B-01 (C14-2021-0173 - 11911 Burnet Road, District 7)pdf.pdf

Planning Commission – Dec. 22, 2021

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ZONING CHANGE REVIEW SHEET CASE: C14-2021-0173 (11911 Burnet Road) DISTRICT: 7 ADDRESS: 11901 and 11911 Burnet Road ZONING FROM: NBG-NR-NP TO: NBG-CMU-NP SITE AREA: 3.016 acres PROPERTY OWNER: Randolph-Brooks Federal Credit Union AGENT: Drenner Group, PC (Amanda Swor) CASE MANAGER: Sherri Sirwaitis (512-974-3057, sherri.sirwaitis@austintexas.gov) STAFF RECOMMEDATION: Staff recommends NBG-CMU-NP, North Burnet Gateway-Commercial Mixed Use Subdistrict-Neighborhood Plan Combining District, zoning. ZONING AND PLATTING COMMISSION ACTION / RECOMMENDATION: December 22, 2021 CITY COUNCIL ACTION: ORDINANCE NUMBER: B-011 of 17C14-2021-0173 ISSUES: N/A CASE MANAGER COMMENTS: 2 The site under consideration is a 3.016 acres lot that is currently developed with a financial services use (RBFCU). It is within the North Burnet/Gateway Combined Neighborhood Planning Area and is located at the northeast corner of Burnet Road and Gault Lane. The property in question is zoned NBG with a Neighborhood Residential subdistrict designation (NBG-NR). There is a multifamily use to the north and east (Radius at the Domain Apartments). To the south, there is an office complex (IBM Broadmoor campus) containing seven-buildings with 1.1 million square feet of office space. Across Burnet Road to the west, there is another financial services use (Capital Credit Union) and office uses. The applicant is requesting a rezoning to the NBG with a Commercial Mixed Use subdistrict designation (NBG-CMU) to allow for a professional office use development with a base entitlement height of 120 feet and 3:1 FAR (Please see Applicant Request Letter – Exhibit C). The NBG-NR subdistrict permits a maximum FAR of 2:1 and up to 60 feet in building height with the development bonus (Please see Figure 4-1 NR: NBG Zoning District General Site Development Standards – Exhibit D). The proposed zoning of NBG-CMU subdistrict which will permit a maximum FAR of 3:1 and up to 180 feet in building height with the development bonus (Please see Figure 4-1 CMU: NBG Zoning District General Site Development Standards – Exhibit E). The staff’s recommendation is to grant the applicant’s request for the North Burnet/ Gateway-Commercial Mixed Use Subdistrict-Neighborhood Plan (NBG-CMU-NP) Combining District, zoning for this property. The proposed NBG-CMU subdistrict will provide for a transition in uses and intensity between the NBG-NR zoning to the north and the NBG-TOD-Gateway zoning to the south. The up zoning from NBG-NR to the NBG- CMU will encourage a mixture of uses and more density at this location. The Commercial Mixed Use subdistrict will allow for an increase in floor-to-area ratio and building height so that the applicant case redevelop the property with more density along a major arterial roadway and Core Transit Corridor, North Burnet Road, across from The Domain. 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. North Burnet/Gateway district is the designation for an identified area of existing low density, auto-oriented commercial, warehouse, and industrial uses that is the subject of an approved master plan for redevelopment of the area into a higher density urban mixed- use neighborhood that is more pedestrian friendly and takes advantage of the links to commuter rail transit and the area’s key position in the urban core. B-012 of 17C14-2021-0173 3 Commercial Mixed Use (CMU) is a high density mixed-use subdistrict, appropriate for high rise residential, major employers, destination retail and large scale civic uses. 2. The proposed zoning should promote consistency and orderly planning. The NBG-CMU subdistrict will permit the applicant to utilize the property for a more intensive office development adjacent to the IBM/Broadmoor Campus, to the south, and across North Burnet Road from The Domain. The current NBG-NR subdistrict limits the Professional Office use to 5,000 gross sq. ft. The proposed NBG-CMU subdistrict will provide for a transition in the intensity of uses and development between the NBG-NR zoning to the north and the NBG-TOD-Gateway Zone, the most intense sub-district within the regulating plan, to the south. The up zoning to the NBG-CMU subdistrict will encourage a mixture of uses and more density at this location. The location of the site is appropriate for the proposed mixture and intensity of uses because the property in question fronts onto a major arterial roadway and Core Transit Corridor, North Burnet Road, and is located near a commuter rail line. EXISTING ZONING AND LAND USES: ZONING LAND USES Site NBG-NR North NBG-NR South NBG-TOD East West NBG-NR NBG-NP Financial Services (RBFCU) Multifamily (Radius at the Domain Apartments) Office (Broadmoor Campus: IBM) Multifamily (Radius at the Domain Apartments) Financial Services (Capitol Credit Union), Office (Domain Point I) NEIGHBORHOOD PLANNING AREA: North Burnet/Gateway NP TIA: Not Required WATERSHED: Walnut Creek NEIGHBORHOOD ORGANIZATIONS: Austin Lost and Found Pets Austin Independent School District Austin Neighborhoods Council Friends of Austin Neighborhoods Homeless Neighborhood Association Neighborhood Empowerment Foundation North Burnet/Gateway Neighborhood Plan Staff Liaison North Growth Corridor Alliance SELTEXAS Sierra Club, Austin Regional Group B-013 of 17C14-2021-0173 4 SCHOOLS: Austin Independent School District Pillow Elementary School Burnet Middle School Anderson High School AREA CASE HISTORIES: NUMBER C14-2016-0136 (Broadmoor: 11501 Burnet Road) REQUEST NBG-CMU-NP to NBG-TOD-NP COMMISSION 3/27/18: Approved staff’s recommendation of NBG-TOD- NP zoning, with conditions, by consent (12-0, P. Seeger- absent); G. Anderson-1st, J. Thompson-2nd. CITY COUNCIL 4/12/18: Approved NBG-TOD- NP zoning, with conditions, on 1st reading only (6-0, G. Casar- off dais, D. Garza, E. Troxclair, K. Tovo and S. Adler-absent); L. Pool-1st, P. Renteria-2nd. 6/28/18: Ordinance No. 20180628-088 for north burnet/gateway-transit oriented development-gateway zone- neighborhood plan (NBG-TOD- NP) combining district zoning, with conditions was approved on Council Member Troxclair’s motion, Council Member Garza’s second on an 11-0 vote. 8/28/14 : Approved NBG-CO- NP zoning, with conditions, on consent on all 3 readings (7-0); B. Spelman-1st, L. Morrison- 2nd. 11/10/11: Approved NBG- CMU-NP zoning with conditions on consent on 1st reading only (7-0); Spelman-1st, M. Martinez-2nd. 12/08/11: Approved NBG- CMU-NP zoning, with conditions, on consent on 2nd/3rd readings (6-0); C. Riley-1st, S. Cole-2nd. 8/26/10: The public hearing will remain open and the first reading of the case was approved for MI-PDA zoning (7-0); Morrison-1st, Spelman- 2nd, with the following additional conditions: 1) The NBG-TOD-NP to NBG-CMU-NP NBG-TOD to NBG-CMU C14-2014-0058 (Esperanza Crossing: 2800 Esperanza Crossing) C14-2011-0050 (Burnet- Kramer Rezoning: 11205 & 11301 Burnet Road) 8/12/14: Approved staff’s recommendation of NBG- CMU-CO-NP zoning, with conditions, on consent (8-0, B. Roark-absent); S. Oliver-1st, N. Zaragoza-2nd. 10/11/11: Approved the staff’s recommendation of NBG- CMU-NP zoning for Tract 2, with the TIA conditions, by consent (9-0); M. Dealey-1st, D. Chimenti-2nd. C14-2010-0087 (The Domain Rezoning- Simon) MI-PDA to MI-PDA 8/24/10: Approved staff’s recommendation of MI-PDA zoning (8-1, Chimenti-No), with the following additional conditions: 1) Require the applicant to provide bicycle access for a portion Bicycle B-014 of 17C14-2021-0173 5 Route Segment #905.04 (Please see Public Works Department Memorandum – “Attachment B”) to allow for continuity for bicycle traffic to and through the Domain development. 2) Require a public restrictive covenant that will limit one acre of land on the Endeavor- Domain site to zero percent impervious cover to be signed and recorded before the 3rd reading of this zoning case at City Council. applicant is to provide bicycle access for a portion of Bicycle Route Segment #905.04 to allow for continuity for bicycle traffic to and through the Domain development. 2) A public restrictive covenant that will limit one acre of land on the Endeavor- Domain site to zero percent impervious cover will be signed and recorded before the third reading of this zoning case. 10/14/10: Approved MI-PDA zoning on2nd/3rd readings (7-0); Spelman-1st, Leffingwell-2nd, with the following amendments: 1) Part 3, C, 1 of the ordinance should read: “A pedestrian/bicycle entrance shall be provided between the existing pedestrian/bicycle trail under Mopac Expressway and the Simon Project internal drive as shown on the attached Exhibit B. A minimum 12-foot wide paved path shall be constructed with an associated curb cut connecting to the internal drive prior to issuance of a certificate of occupancy for a building on Lot 5A, Block A, the Domain Shopping Center Section 3 Subdivision.”; 2) Add a new paragraph to Part 3, Section D to read: “The two trees on the property numbered 5068 and 5081 as shown on Exhibit D may not be removed, unless the City Arborist approved otherwise based on the health of the individual trees.”; 3) The fourth WHERAS of the restrictive covenant should read: “WHEREAS, the requirements of the Land Development Code for both the Endeavor Tract and the Simon Tract allow for a combined maximum of eighty B-015 of 17C14-2021-0173 6 Add NP designation to existing zoning 9/09/08: Approved rezoning of certain tracts to NBG-NP or NBG-H-NP, with conditions (8-0) 9/25/07: Approved staff rec. with amendments (8-0) MI-PDA to MI-PDA 10/09/07: Approved staff rec. of MI-PDA by consent (9-0) percent(80%) net site area impervious cover resulting in a total allowable impervious cover area of 135.36 acres for the Endeavor Tract and 40.54 for the Simon Tract. 10/16/08: Approved NBG-NP or NBG-H-NP (7-0); 1st reading 3/12/09: Approved NBG-NP or NBG-H-NP (6-0); 2nd/3rd readings 10/18/07: Approved 1st reading of Phase 1 of NP (6-0) 11/01/07: Approved Phase 1 of NP zonings (5-0); 2nd/3rd readings 11/01/07: Approved MI-PDA zoning on consent (6-0); all 3 readings MI-PDA to MI- PDA 8/08/06: Approved staff rec. of MI-PDA by consent (8-0) MI-PDA to MI- PDA 2/13/07: Approved staff’s rec. zoning with for MI-PDA additional conditions of: • 2 star Green Building 09/28/06: Approved MI-PDA (7-0); 1st reading 10/05/06: Approved MI-PDA changes as a condition of zoning (6-0); 2nd/3rd readings 3/01/07: Approved MI-PDA zoning with the addition of low albedo roofing materials, one star construction for the total site and two star construction for 50% of the office and residential construction (7-0); McCracken-1st, Dunkerley-2nd. rating • natural landscaping of all water quality ponds (existing and future); • be in compliance with • applicant’s parkland TIA conditions; the requested dedication proposal; • height base of 140-ft; plus an additional 12- stories based on electing C14-2008-0182 (North Burnet /Gateway NP Rezoning: Metric Boulevard) C14-2007-0157 (North Burnet /Gateway Neighborhood Plan Rezoning) C14-2007-0171 (The Domain: 10700-11000 Burnet Road, 11100-11900 Burnet Road, 2800 Block of Braker Lane, 3300 W. Braker Lane) C14-06-0154 (The Domain: 11400 Burnet Road) C14-06-0121 (The Domain RCA: 10712, 10728, 10800, 11000, 11500, 11600 Burnet Road; 11601 Domain Drive; 2900, 3001, 3101 Esperanza Crossing) B-016 of 17C14-2021-0173 7 to provide some of the public benefits as listed in North Burnet/Gateway Neighborhood Plan. • Maximum height of 308 the feet. Vote: (9-0); J.Reddy-1st, G. Stegeman-2nd. 11/23/04: Approved staff recommendation of MI-PDA, with Environmental Board conditions (9-0). 11/9/04: Approved staff’s recommendation of CH zoning with conditions (9-0) 6/11/03: Approved staff’s recommendation of MI-PDA zoning, with inclusion of original PDA conditions (as read into the record) from Ordinance #000608-67 (8-0, R. Pratt-off dais) 6/11/03: Approved staff's recommendation of MI-PDA zoning (8-0, R. Pratt-off dais) 6/11/03: Approved staff's recommendation of CS-CO zoning (8-0, R. Pratt-off dais) 12/16/04: Approved MI-PDA (7-0); all 3 readings 12/2/04: Approved CH zoning (7-0); all 3 readings 7/31/03: Granted MI-PDA on all 3 readings (7-0) 7/31/03: Granted MI-PDA on all 3 readings (7-0) 7/31/03: Granted CS-CO on all 3 readings 6/12/02: Approved CS-1 by consent (8-0) 7/11/02: Approved PC rec. of CS-1 (7-0); all 3 readings 10/24/00: Approved staff rec. of LI-PDA (TR1), LI-PDA-H (TR2) by consent (9-0) 11/30/00: Approved LI-PDA (TR1) and LI-PDA-H (TR2); (7-0); all 3 readings MI-PDA to MI- PDA P to CH MI-PDA to MI-PDA MI to MI-PDA MI to CS LI to CS-1 LI-PDA to LI-PDA C14-04-0151 (The Domain: 11400 Burnet Road) C14-04-0146 (The Shops at Arbor Walk: 10515 North Mopac Expressway) C14-03-0017 (The Domain- 200.286 acres: 11400 Burnet Road) C14-03-0016 (Multek: 3300 West Braker Lane) C14-03-0015 (The Domain- 0.783 acres: 11400 Burnet Road) C14-02-0062 (11005 Burnet Road) C14H-00-2177 (Braker Pointe/ Rogers Homestead: 10801 N. MOPAC NB Expressway C14-00-2065 (Austin Tech Park: 11400 Burnet Road) MI to MI-PDA 5/9/00: Approved staff rec. of MI-PDA by consent (8-0); with the following conditions: 1) That minimum lot size be 1 acre provided for any lots 6/8/00: Approved MI-PDA, with changes agreed to with neighborhood association (7-0); all 3 readings B-017 of 17C14-2021-0173 8 The total number of that directly abut Braker Lane and Burnet Road (but not both) and which are less than 3 acres in size. 2) additional curb cuts on Braker Lane & Burnet Road providing access to such lots shall not exceed 50 % of the total number of such lots. 3) The foregoing limitation shall not apply to any lot of more than 3 acres, which abut Braker Lane and Burnet Road. 4/20/99: Approved staff alternate rec. of GR-CO, with CO for 2,200 vehicle trip limit, by consent (7-0) MI to GR C14-99-0024 (Woodfin Suite Hotel: 2618 Kramer Lane) 5/20/99: Approved PC rec. of GR-CO w/ conditions (7-0); 1st reading 6/3/99: Approved GR-CO w/ conditions (7-0); 2nd/3rd readings RELATED CASES: C14-2007-0157 (North Burnet/Gateway NP Rezoning) EXISTING STREET CHARACTERISTICS: Name ROW (Approx.) Pavement (Approx.) Classification Sidewalks Bicycle Route 120’ BURNET RD GAULT LN 40’ Roadway Easement Varies (40’ to 70’) 23’ Level 3 Level 2 No No No No Capital Metro (within ¼ mile) Yes Yes B-018 of 17C14-2021-0173 9 OTHER STAFF COMMENTS: Comprehensive Planning North Burnet Gateway Regulating Plan (NBG) The property located within the Neighborhood Residential sub-district (NR) at 11901 and 11911 Burnet Road. The applicant is requesting to rezone the property from NBG-NP Neighborhood Residential (NR) to NBG-NP Commercial Mixed Use (CMU). The intended use of the site is professional office use development. • The change will allow for an increase in building height from 40-60 feet to 120 feet. • The change will allow for an increase in FAR from 2:1 to 3:1 • A portion of the Property is located along a Core Transit Corridor (CTC), which is intended to have sufficient population density, a mix-uses, and transit. • Adjacent properties to both the south and west have the designation of Transit Oriented Development Gateway Zone (TOD), the most intense sub-district within the regulating plan. Therefore, compatibility will not be an issue. Based on the information above, the staff believes that the requested change to rezone is supported by the North Burnet Regulating plan. Environmental The site is not located over the Edwards Aquifer Recharge Zone. The site is in the Walnut 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. 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. B-019 of 17C14-2021-0173 10 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. At this time, no information has been provided as to whether this property has any ls that preempt current water quality or Code requirements. Fire No comments. Parks and Recreation There are currently no parkland requirements for uses other than residential and hotel. Given that the application proposes an office use with the NBG-CMU designation, there would not be parkland dedication requirements under current code. The NBG-CMU designation would also allow for residential uses. Parkland dedication would be required for any new residential units proposed at the time of subdivision or site plan, per City Code § 25-1-601. Whether fees in-lieu may be allowed in such an instance would be determined using the criteria in City Code Title 25, Article 14, as amended. 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 the parkland dedication requirements. Site Plan Site plans will be required for any new development other than single-family or duplex residential. Any new development is subject to the North Burnet/Gateway Regulating Plan. Additional comments will be made when the site plan is submitted. Transportation Assessment of required transportation mitigation, including the potential dedication of right of way and easements and participation in roadway and other multi-modal improvements, will occur at the time of site plan application. A traffic impact analysis shall be required at the time of site plan if triggered per LDC 25-6-113. B-0110 of 17C14-2021-0173 11 Austin Strategic Mobility Plan (ASMP) calls for 130 feet of right-of-way (ROW) for BURNET RD and 90 feet of ROW for GAULT LN. Right-of-way dedication maybe required at the time of subdivision and/or site plan. 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. 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 A: Zoning Map B. Aerial Map C. Applicant’s Request Letter D. Figure 4-1 NR: NBG Zoning District General Site Development Standards E. Figure 4-1 CMU: NBG Zoning District General Site Development Standards F. Correspondence from Interested Parties B-0111 of 17MF-2 92-0090 85-244 82-214 MF-3 SP-0013C W A L N U T C R E E K T R I B U T A R Y N M O P A C E X P Y S V R D S B RR CS EXHIBIT A P P-NP GR SP-93-0147C SP96-0024C SP-99-2160C A M P B R C S A R T O M O P R M E A P N M O P A C E X P Y S B P M A B R C N A P B D N O R O M Y S V S T P X M R C E Y F A A P C O G A R N M 88-0075 P-NP RR-NP D U V A L R D N M O P A C S V R D N B A T D U V A L T R N N M O P A C E X P Y N B OFFICE BLDG. P A L M W A Y T O M O P A C N B R A M P N M O P A C E X P Y S V R D N B SP-95-0009C NBG-NP 62-214 C14-2008-0182 SP97-0026C SP-03-0432C 86-163R.C. C14-93-0138 93-138 85-149 D O M A I N D R R O C K R O S E A V E 03-0017 G A U LT L N 75-127 SP-2007-0499D SP-92-0461C 92-0064 NBG-NP C14-2008-0182 C14-90-0033 90-0033 SP92-0364C ! ! ! ! ! ! NBG-NP ! ! ! ! ! ! ! ! ! 85-149 ! ! ! ! ! ! ! ! ! ! C 27 3 ! P-01-0 S ! ! G R A C Y F A R M S L N SP-93-0560C 86-163R.C. T E C S Y H O R B H O B SP92-0461C 95-0216C 00-2065 C14-2010-0087(RCA) C14-2010-0015 C14-2007-0171 C14-2012-0002 C14-03-0017 C14-06-0121(RCA) MI-PDA C14-2013-0130 C14-2015-0038 PALM WAY SP89-0227BS SP-06-0369D Y W K P A R R E T L A SP89-0226C A Z U L X I N G OFFICE BLDG. C14-2008-0182 85-149R.C. D T R E N R U B NBG-TOD-NP C14-2016-0136 C14-2007-0157 NBG-NP G R A C Y F A R M S LN 93-0011 Y A B W A W H C S NBG-NP C14-2008-0182 R OSALIN D W AY SP89-0226C 85-149 G N I X L U Z A ZONING ZONING CASE#: C14-2021-0173 ± SUBJECT TRACT ! ! ! ! ! ! PENDING CASE ZONING BOUNDARY 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: 10/20/2021 B-0112 of 17MF-3 N M O P A C E X P Y S B S V R D D U V A L N B T R N A T N M O P A C N M O P A C E X P Y N B P A L M W A Y T O M O P A C N B R A M P N M O P A C E X P Y S V R D N B N M C Y D N B A P R P X V O E S EXHIBIT B P-NP B U R N ET R D D U V A L R D NBG-NP G A U LT L N K34 NBG-NP C14-2021-0173 NBG-NP G R A C Y F A R M S L N E C T Y H O R S B H O B G L X I N U Z A NBG-TOD-NP K33 MI-PDA Y W K P A R R E T L A D T R E N R U B PALM WAY ± 1'' = 300' NBG-NP Copyright nearmap 2015 SUBJECT TRACT ZONING BOUNDARY ! ! ! ! ! ! PENDING CASE CREEK BUFFER 11911 Burnet Rd ZONING CASE#: LOCATION: SUBJECT AREA: GRID: MANAGER: C14-2021-0173 11901 & 11911 Burnet Rd 3.016 Acres K34 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. B-0113 of 17Amanda Swor aswor@drennergroup.com 512-807-2904 EXHIBIT C October 18, 2021 Ms. Rosie Truelove Housing and Planning Department City of Austin 1000 E 11th Street Austin, TX 78702 Via Electronic Delivery Re: 11911 Burnet Road – Zoning application for the approximately 3.02-acre property located at the northeast corner of the intersection of Burnet Road and Gault Lane, in Austin, Travis County, Texas (the “Property”) Dear Ms. Truelove: As representatives of the owner of the Property, we respectfully submit the enclosed zoning application package. The project is titled 11901 and 11911 Burnet Road and is approximately 3.02 acres of land, at the northeast corner of the intersection of Burnet Road and Gault Lane. The Property is in the full purpose jurisdiction of the City of Austin. The Property is within the North Burnet/Gateway (NBG) Overlay District and subject to the NBG Regulating Plan, adopted on March 12, 2009. The Property is currently zoned NBG-NP (North Burnet/Gateway – Neighborhood Plan) with a subdistrict designation of NR (Neighborhood Residential). The requested rezoning is from NBG-NP with a subdistrict designation of NR to NBG-NP with a subdistrict designation of CMU (Commercial Mixed Use). The Property is currently developed with two buildings containing financial service and professional office uses. The purpose of the rezoning is to allow for a professional office use development with a base entitlement height of 120 feet and 3:1 FAR. Due to the Property’s adjacency to an NR subdistrict, the height may not exceed 120 feet. The Property is located in the North Burnet/Gateway Neighborhood Planning Area. The Future Land Use Map (FLUM) is mixed use, attached is a memo from Maureen Meredith on September 1, 2021, confirming that a Neighborhood Plan Amendment is not required. The Traffic Impact Analysis ("TIA") has been waived until site plan, per the attached TIA determination waiver dated August 15, 2021, and executed by Amber Hutchens. 200 Lee Barton Drive, Suite 100 | Austin, Texas 78704 | 512-807-2900 | www.drennergroup.com B-0114 of 17July 28, 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. Very Truly Yours, Amanda Swor 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) B-0115 of 17FIGURE 4 - 1 NR : NBG ZONING DISTRICT GENERAL SITE DEVELOPMENT STANDARDS NEIGHBORHOOD RESIDENTIAL (NR) SUBDISTRICT LOT SIZE FLOOR TO AREA RATIO EXHIBIT D Maximum Floor-to-Area Ratio (FAR) by Right: Established on Figure 4-2 (Based on the maximum FAR allowed by the prop- erty’s zoning prior to adoption of this Document) Maximum Floor-to-Area Ratio (FAR) with Development Bonus: 2:1 is FAR may be granted in exchange e development bonus criteria and stan- dards are detailed in Article 6. BUILDING HEIGHT* Minimum Building Height: Not applicable Maximum Building Height by Right: Established on Figure 4-4 (Based on the maximum height allowed by the prop- erty’s zoning prior to adoption of this Document.) is building height may be granted in exchange for the provision of public e development bonus criteria and standards are detailed in Article 6. * Properties may be required to comply with the building height restrictions in Subsection 4.2.10 Compatibility Stan- dards, if triggered by a property outside of the NBG Planning Area. Minimum Lot Size 1,600 SF Minimum Lot Width 20 Feet MINIMUM SETBACKS Front Yard and Street Side Yard*: No ground-level front yard or street side yard setbacks are required. Instead, development must meet the building placement standards in Section 4.3. Front and Street Side Upper-Story Building Facade Stepbacks: e building facade at the 6th story and above must be stepped back 30 feet from the ground-level building facade line. Interior Side Yard: Rear Yard: 0 Feet 5 Feet * If the street right-of-way is less than 60 feet in width, the minimum front yard setback for buildings three or more stories in height shall be 30 feet from MAXIMUM IMPERVIOUS COVER If located in an urban watershed (Shoal or Little Walnut Creek) : Established on Figure 4-6 (Based on the maximum impervious cover allowed by the property’s zoning prior to adoption of the this Document.) If located in a suburban watershed (Walnut Creek)*: 60% is requirement supersedes imper- * vious cover requirements of Section 25-8-394(C) of the LDC. 60’ Story Max. Height with Development Bonus access. re Maximum Building Height with Development Bonus: 60 Feet Typical examples of buildings in the Neighborhood Residential Subdistrict. B-0116 of 17FIGURE 4 - 1 CMU : NBG ZONING DISTRICT GENERAL SITE DEVELOPMENT STANDARDS COMMERCIAL MIXED USE (CMU) SUBDISTRICT LOT SIZE FLOOR TO AREA RATIO Maximum Floor-to-Area Ratio (FAR) by Right: Established on Figure 4-2 (Based on the maximum FAR allowed by the prop- erty’s zoning prior to adoption of this Document) Maximum Floor-to-Area Ratio (FAR) with Development Bonus: CMU Zone CMU Gateway Zone 3:1 8:1 development bonus criteria and stan- dards are detailed in Article 6. Typical examples of buildings in the Commercial Mixed Use Subdistrict. EXHIBIT E BUILDING HEIGHT Minimum Building Height: Not applicable Maximum Building Height by Right: Established on Figure 4-4 (Based on the maximum height allowed by the prop- erty’s zoning prior to adoption of this Document.) Maximum Building Height with Development Bonus*: CMU Zone 180 Feet CMU Gateway Zone 308 Feet exchange for the provision of public ben- standards are detailed in Article 6. *Exception: If adjacent to or across the street from NR Subdistrict the maximum height is 120 feet. 308’ Max. Height with Development Bonus (CMU - Gateway) Minimum Lot Size 2,500 SF Minimum Lot Width 20 Feet MINIMUM SETBACKS Front Yard and Street Side Yard*: No ground-level front yard or street side yard setbacks are required. Instead, development must meet the building placement standards in Section 4.3. Front and Street Side Upper-Story Building Facade Stepbacks: above must be stepped back 30 feet from the ground-level building facade line. Interior Side Yard: Rear Yard: 0 Feet 0 Feet * If the street right-of-way is less than 60 feet in width, the minimum front yard setback for buildings three or more stories in height shall be 30 feet from access. MAXIMUM IMPERVIOUS COVER If located in an urban watershed (Shoal or Little Walnut Creek) : Established on Figure 4-6 (Based on the maximum impervious cover allowed by the property’s zoning prior to adoption of the this Document.) If located in a suburban watershed (Walnut Creek)*: * vious cover requirements of Section 25-8-394(C) of the LDC. 80% - PLATTING REQUIREMENTS If located in the CMU Gateway Zone: Section 24-4-171(Access to Lots) of the abut a dedicated public street or a Major Internal Drive. 5 Stories 30' 180’Max. Height with Development Bonus B-0117 of 17