28 SP-2022-0536C - Kramer Condos_Part1.pdf — original pdf

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CASE NUMBER: PROJECT NAME: ADDRESS: APPLICANT: AGENT: PLANNIGN COMMISSION SITE PLAN COMPATIBILITY VARIANCE SP-2022-0536C PLANNING COMMISSION HEARING DATE: February 27, 2024 Kramer Condos 1517 Kramer Lane Joseph M. and Tina Hood 1517 Kramer LLC 13930 Immanuel Rd. Pflugerville, TX 78660 Attn: Esteban Gonzalez CIVILITUDE LLC 5110 Lancaster Court Austin, TX 78723 (512) 913-4760 (512) 761-6161 Randall Rouda Randall.Rouda@austintexas.gov CASE MANAGER: NEIGHBORHOOD PLAN: North Austin Civic Association PROPOSED DEVELOPMENT: The applicant is proposing to remove two existing single family residences and construct 55 multi-family residential units on a 3.88 acre site in the GO-MU-CO-NP and SF-6-NP Zones. The proposed development includes a pool. DESCRIPTION OF COMPATIBILITY VARIANCE: (512) 974-3338 1) From 50 feet to 25 feet for Intensive Recreation (pool) along the easterly setback. [LDC § 25-2-1067] SUMMARY STAFF RECOMMENDATION: Staff recommends approval of the Compatibility Waiver. The site consists of two separate parcels to be joined by a Unified Development Agreement. The southerly parcel is relatively narrow and residential development on that portion of the site is somewhat restricted by the SF-6-NP Zoning. The applicant proposes to use that portion of the site for access, the development of 14 of the multifamily residential (condominium) units and an open space area with a po (approximately 33 feet by 12 feet). The pool is within 50 feet of the rear yard fences of two existing single family residences to the east. A fence is shown along the shared property line. The site plan complies with all other compatibility standards. PROJECT INFORMATION TOTAL SITE AREA EXISTING ZONING PROPOSED ZONING 169,170 sq. ft. GO-MU-CO-NP and SF-6-NP GO-MU-CO-NP and SF-6-NP 3.88 acres  Proposed N/A N/A N/A Little Walnut Creek (Urban) Comprehensive Watershed Ordinance None Kramer Land and Macmora Road Allowed/Required Existing 1:1 60% 80% Allowed/Required Existing NA 40% 55% 0 WATERSHED WATERSHED ORDINANCE TRAFFIC IMPACT ANALYSIS Not required CAPITOL VIEW CORRIDOR PROPOSED ACCESS GO-MU-CO-NP PARCEL FLOOR-AREA RATIO BUILDING COVERAGE IMPERVIOUS COVERAGE SF-6-NP PARCEL FLOOR-AREA RATIO BUILDING COVERAGE IMPERVIOUS COVERAGE TOTAL PROJECT PARKING COMPATIBILITY The subject site is bordered by a single-family residential land uses to the east and west. All hardscape and vertical improvements are located at least 25 feet from the east and west property lines. The proposed pool is located 25 feet from the easterly property line but is within the 50 foot setback for intensive recreational uses. The site complies with all other compatibility standard requirements. EXISTING ZONING AND LAND USES Site 0.92:1 29% 60.9% Proposed 0.52:1 15% 50.4% 118 N/A N/A N/A N/A LAND USES ZONING Single Family Residences GO-MU-CO-NP / SF-6-NP SF-2 SF-6-NP SF-6-NP SF-1-NP North South East West ABUTTING STREETS Street Kramer Lane and Single family residences Single Family Residences Single Family Residences Single Family Residences Classification Corridor Mobility Local Mobility Right-of-Way Width 65 feet 60 feet Pavement Width 48 feet 24 feet Kramer Lane Macmora Road NEIGHBORHOOD ORGNIZATIONS: Austin Neighborhoods Council Friends of Austin Neighborhoods Go Austin Vamos Austin - North Homeless Neighborhood Association Neighborhood Empowerment Foundation North Austin Civic Association North Austin Civic Association Neighborhood Plan Contact Team Shoal Creek Conservancy 2 5 ' U N D I S T U R B E D B U F F E R 5 0 ' S E T B A C K A N D 2 S T O R Y 3 0 ' H E I G H T L I M I T 1 0 0 ' S E T B A C K A N D 3 S T O R Y 4 0 ' H E I G H T L I M I T 25' UNDISTURBED BUFFER 5 0 ' S E T B A C K A N D 2 S T O R Y 3 0 ' H E I G H T L I M I T 50' SETBACK AND 2 STORY 30' HEIGHT LIMIT 100' SETBACK AND 3 STORY 40' HEIGHT LIMIT 2 5 ' U N D I S T U R B E D B U F F E R 100' SETBACK AND 3 STORY 40' HEIGHT LIMIT 5 0 ' S E T B A C K A N D 2 S T O R Y 3 0 ' H E I G H T L I M I T 1 0 0 ' S E T B A C K A N D 3 S T O R Y 4 0 ' H E I G H T L I M I T 50' SETBACK AND 2 STORY 30' HEIGHT LIMIT 25' UNDISTURBED BUFFER K C A B T E S G D L B ' 5 2 N  Randall Rouda  Development Services Department    Compatibility Setback Waiver   Kramer Condos (SP‐2022‐0536C)  10620 Macmora Road, Austin, TX    February 9, 2024    To:        Re:        Dear Randall,    On behalf of our client, Prime Haven Homes, we are submitting a waiver request for the Kramer Condos project. We are  requesting the following waiver to the Land Development Code:    Request: Allow a reduction of the 50’ setback that prevents intensive recreational use adjacent to any lot zoned SF‐5  or more restrictive zoning [LDC 25.2.1067(F)]  § 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.    The site is composed of 2 tracts of land adding up to approximately 3.88 acres. Of the total site area, 2.48 acres are  zoned GO‐MU‐CO‐NP and 1.41 acres are zoned SF‐6‐NP. To the east of the tract along Macmora Road are properties  zoned SF‐3‐NP, and to the west of this tract is a property zoned SF‐6‐NP. All of the properties around this tract have an  existing single family land use. This single‐family land use generates the requirement that our development cannot  construct a swimming pool (considered an intensive recreational use) within 50 feet of any of these properties.    The lot located at 10620 Macmora Road is about 140 feet wide and over 500 feet long. A 25‐foot driveway runs through  the length of this site, and drainage infrastructure takes up another third of the site. Due to this unique lot configuration,  it is not feasible to propose a pool at the minimum 50 feet from each neighboring property. The intent of this proposed  outdoor area is to provide common open space for the residences of this condo development. This outdoor space would  have a kitchen, lounging area, space for outdoor games, and a pool. This development is over a mile from any public trail  or park, and it is important for the residents of our city to have equitable access to quality outdoor spaces. This common  space, along with other open space outdoor areas on the site, will help create a sense of the community within the  development and promote the growing need for outdoor communal spaces in urban residential neighborhoods. In  addition, the landscaping along the shared fence line with the single‐family homes will have dense vegetation. These  existing and proposed plants will create a visual and sound barrier to avoid any possible disturbances.    We would like to request that the compatibility standards are modified to allow for a community pool to be 25 feet from  the eastern SF‐3 property. This setback reduction would allow for us to provide more outdoor community space for this  55‐unit condo development. Attached to this letter is the proposed site plan with labels and dimensions showing  everything explained in this letter. We believe that our request will maintain the integrity of this residential  neighborhood while conforming to the needs of increasing density in the greater Austin area.    Please accept this letter as our official request.  If you have any questions, please call us at 512‐761‐6161.    Sincerely,    Gabriella Archer