4822 CESAR CHAVEZ SITE EVALUATION
SITE
Main building was built in 1940 and is approximately 11,770 sq. ft.
Site area - 71,438 sq. ft.
Site is in the 500 year flood plane. This does not affect allowed finish floor elevation or development potential
ZONING
Zoning CS-CO-NP (see attached list of permitted uses)
Neighborhood plan – Govalle/Johnston Terrace Neighborhood
Maximum building height - 60’
Front yard setback - 10’
Side and rear yard setback - 0’
Impervious cover - 95%
Building coverage - 95%
FAR = 2 Floor Area Ratio is the allowed building area divided by the site area
Not located in either the city or state Capitol View Corridor. Attached View Corridor map shows the closest view corridor starts at Pleasant Valley.
Closest residential property line is 300’ distance so COA Compatibility Standards do not impact allowable building height. Attached zoning map shows the closest SF3 lot on Red Bluff Road approximately 305’ from the 4822 Cedar Chavez site property line.
Parking required for office or retail uses is 1 space for 275 sq. ft. with a 20% discount for projects inside Hwy 183.
Parking required for residential multifamily uses was calculated at 1.5 spaces per for a 700 sq. ft., 1 bedroom apartments.
Parking required for restaurants and night clubs over 2,500 sq. ft. is 1 space per 75 sq. ft. of public area.
OPINION OF PROBABLE COST
Cost estimates are based on average national data modified for Central Texas.
Costs may vary widely based on economic fluctuation, project design and bidding climate.
UTILITIES
Electric service is overhead from E. 5th Street to a pole mounted transformer to the east of the main building near Cesar Chavez.
Existing electrical service will remain for development schemes that retain the existing building.
Redevelopment will require a pad mounted transformer on 5th street.
There is currently a 3/4 water meter off Cesar Chavez and a 5/8” meter off East 5th Street. All development schemes except the shooting range would require upgraded water and sewer taps.
POSSIBLE OPTIONS WITH REUSE OF EXISTING BUILDING:
Private club
Private clubs require a Conditional Use Permit from City of Austin Planning Commission.
Alcohol can be sold without a 50% food sales requirement
Building Capacity - 11,770 X .7 (percent usable dining area) / 15 (Allowable occupant load per sq. ft.) = 549 people
Parking – 1 space per 5 occupant capacity = 110 parking spaces
Opinion on estimate of probable construction cost - $125/sq.ft. X 11,770 = $1,471,250 (contains no commercial kitchen)
Restaurant
Building Capacity - 11,770 X .7 (percent usable dining area) / 15 (Allowable occupant load per sq. ft.) = 549 people
Parking - 11,770 / 75 X .8 = 126 spaces
Opinion on estimate of probable construction cost - $150/sq.ft. X 11,770 = $1,765,500
7 Live/work artist spaces and gallery
Parking - 14 spaces
Opinion on estimate of probable construction cost - $60/sq.ft. X 11,770 = $706,200
Shooting Range
Indoor recreation is a permitted use in CS zoning.
Pistol range Equipment cost for 14 bays, 4 lanes per bay = 56 lanes X $20,000 per lane = $1,120,000
Rifle shooting building 45’x 100’ = 4500 sq. ft. X $75 = $337,500
Rifle range equipment 10 lanes X $35,000 = $350,000
Estimate of probable construction cost - $1,807,500
Costs for shooting range equipment is from Meggitt Training Systems Products
POSSIBLE USES WITHOUT REUSING THE EXISTING BUILDING AND MAXIMIZING DEVELOPMENT POTENTIAL OF SITE
Mixed Use-Office / Retail
Maximum allowable building size is 2 (FAR) x 71,438 sq.ft. (site area) = 142,876 sq.ft. allowable building size / a 5 story building foot print is 28,575 sq.ft. per floor
Parking = 142,876 sq.ft. / 275 X .8 = 416 spaces
Building and site estimate of probable cost = 142,876 sq.ft. X $150 sq.ft. = $21,431,400
Mixed Use-Residential / Retail
Maximum allowable building size = 2 (FAR) x 71,438sq.ft (site area) = 142,876 sq.ft. allowable building size / a 5 story building foot print is 28,575 sq.ft. per floor
Parking - Retail - 28,500/275 X .8 = 83
Residential - 163 one bedroom apartments x 1.5 = 245 spaces
Total Parking Requirement = 328 spaces
Building and site estimate of probable cost = 142,876 sq.ft. X $150 sq.ft. = $21,431,400
POSSIBLE USES WITHOUT REUSING THE EXISTING BUILDING & LIMITING DEVELOPMENT TO THE ON-SITE PARKING AVAILABLE
Mixed Use-Office/retail
Maximum allowable sq. ft. is dictated by amount of grade level parking. With a 12,000 square foot print, 140 on-site parking places are available. Maximum office and retail sq. ft. is 140 parking spaces X 275 sq.ft per space / .8 = approximately 48,125 sq. ft. of building.
A 4 story building foot print = 12,031 sq.ft. per floor
Building and site estimate of probable cost = 48,125 sq.ft. X $120 sq.ft. = $5,775,000
Mixed Use-Residential/Retail
Maximum allowable sq. ft. is dictated by on-site parking. With a 12,000 sq. ft. foot print, there are 140 on site spaces available.
12,000 sq. ft. first level retail required parking in 12,000/275 x .8= 35 spaces
105 spaces divided by 1.5 space per unit / .8 = 87 units x 700 sq. ft. per unit= 60,900 sq. ft.
5 story building feet print =28,500 sq. ft.
Retail -12,000 sq. ft. x $120 = $1,440,000
Residential- 87 one bedroom apartments, 60,900 sq. ft. x $120 = $7,308,000
Building and site estimate of probable cost = $8,748,000
RE-SUBDIVISION INTO TWO LOTS
The existing lot could be re-subdivided into two approximately 35,000 sq. ft. lots, one facing onto East Cesar Chavez and one facing East 5th Street. It would be feasible to sell one lot and develop the second.
Evaluation executed by LS Johnston Architects
1313 East 6th Street Austin, Texas 78702