B-10 (C14-2021-0059 - 2100 Polaris Avenue; District 7).pdf — original pdf

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ZONING CHANGE REVIEW SHEET DISTRICT: 7 TO: CS-MU-NP CASE: C14-2021-0059 (2100 Polaris Avenue) ZONING FROM: CS-CO-MU-NP ADDRESS: 2100 Polaris Avenue SITE AREA: 3.373 acres PROPERTY OWNER: C & K Polaris Property LLC % Ticket City Inc. AGENT: Drenner Group, PC (Leah M. Bojo) CASE MANAGER: Sherri Sirwaitis (512-974-3057, sherri.sirwaitis@austintexas.gov) STAFF RECOMMENDATION: Staff recommends CS-MU-CO-NP, General Commercial Services-Mixed Use- Neighborhood Plan Combining District, zoning. The conditional overlay will maintain the following prohibited uses on the property: Automotive repair services Automotive washing (of any type) Automotive rentals Automotive sales Bail bond services Commercial off-street parking Drop-off recycling collection facilities Equipment sales Outdoor entertainment Outdoor Sports and Recreation Commercial blood plasma center Construction sales and services Equipment repair services Exterminating services Maintenance and service facilities Pawn shop services Service station Veterinary services Vehicle storage PLANNING COMMISSION ACTION / RECOMMENDATION: June 8, 2021 1 of 19B-10C14-2021-0059 2 CITY COUNCIL ACTION: ORDINANCE NUMBER: 2 of 19B-10C14-2021-0059 ISSUES: N/A CASE MANAGER COMMENTS: 3 The property in question is a 3+ acre tract of land located at the terminus of Polaris Avenue. The site is currently used as building maintenance facility. To the north, there are commercial and light industrial uses. The lot to the south is developed with a public school (Burnet Middle School). There is a rail line to the east. To the west, there are office and industrial buildings, single family residences and small multifamily complexes. The applicant is requesting to rezone the property to remove the conditional overlay placed on this tract through the neighborhood plan rezoning case, C14-04-0004.001 / Ordinance No. 040401- 32A, to redevelop the property as a for-sale multifamily residential use (please see Applicant’s Request Letter – Exhibit C). The site under consideration is located in the Wooten Neighborhood planning area of the Crestview/Wooten Combined Neighborhood Plan. The Future Land Use Map (FLUM) designates this site as mixed use. Therefore, a Neighborhood Plan Amendment is not required. The staff recommends CS-MU-CO-NP, General Commercial Services-Mixed Use- Neighborhood Plan District, zoning as this zoning is compatible and consistent with the surrounding land use patterns/ uses as there are commercial and light industrial uses/ CS-NP zoning to the north and office, industrial buildings and multifamily complexes/ CS-NP and MF-2-NP to the west. CS-MU-CO-NP zoning will permit the applicant to redevelop this site with residential uses or a combination of residential, office, civic and commercial uses n ear an existing public school and established residential uses on a tract of land that is located near a designated Activity Corridor by the Imagine Austin Comprehensive Plan. The proposed conditional overlay will limit more intensive commercial uses at this location and is appropriate for a property that is adjacent to residential uses and public facilities. The applicant agrees with the staff’s recommendation. BASIS OF RECOMMENDATION: 1. The proposed zoning should be consistent with the purpose statement of the district sought. General Commercial Services district is intended predominately for commercial and industrial activities of a service nature having operating characteristics or traffic service requirements generally incompatible with residential environments. Mixed Use combining district is intended for combination with selected base districts, in order to permit any combination of office, retail, commercial, and residential uses within a single development. 3 of 19B-10C14-2021-0059 4 Neighborhood Plan district denotes a tract located within the boundaries of an adopted Neighborhood Plan. 2. The proposed zoning should promote consistency and orderly planning. The proposed CS-MU-CO-NP zoning will be compatible and consistent with the surrounding uses because there are commercial and light industrial uses/ CS-NP zoning to the north and office, industrial buildings and multifamily complexes/ CS- NP and MF-2-NP to the west. The proposed conditional overlay will limit more intensive commercial uses at this location and is appropriate for a property that is adjacent to single family residential uses. The property is located near a designated Activity Corridor in the Imagine Austin Comprehensive Plan (0.18 from the Burnet Road Activity Corridor) and a regional center (0.10 linear miles from the North Burnet/Gateway Station Regional Center). 3. The proposed zoning should allow for a reasonable use of the property. CS-MU-CO-NP zoning will permit the applicant to redevelop this site with residential uses or a combination of residential, office, civic and commercial uses near an existing public school and established residential uses. EXISTING ZONING AND LAND USES: ZONING CS-MU-CO-NP Site North CS-NP East MF-2-NP South West P-NP CS-NP, MF-2-NP, SF-3-NP LAND USES Building Maintenance Facility Commercial and Light Industrial Uses Rail Line, Duplex Residences School (Burnet Middle School) Office/Industrial Uses, Multifamily, Single-Family Residences AREA STUDY: Crestview/Wooten Neighborhood Planning Area TIA: Deferred to the time of Site Plan WATERSHED: Little Walnut Creek NEIGHBORHOOD ORGANIZATIONS: Austin Independent School District Austin Lost and Found Pets Austin Neighborhoods Council Bike Austin Central Austin Urbanists 4 of 19B-10C14-2021-0059 5 Friends of Austin Neighborhoods Homeless Neighborhood Association Neighborhood Empowerment Foundation North Austin Neighborhood Alliance Red Line Parkway Initiative SELTEXAS Shoal Creek Conservancy Sierra Club, Austin Regional Group Wooten Neighborhood Association Wooten Neighborhood Plan Contact Team SCHOOLS: Austin Independent School District Wooten Elementary School Burnet Middle School Navarro Early College High School AREA CASE HISTORIES: NUMBER C14-2015- 0132 (Calvin’s Liquor: 8820 Burnet Road) C14-2014- 0157 (8528 Burnet Road) CS to MF-6-CO REQUEST CS to CS-1 COMMISSION CITY COUNCIL 11/10/15: Approved staff’s recommendation for CS-1- CO zoning on consent (11-0); N. Zaragoza-1st, P. Seeger- 2nd. 01/13/15: Approved staff’s rec. of MF-6-CO zoning with CO to limit the height on the property to 60 feet, limit the number of units to 300 residential units and limit the development intensity for the entire site to less than 2,000 vehicle trips per day; and , with the following additional conditions to state that 15% of the dwelling units shall be reserved for SMART Housing for a minimum of 10 years and 2) limit the FAR on the site 250,000 sq. ft. (6-2, J. Nortey and D. Chimenti- No, S. Oliver-absent); A. Hernandez-1st, B. Roark-2nd. 10/15/15: Approved CS-1-CO zoning on all 3 readings (9-1, O. Houston- No, S. Adler-absent); D. Zimmerman-1st, D. Garza- 2nd. 2/12/15: Approve MF-6-CO zoning on 1st reading only, with the following conditions: Limit the height on the property to 60 feet, 2) limit the number of units to 300 residential units, 3) limit the development intensity for the entire site to less than 2,000 vehicle trips per day and 4) limit the Floor to Area Ratio (FAR) to 2:1 on the property. (Vote: 7-4, Mayor Pro Tem Tovo and Council Members Houston, Kitchen and Pool voted nay); P. Renteria-1st, D. Zimmerman-2nd. 4/16/15: Approve MF-6-CO zoning on 2nd reading only (Vote: 7-4, Mayor Pro Tem Tovo and Council Members 5 of 19B-10C14-2021-0059 6 Houston, Kitchen and Pool voted nay). 4/23/15: Approve MF-6-CO zoning on 3rd reading, with conditions for a limit of 300 units, 2.7 floor to area ratio, 60 feet in height and a maximum of 2,000 vehicle trips per day (7-4, K. Tovo, O. Houston, A. Kitchen and L. Pool-No). 4/05/12 : Approved MF-6- CO on first reading (7-0); B. Spelman-1st, M. Martinez- 2nd. 4/01/13: Case expired per LDC Sec. 25-2-246. 7/10/08: Approved V (7-0); 1st reading 8/28/08: Approved V by Ordinance No. 20080828- 104 (7-0); 2nd/ 3rd readings 6/05/03: Granted CS-CO on all 3 readings (7-0) C14-2011- 0167 (8100 Burnet) CS to MF-6 C14-2008- 0032 (North Shoal Creek Planning Area Vertical Mixed Use) C14-03-0002 (9325 Burnet Road Add V (Vertical Mixed Use Building Combining District) to Certain Tracts LI to CS 3/06/12: Approved the staff's recommendation for MF-6- CO zoning, with CO to limit the height on the property to 60 feet and restrict the site to a maximum of 300 residential units, (5-1, J. Meeker-No, B. Baker-absent); G. Bourgeios-1st, C. Banks-2nd. 5/13/08: Approved neighborhood’s rec. to implement V regulations on selected tracts (9-0) Use of the property as 3/26/03: Recommended for approval by consent, with the addition of the following restrictions added to staff's proposed conditional overlay for this case: 1) an adult bookstore shall be restricted to not more than 7,500 square feet of gross floor area and 2)Use of the property as an adult arcade, adult cabaret, adult lounge, adult novelty shop, adult service business and adult theater is prohibited. Vote: 7-0 (Off Dais: Pratt, Absent: Spelman.); M. Armstrong-1st, M. Casias-2nd. 4/17/01: Approved Staff rec. of NO-NP, CS-NP, MF-2- NP, LO-NP, GR-NP, P-NP, LI-NP (9-0); with 25 foot C14-01-0037 (North Austin Civic Association MF-2, SF-2, SF-3 to NO-NP 5/24/01: Approved PC rec. on all three readings, except for Tract 9-1st reading only (6-0) 6 of 19B-10C14-2021-0059 7 Neighborhood Plan) MF-2, LO, MF-3, CS to GR-NP CS, SF-3 to P-NP vegetative buffer on south boundary of Tract 19 8/9/01: Approved CS-NP for Tract 9 (7-0); 2nd/3rd readings RELATED CASES: C14-04-0004 - Crestview/ Wooten NP Rezonings EXISTING STREET CHARACTERISTICS: Name Existing ROW ASMP Required ROW Pavement ASMP Sidewalks Bicycle Classification Route Polaris Ave Colfax Ave 50’ 50’ 50’ 50’ 27’ 28’ 1 1 Yes Yes No No Capital Metro (within ¼ mile) Yes Yes OTHER STAFF COMMENTS: Comprehensive Planning This property is located at the eastern terminus of Polaris Avenue and Colfax Avenue, on a 3.37 acre site that contains a building maintenance service yard and dozens of services trucks. The property is located 0.18 miles off of the Burnet Road Activity Corridor and 0.10 linear miles from the North Burnet/Gateway Station Regional Center. It is also located within the within the Crestview/Wooten Combined Neighborhood Planning area (Wooten). Surrounding uses include light industrial and office uses to the north; to the south is Burnet Middle School; to the east is a railroad line and residential uses; and the west are light industrial/office buildings, single family houses and small apartment buildings. The requested rezoning is from CS-MU-CO-NP to CS-MU-NP (General Commercial Services – Mixed Use Overlay – Neighborhood Plan). The purpose of the rezoning is to allow this property to remove the Conditional Overlay that limits the impervious cover, height, and density restrictions to redevelop the Property as a for-sale multifamily (condo) residential use. Connectivity The property is located 0.18 from the Burnet Road Activity Corridor and a public transit stop. Burnet Middle School is located south of the property. Public sidewalks are located only intermittently along Polaris Avenue and Colfax Avenue. There are a variety of goods and services located along Burnet Road but mobility options are only fair along Polaris Avenue while connectivity options are average within a quarter mile radius of this site. 7 of 19B-10C14-2021-0059 8 Crestview/Wooten Combined Neighborhood Plan (CWCNP) The CWCNP Future Land Use Plan identifies this portion of the planning area as Mixed Use, which allows zone CS-MU in this Future Land Use Category. Mixed Use is defined as an area that is intended for a mix of residential and nonresidential uses, including office, retail and commercial services. The CWCNP policies and text below are applicable to this case. Goal 3: Any new development or redevelopment should respect and complement the single-family character of the neighborhood. (pg. 24) Land Use Objective 1: Preserve the character and affordability of the Crestview and Wooten Neighborhoods. (pg. 25) Rec: Rezone uses, currently zoned commercial, to multifamily or mixed use Land Use Objective 6: Provide opportunities for continued enhancement of the commercial node at Burnet Road and US Highway183/Research and the adjacent commercial properties to the south that transition into the Wooten neighborhood. Text: This could integrate the commercial and residential regions on either side of Polaris such that residents might feel more invited to “shop where they live,” “live where they work,” and “work where they live.” It also enhances the types of redevelopment that may occur in the form of street-fronting property with landscaping and storefronts. Successful signs vary from artistic to monochrome to modest, depending on the nature of the use. (pgs. 30 - 31) Rec 3: Encourage the development of through-streets and/or pedestrian pathways through the commercial tracts fronting on Polaris to allow residents in the neighborhood to access businesses to the north. Rec 4: Give mixed use options to commercial tracts on the north side of Polaris to allow the development of residential quarters (in the form of above-shop apartments, small apartment structures, or condominiums) where residents might live, work, and patronize businesses in the vicinity. Should the mixed use option be utilized, provide clear circulation for both cars and pedestrians. The proposed owner-occupied residential use appears to support the policies and text the CWCNP as long as pedestrian access is provided along Polaris Avenue. Imagine Austin The property is located 0.18 miles from an Activity Corridor. The following IACP policies are also 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. 8 of 19B-10C14-2021-0059 9 • 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. Based upon the project providing additional housing but only fair mobility options in the area (incomplete sidewalk system and non-connecting streets), this project only partially supports the Imagine Austin Comprehensive Plan. Environmental The site is not located over the Edwards Aquifer Recharge Zone. The site is located in the Little Walnut 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. It is in the Desired Development Zone. Zoning district impervious cover limits apply in the Urban Watershed classification. 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. 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 sq. ft. cumulative is exceeded, and on-site control for the two-year storm. 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. Fire No comments. Parks and Recreation Parkland dedication will be required for the new residential units proposed by this development, condominiums with CS-MU-NP zoning, at the time of subdivision or site plan, per City Code § 25-1-601. Whether the requirement shall be met with fees in-lieu or dedicated land will be determined using the criteria in City Code Title 25, Article 14, as amended. The surrounding neighborhood area is currently park deficient, defined as being outside walking distance to existing parks. The site also includes a segment of the Red Line railway, which is part of an identified Urban Trail corridor, and as such would serve a critical trail 9 of 19B-10C14-2021-0059 10 connection. The site therefore meets at least two criteria for dedication of land per City Code § 25-1-605 (B). 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). 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. Site Plan Any new development is subject to 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 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. c. No structure in excess of three stories or 40 feet in height may be constructed within 100 feet of the property line. 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. Additional design regulations will be enforced at the time a site plan is submitted. Transportation The Austin Strategic Mobility Plan (ASMP), adopted 04/11/2019, identifies sufficient right- of-way for Polaris Avenue and Colfax Avenue. A traffic impact analysis is waived, the determination is deferred to site plan application, when land use and intensity will be finalized. A neighborhood traffic analysis may be required at the time of site plan when uses and intensities are known. 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. 10 of 19B-10C14-2021-0059 11 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 the Austin Water SER team at ser@austintexas.gov. 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 A: Zoning Map B. Aerial Map C. Applicant’s Request Letter D. Crestview/Wooten Combined Neighborhood Plan FLUM E. Education Impact Analysis F. Correspondence from Interested Parties 11 of 19B-10SPC-03-0001A NBG-NP BOWLING\ALLEY SHOPPING\CENTER 95 0 04-0 CS-1-CO-NP C14-04-0095 REST. PAIN T\S T O R E AUTO\GLASS\CO ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! 990225-56 C14-2008-0182 R ESEA ! NBG-NP ! C14-2018-0001 ! R C ! H BLV ! ! D SV R ! RESEAR RESEAR C R E S E A R C C PAYTO H BLVD NB H BLVD SB R E S E D N B ! ! ! ! N GIN TO RESEARC H B LV A R C H S D S V R B T O P D S B A Y T O ! ! ! ! R85-041 ! ! ! ! ! ! ! H NB RAM P N GIN R A M P CS-1-CO-NP 98-0231 75-070 LI-CO-NP RZ86-034 LI-CO-NP LI-NP PUD-NP 80-157 EXHIBIT A RZ87-040 01-0037 AUTO PARTS GR-NP C14-01-0037 SP-05-1568C LUMBER\SUPPLY 76-87 80 -1 3 6 CO. 78-045 CS-NP 86-001 MF-3 CS-1-CO C14-2015-0132 SF-2 ( ( ( SF-2 N E L S O R RIM ( ( MF-3 MF-4 ( P ( MF-3 CS CS-NP R O C K W O O D LN 98-0048 C14-98-0048 MF-4 P O LA RIS AV E CS-1-NP MF-2-NP CS-NP SF-3-NP CS C14-2014-0157 MF-6-CO P82-53 SP88-0337C 74-39 BILLARD CS-1-CO A 0 6 - 3 9 P S SHOE\STORE CS-1 C14-05-0068 CS-1 05-0068 93-0019 PARLOR R87-090 84-246 SP86-003 93-0091 COLFAX AVE SP-98-0441C T.V. ( SF-3-NP ( SALES VET AUTO ( ( ( REPAIR ( CS-NP VET SP85-036 ( AUTO SERV. G N I P P O H S R E T N E C ( ( R D N E E R G G N I L W O B ( ( ( ( ( ( SF-3-NP ( ( ( ( ( ( ( ( ( ( ( ( SF-3-NP ( R D Y A W A H T A H ( ( SF-3-NP MF-2-NP ! ! ! ! ! ! ! ! ! ! SF-3-NP SP-02-0123C ! CS-MU-CO-NP ! ! ( ( ! ! ! ! ! ( SP-02-0123C 91-0035 ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! BURNET JR. HIGH SCHOOL P-NP RETAIL\CENTER R E P M A C S E L A S ( SHAMROCK AVE ( AUTO REPAIR CS-NP FINANCE CO. LEATHER SALES ( ( ( ( SF-3-NP ( ( ( ( ( ( ( ( ( ( ( SF-3-NP CS APTS. C O NV. ST O R E APTS. PENNY LN FAST FOOD D R T E N R U B O F FIC E . C F F O CS 84-95 C14-03-0126 84-94 GRDN.\CNTR C E N G A R D TE R E N CS B U ELL AV E GR R ES T MF-4 CS CONV. STORE C14-86-120(RCT) CS-1-NP = = = DAY CS-NP SF-3-NP = REST. ( ( ( 73-250RC 72-90 D O RIS D R ( ( ( ( ( ( = = ( ( SF-3-NP ( ( ( ( GR-MU-CO-NP OHLEN RD CS-NP ( ( ± SUBJECT TRACT ! ! ! ! ! ! PENDING CASE ZONING BOUNDARY ( ( ( = SF-3-NP ( ( N A L D E E R ( ( ( ( ( ( ( = ( ( ( SF-3-NP ( ( SF-3-NP ( ( P-NP = SF-3-NP ( ZONING ZONING CASE#: C14-2021-0059 71-74 80-136 75 -1 5 0 S. T P A F I R E S I D E D R = = = = = = = = ( ( ( ( ( ( ( ( W O O D S T O N E D R ( ( ( ( ( ( ( MF-2-NP 283-94 74-150 LO-MU-NP CHURCH GR-NP R E S T . PAYT O N GIN R D H E ARTH A P T S. STO N E D R MF-2-NP = = = = = = SF-3-NP ( APTS. H E A R T H = = SID E D R ( ( ( ( ( ( ( ( = = = = = ( ( ( JO Y LN ( = ( ( ( SF-3-NP ( ( ( ( SF-3-NP ( GR-NP P79-71 MF-2-NP T O W N H O U S E S 1 5 - 1 8 6 2 5 0 - 1 7 81-213 ( ( ( ( ( = ( SF-3-NP ( ( ( ( ( ( ( TETON DR = = = SF-3-NP ( ( ( ( ( ( ( ( ( ( ( ( A M D R P U T N ( ( ( ( ( ( ( ( SF-3-NP ( S P E A ( ( ( ( ( R M A N D R ( 1 - 7 9 7 GR-CO-NP 8 1 - 2 2 1 O H L E N R D ( 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: 4/12/2021 12 of 19B-10CS-1-CO-NP CS-1-CO-NP R E S E A R C H BLV R E S BLV EXHIBIT B E A R D S B C H R E S LV B GR-NP D S V R D S B E A D N R C H B R E S S B T E O P GIN R A A R Y T C H A M P O N LI-CO-NP CS-NP K31 CS-NP SF-2 CS-1-CO D R T E N R U B CS ROCKWOOD LN MF-6-CO CS D R T E N R U B SF-3-NP CS-NP SHAMROCK AVE SF-3-NP CS-NP CS-1-NP SF-3-NP DORIS DR CS-NP ± 1'' = 300' P OLA RIS A V E MF-2-NP R D N E E R G G N I L W O B SF-3-NP R D Y A W A H T A H SF-3-NP CS SF-3-NP CS-NP SF-3-NP MF-2-NP SF-3-NP COLFAX AVE SF-3-NP CS-MU-CO-NP C14-2021-0059 MF-2-NP LO-MU-NP F I R E S I D E D R H EA RTH STO N E D R MF-2-NP H E A RTH SID E D R SF-3-NP MF-2-NP SF-3-NP JO Y LN SF-3-NP R M D A N T U P W O O D S T O N E D R SF-3-NP Copyright nearmap 2015 K30 P-NP SUBJECT TRACT ZONING BOUNDARY ! ! ! ! ! ! PENDING CASE CREEK BUFFER 2100 Polaris ZONING CASE#: LOCATION: SUBJECT AREA: GRID: MANAGER: C14-2021-0059 2100 Polaris Ave 3.373 Acres K30 & K31 Sherri Sirwaitis 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. 13 of 19B-10Leah M. Bojo lbojo@drennergroup.com 512-807-2918 EXHIBIT C March 31, 2021 Via Electronic Delivery Ms. Denise Lucas Housing and Planning Department City of Austin 6310 Wilhelmina Delco Dr. Austin, TX 78752 Re: 2100 Polaris Ave – Zoning application for the approximately 3.37-acre property located at the eastern terminus of Polaris Avenue east of Burnet Road in Austin, Travis County, Texas (the “Property”) Dear Ms. Lucas: As representatives of the owner of the Property, we respectfully submit the enclosed zoning application package. The project is titled 2100 Polaris Ave and is approximately 3.37 acres of land. Located at the eastern terminus of Polaris Avenue, between Burnet Road to the west and railroad tracks to the east. The Property is in the Full Purpose Jurisdiction of the City of Austin. The Property is currently zoned CS-MU-CO-NP (General Commercial Services – Mixed Use Overlay – Conditional Overlay – Neighborhood Plan). The requested rezoning is from CS-MU-CO- NP to CS-MU-NP (General Commercial Services – Mixed Use Overlay – Neighborhood Plan). The Property is currently developed with a building maintenance services use. The purpose of the rezoning is to allow this property to remove the Conditional Overlay that limits the impervious cover, height, and density restrictions to redevelop the Property as a for-sale multifamily residential use. The Property is located in the Wooten Neighborhood planning area, a subdistrict of the Crestview/Wooten Combined Neighborhood Plan. The Future Land Use Map (FLUM) designates this site as mixed use and therefore a Neighborhood Plan Amendment (NPA) is not required. Attached is the memo from Maureen Meredith on March 31, 2021 confirming that no NPA is required. The Traffic Impact Analysis ("TIA") has been waived until site plan, per the attached TIA waiver dated March 31, 2021 and executed by Amber Mitchell. 200 Lee Barton Drive, Suite 100 | Austin, Texas 78704 | 512-807-2900 | www.drennergroup.com 14 of 19B-10March 31, 2021 Page 2 Please let me know if you or your team members require additional information or have any questions. Thank you for your time and attention to this project. Sincerely, Leah M. Bojo cc: Jerry Rusthoven, Housing and Planning Department (via electronic delivery) Joi Harden, Housing and Planning Department (via electronic delivery) Sherri Sirwaitis, Housing and Planning Department (via electronic delivery) 15 of 19B-10PAYTO R E N GIN TO RESEARCH NB RAMP H S B T E S A R C O P A Y T O W R R D N U B E P O O T L S A comprehensive plan shall E W not constitute zoning regulations or establish zoning district boundaries. W VA G LN D LV E B T A G H T R O N U G Q GIN SIN AIL D N U R E L UIN R LIQ R A H N GIN R A M P R U TL A N D D R Single-Family RID E CIR G D A W N B E N R A D R U A E L L T LIT R E D HIR S L E M TH R U S H W AIL D A G N N O D O O R D D R Higher-Density Single-Family K D R B O O R D V L B K E E R C L A O H S Mixed Residential Multifamily C R O S S C R Y D A W L MIL BE N B R O O K D R R E E K D R Commercial Mixed Use STANWOOD DR Office CANDLELIGHT CT R E D N O T S G A L F N D L O O W N A R F Mixed Use/Office N E L S O R RIM P Major Planned Development SHAMROCK AVE P E N N Y LN R D W E I V E L A D V D C O O Industry LW A D N A S Civic FIR W O O D D R B U ELL A V E Recreation & Open Space N D L O O W E VIN Transportation L A K C R D N D L O O LW TIL S N D L O O W K C O R N D L O O W R RIA B Specific Regulating District A L E L N ST E C K A V E P O LA RIS A V E COLFAX AVE R D D O O W G LO R E D AL D K R PA V E C L A D E PIN A S H D ALE D R R D E D I S E R F I W O O D S T O N E D R H EA RTH ST O N E D R H EA R T H SID E D R JO Y LN T E T O N D R S P E A R M A N D R P U T N A M D R K I M B L E C V D O RIS D R R Y D A W A H T A H R D N E E R G G N I L W O B R D R O O M X E LA NIE R D R K E N B RID G E D R T E A K W O O D D R R H D T U O M L A F R D E N D C A M N A L D E E R R N D R U B Y E W R E N T O N D R V E C N A R H C O C E A S T E R C V RIC H W KENDRA CV O O D D R R IP P L E W O O D D R W O O T E N D R P O M P T O N D R B ELF O R D D R R D L L E R R U B I R D R A N O B W O O TE N PA R K D R M A H O N E A V E T S N A M K C O R B T S S E L A S W A N D E R S O N L N EXHIBIT D O D A E M E L A W V O D A E E M E CIR G RID T R A P C OLO N Y C R E EK D R E C R S T R E T N U H E W STB U R Y T RL R D D O O W E L A G N R L E T OIN P N GIN R D PAY T O R E D L A D R RIA B O H L E N R D R E S E A R C H B L V D N B FAIR FIELD D R W E Y F O R D D R VILLA N O V A D R SA N C A RLO S D R R D R A L O P T S R E M O R K K A M A R D R B E C K E TT S T W O O TE N D R N Y L Z A L Y LN Z LA D ALE D R R E S E A R C H B L V D S V R D S B R D L A I N O L O C R D D O O W E R A L C N L D L E I F D E R R E M I N G T O N L N D R Y F I E L D D R B R O O K F I E L D D R L R D D FIE K R A P S E Q U O I A D R C LE A R FIEL D D R R E D AIN M JA M E S T O W N D R BANGOR BND R E S E A R R E S E A R C H B L V C H S B T O L D S V R D N B A M A R S V R D R A M P FO STE R LN N O R T H C R O S S D R I R C T S E R C R E V L S I SILV E R W A Y D R G R EEN H AVEN D R C A S C A D E D R PIN E W O O D T E R G R E E N L A W N P K W Y AL B ATA A V E E L LIS E A V E P E G R A M A V E T Y S T R E H G U A D CELEAF CIR SPR U L F P A E L E PIN D T R E N R U B S T J O S E P H B LV D T LIA S E C E T C S T UIS S O T L S HARDY CIR C U LL E N A V E M U R O C ST R Y D D R A H S A N TA C LA R A S T VALLEJO S T R E D L A N D S S T N T L E N R U B R D D AIR L B U R B A N K S T B R E N T W O O D S T K A R E N AV E PAY N E AV E P E Q U E N O S T ALE G RIA R D T S L L A H I N L T H G N D O O G R Y D D R A H T LIP S HIL T P S B A R B A R A S T R N D E L L U M A G GIE L N E V S A E YAT D U K E AV E E V S A R E G T U R B A R B A R A S T P RIN C E T O N A V E D A R T M O U T H AV E R T D S E W H T R O N R O B A L O R D R E D L A D TIS RIC H C R E E K R D E V W A O R D O O W G R O V E R A V E M A DIS O N AV E PIE D M O N T A V E PA S A D E N A D R T LT S D ALE D R U A G Q N S O S R E D N A ST O B A U G H ST TA U LB E E L N T N S O S T A W M O R R O W ST AGGIE LN PIE D M O N T A V E W S T JO H N S AV E S C I R N T J O H S R E E S E L N R Y A N D R JU S TIN L N D W Y C E D R C H O Q U E TT E D R B A N Y O N S T D LV R B A M A N L W S T JO H N S AV E R D D Y WIN S A E R U TH AV E O C E O S Y O R R A K A R E N AV E N L A M A R S B R E S E A R C H B L V R E S E D S B A R C H N B R A M P N LA M AR BLVD SVR D SB B D N B R D S V D S LV R B R BLV A M A N L B D N LV R B A M A N L A M A N L T N S O T X PA B I S S O N E T L N CRESTON LN W C R E S TL A N D D R A M E S B U R Y L N T L S L E C R A M W C R O SLIN S T W O D ELL ST T E S P U AL D A U G Feet - Crestview/Wooten Neighborhood Planning Area Future Land Use Map Adopted April 1, 2004 Updated May 12, 2011 970 485 0 970 16 of 19B-10EDUCATIONAL IMPACT STATEMENT Prepared for the City of Austin Austin Independent School District EXHIBIT E PROJECT NAME: 2100 Polaris Avenue ADDRESS/LOCATION: 2100 Polaris Avenue CASE #: C14-2021-0059 NEW SINGLE FAMILY NEW MULTIFAMILY DEMOLITION OF MULTIFAMILY TAX CREDIT # SF UNITS: STUDENTS PER UNIT ASSUMPTION Elementary School: Middle School: High School: # MF UNITS: 134 STUDENTS PER UNIT ASSUMPTION Elementary School: .008 Middle School: .003 High School: .006 IMPACT ON SCHOOLS The student yield factor of 0.017 (across all grade levels) for apartment homes was used to determine the number of projected students. This factor was provided by the district’s demographer. Due to the lack of development in this area since the 1970’s an analysis of surrounding areas to the north was used to capture the newer, more comparable complexes to the 2100 Polaris Avenue Project. The proposed 134-unit multifamily development is projected to add approximately 3 students across all grade levels to the projected student population. It is estimated that of the 3 students, 1 will be assigned to Wooten Elementary School, 1 to Burnet Middle School, and 1 to Navarro Early College High School. The percent of permanent capacity by enrollment for School Year 2025-26, including the additional students projected with this development, would be within the optimal utilization target range of 85-110% at Wooten ES (94%) and below the target range at Burnet MS (78%) and Navarro ECHS (77%). The projected additional students at Burnet MS and Navarro ECHS would not offset the anticipated decline in student enrollment. All of these schools will be able to accommodate the projected additional student population from the proposed development. TRANSPORTATION IMPACT Students attending Wooten ES, Burnet MS or Navarro ECHS will not qualify for transportation unless a hazardous route condition is identified. No impact on transportation will be created due to this development. SAFETY IMPACT There are not any identified safety impacts at this time. Date Prepared: 6/1/2021 Executive Director: [1] 17 of 19B-10EDUCATIONAL IMPACT STATEMENT Prepared for the City of Austin Austin Independent School District DATA ANALYSIS WORKSHEET ELEMENTARY SCHOOL: Wooten ADDRESS: 1406 Dale Drive POPULATION (without mobility rate) ELEMENTARY SCHOOL STUDENTS 2020-21 Population PERMANENT CAPACITY: 468 MOBILITY RATE: +4.6% 5- Year Projected Population (without proposed development) 5-Year Projected Population (with proposed development) ENROLLMENT (with mobility rate) ELEMENTARY SCHOOL STUDENTS 2020-21 Enrollment 5- Year Projected Enrollment (without proposed development) 5-Year Projected Enrollment (with proposed development) MIDDLE SCHOOL: Burnet ADDRESS: 8401 Hathaway Drive POPULATION (without mobility rate) MIDDLE SCHOOL STUDENTS 2020-21 Population PERMANENT CAPACITY: 1,039 MOBILITY RATE: -14.7% 5- Year Projected Population (without proposed development) 5-Year Projected Population (with proposed development) ENROLLMENT (with mobility rate) MIDDLE SCHOOL STUDENTS 2020-21 Enrollment 5- Year Projected Enrollment (without proposed development) 5-Year Projected Enrollment (with proposed development) Number % of Permanent Capacity Number % of Permanent Capacity Number % of Permanent Capacity Number % of Permanent Capacity 367 78% 384 82% 1,107 107% 944 91% 466 100% 438 94% 981 94% 811 78% 465 99% 437 93% 980 94% 810 78% [2] 18 of 19B-10EDUCATIONAL IMPACT STATEMENT Prepared for the City of Austin Austin Independent School District PERMANENT CAPACITY: MOBILITY RATE: -20.7% 1,548 5- Year Projected Population (without proposed development) 5-Year Projected Population (with proposed development) HIGH SCHOOL: Navarro ADDRESS: 1201 Payton Gin Rd POPULATION (without mobility rate) HIGH SCHOOL STUDENTS 2020-21 Population Number % of Permanent Capacity Number % of Permanent Capacity 1,984 128% 1,573 102% ENROLLMENT (with mobility rate) HIGH SCHOOL STUDENTS 2020-21 Enrollment 5- Year Projected Enrollment (without proposed development) 5-Year Projected Enrollment (with proposed development) 1,590 103% 1,188 77% 1,589 103% 1,187 77% [3] 19 of 19B-10