B-11 (NPA-2020-0025.01 - Thomas Springs Office-Warehouse; District 8).pdf — original pdf

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C14-2020-0102 1 ZONING CHANGE REVIEW SHEET CASE: C14-2020-0102 – Thomas Springs DISTRICT: 8 Office/Warehouse ZONING FROM: RR-NP ADDRESS: 7815 Thomas Springs Road SITE AREA: 6.49 acres TO: W/LO-NP (Tract 1), as amended SF-3-NP (Tract 2), as amended PROPERTY OWNER: Loco Grande Enterprises LLC (Brandon Brydson) AGENT: Alice Glasco Consulting (Alice Glasco) CASE MANAGER: Kate Clark (512-974-1237, kate.clark@austintexas.gov) STAFF RECOMMENDATION: Staff recommends warehouse/limited office – neighborhood plan (W/LO-NP) combining district zoning for Tract 1 and family residence – neighborhood plan (SF-3-NP) combining district zoning for Tract 2. For a summary of the basis of staff’s recommendation, see page 2. PLANNING COMMISSION ACTION / RECOMMENDATION: January 26, 2021 Scheduled for Planning Commission CITY COUNCIL ACTION: February 18, 2021 Scheduled for City Council ORDINANCE NUMBER: ISSUES Staff has received comments in opposition to the rezoning of this property. Only written or emailed comments are included in staff backup and may be found in Exhibit C: Correspondence Received. On December 14, 2020 staff received a petition against the rezoning request. The current percentage of the petition is 49.39%. The petition, a map and list of property owners of the petition area and the signatures received to date are included in Exhibit D: Formal Petition. On December 28, 2020 the applicant amended their rezoning request. Originally, they were requesting the entire property be rezoned to W/LO-NP. Their amended request divided their 1 of 20B-11C14-2020-0102 2 property into two tracts, requesting Tract 1 to be rezoned to W/LO-NP and Tract 2 to be rezoned to SF-3-NP, please see Exhibit E: Amended Rezoning Request. CASE MANAGER COMMENTS: This property is approximately 6.49 acres and has access to Thomas Springs Road and Wier Loop Road. It is currently zoned RR-NP and is surrounded by properties zoned RR-NP to the northeast, east and south. Adjacent to the southwest is a property zoned LO-NP. Across Thomas Springs Road to the north are properties not within the City limits and therefore are not zoned. Please refer to Exhibit A: Zoning Map and Exhibit B: Aerial Map. This property is currently shown as Rural Residential on the Future Land Use Map (FLUM) and requires a Neighborhood Plan Amendment (NPA) with this rezoning case. Please see related case NPA-2020-0025.01. This property is located within the Williamson Creek Watershed which is classified as a Barton Springs Zone Watershed. At the time of this report it is subject to the SOS ordinance which would allow up to 25% impervious cover, (see the section Other Staff Comments below for additional Environmental comments). This impervious cover limitation supersedes higher allowable impervious cover amounts in the base zoning districts. If the rezoning request for SF-3-NP is approved for Tract 2, the applicant is considering subdividing the tract to allow for additional housing. BASIS OF RECOMMENDATION: 1. Zoning changes should promote compatibility with adjacent and nearby uses. Tract 1 is located along Thomas Springs Road and is in between two properties zoned LO- NP and RR-NP. Because the W/LO zoning district only allows buildings to be 25 feet or one story tall and with the additional SOS ordinance limitation of 25% impervious cover, rezoning this tract to W/LO-NP would be compatible with the surrounding land uses and provide a transition in site development standards between the two properties. Tract 2 is located along Wier Loop Road and is surrounded by properties zoned RR-NP. Wier Loop Road is a cul-de-sac road and contains primarily residential uses. With a maximum 25% limitation on impervious cover, rezoning this property to SF-3-NP would be compatible with the existing land uses in the area. EXISTING ZONING AND LAND USES: Zoning Land Uses Site RR-NP Residential North Unzoned Outside of City limits 2 of 20B-11C14-2020-0102 3 Zoning Land Uses South RR-NP East West RR-NP LO-NP Residential Residential Administrative and business offices NEIGHBORHOOD PLANNING AREA: Oak Hill Combined Neighborhood Plan (West Oak Hill) TIA: A Traffic Impact Analysis shall be required at the time of site plan if triggered per LDC 25- 6-113. WATERSHED: Williamson Creek OVERLAYS: Barton Springs Overlay, Wildland Urban Interface (Proximity Class - Within 1.5 miles of a Wildland Area) SCHOOLS: Baldwin Elementary, Small Middle and Bowie High Schools. NEIGHBORHOOD ORGANIZATIONS Austin Independent School District Austin Lost and Found Pets Bike Austin Covered Bridge Property Owners Friends of Austin Neighborhoods Oak Hill Association of Neighborhoods (OHAN) Oak Hill Neighborhood Plan - COA Liaison AREA CASE HISTORIES: Oak Hill Neighborhood Plan Contact Team Oak Hill Trails Association Ridgeview Save Our Springs Alliance Sierra Club, Austin Regional Group Thomas Springs Alliance TNR BCP - Travis County Natural Resources Number Request Commission City Council C14-2013-0059 Cedars Montessori School 9704 Circle Drive From RR-NP to LO- NP Approved LO-MU- NP as staff recommended. Approved LO-MU- CO-NP; CO was to limit trips to 2,000 per day. (6/20/13). 3 of 20B-11C14-2020-0102 4 Number Request Commission City Council C14-2010-0175 From RR to W/LO Approved W/LO as staff recommended. From RR to SF-3-NP & LO-NP. Approved SF-3-NP & LO-NP as staff recommended. Approved W/LO-CO- NP; CO was to prohibit a set of land uses. (3/3/11). Approved SF-3-NP & LO-NP as Commission recommended. (12/16/10). Herzog Zoning 9726 Circle Drive C14-2010-0141 7919 Thomas Springs Rd RELATED CASES: NPA-2020-0025.01: the neighborhood plan amendment associated with this rezoning case. C14-2008-0125: (Oak Hill Combined Neighborhood Plan): creation of the Oak Hill Combined Neighborhood Plan, West Oak Hill NPCD, Ordinance No. 20081211-097 EXISTING STREET CHARACTERISTICS: Street ROW Pavement Classification Sidewalks Thomas Springs Rd 52’ 20’ ASMP Level 2 No Wier Loop Rd 60’ 20’ ASMP Level 1 No N/A No Bike Route Capital Metro (within ¼ mile) No Shared Lane OTHER STAFF COMMENTS: Environmental 1. This site is not located over the Edwards Aquifer Recharge Zone. The site is in the Williamson Creek Watershed of the Colorado River Basin, which is classified as a Barton Springs Zone Watershed by Chapter 25-8 of the City’s Land Development Code. It is in the Drinking Water Protection Zone. 2. Project applications at the time of this report are subject to the SOS Ordinance that allows 25% impervious cover in the contributing zone. 3. According to floodplain maps there is no floodplain within or adjacent to the project location. 4 of 20B-11C14-2020-0102 5 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. Under current watershed regulations, development or redevelopment requires water quality control with increased capture volume and control of the 2-year storm on site. Runoff from the site is required to comply with pollutant load restrictions as specified in Land Development Code. 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. The applicant is requesting W/LO zoning. There are currently no parkland dedication requirements for developments without residential or hotel uses. PARD Review Site Plan SP 1. Any new warehouse development with office space equaling 25% or more than the warehouse square footage is subject to Subchapter E. Design Standards and Mixed Use. Additional comments will be made when the site plan is submitted. SP 2. The site is subject to compatibility standards. Along the east and west property lines, 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. feet of the property line. c. No structure in excess of three stories or 40 feet in height may be constructed within 100 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. SP 3. Additional design regulations will be enforced at the time a site plan is submitted. 5 of 20B-11C14-2020-0102 6 ATD 1. A Traffic Impact Analysis shall be required at the time of site plan if triggered per LDC ATD 2. The ASMP (adopted 04/11/2019) requires 80’ of right-of-way for Thomas Springs Rd. Dedicate 40 feet of right-of-way from the existing centerline in accordance with the ASMP (LDC 25-6-55) with the first subdivision or site plan application. Transportation 25-6-113. Austin Water Utility AW1. The landowner intends to serve the site with City of Austin water utilities and an On-Site Sewage Facility (OSSF) approved by Travis County. 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 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. 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 utility tap permit. AW2. Travis County must approve the change of use for On-Site Sewage Facilities. INDEX OF EXHIBITS TO FOLLOW Exhibit A: Zoning Map Exhibit B: Aerial Map Exhibit C: Correspondence Received Exhibit D: Formal Petition Exhibit E: Amended Rezoning Request 6 of 20B-1128 20 19 18 17 16 30 L E N A 32 P E T 33 R L 15 14 13 LENAPE CV 12 11 10 9 8 7 6 34 35 36 37 5 4 3 2 3 4 M U R C R M U 5 28 E E RIN K D G R SF-1-NP 27 26 25 24 1 2 36 37 WZ21 45 38 39 40 41 2 3 30 29 TH O M AS SP RIN G S R D 1 1 2 0 1 0 - 0 2 0 4 - 2 1 C LO-NP RR-NP WZ20 5 T H O M A S S P R I N G S R D 1 P-NP SF-3-NP 2 LR-NP RR-NP 4 5 6 W/LO-CO-NP C I R C L E D R W I E R L O O P R D 4 2 10 6 7 D C I R 8 3 W K C O R O O 9 LO-MU-CO-NP 1 LO-MU-CO-NP 11 1 2 ± 1'' = 400' SUBJECT TRACT ZONING BOUNDARY ! ! ! ! ! ! PENDING CASE CREEK BUFFER Thomas Springs Office/Warehouse ZONING CASE#: LOCATION: SUBJECT AREA: GRID: MANAGER: C14-2020-0102 7815 THOMAS SPRINGS RD 6.49 ACRES WZ20 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. 20 19 18 17 SF-1-NP 15 14 N O R S K D M LIA E E WIL R C 12 14 13 13 12 11 10 9 7 of 20B-1128 20 19 18 17 16 30 L E N A 32 P E T 33 R L 15 14 13 LENAPE CV 12 11 10 9 8 7 6 34 35 36 37 5 4 3 2 3 4 M U R C R M U 5 28 E E RIN K D G R SF-1-NP 27 26 25 24 1 2 36 37 WZ21 45 38 39 40 41 2 3 30 29 TH O M AS SP RIN G S R D 1 1 2 0 1 0 - 0 2 0 4 - 2 1 C LO-NP RR-NP WZ20 5 T H O M A S S P R I N G S R D 1 P-NP SF-3-NP 2 LR-NP RR-NP 4 5 6 W/LO-CO-NP C I R C L E D R W I E R L O O P R D 4 2 10 6 7 D C I R 8 3 W K C O R O O 9 LO-MU-CO-NP 1 LO-MU-CO-NP 11 1 2 ± 1'' = 400' SUBJECT TRACT ZONING BOUNDARY ! ! ! ! ! ! PENDING CASE CREEK BUFFER Thomas Springs Office/Warehouse ZONING CASE#: LOCATION: SUBJECT AREA: GRID: MANAGER: C14-2020-0102 7815 THOMAS SPRINGS RD 6.49 ACRES WZ20 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. 20 19 18 17 SF-1-NP 15 14 N O R S K D M LIA E E WIL R C 12 13 12 14 13 Copyright nearmap 2015 11 10 9 8 of 20B-11Clark, Kate From: Sent: To: Cc: Subject: cwg2 Friday, November 13, 2020 1:38 PM Clark, Kate; Meredith, Maureen Alice Glasco 7815 Thomas Springs Road (C14-2020-0102; NPA-2020-0025.01) *** External Email - Exercise Caution *** I have lived at 9600 Wier Loop Road for 43 years.  Wier Loop Road is a narrow country lane.  It is a dead end that is  approximately 3 blocks long.  There are no side streets crossing it. The measurement of the road at my house is about 16  feet & 4 inches.  There is light traffic on the road.  When two cars happen to on the road at the same time, it requires  one of them to pull over.   Since the property in question includes both a tract on Thomas Springs Road and Wier Loop Road, I oppose the changing  of zoning from rural residential, especially on Wier Loop Road. Most of the folks here own 3 or more acres.  We are a  small residential community and we would like to remain that way.  Thanks,  Cheryl Grossman   512‐619‐8460    Sent via the Samsung Galaxy S10e, an AT&T 5G Evolution capable  Sent via the Samsung Galaxy S10e, an AT&T 5G Evolution capable smartphone  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 9 of 20B-11T H O M A S S P RIN G S R D W I E R L O O P R D R O C K W O O D C I R ± BUFFER PROPERTY_OWNER SUBJECT_TRACT PETITION Case#: C14-2020-0102 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 " = 200 ' 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. 10 of 20B-11Case Number: C14-2020-0102 PETITION Total Square Footage of Buffer: Percentage of Square Footage Owned by Petitioners Within Buffer: Date: 12/18/2020 712605.5514 49.39% Calculation: The total square footage is calculated by taking the sum of the area of all TCAD Parcels with valid signatures including one-half of the adjacent right-of-way that fall within 200 feet of the subject tract. Parcels that do not fall within the 200 foot buffer are not used for calculation. When a parcel intersects the edge of the buffer, only the portion of the parcel that falls within the buffer is used. The area of the buffer does not include the subject tract. TCAD ID Address Owner Signature Petition Area Precent 0404550301 THOMAS SPRINGS RD 78736 0402550724 7708 THOMAS SPRINGS RD 78736 0404550107 ROCKWOOD CIR 78736 0404550108 ROCKWOOD CIR 78736 0404550123 9612 WIER LOOP 78736 0404550113 9611 WIER LOOP 78736 0404550132 7809 THOMAS SPRINGS RD AUSTIN 78736 0404550131 7711 THOMAS SPRINGS RD AUSTIN 78736 0404550130 7919 THOMAS SPRINGS RD 78736 0402550201 7707 THOMAS SPRINGS RD AUSTIN 78736 0402550101 7613 THOMAS SPRINGS RD 78736 0404550125 9814 CIRCLE DR AUSTIN 78736 0404550134 9621 WIER LOOP 78736 Total AUSTIN INDEPENDENT SCHOOL BRUSHWOOD BRIAN & BONNIE CEDARS MONTESSORI SCHOOL INC CEDARS MONTESSORI SCHOOL INC DIVINE ASSETS LLC GREENE JAMES C & PHYLLIS C GRIGGS IKA LEONARD RANDY & GERRY LOCO GRANDE ENTERPRISES LLC MCGREGORY HAYLEY & JUSTIN BYRNE MORTIMER PETROLEUM STRATEGIES INC (PERONE GROUP, LLC) PORTILLO CHRISTOPHER RYAN & KELLY ELIZABETH MCGETTIGAN TAYLOR JULIE ANGELL no no yes yes no yes no yes no yes yes yes no 93692.25 15781.60 60130.75 44812.95 29376.31 103975.53 69456.39 46533.29 103934.56 7724.89 53034.88 35748.23 0.00% 0.00% 8.44% 6.29% 0.00% 14.59% 0.00% 6.53% 0.00% 1.08% 7.44% 5.02% 33869.66 0.00% 698071.30 49.39% 11 of 20B-1112 of 20B-1113 of 20B-1114 of 20B-1115 of 20B-1116 of 20B-1117 of 20B-11Clark, Kate From: Sent: To: Cc: Subject: Attachments: Kate,  Alice Glasco Monday, December 28, 2020 1:44 PM Clark, Kate Brandon Brydson; Meredith, Maureen 7815 Thomas Springs Road - Follow-up to Staff Recommendation 7815 Thomas Springs Road Building Footprint Map.pdf *** External Email - Exercise Caution *** As a follow‐up to our phone conversation on 12/23 regarding staff recommendation of:   W/LO‐NP for the lot  facing Thomas Springs Road and SF‐3‐NP for the lot facing Wier Loop Road, on behalf of my client, I would  like to amend our request to correspond to staff recommendation and also match the neighborhood plan  amendment accordingly.    Note:  FYI ‐ please see the email I sent to the contact team chair on November 30th regarding my clint’s  willingness to separate the two tracts as noted above.   New maps:  could you please send me the updated staff maps reflecting my amended request?  ========================  Alice Glasco, President  Alice Glasco Consulting  512‐231‐8110 W  512‐626‐4461 C  Email: alice@agconsultingcompany.com  From: Alice Glasco   Sent: Monday, November 30, 2020 11:47 AM  To: cbwidaho  Subject: RE: Letter regarding 7815 Thomas Springs Road ‐ Reply About Compromise    Dear Cynthia,  Brandon has given a lot of thought into the two compromise offers listed below in your letter.  To that end,  Brandon is willing to separate the Thomas Springs Road lot from the Wier Loop Road lot as follows:    1. The lot facing Thomas Springs Road will be Tract 1 with a proposed zoning of W/LO‐NP. 2. The lot facing Wier Loop Road will be Tract 2 with a proposed zoning of SF‐3‐NP.  This will allow the tract to be subdivided into 3 lots for single family homes. Justification for SF‐3:  1 18 of 20B-11The attached City of Austin building footprint map shows that some properties along Wier Loop Road have  two or more residential units – which makes those lots non‐conforming with RR, Rural Residential zoning per  the City’s Land Development Code.      Justification for W/LO:     While some properties in the vicinity of the subject site have commercial zoning, however, some properties on  Thomas Springs, and some on Wier Loop Road are being used for commercial purposes, with RR, Rural  Residential zoning.     Link to Google Aerial of Businesses on Wier Loop Road and Thomas Springs Road  https://www.google.com/maps/place/9611+Wier+Loop+Rd,+Austin,+TX+78736/@30.2465943,‐ 97.9237271,775m/data=!3m2!1e3!4b1!4m5!3m4!1s0x865b4856a2148fb9:0xe836dcd3dd90c49c!8m2!3d30.2 465943!4d‐97.9215384    Thank you for the opportunity to work towards a compromise.   =======================  Alice Glasco, President  Alice Glasco Consulting  512‐231‐8110 W  512‐626‐4461 C  Email: alice@agconsultingcompany.com      From: Alice Glasco   Sent: Monday, November 23, 2020 10:13 AM  To: cbwidaho  Subject: RE: Letter regarding 7815 Thomas Springs Road    Dear Cynthia,    Thank you for the follow‐up.  I will forward your email to my client ‐ Brandon Brydson ‐ and get back with you.      ========================  Alice Glasco, President  Alice Glasco Consulting  512‐231‐8110 W  512‐626‐4461 C  Email: alice@agconsultingcompany.com       From: cbwidaho  Sent: Monday, November 23, 2020 7:50 AM  To: Alice Glasco <alice@agconsultingcompany.com>  Subject: Letter regarding 7815 Thomas Springs Road    Dear Alice, There is strong and unified opposition from community stakeholders to the current proposal. Though 7815 Thomas Springs Road is being referred to as a single lot or property, any reasonable person can see at a glance that it is actually two properties which have been joined together. The current configuration seems to be at odds with the original land use and plat intended for the property with frontage on Wier Loop. Linking these two parcels together seems contrived and never should have been permitted.  One property is an approximately 2-acre rectangular residential lot with frontage on Wier Loop. This lot is similar to the adjacent residential lots on Wier Loop, and has a residence on it like the others. 2 19 of 20B-11 The other property is around the corner and 4 properties down with frontage on Thomas Springs Road. This is an approximately 4-acre square lot, with another almost identical lot, also owned by the applicant, sharing a property line with it, on Thomas Springs Road. The Contact Team encourages you and your client to revisit the current proposal. There is a general consensus among stakeholders in support of removing future development rights and prohibiting parking and flood control/water-quality infrastructure on the portion of the property that is an approximately 2 acre rural-residential lot which has frontage on Wier Loop Road. That would leave approximately 2.9 acres of the portion of the property that fronts on Thomas Springs Road to accommodate flood control/water-quality devices, with the remainder of the Thomas Springs section to be developed. The portion of the property with frontage on Thomas Springs might be more appropriate for a lower-impact commercial designation. The current proposal is to intensify the use beyond what would be consistent with the surrounding community. Will the applicant be willing to either return the joined property to its appropriate configuration (two separate lots - one on Wier Loop and one on Thomas Springs), or to treat them separately in this process in order to preserve the section with frontage on Wier Loop as undisturbed and undeveloped? Thank you in advance, Cynthia Wilcox President, OHNPCT 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.   3 20 of 20B-11