTAL DATE: December 3, 2020 Page 1 of 10 PUD CASE #: CD-2020-0002 Brodie Oaks Development Assessment Superiority Table ITEM Open Space REQUIREMENT 2.3.1.C: (MEET) Provide a total amount of open space that equals or exceeds 10 percent of the residential tracts, 15 percent of the industrial tracts, and 20 percent of the nonresidential tracts within the PUD. Green Building Program 2.3.1.D: (MEET) Comply with the City's Planned Unit Development Green Building Program. PROPOSED PUD SUPERIORITY • The Brodie Oaks Redevelopment will include a variety of parks and open spaces that will expand and enhance the connection to and experience of the Barton Creek Greenbelt for both greenbelt visitors and visitors to the Brodie Oaks Redevelopment. The Brodie Oaks Redevelopment will create great public spaces by establishing publicly accessible and well- planned trailheads accessing the Barton Creek Greenbelt and the greater Violet Crown Trail System. • Open Spaces and parks within the Brodie Oaks Redevelopment will include spaces with civic/cultural, neighborhood, nature/play, and active recreation and equal to 13.7-acres or 36 percent of the 37.6-acre subject property. • The subject property is part of the original Barton Creek Plaza development which dedicated approximately 84.3-acres of parkland in 1981 to the City of Austin contributing an important piece of the Barton Creek Greenbelt. After including the additional 8.4 acres of credited Private Parkland from the current Brodie Oaks Redevelopment, the total parkland contribution is 92.7 acres, which is 55% of the total original 167-acre site. • The Brodie Oaks Redevelopment will comply with the City’s Planned Unit Development Green Building Program and will meet or exceed the 2-Star Requirement. • Besides green stormwater treatments required by the SOS Ordinance and described elsewhere, the Brodie Oaks Redevelopment will consider district heating, water conservation and reuse strategies, and on-site energy production as strategies to enhance the sustainability of the district. SUBMITTAL DATE: December 3, 2020 Page 2 of 10 PUD CASE #: CD-2020-0002 Brodie Oaks Development Assessment Superiority Table ITEM Neighborhood Plans and Historic Compatibility REQUIREMENT 2.3.1.E: (MEET) Be consistent with applicable neighborhood plans, neighborhood conservation combining district regulations, historic area, and landmark regulations, and compatible with adjacent property and land uses. PROPOSED PUD SUPERIORITY • There are no applicable neighborhood plans, neighborhood conservation combining district regulations, historic areas, or landmark regulations for the property. The site is within the S. Lamar Boulevard Combined Neighborhood Planning Area (Barton Hills) which does not have a City Council approved neighborhood plan. • The Brodie Oaks Redevelopment has placed compatible land uses adjacent to the adjoining Barton Creek Greenbelt and the multifamily residence moderate to high density (MF4) tract. • The Brodie Oaks Redevelopment will include a 75’ – 550’ park and open space buffer running along the entire length of the greenbelt property line. Refer to Exhibit D: Brodie Oaks redevelopment Parks and Open Space Plan • The Hill Country Roadway Ordinance is not applicable to the Brodie Oaks Redevelopment due to the urban nature of the existing development and entire intersection of S. Lamar Boulevard and Loop 360. Applying the Hill Country Roadway overlay to any portion of this site would be inconsistent with the Imagine Austin Center for Redevelopment in an Environmentally Sensitive Area and the South Lamar Corridor Plans. SUBMITTAL DATE: December 3, 2020 Page 3 of 10 PUD CASE #: CD-2020-0002 Brodie Oaks Development Assessment Superiority Table ITEM Water Quality/Environmental PROPOSED PUD SUPERIORITY • REQUIREMENT 2.3.1.F: (MEET) Provide for environmental preservation and protection relating to air quality, water quality, trees, buffer zones and greenbelt areas, critical environmental features, soils, waterways, topography, and the natural/traditional character of the land. The Brodie Oaks Redevelopment will remove existing buildings, surface parking areas and other impervious improvements that currently cover approximately 84 percent of the site and restore those portions of the site adjacent to the greenbelt back to natural grade. Density will be clustered along S. Lamar Boulevard and Loop 360. The overall site impervious cover will be reduced to a maximum 54 percent impervious - a 36% reduction from current conditions. Removing this level of pervious cover is achievable due to the increased height and density in the remaining portions of the site where this can better serve the goals of establishing a vibrant, attractive, pedestrian environment; expanding open space and creating great public spaces, enhancing connections to and along the Barton Creek Greenbelt and acting as an example for implementing the vision of “Activity Center for Redevelopment in Sensitive Environmental Areas” as described in Imagine Austin Comprehensive Plan. The Brodie Oaks Redevelopment will capture all run- off prior to leaving the site into appropriately sized retention water quality ponds and then irrigating this water on-site and within the adjacent parkland thus meeting the SOS Ordinance water quality requirements. Refer to Exhibit F: Brodie Oaks Redevelopment Water Quality and Drainage Plan • the following public facilities: • • 13.7 acres of publicly accessible open space; A variety of new private streets with public access easements and trails achieving connectivity for all modes of transportation and including a lively, attractive pedestrian and bicycle environment; expanding and connecting open spaces to and along the Barton Creek Greenbelt; Implementation of a new activity center and community destination in South Austin with active and passive recreation opportunities; Enhanced location and connections to transit along S. Lamar Boulevard including an enhanced bus stop, shady, wide sidewalks from the bus stop to the core of the development, transit supportive densities and mixed-use development. • • Public Facilities 2.3.1.G: (MEET) Provide for public facilities and services that are adequate to support the proposed development including school, fire protection, emergency service, and police facilities. • As an infill project, the improvements in the Brodie Oaks Redevelopment will provide increased tax revenue to the City on an ongoing basis without adding any new land into its service area, helping fund public services in this area and across the City. • The Brodie Oaks Redevelopment proposes to include SUBMITTAL DATE: December 3, 2020 Page 4 of 10 PUD CASE #: CD-2020-0002 Brodie Oaks Development Assessment Superiority Table ITEM Grow Green Landscaping REQUIREMENT 2.3.1.H: (MEET) Exceed the minimum landscaping requirements of the City Code. Connectivity 2.3.1.I: (MEET) Provide for appropriate transportation and mass transit connections to areas adjacent to the PUD district and mitigation of adverse cumulative transportation impacts with sidewalks, trails, and roadways. Gated Roadways Architectural, historical, cultural, and archeological areas 2.3.1.J: (MEET) Prohibit gated roadways. 2.3.1.K: (MEET) Protect, enhance, and preserve areas that include structures or sites that are of architectural, historical, archaeological, or cultural significance. PUD size and uniqueness 2.3.1.L: (MEET) Include at least 10 acres of land, unless the property is characterized by special circumstances, including unique topographic constraints. PROPOSED PUD SUPERIORITY • The Brodie Oaks Redevelopment will exceed the landscaping requirements. First, we will restore the native woodland prairie to portions of the site. In addition, we will provide a double allee of street trees on the north side of the main Internal Circulator Route which will be dedicated as a public easement. • The Brodie Oaks Redevelopment will deliver an attractive, walkable, and sustainable development pattern around the existing high-capacity MetroRapid Route 803 transit stop that maximizes Capital Metro's system ridership and offers Austin residents ample vibrant housing choices and convenient access to jobs, services and diverse amenities. • Capital Metro’s TOD Priority Tool identifies the Brodie Oaks Station as an opportunity for redevelopment as a Transit Oriented Development and identified several missing elements that the Brodie Oaks Redevelopment will be able to provide including: • • Compact, mixed-use development; Public realm improvements, including shade, street furniture, pedestrian-scale lighting; Pedestrian and bicycle connections and enhanced crossings; Sidewalk improvements; and • • • Wayfinding. • Brodie Oaks Redevelopment will prohibit gated roadways. • There are no identified historic structures or landmarks on this site. • The Brodie Oaks Redevelopment includes the incorporation of a new dedicated trailhead and trails to enhance the use of the Barton Creek Greenbelt, which is of cultural significance. The construction of a formal and highly accessible trailhead may reduce the pressure on other informal access points in neighborhoods and under MoPac (Loop 1) so that they may be redesigned to mitigate for environmental impacts. • At 37.6 acres, the Brodie Oaks Redevelopment exceeds the 10-acre minimum. SUBMITTAL DATE: December 3, 2020 Page 5 of 10 PUD CASE #: CD-2020-0002 Brodie Oaks Development Assessment Superiority Table ITEM 2.3.2 ADDITIONAL REQUIREMENTS REQUIREMENT 2.3.2.A: (MEET) Comply with Chapter 25-2, Subchapter E (Design Standards and Mixed Use). 2.3.2.B: (Meet) Inside the urban roadway boundary depicted in Figure 2, Subchapter E of Chapter 25-2 (Design Standards and Mixed Use), follow the sidewalk standards in Section 2.2.2., Subchapter E, Chapter 25-2 (Core Transit Corridors: Sidewalks and Building Placement); and 2.3.2.C: (Meet) Contain pedestrian-oriented uses as defined in Section 25-2-691(C) (Waterfront Overlay District Uses) on the first floor of a multi-story commercial or mixed-use building. Provides open space at least 10 percent above the requirements of Section 2.3.1.A. (Minimum Requirements). Alternatively, within the urban roadway boundary established in Figure 2 of Subchapter E of Chapter 25-2 (Design Standards and Mixed Use), provide for proportional enhancements to existing or planned trails, parks, or other recreational common open space in consultation with the Director of the Parks and Recreation Department. Complies with current City of Austin Code instead of asserting entitlement to follow older code provisions by application of law or agreement. PROPOSED PUD SUPERIORITY • The Brodie Oaks Redevelopment will comply with Subchapter E (Design Standards and Mixed Use) as amended in the Code Modifications". • Sidewalks, pedestrian clear zones, planting areas and supplemental zones will meet or exceed requirements associated with Core Transit Corridors and Internal Circulation Routes. In addition, street sections have been enhanced to meet the goals of the project as a vibrant and connected mixed use center. A public access easement will be provided for all private streets within the site. Refer to Exhibit E: Brodie Oaks Redevelopment Street Cross Sections. The Brodie Oaks Redevelopment will comply with pedestrian-oriented uses on the first floor of a multi- story commercial or mixed-use building. • • • The Brodie Oaks Redevelopment will include publicly accessible open space of 13.7-acres which is equivalent to approximately 57 percent of the developed area. See Exhibit D: Brodie Oaks Redevelopment Parks and Open Space Plan In addition to exceeding the required amount of open space by approximately 8.9-acres the project is proposing extensive improvements within the open space including an intentional trailhead, 4,700 LF of active trails, a central green and gathering space, a potential interpretive center, and extensive landscaping. • The project is committing to maintain all private parkland in perpetuity. • The Brodie Oaks Redevelopment will provide drainage facilities that meet current code requirements as of 2020. 2.4 TIER 2 REQUIREMENTS Open Space Environment / Drainage SUBMITTAL DATE: December 3, 2020 Page 6 of 10 PUD CASE #: CD-2020-0002 Brodie Oaks Development Assessment Superiority Table ITEM REQUIREMENT Provides water quality controls superior to those otherwise required by code. Environment / Drainage Environment / Drainage Uses green water quality controls as described in the Environmental Criteria Manual to treat at least 50 percent of the water quality volume required by code. Provides water quality treatment for currently untreated, developed off- site areas of at least 10 acres in size. Reduces impervious cover by five percent below the maximum otherwise allowed by code or includes off-site measures that lower overall impervious cover within the same watershed by five percent below that allowed by code. Provides minimum 50-foot setback for at least 50 percent of all unclassified waterways with a drainage area of 32 acres. Provides volumetric flood detention as described in the Drainage Criteria Manual. Provides drainage upgrades to off- site drainage infrastructure that does not meet current criteria in the Drainage or Environmental Criteria Manuals, such as storm drains and culverts that provide a public benefit. Proposes no modifications to the existing 100-year floodplain. Uses natural channel design techniques as described in the Drainage Criteria Manual. PROPOSED PUD SUPERIORITY • The Barton Creek Zone Redevelopment Exception allows sedimentation / filtration as the sole source of water quality if the impervious cover exceeds 40 percent impervious cover. However the Brodie Oaks Redevelopment is meeting the SOS Ordinance for the entire development with a maximum impervious cover of 54 percent. • The maximum impervious cover permitted under the Barton Creek Zone Redevelopment Exception is limited to the existing site impervious cover (84 percent), however the Brodie Oaks Redevelopment is proposing to reduce impervious cover to a maximum of only 54 percent on-site, a roughly 36 percent reduction in impervious cover. • Water quality controls will be used to treat 100 percent of the water quality volume in accordance with the SOS Ordinance. Key stormwater controls may include, retention/ re-irrigation, pervious pavement or pavers, rainwater harvesting, rain gardens, and flow- through planters. • There are no off-site areas draining to the site. • The Brodie Oaks Redevelopment will reduce existing impervious cover on the site from approximately 84 percent to less than or equal to 54 percent. This equates to a roughly 36 percent reduction in impervious cover. • There are no waterways on the site. • The Brodie Oaks Redevelopment is proposing to participate in the City’s Regional Stormwater Management Program (RSMP). As such, on site detention ponds will not be required. • No upgrades are required. In addition, stormwater flow is significantly reduced due to the decrease in impervious cover. Environment / Drainage Environment / Drainage • There are no floodplains on the site. • Not Applicable SUBMITTAL DATE: December 3, 2020 Page 7 of 10 PUD CASE #: CD-2020-0002 Brodie Oaks Development Assessment Superiority Table PROPOSED PUD SUPERIORITY • There are no Critical Water Quality Zones on the site. • There are no Critical Water Quality Zones on the site. • The Brodie Oaks Redevelopment pays particularly close attention to the existing trees found on site and dramatically enhances their current root constrained conditions. By removing approximately 30 percent of the impervious cover on site, the existing trees will be able to thrive in their improved site conditions. • The Brodie Oaks Redevelopment anticipates • preserving all heritage trees in place or by transplant within the site. The Brodie Oaks Redevelopment will plant native trees and plants per the City of Austin’s Grow Green Guide as part of its broader restoration goals. • There are no waterways or known Critical Environmental Features on site • The Brodie Oaks Redevelopment is clustering development away from the Barton Creek Greenbelt and restoring the property from surface parking lots back to original grades along the Barton Creek Greenbelt. • The Brodie Oaks Redevelopment will maintain a buffer of between 75’ and 550’ to Land Use Area 1A or 1B from the Barton Creek Greenbelt property line. • The Brodie Oaks Redevelopment is mostly located over the Edwards Aquifer Recharge Zone. • The Brodie Oaks Redevelopment is mostly located over the Edwards Aquifer Recharge Zone. • The Brodie Oaks Redevelopment will provide rainwater harvesting for landscape irrigation to serve 50 percent of the landscaped areas. • The Brodie Oaks Redevelopment will also utilize the SOS Ordinance compliant ponds for landscape irrigation. • The Brodie Oaks Redevelopment is fully compliant with the SOS Ordinance. REQUIREMENT Restores riparian vegetation in existing, degraded Critical Water Quality Zone areas. Removes existing impervious cover from the Critical Water Quality Zone. Preserves all heritage trees; preserves 75 percent of the caliper inches associated with native protected size trees; and preserves 75 percent of all the native caliper inches. Tree plantings use Central Texas seed stock native and with adequate soil volume. Provides at least a 50 percent increase in the minimum waterway and/or critical environmental feature setbacks required by code. Clusters impervious cover and disturbed areas in a manner that preserves the most environmentally sensitive areas of the site that are not otherwise protected. Provides porous pavement for at least 20 percent or more of all paved areas for non-pedestrian in non- aquifer recharge areas. Provides porous pavement for at least 50 percent or more of all paved areas limited to pedestrian use. Provides rainwater harvesting for landscape irrigation to serve not less than 50 percent of the landscaped areas. Directs stormwater runoff from impervious surfaces to a landscaped area at least equal to the total required landscape area. Provides a rating under the Austin Green Builder Program of three stars or above. ITEM Environment / Drainage Environment / Drainage Austin Green Builder Program • No superiority. The Brodie Oaks Redevelopment will provide a 2- Star Austin Energy Green Building rating. SUBMITTAL DATE: December 3, 2020 Page 8 of 10 PUD CASE #: CD-2020-0002 Brodie Oaks Development Assessment Superiority Table REQUIREMENT •Provides art approved by the Art in Public Places Program in open spaces, either by providing the art directly or by making a contribution to the City’s Art in Public Places Program or a successor program. PROPOSED PUD SUPERIORITY • The Brodie Oaks Redevelopment anticipates an artful and vibrant environment within open spaces and streetscapes and has identified a minimum of three locations for the incorporation of public art. The Brodie Oaks Redevelopment will provide a performance pavilion in the Central Green. • The Brodie Oaks Redevelopment will meet or exceed the Great Street Program on the Internal Circulator Route. ITEM Art Great Streets Community Amenities Community Amenities Transportation • • Complies with City's Great Streets Program, or a successor program. Applicable only to commercial, retail, or mixed-use development that is not subject to the requirements of Chapter 25-2, Subchapter E (Design Standards and Mixed Use). Provides community or public amenities, which may include spaces for community meetings, community gardens or urban farms, day care facilities, non-profit organizations, or other uses that fulfill an identified community need. Provides publicly accessible multi- use trail and greenway along creek or waterway. Provides bicycle facilities that connect to existing or planned bicycle routes or provides other multi-modal transportation features not required by code. The Brodie Oaks Redevelopment will provide 13.7- acres of amenitized and publicly accessible open space maintained by the development. • The Brodie Oaks Redevelopment will provide an extensive publicly accessible open space and trail system with a dedicated trailhead and connection to the Barton Creek and Violet Crown Trail System. • The Brodie Oaks Redevelopment will provide a series of bicycle facilities for all types of users along the private streets with public access easements and will provide a shared use path adequate for recreational cycling that will connect through the site and to off- site trail networks. • All private streets within the project will be within a public access easement. • The Brodie Oaks Redevelopment will provide a Traffic Demand Management Plan identifying Travel Demand Management techniques intended to reduce vehicular trips to the site by a minimum of 40 percent and encourage more transit ridership on Capital Metro’s high-capacity MetroRapid Route 803 located adjacent to the site on S. Lamar Boulevard. The Brodie Oaks Redevelopment is modifying aspects of Subchapter E to respond to specific site conditions and will ultimately provide a building design that meets and exceeds the design standards of Section 3.3.2 Subchapter E. • Building Design Exceeds the minimum points required by the Building Design Options of Section 3.3.2. of Chapter 25-2, Subchapter E (Design Standards and Mixed Use). SUBMITTAL DATE: December 3, 2020 Page 9 of 10 PUD CASE #: CD-2020-0002 Brodie Oaks Development Assessment Superiority Table ITEM Parking Structure Frontage REQUIREMENT In a commercial or mixed-use development, at least 75 percent of the building frontage of all parking structures is designed for pedestrian-oriented uses as defined in Section 25-2-691(C) (Waterfront Overlay District Uses) in ground floor spaces. PROPOSED PUD SUPERIORITY • The Brodie Oaks Redevelopment will design at least 75 percent of the building frontage of all parking structures along the Internal Circulator Route for pedestrian oriented uses. • Special treatments such as false facades, vertical art or green walls will be utilized on parking garages visible from Loop 360 and S. Lamar Boulevard to enhance the aesthetic of the site. Provides for affordable housing or participation in programs to achieve affordable housing. • The Brodie Oaks Redevelopment is proposing to provide 10 percent of the bonus area as affordable housing. Affordable Housing • All affordable units will be provided on site and will be dispersed throughout the development. • Due to the compact nature of the development and the need for additional height to achieve the desired open space and impervious cover, the project will be providing a higher amount of affordability on site than what would be achievable with lower density development. • There are no identified historic structures on the site. • The Brodie Oaks Redevelopment will provide a superior level of accessibility on the site including the addition of ADA accessible sidewalks on all streets and shared use paths within the park space. • To the extent possible and in agreement with existing businesses, the Brodie Oaks Redevelopment will provide space to existing on-site businesses such as the grocery store and food and beverage establishments. Historic Preservation Accessibility Local Small Business Preserves historic structures, landmarks, or other features to a degree exceeding applicable legal requirements. Provides for accessibility for persons with disabilities to a degree exceeding applicable legal requirements. Provides space at affordable rates to one or more independent retail or restaurant small businesses whose principal place of business is within the Austin metropolitan statistical area. SUBMITTAL DATE: December 3, 2020 Page 10 of 10 PUD CASE #: CD-2020-0002