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

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C14-2020-0039 1 ZONING CHANGE REVIEW SHEET CASE: C14-2020-0039 – Clovis and Kemp Rezone DISTRICT: 3 ZONING FROM: SF-3-NP TO: SF-6-NP ADDRESS: 6201 Clovis Street and 301 Kemp Street SITE AREA: 1.167 acres PROPERTY OWNER: 3SC Venture LLC (Gary O’Dell) 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 consists of two undeveloped lots approximately 1.167 acres in size. They are located at the southeast corner of Kemp Street and Clovis Street. Adjacent to the east and B-171 of 15C14-2020-0039 2 south of the subject property are tracts zoned SF-3-NP containing single-family residential buildings. Directly the north across Clovis Street and west across Kemp street are tracts zoned SF-3-NP and P-NP which are undeveloped. The P-NP zoned property is the northeast section of Roy Guerrero Metropolitan Park. Across Clovis Street to the northeast are tracts zoned SF-3-NP containing a mixture of single-family residential buildings. See attached 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. The subject property is over an acre in size and located on the periphery of the neighborhood. It is also half a block from the Bastrop Highway Montopolis Ramp and right-of- way of the 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 between the highway right-of-way to the east and residential zoning to the west and south. EXISTING ZONING AND LAND USES: Site North South East West Zoning Land Uses SF-3-NP Undeveloped SF-3-NP and P-NP Undeveloped and Single-Family Residences SF-3-NP SF-3-NP Single-Family Residences Single-Family Residences SF-3-NP and P-NP Undeveloped and Single-Family Residences NEIGHBORHOOD PLANNING AREA: Montopolis Neighborhood Plan (NP Ordinance No. 010927-05) TIA: 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. WATERSHED: Country Club East (suburban) B-172 of 15C14-2020-0039 3 OVERLAYS: Airport Overlay (Controlled Compatible Land Use Area) and Residential Design Standards. 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 East Riverside/Oltorf Neighborhood Plan El Concilio Mexican-American Neighborhoods Friends of Austin Neighborhoods Homeless 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 Vargas Neighborhood Association Number Request Commission City Council C14-2020-0044 SF-3-NP to SF-6-NP In review In review C14-2020-0030 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 200 Montopolis 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 B-173 of 15C14-2020-0039 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 from CS to SF-3-NP during this process. EXISTING STREET CHARACTERISTICS: Street ROW Pavement Classification Sidewalks Bike Route Capital Metro (within ¼ mile) None None Yes Yes None None Clovis St 53’ 26’ Level 1 Kemp St 28’ Level 1 50’ – 60’ OTHER STAFF COMMENTS: Comprehensive Planning This zoning case is located on the southeast corner of Kemp Street and Clovis Street and is situated on two vacant parcels that are approximately 1.167 acres in size and is located in the Montopolis Neighborhood Planning area. The subject property for this rezoning case is not located near or along an Activity Corridor or Center. Surrounding land uses include the Roy Guerrero Metropolitan Park to the north and west, and single family housing to the south and east. The proposed use is a 14-condo unit project. Connectivity There are no public sidewalks on Kemp Street. The only public sidewalk is located in front of the residences along Clovis Street. A CapMetro Transit Stop is located approximately 700 feet from the subject property. The Roy Guerrero Metropolitan Park is located immediately across the street, along with two bike trails. While there is park close by, 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), B-174 of 15C14-2020-0039 5 Zone SF-6 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. (pg. 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. o 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 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. • 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. 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 new housing, this project supports the Imagine Austin Comprehensive Plan. B-175 of 15C14-2020-0039 6 B-176 of 15C14-2020-0039 7 Environmental 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 no floodplain 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 on site. 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. Subchapter E Any new development is subject to Subchapter E Design Standards and Mixed Use. Additional comments will be made when the site plan is submitted. This site is located on two Urban Roadways, corner lot standards. B-177 of 15C14-2020-0039 8 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 along the all property lines. • No structure may be built within 25 feet of the trigger SF property lines. • No structure in excess of two stories or 30 feet in height may be constructed within 50 feet of the property line. feet of the property line. • No structure in excess of three stories or 40 feet in height may be constructed within 100 • No parking or driveways are allowed within 25 feet of the property line. • A fence, berm, or dense vegetation must be provided to screen adjoining properties from views of parking, mechanical equipment, storage, and refuse collection. • for a structure more than 100 feet but not more than 300 feet from property zoned SF-5 or more restrictive, 40 feet plus one foot for each 10 feet of distance in excess of 100 feet from the property zoned SF-5 or more restrictive. • An intensive recreational use, including a swimming pool, tennis court, ball court, or playground, may not be constructed 50 feet or less from adjoining SF-3 property. Additional design regulations will be enforced at the time a site plan is submitted. 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. [LDC 25-6-113] Transportation 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. B-178 of 15C14-2020-0039 9 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 B-179 of 15LI-CO-NP 6 L E V A N L O D E O P R LI P-NP A I R P O R T B L V D I B S D V L B N E T S E U L B D E B A S T R O P H W Y S B O B T LIS P S O P P O O M R T A T N R S O A M B O T P O A S B R 6 M O T 4 T N O B N 5 L I S O R M A P P GR-CO SF-3 11 10 9 H E R R E R A ST 10 11 9 B A S T R O P H W Y N B H E R G O T Z L N 12 13 14 15 16 17 18 19 15 14 13 12 11 10 9 8 5 2 1 7 6 4 3 MH SF-3 B A S T R O P H W Y S V R D S B SF-3 RR CS N LN O X A S GR-NP D S R A G R A V SF-3-NP CS-NP 1 CS-CO-NP CS-MU-CO-NP 1 G CS E GROVE DR L20 6 5 B A 6 10 3 1 2 4 3 2 CLOVIS ST 1 9 D B A 8 7 6 TRACT A C 4 3 5 492' P-NP C14-2020-0039 5 4 SF-3-NP 5 4 3 2 2 3 1 1 1 T P S M E K 2 4 3 3 2 1 1 2 SF-3-NP 5 6 D E L M 2 3 GR-NP 8 9 O N T 4 5 6 E R D 8 7 1 7 6 SF-3-NP 5 6 9 7 8 1 C R U M L E 2 3 4 Y L N 8 7 T T S 5 O B T E N N 7 6 GR-NP 4 10 9 9 8 T O 7 6 5 4 R R E 3 2 S S T 1 SF-3-NP GR-CO-NP 4 AT W 5 14 13 5 5 P O N C A S 14 T R S E G G E 5 3 4 2 1 2 3 4 5 7 ± 1'' = 400' 1 2 SF-3-NP 6 5 4 3 13 12 11 O O D S T 10 9 15 16 17 8 7 19 12 SF-3-NP 20 21 11 10 9 T 8 7 6 5 1 P L U C T S 22 1 2 3 4 10 1 2 11 6 9 8 7 ALK W 15 5 E 4 3 R LN 21 25 23 26 28 29 30 27 14 16 17 18 22 A LN 39 43 SF-3-NP 31 38 36 12 47 46 44 VE R 48 SUBJECT TRACT ZONING BOUNDARY ! ! ! ! ! ! PENDING CASE CREEK BUFFER LO-NP R LIS D E L M I R GR-NP A N D O S T SF-3-NP CS-NP O P O T N O M 1 2 3 4 1 M O N 1 S A 5 2 N T 6 7 3 4 O D R 5 6 SF-3-NP 1 2 TH RASHER LN 7 6 5 1 4 3 1 L Y 2 SF-3-NP N C 3 H L 4 2 5 N 6 7 1 1 2 2 1 LR-NP CLOVIS AND KEMP REZONING ZONING CASE#: LOCATION: SUBJECT AREA: GRID: MANAGER: C14-2020-0039 6201 Clovis St and 301 Kemp St 1.167 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. B-1710 of 15LI-CO-NP 6 L E V A N L O D E O P R LI P-NP A I R P O R T B L V D I B S D V L B N E T S E U L B D E B A S T R O P H W Y S B O B T LIS P S O P P O O M R T A T N R S O A M B O T P O A S B R 6 M O T 4 T N O B N 5 L I S O R M A P P GR-CO SF-3 11 10 9 H E R R E R A ST 10 11 9 B A S T R O P H W Y N B H E R G O T Z L N 12 13 14 15 16 17 18 19 15 14 13 12 11 10 9 8 5 2 1 7 6 4 3 MH SF-3 B A S T R O P H W Y S V R D S B SF-3 RR CS N LN O X A S GR-NP D S R A G R A V SF-3-NP CS-NP 1 CS-CO-NP Copyright nearmap 2015 CS-MU-CO-NP 1 G CS E GROVE DR L20 6 5 B A 6 10 3 1 2 4 3 2 CLOVIS ST 1 9 D B A 8 7 6 TRACT A C 4 3 5 492' P-NP C14-2020-0039 5 4 SF-3-NP 5 4 3 2 2 3 1 1 1 T P S M E K 2 4 3 3 2 1 1 2 SF-3-NP 5 6 D E L M 2 3 GR-NP 8 9 O N T 4 5 6 E R D 8 7 1 7 6 SF-3-NP 5 6 9 7 8 1 C R U M L E 2 3 4 Y L N 8 7 T T S 5 O B T E N N 7 6 GR-NP 4 10 9 9 8 T O 7 6 5 4 R R E 3 2 S S T 1 SF-3-NP GR-CO-NP 4 AT W 5 14 13 5 5 P O N C A S 14 T R S E G G E 5 3 4 2 1 2 3 4 5 7 ± 1'' = 400' 1 2 SF-3-NP 6 5 4 3 13 12 11 O O D S T 10 9 15 16 17 8 7 19 12 SF-3-NP 20 21 11 10 9 T 8 7 6 5 1 P L U C T S 22 1 2 3 4 10 1 2 11 6 9 8 7 ALK W 15 5 E 4 3 R LN 21 25 23 26 28 29 30 27 14 16 17 18 22 A LN 39 43 SF-3-NP 31 38 36 12 47 46 44 VE R 48 SUBJECT TRACT ZONING BOUNDARY ! ! ! ! ! ! PENDING CASE CREEK BUFFER LO-NP R LIS D E L M I R GR-NP A N D O S T SF-3-NP CS-NP O P O T N O M 1 2 3 4 1 M O N 1 S A 5 2 N T 6 7 3 4 O D R 5 6 SF-3-NP 1 2 TH RASHER LN 7 6 5 1 4 3 1 L Y 2 SF-3-NP N C 3 H L 4 2 5 N 6 7 1 1 2 2 1 LR-NP CLOVIS AND KEMP REZONING ZONING CASE#: LOCATION: SUBJECT AREA: GRID: MANAGER: C14-2020-0039 6201 Clovis St and 301 Kemp St 1.167 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. B-1711 of 15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 B-1712 of 15B-1713 of 15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 B-1714 of 15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 B-1715 of 15