B-11 C14-2022-0011 - W 16th-Lam; District 9.pdf — original pdf

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ZONING CHANGE REVIEW SHEET TO: DMU DISTRICT: 9 CASE: C14-2022-0011 W 16th-Lam ZONING FROM: GO ADDRESS: 508 West 16th Street SITE AREA: 0.16 acres PROPERTY OWNER: Pauline Lam CASE MANAGER: Heather Chaffin (512-974-2122, heather.chaffin@austintexas.gov) STAFF RECOMMENDATION: Staff supports DMU zoning with the added conditional overlay: Building height shall not exceed 60 feet. (DMU-CO) AGENT: Land Answers, Inc. (Jim Witliff) For a summary of the basis of staff’s recommendation, see case manager comments on page 2. PLANNING COMMISSION ACTION / RECOMMENDATION: May 24, 2022: CITY COUNCIL ACTION: TBD ORDINANCE NUMBER: 1 of 7B-11C14-2022-0011 2 ISSUES: No issues at this time. CASE MANAGER COMMENTS: The subject property is located at the northwest corner of West 16th Street and Nueces Street The GO zoned property is currently developed with professional office land use. Properties to the north are also zoned GO and developed with professional and medical offices. East of the subject property are properties zoned GO and DMU-CO that also contain professional offices. To the northeast are properties zoned GO and CS-1 that are developed with a mix of office, residential and restaurant land uses. Across Nueces Street to the west are properties zoned GO that are developed with a mix of office uses. To the southwest, across the intersection of 16th and Nueces, is GO property developed with religious assembly use. To the south, across 16th Street, are properties zoned DMU-CO that are developed with a mix of office, personal services, and other uses. The property is located in the Northwest District of the Downtown Austin Plan. DMU properties in this area are limited to building heights no greater than 60 feet. Staff supports the DMU request with a 60- foot height limit. Rezoning the property to DMU-CO would be consistent with surrounding properties and the Downtown Austin Plan. Please see Exhibits A and B- Zoning Map and Aerial Exhibit. BASIS FOR RECOMMENDATION 1. 2. The proposed zoning should be consistent with the purpose statement of the district sought. Zoning should not constitute a grant of special privilege to an individual owner; Granting of the request should result in an equal treatment of similarly situated properties. Granting of the request should result in an equal treatment of similarly situated properties. The proposed zoning should promote consistency and orderly planning. 3. 4. EXISTING ZONING AND LAND USES: ZONING LAND USES Site North South GO GO DMU-CO East GO, DMU-CO, CS-1 Professional office Professional office, Medical office Professional office, personal services, Automotive repair services Professional office, Single family residential, Restaurant limited Professional office, Religious assembly GO West NEIGHBORHOOD PLANNING AREA: Downtown Austin Plan TIA: Deferred to time of site plan, if triggered. WATERSHED: Shoal Creek NEIGHBORHOOD ORGANIZATIONS: AISD Austin Neighborhoods Council City of Austin Downtown Commission Austin Lost and Found Pets Downtown Austin Alliance Downtown Austin Neighborhood Assn. 2 of 7B-11C14-2022-0011 3 Historic Austin Neighborhood Association Neighborhood Empowerment Foundation SELTexas Sierra Club, Austin Regional Group Friends of Austin Neighborhoods Homeless Neighborhood Association Preservation Austin Shoal Creek Conservancy West Downtown Alliance, Inc. Central Austin Community Development Corporation AREA CASE HISTORIES: There are no recent cases in the area. EXISTING STREET CHARACTERISTICS: ADDITIONAL STAFF COMMENTS: Comprehensive Planning/Urban Design Downtown Austin Plan The property is in the Northwest District of the Downtown Austin Plan (DAP). The applicant is proposing to change the zoning from General Office (GO) to Downtown Mixed Use (DMU). Currently the property is occupied with single-story building. Some of the Northwest Street District specific goals are:  Preserve the neighborhood’s historic character (p.38)  To improve the pedestrian environment. (p.38)  Improve conditions for bicycling (p.38)  Great Streets improvements are a public improvement priority for this district (p.38) The following DAP goals are relevant to this case:  AU-1.1: Replace Single Use zoning districts with mixed-use zoning designations  AU-2.5: Make downtown housing more family friendly  AU-5.1: Provide incentives for Downtown office and employment uses. (p.22)  DD-1.1: Maintain height and density limits as a baseline with some adjustments on the surrounding context. (p.23)  DD-3.1: Promote a compatible relationship between new and historic buildings (p.24) Based on the information above, Staff believes that the proposed zoning change is supported by the Downtown Austin Plan. Environmental 1. The site is not located over the Edwards Aquifer Recharge Zone. The site is located in the Shoal 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 3 of 7B-11C14-2022-0011 4 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 s.f. cumulative is exceeded, and on site control for the two-year storm. Site Plan SP 1. Site plans will be required for any new development other than single-family or duplex residential. SP 2. 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. SP 3. Any new development is subject to Subchapter E. Design Standards and Mixed Use. Additional comments will be made when the site plan is submitted. Transportation ASMP Assessment The Austin Strategic Mobility Plan (ASMP) calls for 80 feet of right-of-way for West 16th Street. It is recommended that 40 feet of right-of-way from the existing centerline should be dedicated for West 16th Street according to the Transportation Plan with the first subdivision or site plan application. [LDC 25- 6-51 and 25-6-55]. 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. The adjacent street characteristics table is provided below: Parks & Recreation PR1: Parkland dedication will be required for any new residential units proposed by this development, mixed-use with DMU zoning, at the time of subdivision or site plan, per City Code § 25-1-601. Fees in- lieu may be required based on the criteria in City Code Title 25, Article 14, as amended. Parkland dedication 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 4 of 7B-11C14-2022-0011 5 applicant’s request, PARD can provide an early determination of whether fees in-lieu of land will be allowed. 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 A: Zoning Map B. Aerial Exhibit 5 of 7B-11MF-4-NP CONDOS GO-NP C14-85-027(RCT) NO-NP MF-4-NP LO-NP SP-06-0463C.SH GO-H-NP ( MF-4-H-NP MF-4-NP MF-4-NP MF-4-NP CENTER MF-4-H-NP C14H-85-014 MF-4-NP CHURCH SP-05-1348C CS-NP STORE DORM BARBER C14-2007-0262 CS-CO-NP RECORD GR-MU-NP APTS. 5 0 0 - 4 8 H 7 4 1 0 - 1 0 H GR-CO-NP 9 8 1 - 3 7 . B A H E R R E T N E C GR-H-CO-NP C 9 3 0 -0 3 0 P- S APTS. ( MF-4-NP ( ( T S E D N A R G O R I LO-NP APTS. MF-4-NP 85-251 92-0010 CHURCH CS-NP C14-2007-0262 STORE APTS. CS-NP MF-4-NP MF-4-H-NP 67-132 CHURCH 67-133 MF-4-NP APTS. T S S E C E U N MF-4-NP C14-04-0021 I T S O N O T N A N A S GYM DORM CS-NP PARKING 85-070 SCHOOL CHURCH MF-4-NP CONDOS MF-4-NP C14-2007-0262 CS-NP 72-294 BANK GR-NP 94-140 C14-2007-0262 CS-NP REST. BANK GAS REST. C14-2007-0262 CS-1-NP S R E N A E L C Y R E C O R G LAB CS CS-NP C14-2007-0262 01-0131 C14-2007-0262 P 3 9 1 - 5 8 CS-MU-NP/MF-6-CO-NP C 5 4 0 0 - 0 9 P S 90-010 CS-MU APTS. GO APTS. C14-2010-0035 DMU-CO DMU-CO REST. 86-140 8 5 1 0 - 6 0 REST. CS SP85-069 4 0 1 - 7 6 CS GO CONDOS SF-3-CO-NP APTS. CONDOS SP-06-0693C.SH CONDOS L P S N B B O R I MF-3-NP MF-4-CO-NP MF-4-CO-NP MF-4-NP COOP-APTS SP-02-0358C OFFICE GO-CO-NP APTS. I T S L E R B A G N A S GO-CO-NP 80-01 E C I F F O GO-CO-NP 5 0 0 - 7 7 81-102 LO-NP T S L R A E P W MARTIN LUTHER KING JR BLVD GO-NP C14-2007-0262 79-10R GO-NP C14-2007-0262 SF-3 W 21ST ST APTS. MF-4-NP H83-09 CONDOS APTS. CONDOS LO SF-3 82-137 CONDOS SF-3-H C14H-2010-0012 ( ( ( ( W 18TH ST SF-3-H ( ( C14H-2009-0043 ( H2009-0043 ( ( SF-3 ( ( ( ( C14H-2010-0013 SF-3-H ( C14-06-0016 R81-060 SF-3-H ( C14H-00-0010 ( ( SF-3 GO 6 1 1 0 - 6 0 LO ( ( SF-3-H ( SF-3 ( 3 5 -0 ( 3 LO-V 8 C14-2007-0235 2 ( 0 0- -9 H 82-121RC MF-6-CO C14-03-0174 OFFICE 79-270 MF-4 APARTMENTS 65-155RC MF-3 79-108 84-078 T S L R A E P ( P -O O C ( SF-3 ( ( ( ( O D N O C C14H-2013-0005 ( C14H-2009-0044 SF-3-H ( SF-3 LO-MU-CO C14-2013-0104 C14-2018-0072 SF-3 W 17TH ST LO-H C14H-74-004 SP-06-0310C C14-2007-0235 GO-V 03-0174 E V T A S E W GO-H ( 01-0082 C14H-2009-0035 SF-3-H GO LAW DMU-H OFF. 79-225 GO 83-213 LO-H MF-4 LO-H GO SP85-18 H80-29 APT. GO C 0 0 4 -0 7 9 P S INS. OFF. 79-014 C14-79-014 LO C14-81-218 C14-82-136 CS GO-MU-H-CO C14H-06-0015 C14-2018-0120 GO GO-H C14H-89-0022 SP89-0167A OFFICE GO SP-06-0308D OFFICE C14H-2009-0011 SF-3-H ( C14H-2009-0045 LO C14-69-072 69-072 S. T P A ( SF-3-H ( C14H-2015-0013 C14H-2007-0025 ( NO-H-CO 91-0079 LO-H CHURCH PLAYGROUND SF-3 SF-3-H ( C14H-95-0004 LO 1 7 1 - 0 8 GO PARKING LO GO-H C14H-2009-0026 W 15TH ST SF-3-H H74-3 LO-H DMU-H-CO C14-2013-0087 ( 79-52 GO-H CONDO GO ( OFF. 6 0 - 2 9 F F O DORMS CS GO-MU DUPLEX GO C14-2007-0223 C14-2008-0047 DMU-CO GO C14H-94-0019 GO GO-H C14-96-0029 DMU-CO N O L A S GO 4 0 3 - 2 7 G KIN R A P B A L T R A PATRS DMU R E B M U L P S. T P A REST. DMU REAL ESTATE REST. SALES APTS. PARKING DMU-H CONDOS DMU H87-012 OFFICE\BUILDING DMU P YWCA C14-2019-0127 REST. W 18TH ST REST. SALON DMU REST. P ! GO ! ! ! C14-04-0210 ! DMU-CO 0 1 ! E 2 R -0 O 4 T 0 S K O O B GO 3 2 -3 4 8 CS-1 GO ! ! R. D ! ! ! F. F O ! ! F. F O OFF. DMU-CO C14-05-0049 05-0049 CBD PARKING T U L L A M H T U O S UNZ DORM MALL CS-1-NP CS-1-NP 74-27 C14-2007-0262 CS-NP 68-176 C14-2007-0262 C 6 0 2 0 - 7 9 P S SP87-031 W 20TH ST C14-2007-0262 CS-NP PARKING SP-99-2190C STA. 73-95 C14-2007-0262 E V A S I T I H W CS-NP 79-60 CS-NP GARAGE GR-NP CS-NP MF-4-NP 76-115 C14-2016-0059 79-162 SP-05-1748D GR-NP 76-45 MF-4-NP C14-2007-0262 CS-MU-CO-NP GR-NP C14-2007-0262 CS-NP E V A Y T I S R E V N U I C14-2016-0058 6 7 1 - 7 8 CS-CO-NP C14-2007-0262 CS-NP REST. MF-5 DMU T S O D A R O L O C MF-5 PARKING DMU-CURE C14-2008-0038 S L A T N E R FOOD DMU G KIN R A P VAC SCOTISH\RITE\TEMPLE CREDIT\UNION DMU CS RECORD\SALES STEREO\SHOP PARKING C14-01-0178 DMU SP-98-0249 C14-06-0081 DMU-CO 87-48 CS 01-0178 83-49 MF-5 GO CHURCH SP-98-0276CS GO CHURCH S. T P A S. T P A C14-2015-0093 C14-2015-0094 DMU-CO DMU-H-CO C14H-01-0015 C14-95-0154 GO DMU-CO OFFICE LR C14-2016-0093 C14-2010-0151 DMU-CO C14-2016-0022 83-223 SP-98-0226C CS LR 78-176 BANK 81-236 P81-092 83-220 PARKING CS BANK CS GO OFF. CBD 84-056 C14-84-056(RCT) P73-01 C14-75-085(RCT) OFF. CBD-CO C14-05-0190 APT TELEPHONE CO DMU H90-01 DMU-H 3 3 0 7- 8 P SP92-432CS DMU GIFT\SHOP FURNITURE\STORE LIQUOR\STORE 67-129 CS APTS. OFF. STATE MF-5 BLDG. DMU PARKING CS GO MF-5 CBD E IC F F O X E L P M O C DMU CO. FINANCE E IC F F O CBD X E L P M O C REST. DMU PARKING W 16TH ST APTS. CS MF-5 STATE BLDG. MF-5 MF-5 PARKING MF-5 SF-3 HOUSE PARK 87-082 P RECREATION CENTER ACC AUTO CLASS CS SF-3 MF-4 80-23 LO MF-4 Y R E K A B OFFICE W 12TH ST CS CRAFTS C14-2019-0050C14-2020-0036 DMU-CO CS O T U A AIR P E R CS SHOPPING CENTER MF-4 C14-2021-0078 76-107 GO GO-MU 80-221 LO 79-96 2 0 - 8 ! 7 W 11TH ST ! GO-MU C14-03-0085 ! F. F O 89-150 86-75RC ! ! ! ! MF-4 GO ± GO-MU-H-CO C14H-00-2182 C14H-00-2183 H00-2182 GO H00-2183 C14-2007-0219 MF-4 LO 80-13 W 13TH ST DMU-CO C14-2017-0077 DMU-CO C14-2020-0035 W 14TH ST OFF. OFFICE LO OFFICE GO W 13TH HALF ST ANTIQUES G KIN R A P GO OFF. OFF. OFF. GO OFF. OFF. DMU-CO C14-2021-0025 GO CS-CURE OFF. OFF. GO SP91-0195 GO-H 2 2 -2 3 8 7 9 4-2 8 0 6 0 0 - 4 9 6 0 0 3- 8 H DMU-H CP73-52 CBD OFF. 73-23 69-198 DMU OFF. CBD MOTEL COMPLEX OFFICE DMU DMU-H C14H-96-0003 3 0 0 6- 9 H 0 8 -1 1 7 STATE CS OFFICE E IC F F O DMU G KIN R A P STATE CS OFFICE DMU-CO C14-2017-0076 C14H-82-009 DMU-H-CO E G E L L O C S U P M A C S H A T S E D N A R G IO R GO INS. OFF. C14-2010-0197 DMU-CO LR OFF. 2 5 0 0 - 1 0 B U L C\C TI E L H T A OFF. GO-MU DMU-CO C14-2019-0091 OFF. GO GO-MU INS. CO. OFF. GO 02-0008 C 2 7 7 0 - 6 0 - P S DMU-CO C14-97-0163 3 6 1 0 - 7 9 CS OFF. GO-H GO GO OFF. S C 9 4 0 2 - 0 0 P S 6 6 0 2 - 9 9 G KIN R A P DIO U T S DMU OFF. GO C14-01-0052 LR-CO GO OFF. SP-93-0141CS GO OFF. OFF. OFF. GO DMU OFF. DMU-CO DMU-H-CO 99-2066 C14-2015-0133 DMU-CO C14-2015-0133 C14-2018-0041 C14-2018-0041 C14-2017-0054 T S O I N O T N A N A S LR-CO 94-148 OFF. T S S E C E U N OFF. CONDOS DMU T S E P U L A D A U G PARKING DMU F. F O GO OFF. DMU-CO C14-2020-0112 DMU DMU-H OFF. PEASE ELEMENTARY SCHOOL UNZ OFF. P G KIN R A P OFF. GO DMU-CO C14-2017-0037 DMU-CO C14-2017-0059 DMU-H GO GO 1 1 0 0 - 8 8 H ANTIQUES GO BOOK GO-H C14H-2017-0107 STORE GO-H DMU CBD-CO C14-2009-0095 GALLERY STATE OFFICE PARKING OFF. DMU INS. OFF. G IN K R A P DMU W 13TH ST TEXAS DMU EMPLOYMENT 84-44 F. F O C 5 0 0 0 - 6 9 - P S T A S C A V A L OFFICE DMU BUILDING CS-H CBD 95-74 CS-1-H H74-22 CBD-CO C14-95-0119 CS PARKING T S O D A R O L O C CHURCH MF-4 95-0119 SP-96-0005C GO DMU CBD ZONING ZONING CASE#: C14-2022-0011 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. MF-5-H STATE MF-5 BUILDING STATE CS OFFICES E V A S S E R G N O C MF-5 STATE OFFICE MF-4 UNZ UNZ-H 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: 1/25/2022 6 of 7B-1190-010 REST. 86-140 8 5 1 0 - 6 0 REST. CS SP85-069 GO CONDOS 4 0 1 - 7 6 CS A S C14-2007-0262 C14-04-0021 T S O NI O T N N A REST. G KIN R A P B A L T R A PATRS DMU R E B M U L P S. T P A ( SF-3-H C14H-2009-0035 DMU-H OFF. CS CS-MU 83-213 W 18TH ST GO 79-225 APTS. GO APTS. C14-2010-0035 DMU-CO GO-H ( CONDO GO DMU-CO 6 0 - 2 9 F F O GO-MU T S S E C E U N DORMS CS W 17TH ST GO C14-2007-0223 C14-2008-0047 4 0 3 - 2 7 DMU-CO GO GO C14H-94-0019 GO C14-96-0029 DMU-CO GO SALON ! C14-04-0210 ! ! ! ! ! DMU-CO 3 2 3 4- 8 SALON GO CS-1 E R O T S K O O B GO OFFICE GO SP-06-0308D OFFICE MF-4 65-155RC MF-3 79-108 84-078 SF-3 C14-2018-0072 E V T A S E W LO-H MF-4 LO-H GO INS. OFF. SP85-18 APT. GO C 0 0 4 0 7- 9 P S C14H-2013-0005 C14H-74-004 SF-3 79-014 C14-79-014 C14-81-218 C14-69-072 C14-82-136 LO CS C14H-06-0015 C14-2018-0120 GO-MU-H-CO CHURCH OFF. GO H06-0015 C14H-89-0022 GO-H SF-3 ( C14H-95-0004 LO 1 7 1 - 0 8 PARKING LO C14H-2009-0026 GO-H GO T S E D N A R G RIO OFF. OFF. C14-2020-0035 W 14TH ST GO OFF. OFF. GO GO DMU-CO C14-05-0049 05-0049 CBD ! ! C14-2022-0011 J23 ! ! ! F. F O ! ! S. T P A S. T P A C14-2015-0093 DMU-H-CO C14H-01-0015 C14-2015-0094 C14-95-0154 SP-98-0276CS GO DMU-CO GO DMU-CO C14-2016-0093 C14-2010-0151 LR SP-98-0226C 78-176 BANK C14-2016-0022 W 15TH ST DMU-CO CS LR PARKING W 16TH ST PARKING CS BANK CS GO OFF. CBD C14-84-056(RCT) P73-01 C14-75-085(RCT) OFF. CBD-CO C14-05-0190 APT GO CS-CURE 2 7 2 9 2 4-2 3- CP73-52 8 8 OFF. OFF. GO GO-H 0 6 0 0 - 4 9 6 0 -0 3 8 H DMU-H CBD OFF. 73-23 69-198 DMU OFF. GO ANTIQUES GO OFF. DMU-CO C14-2021-0025 C14-2017-0076 LR GO OFF. GO-MU GO-MU C14-2019-0091 GO ± 1 " = 200 ' SUBJECT TRACT ZONING BOUNDARY ! ! ! ! ! ! PENDING CASE CREEK BUFFER W 16th-Lam ZONING CASE#: LOCATION: SUBJECT AREA: GRID: MANAGER: C14-2022-0011 508 W 16th St 0.16 Acres J23 Heather Chaffin OFFICE\BUILDING DMU P C14-2019-0127 DMU C14-2008-0038 P FOOD DMU G N KI R A P TELEPHONE CO DMU 3 3 0 - 7 8 P DMU DMU-H 81-236 83-220 CBD DMU FINANCE E FIC F O T E S P U L A D A U G CBD E FIC F O X E L P M O C CBD MOTEL COMPLEX DMU OFFICE 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 completeness. Created: 5/16/2022 7 of 7B-11