January-February 2003 SLNA Scoop Archive

2/24/03--2403 S. Lamar Update
Jeff Jack of Zilker NA and I did some measuring of the Russell's lot on Saturday.  Jeff then did a blueprint of what parking might fit on the back part.

I met with city staff this afternoon and had them check the parking lot design. It doesn't look like the lot's owners can get enough parking there for the existing building, let alone a deck or walk-in cooler.  But we knew that all along...now we have the proof. (They can come close if they get to count the ROW parking in front, but they have to have permission from the city to count it.)  LO zoning will work just fine and will further protect the impervious cover if/when the trailer park changes.

I met with Council Member Raul Alverez and asked for his vote on LO zoning.  I also found out from city staff that Sarah Crocker, the owner's consultant, had not done all of the necessary survey work required by the city.  She just turned it in today.  Therefore, second reading won't be until March 20 or 27.

FYI
Bryan
 

2/19/03--Car Lot Time Again!!!
Hi gang,
I spoke with Kevin last night and he mentioned he saw the pipe railing going up around the old Shamrock. A pipe worker told him it was for "Down Under" used cars.  They have another location on Lamar close to Manchaca.

I dropped into their existing location today and spoke the folks in the office. They confirmed that they were going to open a second location at the old Shamrock.

One problem, I said...the property is still zoned SF-3 from way back and will have to be rezoned for any new use. They thought "big deal", till I told them it would have to go to the planning commission, and then to City Council for three readings. They began to smell the coffee. I told them the hood was not too happy with the proliferation of used car lots all over Lamar. I am sure this will filter back to the land owner sooner or later.

FYI
Bryan

Editor's Note:  The SF-3 zoning has been found to be in error, the lot is actually zoned CS.
 

2/14/03--Council Readings for 2403 S. Lamar Rezoning
This from out next door neighborhood, Zilker NA.
I think we should plan to go down to city hall on walk in days with Raul and Daryl on Mon and Tues afternoons.
With a little lobbying I think we can keep this at LO-CO... the more restrictive zoning and still allow Russell's to do their thing.

Thanks to our Zilker friends for their support.
FYI
Bryan

Greetings and Happy Valentine's Day!
 

RE: Russell's rezoning at 2403 S. Lamar (was Anna's Toy Depot)
Last night, rezoning for "Russell's" passed on only 1st reading, could pass on 2nd/3rd with the next vote, presumably at next Thursday's council meeting. Actually this is the land owned by W.O. Harper trust fund, and they are represented by Sarah Crocker as you all know.
 
Motion was by Betty Dunkerley, 2nd by Danny Thomas - to pass staff recommendation, until Jackie Goodman asked why not WITH the planning Commission's conditional overlay of restricted uses? (making it the requested GR, with C.O.) That was accepted as the motion which passed without conflict, but only on first reading. Alice Glasco DID CONFIRM to council that L.O. (and N.O.?) will allow the restaurant. We just need to get organized better. It's as if council has extended our opportunity for input - for the taking. Surrounding SF-3 and a "domino effect" for this area of S Lamar were concerns raised.
 
I missed the public comment part, but Michael mentioned that Carol Gibbs had a good presentation. I had planned to oppose and write this on the back of my card to be read, but I barely got there too late.
"Please consider the future of local Zilker and S. Lamar neighborhoods. This is FOREVER the main traffic lighted, left turn access for homes on both sides. N.O. Zoning with C.O. WILL reach the applicant's goals AND trigger compatibility standards for height and density here."
 
We need to email and/or show up to represent the various aspects we are concerned about.
-Bobby

 

02/07/03--More on Maria's BoA Reconsideration
Hey folks. A little more info on the Board of Adjustments hearing on Maria's Taco Xpress: Again, the hearing is this Monday, Feb. 10, 5:30pm at 505 Barton Springs Rd. Rm. 325. the case number is C15-02-140. South Lamar resident Camille Perry wrote the city to request reconsideration of the variance that allows Taco Xpress to use the unpaved area north of their parking lot for extra parking. They've been using that area for a while now.

 
Camille's main concerns involve traffic and pedestrian safety. Her letter notes that cars parked in front of Taco Xpress "obstruct the view  of oncoming traffic on S. Lamar Blvd. where vehicles exit from her parking area," and states she's seen an accident at the site.
 
(Just for information's sake, it's my understanding that the BoA waiver allows only 17 paved parking spaces instead of 40, which, if revoked, would not affect the cars in the actual paved parking lot.)
 
Camille is also concerned about the sidewalks. "The sidewalk along S. Lamar ends before you get to her place of business and begins again on the other side. People walking on the sidewalk on that side of Lamar do so through her one way driveway." Camille notes that she avoids the sidewalk there at busy times by crossing to the other (west) side of Lamar.
 
Please come to the hearing to express concerns, offer support for the variance, or both.
 
Kevin

 

2/07/03--BoA hearing on Taco Express Monday 2/10
Hey folks, I received a notice of a Board of Adjustment public hearing regarding Maria's Taco Xpress. I don't have a scanner so I copied the details from the City of Austin website and included them below.

 
It's set for this Monday Feb. 10, 5:30 pm at 505 Barton Springs Rd. Rm. 325 (3rd Floor).
 
You'll recall some time ago the owner of Taco Xpress had requested a variance to allow them to continue to use the unpaved area north of their parking lot (along Lamar) for parking. The Board of Adjustment granted the variance. City staff indicates that a resident of the neighborhood has requested a reconsideration of that variance based on traffic concerns. Monday's hearing will start by considering whether the citizen has standing to request the reconsideration. If so, the BoA may take action or request more information.
 
Normally you can comment by mail, but there's not be time to mail comments now. If you want to give me written comments I'll try to take them to the hearing. Please email me directly if that's the case.
 
Regards,
Kevin Lewis
 
Here is the item as posted on the city web site agenda page:

C. BOARD OF ADJUSTMENT RECONSIDERATION

1. C15-02-140
Maria Corbalan and Taco X Press
2529 South Lamar

The applicant has requested a variance to decrease the minimum off-street parking requirement of Section 25-6, Schedule C from 40 off-street parking spaces to 17 off-street parking spaces in order to maintain a Restaurant (General) use in a "CS", Commercial Services zoning district. The Land Development Code requires one off-street parking space for each 75 square feet of gross floor area.

If you have any questions concerning this notice, please contact Susan Walker at the City of Austin Watershed Protection and Development Review Department, 974-2202, between 7:45 am and 4:45 pm.

 

1/16/03--NAP Recommendations for Ravey & Russell's Zoning
FYI -

Surfing thru the Annotated Minutes of the Platting & Zoning Commission meeting of Jan 14, I found the names of the actual players in the Ravey Street project that has been discussed recently (Nathan Munk, with Wellstone Partners, is apparently the gentlemen some of us have met onsite).

17f. C8-02-0242.0A - KINNEY MUES (RAVEY ADDITION NO. 3), By: Wellstone Partners (Nathan Munk); Mesa Engineering (Bruce Melton), 2409 Kinney Road. (West Bouldin Creek). RECOMMENDED FOR DISAPPROVAL. City Staff: Don
Perryman, 974-2786.
DISAPPROVED BY CONSENT.

And here is the official record of the conditions put on the Russell's Bakery property:

10. C14-02-0189 - W.O. HARPER & HONEY BEAR (Gonzalo G. Gonzales, V.P.), By: Crocker Consultants (Sarah Crocker), 2403 S. Lamar Blvd. (West Bouldin Creek). FROM SF-3 TO GR. ALTERNATE RECOMMENDATION: GR-CO. City Staff:
Annick Beaudet, 974-2975.

APPROVED STAFF'S RECOMMENDATION OF GR-CO ZONING WITH CONDITIONS:

PROHIBIT AUTOMOTIVE SALES;
PROHIBIT AUTOMOTIVE REPAIR;
PROHIBIT AUTOMOTIVE WASHING;
PROHIBIT PAWN SHOPS;
PROHIBIT SERVICE STATIONS;
PROHIBIT FUNERAL SERVICES;
PROHIBIT KENNELS;
PROHIBIT DRIVE-THRU USES;
LIMIT VEHICLE TRIPS TO 715 TRIPS PER DAY;
PROHIBIT DROP-OFF RECYCLING;
PROHIBIT FOOD SALES;
PROHIBIT EXTERMINATING SERVICES;
PROHIBIT RESIDENTIAL TREATMENT;

Thanks,
Carol Gibbs
 


 
1/15/03--Results of Zoning Hearing on 2403 S. Lamar
Hello all,

Thanks to those who came to zoning hearing on 2403 South Lamar (proposed Russell's Bakery site) Tuesday night, especially Brian King, Marci Roberts, Bill Stoughton and Camille Perry. Also speaking were several folks from Zilker neighborhood.

 
The Zoning and Platting Commission (ZAP) voted against our request for less-intense LO zoning for the back part of the lot. They granted the applicant's request for GR, which allows for a greater variety of activities and greater impervious cover. However, they did set restrictions on uses, something the landowner had agreed to. The prohibitions include: auto sales, auto service, auto washing, pawn shops, service stations, funeral services, kennels, food sales (to prevent a convenience-type store, this should not affect Russell's) and drive-through operations. Though we did not get exactly what we wanted, the restrictions imposed are much greater than if we had not acted. The commissioners were very complimentary to the neighborhood presenters. With experiences like this, I believe we are building our reputation and credibility with commissioners, which will serve us well in future cases.
 
Next step is City Council which has ultimate power to rezone the property. They often uphold the ZAP Commission's recommendations, but they can do as they please. It's likely to reach Council agenda in 3-4 weeks. Stay tuned for details.
 
Kevin Lewis
SLNA President

 

1/7/03--Rezoning for 2403 S. Lamar
Representatives of  SLNA and ZNA (Zilker Neighborhood Association) met with the property owner's (W.O. Harper) consultant regarding the pending rezoning case on the property at 2403 South Lamar (old Anna's Toy depot - maybe Russell's Bakery eventually) scheduled for Tuesday, January 14th.

They are asking the city to upzone the back half of that property to GR (Community Commercial) from SF-3 (Single Family). They are not willing to downzone the front of the property which is CS (Commercial Services). CS is the least restrictive and almost anything can go in on CS property... We asked them to downzone the CS to GR in exchange for the GR upzone on the back but they don't want to do that.

The zoning officer for COA told SLNA the most restrictive zoning that would allow them to add some needed parking would be LO (Local office) or NO (Neighborhood Office).
Matt's El Rancho's back parking lot is done just this way.

The applicant was unreceptive to the idea of LO-NO zoning and wants to maximize their property rather than just be able to use it as it was before. The problem is that the building doesn't have the required parking and needs to be able to park cars on the back half of the lot (the area that begins immediately behind the building). If you want to get into the minutia of it, you can look at the zoning classes on the SLNA website (located here).

The consultant is going to revisit the LO option with her client. If nothing changes, ZNA and SLNA will oppose the GR and suggest LO to the Zoning and Platting Commission next Tuesday.

From there it goes to Council some time in the future.

We may need a showing at the Zoning and Platting Commission hearing on Tuesday.  If you can't make the hearing, you can mail the Zoning and Platting Commission your written comments (comments form can be found here).

Bill Stoughton
SLNA Treasurer