17 SP-2025-0031C.SH - PSH Lifeworks at Tillery; District 3 - Staff Report - Part 1 — original pdf

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SITE PLAN REVIEW SHEET ENVIRONMENTAL VARIANCE REQUEST ONLY CASE: SP-2025-0031C.SH P.C. COMMISSION DATE: May 27, 2025 PROJECT NAME: PSH – LifeWorks at Tillery ADDRESS OF SITE: 819 Tillery Street, Austin TX 78702 COUNCIL DISTRICT: District 3 AREA: The entire property comprises 13 acres, with a 1-acre portion located in the back east corner leased to LifeWorks to support the Permanent Supportive Housing (PSH) project. WATERSHED: Boggy Creek JURISDICTION: Full purpose OWNER: 3423 Tillery LLC APPLICANT: Civilitude LLC, Nhat Ho 5110 Lancaster Court Austin, TX 78723 (512) 761-6161 AGENT: Civilitude LLC PROPOSED DEVELOPMENT: The applicant is proposing a mixed-use development, built over 13 acres in three separate phases. The project proposes to provide over 600 residential units to the East Austin neighborhood, with 120 SMART Housing units within the 1 acre leased lot proposed for the Permanent Supportive Housing project. DESCRIPTION OF VARIANCE: The applicant is seeking the removal of a Heritage tree with a single stem over 30 inches in diameter. STAFF RECOMMENDATION WITH CONDITIONS: The request meets City Arborist approval criteria set forth in LDC 25-8-624(A)(2). The variance is recommended. • The Environmental Criteria Manual (ECM) standard is 300% mitigation for Heritage trees. Heritage tree #3510 is a 32-inch Pecan. The project will account for the 96 inches owed. ENVIRONMENTAL COMMISSION MOTION: 05/07/2025: The Environmental Commission voted (8) in favor for the approval of the requested variance, (1) in denial of the requested variance, (1) abstaining, and (1) absentia. ENVIRONMENTAL REVIEW STAFF: Naomi Rotramel, City Arborist PHONE: 512-974-9135 CASE MANAGER: Meg Greenfield PHONE: 512-978-4663 17 SP-2025-0031C.SH - PSH Lifeworks at Tillery; District 31 of 52 ENVIRONMENTAL COMMISSION MOTION 20250507-004 Date: May 7, 2025 Subject: PSH – LifeWorks at Tillery, SP-2025-0031C.SH Location: 819 Tillery Street, Austin, TX, 78702 Motion by: Hanna Cofer Seconded by: Jennifer Bristol WHEREAS, the Environmental Commission recognizes the applicant is seeking removal of a Heritage tree with a stem greater than 30 inches in accordance with LDC § 25-8-643 and § 25-8- 624(A)(2); and WHEREAS, the Environmental Commission recognizes that the tree requested for removal is a 32-inch diameter Heritage pecan (Tree #3510), located within the one-acre lease area designated for Permanent Supportive Housing (PSH) on a 13-acre site; and WHEREAS, the Environmental Commission recognizes that the City Arborist rates the pecan tree as being in fair overall condition but with poor structural integrity, a moderate risk rating, and documented defects including large limb failures and a significant defect at the main branch union; and WHEREAS, the Commission acknowledges that on-site evaluations included a Resistograph analysis and private arborist climbing inspection that confirmed internal structural weaknesses at various heights along the trunk, despite no internal decay at the base; and WHEREAS, the Commission understands that the applicant demonstrated multiple constraints—including the tree’s central location in the buildable area, site design limitations, lack of feasible alternatives, and funding constraints for vertical development—that prevent reasonable use of the property if the tree is retained; and WHEREAS, the City Arborist has recommended approval of the variance request after determining that the criteria in LDC § 25-8-624(A)(2) have been met, and that no waivers or design modifications are available to reasonably preserve the tree; and WHEREAS, the applicant has committed to the preservation of other Heritage trees on site, in compliance with ECM Section 3.5.2, and will provide required mitigation through a payment of $7,200 to the Urban Forest Replenishment Fund in accordance with ECM standards for certified affordable housing developments; 17 SP-2025-0031C.SH - PSH Lifeworks at Tillery; District 32 of 52 THEREFORE, the Environmental Commission recommends approval of the requested variance with the following conditions: 1. The applicant shall submit and implement a Care Plan for the duration of the lease for the 34 preserved Heritage trees, including routine inspection, pruning, mulching, watering, and pest management, to ensure long-term health and viability. 2. The applicant shall coordinate with City of Austin Urban Forestry Program staff to identify and implement one-time improvements to existing or new streetscape trees as needed, within the public right-of-way adjacent to the project site. 3. Annual reports shall be submitted to City staff documenting tree care activities and conditions of preserved Heritage trees for the duration of the plan. 4. Follow all the Oak Wilt prevention best practices when caring for oak trees of all ages on the property 5. Work closely with City staff to utilize Urban Forest Replenishment Fund mitigation dollars to plant as many of the required mitigation trees on site as possible, prioritizing native and climate-resilient species and areas of the site that support long-term tree health and community benefit. 6. In partnership with community organizations or AISD, develop a youth-focused tree planting and education initiative. This program should include opportunities for local children to participate in planting and/or visiting the newly planted trees, fostering a long- term connection to urban forestry and environmental stewardship. 7. Develop on-site programming that tells the story of the existing pecan grove and celebrates the role of these trees in regional ecology and East Austin’s cultural history. VOTE 8-1 For: Jennifer Bristol, Hanna Cofer, Isabella Changsut, Annie Fierro, Justin Fleury, Ashika Ganguly, Haris Qureshi, Martin Luecke Against: Mariana Krueger, Abstain: Richard Brimer Absent: David Sullivan Approved By: Jennifer Bristol, Environmental Commission Chair 17 SP-2025-0031C.SH - PSH Lifeworks at Tillery; District 33 of 52 ITEM FOR ENVIRONMENTAL COMMISSION AGENDA COMMISSION MEETING DATE: NAME & NUMBER OF PROJECT: May 7th, 2025 PSH – LifeWorks at Tillery, SP-2025-0031C.SH APPLICANT NAME: 3423 Tillery LLC LOCATION: 819 Tillery Street, Austin, TX, 78702 COUNCIL DISTRICT: District 3 STAFF: ORDINANCE: REQUEST: Naomi Rotramel, City Arborist, Development Services Department Heritage Tree Ordinance (LDC 25-8-641; LDC 25-8-643) The applicant is seeking the removal of a Heritage tree with a single stem over 30 inches in diameter. STAFF RECOMMENDATION: The request meets City Arborist approval criteria set forth in LDC 25-8-624(A)(2). The variance is recommended. 17 SP-2025-0031C.SH - PSH Lifeworks at Tillery; District 34 of 52 TO: FROM: DATE: MEMORANDUM City of Austin Environmental Commission Naomi Rotramel, City Arborist Development Services Department May 7th, 2025 CASE FOLDER: SP-2025-0031C.SH REQUEST: The applicant is requesting removal of a Heritage tree with a single stem over 30 inches in diameter. Project Description 819 Tillery Street . The entire lot is 13 acres and is zoned CS-MU-CO-MP: General The property is located at Commercial Services, Mixed-Use Combining District, Conditional Overlay, and Neighborhood Plan Combining District. The property is located within the Boggy Creek watershed, classified as an urban watershed regulation area. The site is currently partially developed with a few commercial and retail buildings on the Tillery Street side of the property. The proposed development on the Tillery side will consist of two multifamily residential buildings and a few adjacent retail buildings along with one major driveway entry to the site from Tillery Street. The proposed development along Lyons Road will consist of one mixed use residential building with a sub-surface parking garage. The applicant requested a predevelopment site consultation in September 2024 with the City Arborist and staff to evaluate the conditions of all the Heritage trees on site and to confirm the survey measurements. Within the one- acre area leased for Permanent Supportive Housing (PSH) — part of the larger 13-acre lease located in the back east corner of the lot — there is one (1) Land Use Commission Heritage Pecan tree that is not either dead, diseased, or imminent hazard. This tree, identified as tree #3510, has a single stem with a diameter of 32 inches and is centrally located within the PSH lease area. Its removal has been requested. Tree Evaluation Tree #3510 Measurements The subject tree is one Heritage 32-inch Pecan ( Canopy Conditions Carya illinoinensis) Fair condition with several large (4-8”) limb failures throughout the lower and upper canopy. Structure / Trunk 17 SP-2025-0031C.SH - PSH Lifeworks at Tillery; District 35 of 52 The primary trunk of the pecan tree bifurcates into multiple scaffold limbs at approximately 30 feet above ground level. At the branch union, staff observed a small cavity located beneath the load-bearing area of the attachment. A private arborist conducted a climbing inspection and obtained Resistograph readings at the union, which revealed evidence of a significant defect. A mallet was used to perform sounding on the lower trunk, which produced no indications of internal decay. These preliminary findings were corroborated by a wood resistance drill (Resistograph), which was employed to assess internal wood integrity at ground level, 35 feet, and 40 feet above grade. Root System The root flare was visible; however, the area surrounding the tree's base exhibited soil compaction, and multiple pieces of metal debris were observed stacked around the root zone. Overall Condition Fair condition; poor structure; moderate risk. Variance Request The variance request is to allow removal of a Heritage tree with a stem greater than 30 inches as allowed under LDC 25-8-643. Recommendation Following review of the applicant’s submitted materials and an assessment of on-site conditions, the City Arborist recommends approval of the proposed tree removal. The applicant has demonstrated that retention of the subject tree would prevent reasonable use of the property, thereby meeting the criteria set forth in Land Development Code (LDC) Section 25-8-624(A)(2). This recommendation is based on the following considerations: The location of the tree and its impact on the proposed development layout; Physical and design constraints of the site; The proposed land use and the lessor’s reluctance to accept the tree if relocated due to limitation of developable area on the remaining 12 acres of the site. Project funding limitations that preclude increasing building height to accommodate the tree; The applicant are committing to preserve 34 Heritage trees in compliance with ECM Section 3.5.2; Exploration of alternative design layouts that were ultimately determined to be unfeasible. • • • • • • Furthermore, there are no identified waivers, variances, or code modifications available that would enable development to proceed while preserving the tree in question. The City Arborist recommends removal of the tree due to the applicant demonstrating that the tree prevents reasonable use of the property. Mitigation The Environmental Criteria Manual standard is 300% mitigation for Heritage trees Payment will be made to the Urban Forest Replenishment Fund at $75 per inch for certified affordable developments for a total of $7,200. Please contact Naomi Rotramel at 512-974-9135 or naomi.rotramel@austintexas.gov if you have questions. 17 SP-2025-0031C.SH - PSH Lifeworks at Tillery; District 36 of 52 Exhibit 1: Lease Area Phase 1 – Permanent Supportive Housing Preservation of 34 Heritage Trees Phase I, II, & III, including 1 Transplant 17 SP-2025-0031C.SH - PSH Lifeworks at Tillery; District 37 of 52 Exhibit 2: Whole tree existing unpermitted impacts and soil compaction 17 SP-2025-0031C.SH - PSH Lifeworks at Tillery; District 38 of 52 Exhibit 3: Limb failure and multiple attachments 17 SP-2025-0031C.SH - PSH Lifeworks at Tillery; District 39 of 52 Exhibit 4: Cavity at load bearing attachment 17 SP-2025-0031C.SH - PSH Lifeworks at Tillery; District 310 of 52 Exhibit 5: Resistograph readings 17 SP-2025-0031C.SH - PSH Lifeworks at Tillery; District 311 of 52 17 SP-2025-0031C.SH - PSH Lifeworks at Tillery; District 312 of 52 17 SP-2025-0031C.SH - PSH Lifeworks at Tillery; District 313 of 52 Apr 23, 2025 City of Austin Environmental & Planning Commission 301 West 2nd Street Austin, Texas 78701 RE: Land Use Commission Variance Requests for Removal of Heritage Tree SP-2025-0031C.SH 819 Tillery, Austin, Texas 78702 In accordance with LDC 25-8-643 and on behalf of the Owner of the project, this is a formal request for a Land Use Commission Variance to remove one Heritage Tree #3510. This removal request is associated with Reasonable Use/Reasonable Access with the project entitled Tillery Multifamily. This project, built over 13 acres in 3 separate phases, proposes to provide over 600 residential units to the East Austin neighborhood. Of these 600 units, 120 SMART Housing units will be provided with Phase 1 of the development. Of the remaining 480 units, 240 units will be provided at or below 80% MFI. A view of the existing conditions of this site has been provided as Exhibit 1 and an existing tree list has been provided as Exhibit 2. Development Impacts of Tree #3510 Existing Conditions + Lease Area - The subject property is over 13 acres and has a total of 47 existing Heritage trees. The Site Development Plan will be submitted for the entire 13-acre site, but Lifeworks only has a lease for a portion of the property that is slightly over one acre. In addition, the LifeWorks building will be required to develop their portion of the site with minimal demolition to the rest of the property because the existing tenants and buildings will remain in place. The proposed building and the requisite space for utilities and stormwater infrastructure fits very tightly within the 1-acre lease with little room for rearrangement. Please refer to the Phase 1 Site Plan as Exhibit 3 to help visualize these site constraints. Tree 3510 is located on the approximately 1-acre site under a long-term lease to the LifeWorks Affordable Housing Corporation. Preservation Impacts - Throughout the design process, architects worked through several different building configurations that designed around Tree #3510. With a 1 of 10 17 SP-2025-0031C.SH - PSH Lifeworks at Tillery; District 314 of 52 building footprint that creates a courtyard around Tree #3510 and used the rest of the leased area as building square footage it was found that the minimum unit count could not be met. The preservation of Heritage Tree #3510 would require that the Lifeworks PSH building lose a significant number of units (27 of 120). If this development does not provide a minimum of 120 units then a majority of the funding is no longer applicable, rendering the project infeasible. Exhibit 4 provides various architectural layouts preserving Tree #3510 and all layouts found that the unit count could not be met with any alternative configuration. Transplant/Relocation - Transplanting this tree on site would not be feasible for several reasons. First, the Phase 1 courtyard and the building pad need to be built up by several feet for drainage reasons. The grading work and construction sequencing would prevent us from the ability to transplant in the courtyard. Second, the transplant of this tree outside of the 1-acre leased area would require displacing existing active businesses prior to the development of Phase 2. Lastly, if we were to demolish an existing business in Phase 1 to transplant this tree, it would likely need to be moved again in Phase 2 because there is not enough open space on the site that is not already occupied by proposed ponds, fire lanes, or new buildings. Because the proposed building and supportive infrastructure takes up nearly the entirety of the leased site, there is no room to relocate the tree on the leased site. LifeWorks Affordable Housing Corporation has no rights to use the 11 acres that take up the rest of the 12-acre site beyond limited access and utility easements required to access the leased portion of the site. LifeWorks Affordable Housing Corporation has requested that the landowner/leasee of the other portion of the site (approximately 11 acres) provide room on their portion of the site. That leasee has denied permission, citing that relocating the tree onto their portion of the site would substantially reduce the capacity of the planned development of the site, and is not economically viable for them. LifeWorks Affordable Housing Corporation has no ability to force the other leasee to accept the tree, and thus has nowhere to relocate the tree on the site. A relocation of this LifeWorks project to a different site within Austin is not feasible because the funding for the project would expire before new acquisition, architecture and engineering could be performed, resulting in a total loss of the project. In addition, the building is already at its maximum of four levels tall. Adding a fifth level would incur additional construction costs and trigger higher wage requirements under public funding rules, which would together add costs that well exceed what LifeWorks has raised for this project. Losing that many units out of this project would have a significant impact on 2 of 10 17 SP-2025-0031C.SH - PSH Lifeworks at Tillery; District 315 of 52 the number of permanent supportive housing (PSH) units LifeWorks is able to add to the community’s Coordinated Entry system. These units serve young people experiencing homelessness who are primarily aging out of foster care or exiting the juvenile justice system, which is one of the fastest-growing homeless populations in Austin. Proposed Mitigation Although this does not pertain to the justification of reasonable use/access, the developer acknowledges the importance of caring for all Heritage trees within the project. Therefore, this development will enact a Tree Preservation Plan to help to monitor and care for existing trees on site before, during, and after construction. The Preservation Plan will include the following: ● Monthly Inspections – Monthly reports on tree protective measures and tree conditions performed by a private Certified Arborist that is distributed to the owner and General Contractor during construction. ● Tree Care Plan – A two-year tree care plan by a Certified Arborist that includes prescriptive fertilization, proactive pest/disease control and Root Invigoration for all Heritage trees preserved as well as several preserved trees along Boggy Creek, to the north of the proposed building. ● Tree Planting – A fully planted development by a Landscape Architect that includes both native overstory and understory species. This Tree Preservation Plan has been provided as Exhibit 5. As assigned by the Environmental Criteria Manual, the standard mitigation for the removal of this Heritage Tree is 96 caliper inches. This is equivalent to $19,200. Trunk Diameter 32 Inches Dollar Condition Species 19,200 Tree # Pecan 3510 Fair 96 This project is committed to meeting the preservation criteria set forth in ECM 3.5.2 by preserving 34 Heritage trees out of the original 47 Heritage trees on the site. Of the 13 trees that we are proposing to remove, 10 are in DDI condition. The development includes a design by a Landscape Architect and Certified Arborist to fully plant the entire site with City of Austin approved trees (see ECM, Appendix F). We will also pay all mitigation fees, as well as implementing superior tree planting and a tree care plan for the remaining Heritage trees within the proposed development. Please refer to the Overall Proposed Development Plan (Exhibit 6) highlighting the location of all preserved Heritage trees on site as well as the Heritage trees that we are requesting to remove administratively and through commission. 3 of 10 17 SP-2025-0031C.SH - PSH Lifeworks at Tillery; District 316 of 52 EXHIBITS 1. Existing Conditions 2. Tree List 3. Tree Preservation Plan 4. Proposed Phase 1 Site Plan 5. Alternative Layouts with Preservation of Tree #3510 6. Proposed Development Plan 4 of 10 17 SP-2025-0031C.SH - PSH Lifeworks at Tillery; District 317 of 52 EXHIBIT 1Existing Conditions Showing Tree #3510819TILLERYSTREETLYONS ROADTILLERY STREETBOGGY CREEKTREE#3510CAP METRO RAILROAD17 SP-2025-0031C.SH - PSH Lifeworks at Tillery; District 318 of 52Tag #SPECIESRemoval + PhaseConditionCAL 1CAL 2CAL 3CALIPER TOTALTag #SPECIESRemoval + PhaseConditionCAL 1CAL 2CAL 3CALIPER TOTALTag #SPECIESRemoval + PhaseConditionCAL 1CAL 2CAL 3CALIPER TOTAL3441CEDAR ELM (P)20.520.53484PECAN (P)REMOVE PH. 120203527PECANREMOVE PH. 117173442PECAN (H)28283485LOCUST14143528PECAN (H)26263443PECAN (P)23.523.53486LOCUST16.516.53529PECAN883444PECAN (H)34343487LOCUST9.59.53530AMERICAN ELM17173445PECAN (H)33.533.53488HACKBERRY95.511.753531BOX ELDER10103446PECAN (H)31313489LOCUST12.512.53532PECAN11113447PECAN (H)36.536.53490LOCUST10.510.53533PECAN10.510.53448PECAN (H)45.545.53491BOX ELDERREMOVE PH. 115153534PECAN9.55.512.253449PECAN (H)REMOVE PH. 3Poor31.531.53492CEDAR ELM10103535PECAN11113450PECAN (P)REMOVE PH. 3DDI23.523.53493CEDAR ELM10103536PECAN11113451PECAN (H)REMOVE PH. 3DDI29293494PECAN13133537CHINABERRYREMOVE PH. 113.513.53452PECAN (H)REMOVE PH. 3DDI27273495PECAN17173538PISTACHE8.58.53453CHINABERRYREMOVE PH. 3128.5317.753496CEDAR ELM (H)241010343539BOX ELDER993454PECAN (H)31.531.53497BOX ELDERREMOVE PH. 1161111273540CEDAR ELM8.58.53455PECAN (H)36.536.53498CEDAR ELM (H)1910243541CEDAR ELM10103456PECAN (H)REMOVE PH. 228.528.53499CEDAR ELM (P)REMOVE PH. 119193542CEDAR ELMREMOVE PH. 310.510.53457PECAN (H)35353500BOX ELDERREMOVE PH. 17710.53543CEDAR ELM8.58.53458PECAN (H)30303501PECAN (H)29293544CEDAR ELM8.58.53459CHINABERRYREMOVE PH. 216.516.53502PECAN (H)39393545CEDAR ELMREMOVE PH. 312123460AMERICAN ELMREMOVE PH. 221213503PECAN (H)DDI34343546BOX ELDERREMOVE PH. 18.58.53461AMERICAN ELMREMOVE PH. 212123504PECAN (H)Poor24243547PECAN (P)REMOVE PH. 122223462BOX ELDERREMOVE PH. 213.513.53505PECAN (H)30.530.53548PECANREMOVE PH. 117173463BOX ELDERREMOVE PH. 210.510.53506PECAN (H)37373549PECAN16163464BOX ELDERREMOVE PH. 210103507PECAN (H)41.541.53550CEDAR ELM (H)1818273465BOX ELDERREMOVE PH. 29.59.53508PECAN (H)REMOVE PH. 1Good28.528.53551CEDAR ELM15153466BOX ELDER9.59.53509BOX ELDERREMOVE PH. 112.5816.53552CEDAR ELM993467CHINABERRY12.512.53510PECAN (H)REMOVE PH. 1Fair32323556PECANREMOVE PH. 111113468PECAN (H)42423511PECANREMOVE PH. 123233557PECAN (H)38.538.53469PECAN (H)27273512PECANREMOVE PH. 116163558PECAN (H)32323470PECAN (H)35.535.53513PECAN (H)4416523559PECAN (H)30303471PECAN (H)31313514CHINABERRYREMOVE PH. 12422353560PECAN (H)REMOVE PH. 2Poor29.529.53472ASHREMOVE PH. 223233515BOX ELDER13133561MIMOSAREMOVE PH. 2883473PECAN (H)REMOVE PH. 2DDI35353516PECAN (H)35.535.53562PECAN (P)REMOVE PH. 221213474AMERICAN ELM (H)24243517PECAN (H)27273563PECAN (H)REMOVE PH. 2DDI40403475HACKBERRYREMOVE PH. 2181525.53518PECAN17.517.53564CHINABERRYREMOVE PH. 212123476PECANREMOVE PH. 211.511.53519PECAN (H)34.534.53565BOX ELDERREMOVE PH. 210103477PECANREMOVE PH. 217.517.53520PECAN21213566AMERICAN ELM10103478PECAN22223521PECANREMOVE PH. 121213567PECAN (P)REMOVE PH. 121213479HACKBERRYREMOVE PH. 215153522PECAN (H)REMOVE PH. 1Fair26.526.53568PECAN (H)26263480AMERICAN ELM (P)19.517.528.253523PECAN (H)27273569PECAN (H)1916273481BOX ELDERREMOVE PH. 213.513.53524PECAN (H)31.531.53570PECANREMOVE PH. 117173482BOX ELDERREMOVE PH. 213.511193525LOCUSTREMOVE PH. 1993571PECAN (H)27.527.53483CHINABERRY11.511.53526PECANREMOVE PH. 118183572PECAN (H)REMOVE PH. 1Poor2525TREES IN SURVEYTREE SURVEY DATE: 11/09/2021TREE SURVEY DATE: 11/09/2021TREES IN SURVEYTREE SURVEY DATE: 11/09/2021TREES IN SURVEYEXHIBIT 2Tree List17 SP-2025-0031C.SH - PSH Lifeworks at Tillery; District 319 of 52Tree Care Plan Options for LifeWorks 801 Tillery, Austin, TX 01/25/2025 Pre-Construction Assessment Before construction, critical information is gathered that relates to existing trees, topography, site limitations, drainage, structure placement and building codes are assessed. This could include a tree inventory that would document all trees existing on the site and their condition. We will work with other construction team members on the site to minimize loss of trees due to soil compaction and injury. This is an important phase for the input of a professional arborist because damage to existing trees and shrubs can be averted with proper planning. Construction Inspection Trees sustain damage in many ways during the construction process. Most of the impacts are below ground. Problems such as soil compaction from heavy equipment and cut root systems occur when construction impacts are too close to trees. Grading, chemicals and dumping rubble also impacts the effectiveness of the soil. This damage isn’t always apparent to construction crews, and in many cases, tree damage does not manifest itself for three to five years. Construction inspection provides monitoring of the trees and their rooting environment. This is an effective way to regularly monitor and communicate the status with the project team. Continual communication with construction crews, site monitoring, establishment of traffic patterns and the installation of barriers for protection can greatly reduce damage and costs for tree remediation. Providing this arboricultural service is a key component for caring for trees during construction. Root Invigoration Bartlett Research Laboratories’ Root Invigoration™ program for soil revitalization reduces soil compaction and incorporates organic matter and nutrients to promote root growth. This program has been very effective in: maintaining healthy trees, reversing tree decline and reducing transplant shock in large trees. Bartlett’s Root Invigoration is such a breakthrough it has received a patent from the U.S. government. Soil Sampling and Prescribed Fertilization A key component of tree health is good soil. We lead the industry in sustainable treatments created to improve soil for the trees. We have a solution whether an adjustments to minor problems or large-scale soil enhancements are needed. This is performed by visiting each site, collecting soil samples, sending them to our laboratory, assessing the results, and then prescribing the appropriate fertilization. In addition, our fertilizers use a regionally specific blend of necessary macronutrients (nitrogen, phosphorus and potassium) with key micronutrients (iron, manganese, copper and zinc) to give the best results under typical soil EXHIBIT 317 SP-2025-0031C.SH - PSH Lifeworks at Tillery; District 320 of 52 conditions within the project’s area. The nitrogen is slowly released over the growing season so that the plant has a constant flow of nutrients. We inject our fertilizer in the soil to reduce the risk of runoff and to counteract competition from turf roots. Prescription Fertilization combines soil analysis, the trees’ needs, and the project’s goals to create a unique fertilizer specifically for the preserved trees. Pruning Trees in construction are susceptible to loosing branches and causing interference. The removal of dead, dying, and damaged branches is one of the most common mature tree pruning practices. These are often the only branches that need to be removed from mature trees to keep them healthy. If a tree is overgrowing the construction site some live branches will need to be reduced in length or removed from the tree. To ensure long term tree health, only the minimum number of live branches should be pruned. With mature tree pruning, the less volume removed, the better for tree health. One of the Best Management Practices is to adhere to the guidelines of State of Texas to minimize the spread of Oak Wilt. Pest/Disease Management We strive to improve tree health, helping them to resist or tolerate many insects and diseases. Healthy trees make for more beautiful landscapes—one of the important elements of the project. This pest management program cares for the entire tree; from the roots to the shoots. It includes regular inspections of the tree(s) followed by necessary treatments and a report. We develop a customized program of regularly scheduled inspections to detect insects, mites, and diseases to evaluate plant health. Post-Construction Tree Care Management After the project is complete, we evaluate the trees and establish proactive tree care plan. The tree care plan will be designed to meet the goals of the project. These treatment recommendations will be based on long-term landscape goals. These services improve the health and beauty of the preserved trees and provide monetary efficiencies for the landscape budget. EXHIBIT 317 SP-2025-0031C.SH - PSH Lifeworks at Tillery; District 321 of 52 GREENHOUSE SINGLE STORY BUILDING BLUE METAL BUILDING C C C C C SINGLE STORY BRICK BLDG LEGEND BOUNDARY / RIGHT OF WAY EASEMENT / SETBACK CURB / EDGE OF PAVEMENT ACCESSIBLE ROUTE (ADA) FIRE LANE STRIPING RETAINING / SCREENING WALL BUILDING PAD AREA PAVEMENT / ASPHALT PAVEMENT / CONCRETE STORM DRAIN LINE WATER LINE WASTEWATER LINE GOOGLE FIBER UNDERGROUND CONDUIT WATER METER WATER VALVE FIRE HYDRANT WW WASTEWATER MANHOLE WASTEWATER CLEANOUT BACKFLOW PREVENTER STORM DRAIN MANHOLE STORM DRAIN CURB INLET STORM DRAIN AREA INLET TRANSFORMER AIR CONDITIONER UNIT UTILITY POLE GUY WIRE DUMPSTER SIGN BICYCLE RACK PARKING BUMPER ACCESSIBLE PARKING (ADA) CROSSWALK CO BFP D T AC D N XX 1 ACRE - PHASE 1LEASE AREAEXHIBIT 4 - PHASE 1 SITE PLANTag #SPECIESRemoval + PhaseConditionCAL 1CAL 2CAL 3CALIPER TOTALTag #SPECIESRemoval + PhaseConditionCAL 1CAL 2CAL 3CALIPER TOTALTag #SPECIESRemoval + PhaseConditionCAL 1CAL 2CAL 3CALIPER TOTAL3441CEDAR ELM (P)20.520.53484PECAN (P)REMOVE PH. 120203527PECANREMOVE PH. 117173442PECAN (H)28283485LOCUST14143528PECAN (H)26263443PECAN (P)23.523.53486LOCUST16.516.53529PECAN883444PECAN (H)34343487LOCUST9.59.53530AMERICAN ELM17173445PECAN (H)33.533.53488HACKBERRY95.511.753531BOX ELDER10103446PECAN (H)31313489LOCUST12.512.53532PECAN11113447PECAN (H)36.536.53490LOCUST10.510.53533PECAN10.510.53448PECAN (H)45.545.53491BOX ELDERREMOVE PH. 115153534PECAN9.55.512.253449PECAN (H)REMOVE PH. 3Poor28283492CEDAR ELM10103535PECAN11113450PECAN (P)REMOVE PH. 3DDI23.523.53493CEDAR ELM10103536PECAN11113451PECAN (H)REMOVE PH. 3DDI29293494PECAN13133537CHINABERRYREMOVE PH. 113.513.53452PECAN (H)REMOVE PH. 3DDI27273495PECAN17173538PISTACHE8.58.53453CHINABERRYREMOVE PH. 3128.5317.753496CEDAR ELM (H)241010343539BOX ELDER993454PECAN (H)31.531.53497BOX ELDERREMOVE PH. 1161111273540CEDAR ELM8.58.53455PECAN (H)36.536.53498CEDAR ELM (H)1910243541CEDAR ELM10103456PECAN (H)REMOVE PH. 228.528.53499CEDAR ELM (P)REMOVE PH. 119193542CEDAR ELMREMOVE PH. 310.510.53457PECAN (H)35353500BOX ELDERREMOVE PH. 17710.53543CEDAR ELM8.58.53458PECAN (H)30303501PECAN (H)29293544CEDAR ELM8.58.53459CHINABERRYREMOVE PH. 216.516.53502PECAN (H)39393545CEDAR ELMREMOVE PH. 312123460AMERICAN ELMREMOVE PH. 221213503PECAN (H)DDI34343546BOX ELDERREMOVE PH. 18.58.53461AMERICAN ELMREMOVE PH. 212123504PECAN (H)Poor24243547PECAN (P)REMOVE PH. 122223462BOX ELDERREMOVE PH. 213.513.53505PECAN (H)30.530.53548PECANREMOVE PH. 117173463BOX ELDERREMOVE PH. 210.510.53506PECAN (H)37373549PECAN16163464BOX ELDERREMOVE PH. 210103507PECAN (H)41.541.53550CEDAR ELM (H)1818273465BOX ELDERREMOVE PH. 29.59.53508PECAN (H)REMOVE PH. 1Good28.528.53551CEDAR ELM15153466BOX ELDER9.59.53509BOX ELDERREMOVE PH. 112.5816.53552CEDAR ELM993467CHINABERRY12.512.53510PECAN (H)REMOVE PH. 1Fair32323556PECANREMOVE PH. 111113468PECAN (H)42423511PECANREMOVE PH. 123233557PECAN (H)38.538.53469PECAN (H)27273512PECANREMOVE PH. 116163558PECAN (H)32323470PECAN (H)35.535.53513PECAN (H)4416523559PECAN (H)30303471PECAN (H)31313514CHINABERRYREMOVE PH. 12422353560PECAN (H)REMOVE PH. 2Poor29.529.53472ASHREMOVE PH. 223233515BOX ELDER13133561MIMOSAREMOVE PH. 2883473PECAN (H)REMOVE PH. 2DDI35353516PECAN (H)35.535.53562PECAN (P)REMOVE PH. 221213474AMERICAN ELM (H)24243517PECAN (H)27273563PECAN (H)REMOVE PH. 2DDI40403475HACKBERRYREMOVE PH. 2181525.53518PECAN17.517.53564CHINABERRYREMOVE PH. 212123476PECANREMOVE PH. 211.511.53519PECAN (H)34.534.53565BOX ELDERREMOVE PH. 210103477PECANREMOVE PH. 217.517.53520PECAN21213566AMERICAN ELM10103478PECAN22223521PECANREMOVE PH. 121213567PECAN (P)REMOVE PH. 121213479HACKBERRYREMOVE PH. 215153522PECAN (H)REMOVE PH. 1Fair26.526.53568PECAN (H)26263480AMERICAN ELM (P)19.517.528.253523PECAN (H)27273569PECAN (H)1916273481BOX ELDERREMOVE PH. 213.513.53524PECAN (H)31.531.53570PECANREMOVE PH. 117173482BOX ELDERREMOVE PH. 213.511193525LOCUSTREMOVE PH. 1993571PECAN (H)27.527.53483CHINABERRY11.511.53526PECANREMOVE PH. 118183572PECAN (H)REMOVE PH. 1Poor2525TREES IN SURVEYTREE SURVEY DATE: 11/09/2021TREE SURVEY DATE: 11/09/2021TREES IN SURVEYTREE SURVEY DATE: 11/09/2021TREES IN SURVEY17 SP-2025-0031C.SH - PSH Lifeworks at Tillery; District 322 of 52EXHIBIT 5 - ALTERNATIVE LAYOUTS PRESERVING TREE 3510CCC100 YEAR FLOODPLAIN100 YEAR FLOODPLAINLIFEWORKSLEASE LINEPHASE 2 FIRELANE LOCATIONCCC100 YEAR FLOODPLAIN100 YEAR FLOODPLAINLIFEWORKSLEASE LINEPHASE 2 FIRELANE LOCATIONCCC100 YEAR FLOODPLAIN100 YEAR FLOODPLAINLIFEWORKSLEASE LINEPHASE 2 FIRELANE LOCATIONCCC100 YEAR FLOODPLAIN100 YEAR FLOODPLAINLIFEWORKSLEASE LINEPHASE 2 FIRELANE LOCATIONALT 1LOSE MINIMUM 16 UNITSLOSE ADA PARKINGFIRE LANE REDESIGN REQUIREDTREE3510TREE3510TREE3510TREE3510ALT 2LOSE MINIMUM 24 UNITSALT 3LOSE MINIMUM 12 UNITSLOSE ADA PARKINGFIRE LANE REDESIGN REQUIREDALT 4LOSE MINIMUM 16 UNITSLOSE ADA PARKING17 SP-2025-0031C.SH - PSH Lifeworks at Tillery; District 323 of 52PSH MULTIFAMILY RESIDENTIAL4 STORIES,FOOTPRINT = 24,814 SFCOVEREDENTRYCOVEREDWALKWAYCCCC3(s.w.)C3(s.w.)C2C2AA3C2AA3A3A2A2A2A2A1A1A1A1A1A1A1A3A3A1A1A1A1AAA2EFAEFEFA1A1A1A1AAEFAAAA1AC1A4A1A1A1A1A1C2C2S1S1S1S2S2S2S2S2S3S3S3S3S3S3S3S3S2S3S3S3S3A1A3A3A5A2S3S3S3C1C1A4A4A4A4S1S2S2S3S2A1A3A4S3C2C2C2C2A3A3A3A2A2A3A4A1A1C1C1C1C1EFA2A2A2A2S1A1A1A1A1A2A4A4A4KONEECOSPACE3500PASSENGERCONTROLLERA1A1S3S3A1S3C2A2C3(s.w.)A1S2A3S2A4A3A3A4A4AS2RETAILAREA=5,890 SFRETAILAREA=6,863 SFMULTIFAMILYAREA=64,639 SF5 STORIESVANFFE=461FFE=461FFE=461FFE=461GARAGE BLDGAREA=28,425 SFFFE=461Speed Ramp AboveFFE=458.25FFE=458.25FFE=458FFE=457.75FFE=457.5RETAILAREA=6,000 SFRETAILAREA=6,000SFOFFICEAREA=3,800 SFRETAILAREA=6,000 SFMULTIFAMILYAREA=40,000 SF4 STORIESFFE=457.5= PRESERVED HERITAGE TREEPHASE 1PHASE 2PHASE 317 SP-2025-0031C.SH - PSH Lifeworks at Tillery; District 324 of 52Greenfield, Meg From: Sent: To: Subject: Hayley Jill <hayleyask@gmail.com> Monday, March 24, 2025 9:23 PM Greenfield, Meg SP-2025-0031CC.SH, applicant LifeWorks Follow Up Flag: Flag Status: Follow up Completed You don't often get email from hayleyask@gmail.com. Learn why this is important External Email - Exercise Caution Dear Meg Greenfield, I am writing in concern of a site plan application at 819 Tillery Street, case number SP-2025-0031CC.SH, applicant LifeWorks. My partner and I (4 cats and 1 dog) live just down the street on Lyons Rd, directly next to the existing non- profit LifeWorks location on Pleasant Valley Rd. I have lived next to LifeWorks for three years now and I live in constant fear because of the crime that goes there. I wanted to bring to your attention what happens at this LifeWorks, which has a large number of residential apartments. Unfortunately, the residents are not well vetted as there is constant crime. There are cops, ambulances, and fire trucks that pull into LifeWorks almost every day. Out our window we witness drug deals/drugged up residents, assaults (including men hitting women in the street and in neighbors' yards), theft, irresponsible pet ownership, gunshots from inside and outside the apartments, breaking windows, and much more. We've had LifeWorks residents scream and fight in our driveway, try to break in our front door, look in our windows, steal items from our yard and neighbors' yard, walk past our house with guns after gunshots heard, and hide in our neighbor's yard with guns. Just last Wednesday, March 19th, there were over 12 gunshots from a man on the 3rd floor walkway of LifeWorks, shooting into the neighborhood. A bullet ended up in the mattress of a home two streets away on Linden street! Now that bullets from LifeWorks are going into the neighborhood, we are very worried since we are in the most direct line of fire. Finding out that LifeWorks wants to build another residential building just 0.3 miles away I am even more frightened and scared for our neighborhood, full of families, kids, babies, pets, and young couples. It does not seem like LifeWorks is vetting any of its residents and allows residents with criminal backgrounds. I reached out to a manager at LifeWorks when residents were physically fighting in our driveway, and no changes were made. Please do not allow another LifeWorks in our neighborhood that is already suffering. Also, Lyons Rd is already extremely busy with cars speeding past Tillery Street. Unfortunately, taking the lives of 4 cats just that I know of, one being my beloved community cat, Cinnamon Roll, we were 1 17 SP-2025-0031C.SH - PSH Lifeworks at Tillery; District 325 of 52 transitioning inside. 819 Tillery Street is also right next to Tillery Plant Co. and they take care of dozens of community cats in the neighborhood. Building this large complex next door will only bring more traffic and put more animals' lives in danger. I do a lot of cat rescue, and there are a lot of outdoor pets and community cats in the neighborhood that I care deeply about. After seeing how LifeWorks residents mistreat their dogs and let them roam free unsupervised, I would hate another complex full of these types of folks. I love supporting non-profits who do good in our community, but unfortunately, LifeWorks is not one of the good ones and is enabling residents who receive housing assistance. LifeWorks does not hold their residents accountable and allows them to continue their bad behavior and live in the complex. For example, we saw the same women get arrested twice within 3 days this week. Lastly, I completed an APD crime search of just the LifeWorks complex, and within the past 3 years there have been the following REPORTED crimes: 16 aggravated assaults, 9 burglaries, 2 auto thefts, 16 regular thefts, 1 arson, and 160 "Part 2 crimes." This is only the reported crimes as we see a lot of incidents and have often heard gunshots without police showing up. We do call 911 every time we witness anything and always offer video if anything happens in front of our house. Unfortunately, police do not always show up. My partner and I lived in Portland for a number of years, which gets a bad rep, but we have never encountered any amount of crime there like we have been next to LifeWorks. And as you may be aware, home values are really down right now and I don't have the luxury of being able to lose my life savings to move to a safer location. If you are not the correct person to be voicing these concerns to, can you please point me in the right direction? I'm happy to chat in person, on the phone, or to anyone who is involved in the decision making of application SP-2025-0031CC.SH and share my experiences with the LifeWorks organization. There is also a much larger group of concerned neighbors who would gladly voice their opinions if allowed a platform. Thank you for your time and I am just hoping for a resolution and a safe neighborhood. Best regards, Hayley Ask 402-405-9900 CAUTION: This is an EXTERNAL email. Please use caution when clicking links or opening attachments. If you believe this to be a malicious or phishing email, please report it using the "Report Message" button in Outlook. For any additional questions or concerns, contact CSIRT at "cybersecurity@austintexas.gov". 2 17 SP-2025-0031C.SH - PSH Lifeworks at Tillery; District 326 of 52 Greenfield, Meg From: Sent: To: Subject: Greenfield, Meg Wednesday, April 2, 2025 4:59 PM Brian Klein RE: INTERESTED PARTY INFORMATION Yes, 819 Tillery. Unfortunately those businesses will be closed. Meg Greenfield Planner Senior, Public Projects Development Services Department 6310 Wilhelmina Delco Dr., Aus(cid:30)n, TX 78752 512-978-4663 office Meg.greenfield@aus(cid:30)ntexas.gov DevelopmentATX.com 1 17 SP-2025-0031C.SH - PSH Lifeworks at Tillery; District 327 of 52 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: DSD Visitor Log. Please note that all information provided is subject to public disclosure via DSD’s open data portal. For more information please visit: City of Austin Ordinance 2016-0922-005 | City Clerk’s website | City Clerk’s FAQ’s From: Brian Klein <brianklein79@gmail.com> Sent: Wednesday, April 2, 2025 4:34 PM To: Greenfield, Meg <Meg.Greenfield@austintexas.gov> Subject: Re: INTERESTED PARTY INFORMATION You don't often get email from brianklein79@gmail.com. Learn why this is important External Email - Exercise Caution Thanks Meg! Can you tell me where this development is going? The address in the notice is where multiple businesses are currently located. Thanks, Brian Klein Sent from my iPhone On Apr 2, 2025, at 3:44 PM, Greenfield, Meg <Meg.Greenfield@austintexas.gov> wrote: Received and registered for updates, thank you! <image001.png> Meg Greenfield Planner Senior, Public Projects Development Services Department 6310 Wilhelmina Delco Dr., Aus(cid:30)n, TX 78752 512-978-4663 office Meg.greenfield@aus(cid:30)ntexas.gov DevelopmentATX.com <image002.png> <image003.png> <image004.png> 2 17 SP-2025-0031C.SH - PSH Lifeworks at Tillery; District 328 of 52 <image005.png> 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: DSD Visitor Log. Please note that all information provided is subject to public disclosure via DSD’s open data portal. For more information please visit: City of Austin Ordinance 2016-0922-005 | City Clerk’s website | City Clerk’s FAQ’s From: Brian Klein <brianklein79@gmail.com> Sent: Tuesday, March 25, 2025 9:36 AM To: Greenfield, Meg <Meg.Greenfield@austintexas.gov> Subject: INTERESTED PARTY INFORMATION [You don't often get email from brianklein79@gmail.com. Learn why this is important at https://aka.ms/LearnAboutSenderIdentification ] External Email - Exercise Caution CASE NUMBER: SP-2025-0031C.SH CAUTION: This is an EXTERNAL email. Please use caution when clicking links or opening attachments. If you believe this to be a malicious or phishing email, please report it using the "Report Message" button in Outlook. For any additional questions or concerns, contact CSIRT at "cybersecurity@austintexas.gov". Thanks, Brian Klein Sent from my iPhone CAUTION: This is an EXTERNAL email. Please use caution when clicking links or opening attachments. If you believe this to be a malicious or phishing email, please report it using the "Report Message" button in Outlook. For any additional questions or concerns, contact CSIRT at "cybersecurity@austintexas.gov". 3 17 SP-2025-0031C.SH - PSH Lifeworks at Tillery; District 329 of 52 Greenfield, Meg From: Sent: To: Cc: Subject: Kaleb Coleman <kalebecoleman@yahoo.com> Tuesday, May 20, 2025 4:31 PM Greenfield, Meg; Barton-Holmes, Christine; Romero, Benjamin Jackson, Brad; Camou, Juan; Fuentes, Vanessa; District 2 Re: Concern Regarding Development Proposal – Case #SP-2025-0031C.SH (819 Tillery) Follow Up Flag: Flag Status: Follow up Flagged External Email - Exercise Caution Hi Meg, Just following up to confirm that my previous email should be treated as my formal written objection for the May 27 Planning Commission hearing, as I will be out of town and unable to attend. Please ensure it is entered into the public record. Thanks again, Kaleb Coleman On Thursday, May 1, 2025 at 04:55:51 PM CDT, Kaleb Coleman <kalebecoleman@yahoo.com> wrote: Hi Meg, Thanks for the update, and I hope you had a great vacation. I understand that many of the comment responses are still pending, but I want to be clear in my position before the next rounds of review and the upcoming Environmental and Planning Commission hearings. After reading through the City’s own staff comments in detail, I strongly oppose this development as it stands. It’s not just a matter of a few technical gaps—this is a pattern of unresolved safety, legal, and planning failures that should disqualify the current proposal from moving forward. To be specific: 1 17 SP-2025-0031C.SH - PSH Lifeworks at Tillery; District 330 of 52 • The fire lane design fails minimum code requirements, leaving portions of buildings completely inaccessible in an emergency. • Drainage and floodplain controls are either incomplete or missing entirely, and downstream impact hasn’t been modeled. • Heritage tree protection is being handled reactively, with demolition plans already impacting CRZs before variances have even been approved. • The ROW waiver was denied, yet the site plan still assumes reduced dimensions without redesign. • There are conflicting gross floor areas, addresses, and water benchmark inputs across applications. That’s not a clerical issue—it’s a coordination breakdown. • The pedestrian bridge and infrastructure layout remain speculative, but the public is expected to accept them as part of the build-out. I know you’re still reviewing density and AU compliance, but this project has already been submitted with misapplications of affordability benefits, impacting both zoning compliance and entitlement to waivers. That alone should pause the process. Please: • Keep me updated when the applicant submits their next formal response, • Share the tree variance packet and ROW/utility revisions as soon as they’re available, • And ensure this email is entered into the official case file. The neighborhood deserves a fair, transparent process—and right now, the burden of due diligence seems to be falling more on the public than the applicant. Thanks again, Kaleb Coleman 2 17 SP-2025-0031C.SH - PSH Lifeworks at Tillery; District 331 of 52 Sent from Yahoo Mail for iPhone On Thursday, May 1, 2025, 2:31 PM, Greenfield, Meg <Meg.Greenfield@austintexas.gov> wrote: Hi Kaleb, Sorry for the delay I was on vacation last week. A couple updates on my end: There is a variance request for a heritage tree removal. This variance will go to Environmental Commission on 5/7 and Planning Commission on 5/27. Both meetings are open to the public. For my review, I am getting waiting on additional feedback regarding the density and whether the project is in compliance. As far as the other issues go I think we’ll get more information when we receive the applicant’s responses to the comment report. I can send you those when they submit the next update. Info on commissions: The 5/7 and 5/27 agendas aren’t posted yet. They will be posted along with project backup information. https://www.austintexas.gov/content/environmental-commission https://www.austintexas.gov/content/planning-commission Meg Greenfield Planner Senior, Public Projects Development Services Department 6310 Wilhelmina Delco Dr., Austin, TX 78752 512-978-4663 office Meg.greenfield@austintexas.gov DevelopmentATX.com 3 17 SP-2025-0031C.SH - PSH Lifeworks at Tillery; District 332 of 52 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: DSD Visitor Log. Please note that all information provided is subject to public disclosure via DSD’s open data portal. For more information please visit: City of Austin Ordinance 2016-0922-005 | City Clerk’s website | City Clerk’s FAQ’s From: Kaleb Coleman <kalebecoleman@yahoo.com> Sent: Monday, April 28, 2025 9:18 PM To: Barton-Holmes, Christine <Christine.Barton-Holmes@austintexas.gov>; Romero, Benjamin <Benjamin.Romero@austintexas.gov>; Greenfield, Meg <Meg.Greenfield@austintexas.gov> Cc: Jackson, Brad <Brad.Jackson@austintexas.gov>; Camou, Juan <Juan.Camou@austintexas.gov>; Fuentes, Vanessa <Vanessa.Fuentes@austintexas.gov>; District 2 <District2@austintexas.gov> Subject: Re: Concern Regarding Development Proposal – Case #SP-2025-0031C.SH (819 Tillery) External Email - Exercise Caution Hi Meg, Hope you're doing well. Just following up on the concerns I had raised about the development near our home. I know you mentioned you would bring it to upper management, but I haven’t heard anything back yet since our last email on April 14th. With everything happening in the neighborhood and the recent meeting, I just wanted to check if there have been any updates or next steps I should be aware of. Please let me know if there’s someone else I should reach out to as well. Thanks again for your help — I really appreciate it. Best, Kaleb Coleman On Tuesday, April 15, 2025 at 01:45:30 PM CDT, Greenfield, Meg <meg.greenfield@austintexas.gov> wrote: 4 17 SP-2025-0031C.SH - PSH Lifeworks at Tillery; District 333 of 52 Hi Kaleb, I will express these concerns to upper management at Development Services and get back to you. Please note this project is in Council District 3, Jose Velasquez’s district. I reached out to their staff and they have a meeting this Thursday, April 17th 6-7pm at LifeWorks with neighbors, APD, HSO, and Housing to address neighborhood concerns. @Romero, Benjamin can provide meeting details. If you are not able to attend the meeting then Ben can note your feedback below. Thanks, Meg Greenfield Planner Senior, Public Projects Development Services Department 6310 Wilhelmina Delco Dr., Austin, TX 78752 512-978-4663 office Meg.greenfield@austintexas.gov DevelopmentATX.com 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: DSD Visitor Log. Please note that all information provided is subject to public disclosure via DSD’s open data portal. For more information please visit: City of Austin Ordinance 2016-0922-005 | City Clerk’s website | City Clerk’s FAQ’s From: Kaleb Coleman <kalebecoleman@yahoo.com> Sent: Tuesday, April 15, 2025 1:33 PM To: Greenfield, Meg <Meg.Greenfield@austintexas.gov>; Barton-Holmes, Christine <Christine.Barton-Holmes@austintexas.gov> Cc: Jackson, Brad <Brad.Jackson@austintexas.gov>; Camou, Juan <Juan.Camou@austintexas.gov>; Fuentes, Vanessa <Vanessa.Fuentes@austintexas.gov>; 5 17 SP-2025-0031C.SH - PSH Lifeworks at Tillery; District 334 of 52 District 2 <District2@austintexas.gov> Subject: Re: Concern Regarding Development Proposal – Case #SP-2025-0031C.SH (819 Tillery) You don't often get email from kalebecoleman@yahoo.com. Learn why this is important External Email - Exercise Caution Hi Meg and Christine, Thank you for keeping me informed and for including me as an interested party. After reviewing the first-round staff comments and the Affordability Unlocked documentation, I have several significant concerns that I believe demand further scrutiny from both the City and the community before this project advances. 1. Drainage and Environmental Risk: The comment report repeatedly notes noncompliance and unresolved issues across multiple stormwater and flood control elements (Comments DE4– DE25, WQ3–WQ29). There are multiple discharge points without flow data, missing models, and several detention ponds with design inconsistencies. As a homeowner in this area, I’m extremely concerned about downstream flooding and erosion. These issues must be resolved and publicly reviewed before any approvals move forward . 2. Tree Removal and Heritage Impact: The developer is requesting removal or intrusion into the critical root zones of numerous protected trees, but has not completed the required variance submissions. It is unacceptable to proceed with a plan that involves clear loss of natural canopy without full mitigation and design alternatives being exhausted . 3. Sidewalk & Accessibility Gaps: 6 17 SP-2025-0031C.SH - PSH Lifeworks at Tillery; District 335 of 52 ADA ramps and sidewalk design still do not meet the City’s own access standards. This is particularly alarming for a development that includes affordable and supportive housing . 4. Misapplication of Affordability Unlocked Waivers: AU benefits are being applied to the entire site, even though only the PSH building qualifies under the program. According to your own staff comments and program guidelines, this is a misapplication and should not be allowed unless reviewed and approved by Council . 5. ROW Waivers and Traffic Issues: The City has denied previous requests for reduced right-of-way dedication. And yet, the site plan continues to rely on those dimensions. This creates clear risks for congestion, emergency vehicle access, and long-term traffic stress on Lyons and Tillery . 6. Public Hearing on Tree Removal: As this project requires Council approval for discretionary removal of heritage trees, I formally request that this be held with sufficient public notice and in a format that allows meaningful community input. Requests: • Please share the latest drainage models, tree mitigation plans, and ROW diagrams. • Confirm whether the project is applying for AU Type 2 benefits sitewide. • Notify me of any public hearings or variance requests scheduled. 7 17 SP-2025-0031C.SH - PSH Lifeworks at Tillery; District 336 of 52 I appreciate your attention to these issues. Given the size and impact of this project, I believe the community deserves full transparency and proper representation at every stage. Best, Kaleb Coleman 3208 Lyons Rd Austin, TX 78702 Sent from Yahoo Mail for iPhone On Tuesday, April 15, 2025, 1:05 PM, Greenfield, Meg <Meg.Greenfield@austintexas.gov> wrote: Thanks Christine! Hi Kaleb, Apologies for the slow response, there has been a lot of interest in this project. I have added you to the project as an interested party so you’ll receive updates. I have attached comments from the first round of review—this should give you an idea of how each review is providing feedback on the project. The permit will not be issued until all comments are cleared. There will be discretionary approval required for the removal of heritage trees. So the project will go to City Council. You will receive additional notice for that meeting and a link for comments. Here is some additional info on the project: 120 affordable units 517 marker rate units 8 17 SP-2025-0031C.SH - PSH Lifeworks at Tillery; District 337 of 52 30,444 square ft of retail space 3800 square ft of office space 27500 square ft of open space The project is using a density bonus program called affordability unlocked. This program was approved by council in 2019. I have attached more information. For additional concerns, specifically construction concerns, you can reach out to the design team as well: gabby@civilitude.com, nhat@civilitude.com Thanks, Meg Greenfield Planner Senior, Public Projects Development Services Department 6310 Wilhelmina Delco Dr., Austin, TX 78752 512-978-4663 office Meg.greenfield@austintexas.gov DevelopmentATX.com 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: DSD Visitor Log. Please note that all information provided is subject to public disclosure via DSD’s open data portal. For more information please visit: City of Austin Ordinance 2016-0922-005 | City Clerk’s website | City Clerk’s FAQ’s From: Kaleb Coleman <kalebecoleman@yahoo.com> Sent: Tuesday, April 15, 2025 12:55 PM To: Barton-Holmes, Christine <Christine.Barton-Holmes@austintexas.gov> Cc: Greenfield, Meg <Meg.Greenfield@austintexas.gov>; Jackson, Brad <Brad.Jackson@austintexas.gov>; Camou, Juan 9 17 SP-2025-0031C.SH - PSH Lifeworks at Tillery; District 338 of 52 <Juan.Camou@austintexas.gov> Subject: Re: Concern Regarding Development Proposal – Case #SP-2025- 0031C.SH (819 Tillery) You don't often get email from kalebecoleman@yahoo.com. Learn why this is important External Email - Exercise Caution Hi Christine, Thanks for the overview — I appreciate the quick response. Since this development will bring 600+ new units into an already congested corridor, it raises very real concerns for nearby homeowners like myself. I’m specifically interested in how the city is planning to mitigate the impact on: • Traffic and street safety, especially at Tillery and Lyons • Infrastructure strain (sewer, drainage, and utility capacity) • Noise and construction hours during the phased buildout • Long-term property values and neighborhood character I understand that Meg, Brad, and Juan may handle different components of this, so I’m respectfully requesting specific responses from each department related to their scope of oversight. As a nearby homeowner, I believe it’s reasonable to expect transparency on how this development has been evaluated and how the city intends to address its impact. 10 17 SP-2025-0031C.SH - PSH Lifeworks at Tillery; District 339 of 52 Also, please let me know when public hearings are scheduled or if there are upcoming opportunities for community input. I’ll follow up if I don’t hear back in a few days. Thanks again for your time. Best, Kaleb Coleman 3208 Lyons Rd Austin, TX 78702 Sent from Yahoo Mail for iPhone On Tuesday, April 15, 2025, 12:48 PM, Barton-Holmes, Christine <Christine.Barton-Holmes@austintexas.gov> wrote: Hi, Kaleb, I can give you a basic description of the project, but I can’t really speak to infrastructure or property values. The existing buildings on site are proposed to be phased out over three stages of construction, and replaced with four and five-story multifamily buildings located at the northeast and southwest corners of the site, with one building fronting on Tillery and the other on Lyons. The end result will have two one-story retail buildings fronting on Lyons, with the residential behind, and a total of 637 residential units, which will be a mix of studios, one bedrooms, and two bedrooms. Meg Greenfield, who’s the case manager and site plan reviewer, is cc’d on this email, along with Brad Jackson for Environmental Review and Juan Camou for TPW (Transportation Public Works). They should be able to address your more specific concerns. 11 17 SP-2025-0031C.SH - PSH Lifeworks at Tillery; District 340 of 52 Thank you, Christine Christine Barton-Holmes, CNUa, LEED AP Program Manager, Land Use Review City of Austin Development Services/Austin Code 6310 Wilhelmina Delco Dr., Austin, TX 78752 O: 512-974-2788 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: DSD Visitor Log. Please note that all information provided is subject to public disclosure via DSD’s open data portal. For more information please visit: City of Austin Ordinance 2016-0922-005 | City Clerk’s website | City Clerk’s FAQ’s From: Kaleb Coleman <kalebecoleman@yahoo.com> Sent: Tuesday, April 15, 2025 10:37 AM To: Barton-Holmes, Christine <Christine.Barton- Holmes@austintexas.gov> Subject: Concern Regarding Development Proposal – Case #SP- 2025-0031C.SH (819 Tillery) You don't often get email from kalebecoleman@yahoo.com. Learn why this is important External Email - Exercise Caution Hi Christine, 12 17 SP-2025-0031C.SH - PSH Lifeworks at Tillery; District 341 of 52 I hope you're well. My name is Kaleb Coleman, and my wife Autumn and I are homeowners at 3208 Lyons Rd, located within 500 feet of the proposed development at 819 Tillery (Case #SP-2025-0031C.SH). We’ve previously reached out to the city but haven’t received any response. As nearby residents, we’re very interested in understanding how this project may impact: • Traffic flow and street safety • Neighborhood character and property values • Noise, construction timelines, and infrastructure strain • Any environmental or drainage effects We’d appreciate any information you can provide on the scope of the project, expected timelines, and whether there are upcoming public hearings or opportunities for formal comment. Thank you for your time — we want to ensure our concerns are documented and that our neighborhood remains informed and involved. Best regards, Kaleb Coleman 3208 Lyons Rd Austin, TX 78702 512-665-0115 CAUTION: This is an EXTERNAL email. Please use caution when clicking links or opening attachments. If you believe this to be a malicious or phishing email, please report it using the "Report Message" button in Outlook. For any additional questions or concerns, contact CSIRT at "cybersecurity@austintexas.gov". CAUTION: This is an EXTERNAL email. Please use caution when clicking links or opening attachments. If you believe this to be a malicious or phishing email, please report it using the "Report Message" button in Outlook. For any additional questions or concerns, contact CSIRT at "cybersecurity@austintexas.gov". CAUTION: This is an EXTERNAL email. Please use caution when clicking links or opening attachments. If you believe this to be a malicious or phishing email, please report it using the "Report Message" button in Outlook. For any additional questions or concerns, contact CSIRT at "cybersecurity@austintexas.gov". CAUTION: This is an EXTERNAL email. Please use caution when clicking links or opening attachments. If you believe this to be a malicious or phishing email, please report it using the "Report Message" button in Outlook. For any additional questions or concerns, contact CSIRT at "cybersecurity@austintexas.gov". 13 17 SP-2025-0031C.SH - PSH Lifeworks at Tillery; District 342 of 52 CAUTION: This is an EXTERNAL email. Please use caution when clicking links or opening attachments. If you believe this to be a malicious or phishing email, please report it using the "Report Message" button in Outlook. For any additional questions or concerns, contact CSIRT at "cybersecurity@austintexas.gov". 14 17 SP-2025-0031C.SH - PSH Lifeworks at Tillery; District 343 of 52 Greenfield, Meg From: Sent: To: Subject: Attachments: Greenfield, Meg Wednesday, April 9, 2025 12:48 PM Kyle Deasy RE: Case# SP-2025-0031C.SH PSH- LifeWorks at Tillery-SP-2025-0031C.SH-U0 MCR.pdf Thank you Kyle, I have added you as an interested party. Attached is the comment report from the first round of review. Meg Greenfield Planner Senior, Public Projects Development Services Department 6310 Wilhelmina Delco Dr., Aus(cid:30)n, TX 78752 512-978-4663 office Meg.greenfield@aus(cid:30)ntexas.gov DevelopmentATX.com 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: DSD Visitor Log. Please note that all information provided is subject to public disclosure via DSD’s open data portal. For more information please visit: City of Austin Ordinance 2016-0922-005 | City Clerk’s website | City Clerk’s FAQ’s From: Kyle Deasy <kjdeasy@gmail.com> Sent: Saturday, April 5, 2025 7:10 AM To: Greenfield, Meg <Meg.Greenfield@austintexas.gov> Subject: Case# SP-2025-0031C.SH You don't often get email from kjdeasy@gmail.com. Learn why this is important External Email - Exercise Caution Hi there, I'm interested in learning more about this case and meet the requirements for and request to be an interested party. See attached document for reference. Kyle Deasy 312.961.7825 kjdeasy@gmail.com 811 Gunter St, Austin, TX 78702 1 17 SP-2025-0031C.SH - PSH Lifeworks at Tillery; District 344 of 52 -- Kyle Deasy CAUTION: This is an EXTERNAL email. Please use caution when clicking links or opening attachments. If you believe this to be a malicious or phishing email, please report it using the "Report Message" button in Outlook. For any additional questions or concerns, contact CSIRT at "cybersecurity@austintexas.gov". 2 17 SP-2025-0031C.SH - PSH Lifeworks at Tillery; District 345 of 52 Greenfield, Meg From: Sent: To: Subject: Attachments: Greenfield, Meg Monday, April 14, 2025 4:11 PM Reg RE: Case number: SP-2025-0031C.SH PSH- LifeWorks at Tillery-SP-2025-0031C.SH-U0 MCR.pdf; Site Plan_Tillery Multifamily_SP-2025-0031C.SH.pdf Hi Reggie, I have added you to the project as an interested party. This is an administrative site plan, meaning that if the project complies with city code we can’t withhold the permit. That being said the project is currently in review for code compliance. I have attached comments from the first round of review and the site plan. There will be discretionary approval requested for the removal of heritage trees. So the project will go to City Council. You will receive additional notice for that meeting and a link for comments. Here is some quick info on the project: 120 affordable units 517 marker rate units 30,444 square ft of retail space 3800 square ft of office space 27500 square ft of open space Meg Greenfield Planner Senior, Public Projects Development Services Department 6310 Wilhelmina Delco Dr., Aus(cid:30)n, TX 78752 512-978-4663 office Meg.greenfield@aus(cid:30)ntexas.gov DevelopmentATX.com 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: DSD Visitor Log. Please note that all information provided is subject to public disclosure via DSD’s open data portal. For more information please visit: City of Austin Ordinance 2016-0922-005 | City Clerk’s website | City Clerk’s FAQ’s From: Reg <regmenon00@gmail.com> Sent: Friday, April 4, 2025 11:22 AM To: Greenfield, Meg <Meg.Greenfield@austintexas.gov> Subject: Case number: SP-2025-0031C.SH You don't often get email from regmenon00@gmail.com. Learn why this is important External Email - Exercise Caution 1 17 SP-2025-0031C.SH - PSH Lifeworks at Tillery; District 346 of 52 With reference to a development at 819 Tillery Street Hello Meg, My name is Reggie Menon and I am a resident of 907 Tillery St. I am writing about the development of a multi-family development at 819 Tillery Street. I would like to express my grave concern about this planned development on multiple fronts. - Safety and security: As a resident who values my beighborhood's safety and security, the nature of multi-families planned at 819 Tillery gives me concern. With unhoused folks who have co-morbidities like severe mental illness, substance use disorder etc, has there been any analysis conducted on what this does to neighborhoods with crime rates and public disturbances? Is there a comparative study whose results give us an assurance that this will not happen or this will be within acceptable thresholds? - property values: As someone who purchased a home 2 blocks from the planned site, I extremely concerned about property values depreciating owing to this development. Is there an assurance or reparations that are planned for anyone wanting to exit/ sell as a result of this development and ensuing safety issues/ concerns? will the city make good for any losses we have to bear on this account? How can I be a part of this evaluation and decisioning process as a concerned citizen? what are my avenues to contest/ appeal this? any info would be helpful. Thanks, Reggie Menon CAUTION: This is an EXTERNAL email. Please use caution when clicking links or opening attachments. If you believe this to be a malicious or phishing email, please report it using the "Report Message" button in Outlook. For any additional questions or concerns, contact CSIRT at "cybersecurity@austintexas.gov". 2 17 SP-2025-0031C.SH - PSH Lifeworks at Tillery; District 347 of 52 Greenfield, Meg From: Sent: To: Subject: Greenfield, Meg Tuesday, April 15, 2025 2:12 PM tjs6677@gmail.com RE: Administrative Filing Case Number SP-2025-0031C.SH Hi Toby, I was just told by the Council office that they have a mee(cid:26)ng this Thursday, April 17th 6-7pm at LifeWorks with neighbors, APD, HSO, and Housing to address neighborhood concerns. Please reach out to the council office for further details. Thanks, Meg Greenfield Planner Senior, Public Projects Development Services Department 6310 Wilhelmina Delco Dr., Aus(cid:26)n, TX 78752 512-978-4663 office Meg.greenfield@aus(cid:26)ntexas.gov DevelopmentATX.com PER CITY ORDINANCE: All individuals scheduling or accep(cid:26)ng a mee(cid:26)ng invita(cid:26)on with a City Official are requested to provide responses to the ques(cid:26)ons at the following link: DSD Visitor Log. Please note that all informa(cid:26)on provided is subject to public disclosure via DSD’s open data portal. For more informa(cid:26)on please visit: City of Aus(cid:26)n Ordinance 2016-0922-005 | City Clerk’s website | City Clerk’s FAQ’s -----Original Message----- From: Greenfield, Meg Sent: Tuesday, April 15, 2025 1:16 PM To: T S <tjs6677@gmail.com> Subject: RE: Administra(cid:26)ve Filing Case Number SP-2025-0031C.SH Hi Toby, Apologies for the slow response, there has been a lot of interest in this project. Thank you for your feedback! We have received similar feedback from other neighbors. I encourage you to work with the Council office on the ongoing safety concerns and rela(cid:26)onship with Lifeworks. In regard to this site plan applica(cid:26)on, I have added you to the project as an interested party so you’ll receive updates. I have aGached comments from the first round of review—this should give you an idea of how each review is providing feedback on the project. 1 17 SP-2025-0031C.SH - PSH Lifeworks at Tillery; District 348 of 52 The permit will not be issued un(cid:26)l all comments are cleared. There will be discre(cid:26)onary approval required for the removal of heritage trees. So the project will go to City Council. You will receive addi(cid:26)onal no(cid:26)ce for that mee(cid:26)ng and a link for comments. Here is some addi(cid:26)onal info on the project: 120 affordable units 517 marker rate units 30,444 square J of retail space 3800 square J of office space 27500 square J of open space For construc(cid:26)on concerns you can reach out to the design team: gabby@civilitude.com, nhat@civilitude.com Thanks, Meg Greenfield Planner Senior, Public Projects Development Services Department 6310 Wilhelmina Delco Dr., Aus(cid:26)n, TX 78752 512-978-4663 office Meg.greenfield@aus(cid:26)ntexas.gov DevelopmentATX.com PER CITY ORDINANCE: All individuals scheduling or accep(cid:26)ng a mee(cid:26)ng invita(cid:26)on with a City Official are requested to provide responses to the ques(cid:26)ons at the following link: DSD Visitor Log. Please note that all informa(cid:26)on provided is subject to public disclosure via DSD’s open data portal. For more informa(cid:26)on please visit: City of Aus(cid:26)n Ordinance 2016-0922-005 | City Clerk’s website | City Clerk’s FAQ’s -----Original Message----- From: T S <tjs6677@gmail.com> Sent: Monday, March 24, 2025 4:09 PM To: Greenfield, Meg <Meg.Greenfield@aus(cid:26)ntexas.gov> Subject: Administra(cid:26)ve Filing Case Number SP-2025-0031C.SH [You don't oJen get email from tjs6677@gmail.com. Learn why this is important at hGps://aka.ms/LearnAboutSenderIden(cid:26)fica(cid:26)on ] External Email - Exercise Cau(cid:26)on Good AJernoon, I received a no(cid:26)ce in the mail regarding Project Name PSH-LifeWorks at Tillery (see subject line for case number). I certainly meet the requirements of “interested party”. I am wri(cid:26)ng to strongly oppose approval of this project. There is a LifeWorks development at the other end of the street (Lyons and Pleasant Valley) and this neighborhood has been plagued with problems from that en(cid:26)ty for many years. There is constant police ac(cid:26)vity, and just this past weekend a gun was discharged from their property which went into a neighborhood home striking the maGress of the owner while she was sleeping. There is a school a couple of blocks from the proposed development and everyone in our neighborhood associa(cid:26)on has concerns with adding to the issues we have all experienced. I have also sent a copy of this email to 2 17 SP-2025-0031C.SH - PSH Lifeworks at Tillery; District 349 of 52 Council Member Jose Velasquez who already met with the neighborhood aJer a series of shoo(cid:26)ngs on Lyons Road. I leJ you a voicemail as well. Thank you Toby Strong 3107 Lyons Road (owner) 512.800.4935 CAUTION: This is an EXTERNAL email. Please use cau(cid:26)on when clicking links or opening aGachments. If you believe this to be a malicious or phishing email, please report it using the "Report Message" buGon in Outlook. For any addi(cid:26)onal ques(cid:26)ons or concerns, contact CSIRT at "cybersecurity@aus(cid:26)ntexas.gov". 3 17 SP-2025-0031C.SH - PSH Lifeworks at Tillery; District 350 of 52