B-08 (SP-2020-0202C - 15th St Office Building; District 9).pdf

Planning Commission – Dec. 22, 2020

B-08 (SP-2020-0202C - 15th St Office Building; District 9).pdf — original pdf

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PLANNING COMMISSION SITE PLAN WAIVER REQUEST REVIEW SHEET Dunaway/ Urban Design Group, Vanessa Mendez, (512) 399-5371 Moore JH 502 LLC, 814 West 10th Street, Austin, Texas 78701 PLANNING COMMISSION DATE: December 22, 2020 CASE: SP-2020-0202C PROJECT NAME: 15th St Office Building ADDRESS OF SITE: 502 W 15th St. APPLICANT: AGENT: AREA: 0.254 acres WATERSHED: Shoal Creek (Urban) WATERSHED ORDINANCE: Comprehensive Watershed Ordinance (urban) C.I.P. STATUS: N/A T.I.A.: N/A CAPITOL VIEW: N/A PROPOSED DEVELOPMENT: The applicant proposes to construct a 4-story, 27,251 sq. ft. administrative office building, including parking and utilities. The ground floor will consist of parking, a small art gallery, lobby, electrical vault, fire riser room, and elevator. The development is taking access to San Antonio Street and the alley to the west. EXISTING ZONING: The proposed office property is zoned Downtown Mixed Use (DMU). Administrative office is a permitted use in DMU. DESCRIPTION OF WAIVERS: The applicant is requesting a partial waiver of the following. LDC Section 25-6-591(B)(5) Except as provided in Subsections (C) and (D) of this section, a parking garage must be separated from an adjacent street by a pedestrian-oriented use described in Section 25-2-691 (Waterfront Overlay (WO) District Uses) that fronts on the street at the ground level. 25-6-591(D): The Land Use Commission may waive the requirement of Subsection (B)(5) of this section during the site plan review process after determining that: (1) present and anticipated development in the area is not amenable to access by pedestrians; (2) the requirement does not allow a reasonable use of the property; or (3) other circumstances attributable to the property make compliance impractical. 25-6-591(E): If a waiver is granted under Subsection (D), an area for which the requirement is waived must be screened. LDC Section 25-2-691(C)(12) A pedestrian-oriented use is a use that serves the public by providing goods or services and includes: (1) art gallery, (2) art workshop, (3) cocktail lounge, (4) consumer convenience services, (5) cultural services, (6) day care services (limited, general, or commercial), (7) food sales, (8) general retail sales (convenience or general), (9) park and recreation services, (10) residential uses, (11) restaurant (limited or general) without drive-in service; and other uses as determined by the Land Use Commission (12) 1 of 21B-8 Waiver request is as follows: The applicant requests a waiver from LDC 25-6-591(B)(5) to permit one parking space facing San Antonio Street and three parking spaces facing 15th street (total 4 spaces), to be screened, but not separated from the adjacent street by a pedestrian oriented use. The remaining five parking spaces on the ground floor would be separated from the street by a small art gallery. The gallery would receive a Certificate of Occupancy and would be occupy-able space, meeting requirements for access and amenities. As art galleries are specifically called out as permitted pedestrian oriented use, the spaces buffered by the gallery complies with 25-6-591(B)(5). The applicant notes the following in support of their waiver request. The site is constrained by size (approximately 0.25 acres), configuration (minimum depth of approximately 90 feet) and the presence of a heritage tree along the northerly property line. Those features limit the availability of alternatives to structure parking on the first floor and limit the area within the building available for pedestrian oriented uses between the street frontage and the parking spaces. In addition, by providing the proposed gallery, the applicants have met the requirement for buffer uses at the most prominent building corner and across the majority of the first floor parking spaces. The applicants have also proposed an engaging screening system to provide an attractive streetscape. SUMMARY STAFF RECOMMENDATION: While staff acknowledges the size and configuration constraints, Staff recommends denial of the waiver on the basis that the site is well located and configured to support pedestrian oriented uses on the first floor. There is no existing or proposed development which would limit pedestrian access to future uses on the site and existing pedestrian traffic is likely to provide sufficient economic support for a well selected pedestrian oriented use. CASE MANAGER: Randall Rouda PROJECT INFORMATION: 0.25 acres EXIST. ZONING: DMU MAX. BLDG. COVERAGE : 100% MAX. IMPERV. CVRG.: 100% ALLOWED F.A.R.: 5:1 HEIGHT: 60 REQUIRED PARKING: 0 PROP. BUILDING CVR: 9,829 sq. ft. (88%) PROP. IMP. CVRG.: 9,829 sq. ft. (88%) PROPOSED F.A.R.: 2.45:1 PROP. HEIGHT: 60’ (4 story) PROVIDED PARKING: 36 (including 2 HC) PROPOSED ACCESS: San Antonio Street/Alley. Randall.rouda@austintexas.gov PHONE: 974-3338 SUMMARY COMMENTS ON SITE PLAN: Land Use: The applicant is requesting a waiver from having a pedestrian use separating a portion of the proposed ground-floor parking from San Antonio Street and West 15th St. The remaining ground floor parking is separated from the adjacent streets by a small art gallery. The elevator lobby is also located on the first floor adjacent to West 15th Street. The site plan otherwise complies with land use regulations. Environmental: The site is located with the Shoal Creek watershed, which is classified as an Urban Watershed. There are no critical environmental features. Transportation: Access to the proposed research services will be from San Antonio Street and West 15th Street. The proposed development did not require a TIA. 2 of 21B-8 R.O.W. 100’ 80’ SURFACING 75’ 37’ This administrative site plan will comply with all applicable requirements of the Land Development Code prior to its release. PLANNING COMMISSION ACTION: SURROUNDING CONDITIONS: Zoning/ Land Use North: LR/GO (Professional Offices) South: CS-CURE (15th Street, Coffee Shop, Dry Cleaning) East: DMU-CO (Alley, Professional Offices) West: CS (San Antonio Street, Convenience Market/Service Station) STREET: W 15th St. San Antonio Street NEIGHBORHOOD ORGANIZATIONS: Austin Independent School District Austin Lost and Found Pets Austin Neighborhoods Council Bike Austin Central Austin Community Development Corporation Central Austin Urbanists City of Austin Downtown Commission Downtown Austin Alliance Downtown Austin Neighborhood Assn. (DANA) Friends of Austin Neighborhoods Historic Austin Neighborhood Association Homeless Neighborhood Assn. Neighborhood Empowerment Foundation Preservation Austin SELTEXAS Shoal Creek Conservancy Sierra Club, Austin Regional Group West Downtown Alliance, Inc. 3 of 21B-8OFFICE BUILDING502 W 15th StreetPlanning Commission4 of 21B-8CITY OF AUSTIN – DEVELOPMENT SERVICES DEPARTMENT SITE PLAN APPLICATION – MASTER COMMENT REPORT UPDATE: U0 PHONE #: 512-974-3338 SP-2020-0202C 00 Randall Rouda CASE NUMBER: REVISION #: CASE MANAGER: PROJECT NAME: LOCATION: SUBMITTAL DATE: June 18, 2020 REPORT DUE DATE: July 17, 2020 FINAL REPORT DATE: July 21, 2020 15th St Office Building 502 W 15TH ST 4 DAYS HAVE BEEN ADDED TO THE UPDATE DEADLINE STAFF REPORT: This report includes all staff comments received to date concerning your most recent site plan submittal. The comments may include requirements, recommendations, or information. The requirements in this report must be addressed by an updated site plan submittal. The site plan will be approved when all requirements from each review discipline have been addressed. However, until this happens, your site plan is considered disapproved. Additional comments may be generated as a result of information or design changes provided in your update. If you have any questions, problems, concerns, or if you require additional information about this report, please do not hesitate to contact your case manager at the phone number listed above or by writing to the City of Austin, Development Services Department, P.O. Box 1088, Austin, Texas 78767. UPDATE DEADLINE (LDC 25-5-113): It is the responsibility of the applicant or their agent to update this site plan application. The final update to clear all comments must be submitted by the update deadline, which is May 9, 2021. Otherwise, the application will automatically be denied. If this date falls on a weekend or City of Austin holiday, the next City of Austin workday will be the deadline. UPDATE SUBMITTALS: A formal update submittal is required. Please bring a copy of this report with you upon submittal to Intake. Updates may be submitted between the hours of 8:30 am and 4:00 pm. Updates submitted after 3 pm may be processed on the following business day. Please submit 12 copies of the plans and 13 copies of a letter that address each comment for distribution to the following reviewers. Clearly label information or packets with the reviewer’s name if intended for a specific reviewer. No distribution is required for the Planner 1 and only the letter is required for Austin Water Utility Development Services. Please note: if Austin Water rejects a plan on Update 2, a fee is due at or before resubmittal. Please contact Intake for the fee amount. REVIEWERS: Planner 1 : Elsa Garza Electric : Andrea Katz Drainage Engineering : Laura Kofahl City Arborist : Dillon Olsen Industrial Waste : Rachel Reddig Site Plan : Randall Rouda Transportation Planning : Martin Laws AW Utility Development Services : Bradley Barron AW Pipeline Engineering : Jason Inge ATD Engineering : Bryan Golden Environmental : Jonathan Garner Fire For Site Plan : Marvin Lewis PARD / Planning & Design : Scott Grantham R.O.W. : Isaiah Lewallen Water Quality : Laura Kofahl 5 of 21B-8 Industrial Waste Review - Rachel Reddig - 512-972-1074 IW1. For compliance with §15-10-226 of the Austin City Code, install a City of Austin approved 2-way cleanout per Standard Detail 520-AW-01C to act as a sampling and inspection port. Reference the detail in the call-out and include the detail in the utility detail sheets. Per UCM 2.9.4.G.6, the cleanout must be located in a non-traffic, non-parking area to be used as a sampling and inspection port. PARD / Planning & Design Review - Scott Grantham - 512-974-9457 PR1. Please confirm zero residential or hotel units in this development. Site Plan Review - Randall Rouda - 512-974-3338 ZONING SP 1. Add the following to the site Data Table: a) proposed use (according to 25-2-491) b) gross floor area for each building (in sq. ft.) c) Correct/verify the floor-to-area ratio to include the entire gross floor area. d) open space (in sq. ft. and percentage) SP 2. Describe the proposed use and specify the square footage for each use within each existing and proposed structure on the site. SP 3. Specify the elevation (in feet above sea level) of the average of the highest and lowest grades adjacent to the building, and specify the maximum elevation permitted by zoning regulations. DOWNTOWN DESIGN GUIDELINES (CBD/DMU) SP 4. In the CBD and DMU districts (with certain exceptions), a parking garage must be separated from an adjacent street by a pedestrian-oriented use described in Section 25-2-691. This may require substantial revisions. Please contact this reviewer if you would like to schedule a meeting to discuss. SP 5. For a parking structure in the CBD and DMU districts, the headlights of automobiles in a parking structure may not be directly visible from an adjacent building or a building across a street, other than an alley, from the parking structure. Automobiles in a parking structure must be screened from public view. [Sec. 25-2-293(D)] SP 6. Place the following note on the site plan: "Compliance with Green Building standards of ONE Star is required for all buildings constructed on this site."” Contact the Green Building Program at 482- 5300 for further information and provide a copy of the letter of intent. SP 7. For all land uses in a CBD or DMU district except major utilities or local utilities, a trash receptacle, air conditioning or heating equipment, loading area, or external storage must be screened from public view. Equipment located on a roof must be screened from the view of a person standing on the farthest edge of an adjacent public street, other than an alley, unless the Director determines that screening is not practical. [Sec. 25-2-293(E)]. SP 8. This site is within the Downtown area (boundaries are MLK, Lamar, Town Lake and IH35). It is recommended you contact the Design Commission to discuss your project. Contact Jorge Rousselin, 974-2975. 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ROOM2.7UPUPDNDNUPACCESSIBLE FIRE EXITDNLOBBYELECTRICAL VAULTRTVAN ACCESSIBLEUPUPDNDNFIRE RISERBIKESTORAGEELEC. ROOM+/-105'-0" ACCESSIBLE ROUTEPRIMARY ENTRANCEPRIMARY ENTRANCEUPUPHERITAGE TREE "889" TO REMAINTHE BUILDING ISSHAPED AROUND THECANOPY OF THE TREE.OFFICE BUILDING AT 502 W 15TH STREET9 of 21B-81 2 2.3 3 4 5 ADJACENT BUILDING 0" 6" ELECTRICAL VAULT ELECTRICAL ROOM 0" T R DN VAN ACCESSIBLE UP BIKE STORAGE FIRE RISER 1'-10" 1'-10" DN DN Y E L L A SLIDING SECURITY GATE INTENDED FOR USE AT NIGHTS & WEEKENDS DN DN UP DN DN U P UP LOBBY 0" 0" W. 15TH STREET LINE OF BUILDING ABOVE FENCE LINE A B C D . I T S O N O T N A N A S STEEL POLE (GUY WIRE ANCHOR) SLIDING SECURITY GATE INTENDED FOR USE AT NIGHTS & WEEKENDS EXISTING CURB CUT TO BE REPAIRED AND WIDENED TO ACCOMMODATE NEW GARAGE DRIVE AISLE PROPERTY LINE STREET INTERSECTION LIGHT POLE NOT FOR REGULATORY APPROVAL, PERMITTING OR CONSTRUCTION © COPYRIGHT THESE DRAWINGS ARE PROPERTY OF THE ARCHITECT AND MAY NOT BE REPRODUCED WITHOUT THE PERMISSION OF A REPRESENTATIVE OF ANDERSSON WISE ARCHITECTS INC. ANDERSSON / WISE 807 BRAZOS STREET, SUITE 800 AUSTIN, TX 78701 T 512.476.5780 502 W. 15TH STREET OFFICE BUILDING PROJECT NO. 1704 502 W. 15TH STREET AUSTIN, TX 78701 ISSUE DATE : 25 SEPTEMBER 2020 PERMIT SUBMITTAL ARCHITECT: ARTHUR W. ANDERSSON FREDERICK C. WISE TX REGISTRATION # 13257 TX REGISTRATION # 16659 SITE PLAN H T R O N N A L P 1 SITE PLAN Scale: 1/8" = 1'-0" A0.01 ART GALLERYGALLERYENTRANCE127'-8"30'-0" (23.5%)87'-4"(URBAN ROADWAY)SOLID WALL BEHINDDECORATIVE SCREEN.NO VEHICLE VISIBILITY.SOLID WALL AT BACKOF GALLERY. NOVEHICLE VISIBILITY.LAND USE DEVELOPMENT CODE, 25-2, SUBCHAPTER E, 2.2.3:- SURFACE PARKING IS PERMITTED ALONG THESTREET-FACING FACADE LINE FOR SITES THAT ARESHALLOWER THAN 400'-0". PARKING IS PERMITTED FOR UPTO 40% OF THE NET FRONTAGE WHEN A VISUAL BUFFER ISPROVIDED BETWEEN THE VEHICLE AND SIDEWALK (WITHTREES) THAT LEADS TO THE MAIN CUSTOMER ENTRANCE.LAND USE DEVELOPMENT CODE, 25-2-1006:- APPROPRIATE VISUAL SCREENING FOR MOTOR VEHICLEAREAS ARE DESCRIBED AS LANDSCAPING, LANDSCAPEDBERMS, WALLS, OR DECORATIVE FENCES.SOLID WALL BEHINDDECORATIVE SCREEN.NO VEHICLE VISIBILITY.HERITAGE TREE"889" TO REMAIN10 of 21B-8AUSTIN, MOONLIGHT TOWERAUSTIN, SHOAL CREEK TRAILOFFICE BUILDING AT 502 W 15TH STREET11 of 21B-8W. 15th Street FacadeOFFICE BUILDING AT 502 W 15TH STREET12 of 21B-8ART GALLERY CONCEALSVEHICLES/HEADLIGHTSA SOLID WALL BEHIND ADECORATIVE SCREEN CONCEALSVEHICLES/HEADLIGHTSVEHICLES ARE COMPLETELY CONCEALED FROM VIEWWHEN WALKING ON THE SIDEWALK ALONG W 15TH STREET.OFFICE BUILDING USES(LOBBY/STAIRS/RAMP)W. 15th Street FacadeOFFICE BUILDING AT 502 W 15TH STREET13 of 21B-8San Antonio Street FacadeOFFICE BUILDING AT 502 W 15TH STREET14 of 21B-8San Antonio Street FacadeOFFICE BUILDING AT 502 W 15TH STREETART GALLERYCONCEALS VEHICLESA SOLID WALL BEHINDA DECORATIVE SCREENCONCEALS VEHICLESEXCEPT FOR THE GARAGE ENTRANCE, VEHICLES ARECOMPLETELY CONCEALED FROM VIEW WHEN WALKING ONTHE SIDEWALK ALONG SAN ANTONIO STREET.PARKING ENTRANCEOFFICE BUILDINGUSES (COURTYARDENTRANCE/FIRERISER ROOM)15 of 21B-816 of 21B-817 of 21B-818 of 21B-8From: To: Cc: Subject: Date: Chris Riley Shieh, James - BC; Schneider, Robert - BC; Seeger, Patricia - BC; Hempel, Claire - BC; Shaw, Todd - BC; Anderson, Greg - BC; Llanes, Carmen - BC; Howard, Patrick - BC; Thompson, Jeffrey - BC; Azhar, Awais - BC; Flores, Yvette - BC; Teich, Ann - BC "Eileen M Portner"; "Kimberly Levinson"; Rouda, Randall 502 W.15th - Case # SP-2020-0202C Wednesday, December 16, 2020 12:01:40 AM *** External Email - Exercise Caution *** Dear Commissioners: Your agenda for December 22 should include an item regarding a project at 502 W.15th St., labelled as case # SP-2020-0202C. The notice states that the applicant is seeking a partial waiver of the requirement to screen structured parking on the ground floor with a pedestrian oriented use. The board of the Downtown Austin Neighborhood Association has voted unanimously to oppose this waiver. Walkability is a high priority for DANA, and we see the code requirement at issue here as a much-needed tool for mitigating the negative effects of an above-grade parking garage on the pedestrian environment. The code allows the Commission to waive this requirement only after determining that: (1) present and anticipated development in the area is not amenable to access by pedestrians; (2) the requirement does not allow a reasonable use of the property; or (3) other circumstances attributable to the property make compliance impractical. § 25-6-591(D). None of those circumstances is present here. This site is highly amenable to access by pedestrians, as demonstrated every day by the Starbucks and 7-11 at other corners of this intersection. Nothing about this site makes compliance with the code requirement unreasonable or impractical. We would be glad to work with the applicant to find a pedestrian-friendly solution. In the meantime, we urge you to deny this waiver. Best regards, Chris Riley, DANA Board Member Eileen McPhillips Portner, DANA President Kimberly Levinson, DANA Vice Presidne CAUTION: This email was received at the City of Austin, from an EXTERNAL source. Please use caution when clicking links or opening attachments. If you believe this to be a malicious and/or phishing email, please forward this email to cybersecurity@austintexas.gov. 19 of 21B-81 2 2.3 3 4 5 ADJACENT BUILDING 0" 6" ELECTRICAL VAULT ELECTRICAL ROOM 0" T R DN VAN ACCESSIBLE UP BIKE STORAGE FIRE RISER 1'-10" 1'-10" DN DN Y E L L A SLIDING SECURITY GATE INTENDED FOR USE AT NIGHTS & WEEKENDS DN DN UP DN DN U P UP LOBBY 0" 0" W. 15TH STREET LINE OF BUILDING ABOVE FENCE LINE A B C D . I T S O N O T N A N A S STEEL POLE (GUY WIRE ANCHOR) SLIDING SECURITY GATE INTENDED FOR USE AT NIGHTS & WEEKENDS EXISTING CURB CUT TO BE REPAIRED AND WIDENED TO ACCOMMODATE NEW GARAGE DRIVE AISLE PROPERTY LINE STREET INTERSECTION LIGHT POLE NOT FOR REGULATORY APPROVAL, PERMITTING OR CONSTRUCTION © COPYRIGHT THESE DRAWINGS ARE PROPERTY OF THE ARCHITECT AND MAY NOT BE REPRODUCED WITHOUT THE PERMISSION OF A REPRESENTATIVE OF ANDERSSON WISE ARCHITECTS INC. ANDERSSON / WISE 807 BRAZOS STREET, SUITE 800 AUSTIN, TX 78701 T 512.476.5780 502 W. 15TH STREET OFFICE BUILDING PROJECT NO. 1704 502 W. 15TH STREET AUSTIN, TX 78701 ISSUE DATE : 25 SEPTEMBER 2020 PERMIT SUBMITTAL ARCHITECT: ARTHUR W. ANDERSSON FREDERICK C. WISE TX REGISTRATION # 13257 TX REGISTRATION # 16659 SITE PLAN H T R O N N A L P 1 SITE PLAN Scale: 1/8" = 1'-0" A0.01 ART GALLERYGALLERYENTRANCE127'-8"30'-0" (23.5%)87'-4"(URBAN ROADWAY)SOLID WALL BEHINDDECORATIVE SCREEN.NO VEHICLE VISIBILITY.SOLID WALL AT BACKOF GALLERY. NOVEHICLE VISIBILITY.LAND USE DEVELOPMENT CODE, 25-2, SUBCHAPTER E, 2.2.3:- SURFACE PARKING IS PERMITTED ALONG THESTREET-FACING FACADE LINE FOR SITES THAT ARESHALLOWER THAN 400'-0". PARKING IS PERMITTED FOR UPTO 40% OF THE NET FRONTAGE WHEN A VISUAL BUFFER ISPROVIDED BETWEEN THE VEHICLE AND SIDEWALK (WITHTREES) THAT LEADS TO THE MAIN CUSTOMER ENTRANCE.LAND USE DEVELOPMENT CODE, 25-2-1006:- APPROPRIATE VISUAL SCREENING FOR MOTOR VEHICLEAREAS ARE DESCRIBED AS LANDSCAPING, LANDSCAPEDBERMS, WALLS, OR DECORATIVE FENCES.SOLID WALL BEHINDDECORATIVE SCREEN.NO VEHICLE VISIBILITY.HERITAGE TREE"889" TO REMAIN20 of 21B-821 of 21B-8