14 SP-2019-0280C(XT2) - Red Bluff Triangle; District 3 - Staff Report — original pdf

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PLANNING COMMISSION SITE PLAN EXTENSION REVIEW SHEET CASE NUMBER: SP-2019-0280C(XT2) PC HEARING DATE: August 26, 2025 PROJECT NAME: Red Bluff Triangle ADDRESS OF SITE: 4713 E Cesar Chavez St COUNCIL DISTRICT: 3 NEIGHBORHOOD PLANNING AREA: Govalle WATERSHED: Colorado River JURISDICTION: Full-Purpose APPLICANT/ OWNER: AGENT: Jewels Cain Armbrust & Brown, PLLC Austin, TX Dan Brown, PE Malone Wheeler Austin, TX (512) 435-2318 (512) 899-0601 CASE MANAGER: Christine Barton-Holmes, CNUa, LEED AP (512) 974-2788 christine.barton-holmes@austintexas.gov PROPOSED DEVELOPMENT: The applicant is requesting a three-year extension to a previously approved site plan. The site plan was originally approved on December 10, 2020, with an expiration date of December 10, 2023. A subsequent administrative extension brought the expiration date to October 22, 2025. The site plan was approved to construct 37,000 sf of mixed-use office and retail, with associated improvements. The project is adjacent to the Red Bluff Hotel, SP-2019-0067B(XT2), which is also in review for a Commission extension. Delays in construction were caused by the Covid environment in the early 2020s, affecting financing and market conditions. Offsite infrastructure necessary for the project has been completed under Service Extension Request (SER) 3389. SUMMARY STAFF RECOMMENDATION: Staff recommends approval to extend this site plan permit by three years, from October 22, 2025 to October 22, 2028, based on the case meeting criteria from LDC Section 25-5-62(C)(1)(a). 25-5-63(C) Extension of released site plan by the Land Use Commission: “the Land Use Commission may extend the expiration date of a released site plan beyond the date established by this chapter if the Land Use Commission determines that the request complies with the requirements for extension by the director under 25-5-62 (Extension of Released Site Plan by Director).” 25-5-62(C) The director may extend the expiration date of a released administrative site plan one time for a period of one year if the director determines that there is good cause for the requested extension; and (1) the director determines that: a) the site plan substantially complies with the requirements that apply to a new application for site plan approval; b) the applicant filed the original application for site plan approval with the good faith expectation that the site plan would be constructed; 14 SP-2019-0280C(XT2) - Red Bluff Triangle; District 31 of 11c) the applicant constructed at least one structure shown on the original site plan that is suitable for permanent occupancy; or d) the applicant has constructed a significant portion of the infrastructure required for development of the original site plan; SUMMARY OF SITE PLAN: LAND USE: The site is zoned CS-MU-CO-NP. All site calculations are within the allowed amount. ENVIRONMENTAL: All environmental comments have been cleared. TRANSPORTATION: All transportation comments have been cleared. PREVIOUS APPROVALS: 12/10/2020: 12/11/2023: Site Plan administrative approval. Permit expiration: 12/10/2023 One-year administrative extension approved. Permit expiration moved to 10/22/2025. PROJECT INFORMATION: SITE AREA EXISTING ZONING FLOOR-AREA RATIO BUILDING COVERAGE IMPERVIOUS COVERAGE 1.088 acres CS-MU-CO-NP Allowed 2:1 95% 95% EXISTING ZONING AND LAND USES: Proposed 2:1 75% 86% North South East West ZONING CS-CO-NP GR-MU-CO-NP CS-CO-NP CS-CO-NP ABUTTING STREETS: Street LAND USES Restaurants and light industrial Undeveloped ad the Colorado River Restaurants and light industrial Light industrial Pavement Width Classification E Cesar Chavez St Red Bluff Rd 60’ 50’ Level 3 Corridor Mobility Level 1 Local Mobility NEIGHBORHOOD ORGANIZATIONS: Austin Independent School District Del Valle Community Coalition East Town Lake Citizens Neighborhood Association Friends of Austin Neighborhoods Guadalupe Neighborhood Development Corporation Homeless Neighborhood Association Preservation Austin Overton Family Committee Austin Neighborhoods Council East Austin Conservancy El Concilio Mexican-American Neighborhoods Govalle/Johnston Terrace NPA Contact Team River Bluff Neighborhood Association Tejano Town ATTACHMENTS: A. Property Profile Report B. Non-Administrative Extension Request Letter C. Administrative Extension Approval Letter D. Site Plan Sheets 14 SP-2019-0280C(XT2) - Red Bluff Triangle; District 32 of 11 Permitting and Development Center | 6310 Wilhelmina Delco Drive, Austin, TX 78752 | (512) 978-4000 Property Profile Report General Information Location: Parcel ID: Grid: 4713 E CESAR CHAVEZ ST 0200140101 L21 Planning & Zoning *Right click hyperlinks to open in a new window. Future Land Use (FLUM): Mixed Use Regulating Plan: No Regulating Plan Zoning: Zoning Cases: Zoning Ordinances: Zoning Overlays: Neighborhood Plan: CS-MU-CO-NP C14-2018-0042 030327-11a 19990225-070b 20181018-054 Airport Overlay: CONTROLLED COMPATIBLE LAND USE AREA ADU Approximate Area Reduced Parking Residential Design Standards: LDC/25-2-Subchapter F Selected Sign Ordinances Waterfront Setbacks Overlay Waterfront Overlay: RED BLUFF Wildland Urban Interface 2024 GOVALLE Zoning Map Infill Options: Mixed Use Building Infill Option, Small Lot Amnesty Infill Option Neighborhood Restricted Parking Areas: -- Mobile Food Vendors: Historic Landmark: -- -- Urban Roadways: Yes Zoning Guide The Guide to Zoning provides a quick explanation of the above Zoning codes, however, the Land Development Information Services provides general zoning assistance and can advise you on the type of development allowed on a property. Visit Zoning for the description of each Base Zoning District. For official verification of the zoning of a property, please order a Zoning Verification Letter. General information on the Neighborhood Planning Areas is available from Neighborhood Planning. Imagery Map Environmental Fully Developed Floodplain: No FEMA Floodplain: .2 PCT ANNUAL CHANCE FLOOD HAZARD Austin Watershed Regulation Areas: URBAN Watershed Boundaries: Creek Buffers: Colorado River CWQZ Edwards Aquifer Recharge Zone: Edwards Aquifer Recharge Verification Zone: Erosion Hazard Zone Review Buffer: Political Boundaries No No No Jurisdiction: AUSTIN FULL PURPOSE Council District: 3 County: TRAVIS School District: Austin ISD Community Registry: Austin Independent School District, Austin Neighborhoods Council, Del Valle Community Coalition, East Austin Conservancy, East Town Lake Citizens Neighborhood Association, El Concilio Mexican- American Neighborhoods, Friends of Austin Neighborhoods, Govalle/Johnston Terrace Neighborhood Plan Contact Team, Guadalupe Neighborhood Development Corporation, Homeless Neighborhood Association, Overton Family Committee , Preservation Austin, River Bluff Neighborhood Assoc., Tejano Town Vicinity Map The Information on this report has been produced by the City of Austin as a working document and is not warranted for any other use. No warranty is made by the City regarding its accuracy or completeness. Date created: 8/18/2025 14 SP-2019-0280C(XT2) - Red Bluff Triangle; District 33 of 11May 2, 2025 José G. Roig, Director City of Austin Development Services Department 6310 Wilhelmina Delco Drive Austin, Texas 78752 Re: Site Plan Extension For Red Bluff Triangle (SP-2019-0280C(XT)) 4713 East Cesar Chavez Street, Austin, Travis County, Texas 78702 Dear Mr. Roig, On behalf of the owner of the above referenced project, our firm respectfully requests a three-year extension from the current expiration date (October 22, 2025) for the approved site plan for the Red Bluff Triangle project referenced by City of Austin Case No. SP-2019-0280C(XT) (the “Project”). This request is made in accordance with Section 25-5-63 of the Land Development Code (“LDC”). Under Section 25-5-63(C), the Land Use Commission may extend the expiration date of a released site plan beyond the date established if the Land Use Commission determines that the request complies with the requirements for extension by the director under Section 25-5-62. According to Section 25-5- 62(C), an applicant must satisfy provisions (C)(1) and (2). Under provision (1), the applicant must comply with any, but not all, of subsections (a) through (d). For this Project, the applicant has satisfied subsection (b) and (d). In accordance with subsection (b), the applicant filed the previously approved site plan with a good faith expectation that the site plan would be constructed, and, per subsection (d), the applicant has completed construction of the offsite infrastructure required for development of the previously approved site plan per Service Extension Request (SER) 3389. Austin Water Utility has accepted the improvements of SER-3389, as evidenced by record drawings AWU-2021-0777 documenting completion, and they are currently operational. Additionally, above and below ground structures on the property have been removed as shown on the previously approved site plan and permitted under the approved demolition permit #2021-081095 BP. Under provision (2), a traffic impact analysis was submitted with the application for the previously approved site plan and the assumptions and conclusions of the analysis are valid. The proposed improvements include an approximate 37,000-square foot building and parking garage area, along with all associated utility, sidewalk, grading, and drainage improvements. The owner would like the ability to extend the site plan for three years until October 22, 2028, due to market conditions and allowing for additional time. 5113 Southwest Parkway, Suite 260, Austin, Texas 78735 T: 512.899.0601 Firm Registration No. F-786 www.malonewheeler.com 14 SP-2019-0280C(XT2) - Red Bluff Triangle; District 34 of 11 Sincerely, Malone Wheeler, Inc. Dan Brown, P.E. Project Manager/Principal Firm Registration No. F-786 www.malonewheeler.com 14 SP-2019-0280C(XT2) - Red Bluff Triangle; District 35 of 11 16 January 2024 30184047.02 Development Services Department 6310 Wilhelmina Delco Drive Austin, Texas 78752 RE: Engineer’s Summary Letter for Site Plan Extension Red Bluff Triangle (SP-2019-0280C(XT)) 4713 East Cesar Chavez Street Austin, TX 78702 To Whom It May Concern: WGI is submitting this application and associated supporting documents as a request to the City of Austin Development Service to administratively approve a one-year extension to the current site plan, which includes a 4-story office and retail building with associated site plan improvements. The project is part of a set of connected projects which includes the Red Bluff Hotel South (SP-2019-0067B), which provides a 63-room hotel room and associated restaurant and Red Bluff ROW Improvements (SP-2023-0207D), in which electric and telecommunication lines will be lowered into a duct bank and a 66-inch storm line will be installed per a Regional Stormwater Management Program (RSMP) and Community Facilities Agreement. This ±1.088-acre site is a proposed 4-story office and retail building within the City of Austin full purpose limits. The property is located within the Colorado River Watershed, which is classified as an Urban Watershed. No portion of the site is in the Edwards Aquifer Recharge or Contributing zone. Portions of the subject site are located within the 100- year and 500-year flood plain as shown on FEMA Map Panel No. 48453C0465K dated January 22, 2020. The property is zoned community commercial-mixed use-conditional overlay neighborhood plan (GR-MU-CO-NP) and is located within the Desired Development Zone for development purposes as defined by the City of Austin. The COA Development Services Department (DSD) approved the original site plan on December 10, 2020, with an expiration date of December 2023. The project has proceeded since the December 2020 date with AW infrastructure such as the fire hydrant on E Cesar Chavez Street, installation and capping of existing utilities, and wastewater SER improvements. Since then, the project has been on hold while the regional stormwater improvements are being designed which includes installing a 66-inch storm line along the west property boundary. The storm line has undergone extensive coordination between WGI, Watershed Protection, and Austin Water and is expected to be approved within the first half of 2024. Once the construction of the proposed regional stormwater and duct bank improvements has commenced, this project will proceed with providing a correction to tie into the improvements and proceed with construction. Since the release of this site plan, the COA has adopted ATLAS-14 method for analyzing rainfall, which does not impact this site plan as no detention was required and the future stormwater improvements will provide ATLAS 14 flows to the system. Given the circumstances of the progress of the adjacent projects, we are requesting a one-year extension of the originally approved site development permit. Taking these circumstances and WGI 4700 Mueller Boulevard | Suite 300 | Austin, Texas 78723 512.669.5560 | WGInc.com 14 SP-2019-0280C(XT2) - Red Bluff Triangle; District 36 of 11 the dates mentioned in our Comment Response letter into consideration, this would result in a new expiration date of December 10, 2024. If you should have any questions about the information contained herein, please do not hesitate to contact WGI offices for clarification. Regards, WGI Texas Engineering Firm No. F-15085 Rachel Enns, P.E. Project Engineer WGI 4700 Mueller Boulevard | Suite 300 | Austin, Texas 78723 512.669.5560 | WGInc.com 14 SP-2019-0280C(XT2) - Red Bluff Triangle; District 37 of 11 14 SP-2019-0280C(XT2) - Red Bluff Triangle; District 38 of 1114 SP-2019-0280C(XT2) - Red Bluff Triangle; District 39 of 1114 SP-2019-0280C(XT2) - Red Bluff Triangle; District 310 of 1114 SP-2019-0280C(XT2) - Red Bluff Triangle; District 311 of 11