B-04 (C14-2021-0030 - Aloft Hotel; District 3).pdf — original pdf

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ZONING CHANGE REVIEW SHEET DISTRICT: 3 AGENT: Land Use Solutions, LLC (Michele Haussmann) CASE: C14-2021-0030 – Aloft Hotel ZONING FROM / TO: LI-PDA-NP, to allow cocktail lounge as a permitted use ADDRESS: 4108 South IH 35 Service Road Southbound SITE AREA: 1.986 acres PROPERTY OWNER: Savancer Land LLC (Trushyap Patel) CASE MANAGER: Wendy Rhoades (512-974-7719, wendy.rhoades@austintexas.gov) STAFF RECOMMENDATION: The Staff recommendation is to grant an amendment to limited industrial services – planned development area – neighborhood plan (LI-PDA-NP) combining district zoning. The amendment would allow cocktail lounge to be a permitted use of the Property, up to 5,700 square feet. The basis of Staff’s recommendation is provided on page 2. PLANNING COMMISSION ACTION / RECOMMENDATION: April 27, 2021: CITY COUNCIL ACTION: May 20, 2021: ORDINANCE NUMBER: ISSUES: The Applicant has met with the South Congress Combined Neighborhood Plan Contact Team. CASE MANAGER COMMENTS: The subject property consists of a platted lot located at the southwest corner of the southbound IH -35 frontage road and East Ben White Boulevard, that is under construction for a hotel. The property has had limited industrial services – planned development area – neighborhood plan (LI-PDA-NP) district zoning since Council approved the East Congress Neighborhood Plan Rezonings in August 2005. The adjacent properties fronting East Ben White to the northwest contain two restaurants (limited), along the southbound IH 35 frontage road there are two hotels and a vacant commercial structure, and along Santiago B41 of 26Street to the west there are commercial services uses (all LI-PDA-NP). Please refer to Exhibits A (Zoning Map) and A-1 (Aerial View). As set forth in Land Development Code Section 25-2-441, the regulations of a planned development area (PDA) may modify: 1) permitted or conditional uses authorized by the base zoning district, 2) site development regulations except for compatibility standards, and 3) off-street parking or loading regulations, sign regulations or screening regulations applicable in the base zoning district. LI-PDA-NP zoning applies to properties along the IH 35 frontage road between East Ben White Boulevard and East St. Elmo Road (Tract 104), and includes the proposed rezoning area. The PDA allows for mixed use development including certain residential uses, and establishes conditional uses, prohibited uses, and site development regulations. A cocktail lounge is established as a conditional use for Tract 104. Please refer to Exhibit B (2005 East Congress NP Rezoning Ordinance). The Applicant’s request is to amend the PDA to allow for a cocktail lounge use to be a permitted use of the Property, rather than conditional. The request is limited to a maximum of 5,700 square feet which is intended to cover the lobby bar area. No other changes to the PDA are proposed. BASIS FOR RECOMMENDATION 1. The proposed zoning should be consistent with the purpose statement of the district sought. The LI, limited industrial services district designation is for a commercial service use or limited manufacturing use generally located on a medium or large sized site. The PDA, planned development area combining district designation provides for industrial and commercial uses in certain commercial and industrial base districts. The NP, neighborhood plan district denotes a tract located within the boundaries of an adopted Neighborhood Plan. 2. The proposed zoning should allow for a reasonable use of the property. Based on the property’s access to two arterial roadways which contain a mix of commercial services and corresponding zoning, Staff recommends the Applicant’s request to allow for cocktail lounge as a permitted use, limited to 5,700 square feet. EXISTING ZONING AND LAND USES: ZONING LI-PDA-NP Site North Not Applicable South LI-PDA-NP East West Not Applicable LI-PDA-NP LAND USES Hotel (under construction) East Ben White Boulevard Eastbound Two hotel - motels South IH 35 Service Road Southbound Metal company; Convenience storage; Upholstery shop; B42 of 26Building restoration company; Two restaurants (limited) HILL COUNTRY ROADWAY: No WATERSHED: Williamson Creek – Suburban Travis High School NEIGHBORHOOD PLANNING AREA: South Congress Combined (East Congress) TIA: Is not required CAPITOL VIEW CORRIDOR: No SCHOOLS: Galindo Elementary School Bedichek Middle School NEIGHBORHOOD ORGANIZATIONS: 74 – South River City Citizens Association 176 – Kensington Park Homeowners Association 189 – Southeast Austin Neighborhood Alliance 511 – Austin Neighborhoods Council 742 – Austin Independent School District 1173 – South Congress Combined Neighborhood Plan Contact Team 1185 – Greater South River City Neighborhood Plan Contact Team 1228 – Sierra Group, Austin Regional Group 1258 – Del Valle Community Coalition 1316 – Southeast Austin Neighborhood Plan Contact Team 1360 – Zoning Committee of South River City Citizens 1408 – Go Austin Vamos Austin 78744 1429 – Go Austin Vamos Austin 78745 1528 – Bike Austin 1531 – South Austin Neighborhood Alliance (SANA) 1550 – Homeless Neighborhood Association 1616 – Neighborhood Empowerment Foundation 1774 – Austin Lost and Found Pets AREA CASE HISTORIES: 1255 – Pleasant Valley 1363 – SEL Texas 1424 – Preservation Austin 1441 – Dove Springs Proud 1530 – Friends of Austin Neighborhoods 498 – South Central Coalition 627 – Onion Creek Homeowners Assoc. NUMBER C14-2019-0082 – 600 Industrial Boulevard Mixed Use REQUEST LI-CO-NP to LI- PDA-NP C14-06-0126 – Warehouse Saloon – 4110 Terry O Ln C14-05-0107.01 – Tract A – 700 Industrial Blvd; LI-PDA-NP to CS-1-NP LI-NP; CS-NP to LI-PDA-NP for modified site COMMISSION To Grant LI-PDA-NP w/conds of the Traffic Impact Analysis as Staff rec, and bail bonds as an additional prohibited use To Grant CS-1-CO-NP w/CO for 2,000 trips/day To Grant LI-PDA-NP as filed CITY COUNCIL Apvd LI-PDA-NP for 546 sf (02-06-2020). Apvd as Commission recommended (8-24-2006). Apvd as Commission recommended (10-20-2005). B43 of 26908-932 E St Elmo Rd; 4100-4326 Santiago St (City- initiated, based on Council direction) standards, add’l permitted uses, and conditional uses on 17.526 acres RELATED CASES: The East Congress Neighborhood Plan Area rezonings were completed under the City of Austin's Neighborhood Planning Program and was adopted as part of the Austin Tomorrow Comprehensive Plan on August 28, 2005 (NP-05-0020; C14-05-0107 – Ordinance No. 20050818-Z004). The property consists of a portion of Tract 104 that was rezoned from LI to LI-PDA-NP. The rezoning area is platted as Lot A, Interstate 35 Industrial Park II subdivision, recorded in August 1980 (C8s-80-146). EXISTING STREET CHARACTERISTICS: Name Sidewalks Bicycle Pavement ASMP Classification Route Existing ROW ASMP Required ROW 4 4 Yes Yes Yes Yes Yes 72 feet 40 feet 48 feet 131 feet Defer to TxDOT 125 feet Defer to TxDOT Ben White Blvd Service Road Eastbound IH 35 Service Road Southbound St Elmo Road Santiago Street OTHER STAFF COMMENTS: Comprehensive Planning The subject property is approximately 1.986 acres in size and contains the newly constructed multi-story Aloft Hotel. The parcel is bounded by Ben White Boulevard to the north, Santiago Road to the west and the IH-35 Service Road to the east. The property is located Existing ROW Existing ROW 81 feet 58 feet 31 feet Yes Yes Yes Yes Yes No 1 1 Capital Metro (within ¼ mile) Yes B44 of 26within the boundaries of the South Congress Combined Neighborhood Planning Area (East Congress) and is to the south of a Neighborhood Center (St. Edwards) and west of a Job Center. Surrounding land uses include SH71 to the north; to the south is a hotel and auto dealership; to the west is a convenience storage facility and warehouse/office building; and to the east is IH-35. The proposal is to amend the zoning on this site to allow a cocktail lounge as a permitted use instead of a conditional use. Connectivity A public transit stop is located 0.30 miles from the subject property. A new public sidewalk has been installed along Santiago Road, which is next to the hotel, but the public sidewalk terminates when it hits the railroad line and a parcel that is public right-way. There is also a public sidewalk located along this portion of Ben White Boulevard. There is an abundance of commercial, retail and light industrial uses in this area but the heavy traffic, incomplete sidewalk system and lack of public crosswalks makes walking around this area problematic. South Congress Combined Neighborhood Planning Area (SCCNPA) The SCCNPA Future Land Use Map (FLUM) classifies this portion of the planning areas as ‘Mixed Use.’ Mixed Use is defined as an area that is intended for a mix of residential and non-residential uses, including office, retail and commercial services. The following text and policies are excerpted from the SCCNPA and are applicable to this case: GOAL THREE: Focus mixed-use development and commercial uses along major commercial corridors and in specialized districts (p 60) Text: Interstate Highway 35 - Interstate Highway 35 serves as the eastern boundary of the SCCNPA and has become an established “Motor Mile.” Large auto dealerships line most of the frontage road from Ben White Boulevard to William Cannon. It should retain this character. (p. 62) Recommendation 3: Maintain the current commercial land use pattern along this portion of Interstate Highway 35. GOAL FOUR: Improve the accessibility, convenience, and safety for all forms of transportation. (p 73) Objective 4.1: Improve pedestrian connections throughout area. Interstate Highway 35 Frontage Road There are well-worn footpaths along the southbound frontage road of Interstate Highway 35 from Ben White Boulevard to Stassney Lane. Sidewalk ramps are in place, but there are no sidewalks or safe pedestrian crossings over Williamson Creek. Consequently, residents in nearby neighborhoods cannot safely walk or bicycle to restaurants and businesses located around the corner from them at the intersection of Stassney Lane and Interstate Highway 35. Recommendation 1: Construct continuous sidewalks along the southbound frontage road of Interstate Highway 35 between Ben White Boulevard and Stassney Lane, including a pedestrian bridge over Williamson Creek. The proposed use, a cocktail lounge, is a typical use in a full-service hotel and appears consistent with the existing use and policies of the SCCNPA. B45 of 26Imagine Austin The property is located just outside the boundaries of a ‘Neighborhood Center.’ The following Imagine Austin text and policies are applicable to this request: • LUT P1. Align land use and transportation planning and decision-making to achieve a compact and connected city in line with the growth concept map. • 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 P7. Encourage infill and redevelopment opportunities that place residential, work, and retail land uses in proximity to each other to maximize walking, bicycling, and transit opportunities. Based on the policies above that support commercial uses along commercial corridors, the newly installed public sidewalk adjoining the hotel that provides an additional mobility option, and the project offering a true mix of uses, this proposal supports the Imagine Austin Comprehensive Plan. B46 of 26 Environmental The 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 Suburban Watershed by Chapter 25-8 of the City's Land Development Code. The site is in the Desired Development Zone. B47 of 26 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 Single-Family (minimum lot size 5750 sq. ft.) Other Single-Family or Duplex Multifamily Commercial 50% 55% 60% 80% with Transfers 60% 60% 70% 90% According to floodplain maps there is no floodplain within or adjacent to 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. PARD – Planning & Design Review There are currently no parkland requirements for uses other than residential and hotel. Given that the application is for a cocktail lounge permitted use, there would not be parkland dedication requirements or parkland impacts at the time of site plan or subdivision. 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. Please be aware that State Law governs the location of the sale of alcohol; it may not be sold within 300 feet of a church, public or private school, or public hospital. Please refer to Subchapter C: Local Regulation of Alcoholic Beverages. Transportation The Austin Strategic Mobility Plan (ASMP), adopted April 11, 2019, identifies existing right-of-way as sufficient for St Elmo Road and Santiago Street. Sufficient right-of-way B48 of 26exists for Ben White Boulevard Service Road Eastbound and IH 35 Service Road Southbound which is deferred to TxDOT. There is a proposed Urban Trail adjacent to this site, along the railroad. The traffic impact analysis was waived, the determination is deferred to site plan application, when land use and intensity will be finalized. Water / Wastewater FYI: 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. 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 AND CORRESPONDENCE TO FOLLOW A: Zoning Map A-1: Aerial Map B: Selected pages from the East Congress NP Rezoning Ordinance (August 2005) Applicant’s Summary Letter B49 of 2670-01 SP-92-1530 SP-03-0369C SP-04-0442C CS-CO-NP CS-CO-NP C TOWING CO S S A D P A O L Y A P LI-CO-NP 70-076 E B E S IH 35 S N W HIT S P-03-0047 E B LV E B E B T O B N W E B E N W HIT D W B D S V R A M P EN W HITE BLV E BLV HITE R D W B D E B E B E N W HITE BLV D S V R C 3 3 2 4-0 -9 C P S LI-PDA-NP E G N U O D E B TAIL\L K C O C 5 0 83-1 C14-06-0126 CS-1-CO-NP 05-0138 LI-CO-NP SP-05-1341C LU M BER\MILL C14-05-0138 89-010 05-0138 GO-CO-NP R81-224 R84-243 OFFICE E B E N W H IT E W B T O C O N G R E S R A M P FURNITURE\SALES 05-0107 VAC\BLDG LI-PDA-NP REST GENERAL E B E N W H I T E T O I H 3 5 N B R A M P D O O ST\F FA RZ86-40 D O O ST\F FA SP95-0437C 05-0107.01 LI-PDA-NP C14-05-0107.01 D O O ST\F FA 89-027 SP-02-0309C CAR SALES M AN U FA CTU RIN G LI-PDA-NP C14-2019-0082 NPA-2019-0020.04 SUPPLY C LI-NP O. N Y O L R R E T LI-NP I N D U S T R I A L B L V D ! ! ! ! ! ! ! ! ! ! ! ! CAR SALES (VACANT) ! ! ! ! ! ! ! ! RZ-87-45 ! ! !! HOTEL 83-312 70-001 05-0107 NP-05-0020 MINI-WHSE NP-05-0020 OFFICES E S T EL M O R D T O S G TIA N A S LI-PDA-NP REST. R83-19 HOTEL CAFETERIA PIPE CO. CONCRETE PLANT C 54 1 P-03-0 S S HIC P A R G O H LIT 05-0107 LI-CO-NP 94-96 SP-05-1584C LI-NP TRUCK DEALERSHIP AUTO REPAIR UNDEV. HOTEL 70-001 AUTO RENTALS P M A B R 5 S O S 3 B T E E HIT B N W 5 S S IH 3 E E B S C 41 2 95-0 INDUSTRIAL PARK 05-0107 C14-05-0107 C14-05-0107 SP-98-0045C SP-96-0026C P-NP OFFICE GO-NP NPA-2016-0022.01 C14-2016-0105 CS-CO-NP SP96-0087C B D N R V 5 S S IH 3 GR-NP B 5 N S IH 3 CS-NP 05-0138 GR-NP HOTEL N R 5 T B AT IH 3 D E R V E S HIT N W E B N R 5 T T IH 3 B A D W R V E S HIT N W E B S IH 35 NB AT E BEN WHITE TRN GR-NP CS-1-NP HOTEL R84-091 HOTEL P84-021 R84-91 W O S R R O N R E V O G GR-NP LI-NP SP-96-0297C DRIVE-IN BANK DIR E C T O R S BLV D OFFICE LI-NP 83-269 SP02-150D E S T EL M O R D N H L RIC EID R F LI-NP P-NP 79-155 87-146 C.O.A. 8A 0 0-02 C-9 P S LI-CO-NP C14-03-0026 B D S R V 5 S S IH 3 P M A B R 5 S O S 3 B T E W HIT N W E E B O E B B T 5 N S 3 P M A B R E E HIT N W E O E B B T 5 N S 3 SP93-0447C C14-99-0118 CS-1-CO-NP HOTEL ZONING P M A B R E W HIT N W E OFFICE BLDG. R84-109 PARKING GARAGE GR-NP CS-NP G A S STA. 97-0085 C 9 38 7-0 P9 S GR-CO-NP MOTEL/REST. GR-NP R S D U D R A EIN M SPC-90-0208A Exhibit A ZONING CASE#: C14-2021-0030 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 " = 400 ' This product has been produced by the Housing and Planning Department for the sole purpose of geographic reference. No warranty is made by the City of Austin regarding specific accuracy or Created: 3/12/2021 ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! CS-CO-NP ! ! ! ! ! ! ! ! ! ! ! ! ! ! S H EL B Y L N ! ! ! ! ! ! ! ! CS-NP ± AUTO BODY SUBJECT TRACT ! ! ! ! ! ! PENDING CASE ZONING BOUNDARY B410 of 263B 3A 2 LI-PDA-NP E B E N W H I T 1 GO-CO-NP 4 E B C E O N W N W B E B L V E N W D S V R HIT E D W B GR-NP 3 G B R T E O H I T E S R A M P E B E N W HIT S IH 35 SB TO BEN WHITE RAMP E B L V D S V R D E B E B L V D E B H18 E BEN WHITE BLVD WB S IH 35 B D S R V S I H S 3 W B 5 H A S I T V T E B R T E D N R N 1 1A E BEN WHITE TO IH 35 NB RAMP E T HIT B A N N W R D E 5 T R IH 3 V S E B B 5 S S IH 3 E S B 3 E 5 W B N N W H B T R A M I O P T E S IH 35 NB AT E BEN WHITE TRN B 5 N S IH 3 I E T H W N E B E 5 3 S O T B E P M A R B S 5 E HIT O S 3 P N W M A B T B R E E B W S B D S R V 5 S S IH 3 H17 B TO P M A S IH 35 S Y R ELB H S 5 CS-1-NP 6 O E E HIT B T P M 5 N N W A B R S 3 E B E O S P M A D T B R RI R 5 N IH 3 B D N R V 5 S S IH 3 E T GR-NP DIR E C T O R S BLV D GR-NP A Copyright nearmap 2015 A C14-2021-0030 LI-PDA-NP 2A T O S G TIA N A S 2A C LI-PDA-NP 3 E ST ELM O R D LI-NP Aloft Hotel Exhibit A - 1 SUBJECT TRACT ZONING BOUNDARY ! ! ! ! ! ! PENDING CASE CREEK BUFFER ZONING CASE#: LOCATION: SUBJECT AREA: GRID: MANAGER: C14-2021-0030 4108 S. IH 35 Service Rd. SB 1.986 Total Acres H18 Wendy Rhoades 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. 1 LI-CO-NP 1 2 ± 1'' = 200' B411 of 26B412 of 26B413 of 26B414 of 26B415 of 26B416 of 26B417 of 26B418 of 26B419 of 26The LI-PDA-NP zoning was approved as part of the East Congress Neighborhood Plan, City Ordinance Number 20050818-Z004. The Property is Tract 104 in the Ordinance. A neighborhood plan amendment is not required as part of the rezoning request. The Aloft Domain site plan is attached for your review. The lobby bar areas are highlighted in blue and total 5,700 square feet. The subject Aloft Hotel is requesting the same square footage for the lobby bar area. Please let me know of you have any questions or need additional information. Thank you for your time and assistance. Very truly yours, Michele Haussmann CC: Wendy Rhoades, Housing and Planning Department, via electronic mail Jim Young, Sabot Development, via electronic mail Trushyap Patel, Savancer Land LLC via electronic mail B420 of 26B421 of 26B422 of 26B423 of 26B424 of 26B425 of 26April 22, 2021 City of Austin Council Member, Pio Renteria-District 3 Planning Commission - City of Austin Zoning Case Files Wendy Rhoades Wendy.Rhoades@austintexas.gov DATE: TO: CC: FROM: Applicant: Michele Haussmann michele@landusesolutionstx.com South Congress Combined Neighborhood Plan Contact Team – SCCNPCT Re: Letter of Support for Aloft Hotel - Zoning Case: C14-2021-0030 RE: 4108 S IH 35 SVRD, SB Rezoning from LI-PDA-NP to LI-PDA-NP RE: Cocktail Lounge. Dear Council Member Pio Renteria, We wish to inform you that Ms. Michele Haussmann, the property owner/applicant’s representative, has been working with the South Congress Combined Neighborhood Plan Contact Team (SCCNPCT) for rezoning the above-mentioned property. The applicant developed the Aloft Hotel, which is currently under construction and almost completed. The applicant is requesting a rezoning of the property from LI-PDA- NP to LI-PDA-NP to allow Aloft Hotel Lobby Bar. The following use is an additional permitted use of the Property: Cocktail Lounge. As Case Manager Wendy Rhoades confirmed, the rezoning of the property amends the PDA to add Cocktail Lounge as an additional permitted use. It’s our understanding that outdoor music will not take place on the property. Please contact me if you have any questions regarding this case. Sincerely, Mario Cantu, Chair South Congress Combined NP Contact Team B426 of 26