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C14-2020-0085 1 ZONING CHANGE REVIEW SHEET CASE: C14-2020-0085 Lessin Lane Villas DISTRICT: 3 ZONING FROM: SF-3-NP TO: SF-6-NP ADDRESS: 219 Lessin Lane SITE AREA: 1.45 acres PROPERTY OWNER: Urban ATX Development LLC (Christopher Affinito) AGENT: Alice Glasco Consulting (Alice Glasco) 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: September 22, 2020 Scheduled for Planning Commission CITY COUNCIL ACTION: October 15, 2020 Scheduled for City Council ORDINANCE NUMBER: ISSUES Staff received one phone call in opposition to this rezoning case. Phone conversations are not included in backup. For all written comments received for this case, please refer to Exhibit C: Correspondence Received. CASE MANAGER COMMENTS: This property is approximately 1.45 acers in size, is primarily undeveloped and has access to the following streets: Lessin Lane, Reyna Street/Krebs Lane and Fort McGruder Lane. It is currently zoned SF-3-NP and is surrounded by SF-3-NP zoning to the west, north and east. To the south across Fort McGruder Lane is a property zoned GR-CO-NP. Along the western boundary of the property is floodplain and East Bouldin Creek which separates this property from the existing single-family structures. 1 of 12B-1C14-2020-0085 2 BASIS OF RECOMMENDATION: 1. The proposed zoning should be consistent with the purpose statement of the district sought. The applicant is requesting SF-6-NP district zoning to be permitted to construct a condominium development. This zoning district is intended for moderate density single family, duplex, two-family, townhouse, and condominium uses on larger lots. This lot approximately 1.45 acres with access to three streets on three sides of the property. Additionally, the SF-6 zoning district allows for more flexibility in site design which is important for sites containing environmental constraints such as large clusters of trees and floodplain areas. Rezoning to SF-6-would be consistent with the applicant’s intended use of the property and purpose statement of the district. EXISTING ZONING AND LAND USES: Zoning Land Uses Site North South East West SF-3-NP SF-3-NP GR-CO-NP SF-3-NP SF-3-NP Single Family Single Family Hospital Service Single Family Single Family NEIGHBORHOOD PLANNING AREA: Dawson TIA: A TIA shall be required at the time of site plan if triggered per LDC 25-6-113. WATERSHED: East Bouldin Creek (urban) OVERLAYS: ADU Approximate Area Reduced Parking and Residential Design Standards SCHOOLS: Galindo Elementary, Lively Middle and Travis High Schools. NEIGHBORHOOD ORGANIZATIONS Austin Independent School District Austin Lost and Found Pets Austin Neighborhoods Council Bike Austin Dawson Neighborhood Association Dawson Neighborhood Organization Dawson Neighborhood Plan Contact Team Friends of Austin Neighborhoods Homeless Neighborhood Association Neighborhood Empowerment Foundation Preservation Austin SELTexas Sierra Club, Austin Regional Group South Austin Commercial Alliance South Austin Neighborhood Alliance (SANA) 2 of 12B-1C14-2020-0085 3 AREA CASE HISTORIES: Number Request Commission City Council C14-2008-0072 For all rezoning cases: SF-3-NP to CS-MU- V-CO-NP C14-2008-0073 C14-2008-0074 C14-2008-0084 Fort Magruder 3A, 3B, 3C and 3D -0072, -0073, -0074; Approved GR-MU-V- CO-NP (8/7/08). -0084; Approved CS- MU-V-CO-NP (8/7/08). Approved staff recommendation of GR-MU-V-CO-NP; CO was to prohibit a set of land uses, limited daily trips and aligned “V” components to reflect the majority of properties that went through the vertical mixed-use opt-in/opt- out process. RELATED CASES: C14-01-0061: This property was part of the rezoning case to approve the Dawson Neighborhood Plan (Ordinance No. 011206-10). This property’s base zoning district did not change during the neighborhood planning process. EXISTING STREET CHARACTERISTICS: Street ROW Pavement Classification Sidewalks Bike Route Capital Metro (within ¼ mile) Krebs Lane 35’ 28’ ASMP Level 1 Yes None Yes Lessin Lane 50’ 28’ ASMP Level 1 No None Yes Reyna Street 53’ 28’ ASMP Level 1 No None Yes Fort McGruder Lane 47’ 20’ ASMP Level 1 No None Yes OTHER STAFF COMMENTS: Comprehensive Planning This rezoning case is located on the south side of Lessin Lane (with street frontage also along Fort McGruder, Reyna Street and Kerbs Lane). This property is also located within the Dawson Neighborhood Plan Area and is located 700 linear feet from the South Congress Avenue Activity 3 of 12B-1C14-2020-0085 4 Corridor and the St. Edwards Neighborhood Center. Surrounding land uses include single family housing and a climbing center to the north; to the south is a single family house and a large rehabilitation hospital; to the east are single family houses and further down the street, commercial uses; and to the west are single family houses. Connectivity There are no public sidewalks or bike lanes located along Lessin Lane. A CapMetro stop is located within 1,100 feet walking distance from the subject property on South Congress Avenue. Mobility and connectivity options are located within walking distance from the site. Dawson Neighborhood Plan The Dawson Future Land Use Map classifies this portion of Lessin Lane as single family. For all plans adopted prior to January 2002, zones SF-5 and SF-6 are permitted in the “Single Family” land use designation. The Dawson Neighborhood Plan was approved in 1998. The following policies and text are excerpted from this Plan and relevant to this case. • Goal 1: Preserve the character of the Dawson Neighborhood. (pg. 14-15) o Objective: Preserve the residential character of the interior of the neighborhood and the commercial character of South First Street and South Congress Avenue. o Objective: Preserve the quiet nature of the Dawson neighborhood. o Objective: Preserve the friendly, family-oriented atmosphere. o Action Items:  The Planning Commission and City Council should uphold and preserve the residential zoning of the interior of the neighborhood. They should not allow lots outside the Congress and South First Street corridors to be zoned for commercial or more intensive uses.  As part of the review that is happening now, the City should amend the Land Development Code to allow smaller residential units on smaller lots and garage apartments. The Dawson Neighborhood Plan appears to support smaller residential units on smaller lots and preserving the residential character within the interior of this neighborhood, which is what this condominium project represents. Imagine Austin The Imagine Austin Growth Concept Map found in the Imagine Austin Comprehensive Plan (IACP) identifies this project as being near an Activity Corridor and a Neighborhood Activity Center. Activity corridors are characterized by a variety of activities and types of buildings located along the roadway, and are intended to allow people to reside, work, shop, access 4 of 12B-1C14-2020-0085 5 services, people watch, recreate, and hang out without traveling far distances. A Neighborhood Center is the smallest and least intense of the three types of activity centers outlined in the Growth Concept Map, with a focus on creating local businesses and services. Like many Imagine Austin Centers, they are represented by a circle or globular shape that reflects the general location where the center should be located in the future. The center’s actual boundaries would need to be clarified through a small area planning process. Regional, town, and neighborhood centers are supposed to be walkable, bikeable, and supported by transit. The following IACP policies are relevant to this case: • LUT P3. Promote development in compact centers, communities, or along corridors that are connected by roads and transit that are designed to encourage walking and bicycling, and reduce health care, housing and transportation costs. • LUT P4. Protect neighborhood character by directing growth to areas of change that includes designated redevelopment areas, corridors and infill sites. Recognize that different neighborhoods have different characteristics and new and infill development should be sensitive to the predominant character of these communities. • LUT P5. Create healthy and family-friendly communities through development that includes a mix of land uses and housing types and affords realistic opportunities for transit, bicycle, and pedestrian travel and provides both community gathering spaces, parks and safe outdoor play areas for children. Based upon this property being near an Activity Corridor and Neighborhood Center, which supports residential housing, mobility strengths in the vicinity, and the applicable Imagine Austin policies above, this project supports the Imagine Austin Comprehensive Plan. 5 of 12B-1C14-2020-0085 6 6 of 12B-1C14-2020-0085 7 Environmental 1. The site is not located over the Edwards Aquifer Recharge Zone. The site is located in the East Bouldin 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. 2. Zoning district impervious cover limits apply in the Urban Watershed classification. 3. According to floodplain maps, there is a floodplain within 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. 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 square feet cumulative is exceeded, and on-site control for the two-year storm. 7. 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. PARD/Planning & Design Review Parkland dedication will be required at the time of subdivision or site plan application for new residential units, per City Code § 25-1-601, as amended. The proposed development meets the criteria for land dedication in City Code Title 25, Article 14. As such, a partial land dedication will be required, as well as any remaining fees in-lieu. The surrounding neighborhood area is currently park deficient, defined as being outside walking distance to existing parks. The development as proposed will require parkland dedication for the new residential units that will serve the Dawson neighborhood through the additional park investment. The Parks and Recreation Department (PARD) would consider a connection along East Bouldin Creek, from Fort McGruder Lane to Lessin Lane, toward satisfying the requirement at time of permitting (whether subdivision or site plan). Such a connection would improve neighborhood connectivity, and satisfy an acquisition need for East Bouldin Creek, a recommendation identified in the Parks and Recreation Department’s Long Range Plan. Should there be any remaining fees in-lieu, those fees shall be used toward park investments in the form of land acquisition and/or park amenities within the surrounding area, per the Parkland Dedication Operating Procedures § 14.3.11 and City Code § 25-1-607 (B)(1) & (2). 7 of 12B-1C14-2020-0085 8 Should the applicant wish to discuss parkland dedication requirements in advance of site plan or subdivision applications, please contact this reviewer: thomas.rowlinson@austintexas.gov. At the applicant’s request, PARD can provide an early determination letter of the requirements as stated in this review. Site Plan This development will be subject to limited provisions of Subchapter E. Design Standards and Mixed Use. Additional comments will be made when the site plan is submitted. The site is subject to compatibility standards. Along the east, north, and west property lines, 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. 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 landscape area at least 25 feet wide is required along the property line. In addition, a fence, berm, or dense vegetation must be provided to screen adjoining properties from views of parking, mechanical equipment, storage, and refuse collection. Additional design regulations will be enforced at the time a site plan is submitted. 1. A traffic impact analysis was not required for this rezoning case because the traffic generated by the proposed zoning does not exceed the threshold of 2,000 vehicle trips per day. A Traffic Impact Analysis shall be required at the time of site plan if triggered per LDC 25-6-113. Transportation Austin Water Utility 1. 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. 8 of 12B-1C14-2020-0085 9 2. As previously directed in submitted development plans, based on current public infrastructure configurations service extension requests (SER) will be required to provide service to this lot. For more information pertaining to the Service Extension Request process and submittal requirements contact Alberto Ramirez with Austin Water, Utility Development Services at 625 E. 10th St., 7th floor. Ph: 512-972-0211. 3. 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: Correspondence Received 9 of 12B-120 21 19 5 6 18 17 C H E R R 22 16 Y HILL D R 23 24 12 13 T N S O S WIL 14 15 H19 27 31 30 29 28 10 11 25 26 W/LO-NP 1 2 3 15B SF-3-NP 15A 14 33 32 1 P-NP PIC KLE R D CS-1-V-CO-NP LI-CO-NP 4 5 6 7 8A 9A 10A 5 8 0 0-0 2 0 4-2 1 C REYNA ST 12 13 11 10 9 8 7 LE S SIN LN A CS-V-CO-NP CS-CO-NP CS-NP 6 5 4 CS-V-CO-NP 3 2 1 14 13 12 11 9 10 8 A B LI-CO-NP CS-V-CO-NP CS-CO-NP K R E B S LN SF-3-NP 1 2 3 4 H18 D U NLA P S T T D S R O F D A W SF-3-NP SF-3-NP CS-MU-V-CO-NP 1 CS-V-CO-NP GR-CO-NP SF-3-NP GR-MU-V-CO-NP CS-MU-V-CO-NP W B E T N O 1 W S H T R I T A E M W P B 1 SF-3-NP 2 CS-CO-NP 2 CS-V-CO-NP 1 20A CS-MU-CO-NP E V S A S E R G N O S C P-NP GR-V-CO-NP GO-V-CO-NP 1 2 3 4 5 5 6 29 28 2 3 7 8 9 P O ST R 10 11 12 O A D D R 27 26 SF-3-NP 13 14 25 24 23 22 K R E B 6 7 S L N SF-3-NP 8 9 C G R U D E 4 5 FO RT M CS-V-CO-NP R LN 11 10 6 SF-3-NP 7 8 9 15 17 21 20 19 18 GR-CO-NP W B E N W HIT W B E N W H IT E B L V W B E D W B N W HIT W B E T N O C W 2 O R N H IT A G M R E E P E B S E B L V D S V R D W B T O S C O B W N G E B R N A R E W S S HIT M P E B L V W S 1 HIT S T T D E B E E O B B R E N A M P A CS-MU-NP W W B H I T S V E B R E N D E L V D B 1 ± 1'' = 250' SUBJECT TRACT ZONING BOUNDARY ! ! ! ! ! ! PENDING CASE CREEK BUFFER Lessin Lane Villas ZONING CASE#: LOCATION: SUBJECT AREA: GRID: MANAGER: C14-2020-0085 219 Lessin Ln 1.45 ACRES H18 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. 10 of 12B-120 21 19 5 6 18 17 C H E R R 22 16 Y HILL D R 23 24 12 13 T N S O S WIL 14 15 H19 27 31 30 29 28 10 11 25 26 W/LO-NP 1 2 3 15B SF-3-NP 15A 14 33 32 1 P-NP PIC KLE R D CS-1-V-CO-NP LI-CO-NP 4 5 6 7 8A 9A 10A 5 8 0 0-0 2 0 4-2 1 C REYNA ST 12 13 11 10 9 8 7 LE S SIN LN A CS-V-CO-NP CS-CO-NP CS-NP 6 5 4 CS-V-CO-NP 3 2 1 14 13 12 11 9 10 8 A B LI-CO-NP CS-V-CO-NP CS-CO-NP K R E B S LN SF-3-NP 1 2 3 4 H18 D U NLA P S T T D S R O F D A W SF-3-NP SF-3-NP CS-MU-V-CO-NP 1 CS-V-CO-NP GR-CO-NP SF-3-NP GR-MU-V-CO-NP CS-MU-V-CO-NP W B E T N O 1 W S H T R I T A E M W P B 1 SF-3-NP 2 CS-CO-NP 2 CS-V-CO-NP 1 20A CS-MU-CO-NP E V S A S E R G N O S C P-NP GR-V-CO-NP Copyright nearmap 2015 GO-V-CO-NP 1 2 3 4 5 5 6 29 28 2 3 7 8 9 P O ST R 10 11 12 O A D D R 27 26 SF-3-NP 13 14 25 24 23 22 K R E B 6 7 S L N SF-3-NP 8 9 C G R U D E 4 5 FO RT M CS-V-CO-NP R LN 11 10 6 SF-3-NP 7 8 9 15 17 21 20 19 18 GR-CO-NP W B E N W HIT W B E N W H IT E B L V W B E D W B N W HIT W B E T N O C W 2 O R N H IT A G M R E E P E B S E B L V D S V R D W B T O S C O B W N G E B R N A R E W S S HIT M P E B L V W S 1 HIT S T T D E B E E O B B R E N A M P A CS-MU-NP W W B H I T S V E B R E N D E L V D B 1 ± 1'' = 250' SUBJECT TRACT ZONING BOUNDARY ! ! ! ! ! ! PENDING CASE CREEK BUFFER Lessin Lane Villas ZONING CASE#: LOCATION: SUBJECT AREA: GRID: MANAGER: C14-2020-0085 219 Lessin Ln 1.45 ACRES H18 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 12B-1Clark, Kate From: Sent: To: Cc: Subject: Dear Kate Clark,  Julia Brookins Sunday, September 6, 2020 10:48 AM Clark, Kate Julie Woods; Paul Foster; Rebecca Sheller Rezoning Case C14-2020-0085; Neighbor Julia Brookins *** External Email - Exercise Caution *** I request to participate in the 6:00 P.M. Sept. 22 hearing on the application for rezoning at 219 Lessin Ln. (Case Number: C14-2020-0885) I understand from the officers of the Dawson Neighbor Association that the new owner plans to build 18 condo apartments. My husband Paul Foster and I live with our family at 3615 Wilson St., which straddles the same section of East Bouldin Creek, two properties downstream from 219 Lessin Ln. Because the properties are an odd shape, and there are large commercial buildings/parking lots up on the Ben White access road, it is likely that, if this condo project goes ahead, there will so much impervious cover that existing erosion control measures between the 290/71 highway and the rest of the Dawson neighborhood would be insufficient to prevent rapid erosion and increased flood risk.   The 219 Lessin Ln. property, which is the subject of the rezoning request, has been undeveloped until now, with just a tiny 1940s bungalow (now razed), and the rest of the 1.4 acres is a mixture of grassy meadow and trees. There is already a retention pond downstream on this section of the creek, on the south side of Alpine Rd. The Atlas 14 revised flood maps already have shown several of our neighbors' entire homes under water in the event of a flood event. Since the revision, David Weekley Homes has built six townhomes   (just being completed) on the adjacent properties at 232-234 Lessin Ln. I urge the Planning Commission to look closely at the watershed implications of this rezoning request, and to insist on limited impervious cover for this property.  How do I sign up to participate in the Sept. 22 hearing on rezoning?  Sincerely,  Julia Brookins  Resident, 3615 Wilson St.  Dawson  cc: Julie Woods, Dawson Neighborhood Association officer  cc: Rebecca Sheller, neighbor  cc: Paul Foster  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  cybersecurity@austintexas.gov.   1 12 of 12B-1