Item B-15 (C14-2019-0163 - Medical Office; District 10).pdf — original pdf

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C14-2019-0163 1 ZONING CHANGE REVIEW SHEET CASE: C14-2019-0163 – Medical Offices DISTRICT: 10 ZONING FROM: NO-NP TO: LO-NP ADDRESS: 3405 Glenview Ave PROPERTY OWNER: Alchemy Wellness Building, LLC (Saima Jehangir) SITE AREA: 0.1791 acres (7801.6 sq.ft.) AGENT: Carlson Law, PLLC (Michelle Carlson) CASE MANAGER: Mark Graham (512-974-3574, mark.graham@austintexas.gov ) STAFF RECOMMENDATION: The staff recommendation is to grant limited office-mixed use-neighborhood plan (LO- MU-NP) district zoning. For a summary of the basis of staff’s recommendation, see case manager comments below. PLANNING COMMISSION ACTION / RECOMMENDATION: January 28, 2020 CITY COUNCIL ACTION: February 20, 2020 ORDINANCE NUMBER: ISSUES: Parking is generally an issue in the area. The subject property has driveway access to Glenview Avenue leading to paved parking behind the building. CASE MANAGER COMMENTS: The subject 0.17 acre (7,802 square foot) lot is midblock on Glenview Avenue in a block with two story office buildings and former houses being used for offices. Austin’s Seton Medical Center is a few blocks east and Mopac highway about six blocks west. The subject land is zoned for Neighborhood Office (NO) and the 1,560 square foot building at 3405 Glenview Avenue has recently been used as a real estate services office. The proposed use of the building is for Medical Offices which are not a permitted use in the current NO zone district. Applicant requests rezoning to Limited Office (LO) zoning where medical office uses are permitted. Item B-151 of 10C14-2019-0163 2 3405 Glenview Avenue is located within the Central West Austin Combined Neighborhood Plan (Windsor Road). The Future Land Use Map (FLUM) shows Office uses so a plan amendment is not required. BASIS OF RECOMMENDATION: Staff recommends limited office (LO-MU-NP) district zoning. 1. The proposed zoning should be consistent with the purpose statement of the district sought. Limited Office district is intended for offices predominately serving neighborhood or community needs, which may be located within or adjacent to residential neighborhoods. Unlike the existing zoning, neighborhood office (NO), medical offices are allowed in the proposed LO zone district. Mixed Use combining district is intended for combination with selected base districts, in order to permit any combination of office, retail, commercial, and residential uses within a single development. 2. Zoning should not constitute a grant of special privilege to an individual owner; Granting of the request should result in an equal treatment of similarly situated properties. The zoning map and Existing Zoning table below show that there is LO zoning in all directions around the subject lot with several former houses being used for offices, including medical offices. 3. Zoning changes should promote compatibility with adjacent and nearby uses. Medical office use and development regulations are intended to make uses in LO compatible with the residential uses in scale and appearance. (25-2-94). EXISTING ZONING AND LAND USES: Site North East West Zoning Land Uses NO-NP Office LO-NP, NO-MU-NP, LR- CO-NP Office, restaurant, drive thru fast food South LO-NP Offices: medical and law, detached residential south of West 34th Street. NO-NP, LR-CO-NP Bank, office, residential NO-NP, LO-NP Office, detached residential west of Jefferson St Item B-152 of 10C14-2019-0163 3 NEIGHBORHOOD PLANNING AREA: Windsor Road/Central West Austin Combined NPA AREA STUDY: Not applicable TIA: Not required. WATERSHED: Shoal Creek - Urban DESIRED DEVELOPMENT ZONE: Yes CAPITOL VIEW CORRIDOR: Not applicable HILL COUNTRY ROADWAY: Not applicable OVERLAYS: ADU; Approximate Area Reduced Parking; Neighborhood Planning Areas; WINDSOR ROAD. Residential Design Standards: LDC/25-2-Subchapter F O. Henry Middle Austin H.S. SCHOOLS: Bryker Woods Elementary NEIGHBORHOOD ORGANIZATIONS: Austin Independent School District Austin Lost and Found Pets, Austin Neighborhoods Council Bike Austin Bryker Woods Neighborhood Association Central West Austin Neighborhood Plan Contact Team West Austin Neighborhood Group Friends of Austin Neighborhoods Homeless Neighborhood Association Neighborhood Empowerment Foundation Preservation Austin SEL Texas Shoal Creek Conservancy Sierra Club, Austin Regional Group AREA CASE HISTORIES: Number Request Commission City Council To Grant (06/18/2008) Apvd C14-2008-0003 1815, 1811, 1807, & 1721 West 35th St. Windsor Road Neighborhood Planning Area Vertical Mixed Use Bldg. Zoning Opt In/. Change boundaries of the Vertical Mixed Use Overlay (VMU) District to exclude certain tracts located along west 35th Street in the Windsor Road Neighborhood Planning Area. C14-00-2233 3409 Glenview Ave C14-03-0161 1608 West 34th St. From SF-3 to NO-MU To Grant (01/18/2001) Apvd To Grant (09/02/1999) Apvd. From SF-3 to NO-MU-CO. List of prohibited uses: auto rentals, repair or washing; business or trade schools, commercial off- street parking, communication services, exterminating services, funeral services, Item B-153 of 10C14-2019-0163 4 Number Request Commission City Council C14-2015-0023 From SF-3-NP to LR-MU-NP amended to LO-MU-NP 05/29/2015. (08/17/2015) Withdrawn Not applicable To Grant (08/15/1996) Apvd. C14-96-0069 hotel-motel, indoor entertainment, indoor sports and recreation, pawn shop services, research services (general), drop-off recycling. The following uses are conditional: community recreation (public/private), hospital services (limited), and restaurant (drive-in, fast food). From SF-3 to GR-MU-CO. The CO prohibits vehicle access from Kerbey Lane and the alley on the south side of the property. A 2000 daily vehicle trip limit. Prohibited use list: auto- rental, repair, sale, washing. Also prohibited: commercial off-street parking, communication services, exterminating services, funeral services, hotel-motel, indoor entertainment, indoor sports and recreation, pawn shop services, research services (general), theater, hospital services (general) drop-off recycling. The following uses are conditional: community recreation (public/private), hospital services (limited), and restaurant (drive-in, fast food). Mills Avenue parking Rezoning-City Initiated. Rezoning from P to GO-CO. Prohibited uses except parking with Conditional Overlay. C14-06-0139 3401 Mills Ave. To Grant 08/24/2006 Apvd. C14-06-0020 1500 West 34th St. From LO to GO-CO-NP limited to off-site parking uses To Grant (05/04/2006) Apvd. Platted as lot 11 of Glenview Addition, Book 3, Page 109 RELATED CASES: OTHER STAFF COMMENTS: Comprehensive Planning This zoning case site is located on the east side of Glenview Avenue and contains an office in a former house, which is situated on a 0.179 acre parcel and is approximately 300 feet south of an Activity Corridor. This property is located within the boundaries of the Central West Austin Combined Neighborhood Plan area in the Windsor Road Item B-154 of 10C14-2019-0163 5 Neighborhood. Surrounding land uses includes an office and a restaurant to the north; to the south are offices; to the east is an office and a house; and to the west is an office. The request is to rezone the property to go from a general office use to a medical office use. CONNECTIVITY: Public sidewalks are located intermittently along this street. There are no bike lanes along the block. A transit stop is located 600 feet from the subject property. Connectivity and mobility options in this area are fair. CENTRAL WEST AUSTIN COMBINED NEIGHBORHOOD PLAN (CWACNP) The CWACNP Future Land Use Map (FLUM) designates this portion of the planning area as ‘Office,’ an area that provides for office uses as a transition from residential to commercial uses, or for large planned office areas. Permitted uses include business, professional, and financial offices as well as offices for individuals and non category. The following text, goals, objectives and recommendations are taken from the OHCNP: profit organizations. Zone LO is permitted in this FLUM ‐ Objective 2: Preserve or enhance, as appropriate, existing multifamily housing and neighborhood serving commercial districts. Pg. 42 L.2.8 - The neighborhood office blocks between 34th and 35th Streets and Jefferson Street and Mills Avenue should remain small scale neighborhood office and residential uses that are harmonious with the Bryker Woods Elementary School and the existing single family neighborhood. Retaining the converted single-family homes is desirable. Returning these structures to single family residential use would also be welcome by the neighborhood. Pg. 44 Objective 4: Encourage the northeast corner of the Windsor Road Planning Area to become a mixed use, urban neighborhood, respecting and providing amenities to the Bryker Woods and West 31st Street neighborhoods. Pg. 44 L.4.3 - Allow office and commercial development along 34th Street between Medical Parkway and Shoal Creek Greenbelt. There should be a transition with neighborhood scaled stores and offices between the Shoal Creek Greenbelt and Medical Parkway and more intensive development from Medical Parkway to Lamar Boulevard. Development should add to the existing shops and restaurants on 34th Street to create a lively, pedestrian-friendly streetscape. Pg. 45 Office uses are supported in this portion of the planning area. Item B-155 of 10C14-2019-0163 6 IMAGINE AUSTIN (IACP) Based upon the policies in the CWACNP policies that support Office uses, adjacent offices, and the nearby Activity Corridor, this rezoning supports the policies of Imagine Austin. Environmental 1. The site is not located over the Edwards Aquifer Recharge Zone. The site is located in the Shoal Creek Watershed of the Colorado River Basin, which is classified as an Urban Watershed by Chapter 25-8 of the City's Land Development Code. It is in the Desired Development Zone. 2. Zoning district impervious cover limits (maximum of 70% in LO zone district) apply in the Urban Watershed classification. 3. According to floodplain maps there is no floodplain within or adjacent to the project location. 4. Standard landscaping and tree protection will be required in accordance with LDC 25-2 and 25-8 for all development and/or redevelopment. 5. At this time, site specific information is unavailable regarding vegetation, areas of steep slope, or other environmental features such as bluffs, springs, canyon rimrock, caves, sinkholes, and wetlands. 6. This site is required to provide on-site water quality controls (or payment in lieu of) for all development and/or redevelopment when 8,000 s.f. cumulative is exceeded, and on site control for the two-year storm. Site Plan SP1. Site plans will be required for any new development other than single-family or duplex residential. SP2. Any development which occurs in an SF-6 or less restrictive zoning district which is located 540 feet or less from property in an SF-5 or more restrictive zoning district will be subject to compatibility development regulations. SP3. Any new development is subject to Subchapter E. Design Standards and Mixed Use. Additional comments will be made when the site plan is submitted. FYI: Additional design regulations will be enforced at the time a site plan is submitted. SP4. Item B-156 of 10C14-2019-0163 7 COMPATIBILITY STANDARDS SP5. The site is subject to compatibility standards due to proximity of SF-3-NP zoning to the south, west, and east. The following standards apply: • No structure in excess of two stories or 30 feet in height may be constructed within 50 feet of • No structure in excess of three stories or 40 feet in height may be constructed within 100 feet the property line. of the property line. • An intensive recreational use, including a swimming pool, tennis court, ball court, or playground, may not be constructed 50 feet or less from property in an SF-5 or more restrictive zoning district. DEMOLITION AND HISTORIC RESOURCES SP6. The applicant is responsible for requesting relocation and demolition permits once the site plan is approved. The City Historic Preservation Officer will review all proposed building demolitions and relocations prior to site plan approval. If a building meets city historic criteria, the Historic Landmark Commission may initiate a historic zoning case on the property. RESIDENTIAL DENTIAL DESIGN STANDARDS OVERLAY SP7. The site is subject to 25-2 Subchapter F. Residential Design and Compatibility Standards. Transportation A traffic impact analysis was not required for this case because the traffic generated by the proposed zoning does not exceed the threshold of 2,000 vehicle trips per day. Additional right- of-way may be required at the time of subdivision and/or site plan. The adjacent street characteristics table is provided below: Name ROW Pavement Classification Sidewalks Bicycle Glenview Ave. 50’ 26’ Level 1 Route No Capital Metro (within ¼ mile) No Yes (along north side) Austin Water Utility WW1. The landowner intends to serve the site with City of Austin water and wastewater utilities. The landowner, at own expense, will be responsible for providing any water and wastewater utility improvements, offsite main extensions, utility relocations and or abandonments required by the land use. The water and wastewater utility plan must be reviewed and approved by Austin Water for compliance with City criteria and suitability for operation and maintenance. Item B-157 of 10C14-2019-0163 8 Depending on the development plans submitted, water and or wastewater service extension requests may be required. All water and wastewater construction must be inspected by the City of Austin. The landowner must pay the City inspection fee with the utility construction. The landowner must pay the tap and impact fee once the landowner makes an application for a City of Austin water and wastewater utility tap permit. INDEX OF EXHIBITS TO FOLLOW Exhibit A: Zoning Map Exhibit B: Aerial Map Item B-158 of 10( ( ( ( ( ( ( ( SF-3 ( ( ( ( SF-3 ( ( ( ( ( ( UNZ ( ( ( ( ( SF-3 ( ( ( ( ( SF-3 ( ( ( ( ( ( ( ( ( ( E V A N O S K C A J ( ( SF-3 ( ( ( SP86-47 ( ( LO 90-052 2 2 - 0 8 ( 7 4 1 - 1 8 ( C14-2008-0004 ( ( C14-2007-0267 ( LO-CO C14-2008-0004 LO ( VEHICLE WHSE. ( ( ( ( ( ( ( ( ( ( SF-3 ( SF-3 ( ( ( ( ( D V L B T N O M K A O ( ( ( ( ( ( ( ( ( ( SF-3 W 38TH ST ( ( ( SF-3 ( ( ( ( SF-3 ( ( ( ( ( ( ( ( ( ( ( ( W 37TH ST ( ( SF-3 ( ( ( ( ( ( ( ( ( ( ( ( ( ( SF-3 ( ( ( ( W 36TH ST ( ( ( SF-3 ( ( ( ( ( ( ( ( ( ( R I D ( ( SF-3 SF-3 G E L E A D R ( ( B U L L C R E E K R D 68-185 ( ( ( ( 82-50 72-276 GR OFFICES ( ( ( SF-3 ( ( ( E V A N O T W A L MF-2 81-179 SF-3 ( MF-2 ( 72-276 81-179 LO 4 2 0 - 2 8 C14-2008-0004 9 1 - 6 6 LR TOWN HOUSES C14H-01-0009 SF-3-H-NP H01-0009 ( ( ( ( C14-2008-0003 E LR-NP D A H S 67-212 W 35TH ST ( S E L A S R O LT A E R S T GIF LO-NP T TIS N E D ( LO 72-116 72-119 CS-V C14-2008-0004 CS SHOPPING CENTER MF-3 LR C14-2008-0004 ( ( CS-V C14-05-0103 CS-1-CO 85-115 2008-0004 C14-2008-0004 CS-V G U R D R. T S 79-001 CS-H 54-54 T N S O S R E F F JE LR GR CS LR S P - 0 2 - 0 3 9 0 C 82-194 GR C L E A N E R S 73-164 67-44 CS AIL T E R S T A . CS-V C14-2008-0003 C 2 3 4 1-0 P-0 S S T N E 9 7-3 6 A P A M T R H S A R W A C ART C14-2008-0004 C14-2008-0003 CS-NP S P- 8 STUDIO PARKING 8-1 9 0 C S Y LT A E R LR ( ( ( ( ( SF-3 ( ( ( W 39TH ST H T A P S E T E P ( ( ( ( SF-3 E MILIE LN ( ( ( ( D UPLEXES SF-3 ( ( SF-3 S O D N O C D U PLE X E S 2 8 0 - 7 8 D V L B K E E R C L A O H S P CS ( ( ( ( ( ( SF-3 ( ( E V ( ( ( AIR A ( L C SIN ( ( ( ( SF-3 ( ( ( ( ( ( ( ( ( ( ( SF-3 ( ( ( E V Y A E S M A R ( ( ( ( ( ( C14-87-76 MF-3 APTS. ( W 39TH HALF ST APTS. MF-3 7 0 2-1 7 ( MF-3 ( W 40T ( ( H S ( T ( ( ( SF-3 ( ( ( E V S A R E EID S MF-2 6 2 2-1 7 APTS. ( MF-2 00-2224 ( ( ( E V E A L A D E S O R ( SF-3 ( SF-3 86-037 ( E V N A O S R E T E P MF-3 APTS. MF-4 O P LD W AIL T E R E S T 38TH ST 72-97 GO OFFC. BLDG. N Y L E B R E K ( ( AIL T E R LR ( GR-V C14-2008-0004 LR C A R D E V D A R O F W A R C O F F C. P BEAUTY\SALON GR 77-111 CS-1-V C14-2008-0004 GR-V MF-4-CO C14-00-2224 00-2224 87-082 ( ( ( ( SF-3 ( ( ( W 38TH ST SF-3 P-NP ( ( ( ( ( ( SF-3-NP ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( SF-3-NP ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( SF-3-NP ( ( ( ( ( ( ( ( ( R R D E K Y R B SF-3-NP ( ( ( ( ( ( ( ( ( ( CS-NP C14-2008-0003 GIFT LR-NP LAWN\SERV C14-2008-0004 GR-NP C14-2008-0003 BANK ( LO-NP ( LO-NP SP-06-0430C C14-00-2233 W 3 5 T H S T CT O F GR-V-NP NO-NP C14-03-0161 NO-MU-CO-NP 75-68 03-0161 LR-NP NO-MU-NP ( ( LR-CO-NP ! E V W A VIE N E ! L G ! ( LO-NP ! ! NO-NP ( 74-71 ! ! ! LO-NP ( 62-39 P76-22 77-161 NO-NP L C S 90-18 ( ( N Y L E B R E K LINIC C ( GR-MU-CO-NP ( C14-96-0069 ( C14-2008-0003 9 6-6 9 ( 87-164 LO-NP ( MF-3-NP FC. O SF-3-NP ( 70-19 ( LR-NP 8 9 6-0 E 8 V S A LR-CO-NP MIL L 9 3 1 6-0 0 0 6 - 0 1 3 9 MF-2-NP C14-06-0139 C14-06-0020 GO-CO-NP GO-CO-NP P-NP SCHOOL ( ( ( ( SF-3-NP ( ( ( ( ( ( ( ( ( ( ( ( ( ( SF-3-NP ( ( ( ( ( C14-2008-0003 GR-V-NP P-02-0403C S 96-0069 E V S A L MIL L A PIT S O N H TIO BILITA A H E R GO-V-NP P83-002 CP73-38 SF-3-NP MEDICAL OFFICES/FACILITIES 87-082 GO-V-NP C14-2008-0003 ( ( ( ( ( ( ( ( ( ( SF-3-NP ( ( ( ( ( ( ( ( ( SF-3-NP ( ( ( W 31ST ST ( ( ( ( SF-3-NP SF-3-NP ( ( ( ( ( ( SF-3-NP ( ( ( ( W 33R D ST ( ( ( ( SF-3-NP ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( SF-3-NP ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( W 3 2 N ( D S T ( ( ( ( ( ( ( ( ( SF-3-NP ( ( ( W 31S ( ( T S T ( ( ( SF-3-NP ( ( ( ( ( ( SF-3-NP ( ( ( ( ( ( ( SF-3-NP ( SF-3-NP ( ( ( ( ( SF-3-NP ( ( ( ( R D L L I H C R U H C ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( D V RIS BL R A H ( ( ( ( ( ( ZONING ( W 34T SP-04-1004C GR-NP H ST S E FIC F O O FFIC E S 83-36 CS-NP GO-NP 81-53 ( PUD-NP 61-36 H ELIP O RT D V L B K E E R C L A O H S P-NP SP-02-0189D 87-082 UNDEV 81-75 ( PA R KIN G GO-CO-NP CS-1-NP N Y L E AIL B PA R KIN CS-NP G M E DIC AL O FFIC E S GO-NP W 33R D ST BAILEY PARK 67-76 81-53 P81-80 SP92-313C P-NP 87-082 Y W K L P A DIC E M W 32N D S ( GR-CO-NP T MF-4-NP ( W 3 1 S T S T P RIVAT E S SP92-313C C H O OL SF-3-NP SF-3-NP ( ( ( EXHIBIT A SF-3-NP ( SF-3-NP ( N L W O L L O H Y P P A H ( SF-3-NP ( ( ( ( ( ( ( ( SF-3-NP ( ( ( W 33RD ST ( ( ( ( ( ( ( ( ( ( SF-3-NP ( ( ( ( D V L T B N O M K A O ( ( ( SF-3-NP ( ( ( ( ( ( ( ( ( ( D Y R L R E V E B ( ( ( ( SF-3-NP ( ( ( ( ( ( ( ( ( ( ( ( ( ( SF-3-NP ( ( ( ( ( ( ( ( SF-3-NP ( ( ( ( ( ( ( ( ( ( W 30TH ST ( ( ( ( ( ( ( C -0 1-0 0 2 1 A ( ( ( ( ( ( ! ! ! ! ! ( ( ( ( P S W 29T ( SF-3-NP ( ( ( ( ± SUBJECT TRACT ! PENDING CASE ZONING BOUNDARY ZONING CASE#: C14-2019-0163 ( ( ( ( ( SF-3-NP ( ( ( ( ( ( H ST ( SF-3-NP This product is for informational purposes and may not have been prepared for or be suitable for legal, engineering, or surveying purposes. It does not represent an on-the-ground survey and represents only the approximate relative location of property boundaries. 1 " = 400 ' This product has been produced by CTM for the sole purpose of geographic reference. No warranty is made by the City of Austin regarding specific accuracy or completeness. Created: 12/9/2019 Item B-159 of 105 4 MF-3 2 1 LR 3 CS-V 7 CS-V N O T W A L E V A 6 5 CS-1-CO 3 4 CS-V 2 CS 1 7 LR 11 GR OLD W GR 8 CS 6 LR 2 LO-NP 1 W 35TH ST 1 CS-NP A 8 9 SF-3-NP 10 11 12 13 LO-NP 14 CS CS-V 8 GR-NP 7 21 20 CS-NP 19 18 LR-NP 17 LO-NP H25 16 NO-NP 15 NO-MU-CO-NP 14 E V W A VIE N E L G 11 NO-MU-NP LR-NP 9 LO-NP 10 1A NO-NP LR-CO-NP C14-2019-0163 LO-NP A B 2 1 NO-NP 6 SF-3-NP 1 2 3 SF-3-NP 4 5 3 4 2 1 T N S O S R E F F JE 6 7 8 3 4 5 1 2 16 6 7 8 9 10 SF-3-NP 15 14 13 12 3 5 N Y L E B R E K LR 4 LR 2 E P ST 38T H ST 9 LR GR GR-V CS-1-V GR-V W 3 5 T H S T C T O F GR-V-NP J25 E V D A R O F W A R C GR-V-NP 14 13 GR-MU-CO-NP 12 1 LO-NP 11 10 LR-NP 9 2 MF-3-NP 4 3 SF-3-NP 6 W 34TH ST MF-2-NP 7 5 GO-CO-NP LR-CO-NP 8 E V S A MIL L GO-CO-NP P-NP SF-3-NP Copyright nearmap 2015 P-NP 7 SF-3-NP 6 W 33R 8 11 SF-3-NP 9 D S T 7 SUBJECT TRACT ZONING BOUNDARY ! ! ! ! ! ! PENDING CASE CREEK BUFFER MEDICAL OFFICES EXHIBIT B ZONING CASE#: LOCATION: SUBJECT AREA: GRID: MANAGER: C14-2019-0163 3405 GLENVIEW AVE. .1791 ACRES H25 MARK GRAHAM This map has been produced by the Communications Technology Management Dept. on behalf of the Planning Development Review Dept. for the sole purpose of geographic reference. No warranty is made by the City of Austin regarding specific accuracy or completeness. 32 SF-3-NP 31 R R D E K Y R B 1 2 3 6 5 4 2 SF-3-NP 1 5 ± 1'' = 150' Item B-1510 of 10