B-18 (SP-2019-0559C - W 7th St Passive; District 9) — original pdf

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PLANNING COMMISSION SITE PLAN COMPATIBILITY WAIVER REQUEST REVIEW SHEET Mountain Sun Development Group (Russ Hooper, PE) 707-502-4319 Mountain Sun Development Group (Russ Hooper, PE) 707-502-4319 PLANNING COMMISSION DATE: July 14, 2020 CASE: SP-2019-0559C PROJECT NAME: W 7th Street Passive ADDRESS OF SITE: 1118 W 7th St APPLICANT: AGENT: AREA: 0.2 acre WATERSHED: Town Lake (Urban) WATERSHED ORDINANCE: Comprehensive Watershed Ordinance C.I.P. STATUS: N/A T.I.A.: N/A CAPITOL VIEW: N/A PROPOSED DEVELOPMENT: The applicant is proposing to construct a duplex behind an existing single-family dwelling, with parking, detention and water quality. The development is taking access to West 7th Street and the alley to the north. EXISTING ZONING: The site is zoned MF-4-HD-NP. The site plan complies with the zoning ordinance. DESCRIPTION OF WAIVER: Waiver request is as follows: LDC Section 25-2-1062(B): If a site has street frontage of 50 feet or less, a person may not construct a structure 15 feet or less from property: (1) In an urban family residence (SF-5) or more restrictive zoning district, or; (2) On which a use permitted in an SF-5 or more restrictive zoning district is located. The applicant requests a waiver from a 15-foot to an approximately 5-foot compatibility setback for a walkway leading to the duplex and for drainage/detention structures. The site is adjacent to single-family houses to the west, multifamily to the east, an alley and a mix of single-and multifamily residential to the north and a mix of single-and multifamily uses to the south across W 7th Street. SUMMARY STAFF RECOMMENDATION: Staff recommends approval of the waiver from LDC Section 25-2-1062 to reduce the Compatibility setback requirement from 15 feet to approximately five feet from adjacent MF-4-HD-NP- zoned properties used as single family. The site measures less than 50 feet wide, and the duplex will be behind the existing house. The proposed use is similar to other uses within the neighborhood. CASE MANAGER: Christine Barton-Holmes, CNUa, LEED AP Christine.Barton-Holmes@austintexas.gov PHONE: 974-2788 1 of 12B-18 PROP. BUILDING CVR: 51% (4474 sf) PROP. IMP. CVRG.: 69% (6025 sf) PROPOSED F.A.R.: 0.749:1 PROP. HEIGHT: 27’10” PROVIDED PARKING: 6 spaces (1 on-street) PROJECT INFORMATION: 0.20 acre EXIST. ZONING: MF-4-HD-NP MAX. BLDG. COVERAGE : 60% MAX. IMPERV. CVRG.: 70% ALLOWED F.A.R.: 0.75:1 HEIGHT: 32’ per Historic District REQUIRED PARKING: 6 spaces PROPOSED ACCESS: Driveway access to W 7th Street and alley SUMMARY COMMENTS ON SITE PLAN: Land Use: The applicant is requesting a waiver from Compatibility standards to reduce the setback for the walkway and cistern from 15 feet to approximately five feet in order to construct a duplex. The proposed duplex will be similar in scale and use to adjacent single-and multifamily residences, and will be screened with fencing and landscape. The site plan will comply with all applicable regulations upon site plan approval. Environmental: The site is located with the Town Lake Watershed, which is classified as an Urban Watershed. There are no critical environmental features. Transportation: Access to the proposed residences will be from West 7th Street and the alley to the north. The proposed development did not require a TIA. This administrative site plan will comply with all applicable requirements of the Land Development Code prior to its release. Staff recommends approval of the waiver. PLANNING COMMISSION ACTION: SURROUNDING CONDITIONS: Zoning/ Land Use North: Alley, then MF-4-HD-NP and SF-3-HD-NP (single- and multifamily) South: W 7th Street, then MF-4-HD-NP and SF-4A-HD-NP (single- and multifamily) East: MF-4-HD-NP (multifamily) West: MF-4-HD-NP (single-and multifamily) STREET: West 7th Street NEIGHBORHOOD ORGANIZATIONS: Austin Independent School District Austin Neighborhoods Council Bike Austin Friends of Austin Neighborhoods Homeless Neighborhood Assn. Neighborhood Empowerment Foundation Old West Austin Neighborhood Association Old West Austin Neighborhood Plan Contact Team Preservation Austin SELTexas Shoal Creek Conservancy Sierra Club, Austin Regional Group CLASSIFICATION Local City Street SURFACING 30’ R.O.W. 60’ 2 of 12B-18 Amanda Swor direct dial: (512) 807-2904 aswor@drennergroup.com Ms. Denise Lucas Development Services Department City of Austin 505 Barton Springs Road Austin, TX 78704 June 23, 2020 Via Electronic Delivery Re: 1118 West 7th Street – Compatibility waiver request associated with the site development permit application, SP-2019-0559C, for the property located at 1118 W. 7th Street in Austin, Travis County, Texas (the “Property”) Dear Ms. Lucas: As representatives of the owner of the Property, we respectfully request a waiver from compatibility standards for small lots, §25-2-1062 - Height Limitations and Setbacks for Small Sites, for the 15-foot property line no-build setback from adjacent single-family residential zoning and uses requirement. Per §25-2-1081 Land Use Commission Or Council Waiver, a waiver request from the requirements of §25-2, Subchapter C, Article 10 Compatibility Standards, is allowed provided that the setback will not be reduced to less than five (5) feet and that the waiver is appropriate and will not harm the surrounding area. The Property is located on the north side of West 7th Street, approximately 50 feet from the intersection of West 7th Street and Blanco Street. A site development permit application is in review as SP-2019-0559C to allow a new duplex on the rear portion of the Property. The Property is currently zoned MF-4-HD-NP, Multifamily Residence Moderate-High Density – Historic District – Neighborhood Plan, and is located in the Castle Hill Local Historic District per ordinance 20100930-038. The Castle Hill local historic district also makes up a portion of the West Line National Historic District. An existing single-family residential structure fronting West 7th Street on the property will be preserved to respect these historic district designations. As mentioned above, the property is currently zoned MF-4-HD-NP, and is surrounded on all sides by MF-4-HD-NP zoned Properties. However, the property located at 1120 West 7th Street, although zoned MF-4-HD-NP is occupied by a single family structure. The site plan application, SP-2019-0559C, contemplates a new duplex, a single family residential use, on the 3 of 12B-18rear portion of the Property. Upon completion, because the Property will comprise of three total residential units on a single lot, the use will become multifamily residential and will therefore be subject to compatibility standards. The proposed project was approved at the Historic Landmark Commission on September 23, 2019 after extensive conversations and input from the City of Austin Historic Preservation Office, and Historic Landmark Commissioners. We respectfully request a waiver from the 15-foot no build setback for small sites as described in §25-2-1062(B)(2) to reduce this 15-foot setback to five (5) feet, and to allow the placement of detention facilities within the setback, in order to allow the proposed duplex as currently designed. This project is not requesting any additional code modifications and will adhere to MF-4 site development regulations, including five (5) foot minimum interior side yard setbacks, 60% maximum building coverage and 70% maximum impervious cover. The proposed project will not alter or harm the neighborhood character, as it is preserving the existing historic home on the lot while developing additional single family residential land uses. The surrounding neighborhood contains a mixture of single family and low-density multifamily land uses and the proposed project will complement its neighbors and provide much-needed additional housing stock in the urban core. Please let me know if you or your team members require additional information or have any questions. Thank you for your time and attention to this project. Very truly yours, Amanda Swor Christine Barton-Holmes, Development Services Department (via electronic delivery) -2- cc: 4 of 12B-185 of 12B-18LEGEND B C A A A A A B C ZONING: FLOODPLAIN: WATERSHED: BENCHMARKS: BEARING BASIS: A A A LEGAL DESCRIPTION: NOTES: A SP-2019-0559C 23 25-5 DECEMBER 5, 2019 112 CHRISTINE BARTON-HOLMES MF-4-HD-NP E V I S S A P T E E R T S H T 7 W T E E R T S H T 7 W 8 1 1 1 2 0 7 8 7 S A X E T , Y T N U O C S I V A R T , N I T S U A N A L P N O I T I L O M E D . O C T N E M P O L E V E D N U S N I A T N U O M E V A N I D L U O B B - 1 0 6 1 4 0 7 8 7 X T , N I T S U A ) A S U ( 9 1 3 4 2 0 5 7 0 7 1 + : H P ) L T N I ( V E D - T S U S 0 0 8 1 + : H P M O C . S E R U O S E R N U S N I A T N U O M @ S S U R SHEET CD-100 8 OF 23 SP-2019-0559C 6 of 12B-18LEGEND P G A O UNIT B UNIT A A CARPORT CARPORT O 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 1 2 3 4 5 6 7 8 9 1 0 1 1 1 2 1 3 1 4 1 5 1 6 1 7 1 8 1 9 2 0 2 1 A B C D E F G J K L M O P Q O O G O Q NOTES: NOTES: E V I S S A P T E E R T S H T 7 W T E E R T S H T 7 W 8 1 1 1 2 0 7 8 7 S A X E T , Y T N U O C S I V A R T , N I T S U A N A L P E T I S . O C T N E M P O L E V E D N U S N I A T N U O M E V A N I D L U O B B - 1 0 6 1 4 0 7 8 7 X T , N I T S U A ) A S U ( 9 1 3 4 2 0 5 7 0 7 1 + : H P ) L T N I ( V E D - T S U S 0 0 8 1 + : H P M O C . S E R U O S E R N U S N I A T N U O M @ S S U R SHEET CS100 9 OF 23 SP-2019-0559C SP-2019-0559C 23 25-5 DECEMBER 5, 2019 112 CHRISTINE BARTON-HOLMES MF-4-HD-NP 7 of 12B-1821 23 8 of 12B-1822 23 9 of 12B-1823 23 10 of 12B-18LEGEND P G A O UNIT B UNIT A A CARPORT CARPORT O 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 1 2 3 4 5 6 7 8 9 1 0 1 1 1 2 1 3 1 4 1 5 1 6 1 7 1 8 1 9 2 0 2 1 A B C D E F G J K L M O P Q O O G O Q NOTES: NOTES: E V I S S A P T E E R T S H T 7 W T E E R T S H T 7 W 8 1 1 1 2 0 7 8 7 S A X E T , Y T N U O C S I V A R T , N I T S U A N A L P E T I S . O C T N E M P O L E V E D N U S N I A T N U O M E V A N I D L U O B B - 1 0 6 1 4 0 7 8 7 X T , N I T S U A ) A S U ( 9 1 3 4 2 0 5 7 0 7 1 + : H P ) L T N I ( V E D - T S U S 0 0 8 1 + : H P M O C . S E R U O S E R N U S N I A T N U O M @ S S U R SHEET CS100 9 OF 23 SP-2019-0559C SP-2019-0559C 23 25-5 DECEMBER 5, 2019 112 CHRISTINE BARTON-HOLMES MF-4-HD-NP 11 of 12B-1812 of 12B-18