B-14 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: May 10th, 2022 1400 Cedar Ave 1400 Cedar Ave 1 (512) 761-6161 (512) 259-6877 (512) 978-1735 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 5-unit Condominium Residential land use with parking, bike parking and public sidewalk improvements. DESCRIPTION OF WAIVER: This item was a discussion item at the April 12th Planning Commission meeting, and the applicant has made adjustments to their proposed site plan based on the Planning Commission and community feedback. The applicant is requesting a waiver from § 25-2-1063. This site is subject to a 25’ compatibility setback and the proposed development is encroaching into the 25’ setback on the north and west property lines. Additionally, a portion of the site is subject to compatibility height limitations that start at 30’ (and 2 stories) and the two westernmost proposed units would exceed their 30’ limit at 36’ (and 3 stories). The west property line abuts an alley with an SF-3 property with a 5’ rear setback on the opposite side of the alley and the north property line abuts an SF-3 property with a 5’ interior side yard setback. After the previous meeting’s discussion, the applicant is now proposing to reorient their site with 5 units (36’ height and 3 stories) being setback 20’ from the west property line and 29’ from the north property line. The driveway approach is being proposed 5’ from the northern property line. If approved, this waiver will not impact sightlines at the intersection of 14th Street and Cedar Avenue. 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 on which a use permitted in a SF-5 or more restrictive zoning district is located. § 25-2-1063 - HEIGHT LIMITATIONS AND SETBACKS FOR LARGE SITES. B-141400 Cedar Ave 1400 Cedar Ave SP-2021-0102C (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 SUMMARY STAFF RECOMMENDATION: Staff does not recommend approval of the compatibility setback and height waiver request because the Planning Commission is not permitted to approve this waiver in this context. According to § 25-2-1081, the Planning Commission may approve a waiver of a height restriction imposed by § 25-2-1063 only if certain requirements are met, and the proposed site plan does not meet the listed requirements. 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% 5,085 sf / 42.1% 9,434 sf / 78% Proposed 1.05:1 Existing 0.35:1 0.2777 acres 11,788 sf / 97.46% 6 LAND USES PARKING *A 20% parking reduction is permitted in the urban core and Subchapter E permits parking reductions. EXISTING ZONING AND LAND USES 10 9 ZONING CS-MU-V-CO-NP Commercial Site North SF-3-NP South SF-3-NP East CS-MU-V-CO-NP Cedar Avenue then Commercial West SF-3-NP ABUTTING STREETS Street Single-family residential 14th Street then single-family residential with accessory dwelling unit Alley then single-family residential with accessory dwelling unit Right-of-Way Width 50 feet 50 feet Pavement Width 30 feet 30 feet Classification Local City Street Local City Street Cedar Avenue 14th Street NEIGHBORHOOD ORGANIZATIONS: Austin Independent School District Austin Lost and Found Pets Austin Neighborhoods Council B-141400 Cedar Ave 1400 Cedar Ave SP-2021-0102C 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 B-14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 April 22, 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’ 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 increase the height limitation from 30’ or 2 stories height limitation to 36’ or 3 stories 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. The proposed density is 5 homes for two commercial lots. Allow to increase height from 30’ or 2 stories to 36’ or 3 stories within the 50’ setback [LDC 25.2.1063]. 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 B-14 Engineer’s Summary Letter Site Plan Application 1400 Cedar Avenue, Austin, Texas 78702 April 22, 2022 Denise Lucas City of Austin Permitting and Development Center 6310 Wilhelmina Delco Dr. Austin, TX 78752 Re: Dear Ms. Lucas, On behalf of our client, we are submitting an enclosed Site Plan Development Permit application package for 1400 Cedar Ave. The project proposes 5 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 within the 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. 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 single-family homes on both lots. The site has frontage and existing driveways on Cedar Avenue and 14th St. 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 at 512-761-6161. Sincerely, Nhat M. Ho President 1 B-14REVISED PROPOSAL ORIGINAL Single-Family Residence 1 01 117'-4" NO STRUCTURE DRIVEWAY OVERHANG ABOVE " 0 - 0 2 ' " 0 - 4 ' K C A B T E S N M I ' 5 2 T N E M E V O R P M I I L A C T R E V O T ) T U C B R U C T S X E ( " 0 - 5 ' " 0 - 0 2 ' I S E R O T S 3 / ' 5 3 Single-Family Residence 117'-4" NO STRUCTURE UNIT 6 2,320sf 30'H / 2 STORY UNIT 7 2,328sf 30'H / 2 STORY Y R T N E UNIT 5 1,614 sf 30'H / 2 STORY UNIT 4 1,686 sf 30'H / 2 STORY UNIT 3 1,875 sf 40'H / 3 STORY UNIT 2 1,875 sf 40'H / 3 STORY UNIT 1 1,865 sf 40'H / 3 STORY 20'-0" 35' / 3 STORIES 5'-0" 45'-0" 30' / 2 STORIES 40' / 3 STORIES E 1 4 T H S T R E E T 1 Original Variance Proposal 1" = 20'-0" 00 E R U T C U R T S O N Y E L L A e c n e d s e R y i l i m a F - e g n S i l I G N N O Z Y B , K C A B T E S D R A Y R A E R ' 5 20'-2" E V A R A D E C Y E L L A ' " 4 - 3 0 1 E R U T C U R T S O N " 0 - 0 5 ' " 0 - 4 2 ' UNIT 5 2,500 sf 38'H / 3 STORY UNIT 3 2,500 sf 38'H / 3 STORY UNIT 2 2,500 sf 38'H / 3 STORY UNIT 1 2,500 sf 38'H / 3 STORY UNIT 4 2,500 sf 38'H / 3 STORY 20'-4" Private Yards 1 02 E 1 4 T H S T R E E T 2 Revised Variance Proposal 1" = 20'-0" 00 SUMMARY • ELIMINATE 2 UNITS (5 INSTEAD OF 7): REDUCE DENSITY, IMPERVIOUS COVER, AND TRAFFIC IMPACT • (EXISTING IMPERVIOUS @ 90-95%, 95% ALLOWED BY ZONING, 75%-80% ANTICIPATED) • ADDED DISTANCE & IMPROVED SIGHTLINES FROM THE DRIVEWAY TO 14TH & CEDAR INTERSECTION • INCREASED PARKING PER UNIT (2 EACH) • 24' FRONT SETBACK WITH PRIVATE YARDS, IN KEEPING WITH NEIGHBORHOOD RESIDENTIAL CHARACTER • NO VERTICAL STRUCTURE WITHIN 25' OF NORTH PROPERTY LINE (ON-GRADE IMPROVEMENT ONLY) • 20' SETBACK FROM WEST NEIGHBOR ACROSS THE ALLEY • 35' & 3 STORIES ALLOWED WITHIN THE BUILDABLE AREA e c n e d s e R y i l i m a F - e g n S i l M P 6 3 : 5 3 : 3 2 2 0 2 / 0 2 / 4 DESIGN BUILD INFO@LLVLL.WORK 512.565.0016 PRELIMINARY Not for regulatory approval, permitting, or construction. W Travis Lucy TX 21664 04/19/22 1400 Cedar Avenue Revision Summary 00 DRIVEWAY " 0 - 0 1 ' 1 02 10'-0" " 0 - 5 ' " 0 - 5 4 ' I S E R O T S 2 / ' 0 3 ' " 4 - 3 0 1 I S E R O T S 3 / ' 0 4 E V A R A D E C B-14STANDARD COMPATIBILITY SETBACK 30' + 2 STORY 40' + 3 STORY " 0 - 5 ' " 0 - 5 ' " 0 - 0 3 ' PROPOSED COMPATIBILITY MODIFICATION: 35' MAX HEIGHT / 3 STORIES OVER THE ENTIRE BUILDABLE AREA I E N L Y T R E P O R P H T R O N K C A B T E S " 0 - 5 ' K C A B T E S " 0 - 5 2 ' NEIGHBORING SINGLE-FAMILY HOME SCREENING FENCE (6' TO 8') PROPOSED COMPATIBILITY MODIFICATION: DRIVEWAY WITHIN 25' SETBACK 5'-0" 20'-0" NO STRUCTURE NO VERTICAL STRUCTURE M P 6 3 : 5 3 : 3 2 2 0 2 / 0 2 / 4 DESIGN BUILD INFO@LLVLL.WORK 512.565.0016 PRELIMINARY Not for regulatory approval, permitting, or construction. W Travis Lucy TX 21664 04/19/22 1400 Cedar Avenue I I I T H G E H G N D L U B D E T C E P X E " 9 - 4 3 ' I I T N O P D M F O O R O T G A A K C A B T E S G N N O Z ' 0 1 I 3rd Floor 22' - 4" I E N L Y T R E P O R P H T U O S 2nd Floor 10' - 8" 1st Floor 0' - 0" 10'-0" 1 Site Section N/S 1/8" = 1'-0" 01 Site Section 01 DRIVEWAY GARAGE RESIDENCE FRONT YARDS E 14TH STREET B-14STANDARD COMPATIBILITY SETBACK BOUNDARY PROPOSED COMPATIBILITY MODIFICATION: 35' HEIGHT + 3 STORIES, WITHIN THE ENTIRE BUILDABLE AREA, REDUCE WEST SIDE "NO STRUCTURE" ZONE FROM 25' TO 20' 1 01 " 0 - 5 ' " 0 - 5 ' " 0 - 0 3 ' 20'-2" TO NEIGHBORING PROPERTY ACROSS ALLEY M P 0 4 : 5 3 : 3 2 2 0 2 / 0 2 / 4 EXISTING RETAINING WALL UNIT 5 " UNIT 4 " UNIT 3 " UNIT 2 " UNIT 1 3 STORIES 34' 9" BLDG HEIGHT DESIGN BUILD INFO@LLVLL.WORK 512.565.0016 PRELIMINARY Not for regulatory approval, permitting, or construction. W Travis Lucy TX 21664 04/20/22 1400 Cedar Avenue STANDARD COMPATIBILITY SETBACK BOUNDARY PROPOSED COMPATIBILITY MODIFICATION: 35' HEIGHT OVER ENTIRE BUILDABLE AREA I I I T H G E H G N D L U B D E T C E P X E " 9 - 4 3 ' I I T N O P D M F O O R O T G A A 3rd Floor 22' - 4" 2nd Floor 10' - 8" AAG @ -0'-8" (EST) 1st Floor 0' - 0" South Elevation (Facing East 14th) 1 1/8" = 1'-0" 02 South Elevation 02 B-14Legend Zoning Lake Austin, Rural Residence (LA; RR) Single Family (SF-1; SF-2; SF-3; SF-4A; SF-4B; SF-5; SF-6) Mobile Home (MH) Multi-family (MF-1; MF-2; MF-3; MF-4; MF-5; MF-6) Commercial (CH; CR; CS; CS-1; GR; L; LR) Office (GO; LO; NO) Industrial (IP; LI; MI; R&D; W/LO) CBD; Downtown Mixed Use (DMU) ERC; NBG; TND; TOD Planned Unit Development (PUD) Agriculture, Development Reserve (AG, DR) Aviation, Public, Unzoned (AV; P; UNZ) Unclassified Zoning Text 0.1 0 0.04 0.1 Miles NAD_1983_StatePlane_Texas_Central_FIPS_4203_Feet Date Printed: 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. This product has been produced by the City of Austin for the sole purpose of geographic reference. No warranty is made by the City of Austin regarding specific accuracy or completeness. 1: 2,400 Notes B-14Legend Zoning Lake Austin, Rural Residence (LA; RR) Single Family (SF-1; SF-2; SF-3; SF-4A; SF-4B; SF-5; SF-6) Mobile Home (MH) Multi-family (MF-1; MF-2; MF-3; MF-4; MF-5; MF-6) Commercial (CH; CR; CS; CS-1; GR; L; LR) Office (GO; LO; NO) Industrial (IP; LI; MI; R&D; W/LO) CBD; Downtown Mixed Use (DMU) ERC; NBG; TND; TOD Planned Unit Development (PUD) Agriculture, Development Reserve (AG, DR) Aviation, Public, Unzoned (AV; P; UNZ) Unclassified Zoning Text 0.0 0 0.01 0.0 Miles NAD_1983_StatePlane_Texas_Central_FIPS_4203_Feet Date Printed: 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. This product has been produced by the City of Austin for the sole purpose of geographic reference. No warranty is made by the City of Austin regarding specific accuracy or completeness. 1: 600 Notes B-14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 SP-2021-0102C 21 25-5 03/23/2021 112 ROSEMARY AVILA CS-MU-V-CO-NP C 2 0 1 0 - 1 2 0 2 - P S 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. B-14B-14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. B-14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 B-14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 B-14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 B-14March 25, 2022 City of Austin Planning Commission Re: Compatibility Setback Waiver for 1400 Cedar Avenue Dear Planning Commissioners, This letter is to inform the Commission that the Chestnut Neighborhood Plan Contact Team does not support the requested compatibility waiver for 1400 Cedar Avenue to reduce the setback from 25 feet to 5 feet. The Chestnut Neighborhood has a long history of supporting density in our neighborhood, as seen by our adoption of all the neighborhood infill tools as well as working with the city to create the MLK TOD. That said, we believe a 5-foot setback is inappropriate in this location and unnecessary for the success of this project. As seen in the attached exhibit, even with the current building footprint sizes, a 15-foot setback appears doable. With more thoughtful design, the 25-foot setback might be doable as well. Despite repeated requests by the neighborhood, the applicant did not meet with the Neighborhood Plan Contact Team to discuss this project. This is very unfortunate, as we believe there is a solution here that provides the desired density and better aligns with our neighborhood plan. Thank you for your consideration. Respectfully, Chestnut Neighborhood Plan Contact Team B-14B-14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 B-14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 B-14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 B-14Lofton, Zack From: Sent: To: Subject: Attachments: Lofton, Zack Thursday, March 3, 2022 9:20 AM Pati Fisher RE: Case No: SP-2021-0102C FINAL Background Materials - Compatibility Waiver - 1400 Cedar Ave - SP-2021-0102C.pdf Good morning, Pati: Yes, there are 7 units being proposed on these two lots. The background materials for the Planning Commission meeting are attached and show the site plan and elevations, in addition to a few other things. Please let me know I you have any more 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: Pati Fisher [mailto:patipixi@me.com] Sent: Thursday, March 3, 2022 8:54 AM To: Lofton, Zack <Zack.Lofton@austintexas.gov> Subject: Fwd: Case No: SP-2021-0102C Hi Zack: Please see the forwarded email below. Thanks in advance. Kind regards, Pati Fisher Sent from my iPati Begin forwarded message: 1 B-14From: "Edmond, Cindy" <Cindy.Edmond@austintexas.gov> Date: March 3, 2022 at 7:30:50 AM CST To: Pati Fisher <patipixi@me.com> Subject: RE: Case No: SP-2021-0102C Please email the case manager regarding your question. Thanks -----Original Message----- From: Pati Fisher [mailto:patipixi@me.com] Sent: Wednesday, March 02, 2022 5:49 PM To: Edmond, Cindy <Cindy.Edmond@austintexas.gov> Subject: Case No: SP-2021-0102C *** External Email - Exercise Caution *** Hi Cindy: Regarding the case number above for project 1400 Cedar Ave. Can you tell me how many units are proposed for this site? Also, do you have any elevations or renderings of the project available for my husband and I to see? We will be unable to attend the meeting next week. Sincerely, Pati Fisher Sent from my iPati 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. 2 B-14Lofton, Zack From: Sent: To: Subject: Lofton, Zack Friday, March 4, 2022 8:30 AM Anita RE: Background Materials - 1400 Cedar Ave Good morning, Anita: If the Planning Commission does not approve the waiver, the applicant will not be able to build within 25 feet of the north and west property lines. If they intend to continue with the same development, they’d just need to reorient it so it doesn’t go into the setbacks. 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: Anita [mailto:trinity3pci@aol.com] Sent: Thursday, March 3, 2022 4:43 PM To: Lofton, Zack <Zack.Lofton@austintexas.gov> Subject: Re: Background Materials - 1400 Cedar Ave *** External Email - Exercise Caution *** Hi Zack Anita here. If the do not approve the wavier. What will happen? Thanks Anita Sent from the all new AOL app for iOS On Thursday, March 3, 2022, 1:53 PM, Lofton, Zack <Zack.Lofton@austintexas.gov> wrote: Hi Anita: Attached are the background materials that are available to the public. Please let me know if you have any questions or comments. 1 B-14 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.* 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. 2 B-14Lofton, Zack From: Sent: To: Subject: Lofton, Zack Tuesday, March 29, 2022 2:47 PM David Carroll RE: Item B24- 1400 Cedar Hi David: Yes, Alejandra is the contact. Her information is below. Have you tried contacting her? Engineer: Alejandra Flores alejandra@civilitude.com Civiltude LLC 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: David Carroll [mailto:davethomasis@hotmail.com] Sent: Tuesday, March 29, 2022 2:44 PM To: Lofton, Zack <Zack.Lofton@austintexas.gov> Subject: Re: Item B24- 1400 Cedar *** External Email - Exercise Caution *** Hi Zack- Are you talking about the civil engineer? I have reached out to them and am happy to do so again. I know them well. From: Lofton, Zack <Zack.Lofton@austintexas.gov> Sent: Tuesday, March 29, 2022 10:59 AM To: David Carroll <davethomasis@hotmail.com> Subject: RE: Item B24- 1400 Cedar Good morning, David: I’ve heard from the engineer that they still haven’t hear from you. Can you share a phone they can reach you on? Thanks. Zack Lofton, AICP, CNU-A 1 B-14Lofton, Zack From: Sent: To: Subject: David Carroll <davethomasis@hotmail.com> Friday, April 1, 2022 10:08 AM Lofton, Zack Re: Item B24- 1400 Cedar *** External Email - Exercise Caution *** Hi Zack- Thanks for the follow up. Yes, we have touched base and the engineer and developer have agreed to meet with the contact team next week. Thanks, David From: Lofton, Zack <Zack.Lofton@austintexas.gov> Sent: Friday, April 1, 2022 9:26 AM To: David Carroll <davethomasis@hotmail.com> Subject: RE: Item B24- 1400 Cedar Good morning David: Hope your week is going well. Not sure if you’ve contacted the engineer yet but I’m happy to share your contact info with them if you like. If so, please let me know how they can contact you by phone since we don’t share interested party email addresses. Thanks, Zack 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: David Carroll [mailto:davethomasis@hotmail.com] Sent: Tuesday, March 29, 2022 2:44 PM To: Lofton, Zack <Zack.Lofton@austintexas.gov> Subject: Re: Item B24- 1400 Cedar *** External Email - Exercise Caution *** 1 B-14Hi Zack- Are you talking about the civil engineer? I have reached out to them and am happy to do so again. I know them well. From: Lofton, Zack <Zack.Lofton@austintexas.gov> Sent: Tuesday, March 29, 2022 10:59 AM To: David Carroll <davethomasis@hotmail.com> Subject: RE: Item B24- 1400 Cedar Good morning, David: I’ve heard from the engineer that they still haven’t hear from you. Can you share a phone they can reach you on? Thanks. 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: Lofton, Zack Sent: Friday, March 25, 2022 3:53 PM To: David Carroll <davethomasis@hotmail.com> Subject: RE: Item B24- 1400 Cedar Thanks for sending this over David. And yes, the only catch is that many times they are already in the process when they beginning asking to do more than what is permitted by right. But I understand what you’re saying. Thanks. 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: David Carroll [mailto:davethomasis@hotmail.com] Sent: Friday, March 25, 2022 12:18 PM To: Lofton, Zack <Zack.Lofton@austintexas.gov> Subject: Re: Item B24- 1400 Cedar *** External Email - Exercise Caution *** 2 B-14Thanks for the clarification, Zack. Please see attached letter from the contact team. As an aside, it would help if developers met with contact teams early in the process. As it builds mistrust that is hard to undo. There is also a lot of bad information out there, since neighbors don't understand codes and ordinances. Maybe the city can encourage developers to do so? Thanks again, David From: Lofton, Zack <Zack.Lofton@austintexas.gov> Sent: Thursday, March 24, 2022 1:52 PM To: David Carroll <davethomasis@hotmail.com> Subject: RE: Item B24- 1400 Cedar Gosh, sorry it’s 25-1-21(49). 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: Lofton, Zack Sent: Thursday, March 24, 2022 1:52 PM To: David Carroll <davethomasis@hotmail.com> Subject: RE: Item B24- 1400 Cedar Hey David: I was just talking with a colleague and she mentioned where we get our height measures. Before I told you it was Sub F but it’s actually 25-1-121. It basically says the same things (it is the exact same for this particular case) but just wanted to let you know that’s our authority not Sub F. Zack 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 3 B-14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: Lofton, Zack Sent: Monday, March 14, 2022 9:02 AM To: David Carroll <davethomasis@hotmail.com> Subject: RE: Item B24- 1400 Cedar No problem, David. Hope you had a great weekend. 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: David Carroll [mailto:davethomasis@hotmail.com] Sent: Friday, March 11, 2022 3:45 PM To: Lofton, Zack <Zack.Lofton@austintexas.gov> Subject: Re: Item B24- 1400 Cedar Thanks Zack, I knew that was allowable for SubChapter F, but didn't realize you could penetrate the compatibility tent like that. From: Lofton, Zack <Zack.Lofton@austintexas.gov> Sent: Friday, March 11, 2022 3:38 PM To: David Carroll <davethomasis@hotmail.com> Subject: RE: Item B24- 1400 Cedar No problem, David. Height is measured differently for different types of roofs. Since these are gabled, it’s measured from the average of the highest and lowest points of the roof or the highest and lowest points of the dormer, whichever is higher. The part of code that outlines how height is measured is 25-2-SubF - Article 3.4.1. So even though the highest point of the roof may be higher than the regulation height, it can still comply as long as the average is below the regulation height. Let me know if you have any more questions. 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 4 B-14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: David Carroll [mailto:davethomasis@hotmail.com] Sent: Friday, March 11, 2022 2:55 PM To: Lofton, Zack <Zack.Lofton@austintexas.gov> Subject: Re: Item B24- 1400 Cedar Hi Zack- Thanks for the explanation. As for the height, the exhibit seems to clearly show that they are exceeding the compatibility tent- see below. What am I missing? Thanks, Thanks, David From: Lofton, Zack <Zack.Lofton@austintexas.gov> Sent: Friday, March 11, 2022 1:15 PM To: David Carroll <davethomasis@hotmail.com> Subject: RE: Item B24- 1400 Cedar Hi there, David: Staff is recommending this compatibility waiver to be approved because the site plan is proposing a “missing middle” housing product that contributes to the housing diversity the City needs and the implications of the waiver are reasonable. In addition, this site plan is in compliance with all other compatibility regulations and zoning regulations. 5 B-14You are correct that this waiver is only for compatibility setbacks. The proposed development complies with the compatibility height regulations - this is shown in the background materials. I do realize that it’s fairly nitty-gritty so let me know if you’d like to have a call to discuss it in more detail. 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: David Carroll [mailto:davethomasis@hotmail.com] Sent: Friday, March 11, 2022 10:23 AM To: Lofton, Zack <Zack.Lofton@austintexas.gov> Subject: Re: Item B24- 1400 Cedar Zack - Looking at this closer, the waiver looks to be just for the compatibility setback, but this project is also violating the allowable compatibility height of 2 stories/30 feet high within 50 feet of triggering property as well as the 3 stories/40 feet within 100 feet of triggering property. How is this being addressed? Thanks, David From: David Carroll <davethomasis@hotmail.com> Sent: Friday, March 11, 2022 10:09 AM To: Lofton, Zack <Zack.Lofton@austintexas.gov> Subject: Re: Item B24- 1400 Cedar Hi Zack- Could you please explain staff's reasoning for supporting the compatibility waiver on this case? I know that will be a question from the Contact Team. Is there a hardship that we don't know about it? Thanks for your help, David From: Lofton, Zack <Zack.Lofton@austintexas.gov> Sent: Tuesday, March 8, 2022 9:23 AM To: davethomasis@hotmail.com <davethomasis@hotmail.com> Subject: FW: Item B24- 1400 Cedar Good morning, Dave: I am the case manager for the 1400 Cedar site plan and wanted to share the contact information for the applicant, both the engineer and the developer. They asked for your contact info, but instead I asked them to share theirs. They welcome you to contact them to discuss the project. Engineer: Alejandra Flores 6 B-14alejandra@civilitude.com Civiltude LLC Developer: Zach Savage zach@zachsavagehomes.com Zach Savage Homes Please let me know if you have any 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: Rivera, Andrew Sent: Monday, March 7, 2022 1:06 PM To: David Carroll <davethomasis@hotmail.com> Subject: RE: Item B24- 1400 Cedar Hello Mr. Carroll: Thank you for your email. Please provide a desired postponement date: • April 12, 2022 • April 26, 2022 In the scenario this is a postponement discussion case, please register using the link below. March 8, 2022 Planning Commission Speaker Registration (office.com) Thank you, Andrew From: David Carroll <davethomasis@hotmail.com> Sent: Monday, March 7, 2022 12:59 PM To: Rivera, Andrew <Andrew.Rivera@austintexas.gov>; Shaw, Todd - BC <BC-Todd.Shaw@austintexas.gov>; Hempel, Claire - BC <BC-Claire.Hempel@austintexas.gov> Subject: Item B24- 1400 Cedar *** External Email - Exercise Caution *** Dear Chair Shaw and Vice Chair Hempel, The Chestnut Neighborhood Plan Contact Team respectfully requests that this item be postponed until April to allow the Contact Team to weigh in on this. 7 B-14 We reached out the applicant months ago to ask about this project and he has ignored repeated requests to meet with us. Further, we just found out about the compatibility waiver request last week and have not been able to organize a quorum in time to discuss before your meeting tonight. With another month, we feel we could weigh in on this issue properly. Thank you for your consideration, David Carroll Chair, Chesnut Neighborhood Plan Contact Team 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. 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. 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. 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. 8 B-14Rivera, Andrew Tuesday, April 12, 2022 5:02 PM Lofton, Zack FW: April 12, 2022 Planning Commission Meeting Information Lofton, Zack From: Sent: To: Subject: Hi Zack, Please see email below. Thank you, Andrew From: Ian Zurzolo <ianzurzolo@gmail.com> Sent: Tuesday, April 12, 2022 4:34 PM To: Rivera, Andrew <Andrew.Rivera@austintexas.gov> Subject: Re: April 12, 2022 Planning Commission Meeting Information *** External Email - Exercise Caution *** Hi Andrew, Is there a way to add this signed opposition petition to the official documents related to the 1400 Cedar Ave case? 1 B-142 B-143 B-14 On Tue, Apr 12, 2022 at 3:46 PM Rivera, Andrew <Andrew.Rivera@austintexas.gov> wrote: All: Thank you for taking the time to participate in the meeting this evening. If you are not speaking during public communication or the first discussion case, you will not have to remain in chambers (or call in at the beginning of the meeting). An e-mail will be sent when the commission is about 15 minutes away from taking up the next item. Commission is scheduled to first hear Public Communication followed by item B-11. Please see disposition of cases below, subject to change. Current disposition of cases: NPA-2020-0015.02.SH - 2011 & 2015 E. M. Franklin; District 1 B-02 C14-2022-0008.SH - 2011 & 2015 E. M. Franklin; District 1 B-03 NPA-2021-0010.01 - 2400 E. Cesar Chavez Parking Expansion; District 3 B-04 C14-2021-0121 - 2400 E. Cesar Chavez Parking; District 3 B-05 NPA-2021-0015.02 - 3101 Hibbetts Road; District 1 B-06 C14-2021-0134 - 3101 Hibbetts Road; District 1 B-07 NPA-2021-0015.01 - Austin Sports Facility; District 3 B-08 C14-2021-0125 - Austin Sports Facility; District 3 B-09 NPA-2021-0016.05.SH - Live Make Apartments; District 3 B-10 C14-2021-0172 - Live Make Apartments; District 3 B-11 C14-85-244, Part 7 (RCA #3) - 10001 N. Capital of Texas Highway RCA; District 7 B-12 C14-2021-0183 - 4303 and 4307 Speedway; District 9 B-13 C814-2021-0175 - 614 S. 1st Street PUD; District 9 B-14 C814-97-0001.15 - Leander Rehabilitation PUD Amendment #16; District 6 B-15 C14-2022-0003 - Clayton Lane Residences, District 4 B-16 SP-2021-0102C - 1400 Cedar Ave; District 1 4 Neighborhood Postponement, Apr. 26th Neighborhood Postponement, Apr. 26th Applicant Indef. Postponement Applicant Indef. Postponement Consent Consent Withdrawn by Applicant Withdrawn by Applicant Consent Consent Discussion Applicant Indef. Postponement Staff Indef. Postponement Staff Indef. Postponement Consent Discussion B-14B-17 C8J-2009-0142.05.1A - Estancia West B-18 C8-2020-0188.0A - 1940 Webberville Road Subdivision; District 1 Consent Consent Current registered speakers: Anmol Mehra Dianna Dean Sir. Chase Wright Alan Powell Bethany Cheng Sarah Welch Matthew Welch Sean Garretson Conor Kenny Leyla Shams Ivan La Frinere- Sandoval Lauren Stanley Rob Schuwerk Liz Johnson John Osmon David Hartman John Wilkinson Karen Saadeh Marina Bollinger Steven Ward Susan Moffat Maury Sullivan Todd Pruner Alice Glasco Alice Glasco B-01 and B-02 NPA-2020-0015.02. SH and C14-2022-0008. SH - 2011 & 2015 E. M. Franklin; District 1 B-01 and B-02 NPA-2020-0015.02. SH and C14-2022-0008. SH - 2011 & 2015 E. M. Franklin; District 1 B-01 and B-02 NPA-2020-0015.02. SH and C14-2022-0008. SH - 2011 & 2015 E. M. Franklin; District 1 B-01 and B-02 NPA-2020-0015.02. SH and C14-2022-0008. SH - 2011 & 2015 E. M. Franklin; District 1 B-01 and B-02 NPA-2020-0015.02. SH and C14-2022-0008. SH - 2011 & 2015 E. M. Franklin; District 1 B-01 and B-02 NPA-2020-0015.02. SH and C14-2022-0008. SH - 2011 & 2015 E. M. Franklin; District 1 B-01 and B-02 NPA-2020-0015.02. SH and C14-2022-0008. SH - 2011 & 2015 E. M. Franklin; District 1 B-01 and B-02 NPA-2020-0015.02. SH and C14-2022-0008. SH - 2011 & 2015 E. M. Franklin; District 1 B-01 and B-02 NPA-2020-0015.02. SH and C14-2022-0008. SH - 2011 & 2015 E. M. Franklin; District 1 B-01 and B-02 NPA-2020-0015.02. SH and C14-2022-0008. SH - 2011 & 2015 E. M. Franklin; District 1 B-01 and B-02 NPA-2020-0015.02. SH and C14-2022-0008. SH - 2011 & 2015 E. M. Franklin; District 1 B-01 and B-02 NPA-2020-0015.02. SH and C14-2022-0008. SH - 2011 & 2015 E. M. Franklin; District 1 B-01 and B-02 NPA-2020-0015.02. SH and C14-2022-0008. SH - 2011 & 2015 E. M. Franklin; District 1 B-01 and B-02 NPA-2020-0015.02. SH and C14-2022-0008. SH - 2011 & 2015 E. M. Franklin; District 1 B-01 and B-02 NPA-2020-0015.02. SH and C14-2022-0008. SH - 2011 & 2015 E. M. Franklin; District 1 B-11 C14-85-244, Part 7 (RCA #3) - 10001 N. Capital of Texas Highway RCA; District 7 B-11 C14-85-244, Part 7 (RCA #3) - 10001 N. Capital of Texas Highway RCA; District 7 B-12 C14-2021-0183 - 4303 and 4307 Speedway; District 9 B-12 C14-2021-0183 - 4303 and 4307 Speedway; District 9 B-12 C14-2021-0183 - 4303 and 4307 Speedway; District 9 B-12 C14-2021-0183 - 4303 and 4307 Speedway; District 9 B-12 C14-2021-0183 - 4303 and 4307 Speedway; District 9 B-12 C14-2021-0183 - 4303 and 4307 Speedway; District 9 B-15 C14-2022-0003 - Clayton Lane Residences, District 4 B-15 C14-2022-0003 - Clayton Lane Residences, District 4 5 B-14Ian Zurzolo Anita Jones Denise Villa-Urban Gravity Grant Geissinger Alberto Gutierrez Enge Xing Eric Paulus B-16 SP-2021-0102C - 1400 Cedar Ave; District 1 B-16 SP-2021-0102C - 1400 Cedar Ave; District 1 B-16 SP-2021-0102C - 1400 Cedar Ave; District 1 B-18 C8-2020-0188.0A - 1940 Webberville Road Subdivision; District 1 B-18 C8-2020-0188.0A - 1940 Webberville Road Subdivision; District 1 B-18 C8-2020-0188.0A - 1940 Webberville Road Subdivision; District 1 Public Communication Discussion items will be conducted as follows: Staff Presentation Applicant Presentation Public Testimony Applicant Rebuttal Close Public Hearing Commission Q & A Deliberation and Vote The agenda and backup may be found at the link below: Meetings of the Planning Commission - Page 1 | AustinTexas.gov I will be available via email during the meeting. Please feel free you reach out to me if I can be of assistance. Thank you, 6 B-14City of Austin - Housing and Planning Department Andrew Andrew D. Rivera Land Use Commissions Liaison P.O. Box 1088 Austin, Texas 78767 512-974-6508 www.austintexas.gov Correspondence and information submitted to the City of Austin are subject to the Texas Public Information Act (Chapter 552) and may be published online. 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. 7 B-14Lofton, Zack From: Sent: To: Cc: Subject: Lofton, Zack Monday, April 25, 2022 5:14 PM Ian Zurzolo Rivera, Andrew RE: PC April 26th Agenda Hey Ian: The applicant would need to be approved for the waiver before they could get a site plan permit but I don’t have any details about when that could be scheduled. The applicant will have to decide if that’s the route they will take and then proceed. You can see when the upcoming meetings are though on their website below. https://www.austintexas.gov/content/board-adjustment Zack 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: Monday, April 25, 2022 12:54 PM To: Lofton, Zack <Zack.Lofton@austintexas.gov> Cc: Rivera, Andrew <Andrew.Rivera@austintexas.gov> Subject: Re: PC April 26th Agenda *** External Email - Exercise Caution *** Thanks. Can you please share details on the Board of Zoning Adjustment process and timelines? On Mon, Apr 25, 2022 at 11:05 AM Lofton, Zack <Zack.Lofton@austintexas.gov> wrote: Good morning Ian: No problem. There’s no precedence other than the other properties that‘ve been upzoned to more intense uses. Related to if there is a precedent, I can’t say for sure because each waiver is reviewed independently and takes into consideration the specific context. It’s worth mentioning that the Planning Commission will not be able to approve a height waiver for this case as it stands – it would need to go to the Board of Zoning Adjustment, which is a whole other process. 1 B-14Hope this helps. Zack 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: Friday, April 22, 2022 6:35 PM To: Lofton, Zack <Zack.Lofton@austintexas.gov> Cc: Rivera, Andrew <Andrew.Rivera@austintexas.gov> Subject: Re: PC April 26th Agenda *** External Email - Exercise Caution *** Thanks for the reply. The developer has David’s phone number and email because they spoke with us once in March (after months of ignoring us). But you can share mine too: 310-422-7429 2 B-14 Ian I just reviewed the revised plans. Is there precedence in our neighborhood for the amount of height restriction waiver they are asking for? To my knowledge there is not, therefore not keeping with the neighborhood aesthetic. Also, the developer still has not included an alley access in the driveway even though it would not affect the design of the proposed buildings in any way. This was one of the important safety concerns (eg. Ambulance, and traffic going into Cedar Ave). They have yet to give any reason at all, let alone a good one, for why they are not including an alley access. Thanks and happy earth day, On Fri, Apr 22, 2022 at 5:18 PM Lofton, Zack <Zack.Lofton@austintexas.gov> wrote: Hi Ian, Yes, you can see the updated proposal in the background materials posted on the Planning Commission webpage. Related to the applicant not communicating with the neighborhood, I don’t have any insight on that other than to say that when David mentioned that previously, I asked for a phone number to relay to the applicant (because we don’t give out emails for people from the public) and I was never provided one. That said, please share a good contact phone number and I’m happy to pass it on to the applicant. Of course that doesn’t mean they will necessarily call you, but it may be helpful. Let me know. Zack Obtener Outlook para iOS 3 B-14De: Ian Zurzolo <ianzurzolo@gmail.com> Enviado: Friday, April 22, 2022 4:42:48 PM Para: Lofton, Zack <Zack.Lofton@austintexas.gov>; Rivera, Andrew <Andrew.Rivera@austintexas.gov> Asunto: Re: FW: PC April 26th Agenda *** External Email - Exercise Caution *** Is there an update on if the applicant has changed their setback waiver request or altered their proposed design plan in any way? On the last call there was discussion of having a larger setback that the commission was interested in seeing. Also, I would like to state for the record that the applicant/developer has not responded to the neighborhood since the last call despite their claims of listening to local neighbor feedback. It seems that they are trying to find loopholes in the zoning code to take advantage of maximum square footage and number of units, and don’t care for respecting the neighborhood. Thanks for your response, Ian On Fri, Apr 22, 2022 at 4:36 PM Ian Zurzolo <ianzurzolo@gmail.com> wrote: Sign up to speak this Tuesday ASAP ---------- Forwarded message --------- From: Lofton, Zack <Zack.Lofton@austintexas.gov> Date: Fri, Apr 22, 2022 at 11:22 AM Subject: FW: PC April 26th Agenda To: Ian Zurzolo <ianzurzolo@gmail.com> Hi, Hi Ian: If you’d like to speak on Tuesday at the Planning Commission meeting, you can sign up at the speaker registration link below. Please let me know if you have any questions. 4 B-14 All: 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: Rivera, Andrew Sent: Friday, April 22, 2022 10:15 AM To: Meredith, Maureen <Maureen.Meredith@austintexas.gov>; Rhoades, Wendy <Wendy.Rhoades@austintexas.gov>; Chaffin, Heather <Heather.Chaffin@austintexas.gov>; Sirwaitis, Sherri <Sherri.Sirwaitis@austintexas.gov>; Lofton, Zack <Zack.Lofton@austintexas.gov>; Johns, Renee <Renee.Johns@austintexas.gov>; Sarah Sumner <Sarah.Sumner@traviscountytx.gov>; Bennett, Jennifer <Jennifer.Bennett@austintexas.gov> Subject: PC April 26th Agenda Please forward the attached agenda and speaker registration link below to applicants and interested parties. https://forms.office.com/Pages/ResponsePage.aspx?id=9hleXKumRUux0L5GCKmmf- rCcM0VJ45NoBmTPGEWfEdURjVJU0RZNDE3WE1TMEhHTFk1N1RBSDlCVi4u For staff participating via videoconference, link will be sent Tuesday afternoon (same link as for commissioners). 5 B-14Thank you, Andrew Andrew D. Rivera Land Use Commissions Liaison City of Austin - Housing and Planning Department P.O. Box 1088 Austin, Texas 78767 512-974-6508 www.austintexas.gov Correspondence and information submitted to the City of Austin are subject to the Texas Public Information Act (Chapter 552) and may be published online. PER CITY ORDINANCE: All individuals scheduling or accepting a meeting invitation with a City Official are requested to provide responses to the questions at the following link: https://bit.ly/HPDLobbyingForm Please note that all information provided is subject to public disclosure. For more information please visit: City of Austin Ordinance 2016-0922-005 | City Clerk’s website | City Clerk’s FAQ’s 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. 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. 6 B-14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. 7 B-14Lofton, Zack From: Sent: To: Subject: Lofton, Zack Tuesday, April 26, 2022 10:52 AM Dawna I Ballard RE: 1400 Cedar Avenue Project Good morning Dawna: Thanks for sending this in. I will include it in the background materials. Zack 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: Dawna I Ballard [mailto:dawnaballard@gmail.com] Sent: Tuesday, April 26, 2022 8:42 AM To: Lofton, Zack <Zack.Lofton@austintexas.gov> Subject: 1400 Cedar Avenue Project *** External Email - Exercise Caution *** Hi Zack: I'm attaching a letter about the project at 1400 Cedar Avenue. Please include it in the file for discussion tonight. many thanks, Dawna -- Dawna I. Ballard, Ph.D., Associate Professor Department of Communication Studies Moody College of Communication University of Texas at Austin If you want to reach me... In person: https://dawna.youcanbook.me/ 1 B-14Postal Mail: 2504 Whitis Avenue (A1105), Austin, TX 78712-1075 Faster: @dawnaballard on Twitter; @iteachtime on Instagram Slower: dballard@austin.utexas.edu "Time isn't the main thing. It's the only thing." --Miles Davis 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. 2 B-14To: City of Austin Planning Commissioners From: Stakeholders of 1400 Cedar Avenue Project Regarding: SP-2021-0102C Compatibility Variances April 22, 2022 We are responding to the proposed development on 1400 Cedar Avenue, a seven-unit three-story condominium structure between 1600-2000 square feet per unit on 0.277 acres of property (amounting to 19 bedrooms plus 7 habitable lofts). We were pleased to see the changes to the structure made to address our safety concerns. The revised plans to increase the setbacks and decrease the number of units help to reduce the overall flow of traffic on the street, and we appreciate these changes. We would like the builders to also consider another related point that we raised—i.e., alley access to and from the structure. There is currently only one entrance and exit (on Cedar Avenue) for all units. Here are a few reasons we think an alley egress and Cedar Avenue ingress will make this a safer and more successful (including a more sought-after) development. Directing some traffic away from Cedar will help manage the following safety concerns: • The proposed building is a high-density structure on the corner of a street that has no four-way stops, and visibility is often decreased by the number of cars already parked on the street by existing residents. • Cedar Avenue serves as a primary artery east of Pleasant Valley so visitors are prone to drive over the residential speed limit • One corner away from 1400 Cedar Avenue (at Cedar Avenue and 16th Street) is a school bus stop for Kealing Junior High School and McCallum High School so children walk to and from school in close proximity of the only proposed entrance of the structure. Additionally, children who attend Campbell Elementary as well as those who are bused to Ann Richards School (picked up at Campbell) also walk past 1400 Cedar Avenue twice a day on their way to and from school. All of this would occur while residents of 1400 Cedar Avenue are likely to be travelling to work. Therefore, anything that we can do to reduce traffic on the Cedar Avenue side of the structure is ideal. • Finally, in the case of an emergency such as fire, how will all of these residents exit safely? At the same time, there will be no access for emergency vehicles except via Cedar Avenue. B-14