B-17 (C14-2020-0039 - Clovis and Kemp Rezone, District 3) — original pdf

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C14-2020-0030 1 ZONING CHANGE REVIEW SHEET CASE: C14-2020-0030 – 200 Montopolis Rezoning DISTRICT: 3 ZONING FROM: SF-3-NP TO: SF-6-NP ADDRESS: 200 Montopolis Drive and 6206 Clovis Street SITE AREA: 1.32 acres PROPERTY OWNER: Nine Banded Holdings LLC (Taylor Jackson) AGENT: Thrower Design (A. Ron Thrower) CASE MANAGER: Kate Clark (512-974-1237, kate.clark@austintexas.gov) STAFF RECOMMENDATION: Staff recommends townhouse and condominium residence – neighborhood plan (SF-6-NP) combining district zoning. For a summary of the basis of staff’s recommendation, see page 2. PLANNING COMMISSION ACTION / RECOMMENDATION: June 23, 2020 Scheduled for Planning Commission CITY COUNCIL ACTION: July 30, 2020 Planned to be scheduled for City Council ORDINANCE NUMBER: ISSUES: On May 26, 2020 the Montopolis Neighborhood Planning Contact Team (MNPCT) held their monthly meeting to discuss zoning cases in their area. They were not able to discuss this case at their meeting and have requested to postpone it to the next Planning Commission meeting on July 14th. Their postponement request is attached in Exhibit C: MNPCT Postponement Request. Staff has received communication in opposition to this rezoning case, please refer to Exhibit D: Correspondence Received. CASE MANAGER COMMENTS: The subject property is currently zoned SF-3-NP and consists of two parcels approximately 1.34 acres in total size. It can be accessed by Montopolis Drive and Clovis Street. Adjacent to the south are properties zoned SF-3-NP district zoning. These tracts contain a mixture of single-family 1 of 16B-17C14-2020-0030 2 residential buildings. To the west are tracts also zoned SF-3-NP which are undeveloped. To the north of the subject property are tracts zoned P-NP and CS district zoning. The CS zoned property is undeveloped. The P-NP property is the northeastern portion of Roy Guerrero Metropolitan Park and is not developed. To the east across Montopolis Drive is right-of-way for the US Highway 183 and is not zoned, see Exhibit A: Zoning Map and Exhibit B: Aerial Map. BASIS OF RECOMMENDATION: 1. The proposed zoning should be consistent with the purpose statement of the district sought. Zoning changes should promote compatibility with adjacent and nearby uses. The applicant is requesting a base zoning district of SF-6. This district is intended as an area for moderate density single family, duplex, two family, townhouse and condominium use. It is appropriate for areas in which unusually large lots predominate with access to other than minor residential streets, and in selected areas where a transition from single-family to multifamily use is appropriate. This property is on the periphery of the neighborhood. To the north of the property is a public park and property zoned CS. To the east across Montopolis Drive is US Highway 183. The majority of properties adjacent to this highway right-of-way are zoned with a commercial base district. Rezoning this property to SF-6-NP would provide a transition in use and site development standards between the commercial property to the north and single-family uses to the south. EXISTING ZONING AND LAND USES: Zoning Land Uses Site North South East West SF-3-NP P-NP SF-3-NP N/A SF-3-NP Residential Parkland Residential Vacant Montopolis Drive and Highway right-of-way NEIGHBORHOOD PLANNING AREA: Montopolis Neighborhood Plan (NP Ordinance No. 010927-05) TIA: The TIA determination is deferred until site plan submittal as final land use mix and intensities will be available with the site development application. WATERSHED: Country Club East (suburban), Colorado River (urban) OVERLAYS: Airport Overlay (Controlled Compatible Land Use Area), Residential Design Standards, Waterfront Setback (Secondary) and Waterfront Overlay (Montopolis River Terrace) 2 of 16B-17C14-2020-0030 3 SCHOOLS: Allison Elementary, Martin Middle and Eastside Memorial High Schools. NEIGHBORHOOD ORGANIZATIONS Austin Independent School District Austin Neighborhoods Council Bike Austin Bonnett Neighborhood Association Carson Ridge Neighborhood Association Crossing Gardenhome Owners Assn. (The) Del Valle Community Coalition Del Valle Independent School District East Austin Conservancy El Concilio Mexican-American Neighborhoods Friends of Austin Neighborhoods Guadalupe Neighborhood Development Homeless Neighborhood Association Imperial Neighborhood Association AREA CASE HISTORIES: Montopolis Community Alliance Montopolis Neighborhood Plan Contact Team Montopolis Tributary Trail Association Montopolis-Ponca Neighborhood Association Neighborhood Empowerment Foundation Pleasant Valley Preservation Austin River Bluff Neighborhood Assoc. SELTexas Sierra Club, Austin Regional Group Southeast Austin Neighborhood Alliance Tejano Town Vargas Neighborhood Association Number Request Commission City Council C14-2020-0044 SF-3-NP to SF-6-NP In review In review C14-2020-0039 SF-3-NP to SF-6-NP In review In review C14-2020-0038 SF-3-NP to SF-6-NP In review In review Saxon Acres Residential Zoning Clovis and Kemp Rezoning 508 Kemp Street C14H-2017-0055 / NPA-2016-005.04 500 Montopolis SF-3-NP to GR-MU- H-NP and GR-MU- NP HLC: to grant GR- MU-H-CO-NP and GR-MU-CO-NP Granted an indefinite postponement request by staff on 6/20/19. PC: to grant SF-3-H- NP Case was withdrawn. 3 of 16B-17C14-2020-0030 4 Number Request Commission City Council C14-2013-0107 SF-3-NP to SF-6-NP Denied request Denied request (3/20/14) (Valid petition) 600 Kemp Street Rezoning RELATED CASES: C14-01-0060: Montopolis Neighborhood Plan rezoning (Ordinance No. 010927-28). This property was rezoned during this process from CS to SF-3-NP. EXISTING STREET CHARACTERISTICS: Street ROW Pavement Classification Sidewalks Bike Route Capital Metro (within ¼ mile) Montopolis Drive Unknown 20’ Level 1 None None No Clovis St 53’ 26’ Level 1 None None Yes OTHER STAFF COMMENTS: Comprehensive Planning The subject property for this rezoning case is not located near or along an Activity Corridor or Center. The 1.37-acre property, which contains two residential units, is located on the west side of Montopolis Drive, which is adjacent to US Highway 183 and located within the boundaries of the Montopolis Neighborhood Planning Area. Surrounding land uses includes a vacant lot and two bike trails to the north; to the south is a townhouse development and single-family housing; to the east is US Highway 183; and to the west the Roy Guerrero Metropolitan Park. The proposed use is a 16-unit condominium project. Connectivity A public sidewalk is only located in front of the townhouse development along this portion of Montopolis Drive. A CapMetro Transit Stop is located approximately 500 feet from the subject property. The Roy Guerrero Metropolitan Park is located immediately adjacent to the subject property, along with two bike trails. The mobility and connectivity options are fair and lacks neighborhood serving goods and services in the area. Montopolis Neighborhood Plan The Montopolis Future Land Use Map classifies this portion of Montopolis Drive as Single Family. For all plans adopted prior to January 2002 (the Montopolis Plan was adopted in 2001), 4 of 16B-17C14-2020-0030 5 the SF-6 zoning district is permitted in the “Single Family” land use designation. The following goal, objections and actions are taken from the Montopolis Plan. • Goal 2: Create Homes for all Stages of Life within Montopolis. (p 14) o Objective 4: Enhance and protect existing single family housing.  Action 12: Preserve the existing Single Family uses and zoning in the older, established areas of Montopolis.  Action 13: Preserve residential zoning in the interior of East Montopolis to allow for new homes to be built.  Action 14: Preserve Single Family zoning in the interior of South Montopolis. • Objective 5: Create multiple housing types of varied intensities. Based on the policies above, this proposed townhouse/condo project supports the Montopolis Neighborhood Plan because it provides new housing and housing choice of a varied intensity. Imagine Austin The following policies are relevant to this case: • HN P10. Create complete neighborhoods across Austin that have a mix of housing types and land uses, affordable housing and transportation options, and access to schools, retail, employment, community services, and parks and recreation options. • HN P1. Distribute a variety of housing types throughout the City to expand the choices able to meet the financial and lifestyle needs of Austin’s diverse population. The Austin Strategic Housing Blueprint, which is an amendment to Imagine Austin, includes goals for affordable housing in every City Council district. While this applicant has not identified this as an affordable housing project, it will provide additional missing middle housing. Based on Imagine Austin and Montopolis Neighborhood Plan polices that supports a variety of housing types and the policies above, this project supports the Imagine Austin Comprehensive Plan. 5 of 16B-17C14-2020-0030 6 6 of 16B-17C14-2020-0030 7 Environmental This site is in two watersheds (suburban and urban). Below are the two watersheds and their respective rules/requirements. Suburban portion of site: The site is not located over the Edwards Aquifer Recharge Zone. The site is in the Country Club East Watershed of the Colorado River Basin, which is classified as a Suburban Watershed by Chapter 25-8 of the City's Land Development Code. Under current watershed regulations, development or redevelopment on this site will be subject to the following impervious cover limits: Development Classification % of Gross Site Area % of Gross Site Area with Transfers Single-Family (minimum lot size 5750 sq. ft.) 50% Other Single-Family or Duplex 55% Multifamily Commercial 60% 80% 60% 60% 70% 90% According to floodplain maps there is a floodplain within or adjacent to the project location. Based upon the location of the floodplain, offsite drainage should be calculated to determine whether a Critical Water Quality Zone exists within the project location. Standard landscaping and tree protection will be required in accordance with LDC 25-2 and 25-8 for all development and/or redevelopment. 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. Under current watershed regulations, development or redevelopment requires water quality control with increased capture volume and control of the 2-year storm onsite. At this time, no information has been provided as to whether this property has any preexisting approvals that preempt current water quality or Code requirements. Urban portion of site: The site is not located over the Edwards Aquifer Recharge Zone. The site is located in the Colorado River Watershed of the Colorado River Basin, which is classified as an Urban Watershed by Chapter 25-8 of the City's Land Development Code. Zoning district impervious cover limits apply in the Urban Watershed classification. 7 of 16B-17C14-2020-0030 8 According to floodplain maps there is a floodplain within or adjacent to the project location. Based upon the location of the floodplain, offsite drainage should be calculated to determine whether a Critical Water Quality Zone exists within the project location. Standard landscaping and tree protection will be required in accordance with LDC 25-2 and 25-8 for all development and/or redevelopment. 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. 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 square feet cumulative is exceeded, and onsite control for the 2-year storm. At this time, no information has been provided as to whether this property has any preexisting approvals that preempt current water quality or Code requirements. Site Plan Site plans will be required for any new development other than single-family or duplex residential. Any new development is subject to Subchapter E. Design Standards and Mixed Use. Additional comments will be made when the site plan is submitted. Additional design regulations will be enforced at the time a site plan is submitted. Compatibility Standards 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. The site is subject to compatibility standards due to adjacency of SF-3-NP to the south and west. The following standards apply: • No structure may be built within 25 feet of the property line. • No structure in excess of two stories or 30 feet in height may be constructed within 50 feet of the property line. • Landscaping or screening is required along the south and west property lines in accordance with the screening requirements (Section 25-2-1006 and ECM 2.9.1.), Parking Design Standards (Section 25-6-563) and/or Screening Standards (Section 25.2.1066) to screen adjoining properties from views of parking, mechanical equipment, storage, and refuse collection. • 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. 8 of 16B-17C14-2020-0030 9 Airport Overlay This site is located within the Austin-Bergstrom Airport Controlled Compatible Land Use Area Overlay. No use will be allowed that can create electrical interference with navigational signals or radio communications between airport and aircraft, make it difficult for pilots to distinguish between the airport lights and others, result in glare in the eyes of pilots using the airport, impair visibility in the vicinity of the airport, create bird strike hazards or otherwise in any way endanger or interfere with the landing, taking off, or maneuvering of aircraft intending to use the Austin-Bergstrom Airport. Height limitations and incompatible uses with each Airport Overlay zone are established in the Airport Overlay Ordinance. Airport Hazard Zoning Committee review may be required prior to Planning Commission Hearing. Additional comments may be generated during the site plan review process. Demolition and Historic Resources 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. Waterfront Overlay and Waterfront Setbacks The project is within the Montopolis River Terrace Waterfront and is subject to the Waterfront Overlay District regulations. [25-2-175 and 25-2-737]. The boundaries of the site appear to be within the Secondary Setback, but closer review may reveal it to be within the Primary Setback. Residential Design Standards Overlay The site is subject to 25-2 Subchapter F. Residential Design and Compatibility Standards. Transportation The traffic impact analysis (TIA) determination is deferred until site plan submittal as final land use mix and intensities will be available with the site development application. At the time of submittal of any site plan on the Property, a TIA is required if the proposed development or uses on the Property, considered cumulatively with all existing or previously authorized development and uses, generates traffic that exceeds 2,000 trips per day. Austin Water Utility 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. 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. 9 of 16B-17C14-2020-0030 10 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 Exhibit C: MNPCT Postponement Request Exhibit D: Correspondence Received 10 of 16B-17B A S T R O P H W Y S V R D S B P M A O B T OLIS R P S O R P T NTO S A B O M L I S O R M A P P O T P O A S B R M T N O B N O T 4 5 GR-NP 492' P-NP G CS E GROVE DR C14-2020-0030 6 5 B A 2 SF-3-NP L20 R LIS D O P O T N O M 3 1 2 4 3 CLOVIS ST 10 D SF-3-NP B C 3 A 1 9 8 6 T P S M E K 7 ± 1'' = 100' SUBJECT TRACT ZONING BOUNDARY ! ! ! ! ! ! PENDING CASE CREEK BUFFER 200 MONTOPOLIS REZONING ZONING CASE#: LOCATION: SUBJECT AREA: GRID: MANAGER: C14-2020-0030 200 Montopolis Dr; 6206 Clovis St 1.34875 ACRES L20 KATE CLARK 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. 11 of 16B-17B A S T R O P H W Y S V R D S B 492' P-NP G CS E GROVE DR C14-2020-0030 6 5 B A 2 SF-3-NP L20 R LIS D O P O T N O M 3 1 2 P M A O B T OLIS R P S O R P T NTO S A B O M 4 3 CLOVIS ST 10 D SF-3-NP B C 3 A 1 9 8 6 T P S M E K 7 ± 1'' = 100' SUBJECT TRACT ZONING BOUNDARY ! ! ! ! ! ! PENDING CASE CREEK BUFFER 200 MONTOPOLIS REZONING ZONING CASE#: LOCATION: SUBJECT AREA: GRID: MANAGER: C14-2020-0030 200 Montopolis Dr; 6206 Clovis St 1.34875 ACRES L20 KATE CLARK 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. L I S O R M A P P O T P O A S B R M T N O B N O T Copyright nearmap 2015 5 GR-NP 4 12 of 16B-17Clark, Kate From: Sent: To: Subject: Susana Almanza Wednesday, June 10, 2020 9:59 AM Clark, Kate MNPCT Postponement Request *** External Email - Exercise Caution *** Hello Kate Clarek:  The Montopolis Neighborhood Plan Contact Team is requesting a postponement for the following  Cases.  These case will be reviewed at our next scheduled MNPCT meeting scheduled for June 29th, 2020 at 6 pm at the  Southeast Health and Wellness Center.   1. 6328 El Mirando Street from SF‐3 to SF‐6    Applicant Ron Thrower 2. 200 Montopolis Dr. from SF‐3 to SF‐6           Applicant Ron Thrower  3. 1013 Montopolis Dr. from SF‐3 to SF‐6         Applicant Ron Thrower  4. 6201 Clovis & 301 Kemp St.  from SF‐3 to SF‐6  Applicant Ron Thrower I had a series of email discussions with Ron Thrower's representative, Victoria Hasse.  She did not want to come to  Montopolis due to COVID‐19.  On May 18th, I requested that she email the materials of the zoning cases so that the  MNPCT could review them and have a discussion at the May 26th scheduled meeting.and then send questions.  I didn't  receive the materials until the day of the meeting on May 26th at 4:13 pm.    I was in meetings in the afternoon that day, and didn't see her email to late a night. Sending the materials a couple of  hours before our meeting is not acceptable.  Sincerely,  Susana Almanza, President MNPCT  PODER   P.O. Box 6237  Austin, TX 78762‐6237  www.poder‐texas.org  CAUTION: This email was received at the City of Austin, from an EXTERNAL source. Please use caution when clicking links  or opening attachments. If you believe this to be a malicious and/or phishing email, please forward this email to  CSIRT@austintexas.gov.   1 13 of 16B-1714 of 16B-17Eric Dillaman  On Mon, Jun 15, 2020 at 11:46 AM Clark, Kate <Kate.Clark@austintexas.gov> wrote:  Good Afternoon Mr. Dillaman,  Below is a list of cases that are within the Montopolis Neighborhood Area that are planned to be heard next Tuesday,  June 23rd at Planning Commission and their status. I have also included a PDF of the maps for each case for your  reference. If you would like to oppose the rezoning of any of these cases, please send me an email (can be one email,  doesn’t have to be separate ones) stating the case number and your opposition. My case backup is due tomorrow and I  would like to include it in my backup.    C14‐2020‐0029   (Montopolis Acres Rezoning) o Applicant Request: SF‐3‐NP to SF‐6‐NP; o Staff Recommendation: To recommend the rezoning request; o Montopolis Neighborhood Plan Contact Team Recommendation: Pending, requested a postponement of this case to July 14th; and o City Council Meeting: Planned to be scheduled for July 30th.  C14‐2020‐0030   (200 Montopolis Rezoning) o Applicant Request: SF‐3‐NP to SF‐6‐NP; o Staff Recommendation: To recommend the rezoning request; o Montopolis Neighborhood Plan Contact Team Recommendation: Pending, requested a postponement of this case to July 14th; and o City Council Meeting: Planned to be scheduled for July 30th.  C14‐2020‐0038 (508 Kemp Street) o Applicant Request: SF‐3‐NP to SF‐6‐NP; o Staff Recommendation: To recommend denial of the rezoning request; o Montopolis Neighborhood Plan Contact Team Recommendation: Pending; and o City Council Meeting: Planned to be scheduled for July 30th.  C14‐2020‐0039 (Clovis and Kemp Rezone) o Applicant Request: SF‐3‐NP to SF‐6‐NP; o Staff Recommendation: To recommend the rezoning request; o Montopolis Neighborhood Plan Contact Team Recommendation: Pending, requested a postponement of this case to July 14th; o City Council Meeting: Planned to be scheduled for July 30th.  C14‐2020‐0044   (Saxon Acres Residential Zoning) o Applicant Request: SF‐3‐NP to SF‐6‐NP; o Staff Recommendation: To recommend the rezoning request; o Montopolis Neighborhood Plan Contact Team Recommendation: Pending, requested a postponement of this case to July 14th; and o City Council Meeting: Planned to be scheduled for July 30th. I verified with staff that you cannot sign up to speak on an item for next week’s Commission meeting until the agenda is  posted. This should be sometime on Friday morning, usually around 10:00 AM. You must register to speak by noon on  Monday, June 22nd. I will send you information on how to sign up on Friday after the agenda is posted.   2 15 of 16B-17As for the statistics you requested, we do not track how often Council approves a rezoning case when there is a valid  petition, nor do we track how often Planning Commission recommends something different than Staff. We do track the  approval of Council cases to the number of cases Staff recommends. This fiscal year (started October 1, 2019) Council  has approved 92.6% of the cases that Staff has recommended. For the last fiscal year, the percentage of Council  approved cases to Staff recommended cases was 88.89%.  I have also attached some information on Zoning Petitions. If you wish to start one I suggest contacting Susana Almanza  ( ) prior to doing so. She requested this same information from me last week. These petitions  can sometimes take time and effort to coordinate, I wouldn’t want you to duplicate the effort if she has already started  one.   I understand that this is a lot of information. If you would like to have another call later this week if you have any  questions after reading through it, please let me know.   Kate Clark, AICP, LEED AP  Senior Planner   City of Austin | Planning and Zoning Department  Mailing Address: P.O.Box 1088, Austin, Texas 78767  Physical Address: 505 Barton Springs Rd, 5th floor, Austin, Texas 78704  Tel: 512-974-1237  Email: kate.clark@austintexas.gov  3 16 of 16B-17