B-24 (SP-2021-0102C - 1400 Cedar Ave; District 1).pdf — original pdf

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PLANNING COMMISISON SITE PLAN – COMPATIBILITY VARIANCES ONLY CASE NUMBER: PROJECT NAME: SP-2021-0102C PC HEARING DATE: March 8th, 2022 1400 Cedar Ave 1400 Cedar Ave 1 (512) 761-6161 (512) 978-1735 (512) 259-6877 Urban Gravity 5110 Lancaster Ct Austin, TX 78723 Zack Lofton zack.lofton@austintexas.gov Civilitude LLC (Alejandra Flores) 5110 Lancaster Ct Austin, TX 78723 ADDRESS: COUNCIL DISTRICT: OWNER/APPLICANT: ENGINEER: CASE MANAGER: NEIGHBORHOOD PLAN: Chestnut Neighborhood Plan Area PROPOSED DEVELOPMENT: The applicant is proposing to redevelop 2 lots with commercial land uses zoned CS-MU-V-CO-NP into a 7-unit Condominium Residential land use with parking, bike parking and public sidewalk improvements. DESCRIPTION OF WAIVER: The applicant is requesting a waiver from § 25-2-1063. The site is subject to a 25’ compatibility setback. The proposed development is encroaching into the compatibility 25’ setback on the north and west property lines for the residential units. The units are at least 5’ from the property line but within the 25’. COMPATIBILITY: Section 25-2-1051 states that Article 10 Compatibility Standards apply if a use in a SF-6 or less restrictive zoning district is located on a property across the street from or adjoining a property on which is zoned SF-5 or more restrictive or a use is permitted in a SF-5 or more restrictive zoning district is located. § 25-2-1063 - HEIGHT LIMITATIONS AND SETBACKS FOR LARGE SITES. (A) This section applies to a site that has: (1) an area that exceeds 20,000 square feet; or (2) a street frontage that exceeds 100 feet. (B) In this section, the term "structure" excludes a rain garden using no concrete that is designed in accordance with the Environmental Criteria Manual. A person may not construct a structure 25 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 1 of 11B-241400 Cedar Ave 1400 Cedar Ave SP-2021-0102C SUMMARY STAFF RECOMMENDATION: Staff recommends approval of the compatibility setback waiver request. The site complies with all other compatibility standard requirements, such as lighting, screening, and building heights. PROJECT INFORMATION TOTAL SITE AREA EXISTING ZONING WATERSHED WATERSHED ORDINANCE TRAFFIC IMPACT ANALYSIS Not required CAPITOL VIEW CORRIDOR PROPOSED ACCESS FLOOR-AREA RATIO BUILDING COVERAGE IMPERVIOUS COVERAGE 12,095 sq. ft. CS-MU-V-CO-NP Boggy Creek (Urban) Comprehensive Watershed Ordinance None Cedar Avenue Allowed/Required 2:1 95% 80% 4,270 sf / 35.3% 5,933 sf / 49.1% 8,748 sf / 72.3% Proposed 1.12:1 Existing 0.35:1 0.2777 acres PARKING *A 20% parking reduction is permitted in the urban core and Subchapter E permits parking reductions. EXISTING ZONING AND LAND USES 11 11 11,788 sf / 97.46% 6 LAND USES CS-MU-V-CO-NP Commercial Single-family residential 14th Street then single-family residential with accessory dwelling unit CS-MU-V-CO-NP Cedar Avenue then Commercial SF-3-NP Alley then single-family residential with accessory dwelling unit ZONING Site North SF-3-NP South SF-3-NP East West ABUTTING STREETS Street Classification Local City Street Local City Street Right-of-Way Width 50 feet 50 feet Pavement Width 30 feet 30 feet Cedar Avenue 14th Street NEIGHBORHOOD ORGNIZATIONS: Austin Independent School District Austin Lost and Found Pets Austin Neighborhoods Council Chestnut Addition Neighborhood Assn. (C.A.N.A.) Chestnut Neighborhood Plan Contact Team Chestnut Neighborhood Revitalization Corporation (CNRC) Del Valle Community Coalition East Austin Conservancy Friends of Austin Neighborhoods Homeless Neighborhood Association Neighborhood Empowerment Foundation Neighbors United for Progress Preservation Austin SELTexas Sierra Club, Austin Regional Group 2 of 11B-245110 Lancaster Court Austin, Texas 78723 Firm Registration #12469 Phone 512 761 6161 Fax 512 761 6167 info@civilitude.com www.civilitude.com ENGINEERS & PLANNERS Development Services Department Compatibility Setback Waiver 1400 Cedar Ave (SP-2021-0102C) 1400 Cedar Ave, Austin, TX 78702 February 16, 2022 To: Zack Lofton Re: Dear Mr. Lofton, On behalf of our client, Urban Gravity LLC, we are submitting a waiver request for the 1400 Cedar Ave project. We are requesting the following waiver to the Land Development Code to make the project feasible: Request: Allow to reduce the 25’ no build setback to 5’ [LDC 25.2.1063]. The site is composed of 2 tracts of land adding up to 0.28 acres zoned CS-MU-V-CO-NP, surrounded by SF-3-NP properties. If it were to comply with compatibility standards, this site would be forced to be developed within 0.16-acres. To achieve this density, the unit configuration would be forced to be denser in a more compact layout. Constructing townhomes within these standards is not feasible. We would like to request that the compatibility standards are modified to reduce the no build zone from 25’ to 5’ and keeping the 30’ or 2 stories height limitation from 5’ to 50’ from the properties triggering compatibility, and so forth. Attached to this letter is the proposed building elevations sheet. We believe this request does not disrupt the neighborhood’s feel and meets the intent of the code, such that no high density or commercial developments occur in a near proximity to a single family lot. Please accept this letter as our official request. If you have any questions, please call us at 512-761-6161. Sincerely, Alejandra Flores Project Engineer 3 of 11B-24 March 19, 2021 Denise Lucas City of Austin Permitting and Development Center 6310 Wilhelmina Delco Dr. Austin, TX 78752 Re: Engineer’s Summary Letter Site Plan Application 1400 Cedar Avenue Austin, Texas 78702 Dear Mr. Gonzales, On behalf of our client, we are submitting an enclosed Site Plan Development Permit application package for 1400 Cedar Ave. The project proposes 7 single-family detached condominium units on a 0.2776-acre property located within the Full- Purpose jurisdiction of the City of Austin. No portion of the site is within the 100-year floodplain, and the site is outside Edwards Aquifer Recharge Zone. The site contains two legal lots (TCAD Parcels 0210111413 and 0210111412) and is platted under Vol. 2 Page 154. The property is located in Boggy Creek Watershed, classified as Urban. The site is zoned CS-MU-V-CO-NP and is within the City of Austin’s Chestnut Neighborhood Planning Area. The maximum allowable impervious cover is 95% and the net proposed IC is within this limit at 75.3%, reduced from the existing impervious cover of 97.46%. An RSMP application is not required since the impervious cover onsite seems to be dated back in the 1950s-1960s. A request for fee in-lieu of water quality will be submitted with the formal submittal, since the site is less than 0.5 acres. Drainage pattern remains the same as existing conditions and runoff intensity will be reduced by the proposed development. The site is currently developed with a single-family house on each lot. The site has frontage and an existing driveway on Cedar Avenue, which will not be modified. All parking requirements are met on site. Proposed building and improvements will be served by the existing City of Austin’s Utility. If you have any questions, please do not hesitate to contact us and inquire at 512-761-6161. Sincerely, 1 4 of 11B-24E C A P S N E P O F S 4 5 1 OPEN SPACE 115 SF BIKE MAIL KIOSK OPEN SPACE 226 SF OPEN SPACE 173 SF OPEN SPACE 173 SF OPEN SPACE 174 SF OPEN SPACE 175 SF I K C A R E C V R E S C E L E ELEC PULL BOX ” “ ” “ “ ” 2 0 7 8 7 , X T , I N T S U A , E V A R A D E C 2 0 4 1 - 0 0 4 1 E V A R A D E C 0 0 4 1 N 2 2 0 2 / 8 0 / 2 0 03/23/2021 112 ROSEMARY AVILA CS-MU-V-CO-NP C 2 0 1 0 - 1 2 0 2 - P S SP-2021-0102C 07 21 25-5 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. 5 of 11B-245'-0" NO STRUCTURE 45'-0" 30' / 2 STORIES ' " 0 - 1 / " 2 - 1 ' 1'-2" / 1'-0" ' " 0 - 1 / " 2 - 1 ' 1'- 2 " / 1'- 0 " ' " 0 - 1 / " 0 1 " 0 " / 1 '- 5 1'-0" / 1'-0" ' " 0 - 1 / " 2 - 1 ' 1'- 0 " / 1'- 0 " 1 0" / 1'-0" 1 0" / 1'-0" ' " 0 - 1 / " 0 - 1 ' ' " 0 - 1 / " 5 1 2 3 4 3 2 1 40'-0" 40' OR 3 STORIES 1 0" / 1'-0" 1 0" / 1'-0" 1 0" / 1'-0" 1 0" / 1'-0" UNIT 6 2 STORIES + HABITABLE ATTIC 29'-5 5/8" BLDG HEIGHT 4 Building A&B West Elevation 1/8" = 1'-0" A2.00 UNIT 5 2 STORIES + HABITABLE ATTIC 29'-10 1/2" BLDG HEIGHT +/- 43'-4" 40' OR 3 STORIES 45'-0" 30' OR 2 STORIES 5'-0" NO BUILD ZONE 15'-0" NO BUILD ZONE, TO PROPERTY LINE @ WEST EDGE OF ALLEY ' " 0 - 1 / " 0 1 " 0 - 0 4 ' 1'-2" / 1'-0" 1'- 2 " / 1'- 0 " ' " 0 - 1 / " 2 - 1 ' ' " 0 - 1 / " 2 - 1 ' I I T N O P D M O T G A A " 8 / 5 5 - 9 2 ' F O O R T S E H G H F O I O T G A A " 6 1 / 7 4 - 9 2 ' R E M R O D T S E H G H T N O P D M I I I " 0 - 0 3 ' I I T N O P D M O T G A A " 2 / 1 0 1 - 9 2 ' F O O R T S E H G H F O I I I T N O P D M O T G A A " 8 / 1 0 - 9 2 ' R E M R O D T S E H G H F O I " 0 - 0 3 ' AAG @ -0'-8" (EST) 2 Building A North Elevation 1/8" = 1'-0" A2.00 45'-0" 30' OR 2 STORIES 4 ' " 0 - 1 / " 0 - 1 ' 1'-2" / 1'-0" 1'- 2 " / 1'- 0 " EXISTING RETAINING WALL 1 Building A South Elevation 1/8" = 1'-0" A2.00 3 Building A&B East Elevation 1/8" = 1'-0" A2.00 M P 2 4 : 0 5 : 1 2 2 0 2 / 8 2 / 2 UNIT 1 3 STORIES 36' 9 3/16" BLDG HEIGHT UNIT 7 2 STORIES + HABITABLE ATTIC 29'-5 5/8" BLDG HEIGHT UNIT 5 2 STORIES + HABITABLE ATTIC 29'-10 1/2" BLDG HEIGHT UNIT 4 2 STORIES + HABITABLE ATTIC 29'-10 1/2" BLDG HEIGHT UNIT 3 3 STORIES 36' 9 3/16" BLDG HEIGHT UNIT 2 3 STORIES 36' 9 3/16" BLDG HEIGHT UNIT 1 3 STORIES 36' 9 3/16" BLDG HEIGHT PRELIMINARY Not for regulatory approval, permitting, or construction. W Travis Lucy TX 21664 2/28/22 3rd Floor / Attic 22' - 4" INFO@LLVLL.WORK 512.565.0016 1400 Cedar Avenue Urban Gravity LLC 1400/1402 Cedar Ave Austin, Texas 78702 2nd Floor 10' - 8" 1st Floor 0' - 0" 3rd Floor / Attic 22' - 4" " 0 - 0 4 ' O T G A A " 6 1 / 3 9 - 6 3 ' I I T N O P D M F O O R 2nd Floor 10' - 8" AAG @ -0'-8" (EST) 1st Floor 0' - 0" Site Development No. note Site Dev R1 Site Dev R2 Date 2/8/22 2/28/22 Exterior Elevations 6 of 11B-241'-2" / 1'-0" ' " 0 - 1 / " 2 - 1 ' 1'- 2 " / 1'- 0 " 5 5 ' " 0 - 1 / " 2 - 1 ' 1'-2" / 1'-0" 1'- 2 " / 1'- 0 " UNIT 6 2 STORIES + HABITABLE ATTIC 29'-5 5/8" BLDG HEIGHT UNIT 7 2 STORIES + HABITABLE ATTIC 29'-5 5/8" BLDG HEIGHT 2 Building B South Elevation 1/8" = 1'-0" A2.01 PRELIMINARY Not for regulatory approval, permitting, or construction. W Travis Lucy TX 21664 2/28/22 INFO@LLVLL.WORK 512.565.0016 1400 Cedar Avenue Urban Gravity LLC 1400/1402 Cedar Ave Austin, Texas 78702 Site Development No. note Site Dev R1 Site Dev R2 Date 2/8/22 2/28/22 Exterior Elevations 3rd Floor / Attic 22' - 4" 2nd Floor 10' - 8" 1st Floor 0' - 0" 3rd Floor / Attic 22' - 4" 2nd Floor 10' - 8" 1st Floor 0' - 0" M P 8 3 : 1 5 : 1 2 2 0 2 / 8 2 / 2 UNIT 7 2 STORIES + HABITABLE ATTIC 29'-5 5/8" BLDG HEIGHT UNIT 6 2 STORIES + HABITABLE ATTIC 29'-5 5/8" BLDG HEIGHT 1 Building B North Elevation 1/8" = 1'-0" A2.01 7 of 11B-24S F - 3 - N P S F - 3 - N P SF-3-NP SF-3-NP 1 6 T H S T E SF-3-NP S F - 3 - N P S I N G L E T O N A V E S F - 3 - N P S F - 3 - N P S F - 3 - N P S F - 3 - N P S F - 3 - N P W A L N U T A V E S F - 3 - N P CS-MU-V-CO-NP CS-MU-V-CO-NP 1 4 T H S T E SF-3-NP S F - 3 - N P S F - 3 - N P ± 0 S F - 3 - N P S F - 3 - N P C E D A R A V E S F - 3 - N P S F - 3 - N P 1 3 T H S T E SF-3-NP S F - 3 - N P SF-3-NP SF-3-NP CASE#: ADDRESS: CASE NAME: MANAGER: SP-2021-0102C 1400 Cedar Avenue 1400 Cedar Ave Zack Lofton 50 100 200 Feet This product is for informational purposes and may not have been prepared for or be suitable for legal, engineering, or surveying purposes. It does not represent an on-the-ground survey and represents only the approximate relative location of property boundaries. This product has been produced by the Planning and Development Review Department for the sole purpose of geographic reference. No warranty is made by the City of Austin regarding specific accuracy or completeness. OPERATOR: R. Avila 8 of 11B-24Lofton, Zack From: Sent: To: Subject: Lofton, Zack Tuesday, March 1, 2022 4:49 PM Ian Zurzolo RE: Case Number: SP-2021-0102C Great. We don’t necessarily have concerns about the project. The site plan actually proposes reducing impervious cover from about 97% to about 72%. The city has also recommended the site connect access to the alley but not required it. Zack Lofton, AICP, CNU-A Senior Planner, Land Use Review City of Austin Development Services Department PDC Bldg, 6310 Wilhelmina Delco Lane – 2nd Floor 2109.20 Office: 512-978-1735 *The Site Plan team within DSD’s Land Use Review Division is committed to maintaining a high level of review and customer service. Currently, we are experiencing review delays and slower response to customer emails and phone calls. Progress of a review can be tracked online via the following website: https://abc.austintexas.gov/web/permit/public-search-other?reset=true For kudos or immediate concerns, please contact my supervisor Rosemary Avila at rosemary.avila@austintexas.gov or Christine Barton-Holmes at christine.barton-holmes@austintexas.gov Thank you for your patience and understanding, and we look forward to serving you in the near future.* From: Ian Zurzolo [mailto:ianzurzolo@gmail.com] Sent: Tuesday, March 1, 2022 4:01 PM To: Lofton, Zack <Zack.Lofton@austintexas.gov> Subject: Re: Case Number: SP-2021-0102C Thanks that was helpful. Are there any remaining concerns that the city has about the proposed plan? It seems like there could be a impermeable coverage issue as well as no entry/exit facing the alley. On Tue, Mar 1, 2022 at 3:57 PM Lofton, Zack <Zack.Lofton@austintexas.gov> wrote: Hi there, Ian: Please see my comments below in red. • Will there be sidewalks surrounding the property on both Cedar Ave and 14th street? Yes, they are proposing sidewalks on both streets. • Will there be a minimum of 2 on-site parking spaces per unit? If not, is it allowed by the city to have less? There is not a minimum of 2 on-site parking spaces per unit and yes it is allowed that they have 1 9 of 11B-24less. They will have 11 spaces which meets the City’s requirement without any waivers or variances. They will also have bike parking spaces as well. • Is the height of any of the proposed units above city allowances? No, they are within all height limits. • How long is the proposed construction timeline? I do not have an answer to that, since this is just the site plan stage and so early in the process. That would be a question for the contractor but likely can’t be determined until the plans are finalized they know exactly what they are building. Please let me know if you have any other questions. Sincerely, Zack Lofton, AICP, CNU-A Senior Planner, Land Use Review City of Austin Development Services Department PDC Bldg, 6310 Wilhelmina Delco Lane – 2nd Floor 2109.20 Office: 512-978-1735 *The Site Plan team within DSD’s Land Use Review Division is committed to maintaining a high level of review and customer service. Currently, we are experiencing review delays and slower response to customer emails and phone calls. Progress of a review can be tracked online via the following website: https://abc.austintexas.gov/web/permit/public-search-other?reset=true For kudos or immediate concerns, please contact my supervisor Rosemary Avila at rosemary.avila@austintexas.gov or Christine Barton-Holmes at christine.barton-holmes@austintexas.gov Thank you for your patience and understanding, and we look forward to serving you in the near future.* From: Ian Zurzolo [mailto:ianzurzolo@gmail.com] Sent: Tuesday, March 1, 2022 3:07 PM To: Lofton, Zack <Zack.Lofton@austintexas.gov> Subject: Re: Case Number: SP-2021-0102C Hello Zack, I am an interested party for the proposed development at 1400 Cedar Ave. I have a couple questions: • Will there be sidewalks surrounding the property on both Cedar Ave and 14th street? • Will there be a minimum of 2 on-site parking spaces per unit? If not, is it allowed by the city to have less? 2 10 of 11B-24Thanks, Ian Zurzolo Hi Cindy, less? Thanks, Ian Zurzolo • Is the height of any of the proposed units above city allowances? • How long is the proposed construction timeline? On Tue, Mar 1, 2022 at 7:03 AM Edmond, Cindy <Cindy.Edmond@austintexas.gov> wrote: Please email the case manager regarding your questions. thanks From: Ian Zurzolo [mailto:ianzurzolo@gmail.com] Sent: Monday, February 28, 2022 5:48 PM To: Edmond, Cindy <Cindy.Edmond@austintexas.gov> Subject: Case Number: SP-2021-0102C *** External Email - Exercise Caution *** I am an interested party for the proposed development at 1400 Cedar Ave. I have a couple questions: • Will there be sidewalks surrounding the property on both Cedar Ave and 14th street? • Will there be a minimum of 2 on-site parking spaces per unit? If not, is it allowed by the city to have • Is the height of any of the proposed units above city allowances? • How long is the proposed construction timeline? 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. 3 11 of 11B-24