11 C14-2024-0097 - Ramirez .39; District 5 Staff Report — original pdf

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ZONING CHANGE REVIEW SHEET DISTRICT: 5 TO: GR-MU-NP CASE: C14-2024-0097 – Ramirez .39 ADDRESS: 2056 West Stassney Lane ZONING FROM: GR-NP SITE AREA: 0.39 acres PROPERTY OWNER: Rosa Ramirez AGENT: Bennett Consulting (Rodney K. Bennett) CASE MANAGER: Tiffany Magnavice (512-978-0722, tiffany.magnavice@austintexas.gov) STAFF RECOMMENDATION: The Staff recommendation is to grant the community commercial – mixed use – neighborhood plan (GR-MU-NP) combined district zoning. PLANNING COMMISSION ACTION / RECOMMENDATION: October 8, 2024: ORDINANCE NUMBER: ISSUES: No issues at this time. CASE MANAGER COMMENTS: The subject rezoning area is approximately 0.39 acres and currently has one vacant building and two food trucks operating onsite. The rezoning area is at the northwest corner of West Stassney Lane (Level 3/Corridor) and Menchaca Road (Level 3/Corridor). The site is located within two ETOD stations, Jones/Jentch and ACC South Austin, which initiate and encourage transit activity. A bus stop is located 0.02 miles from the subject site. The future land use designation (FLUM) is Mixed Use Activity/HUB Corridor. Development on West Stassney Lane and Menchaca Road is generally characterized by unified shopping centers and individually developed commercial sites, commercial-liquor sales, single family, townhouse and condominium residences, low density multifamily residences, and several public districts including a library, park, Austin Community College campus, and Crockett Highschool (GR-NP; CS-1-NP; SF-3-NP; MF-2-NP; P-NP). Please refer to Exhibits A (Zoning Map), A-1 (Aerial View). C14-2024-0097 Page 2 The applicant is proposing to rezone the property to the community commercial – mixed use – neighborhood plan (GR-MU-NP) combining district for a retail and residential development that will include four (4) two-bedroom dwelling units equaling approximately 500 to 1,000 square feet each. Demolition is proposed, and a Traffic Impact Analysis (TIA) is not required. Staff is recommending the community commercial – mixed use – neighborhood plan (GR- MU-NP) combined district because this property meets the intent of the district, as well as the FLUM, and would increase housing inventory. BASIS OF RECOMMENDATION: 1. The proposed zoning should be consistent with the purpose statement of the district sought. The community commercial (GR) district designation for office and commercial uses serving neighborhood and community needs, including both unified shopping centers and individually developed commercial sites, and typically requiring locations accessible from major traffic ways. Mixed Use (MU) 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 (NP) district denotes a tract located within the boundaries of an adopted Neighborhood Plan. 2. The proposal is in alignment to the GR-NP zoning entitlements on the north, south, and east of the property, and would permit residential use currently permitted on the west side of the property. 3. The property is located within the Mixed Use Activity/HUB Corridor future land use area. The proposed re-zoning will allow for the availability of additional housing to be developed in this area of the City and meet the intent of the FLUM. Zoning changes should promote an orderly relationship among land uses. Zoning should allow for reasonable use of the property. C14-2024-0097 Page 3 EXISTING ZONING AND LAND USES: ZONING Site North South GR-NP GR-NP SF-3-NP East GR-NP; P-NP; MF-2- NP; CS-1-NP West SF-2-NP LAND USES Restaurant; Food Sales Single-Family Residential; Apartments Auto Services; Commercial Services; General Retail; Cocktail Lounge; Food Sales; Personal Services; Restaurants; Auto Services; Automotive Rentals; Commercial Services; General Retail; Food Sales; Personal Services; Public Library; Restaurants; Low Density Multifamily Single-Family Residential SCENIC ROADWAY: No NEIGHBORHOOD PLANNING AREA: South Austin Combined (Westgate) WATERSHED: Williamson Creek (Suburban) CAPITOL VIEW CORRIDOR: No SCHOOLS: Austin Independent School District Sunset Valley Elementary School Covington Middle School Crockett High School COMMUNITY REGISTRY LIST: 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 Association of Beckett Ranch at Southern Oaks Neighborhood Empowerment Foundation Onion Creek Homeowners Assoc. Preservation Austin SELTexas Save Our Springs Alliance Sierra Club Austin Regional Group South Austin Neighborhood Alliance (SANA) Southern Oaks Neighborhood Association TNR BCP - Travis County Natural Resources Westgate Neighborhood Plan Contact Team C14-2024-0097 Page 4 AREA CASE HISTORIES: NUMBER C14-2014-0017 C14-2014-0018 REQUEST Rezoning in association with creation of the South Austin Combined (Westgate) Neighborhood Plan Rezoning in association with creation of the South Austin Combined (Westgate) Neighborhood Plan COMMISSION To Grant creation of the Neighborhood Plan (7/22/2014) To Grant creation of the Neighborhood Plan (7/22/2014) C14-2014-0019 Rezoning in association with creation of the South Austin Combined (Westgate) Neighborhood Plan To Grant creation of the Neighborhood Plan (7/22/2014) C14-2018-0141 SF-3-NP to NO-MU-NP To Grant neighborhood C14-2019-0071 LO-NP to LO-MU-NP office mixed use neighborhood plan (NO-MU-NP) district zoning (4/23/2019) To Grant limited office mixed use neighborhood plan (LO-MU-NP) district zoning (6/25/2019) CITY COUNCIL Approved -NP combining district on second and third reading as Commission recommended (11/6/2014) Approved -NP combining district on second and third reading as Commission recommended (11/6/2014) Approved -NP combining district on second and third reading as Commission recommended (11/6/2014) Approved NO-MU-NP combining district on third reading as Commission recommended (12/10/2020) Approved LO-MU-NP combining district on all three readings as Commission recommended (8/8/2019) RELATED CASES: The subject property is within the boundaries of the South Austin Combined (Westgate) Neighborhood Planning Area. The –NP combining district was added to the existing GR base district on November 6, 2014 (C14-2014-0017). C14-2024-0097 Page 5 ADDITIONAL STAFF COMMENTS: Comprehensive Planning Project Name and Proposed Use: 2056 W STASSNEY LANE. C14-2024-0097. Project: RAMIREZ .39. South Austin Combined Neighborhood Planning area (Westgate). FLUM: Mixed Use Activity/HUB Corridor. 0.39 acres from GR-NP to GR-MU-NP. Existing: retail. Proposed: retail and 4 residential units. Demolition is proposed. 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 *: • Within South Austin Civic Center Neighborhood Center; adjacent to Stassney Lane Activity Corridor Y Mobility and Public Transit *: Located within 0.25 miles of public transit stop and/or light rail station. • 0.02 miles to bus stop along Stassney Ln Y Mobility and Bike/Ped Access *: Adjoins a public sidewalk, shared path, and/or bike lane. • Sidewalk and bike lane present along Stassney Ln Y Connectivity, Good and Services, Employment *: Provides or is located within 0.50 miles to goods and services, and/or employment center. Menchaca Rd within 0.2 miles • Goods and services present at Cherry Creek Plaza, and the intersection of Stassney Ln and Connectivity and Food Access *: Provides or is located within 0.50 miles of a grocery store/farmers market. Y Connectivity and Education *: Located within 0.50 miles from a public school or university. 0.3 miles to Crockett High School; 0.2 miles to Austin Community College: South Austin Campus Y Connectivity and Healthy Living *: Provides or is located within 0.50 miles from a recreation area, park or • • walking trail. 0.5 miles to Garrison 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. Y Mixed use *: Provides a mix of residential and non-industrial uses. Y Culture and Creative Economy *: Provides or is located within 0.50 miles of a cultural resource (ex: library, theater, museum, cultural center). • 0.2 miles to Menchaca Road Branch, Austin Public Library 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 9 Number of “Yes’s” C14-2024-0097 Page 6 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. 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 Parkland dedication will be required for the new residential units proposed by this development, mixed-use with GR-MU 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 C14-2024-0097 Page 7 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. At the applicant’s request, PARD can provide an early determination of whether fees in-lieu of land will be allowed. 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. This site is subject to compatibility on the West property line. On and after July 15th, 2024, this site will need to comply with compatibility requirements based on ordinance # 20240516-004. This tract is already developed, and the proposed zoning change is a footprint within the existing development. FYI, this site is within the Westgate Neighborhood Plan. 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) W. Stassney Lane Level 3 80’ 87’ 72’ Yes Yes Yes Austin Water Utility No comments. C14-2024-0097 Page 8 INDEX OF EXHIBITS AND ATTACHMENTS TO FOLLOW: Exhibit A: Zoning Map Exhibit A-1: Aerial Map > MF-2-NP SF-6-NP SF-3-NP ( ( ( ( ( ( ( ( ( V I L L A G E C I R D ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( SF-3-NP ( ( ( ( ( ( SF-3-NP ( ( ( ( ( H KLE PAT RIWIN PE ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( SF-3-NP ( ( ( ( ( ( ( VILLA C14-2014-0017 ( G E W ( ( ( ( ( ( ( ( ( ( ( ( AY D R ( T Y C A ( ( E W G A L VIL ( ( ( ( SF-3-NP ( ( ( ( ( ( ( ( ( ( ( SF-3-NP ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( = = = = = = = = = = = = = ( ( SF-3-NP = = = = = C H A S E W = = SF-3-NP = = Y C H D R = = = = = = ( ( ( ( ( ( ( = = ( = ( ( ( = = = = = = PUD-NP ( ( FE R N VIE W R = SF-3-NP = = = = = = = = NO-CO-NP = = = = = = ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( S S A P O L A F F U B ( SF-2-NP ( ( W STASSNEY LN ( ( ( ( B E R R ( Y HIL L CIR ( ( ( ( ( ( R RY HILL D BER ( ( ( ( ( ( ( ( ( ( ( SF-2-NP ( ( ( ( ( ( STANDISH DR ( ( ( B E R W Y N L N ( ( ( ( ( ( ( ( ( SF-2-NP ( ( ( ( ( ( S LN ( D Y O LL ( ( ( ( ( ( ( ( SF-2-NP ( ( H A R WIC ( K D R ( ( ( ( ( ( ( ( SF-2-NP W HITE STO ( ( N E D R ( ( ( ( ( SF-2-NP ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( SF-2-NP ( ( ( ( ( ( ( ( ( B R O O K ( ( HIL L D R ( ( ( ( ( SF-2-NP ( ( FALC O ( ( ( ( N HILL D ( R ( ( ( ( ( ( ( L E W O O ( ( ( D CIR ( ( ( ( ( R D D O O W LE ( ( ( ( ( ( ( ( ( ( ( ( ( SF-3-NP MF-2-NP FAIRMONT CIR ( ( ( ( ( ( ( ( 69-112 APTS. ( ( = = H K PAT = R O C ( ! ( ! ! RE ! WA D ! HAR ! ! ! ! ! ! ( ( 75-58 GR-NP P O H S ST D FA O FO SHOPPING CENTER 69-112 CP77-27 GR-NP 73-139 ( ( ( ( ( ( ( ( SF-3-NP ( ( ( H T A P K A O N I P ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( SF-3-NP ( ( ( ( ( ( ( ( ( ( ( ( ( ( N S L A M U PL ( ( ( ( ( ( ( ( ( ( ( SF-3-NP ( ( JO N E S R D ( ( ( ( ( ( ( ( ( ( O A K G LE N D R ( ( ( ( SF-3-NP ( ( ( ( ( ( ( ( ( SF-3-NP ( ( ( ( ( FAIR O ( ( A K S D R ( ( ( R HILL D FAIR ( ( ( W H S E S O U T H E R N O H C R U H C ( ( GR-NP CS-NP A K S D R C A R\W A S H 63-1 3 3 S H C E N O P T E R PIN G ( S P C - 0 6- 00 2 3A D A R C A H C N E M ( ( ( ( C14-79-056 C14-75-130 C14-70-071 70-071 75-130 APARTMENTS GR-NP NO-MU-NP ( C14-2018-0141 ( IN V E R N E S ( ( S BLV D ( ( C14-2007-0216 GR-V-NP CP70-02 25' B FA ST FO 73-82 O D LA U N D R Y 71-187 CS-1-NP CP73-05 A P T S. 87-102 P-NP LIBRARY B E A UT Y\S C H O OL P82-72 C14-2014-0018 SF-6-NP C14-2013-0069 ( ( ( SF-3-NP ( ( ( ( ( SF-3-NP ( ST ALB ( A N ( ( S BLV D ( SF-3-NP ( ( ( ( ( ( ( ( ( ( ( ( ( U F F E R Z O N E ( MF-3-NP ( ( ( ( ( T S FA D O O F EO VID A U T O R E P AIR R E S T. VACANT 68-129 SP93-0202C SP-02-0282C R E S T. C14-2007-0216 GR-V-NP GR-NP 68-129 CROCKETT\HIGH\SCHOOL GR-NP SP-03-0503C SP-03-0514D 73-219 MF-3-NP ( 73-219 96-0434C LO-V-NP C14-2007-0216 ( 73-141 ( LO-NP ( SF-3-NP ( B RIT T A N ( ( Y B L V D ( ( 73-141 ( SF-3-NP ( ( S H Y W ( ( G KIN ( SF-3-NP ( LO-NP > C14-2019-0071 > ( ( SF-3-NP HIGH SCHOOL PAR KIN G PUD-NP ( ( ( SF-2-NP ( CP73-44 73-139 ( C14-2014-0019 CS-NP ( ( ( ( ( ( ( P-NP SUBJECT TRACT ! ! ! ! ! ! PENDING CASE ZONING BOUNDARY ZONING ZONING CASE#: C14-2024-0097 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: 6/24/2024 UNDEV LO-MU-CO-NP C14-04-0150 SF-6-NP C14-80-145 N 80-145 I N D E P E N D E UNDEV C E D R A M U R D R T C T T O C L I W SF-2-NP ±