20250507-004: Lifeworks at Tillery Staff Memo — original pdf

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ITEM FOR ENVIRONMENTAL COMMISSION AGENDA COMMISSION MEETING DATE: NAME & NUMBER OF PROJECT: May 7th, 2025 PSH – LifeWorks at Tillery, SP-2025-0031C.SH APPLICANT NAME: 3423 Tillery LLC LOCATION: 819 Tillery Street, Austin, TX, 78702 COUNCIL DISTRICT: District 3 STAFF: ORDINANCE: REQUEST: Naomi Rotramel, City Arborist, Development Services Department Heritage Tree Ordinance (LDC 25-8-641; LDC 25-8-643) The applicant is seeking the removal of a Heritage tree with a single stem over 30 inches in diameter. STAFF RECOMMENDATION: The request meets City Arborist approval criteria set forth in LDC 25-8-624(A)(2). The variance is recommended. Page 2 of 2 TO: FROM: DATE: MEMORANDUM City of Austin Environmental Commission Naomi Rotramel, City Arborist Development Services Department May 7th, 2025 CASE FOLDER: SP-2025-0031C.SH REQUEST: The applicant is requesting removal of a Heritage tree with a single stem over 30 inches in diameter. Project Description 819 Tillery Street . The entire lot is 13 acres and is zoned CS-MU-CO-MP: General The property is located at Commercial Services, Mixed-Use Combining District, Conditional Overlay, and Neighborhood Plan Combining District. The property is located within the Boggy Creek watershed, classified as an urban watershed regulation area. The site is currently partially developed with a few commercial and retail buildings on the Tillery Street side of the property. The proposed development on the Tillery side will consist of two multifamily residential buildings and a few adjacent retail buildings along with one major driveway entry to the site from Tillery Street. The proposed development along Lyons Road will consist of one mixed use residential building with a sub-surface parking garage. The applicant requested a predevelopment site consultation in September 2024 with the City Arborist and staff to evaluate the conditions of all the Heritage trees on site and to confirm the survey measurements. Within the one- acre area leased for Permanent Supportive Housing (PSH) — part of the larger 13-acre lease located in the back east corner of the lot — there is one (1) Land Use Commission Heritage Pecan tree that is not either dead, diseased, or imminent hazard. This tree, identified as tree #3510, has a single stem with a diameter of 32 inches and is centrally located within the PSH lease area. Its removal has been requested. Tree Evaluation Tree #3510 Measurements The subject tree is one Heritage 32-inch Pecan ( Canopy Conditions Carya illinoinensis) Fair condition with several large (4-8”) limb failures throughout the lower and upper canopy. Structure / Trunk Page 2 of 2 The primary trunk of the pecan tree bifurcates into multiple scaffold limbs at approximately 30 feet above ground level. At the branch union, staff observed a small cavity located beneath the load-bearing area of the attachment. A private arborist conducted a climbing inspection and obtained Resistograph readings at the union, which revealed evidence of a significant defect. A mallet was used to perform sounding on the lower trunk, which produced no indications of internal decay. These preliminary findings were corroborated by a wood resistance drill (Resistograph), which was employed to assess internal wood integrity at ground level, 35 feet, and 40 feet above grade. Root System The root flare was visible; however, the area surrounding the tree's base exhibited soil compaction, and multiple pieces of metal debris were observed stacked around the root zone. Overall Condition Fair condition; poor structure; moderate risk. Variance Request The variance request is to allow removal of a Heritage tree with a stem greater than 30 inches as allowed under LDC 25-8-643. Recommendation Following review of the applicant’s submitted materials and an assessment of on-site conditions, the City Arborist recommends approval of the proposed tree removal. The applicant has demonstrated that retention of the subject tree would prevent reasonable use of the property, thereby meeting the criteria set forth in Land Development Code (LDC) Section 25-8-624(A)(2). This recommendation is based on the following considerations: The location of the tree and its impact on the proposed development layout; Physical and design constraints of the site; The proposed land use and the lessor’s reluctance to accept the tree if relocated due to limitation of developable area on the remaining 12 acres of the site. Project funding limitations that preclude increasing building height to accommodate the tree; The applicant are committing to preserve 34 Heritage trees in compliance with ECM Section 3.5.2; Exploration of alternative design layouts that were ultimately determined to be unfeasible. • • • • • • Furthermore, there are no identified waivers, variances, or code modifications available that would enable development to proceed while preserving the tree in question. The City Arborist recommends removal of the tree due to the applicant demonstrating that the tree prevents reasonable use of the property. Mitigation The Environmental Criteria Manual standard is 300% mitigation for Heritage trees Payment will be made to the Urban Forest Replenishment Fund at $75 per inch for certified affordable developments for a total of $7,200. Please contact Naomi Rotramel at 512-974-9135 or naomi.rotramel@austintexas.gov if you have questions. Page 2 of 2 Exhibit 1: Lease Area Phase 1 – Permanent Supportive Housing Preservation of 34 Heritage Trees Phase I, II, & III, including 1 Transplant Page 2 of 2 Exhibit 2: Whole tree existing unpermitted impacts and soil compaction Page 2 of 2 Exhibit 3: Limb failure and multiple attachments Page 2 of 2 Exhibit 4: Cavity at load bearing attachment Page 2 of 2 Exhibit 5: Resistograph readings Page 2 of 2 Page 2 of 2