B-10 C14-2022-0038 - 2320 E Riverside Dr; District 3.pdf — original pdf

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ZONING CHANGE REVIEW SHEET CASE: C14-2022-0038 – 2320 E Riverside Dr ZONING FROM / TO: ERC (Corridor Mixed Use Subdistrict), to increase the maximum building height through participation in the density bonus program DISTRICT: 3 SITE AREA: 0.5334 acre (23,235 square feet) ADDRESS: 2320 East Riverside Drive OWNER / APPLICANT: 2410 East Riverside Ltd. (David L. Roberts) AGENT: Armbrust & Brown, PLLC (Richard T. Suttle, Jr.) CASE MANAGER: Wendy Rhoades (512-974-7719, wendy.rhoades@austintexas.gov) STAFF RECOMMENDATION: The Staff recommendation is to grant East Riverside Corridor (ERC) district zoning by amending Figure 1-8, (East Riverside Corridor Development Bonus Height Map), to allow for a maximum building height of 160 feet through participation in the density bonus program. For a summary of the basis of Staff’s recommendation, please see case manager comments on page 2. PLANNING COMMISSION ACTION / RECOMMENDATION: May 24, 2022: CITY COUNCIL ACTION: June 16, 2022: ORDINANCE NUMBER: ISSUES: There are no known issues at this time. CASE MANAGER COMMENTS: This site contains a vacant restaurant (limited) use and is zoned East Riverside Corridor (ERC) with a subdistrict designation of corridor mixed use (CMU) and is permitted to construct buildings up to 60 feet in height and a base floor-to-area (FAR) of 2 : 1. It is approximately one-half of an acre and located on the north side of East Riverside Drive. It is adjacent to existing ERC zoned properties in all directions that are also designated as CMU subdistricts. Please refer to Exhibits A (Zoning Map) and A-1 (Aerial Exhibit). The Applicant is not requesting to rezone their subdistrict or change any of the base entitlements currently allowed. They are requesting to amend Figure 1-8 (East Riverside 1 of 12B-10C14-2022-0038 Page 2 Corridor Development Bonus Height Map) to allow up to 160 feet in height if the project met the development bonus program requirements. Please refer to Exhibit B. Per the Applicant’s submittal letter attached at the back of this report, the requested amendment would allow the property to be redeveloped with office, retail, and restaurant uses in conjunction with the adjoining commercial shopping center to the east and south. BASIS OF RECOMMENDATION: The proposed zoning should be consistent with the goals and objectives of the 1. City Council. This site is located along East Riverside Drive which is identified as a Core Transit Corridor within the ERC. The current CapMetro bus system map shows two existing High-Frequency MetroBus routes as well as other regular routes along this portion of East Riverside Drive. It is also along the proposed Blue Line of Project Connect, a future light rail route planned to run from North Lamar and U.S. 183 through downtown and to Austin-Bergstrom International Airport (AUS). This site does not contain any existing residential uses, so should the Applicant’s request for rezoning be granted by City Council, redevelopment of the site would not result in any displacement of existing residents. Additionally, the increased entitlements to this site would only be allowed if the Applicant complied with the development bonus program of the ERC Regulating Plan. EXISTING ZONING AND LAND USES: Site ZONING ERC (CMU subdistrict) North ERC (CMU subdistrict) South ERC (CMU subdistrict) ERC (CMU subdistrict) ERC (CMU subdistrict) (west side of E Riverside Dr) West East LAND USES Restaurant (limited) Restaurants (limited) Restaurants and retail within a commercial shopping center Restaurants and retail within a commercial shopping center Restaurant, retail, financial services, medical office, and cocktail lounge within a commercial shopping center NEIGHBORHOOD PLANNING AREA: East Riverside Corridor (Riverside Planning Area) TIA: Deferred until site plan WATERSHEDS: Lady Bird Lake / Country Club West – Urban CAPITOL VIEW CORRIDOR: No SCENIC ROADWAY: Yes 2 of 12B-10C14-2022-0038 Page 3 Eastside Memorial High School SCHOOLS: Sanchez Elementary School Martin Middle School COMMUNITY REGISTRY LIST: 189 – Southeast Austin Neighborhood Alliance 299 – The Crossing Gardenhome Owners Assn. 742 – Austin Independent School District 763 – East Riverside / Oltorf Neighborhood Plan Contact Team 1228 – Sierra Club, Austin Regional Group 1363 – SEL Texas 1444 – East Austin Conservancy 1474 – East Riverside Corridor Staff Liaison 1542 – Friends of Riverside ATX Neighborhood Association 1530 – Friends of Austin Neighborhoods 1550 – Homeless Neighborhood Association 1616 – Neighborhood Empowerment Foundation 1774 – Austin Lost and Found Pets AREA CASE HISTORIES: 1465 – Waterfront Condominium Owners Association 511 – Austin Neighborhoods Council 1255 – Pleasant Valley 1424 – Preservation Austin NUMBER REQUEST COMMISSION CITY COUNCIL To be scheduled Pending. To Grant Apvd (5-6-2021). C14-2022-0001 – 2409 Town Lake Circle – 2409-2413 Town Lake Circle C14-2021-0014 – 2200 E. Riverside – 2200 E Riverside Dr ERC (NMU subdistrict) to ERC (CMU subdistrict) on 3.308 acres ERC (NMU subdistrict) to ERC (CMU subdistrict) and to amend Figure 1-8 (ERC Development Bonus Height Map) to allow for a maximum height of 120’ through the density bonus program, on 1.99 acres ERC (NMU subdistrict) to ERC (CMU subdistrict), inclusion of the C14-2018-0065 – Town Lake Circle I – 2215 and 2315 Town Lake Circle To Grant Apvd (4-11-2019). 3 of 12B-10C14-2022-0038 Page 4 To Grant Apvd (4-20-2017). C14-2016-0115 – 2222 Town Lake Circle – 2222 and 2400 Town Lake Circle; 2217 and 2225 Elmont Drive entire property in a Hub and eligibility for development bonus up to 120’ in height, on 4.837 acres ERC (NMU subdistrict) to ERC (CMU subdistrict), inclusion of the entire property in a Hub and eligibility for development bonus up to 120’ in height, on 6.74 acres RELATED CASES: The subject rezoning area is described as Lot 1, Lake Shore Colony Subdivision No 2, recorded in September 1978 (C8s-77-209). The East Riverside Corridor Regulating Plan rezoned approximately 700 acres from various to ERC. City Council approved ERC base district zoning on May 9, 2013 (C14-2012-0111). EXISTING STREET CHARACTERISTICS: Name Classification Sidewalks Existing Pavement Bicycle Route Capital Metro (within ¼ mile) East Riverside Drive 80’ Level 3 Yes Shared Lane Yes OTHER STAFF COMMENTS: East Riverside Corridor Regulating Plan (ERC) Review The subject property is located within the ERC planning boundary and currently zoned as Corridor Mixed Use (CMU), the most intensive district as it relates to density and height. The Applicant is requesting to rezone this property to allow for participation in the Regulating Plans Density Bonus Program, for the purpose of constructing office, retail, food and beverage uses. Existing ROW / ASMP ROW 141’ / 140’ 4 of 12B-10C14-2022-0038 Page 5 The allowance to participate in the density bonus program to obtain the requested height of up to 160 feet which promotes higher density and supports transit development along this Future Rail Line Corridor. The property is located along the ERC Core Transit Corridor. Based on the information above, Staff believes the proposed rezoning change is supported by the East Riverside Corridor Regulating Plan. 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 located in the Lady Bird Lake and Country Club West Watersheds 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 s.f. cumulative is exceeded, and onsite control for the two-year storm. Impervious Cover and Building Coverage The maximum impervious cover and building coverage allowed by ERC zoning (CMU subdistrict) is 90% (Article 4.2, General Development Standards, Section C). 5 of 12B-10C14-2022-0038 Page 6 PARD – Planning & Design Review Parkland dedication will be required for any applicable uses proposed by this development, commercial with ERC-CMU zoning, at the time of subdivision or site plan, per City Code § 25-1-601. Currently, parkland dedication is not applicable to commercial developments. The East Riverside Corridor Regulating Plan has specific requirements regarding the eligibility for the development bonus: to be eligible for the bonus, there must be some open space and/or parkland dedicated as part of the development. See Article 6.4.2 of the Regulating Plan. PARD approval is required to authorize the development bonus. If the applicant wishes to discuss parkland dedication and ERC open space 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 and Compatibility Standards A site plan will be required for any new development other than single-family, two-family or duplex residential. Any development shall comply with the applicable provisions of the Regulating Plan for the East Riverside Corridor Zoning District. See 1.3.2 for standards applicable during Site Plan Review. Demolition The Applicant is responsible for requesting demolition or relocation permits once the site plan is approved. The City Historic Preservation Officer will review all proposed building demolitions and relocations prior to site plan approval. If a building meets city historic criteria, the Historic Landmark Commission may initiate a historic zoning case on the property. Scenic Roadway Sign District Regulations Project is required to comply with Scenic Roadway sign regulations in 25-10-124 and as modified in 4.8.2 of the ERC regulating plan. Austin Transportation Department – Engineering Review 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. 6 of 12B-10C14-2022-0038 Page 7 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 AND ATTACHMENT TO FOLLOW: A: Zoning Map A-1: Aerial Map B: Figure 1-8: East Riverside Corridor Development Bonus Height Map Applicant’s Summary Letter 7 of 12B-1072-143 SP-05-1381C 70-152 RIVER HILLS CENTER 73-38 76-0 9 1 5 5 - 5 7 R E T A I L S T R I P P 7 9 - 5 6 2 0 1 - 1 7 ERC 93-0121 70-152 R S T D 75-82 B U L 1 6 - 6 7 67-225 E R Y A L C O R C T H N I G 73-67 GAS SHOPPING CENTER TO W N LAKE PLAZA C814-2008-0087 PUD 67-174 ERC R K D E E R N C W O T G APTS. C814-2008-0087.01 C814-2008-0087 PUD-NP 69-223 D D R R O NIN F TIN R O C . C A R ERC W A S H SP92-262C DRUG STOR E GAS 7 2 - 2 1 9 C P 7 3 - 4 8 6 5 79-2 79-240 75-82 7 7 - 0 8 4 3 4 - 1 1 8 CP77-23 REST. 72-320 SP-05-1026C FAST FOOD 81-288 T S E R T N A C A V G. D L B 9 8 0 1- 8 P 67-225 APTS. APTS. ERC APTS. APTS. APTS. = APARTMENTS NPA-2012-0021.02 NPA-2011-0021.02 APARTMENTS APARTMENTS = = = CP72-45 C14-82-057 = = = R N D O T R U B = = C14-71-316 STO R E 72-96 = SF-3-NP = = 71-316 C14-71-316 ( W O O D L A APTS. N D A V E SF-3-NP R L D R HIL RIA B ( SF-3-NP ( 71-316 C14-05-0112.06 LR-NP C14-71-316 DRIVE-IN GROC. 05-0112.06 MF-3 X E L - P 2 MF-2 APT S. LR-MU-CO-NP C14-71-316 71-316 72-38 SP-02-0127C APTS. CP72-36 APTS. 06-0023 APTS. CP72-36 MF-3 69-288 APARTMENTS MF-3 SUBJECT TRACT ! ! ! ! ! ! PENDING CASE ZONING BOUNDARY APTS. ± RZ85-028 PUD-NP 65-158 PUD-NP W AT E R LO O CIT Y L N APARTMENTS C814-06-0109 PUD-NP APARTMENTS P APTS. APTS. C PA R P74-17 KIN G FA ST IN S. 0 72-7 R O U LIQ R A B FO OD BA R 71-101 73-125 ERC C14-2021-0014 C14-2018-0065 N N L W O R T C E L VIO A P A R T M E N T S A P A R T M E N T S EL M O N T D R APARTMENTS ERC C14-2016-0115 APARTMENTS A P A R T M E N T S ERC APTS 00-2231 97-0044 D Y R E L L A T V N A S A E L S P APT. E CIR K A N L W O T ERC C14-2018-0064 00-2231 C14-2014-0099 C14-97-0044(RCT) C14-00-2231 97-0044 UNDEV ! ! ! ! ! ! SP97-0336C 94-0170 ! SP-02-0174C ! C14-94-0170 SP-02-0174C ! ! SP97-0336C UNDEV C14-95-0069 95-0069 C14-2012-0111 ! ! ! ! ! ! ! ! ! ! ! FAST FOOD ! 05-0112.02 C14-05-0112.02 r86-196 ! ! ! APT. ! C14P-84-103 ! P81-071 ! ! ! ! ! 67-150 ! ! APTS. ! ! C14-05-0112 ! ! ! ! ! ! !! ! VACANT BLDGS. BUSINESS PARK AUTO SALES 65-158 ERC SHOPPING CENTER VACANT 79-258 05-0112.03 RETAIL CENTER C14-05-0112.03 87-27 PROP. SP88-092C FAST FOOD SP-05-1260C SUPERMARKET FAST FOOD C14-2018-0027(RCA) C14-2018-0026(RCT) C14-97-0010(RCT) C14-97-0010 C14-2018-0026 C14-72-204(RCA4) SP-04-0185C 69-288 SHOPPING CENTER SP-99-0094C GYM SP-99-0094C SP-04-0018C CLUB ERC 81-226 72-96 82-187 C14-72-096 C A R W 82-57 A S H R K D E E R W C O L WIL C14-2008-0149 UNDEV 2008-0149 SP-99-0142C C14-95-0168 95-0168 ERC RZ85-093 SP-04-0222C r85-320 r86-232 RETAIL CENTER ERC SP88-0350C STATION SP-98-0253C RZ- 85-015 C14-72-204 GAS E R IV E R SI D N o n e E D R C14-05-0113 r86-156 p86-028 72-239 SP-93-0509C SP-99-0287C 94-34 SP93-0390C WILLO W HILL D R 96-0097 C14-96-0097 PHARMACY 96-0406C ERC C14-99-2115 ZONING Exhibit A C14-2018-0027 ZONING CASE#: C14-2022-0038 This product is for informational purposes and may not have been prepared for or be suitable for legal, engineering, or surveying purposes. It does not represent an on-the-ground survey and represents only the approximate relative location of property boundaries. 1 " = 400 ' This product has been produced by the Housing and Planning Department for the sole purpose of geographic reference. No warranty is made by the City of Austin regarding specific accuracy or Created: 3/23/2022 8 of 12B-10Exhibit A - 1 1187C77E7A97D67BC14-2022-0038ERCERCERCWILLOW CREEKDRE RIVERSIDE DRK20K19Copyright 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:C14-2022-00382320 East Riverside Drive0.5334 AcresK19WENDY RHOAD1'' = 100'CREEK BUFFERPENDING CASE!!!!!!ZONING BOUNDARYSUBJECT TRACT2320 East Riverside Drive9 of 12B-10Exhibit B 10 of 12B-1011 of 12B-1012 of 12B-10