21 C14-2024-0088 - OTX Design; District 5 Staff Report — original pdf

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ZONING CHANGE REVIEW SHEET DISTRICT: 5 TO: LO-MU-NP CASE: C14-2024-0088 ADDRESS: 1907 Forestglade Drive ZONING FROM: SF-3-NP SITE AREA: .2503 acres (10,903.86 sq. ft.) PROPERTY OWNER: Destino View LLC (Richard Tang) AGENT: Jessica Cotsonas CASE MANAGER: Beverly Villela (512-978-0740, Beverly.Villela@austintexas.gov) STAFF RECOMMENDATION: Staff recommends LO-MU-NP, Limited Office-Mixed Use-Neighborhood Plan Combining District, zoning. See the Basis of Recommendation section below. PLANNING COMMISSION RECOMMENDATION: August 13th 2024: July 23rd, 2024: APPROVED NEIGHBORHOOD’S REQUEST FOR A POSTPONEMENT TO AUGUST 13TH 2024, BY CONSENT. [A. WOODS, R. JOHNSON – 2ND], (10-0), J. MUSHTALER - ABSTAINED, C. HEMPLE AND D. SKIDMORE - ABSENT CITY COUNCIL ACTION: TBD ORDINANCE NUMBER: ISSUES: N/A N/A CASE MANAGER COMMENTS: The property in question is approximately .25 acres, developed with one single family residence, on the corner of Menchaca Road (level 3) and Forestglade Drive (level 1), and currently zoned Family Residence-Neighborhood Plan (SF-3-NP) Combining District zoning. The property has single family residences (SF-3-NP) to the north, south, east, and west. Please refer to Exhibits A (Zoning Map) and B (Aerial View). C14-2023-0140 Page 2 The applicant is requesting to zone the property LO-MU-NP to be used as a bicycle-oriented design office for OTX Design and will not contain retail or public use. Staff is recommending the limited office-mixed used-neighborhood plan (LO-MU-NP) combined district zoning for the office use. The property is within the Neighborhood Transition character district which encourages single family houses adapted into offices or retail amongst several other building types to meet the needs to a wider range of households. It also meets eight (8) of the Imagine Austin Decision Guidelines shown under the additional staff comments. BASIS OF RECOMMENDATION: 1. The proposed zoning should be consistent with the purpose statement of the district sought. The Limited Office district is intended for offices predominately serving neighborhood or community needs, which may be located within or adjacent to residential neighborhoods. The Mixed Use combining district 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. The Neighborhood Plan district denotes a tract located within the boundaries of an adopted Neighborhood Plan. 2. Zoning should promote a transition between adjacent and nearby zoning districts, land uses, and development intensities. Limited office-mixed used-neighborhood plan (LO-MU-NP) combined district zoning will allow for the proposed office use and aligns with the intent of the future land use map (FLUM). EXISTING ZONING AND LAND USES: ZONING LAND USES Site North South East West SF-3-NP SF-3-NP SF-3-NP SF-3-NP SF-3-NP Single-Family Residence Single-Family Residence Single-Family Residence Single-Family Residence Single-Family Residence NEIGHBORHOOD PLANNING AREA: N/A WATERSHED: Williamson Creek – Suburban C14-2023-0140 Page 3 SCENIC ROADWAY: N/A Covington Middle School Crockett High School CAPITOL VIEW CORRIDOR: N/A SCHOOLS: Austin Independent School District Joslin Elementary School COMMUNITY REGISTRY LIST: Advocates For Western Trails Austin Independent School District, Austin Lost and Found Pets, Austin Neighborhoods Council, Friends of Austin Neighborhoods, Go Austin Vamos Austin 78745, Homeless Neighborhood Association, Neighborhood Empowerment Foundation, Onion Creek Homeowners Assoc., Preservation Austin, SELTexas, Save Our Springs Alliance, AREA CASE HISTORIES: NUMBER C14-2014-0017 (Westgate Neighborhood Plan Area Rezonings) C14-2010-0077 (Woodlawn 4) C14-2007-0216 REQUEST No base district zoning changes proposed. The zoning change proposed to add a -NP Combining District, as well as design tools and special use infill options, restricted parking and restricted mobile food vending SF-3 to LO-MU-CO To include Vertical Mixed Use (VMU) zoning Sierra Club, Austin Regional Group, South Austin Neighborhood Alliance (SANA), South Manchaca Neighborhood Plan Contact Team, Southwood Neighborhood Assoc, TNR BCP – Travis County Natural Resources Western Trails Neighborhood Association Westgate Neighborhood Plan Contact Team COMMISSION No recommendation was given (07/22/2014) CITY COUNCIL Approved adoption of Neighborhood Plan (11/06/2014) To Grant LO-MU- CO (08/03/2010) To Grant VMU (11/13/2007) Approved as Commission Recommended (08/26/2010) Approved as Commission Recommended (12/13/2007) RELATED CASES: C14-2018-0018: South Manchaca Neighborhood Plan Area Rezonings ADDITIONAL STAFF COMMENTS: C14-2023-0140 Page 4 Comprehensive Planning: Project Name and Proposed Use: 1907 FORESTGLADE DRIVE. C14-2024-0088. South Austin Combined NP (South Menchaca). FLUM: Neighborhood Transition. Project: OTX Design. 0.2503 acres from SF-3-NP to LO-MU-NP. Existing: Single-Family Residential. Proposed: Professional Office (1,296 sq ft.). Demolition is not proposed. Indicates type of residential unit as Single Family (SF). 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 *: • 0.06 miles to Lamar & Ben White Activity Center for Redevelopment in Sensitive Environmental Areas Y Mobility and Public Transit *: Located within 0.25 miles of public transit stop and/or light rail station. • 0.07 miles to bus stop along Menchaca Rd Y Mobility and Bike/Ped Access *: Adjoins a public sidewalk, shared path, and/or bike lane. • Sidewalk present along Menchaca Rd Y Connectivity, Good and Services, Employment *: Provides or is located within 0.50 miles to goods and services, and/or employment center. • Goods and Services present near intersection of W Ben White Blvd and Menchaca Rd Y Connectivity and Food Access *: Provides or is located within 0.50 miles of a grocery Y 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 store/farmers market. • 0.5 miles to Randalls grocery store • 0.2 miles to Joslin Elementary School area, park or walking trail. • 0.3 miles to Joslin Neighborhood Park 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.) 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. 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. C14-2023-0140 Page 5 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 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. C14-2023-0140 Page 6 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. Fire No comments on zoning change. PARD – Planning & Design Review Parkland dedication fees may apply to any future site or subdivision applications resulting from this rezoning. As of January 1, 2024, new commercial non-residential uses are not subject to parkland dedication requirements at the time of site plan and subdivision. 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. Compatibility Standards The site is subject to compatibility standards. Along the North, South, East and West property line, the following standards apply: No structure may be built within 15 feet of the property line. No structure in excess of two stories or 30 feet in height may be constructed within 50 feet of the property line. No structure in excess of three stories or 40 feet in height may be constructed within 100 feet of the property line. No parking or driveways are allowed within 15 feet of the property line. A landscape area at least 25 feet wide is required along the property line. In addition, a fence, berm, or dense vegetation must be provided to screen adjoining properties from views of parking, mechanical equipment, storage, and refuse collection. For a structure more than 100 feet but not more than 300 feet from property zoned SF-5 or more restrictive, 40 feet plus one foot for each 10 feet of distance in excess of 100 feet from the property zoned SF-5 or more restrictive. C14-2023-0140 Page 7 A landscape area at least 15 feet in width is required along the property line if tract is zoned MF-3, MF-4, MF-5, MH, NO, or LO. An intensive recreational use, including a swimming pool, tennis court, ball court, or playground, may not be constructed 50 feet or less from adjoining SF-3 property. Additional design regulations will be enforced at the time a 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 South Manchaca Neighborhood Plan Austin Transportation and Public Works Department – Engineering Review The Austin Strategic Mobility Plan (ASMP) calls for 90 feet of right-of-way for Menchaca Road. It is recommended that 45 feet of right-of-way from the existing centerline should be dedicated for Menchaca Road according to the Transportation Plan with the first subdivision or site plan application. [LDC 25-6-51 and 25-6-55]. The adjacent street characteristics table is provided below: Name Menchaca Road ForestGlade Drive ASMP Classification ASMP Required ROW Existing ROW Existing Pavement Sidewalks Bicycle Route Capital Metro (within ¼ mile) Level 3 90’ 74’ 43’ Yes Yes Yes Level 1 58’ 50’ 29’ No No Yes TIA: Is not required Austin Water Utility C14-2023-0140 Page 8 No comments on zoning change. FYI: The landowner intends to serve the site with existing City of Austin water utilities. 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. 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 Exhibit C: Neighborhood Postponement Memo Exhibit D: Public Comment SF-3-NP ELEMENTARY\SCHOOL ( ( ( ( SF-3-NP ( ( ( ( ( ( ( ( ( SF-3-NP ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( RIM R C O ( ( ( ( K PATH ( ( ( ( ( ( ( ( SF-3-NP ( ( ( ( ( ( S S A E P L D D A K S C A P ( ( ( ( ( ( ( ( ( ( ( ( ( JOSLIN PARK CIM A R R O ( ( N T R L ( ( ( ( SF-3-NP ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( F R O N ( T I E N E V A D A P A T H ( ( ( R T R L ( SF-3-NP ( ( ( ( ( ( ( ( ( C A ( C T U S L N ( ( ( ( ( SF-3-NP ( ( ( ( ( ( ( ( ( ( ( ( ( C14-2014-0017 ( ( ( ( ( ( R O U N D U ( ( P T R L ( ( ( ( ( ( ( ( ( ( ( ( S S A L H T A O P ( ( ( LO-MU-CO-NP C14-2010-0077 CHURCH ( ( ( ( ( ( ( ( ( ( ! ( ! ! ! ( ! ! ! ( ! ( ( ( ( ( ( ( ( ( ( ( ( ( CHEYENNE CIR I S S A P N K S K C U B SF-3-NP ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( SF-3-NP ( ( ( ( REMUDA TRL ( ( SF-3-NP ( ( ( ( SF-3-NP ( ( ( ( N S L A M U PL ( ( SF-3-NP ( ( ( ( ( ( ( ( ( UNDEV SF-3-NP ( ( ( ( ( ( ( ( ( Y H W A ( ( ( ( ( ( ( ( T A E P E A W N P ( ( ( ( ( ( D A R C A H C N E M ( ( ( ( LR-NP 65-53R ( ( ( ( ( ( ( ( ( ( ( SF-3-NP ( ( ( ( ( ( ( ( L A N S I N G D R ( SF-3-NP ( ( ( ( ( ( ( ( ( ( ( ( LO-NP 66-53R MF-3-NP APARTMENTS ( ( ( ( ( JO N E S R D ( ( ( ( ( ( ( ( ( ( ( ( ( ( = = = = J E N T S C = = SF-3-NP H C T = SF-3-NP = = ( C14-2013-0069 SF-6-NP = = ( ( O A K G LE N D R ( ( ( ( SF-3-NP ( SF-3-NP ( ( ( ( ± SUBJECT TRACT ! ! ! ! ! ! PENDING CASE ZONING BOUNDARY GR-NP GR-CO-NP C14-05-0198 R E D D S T 05-0198 PARKING N S L U T C A C SP06-0764C CS-NP STA . GR-NP GAS GR-V-NP LO W B E N W W BE N W W B E N W FAST HIT SP95-0110CS E B LV HITE BLV HITE BLV D W B D EB D S V R D E B 73-128 ! ! ( LO-NP ! ! ( GR-V-NP ! C14-2007-0216 ! ! WASH ! C14-2022-0086 ( ! 72-095 SF-3-NP LO-NP O FFIC E ( LR-V-NP LO-V-NP ( LR-MU-V-CO-NP C14-07-0011 C14-2007-0216 = ( 76-071R PAINT\STORE ( CS-NP E RIV D 92-97 C14-92-0097 LO-NP CHURCH LR-V-NP P87-069 C14-2007-0216 DR. LO-V-NP O FFIC LO-NP ( C14-2011-0162 E ( ! ! 89-047 SERVICE LR-V-NP Z86-053 R ( STA . ( SF-3-NP S P-03-0535 C ( ( ( ( ( LR-V-NP C14-2014-0045 C14-2007-0216 ! ! ! P79-011 ! 81-051 ! ! ! ! ! ! H C R U H Y C NIT U M M O C ! ! ! 72-283 LO-NP ! ! ( SF-3-NP ( ( ( ( R E D L R E M ( ( ( ( ( ( ( ( ( ( 72-283 ( ( ( SF-3-NP P76-24 C ( ( ( ( ( ( ( ( C R O W ( ( N D R ( ( ( ( ( GR-V-NP ( SF-3-NP ( ( ( ( ( SF-3-NP ( ( ( ( ( R L D EL S S U R ( ( ( SF-3-NP ( ( = ( ( D N R O S W LA C ( ( ( ( ( C14-04-0152 C14-2007-0216 ( LO-CO-NP 04-0152 ( C14-05-0087 05-0087 ( ( ( ( ( ( ( SF-3-NP ( ( ( ( ( ( ( S Y L V A N G L A D E ( ( ( SF-3-NP ( ( ( ( ( ( ( ( ( ( ( SF-3-NP ( ( ( ( ( ( ( ( ( ( F O R ( EST HILL D R ( ( SF-3-NP ( ( ( ( ( ( ( ( ( ( ( ( ( R E D D A L G R E V E ( ( ( ( ( ( ( ( ( ( ( ( SF-3-NP ( ( ( ( L A D E D R ( ( ( ( C14-2014-0018 ( ( ( F O R E S T G ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( G L E N H A V E N ( ( ( ( ( ( SF-3-NP ( ( ( ( P H I L C O D R ( ( ( ( ( ( ( ( ( ( ( ( ( SF-3-NP ( ( ( ( ( E N C H A N T E D L N ( ( ( ( ( ( ( SF-3-NP ( ( ( ( S Y L V A N D A L E D R ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( SF-3-NP ( ( ( ( G L A D E V I E W D R ( ( ( ( ( SF-3-NP ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( SF-3-NP ( ( ( S O U T H ( ( ( F O R E S T D R ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( SF-3-NP ( ( ( ( ( ( ( ( ( ( M A J E S T I C D R ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( SF-3-NP ( ( ( ( ( ( ( ( ( ( ZONING ZONING CASE#: C14-2024-0088 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: 6/4/2024 Exhibit A1907 Forestglade Rezoning Summary Dear Planning Department, It is our intention to rezone 1907 Forestglade from SF-3-NP to LO-MU-NP so that it can be used as the bicycle-oriented design office for OTX Design. OTX Design was created in Austin, TX in 2009 to serve as the satellite design office for Odyssey BMX, Sunday Bikes, Fairdale Bikes and G-Sport BMX. These are brands under the business umbrella of Bear Corporation, a California company with over 45 years of experience in the bicycle industry. The purchaser, Destino View, is an LLC that was created to find and purchase a location for OTX in Austin. It is owned and operated by Richard Tang, the owner of Bear Corporation. OTX rented 4204 Menchaca Road from August 2009 to October 2013. This is currently the location for Radio Coffee. From October 2013 to the present OTX has been located at 8700 Menchaca Road, in the Grand Oaks Office Condominium space. The OTX employees have searched on and off for many years to find a permanent address for their office. Finding a converted home like they originally had at the 4204 Menchaca address has always been their goal. In April of this year, it became clear that 1907 Forestglade would be a strong fit for the design office, and that it would be an ideal location for the employees that live near and know the surrounding neighborhood well. The current roster of five employees have all spent more than 10 years in Austin, with some living here for over 15, and with their children being born and raised in the city. Should the Forestglade address be rezoned to LO-MU-NP, it is our intention to preserve the exterior and bring the interior up to ADA code, while also remodeling the interior to work efficiently as a product design space that will be finished in a way that is respectful to the building’s original mid-1950’s construction date. OTX Design is open from 10 am to 6:30 pm, Monday through Friday, and is effectively closed to the public, with limited visits permitted by appointment only. A selection of the employees ride bicycles to and from the office, so parking use on the lot is more than suitable in its current configuration. Please let me know if more information is required. Jessica Cotsonas Austin Representative for Destino View, LLC P: 512-394-9265 / E: jrcotsonas@gmail.com Exhibit BClaire Hempel, Chair Planning Commission Members TO: FROM: Ray Collins Chair South Menchaca Neighborhood Plan contact team July 19, 2024 C14-2024-0088 Postponement request by SMNP contact team DATE: RE: The SMNP contact team requests a postponement from July 23, 2024 to August 13, 2024 and will seek a meeting with the applicant.