09 SP-2017-0130C.SH(XT3) - The Grove at Shoal Creek Residential Phase PH 1 Site Plan Extension; District 10 - Staff Report — original pdf

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ZONING & PLATTING COMMISSION SITE PLAN EXTENSION REVIEW SHEET CASE NUMBER: SP-2017.0130C.SH (XT3) ZAP HEARING DATE:April 21, 2026 PROJECT NAME: The Grove at Shoal Creek Residential Phase 1 ADDRESS OF SITE: 4215 Bull Creek Rd COUNCIL DISTRICT: 10 WATERSHED: Shoal Creek JURISDICTION: Austin Full Purpose APPLICANT/ OWNER: AGENT: Grove Residential Development 2100 Northland Dr Austin, Tx 78756 A Ron Thrower (Thrower Design) P.O. Box 41957 Austin, TX 78704 (512) 686-4986 (512) 476-4456 CASE MANAGER: Chris Sapuppo (512) 978-4556 chris.sapuppo@austintexas.gov PROPOSED DEVELOPMENT: The applicant is requesting a five (5) year extension to a previously approved site plan. The construction of a 410-unit condominium development for residential use on a 75.79 acre site with associated parking, driveways, storm sewers, rain gardens, and water quality and utility improvements for a total of 986,198 sqft of impervious cover (32.3%). The project is located within the Shoal Creek Watershed and is subject to all watershed protection regulations as set forth in Chapter 25 of the City of Austin Code of Ordinances. This project participates in the Affordable Housing program. SUMMARY STAFF RECOMMENDATION: Staff recommends approval to extend this site plan permit by five (5) years, from March 01, 2026 to March 01, 2031 based on the case meeting criteria from LDC Section 25-5-62(C). The applicant has included a justification letter explaining details of this site (see attached). 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: the site plan substantially complies with the requirements that apply to a new (a) application for site plan approval; (b) expectation that the site plan would be constructed; the applicant filed the original application for site plan approval with the good faith 09 SP-2017-0130C.SH(XT3) - The Grove at Shoal Creek Residential Phase PH 1 Site Plan Extension; District 101 of 8SP-2017.0130C.SH(XT2)The Grove at Shoal Creek Residential Phase 1 (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; and” SUMMARY COMPONENTS OF SITE PLAN: LAND USE: The site is zoned PUD, all site calculations (F.A.R., Building coverage, and impervious cover) are within the allowed amount. The applicant filed the original application for site plan approval with the good faith expectation that the site plan would be constructed. ENVIRONMENTAL: All environmental comments have been cleared. TRANSPORTATION: All transportation comments have been cleared. PREVIOUS APPROVALS Site Plan original approval, permit expiration 03/01/2022 Site Plan XT approval, permit expiration 03/01/2023 Site Plan XT(2) approval, permit expiration 03/01/2026 PROJECT INFORMATION SITE AREA EXISTING ZONING FLOOR-AREA RATIO BUILDING COVERAGE IMPERVIOUS COVERAGE PARKING 3,301,412.4 sq. ft. PUD Allowed/Required Tract A 0.75:1 Tract B: 1.5:1 Tract C: 0.75:1 Tract D: 1:1 Tract E: 0.75:1 Tract F: 1:1 Tract G: 1:1 45% (Tract A&E) 55% (Overall Site per Ordinance 20161215-075) 55% (Tract A&E) 65% (Overall Site per Ordinance 20161215-075) 666 75.79 acres Proposed Tract A: 0.31:1 Tract B: 0.01:1 Tract C: 0.74:1 Tract D: 0.97:1 Tract E: 0.42:1 Tract F: 0.83:1 Tract G: 0.45:1 15.9% 32.3% 838(on site) EXISTING ZONING AND LAND USES ZONING LAND USES Site North South East West PUD PUD SF-3 SF-3 SF-3 CS-MU-CO Planned Unit Development Planned Unit Development Family Residence Family Residence Family Residence General Commercial Services, Mixed Use Combining District 09 SP-2017-0130C.SH(XT3) - The Grove at Shoal Creek Residential Phase PH 1 Site Plan Extension; District 102 of 8 SP-2017.0130C.SH(XT2)The Grove at Shoal Creek Residential Phase 1 ABUTTING STREETS ASMP Road Name Classification ASMP Required ROW 58 feet Existing ROW ~65 feet Existing Pavement Width 48 feet Classification Local residential collector 72 feet 58 feet 63 feet 43 feet Collector 50 feet 28 feet Local residential collector Level 1 Level 2 Level 1 Level 1 58 feet n/a (private) 24 feet Private Level 1 58 feet n/a (private) 22 feet Private Jackson Avenue Bull Creek Road Idlewild Road Lacey Cup Drive Jessie Heights Dr NEIGHBORHOOD ORGANIZATIONS: 45th St. Concerned Citizens Austin Independent School District Austin Lost and Found Pets Bull Creek Road Coalition Friends of Austin Neighborhoods Friends of The Grove Homeless Neighborhood Association Neighborhood Empowerment Foundation North Austin Neighborhood Alliance, Preservation Austin Ridgelea Neighborhood Assn. SELTexas Shoal Creek Conservancy Sierra Club Austin Regional Group 09 SP-2017-0130C.SH(XT3) - The Grove at Shoal Creek Residential Phase PH 1 Site Plan Extension; District 103 of 8 February 26, 2026 Director Development Services Department City of Austin PO Box 1088 Austin, Texas 78767 RE: The Grove at Shoal Creek Residential Phase One SP-2017-0130.C.SH Site Plan Extension Request We request a 5-year extension to this approved site plan. This site plan has completed several phases of development. This additional Commission approved extension is needed to complete the process of obtaining building permits and to complete the construction of the remaining residential homes. Should you have any questions, please contact us. Sincerely, A. Ron Thrower P . O . B O X 4 1 9 5 7 , A U S T I N , T E X A S 7 8 7 0 4 1 5 0 7 I N G L E W O O D S T . , A U S T I N , T E X A S 7 8 7 41 09 SP-2017-0130C.SH(XT3) - The Grove at Shoal Creek Residential Phase PH 1 Site Plan Extension; District 104 of 8 December 8, 2025 Director City of Austin Development Services Department 6310 Wilhelmina Delco Drive, Austin, Texas Austin, Texas 78752 Re: Engineers Summary Letter The Grove At Shoal Creek Residential Phase One Site Plan – Site Plan Extension Request 4205 Bull Creek Road, Austin, Texas This summary letter has been prepared on behalf of ‘Grove Residential Development’ as part of the Consolidated Site Plan Application Extension submittal for ‘Grove at Shoal Creek Residential Phase One’. This project is in support of a portion of a 30.125 acre property within the full purpose city limits of the City of Austin, Travis County. The address for the site is 4205 Bull Creek Road, Austin, Texas, 78731. The zoning is PUD, governed by The Grove at Shoal Creek PUD Ordinance #20161215-075, approved on December 15, 2015. The development consists of 410 condominium residential units with associated private drives, utility, storm sewer, and water quality improvements. The site is part of the preliminary plan for the Grove at Shoal Creek (C8-2016-0197.SH). The site is currently under construction. Of the 116 phases, 105 have been closed out and 11 are remaining. The site is located within the Shoal Creek watershed, which is in an Urban watershed per City of Austin. No portion of the site plan area is located within the 100-year floodplain as determined by the Federal Emergency Management Agency’s Flood Insurance Rate 48453C0445K (dated January 22nd, 2020), 48453C0435K (dated January 22nd, 2020), and 48453C0455J (dated January 6, 2016). Per an Environmental Resource Inventory conducted by Horizon Environmental Services and confirmed by the City of Austin staff, the site is not within the Edward’s Aquifer Recharge Zone. Stormwater quality is provided by a wet pond installed as part of the Grove at Shoal Creek Subdivision Construction Plan improvements, City of Austin case number C8-2016-0197.1B.SH. The wet pond is designed to capture and treat 33.82 acres of impervious cover. Additional water quality treatment is provided through multiple rain gardens on site. Verification of no adverse downstream impacts for this site plan is provided as part of the Subdivision Construction Plans and the associated Grove at Shoal Creek Drainage Impact Assessment dated March 30th, 2017. All water quality facilities are designed to meet City of Austin and TCEQ standards. Water service is provided by Austin Water Utility. The site is served by existing waterline stub-outs at Jackson Avenue, constructed as part of the Grove at Shoal Creek Subdivision Construction Plan improvements. The site is under approved Service Extension Request (“SER”) 3607. Wastewater service is provided by Austin Water Utility. The site gravity flows to an existing wastewater main constructed as part of the Grove at Shoal Creek Subdivision Construction Plan improvements. The existing wastewater main gravity flows to an existing 42” concrete wastewater line (AWU Profile No # A-9374 & A-9375) per approved SER 3608. You may contact me at (512) 879-0418 or at bgrace@bgeinc.com if you have any questions regarding this site plan extension request. Sincerely, Brian J Grace, P.E. Director, Site Development BGE, Inc. TBPE Firm #F-1046 09 SP-2017-0130C.SH(XT3) - The Grove at Shoal Creek Residential Phase PH 1 Site Plan Extension; District 105 of 8 09 SP-2017-0130C.SH(XT3) - The Grove at Shoal Creek Residential Phase PH 1 Site Plan Extension; District 106 of 809 SP-2017-0130C.SH(XT3) - The Grove at Shoal Creek Residential Phase PH 1 Site Plan Extension; District 107 of 809 SP-2017-0130C.SH(XT3) - The Grove at Shoal Creek Residential Phase PH 1 Site Plan Extension; District 108 of 8