13 C14-2022-0086 - Merle Single Family; District 5.pdf — original pdf

Backup

ZONING CHANGE REVIEW SHEET (11,889 square feet) SITE AREA: 0.27 acres DISTRICT: 5 ZONING TO: SF-3-NP CASE: C14-2022-0086 – Merle Single Family ZONING FROM: LO-NP ADDRESS: 4407 Merle Drive PROPERTY OWNER: Tyche Acquisitions Group, LLC (Nicholas Landis) AGENT: Thrower Design, LLC (Victoria Haase) 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. PLANNING COMMISSION ACTION / RECOMMENDATION: October 11, 2022: CITY COUNCIL ACTION: November 3, 2022: ORDINANCE NUMBER: ISSUES: None at this time. CASE MANAGER COMMENTS: The subject rezoning area on Merle Drive consists of a platted lot, contains a single family residence and is zoned limited office – neighborhood plan (LO-NP) district. There are residences along both sides of Merle Drive (SF-3-NP), as well as office and commercial uses to the north at its intersection with the eastbound frontage road of Ben White Boulevard. Please refer to Exhibits A (Zoning Map) and A-1 (Aerial Exhibit). The Applicant has filed a request to rezone the property to the family residence – neighborhood plan (SF-3-NP) district in order to build either a two-family residence (one single family residence plus an accessory dwelling unit) or a duplex on the property. The proposed rezoning would allow for one duplex residence, or one single family residence plus a second detached unit (a two-family residence, also known as an accessory dwelling 1 of 913C14-2022-0086 Page 2 unit) not to exceed 1,100 square feet or a floor-to-area ratio of 0.15, whichever is smaller. The detached unit is limited to 2 stories or 30 feet in height, and 550 square feet on the second story, if any. 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 duplex use that is designated in an SF-3 district is subject to development standards that maintain single-family neighborhood characteristics. The neighborhood plan (NP) district denotes a tract located within the boundaries of an adopted Neighborhood Plan. 2. Staff recommends the Applicant’s request because the lot meets the intent of the SF-3-NP district as it fronts on a residential section of Merle Drive and is a rezoning zoning would be consistent with that established to the east, south and west of the Property. EXISTING ZONING AND LAND USES: Zoning should allow for a reasonable use of the Property. Site LO-NP North LO-NP; GR-V-NP ZONING South East SF-3-NP GR-V-NP; LO-NP; SF-3-NP West GR-V-NP; LO-NP; SF-3-NP LAND USES Single family residence Single family residence; Surface parking lot; Vacant commercial building Single family residences Restaurant (limited); Single family residences; Two family residences Consumer repair services; Offices; Single family residences; Duplex NEIGHBORHOOD PLANNING AREA: South Austin Combined (South Manchaca) TIA: Is not required CAPITOL VIEW CORRIDOR: No SCHOOLS: Joslin Elementary School COMMUNITY REGISTRY LIST: 498 – South Central Coalition 511 – Austin Neighborhoods Council SCENIC ROADWAY: No Covington Middle School Crockett High School WATERSHED: Williamson Creek – Suburban 2 of 913C14-2022-0086 Page 3 742 – Austin Independent School District 1107 – Perry Grid 614 1343 – Oak Hills Trail Association 1424 – Preservation Austin 627 – Onion Creek HOA 950 – Southwood Neighborhood Association 1228 – Sierra Group, Austin Regional Group 1363 – SEL Texas 1429 – Go!Austin/Vamos!Austin (GAVA) – 78745 1530 – Friends of Austin Neighborhoods 1531 – South Austin Neighborhood Alliance (SANA) 1550 – Homeless Neighborhood Association 1590 – South Manchaca Neighborhood Plan Contact Team 1596 – TNR BCP - Travis County Natural Resources 1616 – Neighborhood Empowerment Foundation 1774 – Austin Lost and Found Pets 1795 – Westgate Neighborhood Plan Contact Team CASE HISTORIES: NUMBER C14-2007-0216 – South Manchaca Vertical Mixed Use (VMU) Rezonings – W Ben White (north), S 1st St (east), Stassney Ln (south), Manchaca Rd (west) C14-2011-0162 – Frazer-Merle – 4406 Merle Dr CITY COUNCIL Apvd (12-13-2007). REQUEST Apply -V to 20 tracts on 65.64 acres COMMISSION To Grant VMU related standards to all Tracts except Tracts 10 and 12 (dimensional standards only), 60% MFI for VMU rental developments LO to SF-3 To Grant Apvd (1-27-2012). RELATED CASES: The rezoning area is comprised of Lot 1, Block D of Ford Place No. 1. The subject property is within the boundaries of the South Austin Combined (South Manchaca) Neighborhood Planning Area and is designated as a Residential Core District on the adopted Character District Map (NP-2014-0030). The –NP combining district was appended to the existing base districts on November 6, 2014 (C14-2014-0018 – Ordinance No. 20141106-087). EXISTING STREET CHARACTERISTICS: Name Pavement Classification Sidewalks ASMP Required ROW Bicycle Route Capital Metro (within ¼ mile) Merle Drive 50 feet 30 feet Level 1 No No Yes 3 of 913C14-2022-0086 Page 4 ADDITIONAL STAFF COMMENTS: Inclusive Planning Proposed Use: Demolish one house and build at least two houses on lot. FLUM: Residential Core Yes Y 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: Activity Centers for Redevelopment in Sensitive Environmental Areas Lamar and Ben White Y Mobility and Public Transit: Located within 0.25 miles of public transit stop and/or light rail station. Mobility and Bike/Ped Access: Adjoins a public sidewalk, shared path, and/or bike lane. Y Connectivity, Good and Services, Employment: Provides or is located within 0.50 miles to goods and services, and/or employment center. Y Connectivity and Food Access: Provides or is located within 0.50 miles of a grocery Y Connectivity and Education: Is located within 0.50 miles from a public school or store/farmers market. university. Y Connectivity and Healthy Living: Provides or is located within 0.50 miles from a recreational area, park 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 housing. Y 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). 7 Total Number of “Yes’s” 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. 4 of 913C14-2022-0086 Page 5 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. 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 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. Under current watershed regulations, development or redevelopment requires water quality control with increased capture volume and control of the 2-year storm on site. PARD – Planning & Design Review Parkland dedication will be required for the new dwelling 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. 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. 5 of 913C14-2022-0086 Page 6 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 This project will be subject to Subchapter F and will be reviewed by the Residential Review division. Rezoning from LO-NP to SF-3-NP does not trigger the application of compatibility standards. For duplex residential site plans, the applicable building standards are outlined below: Breakdown by square footage for living area/garage/patio/porch is required on duplex. 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. Site plans will be required for any new development other than single-family, two-family or duplex residential. The Applicant is responsible for requesting relocation and demolition 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. 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. 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 6 of 913C14-2022-0086 Page 7 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 A-1: Aerial Map 7 of 913GAS CS-NP STA . C. O R SP06-0764C IN G CS-NP E RIV D GAS GR-V-NP 92-97 C14-92-0097 LO-NP CHURCH LR-V-NP P87-069 C14-2007-0216 DR. LO-V-NP LO-NP ( C14-2011-0162 ( 89-047 SERVICE LR-V-NP Z86-053 R STA . ( SF-3-NP ( LR-V-NP C14-2014-0045 72-283 P79-011 81-051 S P-03-0535 C ( SF-3-NP ( ( ( ( ( R E D L R E M ( ( ( H C R U H Y C NIT U M M O C LO-NP S E FIC F O 72-283 ( ( ( ( ( ( ( ( ( ( ( 72-283 TOWNHOMES S 84-348 P85-091 71-252 P84-029 ( REAL ESTATE & IN S U R A N C LO E C O. 75-049 ( SPC94-0117C P = = C14-2017-0116 LO-MU-CO ( ( ( = SP-99-0066C CS R RY D PAINT SP85-102 SHOP VICTO GR W B E N W S P 9 1-3 2 4 ! ( C14-2008-0185 ! ! ! W B HIT E W B T E N W O LA M A ( ( ( MEDICAL\OFFICES ! ! ( ! ! ! ! LO-MU-CO ( C14-2019-0040 ! C14-2012-0145 ! ! ! ! ( C14-2018-0071 ( NO-MU-CO ! LO-CO ( C14-2017-0014 ! ( LR-MU HITE BLV ( C14-2012-0049 ( C14-2008-0096 ( LO-MU D SV R R ( ( R P A M ! ! ! ! ! D W B ( SF-3 ( ( LO-MU APTS. MF-2 ( ( LO-CO ( ( C14-2007-0192 ( NO C14-03-0070 LO-CO ( B E R ( ( T A V E ( LO-CO 98-0059 = = = = = = SF-6 = = = ( = = = G A T H RIG = = LO ( OFC. 84-160 ( H T C V = LO-MU-CO ( C14-2014-0150 ( UNDEV ( SF-3 ( F O R 98-0078 ( ( ( T VIE LR-MU-CO W R D A U T O CS ( ( LO-MU C14-2012-0117 ( CS-1-MU-CO C14-2014-0103 C14-06-0115 06-0115 FL O RIS T CS-1 74-122 CS-1 REST LE T W B E O B E N W N W HIT W B E N W HIT HIT E E BLV B R A M P D E B E BLV D W B SP93-0057C FAST FOOD CS FAST FOOD 72-234 81-136 SF-3 ( SF-6 C14-2020-0076 ( V E D N U SF-3 ( S P85-076 78-069 ( D W R Y VIE = = E L L A V = ( ( ( 0 85-0 SP86-004 9 80-221 ( C14-2018-0018 GO-MU-CO-NP LO S P C O 9 H 3 Y S 1 4-0 T U 9 P A S E B GR-MU CS CONV.\STORE ( 5 11 5-0 0 LR ( C14-05-0115 SF-3-CO ( ( 6 3 1 3-0 0 ( C 2R 1 83-0 E FIC F O 11 1 4-0 5 4-0 8 8 E FIC F O LO CS C14-03-0136 LR-CO E FIC F O GR APTS. ( APTS. 83-028R C P83- 085 MF-2 C14-2021-0154 ( C14-2018-0123 SF-6 ( 84-307 ( ( ( ( SF-3 ( ( SF-5 C14-2021-0115 ( ( ( SF-3 ( ( M O R ( G A N L N ( ( ( ( = SF-3 = = = = = ( SF-3 U N D E V U N D E V ( ( ( ( 8 8 0 3-0 0 ( ( LO-CO C14-2008-0046 ( 2008-0046 GR-CO O FFIC E ( D N R O S W A L C = ( ( CS-NP GAS W B E B A N K S S A E P GR-NP L D D A K S C A P ( OFC. 75-23 IN S U LO-NP ( R A N C E D E N TIS T 77-54 N W HIT R Z85-012 CS-NP E BLV T. S E R D S V R PA C K D E B S A D D 73-215 GR-NP SHOPPING CENTER RZ85-081 PARKING N S L U T C A C GROCERY GR-NP 77-128 SP-01-0201C GR-CO-NP C14-05-0198 R E D D S T 05-0198 LO APARTMENTS ( ( CS-CO C14-03-0088 R L D L E S S U R W BEN W HITE W ( GR B TO M CONST SALES\& SERVICES LO C14-2017-0118 73-134 ANCHAC RA MP S P85-079 7 5 4-3 GR 8 TABACCO\SHOP 91-007 GR 9 9 84-1 81-116 A U T AUTO REPAIR O\R E P AIR GR S S Y E R R O T T AT C FA M R O L ( R C 1R 8 84-1 O PA O TAT CS 9 3-5 S PA 7 S GR SP91-0091C CS-1 GR SF-3-NP C14-2014-0017 ELEMENTARY\SCHOOL ( ( SF-3-NP ( ( N S L U T C A C CIM A R R O N T RL FOOD SP95-0110CS GR-V-NP C14-2007-0216 WASH 73-128 MANCHACA TO BEN W SERVICE\STATION ! ! ( ! ( ! ! LO-NP ! ! ! ! ! ! ( ( ( ( 72-095 SF-3-NP O FFIC E ( ( HITE EB RAMP LR-V-NP LO-V-NP B O O K S 07-0011 (EX 91-054 PIR E D) C14-07-0011 LR-MU-V-CO-NP SP90-0257C FAST FOOD 77-009 = ( PAINT\STORE ( 76-071R LO-MU-CO-NP C14-2010-0077 CHURCH ( ( D A R C A H C N E M ( ( C14-04-0152 C14-2007-0216 04-0152 ( LO-CO-NP ( C14-05-0087 05-0087 ( ( ( ( ( ( ( ( ( ( C R O W ( ( N D R ( ( ( ( ( SF-3-NP ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( SF-3-NP ( ( ( R E D D A L G R E V E ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( F O R ( EST HILL D R ( ( ( ( ( ( ( F O R E S T G ( ( ( SF-3-NP ( ( L A D E D R ( ( ( ( ( ( SF-3-NP ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( SF-3-NP C P76-24 ( ( ( ( ( ( ( ( ( ( ( ( ( APTS. GR-NP C A SE 72-195 Y ST 73-006 ( C14-2021-0177 ( SF-6-NP ( ( ( GR-V-NP CS-V-NP CS-V-NP C14-2007-0216 INDOOR\ENTERTAINMENT ( SF-3-NP ( ( ( ( ( ( ( ( ( ( SF-3-NP ( ( ( ( R L D EL S S U R ( ( ( SF-3-NP ( = 78-070 GYM GR-NP ( ( CS-V-NP 80-207 S H O P PIN G C E N TE R SCHOOL ( P80-24 ( R R D E T S JE ( ( ( ( ( ( ( SF-3-NP ( ( ( R E D N DIA ( C14-2014-0018 ( ( D N R O S W LA C ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( SF-3-NP ( ( ( S Y LV A ( N G L ( ( ( ( ( SF-3-NP ( ( ( ( ( PHILCO DR ( ( ( A D E ( D N Y B R U B N A B ( ( ( ( ( ( SF-3-NP 79-223 = = = T LIS S GIL ( ( = ( ( ( ( ( SF-3-NP ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( SF-3-NP 5 5-2 7 P C ( ( ( ( SUBJECT TRACT ! ! ! ! ! ! PENDING CASE ZONING BOUNDARY ZONING Exhibit A ZONING CASE#: C14-2022-0086 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: 7/6/2022 ( ( JOSLIN PARK ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( S S A L H T A O P ( ( ( ( SF-3-NP ( ( ( ( ( SF-3-NP ( ( ± 8 of 913CS SP93-0057C GR-MU FAST FOOD CS FAST FOOD F O R T VIE SF-3-CO C14-05-0115 ( ( 6 3 1 3-0 0 C14-03-0136 LR-CO ( LR W R D ( GR APTS. ( SF-3 11 4-0 8 LO CS LO W B E N W HITE BLV R L D L E S S U R D S V R D W B LO ( GR C14-2017-0118 W B E PA C K N W S A D HIT DLE T W B E N W HIT E BLV D W B E BLV O B E N W D S V R HIT E D E B GAS W B E B R A M P N W HIT CS-NP STA. SP06-0764C GAS E BLV D E B C14-2014-0017 CS-NP GR-V-NP GROCERY GR-NP 77-128 SP-01-0201C LO-NP C14-92-0097 CHURCH LR-V-NP C14-2007-0216 LO-V-NP 89-047 LO-NP ( C14-2011-0162 ( ( FAST G19 SP95-0110CS GR-V-NP ! ( LO-NP ( ! ! ! C14-2022-0086 ! ! ! ! ( ( ! ! ! 72-095 SF-3-NP C14-2014-0018 ( ( ( R E D D S T ( C14-2007-0216 WASH SERVICE\STATION 73-128 MANCHACA TO BEN WHITE EB RAMP LR-V-NP LO-V-NP OFFIC E ( = ( LR-MU-V-CO-NP C14-07-0011 R L D L E S S U R 76-071R PAINT\STORE ( 91-054 GR-V-NP FAST FOOD C14-2007-0216 LR-V-NP STA. RZ86-053 ( SF-3-NP S P-03-0535C ( ( LR-V-NP C14-2014-0045 C14-2007-0216 P79-011 81-051 D A R C A H C N E M SF-3-NP LO-NP 72-283 ( ( ( SF-3-NP ( ( SF-3-NP ( ( ( ( ( R E D L R E M ( ( ( ( ( SF-3-NP C P76-24 ( ( ( ( ( ( ( ( ( G18 ( ( SF-3-NP = ( ( ( ( Merle Single Family SF-3-NP Exhibit A - 1 ( SF-3-NP ( ( ( CS-V-NP ( GR-NP ( ( ( D N R O S W A L C ( ( ( ( R R D E T S JE ( SF-3-NP ( P80-24 ( ( SUBJECT TRACT ZONING BOUNDARY ! ! ! ! ! ! PENDING CASE CREEK BUFFER ZONING CASE#: LOCATION: SUBJECT AREA: GRID: MANAGER: C14-2022-0086 4407 Merle Drive 0.27 Acres G19 Wendy Rhoades 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: 7/25/2022 by: MeeksS C14-04-0152 C14-2007-0216 ( 04-0152 ( LO-CO-NP ( C14-05-0087 72-283 ± 1 " = 200 ' 9 of 913