16 C14-2024-0125 - Stonehollow Tracts East; District 7 - Staff Report — original pdf

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ZONING CHANGE REVIEW SHEET CASE: C14-2024-0125 (Stonehollow Tracts East) DISTRICT: 7 ADDRESS: 11801, 11525 Bldg. A, 11525 Bldg. B, 11525 ½, 11701, 11701 ½, Stonehollow Drive and 2105, 2029 Gracy Farms Lane ZONING FROM: NBG-NR-NP TO: NBG-CMU-M-NP SITE AREA: 28.59 acres PROPERTY OWNER: TR Stonehollow Corporation (Robert Whitney, Managing Director) APPLICANT/AGENT: Dubois Bryant & Campbell, LLP (David Hartman) CASE MANAGER: Sherri Sirwaitis (512-974-3057, sherri.sirwaitis@austintexas.gov) STAFF RECOMMEDATION: Staff recommends NBG-CMU-M-NP, North Burnet Gateway- Commercial Mixed Use- Midway Subdistrict-Neighborhood Plan Combining District, zoning. PLANNING COMMISSION ACTION / RECOMMENDATION: November 12, 2024 CITY COUNCIL ACTION: ORDINANCE NUMBER: C14-2024-0125 ISSUES: N/A CASE MANAGER COMMENTS: 2 The property in question consists of six tracts of land accounting for 28.59 acres that is currently developed with office/warehouse structures (Stonehollow 1, 2, and 3). It is within the North Burnet/Gateway Combined Neighborhood Planning Area and is located at the southeast intersection of Stonehollow Drive and Gracy Farms Lane (please see North Burnet/Gateway Neighborhood Plan FLUM – Exhibit D). The site is zoned NBG with a Neighborhood Residential subdistrict designation: NBG-NR (please see North Burnet/ Gateway Zoning Subdistrict Map – Exhibit E). To the north, across Gracy Farms Lane, there is a multifamily use (Folio Apartments) zoned NBG-NR-NP. There is a day care facility (The Children’s Courtyard of Austin), a service station/food sales use (7-Eleven Convenience Store) and another multifamily development (The Barstow Apartments-Lincoln Oaks) to the east. The lots to the south and west across Stonehollow Drive, contain office and warehouse uses (Metric Collective, Harmony School of Science) and a recently developed multifamily complex (Modera Eado) zoned NBG-NR-NP. The applicant is requesting a rezoning in the NBG to a Commercial Mixed Use-Midway subdistrict designation (CMU-M) to permit the redevelopment of this site with more intensive multifamily uses (Please see Applicant Request Letter – Exhibit C). The current NBG-NR zoning permits a maximum FAR of 2:1 and up to 60 feet in building height with the development bonus (Please see Figure 4-1 NR: NBG Zoning District General Site Development Standards – Exhibit F). The proposed zoning of NBG-CMU-Midway subdistrict will permit a maximum FAR of 10:1 and up to 350 feet in building height with the development bonus (please see Figure 4-1 CMU: NBG Zoning District General Site Development Standards – Exhibit G). The staff’s recommendation is to grant North Burnet/Gateway-Commercial Mixed Use- Midway (CMU-M) District zoning for this property. The conditions and development patterns within the North Burnet/Gateway neighborhood planning area have changed since the regulating plan was adopted, as demonstrated by recent cases including C14-2024-0005 (2700 Gracy Farms) and C14-2024-0090 (11700 Metric). With the rezoning of the property at 11700 Metric to the NMU subdistrict that was approved by City Council on October 24, 2024, this rezoning would establish an upward transition away from Metric and towards the center of the TOD regulating plan. This upzoning is consistent with City Council direction to allow for more intensive development in this area informally referred to as Austin’s “2nd Downtown” near the planned new Capital Metro Broadmoor/Domain rail station on Burnet Road adjacent to the Brandywine Uptown ATX development just north of The Domain and blocks away from Q2 Stadium. The CMU-Midway subdistrict will encourage a mixture of uses and more density at this location. CMU-M designation will allow for an increase in height and FAR, with the development bonus, toward the northern portion of the North Burnet Gateway Neighborhood Planning area. Across Metric Boulevard, there are multifamily uses that provide a roughly C14-2024-0125 3 400’ buffer between the edge of the North Burnet/Gateway planning area and the single- family residential neighborhoods to the east. The site under consideration is located within the North Burnet/Gateway Station Regional Center, as designated by the Imagine Austin Comprehensive Plan. There are Capital Metro bus routes from Gracy Farms Lane to Stonehollow Drive (466-Kramer/Domain) and to the east along Metric Boulevard (routes #142 and #325) and a bus stop to the north on Stonehollow Drive (stop #5760) and to the south at the southwest corner of Metric Boulevard and Stonehollow Drive (stop #2568). The applicant agrees with the staff’s recommendation. BASIS OF RECOMMENDATION: 1. The proposed zoning should be consistent with the purpose statement of the district sought. North Burnet/Gateway district is the designation for an identified area of existing low density, auto-oriented commercial, warehouse, and industrial uses that is the subject of an approved master plan for redevelopment of the area into a higher density urban mixed- use neighborhood that is more pedestrian friendly and takes advantage of the links to commuter rail transit and the area’s key position in the urban core. Commercial Mixed Use (CMU) is a high density mixed-use subdistrict, appropriate for high rise residential, major employers, destination retail and large scale civic uses. Neighborhood Plan district denotes a tract located within the boundaries of an adopted Neighborhood Plan. 2. The proposed zoning should promote consistency and orderly planning. The CMU-Midway subdistrict will encourage a mixture of uses and more density at this location. CMU-M designation will allow for an increase in height and FAR, with the development bonus, toward the northern portion of the North Burnet Gateway Neighborhood Planning area. Across Metric Boulevard, there are multifamily uses that provide a roughly 400’ buffer between the edge of the North Burnet/Gateway planning area and the single-family residential neighborhoods to the east. 3.The proposed zoning should be consistent with the goals and objectives of the City Council. The property is located within a designated regional center, North Burnet/Gateway Station Regional Center, in the Imagine Austin Comprehensive Plan. This upzoning is consistent with City Council direction to allow for more intensive development in this area informally referred to as Austin’s “2nd Downtown” near the planned new Capital Metro Broadmoor/Domain rail station on Burnet Road adjacent to C14-2024-0125 4 the Brandywine Uptown ATX development to the east of The Domain and to the north of Q2 Stadium. EXISTING ZONING AND LAND USES: ZONING Site NBG-NR-NP North NBG-NR-NP South NBG-NR-NP NBG-NR-NP East West NBG-NR-NP LAND USES Office/Warehouse (Stonehollow 1, 2 and 3) Multifamily (Folio Apartments) Office/Warehouse (Metric Collective) Day Care (The Children’s Courtyard of Austin), Service Station/Food Sales (7-Eleven), Multifamily (The Barstow Apartments-Lincoln Oaks) Charter School (Harmony School of Science), Office/Warehouse, Multifamily (Modera Eado) NEIGHBORHOOD PLANNING AREA: North Burnet/Gateway NP NEIGHBORHOOD ORGANIZATIONS: Austin Independent School District, Austin Lost and Found Pets, Austin Neighborhoods Council, Friends of Austin Neighborhoods, Homeless Neighborhood Association, Neighborhood Empowerment Foundation, North Burnet/Gateway Neighborhood Plan Staff Liaison, North Growth Corridor Alliance, SELTexas, Sierra Club, Austin Regional Group SCHOOLS: Austin Independent School District Pillow Elementary School Burnet Middle School Anderson High School AREA CASE HISTORIES: REQUEST NBG-NR-NP to NBG-NMU-NP NUMBER C14-2024-0090 (11700 Metric: 11550 and 11550 1/2 Metric Boulevard) COMMISSION CITY COUNCIL 9/24/2024: Approved staff's recommendation of NBG- NMU-NP zoning by consent (10-0, P. Howard, N. Barrera- Ramirez and F. Maxwell- absent); R. Johnson-1st, A. Woods-2nd. 10/24/24: Approved NBG- NMU-NP zoning by consent on all 3 readings (11-0); J. Velasquez-1st, N. Harper- Madison-2nd. C14-2024-0125 C14-2024-0005 (2700 Gracy Farms: 2700 Gracy Farms Lane and 2700 ½ Gracy Farms Lane) NBG-NR-NP to NBG-CMU- Midway(CMU- M)-NP 8/13/2024: Approved staff's recommendation of NBG- CMU-M-NP zoning by consent (12-0, P. Howard-absent); A. Azhar-1st, A. Woods-2nd. C14-2021-0173 (11911 Burnet Road) NBG-NR-NP to NBG-CMU-NP 12/22/21: Approved staff's recommendation of NBG- CMU-NP zoning by consent (8-0); C. Hempel-1st, P. Howard-2nd. C14-2016-0136 (Broadmoor: 11501 Burnet Road) NBG-CMU-NP to NBG-TOD-NP 3/27/18: Approved staff’s recommendation of NBG-TOD- NP zoning, with conditions, by consent (12-0, P. Seeger- absent); G. Anderson-1st, J. Thompson-2nd. C14-2014-0058 (Esperanza Crossing: 2800 Esperanza Crossing) C14-2011-0050 (Burnet- Kramer NBG-TOD-NP to NBG-CMU-NP NBG-TOD to NBG-CMU 8/12/14: Approved staff’s recommendation of NBG- CMU-CO-NP zoning, with conditions, on consent (8-0, B. Roark-absent); S. Oliver-1st, N. Zaragoza-2nd. 10/11/11: Approved the staff’s recommendation of NBG- CMU-NP zoning for Tract 2, 5 9/12/2024: The public hearing was conducted and a motion to close the public hearing and approve Ordinance No. 20240912-105 for North Burnet/Gateway-neighborhood plan (NBG-NP) combining district (commercial mixed use- midway zone subdistrict) zoning was approved on Council Member Vela's motion, Council Member Ellis' second on an 11-0 vote. 1/27/22: The public hearing was conducted and a motion to close the public hearing and approve Ordinance No. 20220127-082 for NBG-NP combining district (commercial mixed use subdistrict) zoning was approved on Council Member Kitchen's motion, Council Member Fuentes' second on an 11-0 vote. 4/12/18: Approved NBG-TOD- NP zoning, with conditions, on 1st reading only (6-0, G. Casar- off dais, D. Garza, E. Troxclair, K. Tovo and S. Adler-absent); L. Pool-1st, P. Renteria-2nd. 6/28/18: Ordinance No. 20180628-088 for north burnet/gateway-transit oriented development-gateway zone- neighborhood plan (NBG-TOD- NP) combining district zoning, with conditions was approved on Council Member Troxclair’s motion, Council Member Garza’s second on an 11-0 vote. 8/28/14 : Approved NBG-CO- NP zoning, with conditions, on consent on all 3 readings (7-0); B. Spelman-1st, L. Morrison- 2nd. 11/10/11: Approved NBG- CMU-NP zoning with C14-2024-0125 Rezoning: 11205 & 11301 Burnet Road) 6 with the TIA conditions, by consent (9-0); M. Dealey-1st, D. Chimenti-2nd. conditions on consent on 1st reading only (7-0); Spelman-1st, M. Martinez-2nd. C14-2010-0087 (The Domain Rezoning- Simon) MI-PDA to MI-PDA 8/24/10: Approved staff’s recommendation of MI-PDA zoning (8-1, Chimenti-No), with the following additional conditions: 1) Require the applicant to provide bicycle access for a portion Bicycle Route Segment #905.04 (Please see Public Works Department Memorandum – “Attachment B”) to allow for continuity for bicycle traffic to and through the Domain development. 2) Require a public restrictive covenant that will limit one acre of land on the Endeavor- Domain site to zero percent impervious cover to be signed and recorded before the 3rd reading of this zoning case at City Council. 12/08/11: Approved NBG- CMU-NP zoning, with conditions, on consent on 2nd/3rd readings (6-0); C. Riley-1st, S. Cole-2nd. 8/26/10: The public hearing will remain open and the first reading of the case was approved for MI-PDA zoning (7-0); Morrison-1st, Spelman- 2nd, with the following additional conditions: 1) The applicant is to provide bicycle access for a portion of Bicycle Route Segment #905.04 to allow for continuity for bicycle traffic to and through the Domain development. 2) A public restrictive covenant that will limit one acre of land on the Endeavor- Domain site to zero percent impervious cover will be signed and recorded before the third reading of this zoning case. 10/14/10: Approved MI-PDA zoning on2nd/3rd readings (7-0); Spelman-1st, Leffingwell-2nd, with the following amendments: 1) Part 3, C, 1 of the ordinance should read: “A pedestrian/bicycle entrance shall be provided between the existing pedestrian/bicycle trail under Mopac Expressway and the Simon Project internal drive as shown on the attached Exhibit B. A minimum 12-foot wide paved path shall be constructed with an associated curb cut connecting to the internal drive prior to issuance of a certificate of occupancy for a building on Lot 5A, Block A, the Domain Shopping Center Section 3 Subdivision.”; 2) Add C14-2024-0125 7 a new paragraph to Part 3, Section D to read: “The two trees on the property numbered 5068 and 5081 as shown on Exhibit D may not be removed, unless the City Arborist approved otherwise based on the health of the individual trees.”; 3) The fourth WHERAS of the restrictive covenant should read: “WHEREAS, the requirements of the Land Development Code for both the Endeavor Tract and the Simon Tract allow for a combined maximum of eighty percent(80%) net site area impervious cover resulting in a total allowable impervious cover area of 135.36 acres for the Endeavor Tract and 40.54 for the Simon Tract. 10/16/08: Approved NBG-NP or NBG-H-NP (7-0); 1st reading 3/12/09: Approved NBG-NP or NBG-H-NP (6-0); 2nd/3rd readings 10/18/07: Approved 1st reading of Phase 1 of NP (6-0) 11/01/07: Approved Phase 1 of NP zonings (5-0); 2nd/3rd readings 11/01/07: Approved MI-PDA zoning on consent (6-0); all 3 readings Add NP designation to existing zoning 9/09/08: Approved rezoning of certain tracts to NBG-NP or NBG-H-NP, with conditions (8-0) 9/25/07: Approved staff rec. with amendments (8-0) MI-PDA to MI-PDA 10/09/07: Approved staff rec. of MI-PDA by consent (9-0) C14-2008-0182 (North Burnet /Gateway NP Rezoning: Metric Boulevard) C14-2007-0157 (North Burnet /Gateway Neighborhood Plan Rezoning) C14-2007-0171 (The Domain: 10700-11000 Burnet Road, 11100-11900 Burnet Road, 2800 Block of Braker Lane, 3300 W. Braker Lane) C14-06-0154 (The Domain: 11400 Burnet Road) MI-PDA to MI- PDA 8/08/06: Approved staff rec. of MI-PDA by consent (8-0) 09/28/06: Approved MI-PDA (7-0); 1st reading 10/05/06: Approved MI-PDA changes as a condition of zoning (6-0); 2nd/3rd readings MI-PDA to MI- PDA 2/13/07: Approved staff’s rec. for MI-PDA zoning with additional conditions of: 8 3/01/07: Approved MI-PDA zoning with the addition of low albedo roofing materials, one star construction for the total site and two star construction for 50% of the office and residential construction (7-0); McCracken-1st, Dunkerley-2nd. C14-2024-0125 C14-06-0121 (The Domain RCA: 10712, 10728, 10800, 11000, 11500, 11600 Burnet Road; 11601 Domain Drive; 2900, 3001, 3101 Esperanza Crossing) • • • • applicant’s parkland 2 star Green Building rating natural landscaping of all water quality ponds (existing and future); be in compliance with TIA conditions; the requested dedication proposal; height base of 140-ft; plus an additional 12- stories based on electing to provide some of the public benefits as listed in North Burnet/Gateway Neighborhood Plan. • Maximum height of 308 the • feet. Vote: (9-0); J.Reddy-1st, G. Stegeman-2nd. 11/23/04: Approved staff recommendation of MI-PDA, with Environmental Board conditions (9-0). 11/9/04: Approved staff’s recommendation of CH zoning with conditions (9-0) 6/11/03: Approved staff’s recommendation of MI-PDA zoning, with inclusion of original PDA conditions (as read into the record) from Ordinance #000608-67 (8-0, R. Pratt-off dais) 6/11/03: Approved staff's recommendation of MI-PDA zoning (8-0, R. Pratt-off dais) 6/11/03: Approved staff's recommendation of CS-CO zoning (8-0, R. Pratt-off dais) 12/16/04: Approved MI-PDA (7-0); all 3 readings 12/2/04: Approved CH zoning (7-0); all 3 readings 7/31/03: Granted MI-PDA on all 3 readings (7-0) 7/31/03: Granted CS-CO on all 3 readings MI-PDA to MI-PDA 7/31/03: Granted MI-PDA on all 3 readings (7-0) C14-04-0151 (The Domain: 11400 Burnet Road) C14-04-0146 (The Shops at Arbor Walk: 10515 North Mopac Expressway) C14-03-0017 (The Domain- 200.286 acres: 11400 Burnet Road) C14-03-0016 (Multek: 3300 West Braker Lane) C14-03-0015 (The Domain- 0.783 acres: MI-PDA to MI- PDA P to CH MI to MI-PDA MI to CS C14-2024-0125 11400 Burnet Road) C14-02-0062 (11005 Burnet Road) C14H-00-2177 (Braker Pointe/ Rogers Homestead: 10801 N. MOPAC NB Expressway C14-00-2065 (Austin Tech Park: 11400 Burnet Road) 9 LI to CS-1 LI-PDA to LI-PDA 6/12/02: Approved CS-1 by consent (8-0) 7/11/02: Approved PC rec. of CS-1 (7-0); all 3 readings 10/24/00: Approved staff rec. of LI-PDA (TR1), LI-PDA-H (TR2) by consent (9-0) 11/30/00: Approved LI-PDA (TR1) and LI-PDA-H (TR2); (7-0); all 3 readings MI to MI-PDA 6/8/00: Approved MI-PDA, with changes agreed to with neighborhood association (7-0); all 3 readings The total number of 5/9/00: Approved staff rec. of MI-PDA by consent (8-0); with the following conditions: 1) That minimum lot size be 1 acre provided for any lots that directly abut Braker Lane and Burnet Road (but not both) and which are less than 3 acres in size. 2) additional curb cuts on Braker Lane & Burnet Road providing access to such lots shall not exceed 50 % of the total number of such lots. The foregoing 3) limitation shall not apply to any lot of more than 3 acres, which abut Braker Lane and Burnet Road. 4/20/99: Approved staff alternate rec. of GR-CO, with CO for 2,200 vehicle trip limit, by consent (7-0) MI to GR C14-99-0024 (Woodfin Suite Hotel: 2618 Kramer Lane) RELATED CASES: C14-2008-0182 5/20/99: Approved PC rec. of GR-CO w/ conditions (7-0); 1st reading 6/3/99: Approved GR-CO w/ conditions (7-0); 2nd/3rd readings C14-2024-0125 10 OTHER STAFF COMMENTS: Comprehensive Planning The subject property located at 11801 Stonehollow Drive is currently developed as warehouse-office on a 28.5-acre site. The site is nearly adjacent to the CMU zoning district and seeking the CMU-Midway zoning district intended to provide high-density mix of uses including high-rise residential, major employers, destination retail, and large-scale civic uses. The site is adjacent to two existing NBG Pedestrian Priority Collectors shown in Figure 1-3: NBG Zoning District Roadway Types Map and Figure 3-12 NBG Zoning District Collector Street Plan. It appears existing zoning capacity established in the NBG Master and Regulating Plans was not ambitious enough to allow the subject property and others like it to respond to market forces which desire to fulfill the intent of the NBG plan through the creation of transit- supportive, higher-density mix of uses. The zoning request appears to be consistent with the intent of the North Burnet Gateway Master Plan as well as urban planning and design best practices primarily by increasing intensity and density of a mix of land uses in the urban core along a transit route within 1 mile of a station for the city’s only operational rail line. NBG Master Plan: “1. Provide zoning entitlements that allow high density housing developments in the North Burnet/Gateway area (see “Land Use and Zoning” section of this chapter), to increase the supply of housing in Austin and begin to accommodate some of the housing demand that will be generated from expected population growth in the region. 2. Encourage high density housing in close proximity to transit to help reduce vehicle dependency.” p94 NBG MP ‘Housing’ “1f. Provide for a variety of housing options and affordability, so that people of all income levels can live and work in the area. Encourage housing to be developed in close proximity to potential jobsites as well as public transit so that residents may reduce their dependency on personal vehicles and save on transportation costs.” p64 Master Plan Goals “2a. Create more compact, denser development clustered in activity centers to encourage a greater percentage of travel accomplished by walking, biking, and transit.” p64 Master Plan Goals NBG Regulating Plan: “General Intent 1.1.6. To allow for and encourage significant higher density residential uses to accommodate some of the region’s expected population growth;” p13 NBG RP “Site Development Standards Intent 4.1.3. Provide opportunities for roadside uses that enliven and enrich the roadway and pedestrian environment, such as outdoor dining, porches, patios, and landscape features;” p56 NBG RP C14-2024-0125 11 Current Request NBG-NP Neighborhood Residential (NR) (Figure 1-2) NBG-NP CMU-Midway (CMU-M) 11801 Stonehollow Drive Zoning Land Use Base Maximum Height Base Maximum FAR Development Bonus Warehouse 40 feet (Figure 4-4) 0.75:1 (Figure 4-2) Maximum Height: 60 feet (Figure 4-5) Maximum FAR: 1:1 (Figure 4-3) Maximum Height: 350 feet Maximum FAR: 10:1 Building Setbacks Interior Side Yard: 0’ Rear Yard: 5’ Interior Side Yard: 0’ Rear Yard: 0’ Maximum Impervious Cover 60% or maximum allowed by LDC 25-8 (Figure 4-6) 80% or maximum allowed by LDC 25-8 Adjacent Roadway Types Stonehollow Drive and Gracy Farms Lane are NBG Pedestrian Priority Collector existing streets (Figure 1-3) Stonehollow Drive and Gracy Farms Lane are NBG Pedestrian Priority Collector existing streets (Figure 1-3) Compatibility Standards Yes Active Edge (Figure 1-6) N/A (Figure 1-2) Future Streets N/A (Figure 1-3) Environmental Mixed-Use 60 feet 2:1 Yes N/A N/A (Figure 1-3) 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 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: C14-2024-0125 12 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. Fire No comments. Parks and Recreation CRITICAL CONNECTION/GREENBELT Residential units that are certified affordable under the SMART 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, at the time of subdivision or site plan application for new residential units, per City Code § 25-1-601, as amended. The proposed development meets the criteria for land dedication in City Code Title 25, Article 14. As such, land dedication will be required, as well as any remaining fees in-lieu. The site is partially in a park deficient area, defined as being outside walking distance to existing parks. If developed with residential units, parkland dedication will be required for the new residential units. The Parks and Recreation Department (PARD) would consider a neighborhood park and/or multiple midblock greenbelt connections (not roads). The parkland would go toward satisfying the requirement at time of permitting (whether subdivision or site plan). Should there be any remaining fees in-lieu, those fees shall be used toward park investments in the form of land acquisition and/or park amenities within the C14-2024-0125 13 surrounding area, per the Parkland Dedication Operating Procedures § 14.3.11 and City Code § 25-1-609. Should the applicant wish to discuss parkland dedication requirements in advance of site plan or subdivision applications, please contact this reviewer: ann.desanctis@austintexas.gov. At the applicant’s request, PARD can provide an early determination letter of the requirements as stated in this review. Site Plan Site plans will be required for any new development other than single-family or duplex residential. 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 tract is in the North Burnet neighborhood planning area. Transportation Zoning transportation analysis shall be performed at zoning where anticipated trips are anticipated to exceed 2,000 unadjusted trips to satisfy the LDC requirement for a TIA but does not diminish the authority to require a traffic impact analysis at site plan. LDC 25-6, TCM 10.5.0. The Austin Strategic Mobility Plan (ASMP) calls for 116 feet of right-of-way for Stonehollow Dr. It is recommended that 58 feet of right-of-way from the existing centerline should be dedicated for Stonehollow Dr according to the Transportation Plan with the first subdivision or site plan application. [LDC 25-6-51 and 25-6-55]. The Austin Strategic Mobility Plan (ASMP) calls for 116 feet of right-of-way for Gracy Farms Ln. It is recommended that 58 feet of right-of-way from the existing centerline should be dedicated for Gracy Farms Lane according to the Transportation Plan with the first subdivision or site plan application. [LDC 25-6-51 and 25-6-55]. C14-2024-0125 14 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) Stonehollow Drive Level 3 116 feet Yes Yes Yes Approx 82 feet Approx 57 feet Gracy Farms Ln Approx 80 feet Level 3 116 Approx 45 Yes Yes Yes Water Utility 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 TO FOLLOW A: Zoning Map B. Aerial Map C. Applicant’s Request Letter D. North Burnet/Gateway Neighborhood Plan FLUM E. North Burnet/Gateway Zoning Subdistrict Map F. Figure 4-1 NR: NBG Zoning District General Site Development Standards G. Figure 4-1 CMU: NBG Zoning District General Site Development Standards NPA-2023-0024.01 NBG-TOD-NP 93-0011 S C H W A B W A Y C14-2016-0136 C14-2008-0182 NBG-TOD-NP C14-2007-0157 NBG-NP C14-2008-0182 85-149 R.C. 93-0025 EXHIBIT A 85-149.40R.C. SP-87-021 87-009 SP-91-0103A ! ! ! ! ! ! ! ! ! ! ! ! G R ! ! A C ! ! Y F A ! ! R 85-149 ! ! ! ! ! ! ! ! ! ! M ! ! S L N ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! SP-96-0175C ! ! SP96-0373C ! ! SP-05-1201C 93-0011 2008-0182 NBG-NP C14-2008-0182 ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! R W D O L L O H E N O T S ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! SP-90-0135 SP95-0239C ! ! ! ! 84-390 SP89-0079D NBG-NP SP96-0373C SP96-0390C ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! 94-150 ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! C14-2020-0128 P C14-2007-0157 84-390 SP86-020 84-087 NBG-NP C14-2008-0182 93-0028 SP-93-0507C C14-01-0157 SP-94-0395C C14-95-0191 C14-93-0119 93-0119 ( ( SPC-02-0010A 95-0191 88-0014 ( SP95-0239C SP-98-0030C C O S N P-88-0245 V. ST 95-0179C R E O C ! ! ! ! ! ! ! ! ! ! SP-89-0079D SP96-0390C ! ! ! ! ! ! !!! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! 94-0150 APARTMENTS 84-390 C14-2008-0182 ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! C14-2007-0157 ! ! ! SP85-071 ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! SP89-0092A OFFICE/WHSE. ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! 90-0083 MF-3-CO APARTMENTS V E D N U ( SF-3 T CIR ( N A S A E H N P W O ( R B ( ( ( ( ( ( ( ( ( ( SF-3 ( ( ( ( ( ( ( ( PTAR ( ( SF-3 MIGAN DR ( ( ( ( ( ( ( ( ( ( ( SF-3 SU N HILLO ( ( ( ( D ( D W BN UPLEXES ( ( ( ( SF-3 ( ( UPLEXES D ( ( ( ( ( ( ( ( SF-3 SF-3 ( ( ( ( ( ( D LV RIC B T E M APARTMENTS MF-3-CO 90-0083 ( ( ( ( ( PUD ( ( ( ( PUD ( ( ( ( ( HEATHERGLEN LN ( ( ( ( ( ( ( ( ( ( GOLD WING DR ( ( ( ( ( ( ( ( ( ( (( ( Y ( D WA W FIEL ( ( ( ( ( O TALL ( PUD ( ( ( ( ( ( ( ( ( ( ( ( O D PL ( O ( ( ( ( ( ( ( ( FR UIT W ( ( ( ( ( ( ( ( ( ( G ( ( PUD ( ( ( OLDEN PHEASANT DR ( ( ( ( DUPLEXES ( ( ( ( ( ( ( ( ( ( ( SF-2 ( OFFICE/WAREHOUSE SP-93-0163C RZ85-062 SP85-066 W BRAKER LN W BRAKER LN ± SUBJECT TRACT ! ! ! ! ! ! PENDING CASE ZONING BOUNDARY INDUSTRIAL PARK GR ZONING ZONING CASE#: C14-2024-0125 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: 8/27/2024 EXHIBIT B EXHIBIT C David Hartman (512) 685-3409 dhartman@dbcllp.com 303 Colorado, Suite 2300 Austin, TX 78701 www.dbcllp.com August 15, 2024 Lauren Middleton-Pratt Director, Planning Department City of Austin 1000 E. 11th Street, Suite 200 Austin, Texas 78702 Re: Stonehollow Tracts Zoning and NPA Applications - Rezoning Application for 28.59 acres at 11801, 11525 Bldg. A, 11525 Bldg. B, 11525 ½, 11701, 11701 ½, Stonehollow Dr, and 2029 and 2105 Gracy Farms Ln. (“Stonehollow Tracts East”); Rezoning Application for 9.35 acres at 11800, 11800 ½, 11700, 11700 ½ Stonehollow Dr. (“Stonehollow Tracts West”); Neighborhood Plan Application (“NPA”) covering the Stonehollow Tracts East and Stonehollow Tracts West. Dear Ms. Middleton-Pratt: We respectfully submit the enclosed rezoning applications for the above stated Stonehollow Tracts East (“Zoning Application East”) and Stonehollow Tracts West (“Zoning Application West”, together the Zoning Application East and Zoning Application West, being collectively referred to as the “Zoning Applications”) as representatives of the property owners. The tracts that comprise the Stonehollow Tracts East and Stonehollow Tracts West covered by the Zoning Applications and the related NPA are identified in the attached Exhibit “A”. The Stonehollow Tracts East and Stonehollow Tracts West (together the Stonehollow Tracts East and Stonehollow Tracts West, being collectively referred to as the “Property”) are currently zoned NBG-NR-NP (North Burnet/Gateway – Neighborhood Residential Subdistrict - Neighborhood Plan), with a subdistrict designation of Neighborhood Residential (NR). The Zoning Applications seek to rezone the Property from NBG-NR-NP to NBG- CMU-M (Midway Zone)-NP (North Burnet/Gateway-Commercial Mixed Use-Midway Subdistrict-Neighborhood Plan), with a subdistrict designation of CMU-M (Midway Zone) Subdistrict. Adjacent zoning includes NBG-NP zoning with the following subdistricts: Transit-Oriented Development – Gateway Zone (TOD-Gateway Zone) Subdistrict, Transit-Oriented Development – Midway (TOD-Midway) Subdistrict, and CMU (Commercial Mixed- Use) Subdistrict. The proposed CMU-M (Midway Zone) Subdistrict authorizes redevelopment of the Property for transit-oriented development, including much-needed housing (including affordable housing) in this area identified in the Imagine Austin Comprehensive Plan as the North Burnet/Gateway Regional Center and Austin’s “second downtown.” The Property is located within the North Burnet/Gateway Neighborhood Planning Area. This Neighborhood Plan designates the Property as Mixed Use on the Future Land Use Map (“FLUM”). A Neighborhood Plan Amendment application covering the Property is filed in conjunction with the Zoning Applications to change the FLUM from Mixed Use to High Density Mixed Use. The Property is located at Stonehollow and Gracy Farms Lane, and near Metric Blvd. and Burnet Road with robust multimodal connectivity. The Property is located within ½ mile of the proposed Capital Metro Red Line Broadmoor Station commuter rail station, and is near multiple bus stops/routes along Stonehollow Dr. and Metric Boulevard. Stonehollow Dr., Gracy Farms Ln., and Metric Blvd. are ASMP Level 3 Streets. Burnet Rd. is an Imagine Austin Corridor, an ASMP Level 3 Street, an ASMP Transit Priority Network street, and a Core Transit Corridor. 4096149.1 1 A Zoning Traffic Analysis is required per the enclosed TIA Determination Worksheet signed by Ramin Komeili, P.E., on 8/12/24. If you have any questions about the application or need additional information, please do not hesitate to contact me at your convenience. Thank you for your time and attention to this project. Very truly yours, David Hartman cc: Joi Harden, Planning Department (via electronic delivery) Maureen Meredith, Planning Department (via electronic delivery) 4096149.1 2 Property Profile Legend Appraisal Districts TCAD Parcels Zoning 1 Zoning Text Zoning 2 Regulating Plan Subdistrict NBG Commercial Mixed Use NBG Neighborhood Mixed Use NBG Neighborhood Residential Transit Oriented Development 0 500 1000 ft 8/15/2024 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. This product has been produced by the City of Austin for the sole purpose of geographic reference. No warranty is made by the City of Austin regarding specific accuracy or completeness. 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(cid:14) (cid:14) (cid:7) (cid:7) (cid:4) (cid:4) (cid:7) (cid:7) (cid:5) (cid:5) (cid:13) (cid:13) (cid:2) (cid:2) (cid:21) (cid:21) (cid:0) (cid:0) (cid:0)(cid:2)(cid:3) (cid:4)(cid:5)(cid:2) (cid:0)(cid:2)(cid:3) (cid:4)(cid:5)(cid:2) (cid:5) (cid:5) (cid:17) (cid:17) (cid:12) (cid:12) (cid:13) (cid:13) (cid:10) (cid:10) (cid:22) (cid:22) (cid:4) (cid:4) (cid:2) (cid:2) (cid:3) (cid:3) (cid:23) (cid:23) (cid:5) (cid:5) (cid:2) (cid:2) (cid:3) (cid:3) (cid:0)(cid:2) (cid:0)(cid:2) (cid:4) (cid:4) (cid:5) (cid:5) (cid:2) (cid:2) (cid:13) (cid:13) (cid:12) (cid:12) (cid:10)(cid:7)(cid:3) (cid:10)(cid:7)(cid:3) (cid:5) (cid:5) (cid:17) (cid:17) (cid:13) (cid:13) (cid:10)(cid:9)(cid:7)(cid:3) (cid:10)(cid:9)(cid:7)(cid:3) (cid:12) (cid:12) (cid:16) (cid:16) (cid:12) (cid:12) (cid:2) (cid:2) (cid:7) (cid:7) (cid:5) (cid:5) (cid:23) (cid:23) !(cid:28)" # (cid:30)(cid:26) $ % (cid:31) (cid:31) & !(cid:28)" # (cid:30)(cid:26) $ % (cid:31) (cid:31) & (cid:10)(cid:10)(cid:12) (cid:10)(cid:10)(cid:12) (cid:0) (cid:0) (cid:9) (cid:9) (cid:7) (cid:7) (cid:7) (cid:7) (cid:5) (cid:5) (cid:2) (cid:2) (cid:13) (cid:13) (cid:13)(cid:5)(cid:8)(cid:12) (cid:13)(cid:5)(cid:8)(cid:12) (cid:15) (cid:15) (cid:11)(cid:7)(cid:12) (cid:11)(cid:7)(cid:12) (cid:10)(cid:17) (cid:10)(cid:17) (cid:12) (cid:12) (cid:15) (cid:15) (cid:10) (cid:10) (cid:5) (cid:5) (cid:19)(cid:9) (cid:19)(cid:9) (cid:7)(cid:3)(cid:10) (cid:7)(cid:3)(cid:10) (cid:16)(cid:2)(cid:3)(cid:9)(cid:2)(cid:9)(cid:5) (cid:16)(cid:2)(cid:3)(cid:9)(cid:2)(cid:9)(cid:5) (cid:4)(cid:13)(cid:12)(cid:10)(cid:10) (cid:4)(cid:13)(cid:12)(cid:10)(cid:10) (cid:15) (cid:9)(cid:13)(cid:6) (cid:15) (cid:9)(cid:13)(cid:6) (cid:2) (cid:2) (cid:7) (cid:7) (cid:9)(cid:14) (cid:9)(cid:14) (cid:5) (cid:5) (cid:23) (cid:23) (cid:16) (cid:2) (cid:16) (cid:2) (cid:18)(cid:5) (cid:18)(cid:5) (cid:17)(cid:12) (cid:17)(cid:12) (cid:16)(cid:2)(cid:3)(cid:9)(cid:2)(cid:9)(cid:5) (cid:16)(cid:2)(cid:3)(cid:9)(cid:2)(cid:9)(cid:5) (cid:3) (cid:3) (cid:9)(cid:6)(cid:3)(cid:13) (cid:9)(cid:6)(cid:3)(cid:13) (cid:2) (cid:21) (cid:2) (cid:21) (cid:6) (cid:2) (cid:6) (cid:2) (cid:23) (cid:23) (cid:2) (cid:2) (cid:3) (cid:3) (cid:16)(cid:7) (cid:16)(cid:7) (cid:14) (cid:14) (cid:8) (cid:8) (cid:3) (cid:3) (cid:2) (cid:2) (cid:12) (cid:12) (cid:10) (cid:10) (cid:3) (cid:3) (cid:9) (cid:9) (cid:11) (cid:11) (cid:3)(cid:16)(cid:16)(cid:10)(cid:5) (cid:3)(cid:16)(cid:16)(cid:10)(cid:5) (cid:0)(cid:3)(cid:10) (cid:0)(cid:3)(cid:10) (cid:12)(cid:23) (cid:12)(cid:23) (cid:0) (cid:0) (cid:15) (cid:15) (cid:12) (cid:12) (cid:12) (cid:12) (cid:17) (cid:17) (cid:5)(cid:9)(cid:13) (cid:5)(cid:9)(cid:13) (cid:7) (cid:7) (cid:5) (cid:5) (cid:15) (cid:15) (cid:5)(cid:10) (cid:5)(cid:10) (cid:10) (cid:10) (cid:10)(cid:3)(cid:13)(cid:11)(cid:8)(cid:9)(cid:2) (cid:10)(cid:3)(cid:13)(cid:11)(cid:8)(cid:9)(cid:2) (cid:7)(cid:12)(cid:16)(cid:16)(cid:5)(cid:2) (cid:7)(cid:12)(cid:16)(cid:16)(cid:5)(cid:2) (cid:12) (cid:12) (cid:0) (cid:0) (cid:21)(cid:11) (cid:21)(cid:11) (cid:19)(cid:19)(cid:9) (cid:19)(cid:19)(cid:9) (cid:25) (cid:25) (cid:19) (cid:19) (cid:8) (cid:8) (cid:5) (cid:5) (cid:11) (cid:11) (cid:23)(cid:5)(cid:7)(cid:2)(cid:9) (cid:23)(cid:5)(cid:7)(cid:2)(cid:9) (cid:14) (cid:14) (cid:12) (cid:2) (cid:13) (cid:12) (cid:2) (cid:13) (cid:8) (cid:8) (cid:5)(cid:7) (cid:5)(cid:7) (cid:11) (cid:11) (cid:12) (cid:12) (cid:9)(cid:13) (cid:14) (cid:9)(cid:13) (cid:14) (cid:2) (cid:2) (cid:12) (cid:12) (cid:12) (cid:12) (cid:6) (cid:6) (cid:13) (cid:13) (cid:2) (cid:2) (cid:5) (cid:5) (cid:9) (cid:9) (cid:19) (cid:19) (cid:17) (cid:17) (cid:11) (cid:11) (cid:5) (cid:5) (cid:21) (cid:21) (cid:5) (cid:5) (cid:2) (cid:2) (cid:9) (cid:9) (cid:19) (cid:19) (cid:12) (cid:12) (cid:13) (cid:13) (cid:5) (cid:5) (cid:8) (cid:8) (cid:5) (cid:5) (cid:7) (cid:7) (cid:7) (cid:7) (cid:9) (cid:9) (cid:0) (cid:0) (cid:10)(cid:10)(cid:12)(cid:15) (cid:10)(cid:10)(cid:12)(cid:15) (cid:12) (cid:12) (cid:0) (cid:0) (cid:8) (cid:8) (cid:10)(cid:12) (cid:10)(cid:12) (cid:11) (cid:11) (cid:11) (cid:11) (cid:9)(cid:10) (cid:9)(cid:10) (cid:3) (cid:3) (cid:13) (cid:13) (cid:21) (cid:21) (cid:12)(cid:2) (cid:12)(cid:2) (cid:5) (cid:5) (cid:6)(cid:12)(cid:10) (cid:6)(cid:12)(cid:10) (cid:17) (cid:17) (cid:24) (cid:24) (cid:23) (cid:23) (cid:5)(cid:3)(cid:17)(cid:12)(cid:15) (cid:5)(cid:3)(cid:17)(cid:12)(cid:15) (cid:11) (cid:11) (cid:16) (cid:16) (cid:14)(cid:12)(cid:12) (cid:14)(cid:12)(cid:12) (cid:5)(cid:2) (cid:5)(cid:2) (cid:8) (cid:8) (cid:3)(cid:13) (cid:3)(cid:13) (cid:17) (cid:17) (cid:9)(cid:10)(cid:10) (cid:9)(cid:10)(cid:10) (cid:21)(cid:13)(cid:17) (cid:21)(cid:13)(cid:17) (cid:0)(cid:5)(cid:2)(cid:7)(cid:8)(cid:12) (cid:0)(cid:5)(cid:2)(cid:7)(cid:8)(cid:12) (cid:10)(cid:3)(cid:2)(cid:4) (cid:10)(cid:3)(cid:2)(cid:4) (cid:16)(cid:3)(cid:2)(cid:4)(cid:19)(cid:9)(cid:5)(cid:10)(cid:17) (cid:16)(cid:3)(cid:2)(cid:4)(cid:19)(cid:9)(cid:5)(cid:10)(cid:17) (cid:13)(cid:5)(cid:3)(cid:13)(cid:11) (cid:13)(cid:5)(cid:3)(cid:13)(cid:11) (cid:3)(cid:9)(cid:10) (cid:3)(cid:9)(cid:10) (cid:21) (cid:21) (cid:14) (cid:14) (cid:10) (cid:10) (cid:9)(cid:19)(cid:19) (cid:9)(cid:19)(cid:19) (cid:3)(cid:11)(cid:16)(cid:5) (cid:3)(cid:11)(cid:16)(cid:5) (cid:13) (cid:13) (cid:2) (cid:2) (cid:5) (cid:5) (cid:5) (cid:5) (cid:4) (cid:4) (cid:24) (cid:24) (cid:14) (cid:14) (cid:5) (cid:5) (cid:6) (cid:6) (cid:18)(cid:9)(cid:10) (cid:18)(cid:9)(cid:10) (cid:3) (cid:3) (cid:10) (cid:10) (cid:17) (cid:17) (cid:5) (cid:5) (cid:13) (cid:13) (cid:7) (cid:7) (cid:12) (cid:12) (cid:13) (cid:13) (cid:4)(cid:3)(cid:10)(cid:10)(cid:3) (cid:4)(cid:3)(cid:10)(cid:10)(cid:3) (cid:5) (cid:5) (cid:13) (cid:13) (cid:5) (cid:5) (cid:2) (cid:2) (cid:6) (cid:6) (cid:22) (cid:22) (cid:0) (cid:0) (cid:12) (cid:12) (cid:22) (cid:22) (cid:5) (cid:5) (cid:2) (cid:2) (cid:21) (cid:21) (cid:7) (cid:7) (cid:10) (cid:10) (cid:3)(cid:13) (cid:3)(cid:13) (cid:17) (cid:17) (cid:5) (cid:5) (cid:23) (cid:23) (cid:22) (cid:22) (cid:12) (cid:12) (cid:4) (cid:4) (cid:5)(cid:5) (cid:5)(cid:5) (cid:13) (cid:13) (cid:14)(cid:12)(cid:10) (cid:14)(cid:12)(cid:10) (cid:14)(cid:2) (cid:14)(cid:2) (cid:3) (cid:3) (cid:7)(cid:13) (cid:7)(cid:13) (cid:23) (cid:23) (cid:16)(cid:21) (cid:16)(cid:21) (cid:2) (cid:2) (cid:14) (cid:14) (cid:23) (cid:23) (cid:12) (cid:12) (cid:2) (cid:2) (cid:23) (cid:23) (cid:12) (cid:12) (cid:2) (cid:2) (cid:15) (cid:15) (cid:12) (cid:12) (cid:10)(cid:9)(cid:7)(cid:7)(cid:10)(cid:5) (cid:10)(cid:9)(cid:7)(cid:7)(cid:10)(cid:5) (cid:16)(cid:5)(cid:0)(cid:0)(cid:10)(cid:5) (cid:16)(cid:5)(cid:0)(cid:0)(cid:10)(cid:5) (cid:5)(cid:3)(cid:17) (cid:5)(cid:3)(cid:17) (cid:10)(cid:17)(cid:5)(cid:13) (cid:10)(cid:17)(cid:5)(cid:13) (cid:23) (cid:23) (cid:23)(cid:3) (cid:23)(cid:3) (cid:3) (cid:3) (cid:6)(cid:12) (cid:6)(cid:12) (cid:24) (cid:24) (cid:2)(cid:9) (cid:2)(cid:9) (cid:2) (cid:2) (cid:16) (cid:16) (cid:9)(cid:17) (cid:9)(cid:17) (cid:14) (cid:14) (cid:2) (cid:2) (cid:14) (cid:14) (cid:5) (cid:5) (cid:4) (cid:4) (cid:21) (cid:21) (cid:13) (cid:13) (cid:3) (cid:3) (cid:12) (cid:12) (cid:9)(cid:10) (cid:9)(cid:10) (cid:10) (cid:10) (cid:10) (cid:10) (cid:6) (cid:6) (cid:5) (cid:5) (cid:16) (cid:16) (cid:5) (cid:5) (cid:10) (cid:10) (cid:4) (cid:4) (cid:5) (cid:5) (cid:2)(cid:3)(cid:22) (cid:2)(cid:3)(cid:22) (cid:0)(cid:5)(cid:14)(cid:4) (cid:0)(cid:5)(cid:14)(cid:4) (cid:6) (cid:6) (cid:23) (cid:23) (cid:13) (cid:13) (cid:11) (cid:11) (cid:5) (cid:5) (cid:3) (cid:3) (cid:23) (cid:23) (cid:2) (cid:2) (cid:5) (cid:5) (cid:3) (cid:3) (cid:17) (cid:17) (cid:12) (cid:12) (cid:15) (cid:15) (cid:8) (cid:8) (cid:12) (cid:12) (cid:2)(cid:9)(cid:14) (cid:2)(cid:9)(cid:14) (cid:10) (cid:10) (cid:10) (cid:10) (cid:12) (cid:12) (cid:15) (cid:15) (cid:7) (cid:7) (cid:28) (cid:28) (cid:29) (cid:29) (cid:30) (cid:30) (cid:30) (cid:30) (cid:28) (cid:28) (cid:3)(cid:7)(cid:5) (cid:3)(cid:7)(cid:5) (cid:2)(cid:7)(cid:8)(cid:6) (cid:2)(cid:7)(cid:8)(cid:6) (cid:13)(cid:12) (cid:13)(cid:12) (cid:8) (cid:8) (cid:7) (cid:7) (cid:12) (cid:12) (cid:31)(cid:26) (cid:31)(cid:26) (cid:21) (cid:21) (cid:3) (cid:9)(cid:10)(cid:18)(cid:3)(cid:10)(cid:10)(cid:5)(cid:22) (cid:3) (cid:9)(cid:10)(cid:18)(cid:3)(cid:10)(cid:10)(cid:5)(cid:22) (cid:24) (cid:24) (cid:2) (cid:2) (cid:14)(cid:8)(cid:21)(cid:4)(cid:3)(cid:2) (cid:14)(cid:8)(cid:21)(cid:4)(cid:3)(cid:2) (cid:13) (cid:13) (cid:21) (cid:21) (cid:2) (cid:2) (cid:13) (cid:13) (cid:2) (cid:2) (cid:11)(cid:9)(cid:13)(cid:6)(cid:9)(cid:13)(cid:6) (cid:11)(cid:9)(cid:13)(cid:6)(cid:9)(cid:13)(cid:6) (cid:24)(cid:21)(cid:3)(cid:9)(cid:10) (cid:24)(cid:21)(cid:3)(cid:9)(cid:10) (cid:9)(cid:17) (cid:9)(cid:17) (cid:6) (cid:6) ! ! (cid:15) (cid:15) (cid:5)(cid:3)(cid:17)(cid:12) (cid:5)(cid:3)(cid:17)(cid:12) (cid:5) (cid:5) (cid:23) (cid:23) (cid:28) (cid:28) " " # # (cid:30)(cid:26) (cid:30)(cid:26) (cid:15) (cid:15) (cid:21)(cid:3)(cid:9)(cid:10) (cid:21)(cid:3)(cid:9)(cid:10) (cid:5)(cid:3)(cid:17)(cid:12) (cid:5)(cid:3)(cid:17)(cid:12) (cid:24) (cid:24) (cid:23) (cid:23) (cid:11) (cid:11) (cid:8)(cid:21)(cid:13)(cid:7)(cid:5)(cid:2) (cid:8)(cid:21)(cid:13)(cid:7)(cid:5)(cid:2) $ $ (cid:2) (cid:2) (cid:21) (cid:21) % % (cid:31) (cid:31) (cid:7) (cid:7) (cid:10) (cid:10) (cid:3)(cid:13) (cid:3)(cid:13) (cid:17) (cid:17) (cid:31) (cid:31) & & (cid:3)(cid:26)P*5<+0-0/;7O0(cid:26)<:2/(cid:26);-2::(cid:26)/*, P*/;,7,.,0(cid:26)R*/7/9(cid:26)+09.:2,7*/;(cid:26)*+ 0;,26:7;-(cid:26)R*/7/9(cid:26)87;,+7P,(cid:26)6*./82+70;S ?@A@BC(cid:26)DEFG(cid:26)HIC(cid:26)JEACKLBMCI (cid:23)7N08(cid:26)(cid:21);0 (cid:8)79-(cid:26)(cid:17)0/;7,4(cid:26)(cid:23)7N08(cid:26)(cid:21);0 (cid:9)/8.;,+4 (cid:14)7O7P (cid:2)0P+02,7*/(cid:26)Q(cid:26)(cid:12)<0/(cid:26)(cid:11)<2P0 (cid:11) (cid:11) (cid:7) (cid:7) (cid:12) (cid:12) (cid:6)(cid:2) (cid:6)(cid:2) (cid:5) (cid:5) (cid:3) (cid:3) (cid:7) (cid:8) (cid:9)(cid:10)(cid:10)(cid:11) (cid:7) (cid:8) (cid:9)(cid:10)(cid:10)(cid:11) (cid:13) (cid:13) (cid:5) (cid:5) (cid:5) (cid:5) (cid:10) (cid:10) (cid:3)(cid:4) (cid:3)(cid:4) (cid:0) (cid:0) (cid:2) (cid:2) (cid:3) (cid:3) (cid:4) (cid:4) (cid:5) (cid:5) (cid:2) (cid:2) (cid:14)(cid:3)(cid:16)(cid:9)(cid:7)(cid:3)(cid:10)(cid:26)(cid:12)(cid:19) (cid:14)(cid:3)(cid:16)(cid:9)(cid:7)(cid:3)(cid:10)(cid:26)(cid:12)(cid:19) (cid:7)(cid:5)(cid:20)(cid:3)(cid:11) (cid:7)(cid:5)(cid:20)(cid:3)(cid:11) (cid:2) (cid:2) (cid:5) (cid:5) (cid:11) (cid:11) (cid:5) (cid:5) (cid:3) (cid:3) (cid:2) (cid:2) (cid:14) (cid:14) (cid:8)(cid:26) (cid:8)(cid:26) (cid:15) (cid:15) ’ ’ ( ( (cid:25) (cid:25) (cid:12) (cid:12) (cid:2) (cid:2) (cid:12) (cid:12) (cid:10) (cid:10) (cid:10) (cid:10) (cid:22) (cid:22) (cid:0) (cid:0) (cid:10) (cid:10) (cid:18) (cid:18) ) ) (cid:0) (cid:0) (cid:21) (cid:21) (cid:18) (cid:18) (cid:9) (cid:9) (cid:10) (cid:10) (cid:10) (cid:10) (cid:5) (cid:5) ! ! (cid:16) (cid:16) (cid:17) (cid:17) (cid:22)(cid:12) (cid:22)(cid:12) (cid:2) (cid:2) (cid:4) (cid:4) (cid:7) (cid:7) (cid:21) (cid:21) (cid:12)(cid:2) (cid:12)(cid:2) (cid:17) (cid:17) (cid:11)(cid:9) (cid:11)(cid:9) (cid:13) (cid:13) (cid:12) (cid:12) (cid:11) (cid:11) (cid:16) (cid:16) (cid:23) (cid:23) (cid:12) (cid:12) (cid:7)(cid:8) (cid:7)(cid:8) (cid:9)(cid:10)(cid:11) (cid:9)(cid:10)(cid:11) (cid:5) (cid:5) (cid:13) (cid:13) (cid:8)(cid:3)(cid:10)(cid:5) (cid:8)(cid:3)(cid:10)(cid:5) (cid:2)(cid:6) (cid:2)(cid:6) (cid:9)(cid:7)(cid:5)(cid:17) (cid:9)(cid:7)(cid:5)(cid:17) (cid:5) (cid:5) (cid:0) (cid:0) (cid:21)(cid:13) (cid:21)(cid:13) (cid:2) (cid:2) (cid:5) (cid:5) (cid:9)(cid:17) (cid:9)(cid:17) (cid:17) (cid:17) (cid:2) (cid:2) (cid:21)(cid:13) (cid:21)(cid:13) (cid:5) (cid:5) (cid:10)(cid:9)(cid:7)(cid:7)(cid:10)(cid:5) (cid:10)(cid:9)(cid:7)(cid:7)(cid:10)(cid:5) (cid:10)(cid:3)(cid:21)(cid:2)(cid:3) (cid:10)(cid:3)(cid:21)(cid:2)(cid:3) (cid:3) (cid:3) (cid:13)(cid:13) (cid:13)(cid:13) (cid:3)(cid:9)(cid:10) (cid:3)(cid:9)(cid:10) (cid:12) (cid:12) (cid:17) (cid:17) (cid:12) (cid:12) (cid:12) (cid:12) (cid:11) (cid:11) (cid:16) (cid:16) (cid:2)(cid:12) (cid:2)(cid:12) (cid:2)(cid:9)(cid:23) (cid:2)(cid:9)(cid:23) (cid:19) (cid:19) (cid:9)(cid:2) (cid:9)(cid:2) (cid:5) (cid:5) (cid:17) (cid:17) (cid:11) (cid:11) (cid:9)(cid:17) (cid:9)(cid:17) (cid:5) (cid:5) (cid:6) (cid:6) (cid:15) (cid:15) (cid:11)(cid:7)(cid:9)(cid:10)(cid:10) (cid:11)(cid:7)(cid:9)(cid:10)(cid:10) (cid:14)(cid:4) (cid:14)(cid:4) (cid:2)(cid:12) (cid:2)(cid:12) (cid:16) (cid:16) (cid:12) (cid:12) (cid:15)(cid:12) (cid:15)(cid:12) (cid:10) (cid:10) (cid:3) (cid:3) (cid:12)(cid:17) (cid:12)(cid:17) (cid:2) (cid:2) (cid:9)(cid:11) (cid:9)(cid:11) (cid:14)(cid:12)(cid:10)(cid:19)(cid:3)(cid:20) (cid:14)(cid:12)(cid:10)(cid:19)(cid:3)(cid:20) (cid:2) (cid:2) $ $ (cid:28)(cid:26) (cid:28)(cid:26) (cid:3) (cid:3) (cid:2) (cid:2) (cid:4) (cid:4) (cid:11) (cid:11) (cid:11)(cid:11) (cid:11)(cid:11) (cid:9)(cid:13) (cid:9)(cid:13) (cid:5) (cid:5) (cid:5)(cid:2) (cid:5)(cid:2) (cid:3) (cid:3) % % (cid:23) (cid:5) (cid:11) (cid:3) (cid:23) (cid:5) (cid:11) (cid:3) (cid:18) (cid:18) (cid:31) (cid:31) (cid:10) (cid:10) (cid:31) (cid:31) (cid:17) (cid:17) (cid:7)(cid:3)(cid:10)(cid:10)(cid:15)(cid:12)(cid:12) (cid:7)(cid:3)(cid:10)(cid:10)(cid:15)(cid:12)(cid:12) & & (cid:4) (cid:4) (cid:3) (cid:3) (cid:12) (cid:12) (cid:13) (cid:13) (cid:5) (cid:5) (cid:9)(cid:10) (cid:9)(cid:10) (cid:10) (cid:10) (cid:12) (cid:12) (cid:13) (cid:13) (cid:6) (cid:6) (cid:8) (cid:8) (cid:12) (cid:12) (cid:2) (cid:2) (cid:13) (cid:13) (cid:3) (cid:3) (cid:9)(cid:13) (cid:9)(cid:13) (cid:17) (cid:17) (cid:21) (cid:21) (cid:11)(cid:7) (cid:11)(cid:7) (cid:2) (cid:2) (cid:9)(cid:3) (cid:9)(cid:3) (cid:10) (cid:10) (cid:5) (cid:5) (cid:10) (cid:10) (cid:4) (cid:4) (cid:11) (cid:11) (cid:21)(cid:14) (cid:21)(cid:14) (cid:22) (cid:22) (cid:5) (cid:5) (cid:13) (cid:13) (cid:4) (cid:4) (cid:14) (cid:14) (cid:9) (cid:9) (cid:15) (cid:15) (cid:5) (cid:5) (cid:10) (cid:10) (cid:3) (cid:3) (cid:27) (cid:27) (cid:3) (cid:3) (cid:10)(cid:9)(cid:3) (cid:10)(cid:9)(cid:3) (cid:5) (cid:5) (cid:23) (cid:23) (cid:3) (cid:3) (cid:14) (cid:14) (cid:12) (cid:12) (cid:8) (cid:8) (cid:9)(cid:10)(cid:10)(cid:12) (cid:9)(cid:10)(cid:10)(cid:12) (cid:15) (cid:15) (cid:5)(cid:2) (cid:5)(cid:2) (cid:5) (cid:5) (cid:23) (cid:23) (cid:14) (cid:14) (cid:23) (cid:23) (cid:3) (cid:3) (cid:10) (cid:10) (cid:21) (cid:21) (cid:16) (cid:16) (cid:21) (cid:21) (cid:23) (cid:23) (cid:23) (cid:23) (cid:11) (cid:9)(cid:17) (cid:11) (cid:9)(cid:17) (cid:5)(cid:5) (cid:5)(cid:5) (cid:7)(cid:2) (cid:7)(cid:2) (cid:11) (cid:11) (cid:5) (cid:5) (cid:2) (cid:2) (cid:5)(cid:13)(cid:3) (cid:5)(cid:13)(cid:3) (cid:11) (cid:11) (cid:5) (cid:5) (cid:11) (cid:11) (cid:2) (cid:2) (cid:5) (cid:5) (cid:14) (cid:14) (cid:2) (cid:2) (cid:12) (cid:12) (cid:11) (cid:11) (cid:11) (cid:11) (cid:14) (cid:14) (cid:2) (cid:2) (cid:5) (cid:5) (cid:4) (cid:4) (cid:5) (cid:5) (cid:5)(cid:4) (cid:5)(cid:4) (cid:5) (cid:5) (cid:2) (cid:2) (cid:14) (cid:14) (cid:10) (cid:10) (cid:3) (cid:3) (cid:12) (cid:12) (cid:8) (cid:8) (cid:11) (cid:11) (cid:7) (cid:7) (cid:8) (cid:8) (cid:2) (cid:2) (cid:21) (cid:21) (cid:3)(cid:22) (cid:3)(cid:22) (cid:9)(cid:10) (cid:9)(cid:10) (cid:23) (cid:23) (cid:10)(cid:15) (cid:10)(cid:15) (cid:11)(cid:8) (cid:11)(cid:8) (cid:15) (cid:15) (cid:12) (cid:12) (cid:12) (cid:12) (cid:17) (cid:17) (cid:11) (cid:11) (cid:7) (cid:7) (cid:5) (cid:5) (cid:14) (cid:14) (cid:4) (cid:4) X UV[[X ZVUXX (cid:19)00, (cid:13)*+,-(cid:26)(cid:0).+/0,1(cid:6)2,0324 (cid:14)*567/08(cid:26)(cid:13)079-6*+-**8(cid:26)(cid:16):2//7/9(cid:26)(cid:3)+02 (cid:14)7,4(cid:26)*T(cid:26)(cid:3).;,7/ (cid:13)079-6*+-**8(cid:26)(cid:16):2//7/9(cid:26)2/8(cid:26)(cid:27)*/7/9(cid:26)(cid:17)0<,S (cid:19).,.+0(cid:26)(cid:10)2/8(cid:26)(cid:21);0(cid:26)(cid:23)2<(cid:26)=(cid:19)(cid:10)(cid:21)(cid:23)> (cid:23)2<(cid:26)(cid:14)+02,08(cid:26)(cid:25).:4(cid:26)UUV(cid:26)WXXY EXHIBIT E Exhibit "A" Revised 08-04-22 ?-4 141 // i l 13--1 , 1 jks.. Figure 1-2: North Burnet / Gateway (NBG) Zoning District Subdistrio Mop LEGEND NBG Subdistricts : ? Transit - Oriented Development (TOD / TOD Midway) N d 5*2?34. ₫,Q[lgta':302?*:EWR??)4? 4899?34@fl?? u BulImlitti@ Mmiff?FrE - i t·+44UIERTN %44446#Fmu., rTT?rrUIDI[mION 97« iRMIL- \46-4\1 -- \ A-t / ' 1 [ITTTY) j :CU?9O.UVAL,." A 11- f ₫z)-1. -7- . , r- -'4 A V-- 4 4 34 .... ... .... ? TOD - Gateway Zone ? Commercial Mixed - Use (CMU) ... : CMU - Midway Zone 23 CMU . Gotewoy Zone ? Neighborhood Mixed Use (NMU) Neighborhood Residential (NR) Warehouse Mixed Use (WMU) 5* Commercial Industrial (Cl) - Active Edges - -NBG Planning Areo Boundary Parcel Boundary - Railroads 77 i-loof°fr '. 0?EFLA???2.<414??3?2,41 FT.-277_111.01111%fri 91 f- / L- 9LJ -C=ILH/// \ *C--3, f // -2 le&- i1/ ) 1 ? Ok-i--g f 7 I ti 21·17 14 i 4_I> f 1 0 \11 h Ul Z d D S 2 1.-... j 1 1 -1 -*--/ r \\ 9 \ 1' Ph Wa//////1 BRAKER..?'-/??? -11.11, \ -1-1 1- \ -1 ,2 1 3 r r, j ? ?« I rG k11 ?. Al -? 1 12,4 91\: •••••••••••• U blot••••••• r -?.?41-1 ......... 6«o: C ».................... ,¤2911(1 /6................... . .........1 Z 0 U') 1, \6.... l I ......... -1 "2©9@g I Nr=j-==2-,?ff'x,?tuQR? 7 1 1 49ty,4- _ _ $40 1 L - 1/. A?E ??. »? _?? ..ktihil 1.-, 4-1 1--r=? k»-74!-* 9 E-7©gp.₫₺itm M<>633,28# 121 - _ _1 'tty ' I T<©,et 1 t 121=16-Eiu-- ?UTLAND 1705/M, ; ----i-2 4 --tuot>· JJ-1 -1-04} 1--₫«₫- Id h,#.3 l? ?1 f 4% LT? i.-j P-1 U 1#Ail A- ki ./.1 129 1 © t-L / r 1 11 0 1 11 1_ ..._ l--- - lili . - Emil*«14 #14 tititi-08,--- £ 0 ............... 0••/•••••••••...1 ............ 1 As·I:::t ::::26 ....... ... 1 r _© 9 - - 2\ d»0*2,71*RifI?-ih r J:.?.1 1 - >2-2 13- -' 70€¢14* 4 7-31 ,? TI-1 5& 3?"A< 0-4 <v 161. Al U L 3411#9)11)13-i ₫74-1_23?r9·,1/i- i :'/i?LM/1₫, -J---L- I -37 7 4 1 -2*,ke==a - - /2- 1-/-233-1 -f -4[zoi/Ff-70·*il·cji-a LE= ₫47*fij?Oitfjilt497=2 4 .,..l__ 6 ?? NORTH 1 MILE 6 2-?1 M.619.4- - u 12 k 63*6.'r 1»-1 948021 j ? .1 4.--1 ..VIn hf?L-?0? M MO F _ A?G44 -L« h 1101 1 1/7. 1 .1,6, 9 ·7 44 1 .LF 14, f 7 1 1.-7 .... D 10 ACRES /X UJ 5 1 --%--2? L_bti#q 94 4% 0,5='94 41[TM t.- -£-11 04 1 tV E-' --1=5*14 -f- -t*IN?g l NER 428+ 2, 421*14 Tl- %__93941 727.0--, --7 --*f 1. 1 1, f. f I 4 1 1 \ £' L - M i 1 U 0 FIGURE 4 - 1 NR : NBG ZONING DISTRICT GENERAL SITE DEVELOPMENT STANDARDS NEIGHBORHOOD RESIDENTIAL (NR) SUBDISTRICT LOT SIZE FLOOR TO AREA RATIO EXHIBIT F Maximum Floor-to-Area Ratio (FAR) by Right: Established on Figure 4-2 (Based on the maximum FAR allowed by the prop- erty’s zoning prior to adoption of this Document) Maximum Floor-to-Area Ratio (FAR) with Development Bonus: 2:1 is FAR may be granted in exchange e development bonus criteria and stan- dards are detailed in Article 6. BUILDING HEIGHT* Minimum Building Height: Not applicable Maximum Building Height by Right: Established on Figure 4-4 (Based on the maximum height allowed by the prop- erty’s zoning prior to adoption of this Document.) is building height may be granted in exchange for the provision of public e development bonus criteria and standards are detailed in Article 6. * Properties may be required to comply with the building height restrictions in Subsection 4.2.10 Compatibility Stan- dards, if triggered by a property outside of the NBG Planning Area. Minimum Lot Size 1,600 SF Minimum Lot Width 20 Feet MINIMUM SETBACKS Front Yard and Street Side Yard*: No ground-level front yard or street side yard setbacks are required. Instead, development must meet the building placement standards in Section 4.3. Front and Street Side Upper-Story Building Facade Stepbacks: e building facade at the 6th story and above must be stepped back 30 feet from the ground-level building facade line. Interior Side Yard: Rear Yard: 0 Feet 5 Feet * If the street right-of-way is less than 60 feet in width, the minimum front yard setback for buildings three or more stories in height shall be 30 feet from MAXIMUM IMPERVIOUS COVER If located in an urban watershed (Shoal or Little Walnut Creek) : Established on Figure 4-6 (Based on the maximum impervious cover allowed by the property’s zoning prior to adoption of the this Document.) If located in a suburban watershed (Walnut Creek)*: 60% is requirement supersedes imper- * vious cover requirements of Section 25-8-394(C) of the LDC. 60’ Story Max. Height with Development Bonus access. re Maximum Building Height with Development Bonus: 60 Feet Typical examples of buildings in the Neighborhood Residential Subdistrict. FIGURE 4 - l (MU: NBG ZONING COMMERCIAL MIXED USE (CMU) SUBDISTRICT DISTRICT GENERAL SITE DEVELOPMENT STANDARDS Exhibit "B" 08-04-22 Revised LOT SIZE FLOOR TO AREA RATIO BUILDING HEIGHT Minimum Lot Size 2,500 SF Minimum Lot Width 20 Feet MINIMUM SETBACKS - Front Yard and Street Side Yard*: Maximum F loor-to-Area by Right: Ratio (FAR) Established 4-2 (Based on Figure maximum FAR allowed by the prop­ erty's to adoption zoning prior Document) of this on the Ratio Maximum Floor-to-Area Bonus: (FAR) with Development No ground-level side yard setbacks development placement front yard or street are required. must meet the building 4.3. in Section standards Instead, CMU Zone CMU Midway Zone I 0: I CMU Gateway Zone 12: I 3:1 in exchange of public benefits. may be granted This FAR for the provision development bonus criteria standards and in Article are detailed The 6. EXHIBIT G Minimum Building Height: Not applicable Maximum Building Height by Right: on Figure 4-4 (Based on the Established maximum height erty's zoning Document.) allowed by the prop­ prior to adoption of this Height with aximum Building evelopment Bonus*: MU Zone MU Midway Zone 180 Feet 350 Feet 420 Feet height is building may be granted xchange fits. The development 6. tandards in of public ben­ bonus criteria and in Article for the provision are detailed Front and Sticct Side �ppcr Story 811ilding Peeede S�ephedi!i: fueeae et lhe 6lh St8F7' ena ::i:he ettilaiflg eee•re the grettna le¥el etti-!aing fueeae line. fflt15l ee steiiiiee eeelE 39 feel ffeffl Interior Side Yard: 0 Feet Rear Yard: 0 Feet right-of -way is less than the minimum front three or more for buildings shall be 30 feet from *If the street 60 feet in width, yard setback stories the center access. in height line of the street fire to ensure If located (Shoal in an urban watershed Walnut Creek) or Little on Figure Established maximum impervious cover allowed the property's zoning of the this Document.) 4-6 (Based on the by prior to adoption If located watershed (Walnut in a suburban Creek)*: 80% *This requirement vious cover requirements of the LDC. 25-8-394(C) supersedes imper­ of Section PLATTING REQUIREMENTS If located in the CMU Gateway Zone: (Access 24-4-171 Section City Code is modified abut a dedicated public Internal Drive. to Lots) of the to permit a lot to street or a Major MAXIMUM IMPERVIOUS COVER - examples Typical Commercial of buildings in the Mixed Use Subdistrict. 420' Max. Height with Bonus Development (CMU -Gateway) 350' Max. Height with Development Bonus (CMU • Midway) ll with 80' Max. Height Bonus Development � I �- r� 5 Stories Q