B-08 (C14-2022-0013 - 5410-5504 Viewpoint Drive; District 2).pdf — original pdf

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ZONING CHANGE REVIEW SHEET DISTRICT: 2 TO: SF-3-NP CASE: C14-2022-0013 – 5410-5504 Viewpoint Drive ZONING FROM: SF-2-NP ADDRESS: 5410, 5412, 5500, 5502, and 5504 Viewpoint Drive SITE AREA: 1.59 acres OWNERS / APPLICANTS: Jason Martin and Marshall Fleniken AGENT: Drenner Group, PC (Leah Bojo) CASE MANAGER: Wendy Rhoades (512-974-7719, wendy.rhoades@austintexas.gov) STAFF RECOMMENDATION: The Staff recommendation is to grant family residence – neighborhood plan (SF-3-NP) combining district zoning. For a summary of the basis of Staff’s recommendation, see case manager comments on page 2. PLANNING COMMISSION ACTION / RECOMMENDATION: March 22, 2022: CITY COUNCIL ACTION: To be scheduled ORDINANCE NUMBER: ISSUES: None at this time. CASE MANAGER COMMENTS: The subject five platted, undeveloped lots are located along Viewpoint Drive east of its intersection with Nuckols Crossing Road, and zoned single family residence - standard lot – neighborhood plan (SF-2-NP) district. Viewpoint Drive is one of two primary access points for single family residences in the Viewpoint at Williamson Creek Phases I and II subdivision (which includes the Los Arboles HOA) to the south (SF-2-NP). There are large heavily treed, undeveloped tracts on the north side of Viewpoint Drive and the St. Elmo Tributary of Williamson Creek is further north (SF-2-NP; SF-2-CO-NP; DR-NP). Please refer to Exhibits A (Zoning Map), A-1 (Aerial Exhibit), and B (Recorded Replat). The Applicant has requested family residence – neighborhood plan (SF-3-NP) district zoning in order to build either two-family residences or duplexes on the lots. 1 of 11B-8C14-2022-0013 Page 2 BASIS OF RECOMMENDATION: 1. The proposed zoning should be consistent with the purpose statement of the district sought. The family residence (SF-3) district is the designation for a moderate density single-family residential use and a duplex use on a lot that is a minimum of 5,750 square feet. An SF-3 district designation may be applied to a use in an existing single-family neighborhood with moderate sized lots or to new development of family housing on lots that are 5,750 square feet or more. A two-family residence allows for one single family residence, plus a second detached unit not to exceed 1,100 square feet or a floor-to-area ratio of 0.15 : 1, whichever is smaller on each lot. The detached unit is limited to 2 stories or 30 feet in height, and 550 square feet on the second story, if any. A duplex use that is designated in an SF-3 district is subject to development standards that maintain single-family neighborhood characteristics. 2. The requested SF-3-NP zoning would allow for up to two residential units on the property. Staff recommends the Applicant’s request because the property meets the intent of the SF-3 district as it fronts on a local residential street and is located within an existing single family residential neighborhood. EXISTING ZONING AND LAND USES: Zoning changes should promote compatibility with adjacent and nearby uses. Site North South ZONING SF-2-NP SF-2-NP; SF-2-CO- NP; DR-NP SF-2-NP East West DR-NP SF-2-NP LAND USES Undeveloped Undeveloped (under private ownership) Single family residences in the Viewpoint at Williamson Creek Phases I & II subdivision Undeveloped (under private ownership) Undeveloped (under private ownership) WATERSHED: Williamson Creek – Suburban NEIGHBORHOOD PLANNING AREA: Southeast Combined (McKinney) TIA: Is not required CAPITOL VIEW CORRIDOR: No SCHOOLS: This property is served by the Del Valle Independent School District. NEIGHBORHOOD ORGANIZATIONS: 176 – Kensington Park Homeowners Assn. 627 – Onion Creek Homeowners Association 742 – Austin Independent School District 774 – Del Valle Independent School District 1071 – Los Arboles Homeowner’s Association 1228 – Sierra Club, Austin Regional Group 1258 – Del Valle Community Coalition 511 – Austin Neighborhoods Council SCENIC ROADWAY: No 2 of 11B-8C14-2022-0013 Page 3 1316 – Southeast Combined Neighborhood Plan Contact Team 1408 – Go!Austin/Vamos!/Austin (GAVA)-78744 1441 – Dove Springs Proud 1550 – Homeless Neighborhood Association 1616 – Neighborhood Empowerment Foundation 1774 – Austin Lost and Found Pets AREA CASE HISTORIES: 1530 – Friends of Austin Neighborhoods 1363 – SEL Texas 1614 – Caracol Southeast REQUEST SF-2-NP to MF-4-NP, as amended NUMBER C14-2017-0010.SH – Nuckols Crossing Road Rezoning – SMART Housing – 4400 Nuckols Crossing Rd C14-03-0029 – Southeast Combined Creek Setback, South of Burleson Rd, East of Stassney Ln Add a CO to establish a development setback for unclassified waterways CITY COUNCIL Apvd MF-4-CO-NP with a Restrictive Covenant for the conditions of the Neighborhood Traffic Analysis memo and Addendum (8-27-2020). Apvd as Commission recommended (6-5-2003). COMMISSION To Grant MF-4-CO-NP w/the -CO for MF-2 development standards except for height, and the conditions of the Neighborhood Traffic Analysis To Grant the add’l CO for a setback that prohibits development for 50’ in both directions from the centerline of an open waterway. Exceptions include utility crossings, hike & bike trails, driveway crossings and roadway crossings To Grant MF-2-CO on 13.226 acres w/CO for SF-6 density (remainder to be left as SF-2); and conds for r-o-w on Maufrais and Nuckols Crossing Rd To Grant SF-3, subject to conditions C14-01-0041 – Woodway Village Apartments – 4500- 4510 Nuckols Crossing Rd SF-2 to MF-3- CO on 16.592 acres Apvd MF-2-CO as Commission recommended (9-27-2001; corrective ord. 01-30-2003). SF-2 to SF-3 Case Expired. C14-87-093 – Viewpoint at Williamson Creek Phase I & II Section A - 4515 - 4707 Blk of Nuckols Crossing Rd at Viewpoint Dr 3 of 11B-8C14-2022-0013 Page 4 RELATED CASES: The subject property is located within the boundaries of the Southeast Combined (McKinney) Neighborhood Planning Area and the –NP combining district was appended to the SF-2 zoning at that time (C14-02-0128.02 – Ordinance No. 021010-12b). The property is designated as Single Family and Transportation land uses on the Future Land Use Map (FLUM) and an amendment to the FLUM is not required. The property is platted as Lots 1-5, Block L of the Replat of the Viewpoint at Williamson Creek Phases I & II, a subdivision recorded in September 2003 (C8-03-0078.0A.SH). EXISTING STREET CHARACTERISTICS: Name ROW Pavement Classification Sidewalks Bicycle Route Capital Metro (within ¼ mile) Viewpoint Drive 66 feet 42 feet No None No Nuckols Crossing Road 70 feet 25 feet No Yes No Level 1 (Local) Local Collector (7,155 vpd north of Viewpoint Dr; 5,326 vpd south of Viewpoint Dr – 2020) According to the Austin 2014 Bicycle Plan approved by Austin City Council in November, 2014, a bike lane is recommended for Nuckols Crossing Road. OTHER STAFF COMMENTS: Comprehensive Planning Project Name and Proposed Use: 5410-5504 Viewpoint Drive. 1.59 acres. Undeveloped to 10 Single Family Houses and / or Duplexes. Imagine Austin Decision Guidelines Compact and Connected Measures Imagine Austin Growth Concept Map: Located close to, within or adjacent to an Imagine Austin Activity Center, Imagine Austin Activity Corridor, or Imagine Austin Job Center as identified on the Growth Concept Map. Name(s) of Activity Center/Activity Corridor/Job Center: 0.12 miles from McKinney Job Center and 0.26 miles from Dove Springs Neighborhood Center Mobility and Public Transit: Located within 0.25 miles of public transit stop and/or light rail station. Y Mobility and Bike/Ped Access: Adjoins a public sidewalk, shared path, and/or bike lane Yes Y 4 of 11B-8C14-2022-0013 Page 5 Connectivity, Good and Services, Employment: Provides or is located within 0.50 miles to goods and services, and/or employment center. Connectivity and Food Access: Provides or is located within 0.50 miles of a grocery Connectivity and Education: Is located within 0.50 miles from a public school or (across the street). store/farmers market. university. Connectivity and Healthy Living: Provides or is located within 0.50 miles from a recreational area, park and/or walking trail. Connectivity and Health: Provides or is located within 0.50 miles of health facility (ex: hospital, urgent care, doctor’s office, drugstore clinic, specialized outpatient care.) Housing Affordability: Provides a minimum of 10% of units for workforce housing (80% MFI or less) and/or fee in lieu for affordable house. Housing Choice: Expands the number of units and housing choice that suits a variety of household sizes, incomes, and lifestyle needs of a diverse population (ex: apartments, triplex, granny flat, live/work units, cottage homes, and townhomes) in support of Imagine Austin and the Strategic Housing Blueprint. Mixed Use: Provides mixed use development (minimum 10% residential and 10% non- residential floor area). Culture and Creative Economy: Provides or is located within 0.50 miles of a cultural resource (ex: library, theater, museum, cultural center). 2 Total Number of “Yes’s” Imagine Austin Priority Program Bonus Features (Extra Points) Y Small Area Plan Policies: Supports applicable Small Area Plans, including the Future Land Use Map, goals, objectives, actions and text. List three small area plan policies that relate to this project. Name of Small Area Plan: Southeast Combined Neighborhood Plan Area (McKinney NP) Culture and Historic Preservation: Preserves or enhances a historically and/or culturally significant site. Culture and Creative Economy: Expands Austin’s creative economy (ex: live music venue, art studio, film, digital, theater.) Workforce Development, the Economy and Education: Expands the economic base by creating permanent jobs, especially an industry that is currently not represented in particular area or that promotes a new technology. Workforce Development, the Economy and Education: Promotes educational opportunities or workforce development training. 3 Total Number of “Yes’s” on Top and Under Bonus Features Applicable Small Area Plan Policies: Goal 1 Provide a balance of mixed-income housing options that will contribute to the neighborhood’s vitality and stability and encourage the development of land uses that promote the interaction between residential and non-residential uses. P. 54 Action Item 2 Rezone residentially-used properties inappropriately zoned for their current use to provide a stable supply of housing options. Action Item 3 Support the rezoning of undeveloped land in residential areas to make future development compatible with the prevailing residential land use scheme. 5 of 11B-8C14-2022-0013 Page 6 Drainage The developer is required to submit a pre- and post-development drainage analysis at the subdivision and site plan stage of the development process. The City’s Land Development Code and Drainage Criteria Manual require that the Applicant demonstrate through engineering analysis that the proposed development will have no identifiable adverse impact on surrounding properties. 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. 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 a floodplain within or adjacent to the project location. Based upon the location of the floodplain, offsite drainage should be calculated to determine whether a Critical Water Quality Zone exists within 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. Impervious Cover The maximum impervious cover allowed by the SF-3-NP zoning district would be 45%, which is based on the more restrictive zoning regulations. 6 of 11B-8C14-2022-0013 Page 7 PARD – Planning & Design Review Parkland dedication will be required for the new residential units proposed by this development, single family with SF-3 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 and Compatibility Standards 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. Rezoning from SF-2-NP to SF-3-NP does not trigger the application of compatibility standards. The applicable building standards are outlined below: Breakdown by square footage for living area/garage/patio/porch is required on duplex residential site plans. Setbacks for duplex residential: • Anything that juts more than 5 feet into a setback must be fireproofed. Standard side setback is 5 feet with a maximum allowable 2-foot overhang. The overhang cannot have any openings, soffit vents, windows, etc. • Setbacks between buildings is 10 feet (5 feet on each side). Any encroachment into this setback must be fireproofed. • Nothing can encroach into a 2-foot setback. Transportation Transportation Assessment 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. 7 of 11B-8C14-2022-0013 Page 8 Austin 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 A-1: Aerial Map B: Recorded Replat 8 of 11B-8( ( ( SF-2-NP ( ( N N L O T F A ( C A RTE R LN ( SF-2-NP E ST EL M O R D 84-174 ( ( ( ( ( 84-0174 SF-2-CO-NP ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! UNDEV ! ! ! ! ! ! ! ! ! ! None ! ! ! ! ! ! ! ! MF-4-CO-NP C14-2017-0010.SH ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! M.H. W I N LI-CO-NP C14-03-0030 N E B A G O L N C A V E N R D 03-0029 98-0023 LI-NP 98-0023 03-0029 C14-03-0029 LI-CO-NP 03-0029 LI-CO-NP 03-0029 98-0023 03-0029 SF-2-CO-NP 98-0023 03-0029 NPA-2019-0014.01 W/LO-CO-NP UNDEV SF-2-NP ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! 8 7 - 0 9 3 ! ! ! ! ! ! ! ! ! ! SF-2-NP 87-093 DR-NP 87 -0 9 3 VIE W P OIN T D R SF-2-NP A P P L E O R C H A R D L N C14-01-0041 MF-2-CO-NP 01-0041 ( L O K C U N V E D N U D G R SIN S O R S C 3 9 87-0 UNDEV SF-2-NP D N S B S E R P Y C 8 7 - 0 9 3 UNDEV R D Y E S R A E H H T R O N ( ( ( ( ( SF-2-NP ( ( ( ( ( ( ( ( ( ( ( SF-2-NP ( ( ( ( ( D K R A T O S E R C ( ( ( ( ( ( ( ( ( SF-2-NP ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( R D D ( ( L FIE G R E B ( ( ( ( SF-2-NP 4-P LEX ( ( ( ( MF-2-NP X E L 4-P ( ( 4-PLEX ( ( ( S P R I N ( G M E A ( ( D O W R D = = = = SF-3-NP C14-03-0028 = ± SUBJECT TRACT ! ! ! ! ! ! PENDING CASE ZONING BOUNDARY UNDEV SF-2-NP LURLYNE CT B E V I N C V D R E V O R G H C A E P SF-2-NP LY R A CIR SF-2-NP ( ( ( ( ( ( ( ( ( 84-066 ( S O U TH H E A R S E Y D R ( ( ( ( ( ( ( SF-2-NP ( ( ( ( ( ( ( T ( D S O O W N O T T O C ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( SF-2-NP ( ( ( ( ( FE N C ( ( ( ( ( ( E R O W ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( SF-2-NP ANN JENE CT R D W O L L O H W O L L E M SF-2-NP N L E IN T N E M E L C ZONING Exhibit A ZONING CASE#: C14-2022-0013 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: 2/8/2022 9 of 11B-8Exhibit A - 1 282522224251616212165416422414321345356724226112723205202121312120301127266817252519138107192318341511103525995221620192948260471183433827111223221633161718122542850958732334244402116269432535355251641021131415126617171819117362255732352019353918C14-2022-0013SF-2-CO-NPSF-2-NPSF-2-NPW/LO-CO-NPSF-2-NPSF-2-NPSF-2-NPSF-2-NPSF-2-NPLI-CO-NPDR-NPSF-2-NPSF-2-NPLURLYNE CTBEVIN CVMELLOWHOLLOWDRPEACH GROVE RDCOTTONWOOD STLYRACIRNORTHHEARSEY DRAPPLE ORCHARD LNVIEWPOINTDRK16J16J17Copyright nearmap 2015±This map has been produced by the Communications Technology Management Dept. on behalf of thePlanning Development Review Dept. for the sole purpose of geographic reference. No warranty is madeby the City of Austin regarding specific accuracy or completeness.ZONING CASE#:LOCATION:SUBJECT AREA:GRID:MANAGER:C14-2022-00135410-5504 Viewpoint Drive1.59 AcresJ16WENDY RHOADES1'' = 200'CREEK BUFFERPENDING CASE!!!!!!ZONING BOUNDARYSUBJECT TRACT5410-5504 Viewpoint Drive10 of 11B-811 of 11B-8