B-08 (C14-2021-0115 - Clawson Heights Residential; District 5).pdf — original pdf

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C14-2021-0115 1 ZONING CHANGE REVIEW SHEET CASE: C14-2021-0115 – Clawson Heights Residential DISTRICT: 5 ZONING FROM: SF-3 TO: SF-5 ADDRESS: 4009 & 4011 Clawson Road SITE AREA: 1.0 acre PROPERTY OWNER: Clawson Heights LLC (Frank Gordon) AGENT: Thrower Design (Ron Thrower) CASE MANAGER: Kate Clark (512-974-1237, kate.clark@austintexas.gov) STAFF RECOMMENDATION: Staff recommends urban family residence (SF-5) district zoning. For a summary of the basis of staff’s recommendation, see page 2. PLANNING COMMISSION ACTION / RECOMMENDATION: August 24, 2021 Scheduled for Planning Commission CITY COUNCIL ACTION: September 30, 2021 To be Scheduled for City Council ORDINANCE NUMBER: ISSUES There are no known issues at this time. Staff has received comments in favor of this rezoning request. For all written or emailed comments, please see Exhibit C: Correspondence Received. CASE MANAGER COMMENTS: This site is located on the east side of Clawson Road and consists of two lots totaling approximately 1.0 acre in size. It is currently developed with two single-family buildings, one on each lot. One of the buildings is unoccupied and the other has a tenant that is aware redevelopment of the property is possible. Current adjacent zoning to the site consists of SF-3 on the north, east and south. Across Clawson Road to the west is SF-6 and SF-3 zoned properties. Please see Exhibit A: Zoning Map and Exhibit B: Aerial Map. 1 of 11B-8C14-2021-0115 2 Per the applicant’s rezoning application, they are requesting SF-5 to construct up 10 units. This site is located within the South Lamar Combined NP Area and does not have an adopted future land use map (FLUM). BASIS OF RECOMMENDATION: 1. The proposed zoning should be consistent with the purpose statement of the district sought; Zoning changes should promote compatibility with adjacent and nearby uses. The purpose statement for the SF-5 base zoning district states the following: A duplex, two- family, townhouse, or condominium residential use is permitted in an SF-5 district under development standards that maintain single family neighborhood characteristics. Rezoning this property to SF-5 would be consistent with the zoning district’s purpose statement and maintain compatibility with adjacent land uses. EXISTING ZONING AND LAND USES: Zoning Land Uses Site North South East West SF-3 SF-3 SF-3 SF-3 Single-family Single-family Single-family Single-family SF-6 and SF-3 Multi-family (condominium) and Single-family NEIGHBORHOOD PLANNING AREA: South Lamar Combined NP Area - South Lamar (suspended) TIA: TIA shall be required at the time of site plan if triggered per LDC 25-6-113. WATERSHED: West Bouldin Creek Watershed OVERLAYS: Residential Design Standards and Selected Sign Ordinances. SCHOOLS: Joslin Elementary, Covington Middle and Crockett High Schools. NEIGHBORHOOD ORGANIZATIONS Austin Independent School District Austin Lost and Found Pets Austin Neighborhoods Council Friends of Austin Neighborhoods Homeless Neighborhood Association Neighborhood Empowerment Foundation Perry Grid 614 Preservation Austin SELTexas Sierra Club, Austin Regional Group 2 of 11B-8Approved SF-6 as Commission recommended. (2/21/19) Approved SF-5-CO; CO was for a maximum of 2,000 trips per day and limited height of structures within 50 feet of southern boundary to 2 stories or 26 feet. (10/03/13) Approved SF-6-CO; CO was for a maximum of 2,000 trips per day. (10/03/13) C14-2021-0115 3 South Central Coalition South Lamar Neighborhood Assn. TNR BCP - Travis County Natural Resources AREA CASE HISTORIES: Number Request Commission City Council C14-2018-0123 SF-3 to SF-6 4004 Clawson Rd Approved SF-6 as staff recommend. C14-2013-0031 SF-3 to SF-5 Clawson Patio Homes 3907 Clawson Rd Approved SF-5-CO; CO was to limit the number of residential units to 16. Approved SF-5-CO; CO was to limit the number of residential units to 16. C14-2013-0032 SF-3 to MF-1 Clawson Patio Homes II 3903 Clawson Rd RELATED CASES: There are no related cases to this rezoning case. EXISTING STREET CHARACTERISTICS: Name Existing ROW ASMP Required ROW Pavement ASMP Sidewalks Bicycle Classification Route Capital Metro (within ¼ mile) 64’ 27’ 2 No Yes Yes Clawson Road ~53’- 70’ 3 of 11B-8C14-2021-0115 4 OTHER STAFF COMMENTS: Comprehensive Planning This rezoning case is located on the east side of Clawson Road on a one acre property, with each lot containing a single family house. The property is located in an area without an adopted neighborhood plan and is located 0.14 miles east of the Lamar and Ben White Activity Centers for Redevelopment in Sensitive Environmental Areas. Surrounding land uses include single family housing to the north, south and east and a townhouse/condo project to the west. The proposal is to obtain SF-5 zoning and construct a 10-unit residential project. Connectivity Public sidewalks are located sparsely along Clawson Road and are not located in front of this property. There are no bike lanes, public transit stops, or urban trails located along Clawson, which is a narrow road with no curb or gutters. The closest public transit stop is located along Ben White Boulevard, approximately 1,000 feet south. The mobility options in the area are below average while the connectivity options are fair, necessitating the use of a car for access. Civic uses are also lacking in this area. Imagine Austin The following Imagine Austin policies are taken from Chapter 4 of the Imagine Austin Comprehensive Plan (IACP), which specifically discuss the promotion and development of a variety of housing types throughout Austin: • LUT P5. Create healthy and family-friendly communities through development that includes a mix of land uses and housing types and affords realistic opportunities for transit, bicycle, and pedestrian travel and provides both community gathering spaces, parks and safe outdoor play areas for children. • 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. • 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 ‘a missing middle’ housing type but with Clawson Road lacking mobility option and access to nearby goods and services, this project partially supports the Imagine Austin Comprehensive Plan. 4 of 11B-8C14-2021-0115 5 5 of 11B-8C14-2021-0115 6 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 Review PR1: Parkland dedication will be required for the new residential units proposed by this development, condominiums with SF-5 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. Should fees in-lieu be required, 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). If the applicant wishes to discuss parkland dedication requirements in advance of site plan or subdivision applications, please contact this reviewer: thomas.rowlinson@austintexas.gov. At the applicant’s request, PARD can provide an early determination of whether fees in-lieu of land will be allowed. Site Plan residential. SP1. Site plans will be required for any new development other than single-family or duplex 6 of 11B-8C14-2021-0115 7 SP2. Any development which occurs in an SF-6 or less restrictive zoning district which is located 540-feet or less from property in an SF-5 or more restrictive zoning district will be subject to compatibility development regulations. SP3. Any new development is subject to Subchapter E. Design Standards and Mixed Use. This site is located on an Urban Roadway. Additional comments will be made when the site plan is submitted. Transportation The Austin Strategic Mobility Plan (ASMP), adopted 04/11/2019, calls for 64 feet of right-of- way for Clawson Road. It is recommended that 32 feet of right-of-way from the existing centerline should be dedicated for Clawson Road according to the Transportation Plan at the time of subdivision and/or site plan application, whichever comes first. A Traffic Impact Analysis (TIA) shall be required at the time of site plan if triggered per LDC 25-6-113. Austin Water Utility AW1. 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 TO FOLLOW Exhibit A: Zoning Map Exhibit B: Aerial Map Exhibit C: Correspondence Received 7 of 11B-844D 3 4 44A 44C 44B MF-2 2 SF-6-CO 1 2 5 6 7 8 9 10 11 2 SF-3 2 1 LO-CO GR-CO ± 1'' = 150' 1 2 SF-6 1 1 SF-5-CO 2 3 4 SF-3 5 15 G R AY F O R D D R 6 7 8 C14-2021-0115 11 10 G19 9 14 13 12 SF-3 A B 1 D N R O S W A L C 8A 8B GR A CS 10A 10B M O R G A N LN SF-3 B A GR CS-1 A GR B SUBJECT TRACT ZONING BOUNDARY ! ! ! ! ! ! PENDING CASE CREEK BUFFER Clawson Heights Residential ZONING CASE#: LOCATION: SUBJECT AREA: GRID: MANAGER: C14-2021-0115 4009-4011 Clawson Road 1.00 Acres G19 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. PUD 3 SUMMER STONE DR 5 6 20A 20B 1 NO-CO NO-MU-CO 20C GO-CO SF-3 8 of 11B-844D 3 4 44A 44C 44B MF-2 2 SF-6-CO 1 2 5 6 7 8 9 10 11 2 SF-3 2 1 LO-CO GR-CO ± 1'' = 150' 1 2 SF-6 1 1 SF-5-CO 2 3 4 SF-3 5 15 G R AY F O R D D R 6 7 8 C14-2021-0115 11 10 G19 9 14 13 12 SF-3 A B 1 D N R O S W A L C 8A 8B GR A CS 10A 10B M O R G A N LN SF-3 B A GR CS-1 A GR B SUBJECT TRACT ZONING BOUNDARY ! ! ! ! ! ! PENDING CASE CREEK BUFFER Clawson Heights Residential ZONING CASE#: LOCATION: SUBJECT AREA: GRID: MANAGER: C14-2021-0115 4009-4011 Clawson Road 1.00 Acres G19 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. PUD 3 SUMMER STONE DR 5 6 20A 20B 1 NO-CO NO-MU-CO Copyright nearmap 2015 20C SF-3 GO-CO 9 of 11B-8Clark, Kate From: Sent: To: Subject: Ms. Clark,   Claudia Cuchia Friday, July 23, 2021 2:36 PM Clark, Kate Rezoning of 4009-4011 Clawson Road *** External Email - Exercise Caution *** My husband, Johnny Cuchia & I support the rezoning of the properties as requested.  We developed 3504 Clawson Road  & are currently completing the development of 3905 Clawson Road.   This area could use a major facelift!  Hopefully, all  this new development will inspire District 5 Rep. Ann Kitchen, to do something about the lack of sidewalks, flooding of  Clawson Road & Fort View & the hideous conditions of Clawson Road.  Please be advised that the South Lamarr  neighborhood association only has about 29 dues paying/voting members so please don’t give too much weight to their  whining!  Those people complain about any development and they think anything built is ugly and inferior to modern  construction.  Claudia Cuchia, Owner  Gold Key Real Estate, Inc. Gold Key Custom Homes 3903 Clawson Road Austin, Texas 78704 512.799.0801 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 10 of 11B-8Note: Should additional backup be submitted after the online publishing of this staff report, it may be found at the following link: http://www.austintexas.gov/cityclerk/boards_commissions/meetings/40_1.htm 11 of 11B-8