B-02 (SP-2019-0328C - 1010 Clermont).pdf — original pdf

Backup

PLANNING COMMISSION SITE PLAN VARIANCE REQUEST REVIEW SHEET SP-2019-0328C CASE NUMBER: PLANNING COMMISSION HEARING DATE: 09/22/2020 PROJECT NAME: ADDRESS: APPLICANT: 43 N IH 35 SVRD NB 1010 Clermont AGENT: Civilitude (Jim Schissler) 5110 Lancaster Court Austin, Texas, 78723 (512) 761-6161 Cooee Yakka, LLC DBA 1010 Clermont Series (Paul Stables) P.O. Box 6464 Austin, Texas, 78762 (512) 826-1043 CASE MANAGER: Robert Anderson, (512) 974-3026 or robert.anderson@austintexas.gov PROPOSED DEVELOPMENT: The request is for a 3-story, 40 foot tall administrative and business office building with 5,820 square feet of gross floor area on a 0.26 acre site. The total proposed impervious cover is 8,165 square feet (69.1%). SUMMARY STAFF RECOMMENDATION: Staff recommends approval of the site plan as proposed. The site plan will comply with all requirements of the Land Development Code prior to its release. PROJECT INFORMATION: Lady Bird Lake Festival Beach Subdistrict 0.26 acres SITE AREA ZONING GR-MU-V-CO-NP NEIGHBORHOOD PLAN East Cesar Chavez WATERSHED WATERFRONT OVERLAY WATERSHED ORDINANCE PROPOSED USE TRAFFIC IMPACT ANALYSIS PROPOSED PARKING IMPERVIOUS COVER Administrative and Business Office N/A Comprehensive Watershed Ordinance (Urban) 11 total vehicle spaces (1 ADA)1, 6 bicycle spaces Allowed/Required Existing 40% 11,817 Proposed 8,165 SF / 69.1% SF / 81.3% N/A N/A N/A 1,940 SF / 16.4% 40 Feet 0.49:1 BUILDING COVERAGE BUILDING HEIGHT F.A.R 80% 40 Feet 1:1 1 A parking waiver was approved by the Board of Adjustment reducing the parking requirements from 15 total required vehicle parking spaces to 11 total required vehicle spaces. 1 of 10B-2Page 2 1010 Clermont SP-2019-0328C SUMMARY STAFF COMMENT ON SITE PLAN: The project is located in the Festival Beach Waterfront Overlay – outside of the primary and secondary setback areas – and, therefore, has a maximum site impervious cover of 40% or 70% for projects that meet certain specified criteria [LDC Section 25-2-735(D)]. Because the site plan proposes an impervious cover amount of 69.1% without meeting the aforementioned conditions, a waiver to the maximum allowable impervious cover is required by Land Development Code Section 25-2-721(A)(1). According to the Land Development Code Section 25-2-721(A)(3)-(4), the Land Use Commission shall seek a recommendation from the Small Area Planning Joint Committee and the Environmental Commission for site plans seeking waivers from the requirements of the Waterfront Overlay Combining Districts. The applicant proposes to redevelop an existing used car sales lot into a three-story and 40-foot tall building of administrative and business office use with 5,820 square feet of floor area. The proposal reduces site impervious cover from 81.3% to 69.1%. In order to recommend the project for a variance, staff considered whether “the variance is the minimum required by the peculiarities of the tract” [LDC Section 25-2-713(B)(2)]. The peculiarities of the site include: The small site of the lot which limits the gross floor area as well as available on-site parking; the utility easement that is 17 feet deep and exists along the entire length of the frontage of IH-35 frontage; the small frontage along Clermont Avenue which conflicted with Subchapter E building placement standards and complicates access to the site; the compatibility requirements constraining building placement and height; and, the unusual lot shape. Staff also considered the possible reduction in water pollution which will result from the change of land use. Ultimately, staff requested a slight reduction of the initially proposed impervious cover to be less than 70%, and for the provision of on-site water quality controls. The applicant agreed to those design modifications and the proposal as submitted for consideration is reflective of those changes. TOWN LAKE CORRIDOR STUDY: Staff considered the Town Lake Corridor Study and the effect of this project. Staff determined there is no adverse impact of this project to the goals of the study. WAIVER PROCESS – RECOMMENDING BODIES: Environmental Commission Hearing Date: September 2, 2020. The Environmental Commission voted 9-0 to recommend the variance from LDC 25-2-735 (D) (Festival Beach Subdistrict Regulations) of the Waterfront Overlay with the following staff conditions: 1. Provide water quality treatment with the proposed project such that the proposed development pollutant load will be lower than the existing conditions pollutant load. A rain garden will be constructed to provide treatment for the runoff from the building and porous pavement will be constructed to provide treatment for the runoff from the parking lot and the onsite sidewalks. 2. Provide specific window glazing on the office building to reduce potential of bird strikes. 3. All trees planted on site will be tree species native to Central Texas. The Environmental Commission motion 202000902-004a is included in the back-up materials. Small Area Planning Joint Committee Hearing Date: Tentatively scheduled for September 21, 2020. The hearing date has not been finalized at the time back-up materials were submitted. Staff will provide an updated report prior to land use commission hearing or provide an update at the hearing. If the item is unable to be heard by the Small 2 of 10B-2Page 3 1010 Clermont SP-2019-0328C Area Planning Joint Committee on September 21, 2020, the applicant wishes to proceed to Planning Commission without a recommendation. The project was previously scheduled for the Small Area Planning Joint Committee on August 12, 2020, but due to a hard stop time the item was unable to be considered. Another attempt to schedule the Small Area Planning Joint Committee on August 24, 2020 failed due to lack of quorum. EXISTING ZONING AND LAND USES: Site North South East West Used Car Sales Single-family Clermont Avenue Commercial IH-35 Frontage Road GR-MU-V-CO-NP GR-MU-CO-NP N/A GR-MU-V-CO-NP N/A LAND USES ZONING ABUTTING STREETS: Street Right-of-Way Width Existing Pavement Width Street Type Street Level ASMP N/A 60 4 1 36 30 Regional Mobility Local Mobility IH-35 N Frontage 36 Clermont Avenue 60 COMPATIBILITY: The site is subject to Compatibility Standards due to the proximity of the SF-3 zoning district to the northeast. The site area is required to comply with the Height Limitations and Setbacks for Small Sites because the site area is less than 20,000 square feet and has street frontage along Clermont Avenue that is less than 100 feet [LDC Section 25-2-1062]. The site plan, as proposed, complies with the compatibility regulations. OTHER ISSUES: Board of Adjustment Hearing Date: August 10, 2020. The Board of Adjustment approved a parking waiver to reduce the required vehicle parking spaces from 15 to 11. The decision sheet is included in the back-up materials. NEIGHBORHOOD ORGANIZATIONS: Austin Independent School District Austin Lost and Found Pets Austin Neighborhoods Council Bike Austin City of Austin Downtown Commission Del Valle Community Coalition Downtown Austin Neighborhood Friendly Fiends of Haskell Street Friends of the Emma Barrientos MACC Friends of Austin Neighborhoods Greater East Austin Neighborhood Guadalupe Neighborhood Development Association Corp. Association East Austin Conservancy East Cesar Chavez Neighborhood Association East Cesar Chavez Neighborhood Plan Contact Team East Town Lake Citizens Neighborhood Association El Concilio Mexican-American Neighborhoods Homeless Neighborhood Association Neighborhood Empowerment Foundation Neighborhoods United for Progress Preservation Austin SELTexas Sierra Club, Austin Regional Group Tejano Town Town Lake Neighborhood Association Waller District Staff Liaison Waterloo Greenway 3 of 10B-2CITY OF AUSTIN Board of Adjustment Decision Sheet DATE: Monday August 10, 2020 CASE NUMBER: C15-2020-0037 Item #: C-2 ___Y____Brooke Bailey ___Y____Jessica Cohen ___Y____Ada Corral ___Y____Melissa Hawthorne ___Y____William Hodge ___Y____Don Leighton-Burwell ___Y____Rahm McDaniel ___Y____Darryl Pruett ___-____Veronica Rivera OUT ___Y____Yasmine Smith ___Y____Michael Von Ohlen ___Y____Kelly Blume (Alternate) ___-____Martha Gonzalez (Alternate) APPLICANT: James Schissler OWNER: Paul Stables c/o Cooee Yakka, LLC ADDRESS: 43 IH 35 SVRD VARIANCE REQUESTED: The applicant has requested variance(s) to Section 25- 6-472 (Parking Facility Standards) Appendix A (Tables of Off-Street parking and Loading Requirements) to reduce the number of required parking spaces from 15 spaces (required) to 11 spaces (requested) in order to erect a 5,820 sq. ft. Administrative Office Building in a “GR-MU-V-CO-NP”, Community Commercial – Mixed Use - Vertical Mixed Use building – Conditional Overlay – Neighborhood Plan zoning district. (East Cesar Chavez Neighborhood Plan) BOARD’S DECISION: The public hearing was closed by Chair Don Leighton- Burwell, Board Member Michael Von Ohlen motions to Grant, Board Member William Hodge seconds on an 11-0 vote; GRANTED. EXPIRATION DATE: August 10, 2021 FINDING: 1. The Zoning regulations applicable to the property do not allow for a reasonable use because: this is not a request for variance from a zoning regulations 4 of 10B-22. (a) The hardship for which the variance is requested is unique to the property in that: the triangular shape of the remaining portions of the lots after TxDOT right of way purchase for IH-35 severely limits the size of the site and therefore the portion of the site that can be used for parking, the Waterfront Overlay also limits impervious cover to 70 percent well below the 90 percent allowed by zoning. (b) The hardship is not general to the area in which the property is located because: other lots on the block are rectangular shaped whereas this site is the end of the block that had TxDOT right of way purchased for construction of IH-35; approximately 47.5 percent of the original lots was purchased by TxDOT, irregular lot. 3. The variance will not alter the character of the area adjacent to the property, will not impair the use of adjacent conforming property, and will not impair the purpose of the regulations of the zoning district in which the property is located because: the site is on the IH-35 frontage road and is adjacent to commercial property, the site is zoned to allow administrative office use so will not affect the adjacent uses. PARKING: (Additional criteria for parking variance only) 1. Neither present nor anticipated future traffic volumes generated by the use of the site or the uses of sites in the vicinity reasonably require strict or literal interpretation and enforcement of the specified regulation because: the small administrative office building will not generate high traffic volumes and the location on IH-35 frontage road in downtown will facilitate alternate mobility options, a shower will be provided for tenant use to facilitate bicycle riding and alternate transportation options. 2. The granting of this variance will not result in the parking or loading of vehicles on public streets in such a manner as to interfere with the free flow of traffic of the streets because: there are 11 parking spaces on the site so 73 percent of the required parking is provided 3. The granting of this variance will not create a safety hazard or any other condition inconsistent with the objective of this Ordinance because: the project includes a 10 foot wide shared use path along IH-35 frontage road to facilitate pedestrians and bicyclist access to the site from adjacent streets without entering the traffic lanes. 4. The variance will run with the use or uses to which it pertains and shall not run with the site because: the zoning ordinance for the property restricts the allowable uses by listing over 30 prohibited uses, including medical offices, general retail sales, consumer convenience services, restaurants. ______________________________ ____________________________ Elaine Ramirez Executive Liaison Don Leighton-Burwell Chairman Diana Ramirez for5 of 10B-25110 Lancaster Court Austin, Texas 78723 Firm Registration #12469 Phone 512 761 6161 Fax 512 761 6167 info@civilitude.com www.civilitude.com ENGINEERS & P L ANNERS August 31, 2020    Planning Commissioners  c/o Development Services Department  505 Barton Springs Rd, 4th Floor  Austin, TX 78704    Re:    Festival Beach Waterfront Overlay Sub‐District   SP‐2019‐0328C   43 N IH 35 SVRD NB  Austin, TX 78702    Dear Commissioners:    On behalf of our client, 1010 Clermont Series of Cooee Yakka, LLC, we are submitting the Site Development Permit for  1010 Clermont for your approval of the variance for the impervious cover limit in the Festival Beach Waterfront Overlay  Subdistrict.   The  property is on  the  northeast  corner of the intersection of Clermont  Street and IH 35 northbound  frontage road and is triangular shaped due to prior dedication of property to TxDOT for IH 35 construction. This portion  of the Festival Beach Sub‐District is shown to be rezoned from residential to commercial in the Town Lake Corridor  Study.      Background information  The property has been a used car lot for at least 23 year based on City aerials provided in the presentation.  There  were a billboard and several large signs on the property, almost all the signs have been removed and the billboard will  be removed this fall.  Due to the prior taking of right‐of‐way for IH 35 by TxDOT, the shape of the site is a triangular  with the shortest property line along Clermont Avenue at 41.51‐feet; there is also a 25‐foot electric transmission line  easement along the IH 35 frontage.  The latest regulations adopted by Austin Energy do not allow trees of any type  within the electric transmission easement.    Site Plan Application  The owner is seeking a site development permit to construct a 5,820 sf administrative office building on the northeast  corner of the property outside the electric transmission easement.  The building height is limited by a SF‐3 zoned lot  east of the property which prevents parking under the building on the ground floor.  Based on the limited size of the  building and number of parking spaces, the owner is providing a shower for commuter that walk or bicycle.  LDC Code  Section 25‐2‐735(D) requires that property that seeks 70% impervious cover instead of 40% must provide innovative  water quality measures, and the site will provide a rain garden for roof runoff and porous pavement and sidewalks to  treat  the  required  first‐flush  of  runoff.    Aesthetic  enhancements  include  landscaping  and  a  rain  garden,  and  the  modern office building will replace the used cars, billboard and signs that previously occupied the site.    Your consideration of this variance request is appreciated. If you have any questions, please call me at 512‐569‐9830.    Sincerely,  James M Schissler James M. Schissler, P.E.  6 of 10B-2 ENVIRONMENTAL COMMISSION MOTION 202000902-004a Date: September 2, 2020 Subject: 1010 Clermont Avenue, SP 2019-0328C Motion by: Kevin Ramberg Seconded by: Linda Guerrero RATIONALE: WHEREAS, the Environmental Commission recognizes the applicant is requesting a variance from City Code 25-2-735(D) to allow impervious cover greater than 40% in the Festival Beach Waterfront Overlay – outside of the primary and secondary setback areas – without having met specified criteria for allowing 70% maximum allowable impervious cover; WHEREAS, the Environmental Commission recognizes the 0.26-acre lot currently contains approximately 81% impervious cover without onsite water quality treatment and has historically been used a used car lot; and WHEREAS, the Environmental Commission recognizes that staff recommends this variance having determined the required Findings of Fact have been met. THEREFORE, the Environmental Commission recommends the variance request with the following: Staff Conditions: 1. Provide water quality treatment with the proposed project such that the proposed development pollutant load will be lower than the existing conditions pollutant load. A rain garden will be constructed to provide treatment for the runoff from the building and porous pavement will be constructed to provide treatment for the runoff from the parking lot and the onsite sidewalks. 2. Provide specific window glazing on the office building to reduce potential of bird strikes. 3. All trees planted on site will be tree species native to central Texas. VOTE 9-0 For: Bedford, Smith, Thompson, Nill, Neely, Coyne, Maceo, Guerrero, and Ramberg Against: None Abstain: None Recuse: None Absent: Creel, Gordon 1 7 of 10B-2 Approved By: Linda Guerrero, Environmental Commission Chair 2 8 of 10B-2Building Table Zoning: GR-MU-V-CO-NP, General Commercial Services-Vertical Mixed Use Gross Site Area 11,817 Gross Building Area 5,820 SF SF Number Of Stories Finished Floor Elevation Foundation Type 3 460.0 Slab on Grade Allowed Provided Maximum Height Floor Area Ratio Building Coverage (SF) 9,454 Building Coverage (%) 40' 1:1 80 40' 0.49 1,940 16.4 Impervious Cover (SF) 10,635 8,165 Impervious Cover Table Existing Proposed Removal Proposed Addition Building - - 1,940 Parking/Driveway & Others 9,609 9,609 4,972 Sidewalk Total (Area) Gross Site Area Total (Percent) - - 1,253 9,609 9,609 8,165 11,817 SF 0.271 Acre 81.32% 81.32% 69.10 % PARKING SUMMARY TABLE Area (SF) 5,820 Parking Ratio 1 per 275 SF Land Use Administrative Office 20% Reduction for Urban Core 25-6-478(A) 10% Reduction for Providing Shower Net Required Spaces Standard Parking Accessible Parking Total Parking Provided Spaces 21.2 -4.2 -2.1 15 10 1 11 6 Impervious Cover (%) 90 69.1 Bicycle Spaces Provided (5 or 5% total) 5 Required 458 458 457 457 990 SF INNOVATIVE WATER MANAGEMENT 458 N SP-2019-0328C 06 14 25-5 8-8-2019 112 R. ANDERSON X GR-MU-V-CO-NP Final plat must be recorded by the Project Expiration Date, if applicable. Subsequent Site Plans which do not comply with the Code current at the time of filing, and all required Building Permits and/or a notice of construction (if a Building permit is not required), must also be approved prior to the Project Expiration Date. 9 of 10B-210 of 10B-2