B-13 (C14-2020-0096 - 3707 S 2nd Street; District 3).pdf — original pdf

Backup

C14-2020-0096 1 ZONING CHANGE REVIEW SHEET CASE: C14-2020-0096 – 3707 S 2nd Street DISTRICT: 3 ZONING FROM: SF-3 TO: GR-MU-V ADDRESS: 3707 S. 2nd Street SITE AREA: 4.78 acres PROPERTY OWNER: 3707 S. 2nd Property, LP (Justin Albright) AGENT: Armbrust & Brown, PLLC (Amanda Surman) CASE MANAGER: Kate Clark (512-974-1237, kate.clark@austintexas.gov) STAFF RECOMMENDATION: Staff recommends general office – mixed use (GO-MU) combining district. For a summary of the basis of staff’s recommendation, see page 2. PLANNING COMMISSION ACTION / RECOMMENDATION: October 27, 2020 Scheduled for Planning Commission CITY COUNCIL ACTION: November 12, 2020 Scheduled for City Council ORDINANCE NUMBER: ISSUES On September 9, 2020 staff received an email from the Galindo Neighborhood opposing the addition of vertical mixed-use (“V”) to the zoning district. For all received written comments, please refer to Exhibit C: Correspondence Received. CASE MANAGER COMMENTS: This property is approximately 4.78 acres and is developed with a single office building. This office building appears to have been constructed in the mid 1970’s and is considered a legally nonconforming use. It is currently zoned SF-3 and is surrounded by SF-4A-CO and P zoning to the north, GO-V-CO and LO-V-CO zoning to the east, GR zoning to the south, and LO and MH zoning to the west. Please see Exhibit A: Zoning Map and Exhibit B: Aerial Map for context. 1 of 12C14-2020-0096 2 To the west across South 2nd Street is the Galindo Elementary School. Staff has confirmed with the Austin Independent School District (AISD) that they do not have any concerns with this rezoning case. The applicant is requesting GR-MU-V in order to allow for a change in use to medical office and to provide flexibility to redevelop the site with multifamily units in the future. BASIS OF RECOMMENDATION: and development intensities. 1. Zoning should promote a transition between adjacent and nearby zoning districts, land uses, This property is in between the commercial and office zoning districts on South 1st Street and Ben White Boulevard, and the residential zoning districts and uses internal to the neighborhood. Rezoning this property to GO-MU would provide a transition in use and intensity from Ben White Boulevard and be consistent with uses and intensities from South 1st Street while also permitting the applicant’s intended use of medical office. 2. The proposed zoning should be consistent with the purpose statement of the district sought. Staff does not recommend adding the “V” component to the zoning string. This property is not located on a Core Transit Corridor as defined by the current City Land Development Code. These corridors were intended to have enough population density, mix of uses, and transit facilities to encourage and support transit use. Because of those parameters they were also used to establish where the Vertical Mixed Use (V) Overlay District was permitted. While this property is near South 1st Street (a Core Transit Corridor) and is adjacent to an existing property with the “V” designation, staff considers this property to be internal to the neighborhood. Both South 2nd Street and South Center Street are classified as Level 1 streets within the ASMP, unlike South 1st Street which is classified as a Level 3 street. EXISTING ZONING AND LAND USES: Zoning Land Uses Site SF-3 North P South GR Administrative and Business Offices COA Waterwroks / Austin-Travis County EMS Station Administrative and Business Offices, Medical Offices East GO-V-CO and LO-V-CO Administrative and Business Offices, Medical Offices West LO and MH Public Primary Educational Facilities, Residential NEIGHBORHOOD PLANNING AREA: Galindo NP (Suspended) 2 of 12C14-2020-0096 3 TIA: This shall be required at the time of site plan if triggered per LDC 25-6-113. WATERSHED: West Bouldin Creek Watershed (urban) OVERLAYS: Residential Design Standards SCHOOLS: Galindo Elementary, Lively Middle and Travis High Schools. Galindo Elementary Neighborhood Assn. Homeless Neighborhood Association Neighborhood Empowerment Foundation Perry Grid 614 Preservation Austin SELTexas Sierra Club, Austin Regional Group South Austin Commercial Alliance 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 Galindo Area Patriotic People's Porch AREA CASE HISTORIES: C14-2007-0238 Galindo Elementary Neighborhood Association Vertical Mixed Use (VMU) Zonings Lifeworks C14-04-0029 From LO-CO to GO RELATED CASES: There are no recent related cases to this property. Number Request Commission City Council To add vertical mixed use combining district to multiple tracts. To grant neighborhood’s recommendation to remove two tracts. Approved vertical mixed use combining district to multiple tracts as Commission recommended. (1/10/08) To grant GO-CO; CO was to limit trips on site. Approved GO-CO as Commission recommended. (4/15/04) 3 of 12C14-2020-0096 4 EXISTING STREET CHARACTERISTICS: Street ROW Pavement Classification Sidewalks Bike Capital Metro (within ¼ mile) Route 62’ 25’ ASMP Level 1 No N/A Yes 60’ 40’ ASMP Level 1 Yes N/A Yes South 2nd Street South Center Street OTHER STAFF COMMENTS: Comprehensive Planning This rezoning case is located on the southeast corner of South 2nd Street and South Central Street. This property is located 425 feet from the South 1st Activity Corridor and in an area that does not have an adopted neighborhood plan. Surrounding land uses include an EMS station, City of Austin truck depot, a water tower and utility substation, and single family housing to the north; to the south are medical and law offices and a senior center; to the east is a church, shelter and medical offices; and to the west are small apartment buildings, a daycare center and the Galindo Elementary School. The existing office building on the site was built in the 1970’s and the property is currently zoned SF-3. The proposal is to rezone the property to GR-MU-V to keep the existing office building on the site, add medical offices, and in the future possibly pursue adding multifamily units. Connectivity Public sidewalks are located along South 2nd Street but are only along one side of South Central Street. A CapMetro stop is located within 450 feet walking distance of the subject property. Mobility options are average while connectivity options are fair in this area. Imagine Austin The Imagine Austin Growth Concept Map found in the Imagine Austin Comprehensive Plan (IACP) identifies this project as being one block from an Activity Corridor. Activity Corridors are characterized by a variety of activities and buildings, which are intended to allow people to reside, work, shop, access services, people watch, recreate, and hang out without traveling far distances. 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. 4 of 12C14-2020-0096 5 • 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. • HN P11. Protect neighborhood character by directing growth to areas of change and ensuring context sensitive infill in such locations as designated redevelopment areas, corridors, and infill sites. While this property is close to the South 1st Activity Corridor, South 2nd Street is a non-arterial street consisting mainly of small-scale multifamily buildings, one story offices and institutional land uses. The GR district zoning category permits retail and heavy commercial uses which can also have longer hours of operation that are not appropriate along this type of street. Based on the commercial nature and potential impacts of the GR zoning district, its proximity to an existing elementary school and daycare and the above referenced Imagine Austin policies that supports commercial growth along existing arterial corridors, this rezoning case partially supports the policies of the Imagine Austin Comprehensive Plan. 5 of 12C14-2020-0096 6 6 of 12C14-2020-0096 7 Environmental 1. The site is not located over the Edwards Aquifer Recharge Zone. The site is located in the West 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 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 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 The proposed uses for this rezoning to GR-MU-V, are professional and medical offices. These uses currently have no parkland dedication requirement. However, if there are to be residential dwelling units or hotel keys proposed at the time of subdivision or site plan, parkland dedication will be required for those new units, per City Code § 25-1-601. Site Plan 1. Any new development is subject to Subchapter E. Design Standards and Mixed Use. Additional comments will be made when the site plan is submitted. 2. The site is subject to compatibility standards. Along the northeast property line, the following standards apply: a. No structure may be built within 25 feet of the property line. b. No structure in excess of two stories or 30 feet in height may be constructed within 50 feet of the property line. c. No structure in excess of three stories or 40 feet in height may be constructed within 100 feet of the property line. 7 of 12C14-2020-0096 8 d. No parking or driveways are allowed within 25 feet of the property line. e. 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. 3. Additional design regulations will be enforced at the time a site plan is submitted. 1. A Traffic Impact Analysis shall be required at the time of site plan if triggered per LDC Transportation 25-6-113. 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. Based on current public infrastructure configurations, it appears that 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. 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 8 of 1215 16 22 17 18 21 20 19 AU D R EYCT 10 3 2 1 2 1 SF-4A 6 5 4 SF-3 7 8 9 5 6 4 T E C A C R A M 11 11 10 9 10 17 SF-3 23 24 7 5A SF-4A 4A 3AB 3AA 3BB 1AA 2AA SF-6-CO 1 SF-3 T D S N S 2 E 1 2 SF-3 3 4 C A R DIN GR AL LN SF-6-CO MF-2 SF-3 25 26 27 1 2 3 4 5 C S C E N O U TE T H B SF-3 R ST A 1 2 2 1 N A L L N VIL 1 4 2 MH 3 SF-3 2 1 MF-2 E D R A G 8 G19 32 31 30 12 13 SF-3 16 15 14 A U D R E 26 27 Y D R 25 24 23 22 18 19 T A C L VIL 20 3 SF-3 28 29 6B 1 2 2 1 21 2 1 4 3 SF-4A-CO 10 6 7 8 9 5 MH 6 10-A 1 SF-3 MH 10-B H ST 9 2 2 SF-3 1 C BIR 9 11 10 1 2 SF-3 3 G A M 9 EZ C V 8 7 5 4 6 P S O U T H C E N T E LOT 10A SF-3 6 9 0 0-0 2 0 4-2 1 C R S T 2 H19 GO-V-CO CS-V 28 CS-CO MF-3 T T S S S 1 1 MF-3-NP W ALPIN E R D SF-3-NP SF-3-NP MF-3-NP 4 7 8 SF-3 1 3 2 5A MH 6 T D S N S 2 GR 2 ONE CS LO 3 4 2 7 A 5 SF-3 1 2 13 12 CS-MU-CO 9 10 11 MF-3 B 5 LO-MU-CO B A NIS T E 1 GR R LN S 1ST TO BEN WHITE WB RAMP W BEN WHITE BLVD WB W BEN WHITE BLVD SVRD EB W BEN WHITE BLVD EB LO-V-CO 1 LO LR-MU LR-MU-CO CS-V LOT A LOT B T T S S S 1 GO-V-CO-NP LO-NP 3 1 2 NO-MU-CO-NP 34 33 4 5 6 1 2 P O ST R O A 7 8 9 32 31 30 29 K R E B LO-NP SF-3-NP 27 26 25 28 12 13 SF-3-NP 3 4 5 D D R 10 11 24 23 22 6 7 14 21 20 19 S L N 1 2 SF-3-NP 3 4 FO RT M 5 6 C G R U D E 7 8 R LN GR-CO-NP 9 10 11 PUD-NP 1 T S Y E S A C S E M A J ± 1'' = 300' 1 G18 GR-V-NP W W BE HITE EB AT S 1ST TR N N 7 W B E B E S C N W N W O N G R HIT W H18 CS-V-CO-NP HIT E E BLV S T A O S B R M P D S V R D W B LO-V-NP 2 CS-1-V-NP 1 B SUBJECT TRACT ZONING BOUNDARY ! ! ! ! ! ! PENDING CASE CREEK BUFFER 3707 S. 2nd Street ZONING CASE#: LOCATION: SUBJECT AREA: GRID: MANAGER: C14-2020-0096 3707 S. 2nd 4.78 ACRES H19 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. 9 of 1215 16 22 17 18 21 20 19 AU D R EYCT 10 3 2 1 2 1 SF-4A 6 5 4 SF-3 7 8 9 5 6 4 T E C A C R A M 11 11 10 9 10 17 SF-3 23 24 7 5A SF-4A 4A 3AB 3AA 3BB 1AA 2AA SF-6-CO 1 SF-3 T D S N S 2 E 1 2 SF-3 3 4 C A R DIN GR AL LN SF-6-CO MF-2 SF-3 25 26 27 1 2 3 4 5 C S C E N O U TE T H B SF-3 R ST A 1 2 2 1 N A L L N VIL 1 4 2 MH 3 SF-3 2 1 MF-2 E D R A G 8 G19 32 31 30 12 13 SF-3 16 15 14 A U D R E 26 27 Y D R 25 24 23 22 18 19 T A C L VIL 20 3 SF-3 28 29 6B 1 2 2 1 21 2 1 4 3 SF-4A-CO 10 6 7 8 9 5 MH 6 10-A 1 SF-3 MH 10-B H ST 9 2 2 SF-3 1 C BIR 9 11 10 LO 3 4 2 7 A 5 SF-3 1 2 13 12 CS-MU-CO 9 10 11 MF-3 B 5 LO-MU-CO B A NIS T E 1 GR R LN S 1ST TO BEN WHITE WB RAMP W BEN WHITE BLVD WB W BEN WHITE BLVD SVRD EB W BEN WHITE BLVD EB 1 2 SF-3 3 G A M 9 EZ C V 8 7 5 4 6 4 7 8 SF-3 1 3 2 5A MH 6 T D S N S 2 GR 2 ONE CS P S O U T H C E N T E LOT 10A SF-3 6 9 0 0-0 2 0 4-2 1 C R S T 2 H19 GO-V-CO LO-V-CO 1 LO LR-MU LR-MU-CO CS-V LOT A LOT B T T S S S 1 CS-V 28 CS-CO MF-3 T T S S S 1 1 MF-3-NP W ALPIN E R D SF-3-NP SF-3-NP MF-3-NP LO-NP 3 1 2 NO-MU-CO-NP 34 33 4 5 6 1 2 P O ST R O A 7 8 9 32 31 30 29 K R E B LO-NP SF-3-NP 27 26 25 28 12 13 GO-V-CO-NP SF-3-NP 3 4 5 D D R 10 11 24 23 22 6 7 14 21 20 19 9 10 11 5 6 C G R U D E 7 8 R LN GR-CO-NP Copyright nearmap 2015 S L N 1 2 SF-3-NP 3 4 FO RT M PUD-NP 1 T S Y E S A C S E M A J ± 1'' = 300' 1 G18 GR-V-NP W W BE HITE EB AT S 1ST TR N N 7 W B E B E S C N W N W O N G R HIT W H18 CS-V-CO-NP HIT E E BLV S T A O S B R M P D S V R D W B LO-V-NP 2 CS-1-V-NP 1 B SUBJECT TRACT ZONING BOUNDARY ! ! ! ! ! ! PENDING CASE CREEK BUFFER 3707 S. 2nd Street ZONING CASE#: LOCATION: SUBJECT AREA: GRID: MANAGER: C14-2020-0096 3707 S. 2nd 4.78 ACRES H19 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 12Clark, Kate From: Sent: To: Subject: Patty Sprinkle Wednesday, September 9, 2020 9:12 AM Clark, Kate C14-2020-0096 3702 S. 2nd. Street *** External Email ‐ Exercise Caution ***  Good morning Kate,  Galindo neighbors have received notification of the application for a zoning change at 3702 S.2nd Street. We are  opposed to vertical mixed use in the interior of our neighborhood. This tool is intended for transportation corridors not  for use in the middle of a neighborhood.  We are meeting with the developer on Sept. 21, 2020 to hear their plans for our neighborhood and ask that scheduling  for PC please take this in to account. We  have had at least 4 emergency meetings of the executive committee and  general membership in the last month to accommodate Mr. Suttle’s entitlement team.  At the risk of repeating myself:  we are volunteers who have jobs, families, and other obligations ! I  do understand you may not have any control over  this process but it needs to be on record that we are doing all we can to respond in a timely manner.   For the record: Galindo participated in the VMU plan of 2008 and  we remain opposed to VMU in the interior of our  neighborhood.  Thank you for your consideration.  Patty Sprinkle  GENA V.P.  512‐294‐8303  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 11 of 12From: Bobby Levinski < Sent: Wednesday, October 21, 2020 11:38 AM To: Clark, Kate <Kate.Clark@austintexas.gov> Cc: pattysprinkle@gmail.com; asurman@abaustin.com; Harden, Joi <Joi.Harden@austintexas.gov>; Rivera, Andrew <Andrew.Rivera@austintexas.gov> Subject: Postponement Request for C14-2020-0096 *** External Email - Exercise Caution *** Ms. Clark, On behalf of the Galindo Neighborhood Association, I am requesting a 2-week postponement of C14- 2020-0096 to provide the neighborhood a little more time to speak with the applicant and attempt to reach a resolution. Patty Sprinkle, the VP of GNA, and Amanda Surman, the applicant's agent, are both copied on this email. I believe the item was scheduled for October 27th, and the postponement would put us at November 10th. Many thanks, Bobby -- Bobby Levinski Attorney, 512-636-7649 (mobile) 12 of 12