13 C14-2024-0053 - 2709 South Lamar; District 5 Staff Report — original pdf

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ZONING CHANGE REVIEW SHEET DISTRICT: 5 TO: CS-V- DB90 CASE: C14-2024-0053 – 2709 S. Lamar Blvd. ADDRESS: 2709 South Lamar Boulevard ZONING FROM: CS-V SITE AREA: 1.639 acres PROPERTY OWNER: SL6 South Lamar LP (John Kiltz) AGENT: Land Use Solutions (Michele Haussmann) CASE MANAGER: Marcelle Boudreaux (512-974-8094, marcelle.boudreaux@austintexas.gov) STAFF RECOMMENDATION: The Staff recommendation is to grant general commercial services – vertical mixed use building - density bonus 90 (CS-V-DB90) combining district zoning. PLANNING COMMISSION ACTION / RECOMMENDATION: June 25, 2024: CITY COUNCIL ACTION: ORDINANCE NUMBER: ISSUES: In December 2023, Ordinance No. 20220609-080, Ordinance No. 20221201-056 and Ordinance No. 20221201-055 were invalidated. On March 11, 2024, Ordinance No. 20240229-073, was enacted to create the “DB90” combining district, which amended City Code Title 25 (Land Development) to create a new zoning district for a density bonus program that grants 30 feet in height above the base zoning district, to a maximum of 90 feet, and modifies site development regulations including compatibility standards. Subsequently, the applicant submitted this new rezoning application to request the -DB90 combining district. Case number C14-2024-0053 Page 2 CASE MANAGER COMMENTS: The subject site is located on the south side of South Lamar Boulevard, just above the intersection with Barton Skyway, and is currently developed with convenience storage facility. Across South Lamar to the west are Pet washing and Kennel uses, General Retail Sales (convenience) and vacant commercial buildings (MF-6, CS-MU-V-CO, GR-GR-V). To the south is a mixed use residential development with multifamily and Restaurant and Medical office uses (GR-CO). To the north is a Religious facility (CS-V), and to the east are single family residences, townhomes, and Parks and Recreation Services uses, which have access via Del Curto Road (SF-6-CO, SF-3, P-CO). Please refer to Exhibits A (Zoning Map), A-1 (Aerial View). The applicant is requesting general commercial services – vertical mixed use - density bonus 90 (CS-DB90) combining district for a proposed development that would include multi- family units requiring an affordable component. A building constructed under density bonus 90 (–DB90) standards allows for a mix of residential uses and commercial uses, and the result is typically retail, restaurants and offices on the ground floor, and residential units on upper levels. The overall project would consist of 250 residential units and mix of uses. The property is located within the South Lamar Neighborhood Plan Area, which has since been suspended, and is located within an area that was initiated by the City to zone certain tracts within the Neighborhood Plan area to accommodate the -V zoning district in 2008 (Ordinance No. 20080618-080). A development utilizing the “density bonus 90” incentives is permitted with a base CS district, and must include an affordability component for residential use in order to obtain incentives, including height maximum of 90 feet in the CS district (60 feet base plus 30 feet incentive) and relaxation of development and compatibility standards, such as FAR, setbacks and building coverage. There are several methods of satisfying DB90 development affordability requirements. There are two options for projects including rental units: 1) a minimum of 12% of the rental units in a building are affordable for a 40-year period for households earning 60% or less than the Austin-Round Rock Metropolitan Statistical Area MFI; or 2) a minimum of 10% of the rental units are affordable for a 40-year period as described above for households earning 50% or less MFI. There are two options of satisfying DB90 development affordability requirements which include ownership units: 1) a minimum of 12% of the rental units in a building are affordable for a 40-year period for households earning 80% or less than the Austin-Round Rock Metropolitan Statistical Area MFI; or 2) an in-lieu-fee payment to the Housing Trust Fund, equivalent to the required percentage of the total residential units, including the mix of bedrooms required, at the rate set in the fee schedule at the time of final site plan submission. Case number C14-2024-0053 Page 3 The City previously undertook zoning of this property with the -V combining district during the Neighborhood Plan process. This current request for the -DB90 combining district continues to align with City objectives to increase density and affordability in exchange for relaxed development standards. BASIS OF RECOMMENDATION: 1. The rezoning should be consistent with the policies and principles adopted by the City Council. City Council has provided policy and direction for having more residential density and increased affordability, as well as incentivizing vertical mixed use buildings throughout the City. City Council previously approved rezoning this property to allow for vertical mixed-use buildings. This request is consistent with the “VMU2” option and Ordinance No. 20240229-073 (new DB90), which replaced the invalidated “VMU2” option. 2. The proposed zoning should be consistent with the purpose statement of the district sought. The general commercial services (CS) district zoning is intended for commercial or industrial uses that typically have operating characteristics or traffic service requirements generally incompatible with residential environments. Vertical Mixed Use Building (V) combining district may be applied in combination with any commercial base zoning district and allows for a combination of office, retail, commercial and residential uses within a vertical mixed use building. The proposed density bonus 90 (DB90) combining district, in exchange for providing affordable housing units and in combination with commercial base zoning districts, allows a mixture of office, retail, commercial, and residential uses with modifications of compatibility standards and site development regulations including increased building height. 3. Zoning should promote clearly-identified community goals, such as creating employment opportunities or providing for affordable housing. This rezoning authorizes a property to participate in a voluntary density bonus or incentive program that provides modifications to development regulations or other regulatory-related benefits in exchange for community benefits. In exchange for increased development potential, the development is required to comply with affordable housing requirements. EXISTING ZONING AND LAND USES: ZONING Site CS-V North CS-V LAND USES Convenience storage Religious facility Case number C14-2024-0053 Page 4 South GR-CO East SF-6-CO, SF-3, P-CO West MF-6, CS-MU-V-CO, GR-GR-V Mixed use: Multifamily apartments, Restaurant, Medical office Single family residences, Townhomes, Parks and Recreation service Pet washing and Kennel uses, General Retail Sales (convenience) and vacant commercial buildings SCENIC ROADWAY: No NEIGHBORHOOD PLANNING AREA: South Lamar Neighborhood Plan (Suspended) WATERSHED: West Bouldin Creek CAPITOL VIEW CORRIDOR: No SCHOOLS: Austin Independent School District Zilker Elementary COMMUNITY REGISTRY LIST: Austin Independent School District, Austin Neighborhoods Council, Friends of Austin Neighborhoods, Homeless Neighborhood Association, Neighborhood Empowerment Foundation, Perry Grid 614, Preservation Austin, Save Our Springs Alliance, South Central Coalition, South Lamar Neighborhood Assn., TNR BCP - Travis County Natural Resources, Zilker Neighborhood Association, Friends of Zilker AREA CASE HISTORIES: O Henry Middle School Austin High School COMMISSION Pending CITY COUNCIL REQUEST CS-MU-V-CO and GR-MU-V- CO to CS-MU- V-CO-DB90 and GR-MU-V-CO- DB90 SF-3 to SF-6 NUMBER C14-2024-0073 – 2700 South Lamar DB90 Rezoning / 2800 South Lamar C14-2024-0022 – 2700 Del Curto rezone C14-2023-0036 – 2700 S. Lamar Follow up 2 C14-2023-0174 – 2700 S. Lamar Follow up C14-2020-0144 – 2700 S Lamar Zoning Scheduled for Hearing GR-V-CO & GR-MU-CO to GR-MU-V & CS-MU-V MF-3 to MF-6 To Grant GR-MU-V- CO & CS-MU-V-CO as Staff recommended (7/25/23) To Grant MF-6 (7/25/23) MF-3; GR; GR- V; GR-V-CO; CS-1-V to MF-6 To Forward to City Council without a recommendation Apvd as Commission recommended (10/5/23) Apvd as Commission recommended (10/5/23) Apvd MF-6 as Staff recommended (11/18/21) Case number C14-2024-0053 Page 5 C14-2014-0165 – 2712 & 2800 Del Curto rezoning C14-2012-0020 – 2807 Manchaca Road C14-2008-0019 – South Lamar NP Area -V Opt in SF-3 to SF-6 To Grant SF-6-CO (2/10/15) GR-CO to GR- CO To Grant CS, GR to CS-V, GR-V Apvd as Commission recommended (5/14/2015) Apvd, with CO’s development restrictions and use prohibitions (3/22/12) Apvd (6/18/2008) RELATED CASES: None ADDITIONAL STAFF COMMENTS: Comprehensive Planning Project Name and Proposed Use: 2709 S LAMAR BOULEVARD. C14-2024-0053. Project: 2709 South Lamar Blvd. South Lamar Neighborhood Plan. 1.63 acres from CS-V to CS-V- DB90. Existing: 29,193 sq ft self-storage. Proposed: 250 units of multifamily. Demolition is proposed for 0 existing residential units. Proposal seeks Density Bonus 90 Combining District (Ordinance No. 20240229-073), which sets affordability minimums on ownership and rental units, and further allows for an increase of up to 30 ft in height above the base zone allowance, with a maximum limit of 90 feet in total height. DB90 additionally releases the site from some base zoning district development standards, including maximum floor area ratio. Yes Y Imagine Austin Decision Guidelines Complete Community Measures * Imagine Austin Growth Concept Map: Located within or adjacent to an Imagine Austin Activity Center, Imagine Austin Activity Corridor, or Imagine Austin Job Center as identified the Growth Concept Map. Names of Activity Centers/Activity Corridors/Job Centers *: • Adjacent to Lamar Boulevard Activity Corridor Y Mobility and Public Transit *: Located within 0.25 miles of public transit stop and/or light rail station. • Within 0.1 miles of multiple bus stops along S Lamar Blvd; 0.19 miles to rapid bus stop on S Lamar Blvd Y Mobility and Bike/Ped Access *: Adjoins a public sidewalk, shared path, and/or bike lane. • Sidewalk present along S Lamar Blvd Y 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 store/farmers market. Connectivity and Education *: Located within 0.50 miles from a public school or university. Y Connectivity and Healthy Living *: Provides or is located within 0.50 miles from a recreation area, park or walking trail. • 0.4 miles to Tom Lasseter South Lamar Neighborhood Park Y Connectivity and Health *: Provides or is located within 0.50 miles of health facility (ex: hospital, urgent care, doctor’s office, drugstore clinic, and/or specialized outpatient care.) • Medical clinic located 0.4 miles along S Lamar Blvd Case number C14-2024-0053 Page 6 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. Y Housing Affordability *: Provides a minimum of 10% of units for workforce housing (80% MFI or less) and/or fee in lieu for affordable housing. Mixed use *: Provides a mix of residential and non-industrial uses. Culture and Creative Economy *: Provides or is located within 0.50 miles of a cultural resource (ex: library, theater, museum, cultural center). Culture and Historic Preservation: Preserves or enhances a historically and/or culturally significant site. 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 in industries that are currently not represented in a particular area or that promotes a new technology, and/or promotes educational opportunities and workforce development training. Industrial Land: Preserves or enhances industrial land. Not located over Edwards Aquifer Contributing Zone or Edwards Aquifer Recharge Zone 8 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. Environmental The site is not located over the Edwards Aquifer Recharge Zone. The site is located in the West Bouldin 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. 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 on site control for the two-year storm. Case number C14-2024-0053 Page 7 At this time, no information has been provided as to whether this property has any preexisting approvals that preempt current water quality or Code requirements. PARD – Planning & Design Review Parkland dedication will be required for the new applicable uses proposed by this development, multifamily with DB90 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 § 25-1-609, 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. Site Plan Site plans will be required for any new development other than single-family or duplex residential. 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. Any new development is subject to Subchapter E. Design Standards and Mixed Use. Additional comments will be made when the site plan is submitted Austin Fire Department No Comments. Austin Transportation Department – Engineering Review The adjacent street characteristics table is provided below: Name ASMP Classification ASMP Required ROW Existing ROW Existing Pavement Sidewalks Bicycle Route Capital Metro (within ¼ mile) South Lamar Boulevard Level 3 120’ 127’ 60’ Yes Yes Yes Case number C14-2024-0053 Page 8 Austin Water Utility No comments on zoning change. The landowner intends to serve the site with existing City of Austin water utilities. Based on current public infrastructure configurations, it appears that service extension requests (SER) will be required to provide service to this lot. For more information pertaining to the Service Extension Request process and submittal requirements contact the Austin Water SER team at ser@austintexas.gov. INDEX OF EXHIBITS AND ATTACHMENTS TO FOLLOW: Exhibit A: Zoning Map Exhibit A-1: Aerial Map Exhibit B: Applicant’s Summary Letter ( ( ( ( SF-3 ( ( ( SF-3 ( R N D ( ( ( ( ( E V A K H A O ( ( ( ( ( ( E L M G ( L E N D R ( ( ( SF-3 ( ( ( ( ( SF-3 ( ( ( ( ( ( ( ( ( ( SF-3 ( E ( T AV ( ( ( ( ( ( SF-3 ( ( ( ( ( ( OAK HAVEN CIR ( ( ( ( ( SF-3 ( ( ( ( ( ( SF-3 ( ( ( ( ( ( ( ( ( ( ( SF-3 ( ( ( ( ( SF-3 E S T D E V E R N ( ( ( C14-2018-0047.SH MF-4-CO C14-2017-0021 ( ( A R P D SF-3 ( ( R FE UF 5' B ALE S ( T ( ( ( C14-06-0079 MF-3-CO MF-3 ( ( C14-2009-0039 MF-3-CO LO 72-200 COND OS LO 82-04RC GO OFFICE CS C14-2008-0060 S E R V I C E S TA T I O N 06-0079 CS-V 81 - 0 0 9 G R O C E R Y ( ( ( ( ( ( ( ( 84-111 SF-3 P84-107 SPC-2007-0345A MF-3-CO CP74-11 P81-003 P82- 103 ( N U O M A R PA ( ( ( ( ( ( SF-3 ( ( ( ( ( ( ( L A C ( A S A D R ( ( ( ( ( ( O B R N A N A E R AV ( SP-2007-0240DS MF-3 MF-4 ( 8 6 - 2 ( 0 1 R C P R I N T ( ( NO GR GR-V C14-2008-0060 CS C14-2008-0060 CS-1 M O N T C L ( ( ( SF-3 ( A I R 7 8 E - 3 S ( 7 9 -1 ( 4 4 3 T ( LR-MU-CO C14-03-0078 C14-2008-0060 LO ( R I P E T R T S N E C 03-0078 CS-1 L I Q U O R \ S T O R E T A I R O P O E B R GR-CO C14-02-0189 02-0189 SP-04-1053C LR-CO C14-04-0060 RETAIL C14-2009-0148 ( ( ( ( ( C14-2022-0174 ( GR D I C K S O GR N D R FAST FOOD FA ST \F OOD 04-0060 OFFICE CS LO-MU-CO C14-05-0033 SP-06-0259C ( SP-06-0697C R E S T A U R A N T C14-2008-0019 S P 8 6 - 4 5 O F F I C E C H U R C H RZ86-061 SP-99-2187C ( MF-6 ( C14-2020-0144 P O O L H A L L ( GR-MU-V-CO ( C14-2008-0060 ( A Y C I R W ( MF-3 ( Y K S Y R C14-2023-0036 C14-2013-0046.SH CS-MU-V-CO D N U L A GR GR-V CAR SALES ! ! ! ! ! ! ! ! CS-V ! C14-2008-0019 ! 2008-0019 ! ! ! ! ! ! AUTO SERVICE ! M I N I- W ! ! ! ! A R E H ! O U ! ! S E S ! ! OFFICE/WAREHOUSE 2007-0083 S E S R T A V I C T I O E M T N P A R U S F F L E R CS-V C14-2008-0019 D R A C A H C N E M F A T S F O O D CS AUTO PARTS C14-2007-0011 2007-0011 GR-CO C14-2012-0020 C14-2007-0083 SP-01-0444CS 90-0080 C14-90-0080 LO-CO ! ! 06-0189 ! ! ! ! ! ! ! C14-06-0189 SF-5-CO ! ! ! ! ! ( ! ( SF-3 ( ! ( ! SF-3 ( ( ! ! ! ! ! ! ( ! ( ! ! ! ( ( ( ( D O R T R U L C E D ( ( ( C O ( D N O S ( VILLA G E O 00-2130\(DENIED) A K C T SF-3 ( ( C14-2014-0165 SF-6-CO ( SP85-133 CHURCH SP88-34 SP-90-0187DS DAY CARE ( L I G H T S 84-127 E Y R D ( ( MF-2 ( ( ( SF-3 7 9 - 1 4 0 CODY CT ( ( ( MF-2 APTS. ( ( P-CO ( C14-2010-0075 ( SF-6-CO C14-2009-0159 ( C14-2007-0233 SF-6-CO C14-2023-0098 SF-5-CO ( ( R S CS-V C14-2008-0019 A L E S A U T O S A L E S 81-244RC C14-05-0142 LR-CO 05-0142 76-24 84-126 = ( SF-6-CO ( C14-2012-0032 SF-3 GR-V-CO C14-2018-0128 C14-2008-0070 AUT O SE RVI CE C14-2008-0019 FA ST FOO D CS-V CS 63 - 6 2 ( SF-3 APTS. LO ( ( B L U ( LO-V-CO ( MF-2-CO C14-2013-0056 N E B O N E T L N ( ( SF-3 ( ( ( ( I V A L N ( ( SF-3 ( ( ( U N D E V MOBILE\HOM E\PARK MF-2 ( 72-35 ( ( ( ( ( SF-3 ( ( ( ( ( ( ( ( ( ( ( ( ( ( R D D N A L H T U O S ( ( ( SF-6 ( ( ( ( ( ( ( ( ( ( CIN N A M ( ( O N P A T H ( C814-87-009 ( ( 81-241 ( ( T S C K A Y O E N ( KIN C814-87-009 SF-3 ( ( ( = = = W A T E R L O O T R L = SF-3 = = = = = = ( ( ( SF-3 ( ( ( ( ( ( ( ( ( E D A R ( ( ( E E L L A V ( ( ( ( ( ( ( ( ( ( 1 X 6 0' ( B A R T O ( ( ( N V I L L A G ( ( E C I R 8 5 -2 1 2 ( ( ( ( ( ( SF-3 ( ( L E E D A R E V L A ( ( ( ( ( ( SF-3 ( ( ( R L D ( ( H I L T S ( W E ( B A R T O N S K W Y SF-3 ( SF-3 ( ( ( ( ( ( ( ( WESTWAY CIR ( ( ( ( ( ( ( ( ( SF-3 ( ( ( ( SF-3 ( GR P T S. A ( ( ( ( ( ( ( ( ( ( ( SF-3 ( ( R D T S E R O F T S E W ( ( ( ( P I N G S H O P - C14-2008-0043 GR-V R E N E Q U I P. T A L R D K A O T S E W ( ( ( ( ( C14-2013-0127 C14-2012-0165 CS-1-V V E T A U T O E L E C T R I C G L A S S S H O P CS CS-H C14H-2022-0176 C A R P E T S A L E S CS-1-V GO-MU-CO SP-03-0236C 2 R C 3 - 2 8 C14-2014-0173 C14-98-0246 C14-2008-0043 GR-V D R B L V A M S L A 2008-0043 O F F I C E L A N S C A P E 85-368RC CS-1-V B A R T R A I L E GR-V UNDEV P83-007 21.3 U/A MF-2 CONDOS S P 9 4 - 0 2 9 4 C 9 4 - 0 0 2 LO-MU-CO UNDE V 81-143 ( ( ( MF-3-CO 00-2053 SUBJECT TRACT ! ! ! ! ! ! PENDING CASE ZONING BOUNDARY GR MF-3 ± APTS. ( A R O N E L G C14-2017-0079 LO-MU C14-2017-0080 = ( MF-2 APT S. GLE N A L LE N ( LO 84-362 OFFICE NO ( ( ( ( SP85-183 MF-2 ( APT S. = 84-3 7 1 = = ( ( MF-2 A P T S. = ( E D G E ( W A R E D R ( SF-3 ( ( ( ( MF-2 71-49 ( ( ( ( ( ( ( SF-3 ( ZONING ( R E D H C Y W D L A ( LIG H T S E Y R D SF-3 ( ( ( SF-3 R O B E RT S AV E D N R O S CLAW SF-3 E V Y A E N KIN ( SF-3 ( ( 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 Planning Department for the sole purpose of geographic reference. No warranty is made by the City of Austin regarding specific accuracy or completeness. Created: 4/8/2024 ZONING CASE#: C14-2024-0053  Michele Haussmann PRINCIPAL Michele@LandUseSolutionsTX.com April 3, 2024 Ms. Joi Harden, Zoning Officer Planning Department City of Austin VIA Electronic Mail Joi.Harden@AustinTexas.gov Re: Zoning Application – Approximately 1.639 acres located at 2709 South Lamar Boulevard, in the City of Austin (“City”), Travis County, Texas (“Property”) Dear Ms. Harden: As representatives of the owner and developer of the above stated Property, SL6 South Lamar, LP (“Applicant”), we respectfully submit the enclosed zoning application and submittal package. The Property consists of approximately 1.639 acres and is developed with a self-storage facility. The Property is located in the South Lamar Combined Neighborhood Plan area. The Applicant is requesting a rezoning of the Property to allow for the development of a multifamily project (“Project”). The Project is known as 2709 S Lamar Blvd. The request is to rezone the property to CS-V-DB90. The Property was rezoned in 2008 from CS to CS-V as part of the City initiated rezoning case to opt-in to include the Vertical Mixed Use (“VMU”) combining district, Ordinance No, 20080618-080. The Property is located on a Core Transit Corridor, which supports the proposed DB90 combining district. Access is proposed to South Lamar Boulevard. The Property is perfectly located to support individuals and families as it is within walking distance of a bus stop and Tom Lasseter South Lamar Neighborhood Park/Del Curto Park and is near South Austin Recreation Center and Zilker Elementary School. The Property is surrounded by compatible land uses including commercial to the north, multifamily to the south, church use to the east, and multifamily to the west. The Property is surrounded by compatible zoning districts including CS-V-MU-V-CO and MF-6 to the north, SF- 6-CO to the south, GR-CO to the west, and CS-V to the east. The proposed DB90 combining districts is consistent and compatible with the surrounding zoning and land uses. Please contact me if you or your team members have any questions or need additional information. Thank you for your time and assistance with the request. Respectfully, Michele Haussmann Enclosures CC: Will Jenkins, SL6 South Lamar, LP, via electronic mail Jamie Cantrell, SL6 South Lamar, LP, via electronic mail Dylan Coons, Land Use Solutions, via electronic mail  Aerial Zoomed Out Aerial Zoomed In  Zoning Map Core Transit Corridors Park distance map Bike route distance map School distance map Recreation center map  Bus Stops Bike Lanes  Distance to Park Distance To Zilker Elementary School  Distance to South Austin Recreation Center