B-11 (SP-2019-0109C - Water Oak Apartments; District 5) — original pdf

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ZONING AND PLATTING COMMISSION SITE PLAN VARIANCE REVIEW SHEET SP-2019-0109C ZAP DATE: 5/5/2020 Onion Creek (Suburban) 12234 Heatherly Drive South IH 35 Investors, LP Jones Carter, Gemsong Ryan (512) 685-5147 CASE NUMBER: PROJECT NAME: Water Oak Apartments ADDRESS: APPLICANT: AGENT: CASE MANAGER: Jeremy Siltala (512) 974-2945 or jeremy.siltala@austintexas.gov WATERSHED: APPLICATION REQUEST: The applicant has requested a variance from LDC 25-8-341 to allow cut in excess of 4 feet on slopes exceeding 15 percent. PROJECT DESCRIPTION: The project consists of 14 apartment buildings with associated amenities and infrastructure on a 17-acre site. SUMMARY STAFF COMMENT: The variance is necessary to allow grading for the stormwater detention pond due to topography. STAFF RECOMMENDATION: Staff recommends approval of the variance request. The site plan will comply with all other requirements of the Land Development Code prior to its release. PROJECT INFORMATION: SITE AREA 766,612 SF, 17.5 acres ZONING MF-4 PROPOSED USE Multifamily Residential PROPOSED IMPERVIOUS COVER 41.8% PROPOSED BUILDING COVERAGE 15.7% PROPOSED BUILDING HEIGHT PROPOSED F.A.R PROPOSED VEHICULAR ACCESS PROPOSED PARKING 45 feet or 4 stories 0.3:1 Heatherly Drive 509 automobile, 26 bicycle NEIGHBORHOOD ORGANIZATIONS: Austin Independent School District Austin Lost and Found Pets Bike Austin Del Valle Community Coalition Friends of Austin Neighborhoods Neighborhood Empowerment Foundation Onion Creek Homeowners Assoc. SELTexas Sierra Club, Austin Regional Group 1 of 54B-11Development Services Department Staff Recommendations Concerning Required Findings Project Name: Ordinance Standard: Watershed Protection Ordinance Variance Request: Water Oak Apartments Request to vary from LDC 25-8-341 to allow cut in excess of 4 feet, to 13 feet, on slopes exceeding 15 percent. Include an explanation with each applicable finding of fact. A. Land Use Commission variance determinations from Chapter 25-8-41 of the City Code: 1. The requirement will deprive the applicant of a privilege available to owners of similarly situated property with approximately contemporaneous development subject to similar code requirements. Yes The site slopes toward the middle, from east and west, toward an unclassified creek (drainage area less than 64 acres) that bisects the lot (see Applicant Exhibit 4 for topography). With a gross site area of 21.4 acres, 1.6 acres have slopes between 15 and 25 percent, 0.5 acres have slopes from 25 to 35 percent, and 0.04 acres have slopes over 35 percent. The steepest slopes are at the north, downstream end of the creek. This is also the best location for the detention pond, since it is the lowest point of the site. Developers of similarly situated properties have been allowed to grade over 4 feet for ponds located on steep slopes. 2. The variance: a) Is not necessitated by the scale, layout, construction method, or other design decision made by the applicant, unless the design decision provides greater overall environmental protection than is achievable without the variance; Yes The variance is not necessitated by the layout. The steepest slopes are located in the most logical location for stormwater detention. b) Is the minimum deviation from the code requirement necessary to allow a reasonable use of the property; Yes The variance is minimum deviation. The pond volume has been minimized by use of rain gardens to treat the entire water 2 of 54B-11quality volume. The pond shape has been designed to maximize tree protection. c) Does not create a significant probability of harmful environmental consequences. Yes The variance does not create a significant probability of harmful environmental consequences. Erosion and sedimentation controls have been designed to prevent runoff during construction and post-development runoff is required to match pre-development. 3. Development with the variance will result in water quality that is at least equal to the water quality achievable without the variance. Yes The variance will not adversely affect water quality. B. The Land Use Commission may grant a variance from a requirement of Section 25-8-422 (Water Supply Suburban Water Quality Transition Zone), Section 25-8-452 (Water Supply Rural Water Quality Transition Zone), Section 25-8-482 (Barton Springs Zone Water Quality Transition Zone), Section 25-8-368 (Restrictions on Development Impacting Lake Austin, Lady Bird Lake, and Lake Walter E. Long), or Article 7, Division 1 ( Critical Water Quality Zone Restrictions ), after determining that:: 1. The criteria for granting a variance in Subsection (A) are met; 2. 3. NA NA NA The requirement for which a variance is requested prevents a reasonable, economic use of the entire property; The variance is the minimum deviation from the code requirement necessary to allow a reasonable, economic use of the entire property. Staff Determination: Staff determines that the findings of fact have been met. Staff recommends the following conditions: 1. Stockpile and reserve topsoil for use in revegetation of disturbed areas. 2. Revegetate disturbed areas adjacent to creek and pond with riparian plantings per 609S.6. 3. Use enhanced erosion & sedimentation controls during construction to prevent outflow of sediment-laden water from pond. Environmental Reviewer (DSD) _____________________________ (Pamela Abee-Taulli) 3/30/20 ________________ Date 3 of 54B-11Environmental Review Manager (DSD) _____________________________ (Mike McDougal) 3/30/20 _______________ Date Environmental Officer (WPD) _____________________________ (Chris Herrington) 4/02/2020 ________________ Date 4 of 54B-115 of 54B-116 of 54B-117 of 54B-118 of 54B-119 of 54B-1110 of 54B-1111 of 54B-1112 of 54B-1113 of 54B-1114 of 54B-1115 of 54B-1116 of 54B-1117 of 54B-1118 of 54B-1119 of 54B-1120 of 54B-1121 of 54B-1122 of 54B-1123 of 54B-1124 of 54B-1125 of 54B-1126 of 54B-1127 of 54B-1128 of 54B-1129 of 54B-1130 of 54B-1131 of 54B-1132 of 54B-1133 of 54B-1134 of 54B-1135 of 54B-1136 of 54B-1137 of 54B-1138 of 54B-1139 of 54B-1140 of 54B-1141 of 54B-1142 of 54B-1143 of 54B-1144 of 54B-1145 of 54B-1146 of 54B-1147 of 54B-1148 of 54B-1149 of 54B-1150 of 54B-11 ENVIRONMENTAL COMMISSION MOTION 20200415 006a Date: April 15, 2020 Subject: Water Oak Apartments, SP-2019-0109C Motion by: Kevin Ramberg Seconded by: Linda Guerrero RATIONALE: WHEREAS, the Environmental Commission recognizes the applicant is requesting a variance from LDC 25- 8-341 to allow cut in excess of 4 feet on slopes exceeding 15 percent; and WHEREAS, the Environmental Commission recognizes the site is located in the Onion Creek Watershed, desired development zone and not over the Edwards Aquifer Recharge Zone; and WHEREAS, the Environmental Commission recognizes that staff recommend the variance with conditions having determined the findings of fact have been met. THEREFORE, the Environmental Commission recommends approval of the requested variance from LDC 25-8-341 to allow cut in excess of 4 feet on slopes exceeding 15 percent with the following; Staff Conditions: 1. Stockpile and reserve topsoil for use in revegetation of disturbed areas 2. Revegetate disturbed areas adjacent to creek and pond with riparian plantings per 609S.6 3. Use enhanced erosion and sedimentation controls during construction to prevent outflow of sediment laden water from pond. Environmental Commission Conditions: None VOTE 9-0 For: Smith, Nill, Neely, Gordon, Bedford, Ramberg, Guerrero, Coyne, and Maceo Against: None Abstain: None Recuse: None Absent: Creel, Thompson 1 51 of 54B-11 Approved By: Linda Guerrero, Environmental Commission Chair 2 52 of 54B-11A B C D E Z OHE x x Z x OHE x Z x OHE Z OHE Z OHE Z OHE Z OHE Z OHE Z OHE Z OHE Z OHE Z OHE Z OHE Z OHE Z OHE Z OHE Z OHE Z OHE Z OHE Z OHE Z OHE Z OHE Z OHE Z OHE Z OHE Z OHE Z OHE Z OHE Z M AIL T CLUBHOUSE U E U E U E UE T T UNIT B1 UNIT B1 NATURAL & UNDEVELOPED PRIVATE OPEN SPACE UNIT A1 UNIT A2 BUILDING 4 UNIT A1 UNIT A2 UNIT B2 x x x x x x x x x x x x x x x x E U E U E U UE U E U E E U E U x x x x x x x x x x x x x x x x x E U E U E U U N I T B 1 UE U E T U N I T B 1 U E U E U N I T A 1 U N I T A 2 B U I L D I N G 1 U N I T A 1 U N I T A 2 U N I T B 2 UNIT B1 U N I T B 1 U E U N I T B 2 UNIT B1 U N I T B 1 U N I T A 2 U N I T A 2 B U I L D I N G 2 U N I T A 2 U N I T A 2 U E T T U NIT B1 U N I T A 3 U N I T A 3 E U E U E U E U U NIT B1 E U UE UE U NIT A1 U NIT A1 BUILDING 3 U NIT A1 U NIT A1 U NIT E1 U NIT E1 INTERSTATE HIGHWAY 35 (ROW VARIES) U E U E U E UE U NIT B 1 U NIT B 1 U E U NIT A 1 U NIT A 2 U IL D I N B 3 G 1 U NIT A 1 U NIT A 2 U E U E INTERSTATE HIGHWAY 35 ACCESS ROAD NORTHBOUND UE UE UNIT A3 UNIT A2 UNIT A2 BUILDING 11 UNIT A3 UNIT A2 UNIT A2 UNIT B1 UNIT B1 2 N I T B U 4 G 1 2 N I T B U U E E U 1 N I T B U D I N U IL B E U 1 N I T B U T U E T U NIT B 2 U NIT B 2 U NIT B1 U E U NIT B1 BUILDING 9 U NIT B2 WQ/DETENTION POND UNIT A1 UNIT A1 BUILDING 10 UNIT A1UNIT A1 UNIT E1 UNIT E1 U E U NIT B 1 UE T G 1 2 B U IL DIN U NIT B2 U NIT B2 U E U E U E U E U E U E UNIT B1 BUILDING 5 UNIT B1 UNIT B2 UNIT B2 UNIT B2 T UE T UNIT C1 T UE UNIT A2 BUILDING 6 UNIT C1 UNIT B2 UNIT A2 UE UNIT B2 U E T UNIT B1 UNIT B1 U E UNIT A1 UNIT A2 B U I L D I N G 7 UNIT A1 UNIT A2 U E U E U E T UNIT B1 UNIT B2 UNIT B1 UNIT A1 UNIT A2 B U I L D I N G 8 UNIT A1 UNIT A2 UNIT B2 UE UE UE H E A T H E R L Y D R I V E ( 6 4 ' P U B L I C R . O . W . UE ) U E UE UE UE UE UE UE U E U NIT B2 U NIT B1 UE 1 2 3 4 r e t r a C | s e n o J 8 1 0 2 © K:\0A836\0A836-0006-00 Multifamily Site at IH-35 S and IH-45 SE\2 Design Phase\CAD\Plans\Site Plan Phase 1\A836-0006 SITE PLAN.dwg SH: April 28, 2020 F . p p A S N O I S I V E R e t a D . o N THE LOCATION OF EXISTING UNDERGROUND UTILITIES ARE SHOWN IN AN APPROXIMATE WAY ONLY. THE CONTRACTOR SHALL DETERMINE THE EXACT LOCATION OF ALL EXISTING UTILITIES BEFORE COMMENCING WORK. HE AGREES TO BE FULLY RESPONSIBLE FOR ANY AND ALL DAMAGES WHICH MAY OCCUR BY HIS FAILURE TO EXACTLY LOCATE AND PRESERVE ANY AND ALL UNDERGROUND UTILITIES. EXISTING LEGEND EXISTING LEGEND PROPOSED LEGEND PROPOSED LEGEND 9 3 4 - F . o N n o i t a r t s i g e R s r e e n g n E i l a n o i s s e f o r P f o d r a o B s a x e T . . 3 9 4 9 1 4 4 2 1 5  1 4 7 8 7 s a x e T , n i t s u A  0 5 1 e t i u S , l d r a v e u o B e n a v e D n i v l A 0 0 1 3 Z N R N G H S : . Y B D E N G I S E D : Y B D E K C E H C : Y B N W A R D N W O H S S A 9 1 0 2 , 2 1 H C R A M : E L A C S : E T A D 6 0 0 0 - 6 3 8 A 0 : . O N B O J S T N E M T R A P K A A R O E T A W C L L d n a L s l l i H e e r h T I N A L P E T S L L A R E V O · · · · (cid:3) (cid:3) SITE PLAN APPROVAL SHEET 27 OF 133 FILE NUMBER: SP-2019-0109C APPLICATION DATE: MARCH 12, 2019 APPROVED BY COMMISSION ON UNDER SECTION 112 OF CHAPTER 25-5 OF THE CITY OF AUSTIN CODE EXPIRATION DATE (25-5-81, LDC) CASE MANAGER J. Siltala PROJECT EXPIRATION DATE (ORD.#970905-A) DWPZ DDZ Director, Development Services Department RELEASED FOR GENERAL COMPLIANCE: ZONING: MF-4 Rev. 1 Rev. 2 Rev. 3 Correction 1 Correction 2 Correction 3 Final plat must be recorded by the Project Expiration Date, if applicable. Subsequent Site Plans which do not comply with the Code current at the time of filing, and all required Building Permits and/or a notice of construction (if a building permit is not required), must also be approved prior to the Project Expiration Date. SHEET NO. OF 133 27 C 9 0 1 0 - 9 1 0 2 - P S 53 of 54B-11• • 54 of 54B-11