20220406-003c: Lot 1 Block 1 Srivathanakul Subdivision Project Assessment, C8J-2021-0206.0APA staff presentation — original pdf

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Mike McDougal Environmental Policy Program Manager, Development Services Department LOT 1 BLOCK A SRIVATHANAKUL SUBDIVISION PROJECT ASSESSMENT 101 LAGO VERDE DRIVE C8J-2021-0206.0APA PROJECT LOCATION PROPERTY DATA • Lake Austin Watershed and Harrison Hollow Watershed • Water Supply Rural • Drinking Water Protection Zone • Partially City of Austin Limited Purpose Jurisdiction and partially City of Austin ETJ • Not located over the Edwards Aquifer Recharge Zone • Council District 10 PROPERTY DATA - CONTINUED Critical Water Quality Zone associated with Lake Austin Water Quality Transition Zone associated with Harrison Hollow Creek • One Critical Water Quality • One Water Quality Transition Zone Zone Proposed lot PROPERTY DATA - CONTINUED • Two Wetland Critical Environmental Features located adjacent to Lake Austin BACKGROUND There is an existing house on the property. The applicant to renovate and expand this existing house. seeks BACKGROUND - CONTINUED City of Austin permits are necessary for the proposed construction. The City the property to be platted requires before permits can be issued. BACKGROUND - CONTINUED The average development density must be 2 acres for each unit (house). BACKGROUND - CONTINUED 2 acres for each unit means: 1 house requires 2 acres 2 houses require 4 acres….et cetera. BACKGROUND - CONTINUED The applicant proposes just one unit but there are only approximately 1.4 acres. This does not comply with the requirement to have 2 acres for each unit. BACKGROUND - CONTINUED The lot is partially within the Lake Austin Critical Water Quality Zone. Code requires that the lot have 2 acres NOT in the Critical Water Quality Zone. The whole lot is less than 2 acres in size. BACKGROUND - CONTINUED To recap, concerns with the proposed plat: there are two compliance • 1 unit is proposed for less than 2 acres • The lot does not have 2 acres outside the Critical Water Quality Zone. TWO VARIANCE REQUESTS 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 ¾ 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)] Code requires at least 2 acres for every unit on average. One unit is proposed, there are less than 2 acres. Fundamentally, the lot must be at least 2 acres in size. It is less than 2 acres. The lot is partially in a Critical Water Quality Zone. A lot that is partially within the Critical Water Quality Zone must have at least 2 acres NOT in the Critical Water Quality Zone. The entire lot is less than 2 acres. VARIANCE 1 BACKGROUND The applicant proposes to create a one lot subdivision. There are two methods for complying with the requirement to have 2 acres of land for every unit proposed. units reduce the quantity of First, proposed. Or, second, plat a larger area of land. VARIANCE 1 BACKGROUND - CONTINUED It is not This is a one lot subdivision. realistic to reduce the quantity of lots proposed (i.e., a zero lot subdivision is unrealistic). Second, there is not additional is The available. surrounding property land. not The Code does not offer a path for compliance in this situation. A Land Use Commission variance is necessary. VARIANCE 2 BACKGROUND In this watershed classification, lots that are partially within the Critical Water Quality Zone must have at least 2 acres NOT in the Critical Water Quality Zone. is in the Lake Austin Part of the lot Critical Water Quality Zone. However, the entire lot is less than 2 acres. The Code does not offer a method of compliance for this situation. A Land Use Commission variance is necessary. STAFF RECOMMENDATION Staff Determination: Staff recommends the variances having determined the findings of fact to have been met 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. Preserve 100% of the heritage trees within the proposed subdivision. The applicant will provide a cistern included with the residential building permit application. The cistern will capture runoff from existing and proposed impervious cover. The proposed new construction will be in accordance with the buildability exhibit provided by the applicant to 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 2. 3. 4. existing septic system. THANK YOU QUESTIONS and APPLICANT PRESENTATION BUILDABILITY EXHIBIT The proposed addition will be located to the northwest of the existing structure to minimize disturbance to the Critical Water Quality Zone. North NTS