18 C14-2024-0105 - FM 969; District 1 Staff Report — original pdf

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ZONING CHANGE REVIEW SHEET DISTRICT: 1 TO: CS-MU-V-DB90-NP CASE: C14-2024-0105 – FM 969 ADDRESS: 6314 & 6400 FM 969 ZONING FROM: CS-MU-V-NP SITE AREA: 9.98 acres PROPERTY OWNER: 6400 FM 969, LLC (Case Lowry) CASE MANAGER: Marcelle Boudreaux (512-974-8094, marcelle.boudreaux@austintexas.gov) STAFF RECOMMENDATION: The Staff recommendation is to grant general commercial services – mixed use - vertical mixed use building – density bonus 90 - neighborhood plan (CS-MU-V-DB90- NP) combining district zoning. PLANNING COMMISSION ACTION / RECOMMENDATION: August 13, 2024: CITY COUNCIL ACTION: September 26, 2024: 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. Planning Commission Previous Action December 12, 2023: Approved CS-MU-V-NP combining district zoning as staff recommended, by consent. C14-2024-0105 Page 2 [F. MAXWELL; A. AZHAR – 2ND] (11-0) N. BARRERA-RAMIREZ, P. HOWARD – ABSENT November 28, 2023: Approved a Postponement Request by Commission to December 12, 2023, by consent [A. AZHAR; F. MAXWELL – 2ND] (10-0) A. PHILLIPS – OFF DAIS; C. HEMPEL, A. WOODS – ABSENT November 14, 2023: Approved a Postponement Request by Commission to November 28, 2023, by consent [A. AZHAR; F. MAXWELL – 2ND] (12-0) N. BARRERA-RAMIREZ – OFF DAIS City Council Previous Action January 18, 2024: Approved CS-MU-V-NP district zoning as Planning Commission recommended, by consent. VOTE: [Qadri; Ellis – 2nd] (11-0). Prior Rezoning Case C14-2023-0087 Ordinance No. 20240118-079 CASE MANAGER COMMENTS: FM 969 is a level 4 mobility corridor, with dedicated bicycle lanes in both directions, and Cap Metro bus stops directly in front of the site and immediately across the street accessible via a signalized pedestrian crosswalk. This portion of FM 969 is identified as an Imagine Austin Corridor, with growth and new development focused along such corridors per the plan. Approximately ¼-mile away is the intersection of FM 969 and Highway 183 with commercial and civic services. To the north and west of the site are single family residences, and commercial services further west (SF-3-NP; SF-2-NP; CS-MU-CO-NP). East of the site is vacant industrial use, undeveloped land and commercial services (LI-PDA-NP; GR-NP). Across FM 969 to the south are Auto Service, Restaurant, Multifamily residential, General Retail and Single family residential uses (LR-NP; W/LO-CO; CS-MU-NP; LI-NP; SF-2-NP). Please refer to Exhibits A (Zoning Map), A-1 (Aerial View). The applicant is requesting general commercial services –mixed use – vertical mixed use building - density bonus 90 – neighborhood plan (CS-MU-V-DB90-NP) combining district zoning for a proposed development that would include multi-family units requiring an affordable component and pedestrian-oriented ground floor commercial space. 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 approximately 400 residential units and 2,000 square feet retail. C14-2024-0105 Page 3 The related Neighborhood Plan Amendment was also approved in January 2024 and this property received a FLUM change to Mixed Use, which remains the correct land use category for this rezoning request. 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. A similar rezoning request was previously approved for this property by the Planning Commission and City Council. However, the Court’s ruling invalidated the bonuses authorized for a “VMU2” building. The analysis and basis for recommendation for the previous -V combining district is the same for this rezoning request to add the -DB90 combining district. 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. C14-2024-0105 Page 4 Mixed Use combining district (MU) is intended for combination with selected base districts, in order to permit any combination of office, retail, commercial, and residential uses within a single development. 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. The neighborhood plan (NP) district denotes a tract located within the boundaries of an adopted Neighborhood Plan. 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. 4. Intensive multi-family zoning should be located on major arterials and highways. FM 969 is classified as a level 4 ASMP Corridor and an Imagine Austin Activity Corridor with traffic signals at Craigwood Drive to the south and Hwy 183 Toll (Ed Bluestein Blvd NB) and Service Road to the west. Capital Metro’s 237 and 339 bus routes run along FM 969, with bus stops directly in front of the subject site. There is access to the Walnut Creek Trail and 183 Toll Road. EXISTING ZONING AND LAND USES: ZONING Site North South LR-NP; W/LO-CO; CS- CS-MU-V-NP SF-3-NP; SF-2-NP MU-NP; LI-NP; SF-2- NP LI-PDA-NP; GR-NP SF-2-NP East West LAND USES Vacant office building Single family residential Auto Service, Restaurant, Multifamily residential, General Retail and Single family residential Undeveloped; General Retail Single family residences C14-2024-0105 Page 5 SCENIC ROADWAY: No NEIGHBORHOOD PLANNING AREA: East MLK Combined (MLK-183) WATERSHED: Walnut Creek - Suburban CAPITOL VIEW CORRIDOR: No SCHOOLS: Austin Independent School District Norman-Sims Elementary COMMUNITY REGISTRY LIST: Austin Independent School District, Austin Neighborhoods Council, Cavalier Park Neighborhood Association, Colony Park/Lakeside Community Development Corp, Del Valle Community Coalition, Dog’s Head Neighborhood Association, East MLK Combined Neighborhood Plan Contact Team, Friends of Austin Neighborhoods, Friends of Northeast Austin, Heritage Village of Austin Home Owner's Association, Homeless Neighborhood Association AREA CASE HISTORIES: Martin Middle LBJ High Number C14-2023-0087 – FM 969 C14-2017-0083 (Mosaic Sound Collective) portion of subject tract C14-2016-0031 (KV Creation, LP) portion of subject tract Request From CS-MU-CO- NP; CS-1-MU-CO- NP; LR-MU-NP; GO-MU-NP; GO- NP; and MF-2-NP to CS-MU-V-NP The applicant is proposing to rezone property from GO- NP to CS-1-MU-NP (Tract 1) and CS- MU-NP (Tract 2). The Applicant proposes to rezone from SF-6-NP, LR- MU-NP and LR-NP to MF-2-NP for Tract 1; and from SF-6-NP and LR-NP to LR-MU-NP for Tract 2 Commission To Grant CS-MU-V- NP as staff recommended (12/12/2023) City Council Apvd CS-MU-V-NP as Commission recommended ( 08.22.2017 (PC): Approved CS-1- MU-CO-NP for Tract 1 and CS-MU- CO-NP for Tract 2 as Staff recommended, w/additional prohibited uses. 05.24.2016 (PC): Approved MF-2- NP for Tract 1 and LR- MU-NP for Tract 2, as Staff recommended. 09.28.2017: Approved CS-1- MU-CO-NP for Tract 1 and CS-MU- CO-NP for Tract 2 as PC rec, on all 3 Readings. 08.11.2016: Approved MF-2-NP for Tract 1 and LR- MU-NP for Tract 2, as on 1st Reading, on 2nd/3rd Readings. C14-2024-0105 Page 6 C14-2007-0058.SH (Kaleidoscope 2) portion of subject tract C14-2007-0049 (Palm Square Shopping Center) Applicant is requesting to rezone 0.025 acres from LR-NP to LR-MU- NP The applicant is requesting to rezone property from CS- CO-NP to CS-1-CO- NP. NPA-2022-0015.01 (Tracor Lane NPA) The applicant is proposing to amend FLUM from Industry to Mixed - Use. 06.21.2007: Approved Ordinance No. 20070621-131 for LR-MU-CO-NP (7-0); all 3 readings 11.29.2007: Approved Ordinance No. 20071129-064 for CS-MU-CO-NP (Tract 1), CS-1-MU- CO-NP (Tracts 2-3); (6-0) 1st reading, (5- 0), 2nd/3rd readings. N/A 06.12.2007 (PC): Approved staff recommendation of LR-MU-NP by consent (9-0). 07.24.2007 (PC): Approved CS-MU- CO-NP on balance of tract, CS-1-MU- NP on whole 31,000 sf (limited to 3,000 sq for CS-1 use; 6,000 sf for cocktail lounge (6-0) Case was indefinitely postponed at the January 10, 2023 PC meeting and will be re-notified for the June 13, 2023 PC RELATED CASES: C14-2023-0087: Rezoning to CS-MU-V-NP, January 2024 NPA-2023-0015.01: FLUM change from Mixed Use and Mixed Residential to Mixed Use, January 2024 ADDITIONAL STAFF COMMENTS: Comprehensive Planning Project Name and Proposed Use: C14-2024-0105. 6400 FM 969 ROAD. Project: 6400 FM 969. 9.98 acres from CS-MU-V-NP to CS-MU-V-DB90-NP. East MLK Combined Neighborhood Planning Area (MLK-183). FLUM: Mixed Use. Existing: undeveloped land and vacant 62,081 sq. ft building. Proposed: 400 units multifamily and 2,000 units retail. Demolition is proposed, with 0 residential units to be demolished. 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. C14-2024-0105 Page 7 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 *: Y Mobility and Public Transit *: Located within 0.25 miles of public transit stop and/or light rail station. • Adjacent to MLK Activity Corridor • Adjacent to bus stop on FM 969 Y Mobility and Bike/Ped Access *: Adjoins a public sidewalk, shared path, and/or bike lane. • Sidewalk and bike lane present along FM 969 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. • 0.3 miles to MLK Crossing Walnut Creek Trail 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.) 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. Y 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. Y 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 in the Walnut Creek Watershed of the Colorado River Basin, which is classified as a Suburban Watershed C14-2024-0105 Page 8 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. 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 Residential units that are certified affordable under a City of Austin Housing Policy are exempt from the parkland dedication requirements per City Code § 25-1-601(C)(3). Parkland dedication will be required for any new market-rate residential units that may be proposed by this development, multifamily with CS-MU-V-DB90 zoning, at the time of subdivision or site plan, per City Code § 25-1-601. 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. C14-2024-0105 Page 9 Any new development is subject to Subchapter E. Design Standards and Mixed Use. Additional comments will be made when the site plan is submitted. This tract is already developed, and the proposed zoning change is a footprint within the existing development FYI This site is in the MLK-183 Neighborhood Plan. There is a site plan currently under review for this property SP-2022-0586C.SH.F1 which provides for 434,728.8 square feet of mixed use, along with associated parking and drainage facilities DB90 Rezoning This site must meet affordability minimums to be eligible for DB90. A signed approval letter from the Housing Department will be required with site plan submittal. FM 969 is the Principal Street for this site. Any buildings fronting this street will be required to have 75% of the ground floor as commercial uses. This site is adjacent to a site that contains one to three dwelling units and is zoned SF-5 or more restrictive. A compatibility buffer 25’ in width, designed to 25-8-700 and 25-2-652(G) will be required. Austin Fire Department No comments. 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. The traffic impact analysis for this site is not required, the traffic generated by the proposal does not exceed the thresholds established in the City of Austin Land Development Code. [LDC 25-6-113]. A Neighborhood Traffic Analysis shall be required at the time of site plan, if triggered, when land uses and intensities will be known, if triggered per LDC 25-6-114. The Austin Strategic Mobility Plan (ASMP) calls for 154 feet of right-of-way for FM 969 RD. Please, coordinate with TxDOT regarding the right-of-way dedication needs. [LDC 25- 6-51 and 25-6-55]. The Austin Strategic Mobility Plan (ASMP) calls for 58 feet of right-of-way for PARLIAMENT DR. It is recommended that 29 feet of right-of-way from the existing centerline should be dedicated for PARLIAMENT DR according to the Transportation Plan with the first subdivision or site plan application. [LDC 25-6-51 and 25-6-55]. C14-2024-0105 Page 10 There is a proposed Urban Trail adjacent to this site, along the southern property boundary (US 183 To Johnny Morris TIER 1 trail along roadway). The easement required is a minimum of 20 ft as this allows for a 12 ft trail (minimum trail width per the urban trails plan) and room for maintenance activity. This is the same for Tier I and Tier II trails. The adjacent street characteristics table is provided below: Name ASMP Classification ASMP Required ROW Existing ROW Existing Pavement Sidewalks Bicycle Route 154 feet 107 feet 67 feet Capital Metro (within ¼ mile) Yes FM 969 RD (TxDOT) Corridor Mobility - Level 4 PARLIAMENT DR Local Mobility - Level 1 58 feet 50 feet 27 feet No Yes Incomplete 7 feet sidewalks Bike lane (on- street) Existing 4 feet sidewalks 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-2-NP GR-CO-NP LI LI-CO-NP C14-89-0057 CS-NP B S D R V S D V L B N EI T S E U L B D E B S D V L B N I E T S E U L B D E B N D V L B N I E T S E U L B D E B N D R V S D V L B N E T S E U L B D E I SP-03-0007C GR-CO-NP C14-98-0089 ( ( SF-2-NP 02-0142.002 ( ( ( G A R D E N VIE W C V ( ( ( 98-0089 ( ( ( (( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( SF-2-NP ( ( R S D E RL A H G C KIN ( ( ( ( SF-2-NP ( ( ( ( ( ( M RLIA PA ( ( ( ( ( SF-2-NP ( D U C H E S ( ( S D R V T C N E ( ( ( ( ( KIN G H ( ( E N R Y D R ( ( ( ( SF-2-NP ( ( ( ( M E N T D R ( ( ( ( ( ( ( P A R LIA ( ( ( ( ( ( ( SF-2-NP ( ( ( ( ( ( ( ( ( ( ( ( ( ( ! ! ! ! ! ! ( ! ! ( ( ( ( ( ( ( ( ( ( ! ( ! ! ( R Y D C N E G E R ( ( SF-2-NP ! ( ( ! ! ( ( ! ! 80-115 CS-CO-NP SF-2-NP ( ( ( ( ( ( ( P R O V E N ( ( ( ( CIA L D R ( ( ( ( ( ( ( ( ( ( PR OV E NCIAL CV ( ( ( ( CS-CO-NP 02-0142.002 ( ( SF-2-NP ( ( ( ( ( ( ( ( CS-1-MU-CO-NP 69-045 CENTER CS-MU-CO-NP C14-2007-0049 2007-0049 RZ 86 -0 1 0 SP95-0401C ( ( ( ( ( ( ( SF-2-NP ( SF-3-NP ( ( R W D N VIE E D R A G ! ! ! ! C14-2016-0031 SP-2007-0228C.SH ! ! ! ! R E D G A L E VIL G A RIT E H ! ! ! ! ! ! ! SF-3-NP C14-2011-0086 SF-3-NP P-NP NPA-2011-0015.01 SF-3-NP 86-236 NPA-2023-0015.01 C14-2007-0058.SH CS-MU-V-NP C14-2023-0087 06-0173 ( ( LI-PDA-NP 96-0010 ( ( ( UNDEV ( ! ! ! ( ( ! ! C14-03-0171 ! LR-MU-NP 03-0171 SP-2007-0386D ! ! ! ! ! ! ! ! ( 80-115 C14-2017-0083 ! ! ! ! ! ! SPC95-0507C ! ! ! ! ! CHURCH LR-NP CS-1-CO-NP C14-2020-0010 ! ! ! ! ! GR-NP ! ! ! ! ! ! ! ! 02-142.002 ! ! ! ! FM 969 RD ( ( L E T O M \ T N A C A V 0 9 1 - 4 8 C R 8 2 0 - 0 8 CS-CO-NP V E D N U 760603-D C14-75-126(B)(RCT) UNDEV MOBILE HOM E SALES NPA-2020-0015.01 C14-2007-0134 NPA-2007-0015.03 80-115 2007-0134 CS-MU-NP C14-2020-0017 W/LO-CO C14-02-0004 CS-NP C 3 9 3 0 - 1 0 - P S C 6 0 3 0 - 3 0 - P S 2 4 0 1-0 0 ( N O L A Y S T U A E B 04 0 02-0 ( ( ( V E D N U ( ( ( ( ( ( ( ( CRAIGWOOD CIR ( ( ( SF-2-NP ( ( ( ( ( ( ( CONV. STORE ! LR-NP ! ! ! R D D O O W G I A R C ( ( ! ! ! ! ! ! ! ! SF-3-NP ( ( ( ( ( ! ( SF-2-NP ( ! ! 02-142.002 LI-NP ( ( ( ! ! ! ! ! ! ( ( ( ( ( ! ! ! ! ! ! ! ! ! ZONING ! R D E E B C M 760429-B 75-126 ZONING CASE#: C14-2024-0105 ! ( ( 02-142.002 ( ( ( ( ( HUNTLEIGH WAY ( SF-2-NP ( ( ( ( ( ( ( ( ( ( ( ( ( ( LITTLE HILL CIR ( ( ( ( SF-2-NP ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( SHERWYN DR SF-2-NP ( ( ( ( ( ( ( ( P C14-2011-0074 02-0142.002 86-236 ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! P ! 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: 7/11/2024 ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! SF-3-NP ( ( ( ! ! SUBJECT TRACT ! ! ! ! ! ! ! ! ! ! PENDING CASE ! ! ! ZONING BOUNDARY ! ! ! ! ! ! ! ! ± ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !