20 SP-2021-0321C - Gillis & Casey Residences; District 5.pdf — original pdf

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PLANNING COMMISISON SITE PLAN – COMPATIBILITY WAIVER ONLY 5 (512) 761-6161 (512) 259-6877 (512) 978-4555 4315 Gillis Street Gillis & Casey Residences SP-2021-0321C Kate Castles Kate.Castles@austintexas.gov Urban Gravity, LLC 8733 Shoal Creek Blvd. Austin, TX 78757 PLANNING COMMISSION HEARING DATE: September 27, 2022 Civilitude LLC (Alejandra Flores) 5110 Lancaster Ct Austin, TX 78723 CASE NUMBER: PROJECT NAME: ADDRESS: COUNCIL DISTRICT: OWNER: ENGINEER: CASE MANAGER: NEIGHBORHOOD PLAN: South Manchaca Neighborhood Plan Area PROPOSED DEVELOPMENT: The applicant is proposing to redevelop existing single-family residential land uses on three tracts of one lot zoned LO-MU-V-CO-NP and MF-2-NP into a 10-unit multi-family residential land use. There are five existing residential buildings on the site, which would be demolished. The applicant is proposing to build three (3) two-story residential units with habitable attics and seven (7) three-story residential units. The gross floor areas of the units range from 1,680 square feet to 2,746 square feet. All units have at least 3 bedrooms, double car garages, and private pools. The site will have a single driveway accessing Gillis Street and will provide rain gardens, landscaping, on-site bicycle parking, and public sidewalk improvements on 0.75 acres. Two waivers from compatibility setback requirements are being requested. DESCRIPTION OF WAIVERS: The applicant is requesting a waiver from § 25-2-1063(B)(1), which requires a structure setback of 25 feet from property zoned as SF-5 or more restrictive. A retaining wall, bicycle rack, driveway, two pools, and one residential unit are located within the 25-foot compatibility setback from the property line of the SF-3-NP zoning district located to the east. The retaining wall is currently located approximately 11 feet from the adjacent property line of the SF-3-NP zoning district. The applicant is also requesting a waiver from § 25-2-1067(F)(2), which requires an intensive recreational use, including a pool, to be at least 50 feet from property zoned as SF-5 or more restrictive. Two pools are located within the 50-foot compatibility setback from the property line of the SF-3-NP zoning district located to the east. The pool associated with Building 1 is located approximately 12 feet from the adjacent property line of the SF-3-NP zoning district. SUMMARY STAFF RECOMMENDATION: While zoned as SF-3-NP, the adjacent property immediately to the east is developed as religious assembly 1 of 1120 use. The adjacent property to the north is zoned GR-NP and developed as automotive repair services use. Of the remaining block, one single family house is developed further north, and the rest of the block contains commercial uses. The adjacent block to the west is similar, containing multi-family apartment across Gillis Street to the west and commercial uses to the north. The blocks to the south across Casey Street contain single-family, duplex, and multi-family residential uses. Ordinance No. 20060608-098 rezoned the northern portion of the property from SF-3 to LO-MU-CO in 2006 and prohibited medical office use. The South Manchaca Neighborhood Planning Area Ordinance (Ord. 20141106-087) did not place any additional restrictions or conditional overlays on the site beyond what the LDC requires, and the NPA’s Future Land Use Map identifies this site for “Neighborhood Transition.” As stated in the neighborhood plan, “Neighborhood Transition districts in particular present an opportunity to incorporate more missing middle housing types that are compatible with the neighborhood.” The proposed development is also consistent with Imagine Austin’s goals of creating complete communities with compact and connected development that creates economically mixed and diverse neighborhoods with a range of housing options. Compatibility can be triggered by a zoning district or by a land use. For this site, compatibility setbacks are triggered by an adjacent zoning district only, as the adjacent land use is religious assembly. Based on these findings and proposed design of the project, staff recommends approval of the two requested compatibility variances. The site plan complies with all other compatibility standards, such as lighting, screening, and building heights. PROJECT INFORMATION TOTAL SITE AREA EXISTING ZONING WATERSHED WATERSHED ORDINANCE TRAFFIC IMPACT ANALYSIS CAPITOL VIEW CORRIDOR PROPOSED ACCESS FLOOR-AREA RATIO Comprehensive Watershed Ordinance LO-MU-V-CO-NP, MF-2-NP Williamson Creek (Suburban) 32,664.05 sq. ft. Not required Gillis Street 0.750 acres None Allowed/Required LO-MU-V-CO-NP: 0.70:1 MF-2-NP: - LO-MU-V-CO-NP: 50% MF-2-NP: 50% Existing LO-MU-V-CO-NP: 0.14:1 MF-2-NP: 0.16:1 LO-MU-V-CO-NP: 13.8% MF-2-NP: 15.8% Proposed LO-MU-V-CO-NP: 0.69:1 MF-2-NP: 0.76:1 LO-MU-V-CO-NP: 39.3% MF-2-NP: 29.7% BUILDING COVERAGE 2 of 1120 IMPERVIOUS COVERAGE LO-MU-V-CO-NP: 70% MF-2-NP: 60% 20 LO-MU-V-CO-NP: 24.3% MF-2-NP: 24.0% LO-MU-V-CO-NP: 48.1% MF-2-NP: 58.8% 20 PARKING COMPATIBILITY: The site is subject to Compatibility Standards due to the SF-3-NP zoning district to the east. § 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. § 25-2-1067 - DESIGN REGULATIONS. (F)An intensive recreational use, excluding a multi-use trail and including a swimming pool, tennis court, ball court, or playground, may not be constructed 50 feet or less from adjoining property: (1) in an 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. EXISTING ZONING AND LAND USES Site ZONING LO-MU-V-CO-NP, MF-2-NP GR-NP SF-3-NP SF-3-NP GR-NP Single-family residential LAND USES Automotive Repair Services Casey Street, then Single-family residential Religious Assembly Gillis Street, then Multi-family residential North South East West Right-of-Way Width 50 feet 60 feet Pavement Width 30 feet 30 feet Classification Local City Street Local City Street ABUTTING STREETS Street Gillis Street Casey Street NEIGHBORHOOD ORGANIZATIONS: Austin Independent School District Austin Lost and Found Pets Austin Neighborhoods Council Friends of Austin Neighborhoods Go Austin Vamos Austin 78745 Homeless Neighborhood Association Neighborhood Empowerment Foundation Onion Creek Homeowners Association Preservation Austin SelTexas Sierra Club, Austin Regional Group South Austin Neighborhood Alliance (SANA) South Manchaca Neighborhood Plan Contact Team Southwood Neighborhood Association TNR CVP- Travis County Natural Resources 3 of 1120 4 of 11205 of 1120POOL POOL POOL POOL ' 1 3 . 8 1 POOL ' 5 . 9 1 ' 5 . 9 1 POOL FENCE GATE TO BE PROVIDED AT REAR OF UNIT FOR FIRE ACCESS FENCE GATE TO BE PROVIDED AT REAR OF UNIT FOR FIRE ACCESS FENCE GATE TO BE PROVIDED AT REAR OF UNIT FOR FIRE ACCESS ' 6 5 . 8 1 BUILDING 5 14.16' BUILDING 6 13.59' BUILDING 7 UNIT A CONSTRUCTION TYPE B FOOTPRINT = 1,052 SF FFE = 695.00 UNIT B CONSTRUCTION TYPE B FOOTPRINT = 1,052 SF FFE = 695.00 UNIT C CONSTRUCTION TYPE B FOOTPRINT = 1,052 SF FFE = 695.70 UNIT D CONSTRUCTION TYPE B FOOTPRINT = 1,052 SF FFE = 695.70 UNIT E CONSTRUCTION TYPE B FOOTPRINT = 1,063 SF FFE = 696.00 UNIT F CONSTRUCTION TYPE B FOOTPRINT = 1,063 SF FFE = 696.00 3' 21.17' 21.17' 3' 3' 6.65' 6.65' 21.17' 21.17' 7.13' 7.12' 21.08' 21.08' ' 8 1 ' 8 1 ' 8 1 ' 8 1 ' 8 1 ' 8 1 17' 17' 17' 17' 17' 17' 17' 17' 17' 17' 17' 17' 18.37' 11.5' PROPOSED BIKE RACKS PER COA STANDARD DETAIL 710S-1 R 5' NATURAL AND UNDEVELOPED PRIVATE OPEN SPACE (5.2% OF SITE AREA) D N 17' 17' 17' 17' ' 6 NOTES: 1. ALL REAR UNIT FENCES ARE REQUIRED TO PROVIDE ACCESS BETWEEN REAR YARDS ' 0 2 ' 7 0 . 0 3 ' 8 1 30.5' 17' ' 8 0 . 8 2.43' 6.58' 31.02' ' 8 1 30.5' 17' ' 8 1 ' 8 1 6.62' 30.5' 17' 30.5' 17' 12.76' 12.82' BLDG #4 CONSTRUCTION TYPE A FOOTPRINT = 1,119 SF FFE = 695.00 BLDG #3 CONSTRUCTION TYPE A FOOTPRINT = 1,119 SF FFE = 695.20 POOL POOL 4.36' BLDG #2 CONSTRUCTION TYPE A FOOTPRINT = 1,137 SF FFE = 695.80 BLDG #1 CONSTRUCTION TYPE A FOOTPRINT = 1,137 SF FFE = 695.90 POOL 693.28 ' 3 5 . 6 ' 5 . 1 1 ' 1 ' 1 5 . 8 ' 5 ' 5 2 . 8 ' 1 6 . 7 ' 5 CASEY STREET (60' ROW - 25MPH) (PUBLIC ASPHALT ROAD) RAINGARDEN/ DETENTION POND 23.66' T E E R T S S L L I G ) H P M 5 2 - W O R ' 0 5 ( ) D A O R T L A H P S A C I L B U P ( 5' R 1 5' R 1 5 ' RAINGARDEN/ DETENTION POND 5' ' 5 3 . 8 5 POOL ' 8 8 . 4 ' 6 2 . 8 4 49.71' 691.05 691.02 ' 7 9 . 7 5 ' 5 6 . 1 7 ' 0 2 ' 8 9 . 9 5 2 2 0 0 . 2 9 . 2 0 6 of 1120· · · · · · · · 2 2 0 0 . 2 9 . 2 0 7 of 1120ZONING: GR-NP USE: AUTO REPAIR 4315 GILLIS ZONING: LO-MU-V-CO-NP USE: SINGLE FAMILY (2) ZONING: SF-3-NP USE: CHURCH ZONING: GR-NP USE: MULTIFAMILY ZONING: GR-NP USE: MULTIFAMILY 4317 GILLIS ZONING: MF-2-NP USE: SINGLE FAMILY (1) 1308 CASEY ZONING: MF-2-NP USE: SINGLE FAMILY (2) ZONING: SF-3-NP USE: SINGLE FAMILY M A 9 4 : 4 0 : 8 2 2 0 2 / 7 1 / 9 DESIGN BUILD INFO@LLVLL.WORK 512.565.0016 PRELIMINARY Not for regulatory approval, permitting, or construction. W Travis Lucy TX 21664 09/15/22 Gillis Casey Residences Planning & Zoning Hearing 01 8 of 1120S 60D 05' 46" E 217.78' 5' SIDE YARD SETBACK E N I L . . H O T S X E I ' 0 0 . 0 5 1 W " 5 2 ' 6 5 D 9 2 S E N I L . . H O T S X E I T E E R T S S I L L I G . . W O R . ' 0 5 ' 0 0 . 0 5 1 E " 8 2 ' 5 5 D 9 2 N K C A B T E S D R A Y T N O R F ' 5 2 4315 A Gillis St 4315 B Gillis St 4315 C Gillis St 4315 D Gillis St 4315 E Gillis St (2 Story) 4315 F Gillis St (2 Story) Proposed Variance: 25' "No Build Zone" reduction to 17' 33'-0" 17'-0" 30' / 2 STORY ZONE NO STRUCTURE 1314 Casey St 1312 Casey St 1310 Casey St 1308 Casey St (2 Story) 15' STREET SIDE YARD SETBACK N 60D 05' 46" W 217.74' C A S E Y S T R E E T 60' R.O.W. M A 2 5 : 4 0 : 8 2 2 0 2 / 7 1 / 9 DESIGN BUILD INFO@LLVLL.WORK 512.565.0016 PRELIMINARY Not for regulatory approval, permitting, or construction. W Travis Lucy TX 21664 09/15/22 Gillis Casey Residences PZ Site Plan 1 1" = 20'-0" 02 Planning & Zoning Hearing 02 9 of 112017'-0" 33'-0" NO STRUCTURE 2 STORY / 30' HEIGHT 3 STORY / 40' HEIGHT " 0 - 0 4 ' " 0 - 0 3 ' I T H G E H " 9 - 9 2 ' SCREENING FENCE 2 Site Elevation - North 1/16" = 1'-0" 03 4315 F Gillis St 2 STORY, 29'-9" HEIGHT 4315 E Gillis St 2 STORY, 29'-9" HEIGHT 4315 D Gillis St 3 STORY 4315 C Gillis St 3 STORY 4315 B Gillis St 3 STORY 4315 A Gillis St 3 STORY 3 STORY / 40' HEIGHT 33'-0" 17'-0" 2 STORY / 30' HEIGHT NO STRUCTURE " 0 - 0 4 ' ( 24'-9" ) I I T H G E H G N D L U B " 7 - 9 2 I ' " 0 - 0 3 ' SCREENING FENCE 1314 Casey St 3 STORY 1312 Casey St 3 STORY 1310 Casey St 3 STORY 1308 Casey St 2 STORY, 29'-7" HEIGHT 1 Site Elevation - South 1/16" = 1'-0" 03 M A 6 5 : 4 0 : 8 2 2 0 2 / 7 1 / 9 DESIGN BUILD INFO@LLVLL.WORK 512.565.0016 PRELIMINARY Not for regulatory approval, permitting, or construction. W Travis Lucy TX 21664 09/15/22 Gillis Casey Residences Planning & Zoning Hearing 03 10 of 1120SF-3-NPSF-3-NPGR-NPGR-NPGR-V-NPGR-V-NPSF-3-NPSF-6-NPSF-3-NPMF-2-NPCS-NPCS-V-NPLO-MU-V-CO-NPSF-3-NPGR-NPGILLIS STCASEY STBANISTER LN±CASE#:ADDRESS:CASE NAME:MANAGER:SP-2021-0321C4315 Gillis St.Gillis & Casey ResidencesKate CastlesOPERATOR: K. Castles05010025Feet11 of 1120