30 C14-2024-0135 - West Lynn Mixed Use, District 9 - Staff Report — original pdf

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ZONING CHANGE REVIEW SHEET CASE: C14-2024-0135 (West Lynn Mixed Use) DISTRICT: 9 ADDRESS: 1013 and 1015 West Lynn Street; 1004 and 1006 Eason Street ZONING FROM: CS-MU-CO-NP & SF-3-NP TO: CS-MU-CO-NP change to a condition of zoning - 60 feet max height and a site-specific amendment to modify height and compatibility buffer standards in Article 10, Subchapter C of City Code Chapter 25-2 to allow for 60 feet in height within 50' and 25' of the compatibility triggering property. DESCRIPTION OF WAIVER: Waiver request is as follows: LDC Section 25-2-2061 COMPATIBILITY HEIGHT LIMITS sets out the height limits allowed proximate to triggering properties with subsection (C)(2) limiting height to no more than 40’ in the area essentially from 25’ to 50’ from a triggering property. The rezoning request seeking CS-MU-CO- NP zoning would allow for a maximum height of 60’ across the site other than the 40’ height limit between 25’ and 50’ of a triggering property. The area of 0’ to 25’ from a triggering property is defined as a Compatibility Buffer and is not allowed to have any vertical structures and this request is not seeking any site-specific amendments to a required Compatibility Buffer. This is a site-specific waiver as allowed by LDC Section 25-2-1054, which allows for the record landowner to initiate a site-specific amendment to adjust height limitations as set by LDC Section 25-2-2061. A diagram of the waiver request can be found in Exhibit D. SITE AREA: approximately 0.31 acres (approximately 13,500 square feet) PROPERTY OWNER: Clarksville Owl Nest, LLC AGENT: Thrower Design, LLC (Ron Thrower and Victoria Haase) CASE MANAGER: Jonathan Tomko (512) 974-1057, jonathan.tomko@austintexas.gov STAFF RECOMMEDATION: Staff recommends granting general commercial services-mixed use-conditional overlay- neighborhood plan (CS-MU-CO-NP) combining district zoning, with a change to a condition of zoning - allowing a maximum height of 60 feet on the western portion of the site, as requested, and a site-specific amendment to modify height and compatibility buffer standards in Article 10 (Compatibility Standards), Subchapter C of City Code Chapter 25-2 to allow for 60 feet in height within 50' and 25' of the compatibility triggering property. PLANNING COMMISSION ACTION / RECOMMENDATION: November 12, 2024: Case is scheduled to be heard by Planning Commission. CITY COUNCIL ACTION: TBD ORDINANCE NUMBER: N/A C14-2024-0135 2 ISSUES: The applicant is requesting a waiver to compatibility accompanying this rezoning request. There is a description of the waiver requested on page 1 and an applicant letter requesting the Site-Specific Waiver (includes diagrams) in exhibit D. CASE MANAGER COMMENTS: The property in question is currently BASIS OF RECOMMENDATION: Zoning should allow for reasonable use of the property. Allowing these two parcels to join the recently rezoned tract to the north through C14-2023-0124 (see related cases section below) would allow for redevelopment as a larger contiguous parcel subject to the same development regulations. The larger size is not out of character as there are similarly sized parcels on the block immediately to the north of the subject tract. Given the proximity to Downtown Austin, it is reasonable to expect a structure of greater density and height which could add additional dwelling units and higher quality street level uses in this central part of Old West Austin. The additional housing could coexist in the very walkable area, proximate to daily needs, and provide the street level retail space residents have been accustomed to. The applicant has indicated there would be upgrades to the pedestrian infrastructure, including nicer streetscapes, wider sidewalks, and street trees resulting in a decrease in impervious cover. Zoning should not constitute a grant of special privilege to an individual owner; Granting of the request should result in an equal treatment of similarly situated properties. There are many other CS zoned parcels within approximately ½ mile of Downtown Austin. While there are several conditional overlays that restrict uses, it is not common for a conditional overlay to restrict height to 40 feet instead of the 60 feet that CS base zoning is usually restricted to. Considering we have seen many rezonings to CS in the past few years, all of which have not been restricted to 40 feet, it does not appear there is equal treatment of this similarly situated tract if staff were to grant other CS requests at 60 feet but deny this one and keep the CO at 40 feet. To abide by this basis of recommendation staff should approve this request to remove the CO on the western half of the property. Zoning should promote the policy of locating retail and more intensive zoning near the intersections of arterial roadways or at the intersections of arterials and major collectors. While the intersection of West 12th Street and West Lynn Street is not substantially intense, it is more intense, relative to the Old West Austin Neighborhood as whole. It is a centrally located, signalized intersection of two ASMP level 2 corridors and thus a place where retail, mixed-use and more intensive zoning should be located. EXISTING ZONING AND LAND USES: ZONING LAND USES C14-2024-0135 3 Site SF-3-NP and CS-MU- CO-NP North CS-MU-CO-NP South SF-3-NP and CS-MU- CO-NP East SF-3-NP West CS-MU-CO-NP Aloha Marina clothing store, built in approximately 1950 and one single-family home built in approximately 1930. Vacant Commercial space (formerly Nau’s Drug Store which was open since 1951), Anthony’s Drycleaners, approximately 7,500 square feet, built in approximately 1951. Two single-family homes which were built in approximately 1946 and 1941. Café Medici Coffee shop built in approximately 1967. An approximately 3,000 square foot convenience store built in approximately 1955, and an approximately 1,800 square foot single family home that was built in approximately 1910. Three single-family homes built approximately from 1940 through 1999, and one duplex built in 1938. Taco Flats Restaurant built in approximately 1956, Howler Brothers Store built in approximately 1965, and Bond’s Television & Electronics built in approximately 1983. NEIGHBORHOOD PLANNING AREA: Old West Austin Neighborhood Planning Area WATERSHED: Lady Bird Lake Watershed (Urban) SCHOOLS: A.I.S.D. Matthews Elementary School O Henry Middle School Austin High School COMMUNITY REGISTRY LIST: Austin Independent School District, Austin Lost and Found Pets, Austin Neighborhoods Council, Friends of Austin Neighborhoods, Homeless Neighborhood Association, Neighborhood Empowerment Foundation, Old West Austin Neighborhood Association, Old West Austin Neighborhood Plan Contact Team, Preservation Austin, SELTexas, Save Barton Creek Assn., Save Historic Muny District, Save Our Springs Alliance, Shoal Creek Conservancy, Sierra Club, Austin Regional Group AREA CASE HISTORIES: Number C14-2023-0138 (1106 Enfield Road) Request The applicant is proposing to rezone approximately 0.2003 acres from SF-3-NP to MF-3- NP. Commission 02/27/24: Approved MF-3-NP as staff recommended. City Council 04/18/24: Approved MF-3-NP (11-0) C14-2024-0135 4 C14H-2019-0161 (Mary Baylor House) 09/08/20: Recommended to Council 10/01/20: Approved The applicant is proposing to rezone approximately 0.0670 acres from SF-3-NP to SF-3-H- NP RELATED CASES: C14-2023-0124 (West Lynn @ 12th Street) Previous Related Rezoning Case approved SF-3- NP to CS-MU-CO-NP Approved by Council (10-0) on April 4, 2024. ADDITIONAL STAFF COMMENTS: Comprehensive Planning Project Name and Proposed Use: 1004 EASON STREET. C14-2024-0135. Project: West Lynn Mixed Use. 0.31 acres from CS-MU-CO-N-SF-3-NP to CS-MU-CO-NP. Old West Austin Neighborhood Plan. FLUM: N/A. Existing: commercial and 2 single family residential dwelling units. Proposed: restaurant (3,000 sq. ft), office (2,800 sq. ft), and 12 residential dwelling units. Demolition is proposed for 2 existing occupied residential units. Note that applicant is seeking a site-specific amendment to allow for a building height of 60 feet. Yes Imagine Austin Decision Guidelines Complete Community Measures * Y Imagine Austin Growth Concept Map: Located within or adjacent to an Imagine Austin Activity Center, Imagine Austin Activity Corridor, or Imagine Austin Job Center as identified the Growth Concept Map. Names of Activity Centers/Activity Corridors/Job Centers *: • 0.3 miles north of 5th/6th Streets/Lake Austin BLVD Activity Corridor Y Mobility and Public Transit *: Located within 0.25 miles of public transit stop and/or light rail station. • 0.23 miles to bus stop on Enfield RD • Sidewalk present on W Lynn Y Mobility and Bike/Ped Access *: Adjoins a public sidewalk, shared path, and/or bike lane. Y Y Y Y Y Connectivity, Good and Services, Employment *: Provides or is located within 0.50 miles to goods and services, and/or employment center. • Goods and Services present along Lynn Connectivity and Food Access *: Provides or is located within 0.50 miles of a grocery store/farmers market. • 0.2 miles to Fresh Plus Grocery Connectivity and Education *: Located within 0.50 miles from a public school or university. • 0.1 miles to Matthews Elementary School Connectivity and Healthy Living *: Provides or is located within 0.50 miles from a recreation area, park or walking trail. • 0.2 miles to West Austin Neighborhood Park Connectivity and Health *: Provides or is located within 0.50 miles of health facility (ex: hospital, urgent care, doctor’s office, drugstore clinic, and/or specialized outpatient care.) • 0.4 miles to medical clinic along W 10th ST Housing Choice *: Expands the number of units and housing choice that suits a variety of household sizes, incomes, and lifestyle needs of a diverse population (ex: apartments, triplex, C14-2024-0135 5 granny flat, live/work units, cottage homes, and townhomes) in support of Imagine Austin and the Strategic Housing Blueprint. Housing Affordability *: Provides a minimum of 10% of units for workforce housing (80% MFI or less) and/or fee in lieu for affordable housing. Y Mixed use *: Provides a mix of residential and non-industrial uses. Y Culture and Creative Economy *: Provides or is located within 0.50 miles of a cultural resource (ex: library, theater, museum, cultural center). • 0.5 miles to Flower Hill Foundation heritage museum Culture and Historic Preservation: Preserves or enhances a historically and/or culturally significant site. Creative Economy: Expands Austin’s creative economy (ex: live music venue, art studio, film, digital, theater.) Workforce Development, the Economy and Education: Expands the economic base by creating permanent jobs, especially in industries that are currently not represented in a particular area or that promotes a new technology, and/or promotes educational opportunities and workforce development training. Industrial Land: Preserves or enhances industrial land. Not located over Edwards Aquifer Contributing Zone or Edwards Aquifer Recharge Zone 10 Number of “Yes’s” Environmental 1. The site is not located over the Edwards Aquifer Recharge Zone. The site is located in the Ladybird Lake Watershed of the Colorado River Basin, which is classified as an Urban Watershed by Chapter 25-8 of the City's Land Development Code. It is in the Desired Development Zone. 2. Zoning district impervious cover limits apply in the Urban Watershed classification. 3. According to floodplain maps there is no floodplain within or adjacent to the project location. 4. Standard landscaping and tree protection will be required in accordance with LDC 25-2 and 25-8 for all development and/or redevelopment. 5. At this time, site specific information is unavailable regarding vegetation, areas of steep slope, or other environmental features such as bluffs, springs, canyon rimrock, caves, sinkholes, and wetlands. 6. This site is required to provide on-site water quality controls (or payment in lieu of) for all development and/or redevelopment when 8,000 s.f. cumulative is exceeded, and on site control for the two-year storm. 7. At this time, no information has been provided as to whether this property has any preexisting approvals that preempt current water quality or Code requirements. Fire No comments on rezoning. PARD – Planning & Design Review C14-2024-0135 6 PR1. Residential units that are certified affordable and income-restricted are exempt from the parkland dedication requirements per City Code § 25-1-601(D)(4). Parkland dedication will be required for any new market-rate residential units that may be proposed by this development, at the time of subdivision or site plan, per City Code § 25-1-601. If the applicant wishes to discuss parkland dedication requirements in advance of site at: plan scott.grantham@austintexas.gov. At the applicant’s request, PARD can provide an early determination of parkland dedication requirements. applications, subdivision contact please me or Site Plan SP 1 Site plans will be required for any new development other than single-family or duplex residential. SP 2 Any new development is subject to Subchapter E. Design Standards and Mixed Use. Additional comments will be made when the site plan is submitted. Compatibility Standards SP 3 The site is subject to compatibility standards due to the proximity/adjacency of SF-3 property. the South and West triggering side the of zoning Reference 25-2-1051, 25-2-1053 on SP 4 Any structure that is located: a. At least 50 feet but less than 75 feet from any part of a triggering property may not b. Less than 50 feet from any part of a triggering property may not exceed 40 feet. exceed 60 feet. Reference 25-2-1061 SP 5 A 25-foot (15-foot if site is less than 75 feet wide) compatibility buffer is required along the property line shared with the triggering property. No vertical structures are permitted in the compatibility buffer. Reference 25-2-1062(B) SP 6 An on-site amenity, including a swimming pool, tennis court, ball court, or playground, may not be constructed 25 feet or less from the triggering property. Reference 25-2-1062 SP 7 This tract is already developed, and the proposed zoning change is a footprint within the existing development. SP 8 FYI this tract is within the Old West Austin Neighborhood Planning area. Transportation and Public Works (TPW) Department – Engineering Review TPW 1. Assessment of required transportation mitigation, including the potential dedication of right of way and easements and participation in roadway and other multi-modal improvements, will occur at the time of site plan application. The traffic impact analysis for this site is not required, the traffic generated by the proposal does not exceed the thresholds established in the City of Austin Land Development Code. [LDC 25-6-113]. TPW 2. The Austin Strategic Mobility Plan (ASMP) calls for 72 feet of right-of-way for WEST LYNN ST. It is recommended that 36 feet of right-of-way from the existing centerline should be dedicated for WEST LYNN ST according to the Transportation Plan with the first subdivision or site plan application. [LDC 25-6-51 and 25-6-55]. C14-2024-0135 7 TPW 3. The Austin Strategic Mobility Plan (ASMP) calls for 58 feet of right-of-way for EASON ST. It is recommended that 29 feet of right-of-way from the existing centerline should be dedicated for EASON ST according to the Transportation Plan with the first subdivision or site plan application. [LDC 25-6-51 and 25-6-55]. EXISTING STREET CHARACTERISTICS: Name ASMP Classification Existing ROW Existing Pavement Sidewalks Bicycle Route ASMP Required ROW WEST LYNN ST EASON ST Local Mobility - Level 2 Local Mobility - Level 1 72 feet 63 feet 22 feet Existing 4 feet sidewalks Shared lane (on- street) 58 feet 39 feet 24 feet No No No Capital Metro (within ¼ mile) No TIA: The traffic impact analysis for this site is not required, the traffic generated by the proposal does not exceed the thresholds established in the City of Austin Land Development Code. [LDC 25-6-113]. Austin Water Utility AW1. No comments on zoning change. FYI: The landowner intends to serve the site with existing City of Austin water utilities. Depending on the development plans submitted, water and or wastewater service extension requests may be required. All water and wastewater construction must be inspected by the City of Austin. For more information pertaining to the Service Extension Request process and submittal requirements contact the Austin Water SER team at ser@austintexas.gov. INDEX OF EXHIBITS AND ATTACHMENTS TO FOLLOW: A. Zoning Map B. Aerial Map C. Applicant’s Summary Letter D. Applicant’s Request for a Site-Specific Waiver (includes diagrams) E. Neighborhood's Letter of Support ( SF-3-NP ( ( ( ( ( ( ( ( ( ( ( SF-3-NP E V N A O S ( R E T ( AT P SF-3-NP SF-3-NP ( ( ( ( ( ( A P T S. ( ( ( SF-3-NP ( ( ( P A L M A P L Z ( ( SF-3-NP ( ( N D L L FIE W E N SF-3-NP ( S. T A P 7 7 80-1 ( D R D R O F T R A H ( ( 02-0112 ( 8 4-0 N8 ( ( ( MF-3-NP ( ( ( ( ( 5 49.1 1 ( 04-0 ( ( ( ( ( ( ( 04-0149.12 ( ( ( SF-3-NP ( C14-04-0149.12 ( MF-3 ( D V L N B W A L D O O W ( ( A P T S. 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SF-3-NP ( MF-4-NP ( MF-4-NP ( ( ( 2 9.3 4 1 4-0 0 R O D ( MF-4-NP ( L F WIN ( C14-04-0149.32 SF-2-HD-NP ( SF-3-NP ( SF-3-H-HD-NP 74-62 ( MF-4-NP 0 4-2 H7 ( ( ZONING ( SF-3-NP 7 9.3 6 9.3 4 1 ( 4-0 4 1 SF-3-H-NP 4-0 0 C14H-83-021 0 W 9TH H SF-3-NP ( ( C14-04-0149.37 ALF ST ( ( P-02-0 C14-04-0149.36 ( ( SF-3-NP C 43 3 ( ( S MF-4-NP 7 49.0 1 ( ( E V Y A E MF-3-NP L L E ( H S ( SF-3-NP ( ( ( MF-3-NP SF-3-NP SF-3-HD-NP SF-3-HD-NP ( ( ( MF-4-HD-NP SF-3-H-HD-NP C14-04-0149.18 MF-4-HD-NP ( 04-0149.18 E V Y A ( E L L ( SF-3-NP E H ( S ( MF-4-NP MF-4-H-HD-NP SF-3-H-HD-NP ( C14H-05-0012 ( C14H-2010-0006 MF-4-HD-NP ( ( ( W 10TH ST MF-4-HD-NP MF-4-HD-NP ( T ( MF-4-HD-NP ( APTS. ( ( ( ( ( O S ( C SF-3-HD-NP MF-4-HD-NP N C14-04-0149.19 A ( BL ( SF-3-HD-NP W 9TH ST ( MF-4-HD-NP MF-4-HD-NP ( SF-3-HD-NP ( MF-4-HD-NP ( SF-3-HD-NP ( MF-4-HD-NP SF-3-H-HD-NP ( C14H-03-0015 04-0149.08 ( SF-3-HD-NP ( ( ( C14-04-0149.08 MF-4-HD-NP SF-3-HD-NP ( C14H-78-051 C14H-2009-0036 ( SF-3-HD-NP ( ( ( APTS. MF-4-NP ( 04-0149.33 C14-04-0149.33 SF-3-NP ( 02-0112 APTS. MF-4-NP ( T ( 04-0 N S ( O ( C14-04-0149.07 S ( SF-3-NP L E N MF-4-NP SF-3-NP C14-04-0149.41 ( ( ( MF-4-NP ( ( W 8T ( H S T ( ( ( ( APARTMENTS SF-3-NP SF-3-HD-NP C14H-2010-0006 ( SF-3-NP ( ( MF-4-HD-NP ( ( ( ( ( ( SF-3-NP ( GIE M ( M A G ( 02-0112 AY ( ES ST ( ( ( SF-3-NP MF-3-NP 49.0 9 1 ( ( ( T N S O S T R E B O R W 9T ( H S T 04-0 SF-3-NP ( C14-04-0149.09 ( L O O H C S MF-3-NP ( ( C14-04-0149.44 SF-3-NP ( ( ( ( ( ( ( MF-4-NP ( 04-0149.10 W 8TH ST ( ( ( 02-0112 ( SF-3-NP ( C14-04-0149.10 ( ( 04-0149.28 ( ( ( ( C14-04-0149.28 SF-3-NP ( CONDOS. 84-396 ( ( ( ( ZONING CASE#: C14-2024-0135 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. 1 " = 400 ' This product has been produced by the Planning Department for the sole purpose of geographic reference. No warranty is made by the City of Austin regarding specific accuracy or completeness. Created: 9/10/2024 ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! 02-0112 P79-11 S T N E M T R PA A MF-4-NP NO-MU-H-CO-NP H76-01 OFFICE ! ! ! ! ! ! ! ! C814-82-006.01(83) 02-0112 ! OFC. ! ! ! ! ! O FC . GO-NP 80-87 ( MF-4-NP 6 ( 80-90 ( ( 81-2 T. S E R !! CS-MU-CO-NP ( GO-NP CONDOS. W 6T H S T 7 9 - 1 6 2 ( ( LO-NP 9 4 84-2 E ( R A C AY D ( CS-MU-V-CO-NP C14-2007-0237 E FIC F O 2007-0237 C14-05-0038 E FIC F O 3 5 7-1 6 LO-NP ( ( LO-NP GO-NP LO-CO-NP LO-CO-NP GO-NP MF-4-NP ± SUBJECT TRACT ! ! ! ! ! ! PENDING CASE ZONING BOUNDARY  Via Electronic Delivery September 3, 2024 Mrs. Lauren Middleton-Pratt Director, Planning Department City of Austin 1000 E 11th Street Austin, TX 78702 Re: Rezoning Application – 1013 & 1015 West Lynn Street, 1004 & 1006 Eason Street Dear Mrs. Middleton-Prat: On behalf of the Owner(s) of the property referenced above, Clarksville Owl Nest LLC, and the proposed buyer, WEST LYNN AND 12TH, LTD., we respectfully submit the enclosed rezoning application. The subject lands are comprised of two legally platted lots totaling 0.31 acres. The land is located within Council District 9, represented by Council Member Zo Quadri, and is located within the Old West Austin Neighborhood Planning Area and in the West Line National Register Historic District. Each lot’s western half, fronting West Lynn Street, has CS-MU-CO-NP zoning with a conditional overlay that restricts building height to a maximum of 40ft and prohibits various uses and makes some uses conditional. The eastern half of each lot, fronting Eason Street, has SF-3-NP zoning. The property is currently used for general retail on the western half and single family residential on the eastern half. The request herein is for CS-MU-CO-NP zoning over the entirety of the two lots. The CO will maintain Na n the existing prohibited and conditional uses per the ordinance of the Neighborhood Plan, No. 020926-26, and proposes removal of the 40ft height restriction for the western half of the properties. The rezoning is requested to allow for a mixed-use development that will include commercial/retail space on the ground floor, fronting West Lynn with multi-family units above, orienting towards West Lynn and Eason Street. The intention it to bring the entirety of both lots under the CS zoning district to plan a cohesive development under the site development parameters of the CS zoning district and in conjunction with the development that is proposed on the northern half of the block, at the corner of West Lynn and W. 12th Street. The commercial uses will front West Lynn, and the lot fronting Eason will allow only residential uses (including multifamily/condo) whereby creating a transition of use between the commercial character and use of West Lynn and residential use of Eason Street. This rezoning will bring opportunity for a cohesive P . O . B O X 4 1 9 5 7 , A U S T I N , T E X A S 7 8 7 0 4 1 5 0 7 I N G L E W O O D S T . , A U S T I N , T E X A S 7 8 7 4 1 design of mixed-use development that will continue to serve the neighborhood and provide additional units in the heart of two of Austin’s National Register Historic Districts, Clarksville, and West Line. We respectfully request support for the requests made. Please contact our office should you have need for additional information. Thank you for your time and attention to this application. Kind regards, Victoria Haase www.throwerdesign.com 512-998-5900 Cell 512-476-4456 Office September 5, 2024 Honorable Mayor Kirk Watson Council Member Natasha Harper-Madison Council Member Vanessa Fuentes Council Member Jose Velasquez Council Member Jose Vela Council Member Ryan Alter Council Member MacKenzie Kelly Council Member Leslie Pool Council Member Paige Ellis Council Member Zohaib Qadri Council Member Alison Alter RE: 1013 & 1015 West Lynn, 1004 & 1006 Eason Street Dear Honorable Mayor and Council Members, On behalf of our client, Clarksville Owl’s Nest LLC, we are concurrently filing for a site-specific amendment to Land development Code Section 25-2-1061(C)(2) with a rezoning application of the subject property to allow for modification to the allowable height as governed by that code provision. The rezoning request is to modify the base zoning district from CS-MU-CO-NP and SF-3-NP to CS-MU-CO-NP as outlined in a letter dated September 3, 2024 from Victoria Haase of Thrower Design. This letter is specific to only the site-specific amendment as allowed by LDC Section 25-2-1054 which allows for the record landowner to initiate a site-specific amendment to adjust height limitations as set by Section 25-2-1061. The property is planned to be developed with the adjacent property located at 1113 West Lynn that obtained equivalent zoning in April of this year. Section 25-2-2061 COMPATIBILITY HEIGHT LIMITS sets out the height limits allowed proximate to triggering properties with subsection (C)(2) limiting height to no more than 40’ in the area essentially from 25’ to 50’ from a triggering property. The rezoning request seeking CS-MU-CO- P . O . B O X 4 1 9 5 7 , A U S T I N , T E X A S 7 8 7 0 4 1 5 0 7 I N G L E W O O D S T . , A U S T I N , T E X A S 7 8 7 4 1 NP zoning would allow for a maximum height of 60’ across the site other than the 40’ height limit between 25’ and 50’ of a triggering property. The area of 0’ to 25’ from a triggering property is defined as a Compatibility Buffer and is not allowed to have any vertical structures and this request is not seeking any site-specific amendments to a required Compatibility Buffer. Attached is an exhibit the reflects the subject property in blue in context with the larger development for which the subject property is a portion of that larger development. Street frontages for the subject property include West Lynn Street and Eason Street. Abutting the subject property to the south is a single-family home on a property with SF-3 zoning at the southeast half of the southern property line. The southwest half of the southern property line is occupied with commercial uses on a property with CS-MU-CO-NP zoning, both which are reflected on the attached exhibit. The site-specific amendment relates to only the approximate 600 sf area with red hatching as shown on the exhibit which we are seeking a height increase from 40’ to 60’. This site-specific amendment is justified when understanding the context of the proposed development on the subject property. The proposed development includes residential only uses in the area along Eason Street with a 25’ setback from the street and only 40’ in height on the eastern one-half of the subject property. The western one-half will be mixed use with commercial and residential uses where 60’ is allowed for the area 50’ and greater from a triggering property, yet, 40’ is allowed in the southern portion at 25’ to 50’ from the triggering property. To square the building with an appropriate urban mixed-use building along West Lynn Street, the squaring off of the building is suitable in this context, especially with the understanding that the entire floor area ratio cannot physically fit on the subject property. Approximately 8,000 sf of building area that is allowed on the subject property cannot fit on the subject property due to many reasons such as setbacks, Austin Energy requirements, easements, compatibility buffers, etc.. Even with the fact that the subject property will not include any on-site parking, the entire site cannot use all the allowable building area. All parking for the subject property will be included in the garage on the abutting property as part of the larger development. Our team, including the buyer and architects have met with the West Austin Neighborhood Group to discuss the rezoning and this site-specific amendment for which they are in agreement and support both requests. A letter from West Austin Neighborhood Group should be provided in the near future. For all the reasons stated herein, and in compliance with the process outlined in Section 25-2- 1054 SITE SPECIFIC AMENDMENTS, we respectfully request positive consideration for a site- specific amendment to allow for a building at a height of 60’ in the area shown on the attached Please let me know if you have any questions or need additional information. exhibit. Respectfully, A. Ron Thrower 100' 75' 50' A B C D E F G H H.1 J K M 10'-0" 32'-0" 36'-0" 32'-0" 64'-0" 10'-0" 25'-0" 41'-0" 1 A3.10 EASON STREET (40' PUBLIC R.O.W. WIDTH) 2 A3.13 A3.01 A3.03 1 1 2 A3.10 2 A3.11 25' 40'-0" 1 A3.13 TERRACE 643.33 SF P03 503 P03 2788.43 SF 4.1 6 5 4 3 2 1 " 0 - ' 5 1 " 0 - ' 2 1 " 0 - ' 8 1 " 0 - ' 8 1 " 0 - ' 2 1 " 0 - ' 2 1 2 1 1 . 3 A T E E R T S H T 2 1 W ) H T D W I . . . W O R C I L B U P ' 0 6 ( " 0 - ' 9 1 1 " 0 - ' 2 3 0 0 . 3 A 2 ) ' 7 2 . 7 2 1 E " 4 5 8 0 ° 2 6 S ' ( E N I L Y T R E P O R P 2.1 2 2 1 . 3 A 9' BYCICLE LANE SETBACK PROPERTY LINE EXT. CORE 192.92 SF 15' SETBACK 501 P01 3477.43 SF P01 P02 ENCLOSED HALL 1289.21 SF 502 P02 3496.05 SF 10' SETBACK PROPERTY LINE 322'-0" 32'-0" 1 A3.11 TERRACE 834.25 SF TERRACE 829.26 SF 2 1 1 . 3 A ROOFTOP 1641.33 SF CORE 473.77 SF COMMON - EXT. 569.25 SF EXISTING MEDICI 1 A3.13 1 A3.10 2 A3.13 1 1 A3.00 A3.02 2 A3.10 1 A3.11 2 A3.11 WEST LYNN STREET (PUBLIC R.O.W. WIDTH VARIES) 25' COMPATIBILITY 50' COMPATIBILITY 75' COMPATIBILITY 100' COMPATIBILITY Miró Rivera Architects Copyright © 2024, Miró Rivera Architects, Inc. 505 Powell Street Austin, Texas 78703 Phone: 512.477.7016 Fax: 512.476.7672 CONSULTANTS 1. 100'-0" = 538' 4 1/2" MSL NOTES/ LEGEND REVISION ISSUE PRINTED DATE 8/27/2024 12:37:55 PM MIGUEL A. RIVERA AGOSTO REGISTRATION #17582 PROGRESS PRINT NOT FOR REGULATORY APPROVAL, PERMIT, OR CONSTRUCTION. WEST LYNN @ 12TH 1115 WEST LYNN ST. AUSTIN, TX 78703 KEY PLAN - LEVEL 5 SHEET: SCALE: DATE: JOB #: DRAWN BY: A2.05 As indicated 10/05/2023 2305 MS, NA Area of CompatibilityWaiver to allow 60' inheight. (Red hatched area).Area of rezoning fromCS-MU and SF-3 to CS-MU.(Blue shaded area).Single-FamilyResidenceSF-3 ZoningCommercialCS-MU Zoning25'-50' allows for 40' inheight. To be maintainedother than area in redhatchingCommercialCS-MU ZoningCommercialCS-MU ZoningCommercialCS-MU ZoningCommercialCS-MU ZoningCommercialCS-MU ZoningProposed plan for this areaCONCEPTUAL ONLY25' CompatibilityBuffer Zone to bemaintained25'-50' allows for 40' inheight. To be maintainedother than area in redhatchingSteering Committee Members: Christopher Hurst AIA, Chair Paula Hern, Meghan Yancy, Claudette Kazzoun, Rob Kish, Steve Amos, Germaine Curry, Margaret Sullivan, William Osborn, David Schofman, Shawn Shillington, Erika Tatum October 10, 2024 Dear Chair Hempel and Planning Commissioners, The Old West Austin Neighborhood Association (OWANA) Steering Committee has voted to support the requested re-zoning and compatibility waiver along West Lynn & Eason (Case number: C-14-2024-0135). The owner of the properties, Zydeco Development Corporation, has met with the OWANA Zoning Committee several times over the last year to discuss their proposal for the larger project and to solicit support from the neighborhood. This property continues the previously approved project and successful re-zone by adding two parcels. Zydeco agreed to provide community benefits and mitigate neighborhood concerns under an additional Restrictive Covenant with our neighborhood and presented at the last General Membership meeting in September. This case is now part of the same re-development that was originally home to Nau’s Pharmacy and Anthony’s Dry Cleaners. It is one of the most iconic parts of our neighborhood and the center of the commercial district located within OWANA. Adding these two parcels to the West Lynn & W 12th project is the highest and best use of these small properties. OWANA appreciates both Zydeco’s willingness to work with the neighborhood and their enthusiasm and thoughtfulness to build something special at this prominent location in our historic neighborhood. Please join us in supporting this project by voting to approve the necessary re- zoning and compatibility waiver. Sincerely, Christopher Hurst, AIA OWANA Steering Committee Chair