20250507-004: Lifeworks at Tillery Applicant packet — original pdf

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Apr 23, 2025 City of Austin Environmental & Planning Commission 301 West 2nd Street Austin, Texas 78701 RE: Land Use Commission Variance Requests for Removal of Heritage Tree SP-2025-0031C.SH 819 Tillery, Austin, Texas 78702 In accordance with LDC 25-8-643 and on behalf of the Owner of the project, this is a formal request for a Land Use Commission Variance to remove one Heritage Tree #3510. This removal request is associated with Reasonable Use/Reasonable Access with the project entitled Tillery Multifamily. This project, built over 13 acres in 3 separate phases, proposes to provide over 600 residential units to the East Austin neighborhood. Of these 600 units, 120 SMART Housing units will be provided with Phase 1 of the development. Of the remaining 480 units, 240 units will be provided at or below 80% MFI. A view of the existing conditions of this site has been provided as Exhibit 1 and an existing tree list has been provided as Exhibit 2. Development Impacts of Tree #3510 Existing Conditions + Lease Area - The subject property is over 13 acres and has a total of 47 existing Heritage trees. The Site Development Plan will be submitted for the entire 13-acre site, but Lifeworks only has a lease for a portion of the property that is slightly over one acre. In addition, the LifeWorks building will be required to develop their portion of the site with minimal demolition to the rest of the property because the existing tenants and buildings will remain in place. The proposed building and the requisite space for utilities and stormwater infrastructure fits very tightly within the 1-acre lease with little room for rearrangement. Please refer to the Phase 1 Site Plan as Exhibit 3 to help visualize these site constraints. Tree 3510 is located on the approximately 1-acre site under a long-term lease to the LifeWorks Affordable Housing Corporation. Preservation Impacts - Throughout the design process, architects worked through several different building configurations that designed around Tree #3510. With a 1 of 10 building footprint that creates a courtyard around Tree #3510 and used the rest of the leased area as building square footage it was found that the minimum unit count could not be met. The preservation of Heritage Tree #3510 would require that the Lifeworks PSH building lose a significant number of units (27 of 120). If this development does not provide a minimum of 120 units then a majority of the funding is no longer applicable, rendering the project infeasible. Exhibit 4 provides various architectural layouts preserving Tree #3510 and all layouts found that the unit count could not be met with any alternative configuration. Transplant/Relocation - Transplanting this tree on site would not be feasible for several reasons. First, the Phase 1 courtyard and the building pad need to be built up by several feet for drainage reasons. The grading work and construction sequencing would prevent us from the ability to transplant in the courtyard. Second, the transplant of this tree outside of the 1-acre leased area would require displacing existing active businesses prior to the development of Phase 2. Lastly, if we were to demolish an existing business in Phase 1 to transplant this tree, it would likely need to be moved again in Phase 2 because there is not enough open space on the site that is not already occupied by proposed ponds, fire lanes, or new buildings. Because the proposed building and supportive infrastructure takes up nearly the entirety of the leased site, there is no room to relocate the tree on the leased site. LifeWorks Affordable Housing Corporation has no rights to use the 11 acres that take up the rest of the 12-acre site beyond limited access and utility easements required to access the leased portion of the site. LifeWorks Affordable Housing Corporation has requested that the landowner/leasee of the other portion of the site (approximately 11 acres) provide room on their portion of the site. That leasee has denied permission, citing that relocating the tree onto their portion of the site would substantially reduce the capacity of the planned development of the site, and is not economically viable for them. LifeWorks Affordable Housing Corporation has no ability to force the other leasee to accept the tree, and thus has nowhere to relocate the tree on the site. A relocation of this LifeWorks project to a different site within Austin is not feasible because the funding for the project would expire before new acquisition, architecture and engineering could be performed, resulting in a total loss of the project. In addition, the building is already at its maximum of four levels tall. Adding a fifth level would incur additional construction costs and trigger higher wage requirements under public funding rules, which would together add costs that well exceed what LifeWorks has raised for this project. Losing that many units out of this project would have a significant impact on 2 of 10 the number of permanent supportive housing (PSH) units LifeWorks is able to add to the community’s Coordinated Entry system. These units serve young people experiencing homelessness who are primarily aging out of foster care or exiting the juvenile justice system, which is one of the fastest-growing homeless populations in Austin. Proposed Mitigation Although this does not pertain to the justification of reasonable use/access, the developer acknowledges the importance of caring for all Heritage trees within the project. Therefore, this development will enact a Tree Preservation Plan to help to monitor and care for existing trees on site before, during, and after construction. The Preservation Plan will include the following: ● Monthly Inspections – Monthly reports on tree protective measures and tree conditions performed by a private Certified Arborist that is distributed to the owner and General Contractor during construction. ● Tree Care Plan – A two-year tree care plan by a Certified Arborist that includes prescriptive fertilization, proactive pest/disease control and Root Invigoration for all Heritage trees preserved as well as several preserved trees along Boggy Creek, to the north of the proposed building. ● Tree Planting – A fully planted development by a Landscape Architect that includes both native overstory and understory species. This Tree Preservation Plan has been provided as Exhibit 5. As assigned by the Environmental Criteria Manual, the standard mitigation for the removal of this Heritage Tree is 96 caliper inches. This is equivalent to $19,200. Trunk Diameter 32 Inches Dollar Condition Species 19,200 Tree # Pecan 3510 Fair 96 This project is committed to meeting the preservation criteria set forth in ECM 3.5.2 by preserving 34 Heritage trees out of the original 47 Heritage trees on the site. Of the 13 trees that we are proposing to remove, 10 are in DDI condition. The development includes a design by a Landscape Architect and Certified Arborist to fully plant the entire site with City of Austin approved trees (see ECM, Appendix F). We will also pay all mitigation fees, as well as implementing superior tree planting and a tree care plan for the remaining Heritage trees within the proposed development. Please refer to the Overall Proposed Development Plan (Exhibit 6) highlighting the location of all preserved Heritage trees on site as well as the Heritage trees that we are requesting to remove administratively and through commission. 3 of 10 EXHIBITS 1. Existing Conditions 2. Tree List 3. Tree Preservation Plan 4. Proposed Phase 1 Site Plan 5. Alternative Layouts with Preservation of Tree #3510 6. Proposed Development Plan 4 of 10 EXHIBIT 1Existing Conditions Showing Tree #3510819TILLERYSTREETLYONS ROADTILLERY STREETBOGGY CREEKTREE#3510CAP METRO RAILROADTag #SPECIESRemoval + PhaseConditionCAL 1CAL 2CAL 3CALIPER TOTALTag #SPECIESRemoval + PhaseConditionCAL 1CAL 2CAL 3CALIPER TOTALTag #SPECIESRemoval + PhaseConditionCAL 1CAL 2CAL 3CALIPER TOTAL3441CEDAR ELM (P)20.520.53484PECAN (P)REMOVE PH. 120203527PECANREMOVE PH. 117173442PECAN (H)28283485LOCUST14143528PECAN (H)26263443PECAN (P)23.523.53486LOCUST16.516.53529PECAN883444PECAN (H)34343487LOCUST9.59.53530AMERICAN ELM17173445PECAN (H)33.533.53488HACKBERRY95.511.753531BOX ELDER10103446PECAN (H)31313489LOCUST12.512.53532PECAN11113447PECAN (H)36.536.53490LOCUST10.510.53533PECAN10.510.53448PECAN (H)45.545.53491BOX ELDERREMOVE PH. 115153534PECAN9.55.512.253449PECAN (H)REMOVE PH. 3Poor31.531.53492CEDAR ELM10103535PECAN11113450PECAN (P)REMOVE PH. 3DDI23.523.53493CEDAR ELM10103536PECAN11113451PECAN (H)REMOVE PH. 3DDI29293494PECAN13133537CHINABERRYREMOVE PH. 113.513.53452PECAN (H)REMOVE PH. 3DDI27273495PECAN17173538PISTACHE8.58.53453CHINABERRYREMOVE PH. 3128.5317.753496CEDAR ELM (H)241010343539BOX ELDER993454PECAN (H)31.531.53497BOX ELDERREMOVE PH. 1161111273540CEDAR ELM8.58.53455PECAN (H)36.536.53498CEDAR ELM (H)1910243541CEDAR ELM10103456PECAN (H)REMOVE PH. 228.528.53499CEDAR ELM (P)REMOVE PH. 119193542CEDAR ELMREMOVE PH. 310.510.53457PECAN (H)35353500BOX ELDERREMOVE PH. 17710.53543CEDAR ELM8.58.53458PECAN (H)30303501PECAN (H)29293544CEDAR ELM8.58.53459CHINABERRYREMOVE PH. 216.516.53502PECAN (H)39393545CEDAR ELMREMOVE PH. 312123460AMERICAN ELMREMOVE PH. 221213503PECAN (H)DDI34343546BOX ELDERREMOVE PH. 18.58.53461AMERICAN ELMREMOVE PH. 212123504PECAN (H)Poor24243547PECAN (P)REMOVE PH. 122223462BOX ELDERREMOVE PH. 213.513.53505PECAN (H)30.530.53548PECANREMOVE PH. 117173463BOX ELDERREMOVE PH. 210.510.53506PECAN (H)37373549PECAN16163464BOX ELDERREMOVE PH. 210103507PECAN (H)41.541.53550CEDAR ELM (H)1818273465BOX ELDERREMOVE PH. 29.59.53508PECAN (H)REMOVE PH. 1Good28.528.53551CEDAR ELM15153466BOX ELDER9.59.53509BOX ELDERREMOVE PH. 112.5816.53552CEDAR ELM993467CHINABERRY12.512.53510PECAN (H)REMOVE PH. 1Fair32323556PECANREMOVE PH. 111113468PECAN (H)42423511PECANREMOVE PH. 123233557PECAN (H)38.538.53469PECAN (H)27273512PECANREMOVE PH. 116163558PECAN (H)32323470PECAN (H)35.535.53513PECAN (H)4416523559PECAN (H)30303471PECAN (H)31313514CHINABERRYREMOVE PH. 12422353560PECAN (H)REMOVE PH. 2Poor29.529.53472ASHREMOVE PH. 223233515BOX ELDER13133561MIMOSAREMOVE PH. 2883473PECAN (H)REMOVE PH. 2DDI35353516PECAN (H)35.535.53562PECAN (P)REMOVE PH. 221213474AMERICAN ELM (H)24243517PECAN (H)27273563PECAN (H)REMOVE PH. 2DDI40403475HACKBERRYREMOVE PH. 2181525.53518PECAN17.517.53564CHINABERRYREMOVE PH. 212123476PECANREMOVE PH. 211.511.53519PECAN (H)34.534.53565BOX ELDERREMOVE PH. 210103477PECANREMOVE PH. 217.517.53520PECAN21213566AMERICAN ELM10103478PECAN22223521PECANREMOVE PH. 121213567PECAN (P)REMOVE PH. 121213479HACKBERRYREMOVE PH. 215153522PECAN (H)REMOVE PH. 1Fair26.526.53568PECAN (H)26263480AMERICAN ELM (P)19.517.528.253523PECAN (H)27273569PECAN (H)1916273481BOX ELDERREMOVE PH. 213.513.53524PECAN (H)31.531.53570PECANREMOVE PH. 117173482BOX ELDERREMOVE PH. 213.511193525LOCUSTREMOVE PH. 1993571PECAN (H)27.527.53483CHINABERRY11.511.53526PECANREMOVE PH. 118183572PECAN (H)REMOVE PH. 1Poor2525TREES IN SURVEYTREE SURVEY DATE: 11/09/2021TREE SURVEY DATE: 11/09/2021TREES IN SURVEYTREE SURVEY DATE: 11/09/2021TREES IN SURVEYEXHIBIT 2Tree ListTree Care Plan Options for LifeWorks 801 Tillery, Austin, TX 01/25/2025 Pre-Construction Assessment Before construction, critical information is gathered that relates to existing trees, topography, site limitations, drainage, structure placement and building codes are assessed. This could include a tree inventory that would document all trees existing on the site and their condition. We will work with other construction team members on the site to minimize loss of trees due to soil compaction and injury. This is an important phase for the input of a professional arborist because damage to existing trees and shrubs can be averted with proper planning. Construction Inspection Trees sustain damage in many ways during the construction process. Most of the impacts are below ground. Problems such as soil compaction from heavy equipment and cut root systems occur when construction impacts are too close to trees. Grading, chemicals and dumping rubble also impacts the effectiveness of the soil. This damage isn’t always apparent to construction crews, and in many cases, tree damage does not manifest itself for three to five years. Construction inspection provides monitoring of the trees and their rooting environment. This is an effective way to regularly monitor and communicate the status with the project team. Continual communication with construction crews, site monitoring, establishment of traffic patterns and the installation of barriers for protection can greatly reduce damage and costs for tree remediation. Providing this arboricultural service is a key component for caring for trees during construction. Root Invigoration Bartlett Research Laboratories’ Root Invigoration™ program for soil revitalization reduces soil compaction and incorporates organic matter and nutrients to promote root growth. This program has been very effective in: maintaining healthy trees, reversing tree decline and reducing transplant shock in large trees. Bartlett’s Root Invigoration is such a breakthrough it has received a patent from the U.S. government. Soil Sampling and Prescribed Fertilization A key component of tree health is good soil. We lead the industry in sustainable treatments created to improve soil for the trees. We have a solution whether an adjustments to minor problems or large-scale soil enhancements are needed. This is performed by visiting each site, collecting soil samples, sending them to our laboratory, assessing the results, and then prescribing the appropriate fertilization. In addition, our fertilizers use a regionally specific blend of necessary macronutrients (nitrogen, phosphorus and potassium) with key micronutrients (iron, manganese, copper and zinc) to give the best results under typical soil EXHIBIT 3 conditions within the project’s area. The nitrogen is slowly released over the growing season so that the plant has a constant flow of nutrients. We inject our fertilizer in the soil to reduce the risk of runoff and to counteract competition from turf roots. Prescription Fertilization combines soil analysis, the trees’ needs, and the project’s goals to create a unique fertilizer specifically for the preserved trees. Pruning Trees in construction are susceptible to loosing branches and causing interference. The removal of dead, dying, and damaged branches is one of the most common mature tree pruning practices. These are often the only branches that need to be removed from mature trees to keep them healthy. If a tree is overgrowing the construction site some live branches will need to be reduced in length or removed from the tree. To ensure long term tree health, only the minimum number of live branches should be pruned. With mature tree pruning, the less volume removed, the better for tree health. One of the Best Management Practices is to adhere to the guidelines of State of Texas to minimize the spread of Oak Wilt. Pest/Disease Management We strive to improve tree health, helping them to resist or tolerate many insects and diseases. Healthy trees make for more beautiful landscapes—one of the important elements of the project. This pest management program cares for the entire tree; from the roots to the shoots. It includes regular inspections of the tree(s) followed by necessary treatments and a report. We develop a customized program of regularly scheduled inspections to detect insects, mites, and diseases to evaluate plant health. Post-Construction Tree Care Management After the project is complete, we evaluate the trees and establish proactive tree care plan. The tree care plan will be designed to meet the goals of the project. These treatment recommendations will be based on long-term landscape goals. These services improve the health and beauty of the preserved trees and provide monetary efficiencies for the landscape budget. EXHIBIT 3 GREENHOUSE SINGLE STORY BUILDING BLUE METAL BUILDING C C C C C SINGLE STORY BRICK BLDG LEGEND BOUNDARY / RIGHT OF WAY EASEMENT / SETBACK CURB / EDGE OF PAVEMENT ACCESSIBLE ROUTE (ADA) FIRE LANE STRIPING RETAINING / SCREENING WALL BUILDING PAD AREA PAVEMENT / ASPHALT PAVEMENT / CONCRETE STORM DRAIN LINE WATER LINE WASTEWATER LINE GOOGLE FIBER UNDERGROUND CONDUIT WATER METER WATER VALVE FIRE HYDRANT WW WASTEWATER MANHOLE WASTEWATER CLEANOUT BACKFLOW PREVENTER STORM DRAIN MANHOLE STORM DRAIN CURB INLET STORM DRAIN AREA INLET TRANSFORMER AIR CONDITIONER UNIT UTILITY POLE GUY WIRE DUMPSTER SIGN BICYCLE RACK PARKING BUMPER ACCESSIBLE PARKING (ADA) CROSSWALK CO BFP D T AC D N XX 1 ACRE - PHASE 1LEASE AREAEXHIBIT 4 - PHASE 1 SITE PLANTag #SPECIESRemoval + PhaseConditionCAL 1CAL 2CAL 3CALIPER TOTALTag #SPECIESRemoval + PhaseConditionCAL 1CAL 2CAL 3CALIPER TOTALTag #SPECIESRemoval + PhaseConditionCAL 1CAL 2CAL 3CALIPER TOTAL3441CEDAR ELM (P)20.520.53484PECAN (P)REMOVE PH. 120203527PECANREMOVE PH. 117173442PECAN (H)28283485LOCUST14143528PECAN (H)26263443PECAN (P)23.523.53486LOCUST16.516.53529PECAN883444PECAN (H)34343487LOCUST9.59.53530AMERICAN ELM17173445PECAN (H)33.533.53488HACKBERRY95.511.753531BOX ELDER10103446PECAN (H)31313489LOCUST12.512.53532PECAN11113447PECAN (H)36.536.53490LOCUST10.510.53533PECAN10.510.53448PECAN (H)45.545.53491BOX ELDERREMOVE PH. 115153534PECAN9.55.512.253449PECAN (H)REMOVE PH. 3Poor28283492CEDAR ELM10103535PECAN11113450PECAN (P)REMOVE PH. 3DDI23.523.53493CEDAR ELM10103536PECAN11113451PECAN (H)REMOVE PH. 3DDI29293494PECAN13133537CHINABERRYREMOVE PH. 113.513.53452PECAN (H)REMOVE PH. 3DDI27273495PECAN17173538PISTACHE8.58.53453CHINABERRYREMOVE PH. 3128.5317.753496CEDAR ELM (H)241010343539BOX ELDER993454PECAN (H)31.531.53497BOX ELDERREMOVE PH. 1161111273540CEDAR ELM8.58.53455PECAN (H)36.536.53498CEDAR ELM (H)1910243541CEDAR ELM10103456PECAN (H)REMOVE PH. 228.528.53499CEDAR ELM (P)REMOVE PH. 119193542CEDAR ELMREMOVE PH. 310.510.53457PECAN (H)35353500BOX ELDERREMOVE PH. 17710.53543CEDAR ELM8.58.53458PECAN (H)30303501PECAN (H)29293544CEDAR ELM8.58.53459CHINABERRYREMOVE PH. 216.516.53502PECAN (H)39393545CEDAR ELMREMOVE PH. 312123460AMERICAN ELMREMOVE PH. 221213503PECAN (H)DDI34343546BOX ELDERREMOVE PH. 18.58.53461AMERICAN ELMREMOVE PH. 212123504PECAN (H)Poor24243547PECAN (P)REMOVE PH. 122223462BOX ELDERREMOVE PH. 213.513.53505PECAN (H)30.530.53548PECANREMOVE PH. 117173463BOX ELDERREMOVE PH. 210.510.53506PECAN (H)37373549PECAN16163464BOX ELDERREMOVE PH. 210103507PECAN (H)41.541.53550CEDAR ELM (H)1818273465BOX ELDERREMOVE PH. 29.59.53508PECAN (H)REMOVE PH. 1Good28.528.53551CEDAR ELM15153466BOX ELDER9.59.53509BOX ELDERREMOVE PH. 112.5816.53552CEDAR ELM993467CHINABERRY12.512.53510PECAN (H)REMOVE PH. 1Fair32323556PECANREMOVE PH. 111113468PECAN (H)42423511PECANREMOVE PH. 123233557PECAN (H)38.538.53469PECAN (H)27273512PECANREMOVE PH. 116163558PECAN (H)32323470PECAN (H)35.535.53513PECAN (H)4416523559PECAN (H)30303471PECAN (H)31313514CHINABERRYREMOVE PH. 12422353560PECAN (H)REMOVE PH. 2Poor29.529.53472ASHREMOVE PH. 223233515BOX ELDER13133561MIMOSAREMOVE PH. 2883473PECAN (H)REMOVE PH. 2DDI35353516PECAN (H)35.535.53562PECAN (P)REMOVE PH. 221213474AMERICAN ELM (H)24243517PECAN (H)27273563PECAN (H)REMOVE PH. 2DDI40403475HACKBERRYREMOVE PH. 2181525.53518PECAN17.517.53564CHINABERRYREMOVE PH. 212123476PECANREMOVE PH. 211.511.53519PECAN (H)34.534.53565BOX ELDERREMOVE PH. 210103477PECANREMOVE PH. 217.517.53520PECAN21213566AMERICAN ELM10103478PECAN22223521PECANREMOVE PH. 121213567PECAN (P)REMOVE PH. 121213479HACKBERRYREMOVE PH. 215153522PECAN (H)REMOVE PH. 1Fair26.526.53568PECAN (H)26263480AMERICAN ELM (P)19.517.528.253523PECAN (H)27273569PECAN (H)1916273481BOX ELDERREMOVE PH. 213.513.53524PECAN (H)31.531.53570PECANREMOVE PH. 117173482BOX ELDERREMOVE PH. 213.511193525LOCUSTREMOVE PH. 1993571PECAN (H)27.527.53483CHINABERRY11.511.53526PECANREMOVE PH. 118183572PECAN (H)REMOVE PH. 1Poor2525TREES IN SURVEYTREE SURVEY DATE: 11/09/2021TREE SURVEY DATE: 11/09/2021TREES IN SURVEYTREE SURVEY DATE: 11/09/2021TREES IN SURVEYEXHIBIT 5 - ALTERNATIVE LAYOUTS PRESERVING TREE 3510CCC100 YEAR FLOODPLAIN100 YEAR FLOODPLAINLIFEWORKSLEASE LINEPHASE 2 FIRELANE LOCATIONCCC100 YEAR FLOODPLAIN100 YEAR FLOODPLAINLIFEWORKSLEASE LINEPHASE 2 FIRELANE LOCATIONCCC100 YEAR FLOODPLAIN100 YEAR FLOODPLAINLIFEWORKSLEASE LINEPHASE 2 FIRELANE LOCATIONCCC100 YEAR FLOODPLAIN100 YEAR FLOODPLAINLIFEWORKSLEASE LINEPHASE 2 FIRELANE LOCATIONALT 1LOSE MINIMUM 16 UNITSLOSE ADA PARKINGFIRE LANE REDESIGN REQUIREDTREE3510TREE3510TREE3510TREE3510ALT 2LOSE MINIMUM 24 UNITSALT 3LOSE MINIMUM 12 UNITSLOSE ADA PARKINGFIRE LANE REDESIGN REQUIREDALT 4LOSE MINIMUM 16 UNITSLOSE ADA PARKINGPSH MULTIFAMILY RESIDENTIAL4 STORIES,FOOTPRINT = 24,814 SFCOVEREDENTRYCOVEREDWALKWAYCCCC3(s.w.)C3(s.w.)C2C2AA3C2AA3A3A2A2A2A2A1A1A1A1A1A1A1A3A3A1A1A1A1AAA2EFAEFEFA1A1A1A1AAEFAAAA1AC1A4A1A1A1A1A1C2C2S1S1S1S2S2S2S2S2S3S3S3S3S3S3S3S3S2S3S3S3S3A1A3A3A5A2S3S3S3C1C1A4A4A4A4S1S2S2S3S2A1A3A4S3C2C2C2C2A3A3A3A2A2A3A4A1A1C1C1C1C1EFA2A2A2A2S1A1A1A1A1A2A4A4A4KONEECOSPACE3500PASSENGERCONTROLLERA1A1S3S3A1S3C2A2C3(s.w.)A1S2A3S2A4A3A3A4A4AS2RETAILAREA=5,890 SFRETAILAREA=6,863 SFMULTIFAMILYAREA=64,639 SF5 STORIESVANFFE=461FFE=461FFE=461FFE=461GARAGE BLDGAREA=28,425 SFFFE=461Speed Ramp AboveFFE=458.25FFE=458.25FFE=458FFE=457.75FFE=457.5RETAILAREA=6,000 SFRETAILAREA=6,000SFOFFICEAREA=3,800 SFRETAILAREA=6,000 SFMULTIFAMILYAREA=40,000 SF4 STORIESFFE=457.5= PRESERVED HERITAGE TREEPHASE 1PHASE 2PHASE 3