13 C14-2024-0113 - 704 E. 53rd Street Staff Report

Planning Commission – Jan. 14, 2025

13 C14-2024-0113 - 704 E. 53rd Street Staff Report — original pdf

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ZONING CHANGE REVIEW SHEET CASE: C14-2024-0113 – 704 E. 53rd Street DISTRICT: 4 ZONING FROM: CS-CO-NP ZONING TO: CS-MU-V-CO-DB90-NP ADDRESS: 704, 706, 706 1/2 and 708 East 53rd Street PROPERTY OWNER: JEV Family LTD SITE AREA: 0.7424 acres (32, 339 sq. ft.) AGENT: Drenner Group, PC (Leah Bojo) CASE MANAGER: Cynthia Hadri 512-974-7620, Cynthia.hadri@austintexas.gov STAFF RECOMMENDATION: The staff recommendation is to grant general commercial - mixed use - vertical mixed use building - conditional overlay - density bonus 90 - neighborhood plan (CS-MU-V- CO-DB90-NP) combined district zoning. The proposed conditional overlay maintains the conditions on Tract 49 from Ordinance No. 020523-31 in the North Loop Neighborhood Plan Rezoning case C14-02-0009. The following uses are prohibited uses on the property: • Adult oriented businesses • Agricultural sales and services • Automotive rentals • Automotive repair services • Automotive sales • Campground • Commercial blood plasma center • Construction Sales • Convenience storage • Equipment repair services • Equipment sales • Exterminating services • Funeral services • Hospital services (general) • Kennels • Laundry Services • Limited warehousing and distribution • Medical offices (exceeding 5,000 sq. ft.) • Pawn shop services • Residential treatment • Service station • Transitional housing • Transportation terminal • Vehicle storage The following uses are conditional uses on the property: • Congregate living • Drive-in service as an accessory use to a commercial use PLANNING COMMISSION ACTION / RECOMMENDATION: January 14, 2024: 13 C14-2024-0113 - 704 E 53rd Street; District 41 of 33C14-2024-0113 2 CITY COUNCIL ACTION: ORDINANCE NUMBER: ISSUES: In December 2023, Ordinance No. 20220609-080, Ordinance No. 20221201-056 and Ordinance No. 20221201-055 were invalidated. On March 11, 2024, Ordinance No. 20240229- 073, was enacted to create the “DB90” combining district, which amended City Code Title 25 (Land Development) to create a new zoning district for a density bonus program that grants 30 feet in height above the base zoning district, to a maximum of 90 feet, and modifies site development regulations including compatibility standards. Subsequently, the applicant submitted this new rezoning application to request the -DB90 combining district. CASE MANAGER COMMENTS: The property in question is approximately 0.74 acres, partially developed with automotive uses and vacant land, has access to East 53rd Street (level 2), and is zoned general commercial - conditional overlay - neighborhood plan (CS-CO-NP). The property has single family residences (SF-3-NP) to the north, south and west, Automotive uses (CS-V-NP and CS-CO-NP) to the north and west. There is multifamily residential (CS-V-NP) to the north along with a variety of commercial uses and food sales (CS-V-NP, CS-V-CO-NP, CS-CO- NP and LR-MU-CO-NP) to the north, south and east. Please refer to Exhibits A (Zoning Map) and B (Aerial View). The applicant is requesting general commercial - mixed use - vertical mixed use building - conditional overlay - density bonus 90 - neighborhood plan (CS-MU-V-CO-DB90-NP) combining district for a proposed development that would include multi-family units requiring an affordable component. A building constructed under density bonus 90 (DB90) standards allows for a mix of residential uses and commercial uses, and the result is typically retail, restaurants and offices on the ground floor, and residential units on upper levels. The overall project would consist of approximately 73 residential units and will not be seeking a modification for the ground floor commercial space requirement. Please refer to Exhibit C (Applicant’s Summary Letter). Staff is recommending the general commercial - mixed use - vertical mixed use building - conditional overlay - density bonus 90 - neighborhood plan (CS-MU-V-CO-DB90-NP) combining district zoning for the proposed 73 residential units, to allow for a unified development with a total of 139 dwelling units. The CS-MU-V-CO-DB90-NP request will allow for more density near the Airport Blvd Core Transit Corridor. The site is located within the North Loop Neighborhood plan and within the Highland Mall Station Regional Center. A development utilizing the “density bonus 90” incentives is permitted with a base CS district and must include an affordability component for residential use in order to obtain 13 C14-2024-0113 - 704 E 53rd Street; District 42 of 33C14-2024-0113 3 incentives, including height maximum of 90 feet in the CS district (60 feet base plus 30 feet incentive) and relaxation of development and compatibility standards, such as FAR, setbacks and building coverage. There are several methods of satisfying DB90 development affordability requirements. There are two options for projects including rental units: 1) a minimum of 12% of the rental units in a building are affordable for a 40-year period for households earning 60% or less than the Austin-Round Rock Metropolitan Statistical Area MFI; or 2) a minimum of 10% of the rental units are affordable for a 40-year period as described above for households earning 50% or less MFI. There are two options of satisfying DB90 development affordability requirements which include ownership units: 1) a minimum of 12% of the residential units in a building are affordable for a 40-year period for households earning 80% or less than the Austin-Round Rock Metropolitan Statistical Area MFI; or 2) an in-lieu-fee payment to the Housing Trust Fund, equivalent to the required percentage of the total residential units, including the mix of bedrooms required, at the rate set in the fee schedule at the time of final site plan submission. BASIS OF RECOMMENDATION: 1. The rezoning should be consistent with the policies and principles adopted by the City City Council has provided policy and direction for having more residential density and increased affordability, as well as incentivizing vertical mixed use buildings throughout the City. This request is consistent with the “VMU2” option and Ordinance No. 20240229-073, which replaced the invalidated “VMU2” option. 2. The proposed zoning should be consistent with the purpose statement of the district Council. sought. The community commercial district is intended 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. 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 vertical mixed use building (v) combining district may be applied in combination with any commercial base zoning district and allows for a combination of office, retail, commercial and residential uses within a vertical mixed use building. 13 C14-2024-0113 - 704 E 53rd Street; District 43 of 33C14-2024-0113 4 The conditional overlay combining district may be applied in combination with any base district. the district is intended to provide flexible and adaptable use or site development regulations by requiring standards tailored to individual properties. The density bonus 90 combining district, in exchange for providing affordable housing units and in combination with commercial base zoning districts, allows a mixture of office, retail, commercial, and residential uses with modifications of compatibility standards and site development regulations including increased building height. The neighborhood plan district denotes a tract located within the boundaries of an adopted neighborhood plan. 3. Zoning should promote clearly-identified community goals, such as creating employment opportunities or providing for affordable housing. This rezoning authorizes a property to participate in a voluntary density bonus or incentive program that provides modifications to development regulations or other regulatory-related benefits in exchange for community benefits. In exchange for increased development potential, the development is required to comply with affordable housing requirements. EXISTING ZONING AND LAND USES: Site North ZONING CS-CO-NP SF-3-NP & CS-V-NP LAND USES Vacant & Automotive Uses Single Family Residential, Multifamily Residential and Automotive Uses Food Sales (Zucchini Kill) and Single Family Residential Restaurant and Commercial Uses Single Family Residential & Automotive Uses South LR-MU-CO-NP, GR-CO- NP & SF-3-NP CS-V-NP & CS-V-CO-NP CS-CO-NP & SF-3-NP East West NEIGHBORHOOD PLANNING AREA: North Loop Neighborhood Planning Area WATERSHED: Tannehill Branch Watershed CAPITOL VIEW CORRIDOR: No SCHOOLS: Austin Independent School District Reilly Elementary School COMMUNITY REGISTRY LIST: Austin Independent School District Austin Lost and Found Pets Austin Neighborhoods Council Austin Regional Group SCENIC ROADWAY: No Central Austin Community Development Corporation Friends of Austin Neighborhoods Go Vamos Austin – North McCallum High School Lamar Middle School 13 C14-2024-0113 - 704 E 53rd Street; District 44 of 33C14-2024-0113 5 Homeless Neighborhood Association Neighborhood Empowerment Foundation North Austin Neighborhood Alliance North Lamar Neighborhood Association North Lamar/Georgian Neighborhood Team North Loop IBIZ District North Loop Neighborhood Association AREA CASE HISTORIES: North Loop Neighborhood Plan Contact Team Preservation Austin Red Line Parkway Initiative Ridgetop Neighborhood Association SELTexas Save Our Springs Alliance Sierra Club NUMBER REQUEST COMMISSION C14-2008-0002 – North Loop Neighborhood Planning Area Vertical Mixed Use Building (V) Zoning Opt-In/Out C14-2008- 0002.001 – North Loop Neighborhood Planning Area Vertical Mixed Use Building (V) Zoning Opt Amending the boundaries of the VMU Overlay District and/or rezoning selected tracts within the North Loop Neighborhood Planning Area with the vertical mixed use building "V" combining district. The planning area is bounded by IH-35 to the east, 45th St, Red River St, and 51st St to the south, Lamar Blvd to the west, and Koenig Lane on the north. These properties were intended by the Neighborhood Plan Contact Team to be opted into VMU as a part of the original North Loop VMU case that was adopted by City Council on March 20, 2008. However, due to an error, these properties were omitted from the original case and are now being brought forward as an auxiliary case. The neighborhood has recommended all VMU incentives for properties within this 10 acre area. To Grant all amendments for the North Loop NPA (01/29/2008) To Grant all amendments for the North Loop NPA (05/13/2008) CITY COUNCIL Approved the Neighborhood Plan as Planning Commission Recommended (03/20/2008) Approved the Neighborhood Plan as Planning Commission Recommended (06/05/2008) RELATED CASES: C14-02-0009 - North Loop Neighborhood Plan Combining District Rezonings C14-2024-0112 – 5301 Martin Avenue: Associated with this rezoning case as they will be one unified development. The applicant is requesting to rezone from CS-CO-NP and SF-3- NP to CS-MU-V-CODB90-NP in order to develop 36 residential dwelling units. This case is going to Planning Commission on January 14, 2025 for a recommendation. C14-2024-0114 – 5210 Bruning Avenue: Associated with this rezoning case as they will be one unified development. The applicant is requesting to rezone from GR-CO-NP to GR-MU- 13 C14-2024-0113 - 704 E 53rd Street; District 45 of 33C14-2024-0113 6 V-CO-DB90-NP. in order to develop 30 residential dwelling units. This case is going to Planning Commission on January 14, 2025 for a recommendation. ADDITIONAL STAFF COMMENTS: Comprehensive Planning: Project Name and Proposed Use: 704 E 53RD STREET. C14-2024-0113. North Loop Neighborhood Plan. FLUM: Mixed Use. Project: 704 E 53rd Street. 0.7424 acres from CS- CO-NP to CS-MU-V-CO-DB90-NP. Existing: Auto Sales and Vacant. Proposed: 73 Multifamily units. Demolition is proposed, with 0 residential units to be demolished. Proposal seeks Density Bonus 90 Combining District (Ordinance No. 20240229-073), which sets affordability minimums on ownership and rental units, and further allows for an increase of up to 30 ft in height above the base zone allowance, with a maximum limit of 90 feet in total height. DB90 additionally releases the site from some base zoning district development standards, including maximum floor area ratio. Imagine Austin Decision Guidelines Yes Complete Community Measures * Y 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 Highland Mall Station Regional Center; Adjacent to 53rd Street Activity Corridor; 0.07 miles to Airport Boulevard Activity Corridor Y Mobility and Public Transit *: Located within 0.25 miles of public transit stop and/or light rail station.  0.13 miles to bus stop along Duval St Y Mobility and Bike/Ped Access *: Adjoins a public sidewalk, shared path, and/or bike lane.  Sidewalk and bike lane present along E 53rd Street Y Y Y Y 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 along Airport Blvd and E 53rd Street Connectivity and Food Access *: Provides or is located within 0.50 miles of a grocery store/farmers market. Connectivity and Education *: Located within 0.50 miles from a public school or university.  0.3 miles to Ridgetop Elementary School Connectivity and Healthy Living *: Provides or is located within 0.50 miles from a recreation area, park or walking trail.  0.2 miles to Bruning Green (pocket 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). 13 C14-2024-0113 - 704 E 53rd Street; District 46 of 33C14-2024-0113 7 Y 9 Culture and Historic Preservation: Preserves or enhances a historically and/or culturally significant site. Creative Economy: Expands Austin’s creative economy (ex: live music venue, art studio, film, digital, theater.) Workforce Development, the Economy and Education: Expands the economic base by creating permanent jobs, especially in industries that are currently not represented in a particular area or that promotes a new technology, and/or promotes educational opportunities and workforce development training. Industrial Land: Preserves or enhances industrial land. Not located over Edwards Aquifer Contributing Zone or Edwards Aquifer Recharge Zone Number of “Yes’s” Drainage: The developer is required to submit a pre- and post-development drainage analysis at the subdivision and site plan stage of the development process. The City’s Land Development Code and Drainage Criteria Manual require that the Applicant demonstrate through engineering analysis that the proposed development will have no identifiable adverse impact on surrounding properties. Environmental: The site is not located over the Edwards Aquifer Recharge Zone. The site is located in the Tannehill Branch Watershed of the Colorado River Basin, which is classified as an Urban Watershed by Chapter 25-8 of the City's Land Development Code. It is in the Desired Development Zone. Zoning district impervious cover limits apply in the Urban Watershed classification. According to floodplain maps there is no floodplain within or adjacent to the project location. Standard landscaping and tree protection will be required in accordance with LDC 25-2 and 25-8 for all development and/or redevelopment. At this time, site specific information is unavailable regarding vegetation, areas of steep slope, or other environmental features such as bluffs, springs, canyon rimrock, caves, sinkholes, and wetlands. This site is required to provide on-site water quality controls (or payment in lieu of) for all development and/or redevelopment when 8,000 s.f. cumulative is exceeded, and on site control for the two-year storm. 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. 13 C14-2024-0113 - 704 E 53rd Street; District 47 of 33C14-2024-0113 8 PARD – Planning & Design Review: Parkland dedication will be required 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, a partial land dedication may be required, as well as any remaining fees in-lieu. The Parks and Recreation Department (PARD) would consider a connection along the Red Line, from E 53rd Street to the northernmost corner of the site, toward satisfying the requirement at time of permitting (whether subdivision or site plan). Such a connection would satisfy an acquisition need for the Red Line, a recommendation identified in the Parks and Recreation Department’s Long Range 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 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: thomas.rowlinson@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. Compatibility Standards The site is subject to compatibility standards due to the proximity/adjacency of SF3 zoning on the Northwest side of the property). Reference 25-2-1051, 25-2-1053 Any structure that is located: a. At least 50 feet but less than 75 feet from any part of a triggering property b. Less than 50 feet from any part of a triggering property may not exceed 40 may not exceed 60 feet feet Reference 25-2-1061 A 25-foot (15-foot if site is less than 75 feet wide) compatibility buffer is required along the property line shared with the triggering property. No vertical structures are permitted in the compatibility buffer. Reference 25-2-1062(B) 13 C14-2024-0113 - 704 E 53rd Street; District 48 of 33C14-2024-0113 9 An on-site amenity, including a swimming pool, tennis court, ball court, or playground, may not be constructed 25 feet or less from the triggering property. Reference 25-2-1062 DB90 Rezoning This site must meet affordability minimums to be eligible for DB90. A signed approval letter from the Housing Department will be required with site plan submittal. E. 53rd Street is the Principal Street for this site. Any buildings fronting this street will be required to have 75% of the ground floor as commercial uses. This site is adjacent to a site that contains one to three dwelling units and is zoned SF-5 or more restrictive. A compatibility buffer 25’ in width, designed to 25-8-700 and 25-2-652(G) will be required. This tract is already developed, and the proposed zoning change is a footprint within the existing development. FYI This site is in the North Loop Neighborhood Plan Austin Transportation Department – Engineering Review: The Austin Strategic Mobility Plan (ASMP) calls for 72 feet of right-of-way for 53rd St. It is recommended that 36 feet of right-of-way from the existing centerline should be dedicated for 53rd St according to the Transportation Plan with the first subdivision or site plan application. [LDC 25-6-51 and 25-6-55]. A Neighborhood Traffic Analysis is required and will be performed for this project by TPW staff. Results will be provided in a separate memo. LDC 25-6-114. NTA requires three (3) consecutive 24-hour tube counts, preferably on Tuesday, Wednesday, and Thursday, during a non-holiday week when school is in session. Please contact the area engineers, Mustafa Wali (mustafa.wali@austintexas.gov) or Ramin Komeili (ramin.komeili@austintexas.gov) to discuss the location of the tube counts. Results will be provided in a separate memo. LDC 25-6-114. NTA fees will be added in AMANDA. This comment will be cleared once the Memo is approved, and the fees are paid. Existing Street Characteristics: Name ASMP Classification Existing ROW Existing Pavement Sidewalks Bicycle Route ASMP Required ROW Capital Metro (within ¼ mile) 53rd St Level 2 72 Feet 55 Feet 40 Feet Yes Yes Yes 13 C14-2024-0113 - 704 E 53rd Street; District 49 of 33C14-2024-0113 10 Austin Water Utility: No comments on zoning change. FYI: The landowner intends to serve the site with existing City of Austin water utilities. Based on current public infrastructure configurations, it appears that service extension requests (SER) will be required to provide service to this lot. For more information pertaining to the Service Extension Request process and submittal requirements contact the Austin Water SER team at ser@austintexas.gov. INDEX OF EXHIBITS AND ATTACHMENTS TO FOLLOW: A. Zoning Map B. Aerial Map C. Applicant’s Summary Letter D. Neighborhood Traffic Analysis (NTA) Memo E. C14-02-0009 - North Loop Neighborhood Plan Combining District Ordinance Correspondence from Interested Parties 13 C14-2024-0113 - 704 E 53rd Street; District 410 of 33E K O E N I G L N S V R D E B CS-CO-NP T . 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MF-2-CO-NP ( C14-2021-0034 NPA-2021-0011.01 ( 72-155 A D ( Y C A R E SF-3-NP ( SF-3-NP ( ( ( ( ( SF-3-NP ( ( ( ( ( C14-2013-0133 SF-4A-NP ( ( ( ( T N S E EL H ( MF-2-NP ( ( SF-3-NP ( ( ( E 55T ( ( H S T ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( E 54T SF-3-NP ( ( H ST ( ( ( ( ( ( SF-3-NP ( ( ( ( ( ( ( SF-3-NP ( ( ( ( ( E V T A T E N N E B ( ( ( ( ( ( ( ( ( ( 9 0 SF-3-NP ( ( ( ( 71-1 ( ( SF-3-NP ( ( ( ( ( ( SF-3-NP ( ( ( ( ( SF-3-NP ( E N AV SF-3-NP ( ( ( O M R A H GR-CO-NP ( ( ( ( ( ( ( ( ( SF-3-NP ( 82-052 ( ( ( 72-30 MF-4-NP A P T S. ( SF-3-NP ( ( ( ( ( SF-3-NP LO-MU-V-NP NPA-2008-0011.01 C14-2011-0063 GR-CO-NP GR-MU-V-CO-NP ( ( ( ( C14-2013-0121 GR-CO-NP ( GR-V-CO-NP NPA-2008-0011.01 ( ( SF-3-NP ZONING CASE#: C14-2024-0113 SUBJECT TRACT ! ! ! ! ! ! PENDING CASE ZONING BOUNDARY ± Exhibit A 1 " = 400 ' 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. 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: 10/30/2024 13 C14-2024-0113 - 704 E 53rd Street; District 411 of 33Exhibit B 13 C14-2024-0113 - 704 E 53rd Street; District 412 of 33Leah M. Bojo lbojo@drennergroup.com 512-807-2918 Ms. Lauren Middleton-Pratt Permitting and Development Center (PDC) 6310 Wilhelmina Delco Drive Austin, TX 78752 June 27, 2024 Via Electronic Delivery Re: 704 E 53rd Street – Zoning application for 0.7424-acre combined properties located at 704, 706, 706 ½ and 708 E 53rd Street, Austin, TX 78751, comprised of TCAD IDs: 0225102305, 0225102304, 0225102301 and 0225102303 (the "Property") Dear Ms. Middleton-Pratt: As representatives of the owners of the Property, we respectfully submit the enclosed Zoning application package. The project is titled 704 E 53rd Street and is 0.7424-acres of combined land, located on the north side of E 53rd Street between Martin Avenue and Eilers Avenue. The Property is in the Full Purpose Jurisdiction of the City of Austin. The Property is currently zoned CS-CO-NP (General Commercial Services – Conditional Overlay – Neighborhood Plan). The requested zoning is to CS-MU-V-CO-DB90-NP (General Commercial Services – Mixed Use – Vertical Mixed-Use Building –Conditional Overlay – Density Bonus 90 – Neighborhood Plan). Zoning Ordinance No. 20020523-031 established the Neighborhood Planning Area and includes a Conditional Overlay. The Conditional Overlay restricts certain uses on the Property as shown below, which we propose to remain. The following uses are prohibited uses on the 704, 706 and 708 E 53rd Street: • Adult oriented businesses • Automotive rentals • Automotive sales • Commercial blood plasma center • Equipment repair services • Exterminating services • Hospital services (general) • • Medical offices (exceeding 5,000 sq. ft.) • • • Residential treatment Transitional housing Transportation terminal Laundry Services Agricultural sales and services Automotive repair services Campground Convenience storage Equipment sales Funeral services Kennels Limited warehousing and distribution Pawn shop services Service station Vehicle storage Congregate living • • • • • • • • • • • • • Drive-in service as an accessory use to a commercial use Exhibit C 13 C14-2024-0113 - 704 E 53rd Street; District 413 of 33June 27, 2024 Page 2 This request includes the DB90 (Density Bonus 90) combining district, that was recently approved on February 29, 2024, via Ordinance No. 20240229-073. The Property is located in the North Loop Neighborhood Planning Area (NPA) and has a Future Land Use Map (FLUM) designation of Mixed Use. The FLUM designation will remain as Mixed Use and a Neighborhood Plan Amendment is not necessary. A Traffic Impact Analysis (TIA) determination from the Austin Transportation Department identified that a Neighborhood Traffic Analysis (NTA) is required. This rezoning application is associated with two (2) other rezoning applications titled 5301 Martin Avenue and 5210 Bruning Avenue. Please let me know if you or your team members require additional information or have any questions. Thank you for your time and attention to this project. Sincerely, Leah M. Bojo cc: Joi Harden, Planning Department (via electronic delivery) 13 C14-2024-0113 - 704 E 53rd Street; District 414 of 33MEMORANDUM To: CC: FROM: DATE: SUBJECT: Kathleen Strain, P.E. (WPS) Renee Johns, AICP; Mustafa Wali (TDS/TPW) Austin Jones, P.E. October 1, 2024 Volz Project NTA | C14-2024-0112 & C14-2024-0113 The proposed development includes of 6 tracts making up 1.05-acres at 5301, 5303 Martin Avenue, 704, 706, 706.5, 708 E 53rd Street, as shown in Figure 1 below. The site is currently zoned CS-CO-NP, and SF-3-NP. The applicant is looking to rezone to CS-MU-V-CO-DB90-NP. The site proposes access to Martin Avenue and East 53rd Street, which are classified as Level 1 (local street) and Level 2 (collector street) respectively. The development project will include 6-story buildings and is anticipated to be completed by 2027. The Transportation Development Services (TDS) division has conducted a Neighborhood Traffic Analysis (NTA) and offers the following comments. Figure 1: Site Location Exhibit D Page 1 of 5 13 C14-2024-0113 - 704 E 53rd Street; District 415 of 33Roadways Martin Ave has approximately 55 feet of right-of-way, 27 feet of pavement width, two unstriped travel lanes, curb and gutter, sidewalk on the west side of the street only, and no bicycle facilities. The street functions with a speed limit of 25 mph. According to the Austin Strategic Mobility Plan (ASMP), the required right-of-way in the vicinity of the site is 58 or 64 feet. East 53rd St has approximately 50 feet of right-of-way, 37 feet of pavement width, two striped travel lanes, curb and gutter with sidewalks and protected bike lanes on both sides of the street. The street functions with a speed limit of 20 mph. According to the Austin Strategic Mobility Plan (ASMP), the required right-of-way in the vicinity of the site is 72 feet. Trip Generation and Traffic Analysis The zoning cases assumes 109 dwelling units of mid-rise multifamily housing (ITE Code 221). Based on the Institute of Transportation Engineer’s Trip Generation Manual, 11th Edition, the proposed development will generate 473 vehicle trips per day. This site includes several existing land uses that currently generate 67 vehicle trips per day. Assuming the existing land uses and the proposed uses as part of these zoning cases, this development will generate 406 vehicle trips per day. See Table 1 for a detailed breakdown of the existing and proposed land uses and trip generation. Page 2 of 5 13 C14-2024-0113 - 704 E 53rd Street; District 416 of 33Table 1 – Trip Generation Unadjusted Trip Generation Land Use (ITE Code) Single-Family Detached Housing (210) Automobile Sales (Used) (841) SUM EXISTING Multifamily Housing (Mid- Rise) (221) NET TRIPS Size Existing 2 SF Units 1,358 Square Feet Proposed Uses 109 Dwelling Units 30 37 67 473 406 24-hour traffic volumes were collected on Martin Ave, and on East 53rd St, both east and west of Martin Ave on August 28, 2024. The 2024 daily traffic volumes on Martin Ave, East 53rd St west of Martin Ave, and East 53rd St east of Martin Ave were approximately 238 vpd (vehicles per day), 5,235 vpd, and 5,263 vpd, respectively. Figure 2: Tube Count Locations Page 3 of 5 13 C14-2024-0113 - 704 E 53rd Street; District 417 of 33Table 2 provides the expected distribution of site trips throughout the study area. Table 2. Trip Distribution Street Martin Ave East 53rd St Traffic Distribution by Percent 5% 95% Table 3 represents a breakdown of traffic on Martin Ave, and East 53rd St: existing traffic, proposed site traffic, total traffic after development, and percentage increase in traffic. Table 3. Traffic Summary Street Existing Traffic from Counts (vehicles per day, vpd) Site Traffic added to Roadway (vpd) Total Future Traffic (vpd) Percentage Increase in Traffic (%) Martin Ave East 53rd St 238 5,249 20 386 258 5,635 8% 7% According to Section 25-6-116 of the Land Development Code, streets that have a pavement width less than 30 feet are considered to be operating at a desirable traffic level if the average daily traffic volume for such roadway is below 1,200 vehicles per day. Based on the LDC criteria, Martin Avenue is currently operating at a desirable level and will continue operating at desirable level with the addition of site traffic. According to Section 25-6-116 of the Land Development Code, streets that have a pavement width of 30 ft to less than 40 feet are considered at a desirable traffic level if the average daily traffic volume for such roadway is below 1,800 vehicles per day. Based on the LDC criteria, East 53rd St is currently not operating at desirable levels and will continue to do so with the addition of site traffic. Recommendations and Conclusions Based on the results of the NTA, the Austin Transportation Department (ATD) has the following recommendations and conclusions: 1. Martin Avenue currently lacks sidewalks along its length on one side. During the site plan review, this development will be required to construct sidewalks, along with associated curb ramps and gutters along its frontage. 2. As per ASMP, East 53rd Street is being proposed to be studied for corridor mobility improvements, those improvements include mobility, safety, and connectivity improvements to accommodate multiple modes of transportation, including driving, walking, biking, and taking transit. Page 4 of 5 13 C14-2024-0113 - 704 E 53rd Street; District 418 of 333. As per ASMP, the required ROW for East 53rd Street is 72 feet, and for Martin Avenue, 4. If the number of units proposed in Table 1 is exceeded, the TDS division may be required to it is either 58 or 64 feet. reassess the NTA. 5. This site will be subject to Street Impact Fee (SIF), which will help fund roadway capacity projects identified in RCP necessitated by new developments. The SIF calculation shall be performed during the Site Plan review, and the fee will be collected at the time of building permit application. For more information on Impact Fees, please visit the City’s SIF website (https://www.austintexas.gov/department/street-impact-fee). 6. This assessment is based on the proposed uses. Any changes in these assumptions may require an updated NTA. 7. This NTA does not grant nor guarantee approval of proposed driveway types or locations. Driveway types and locations will be reviewed with the site plan application. The site development permit for the above noted site shall not be released until the improvements are shown in the site plan. Please contact me at (512) 978-1671 if you have questions or require additional information. Austin Jones, P.E. Transportation and Public Works Department Page 5 of 5 13 C14-2024-0113 - 704 E 53rd Street; District 419 of 33ORDINANCE NO. 020523-31 AN ORDINANCE REZONING AND CHANGING THE ZONING MAP TO ADD A NEIGHBORHOOD PLAN COMBINING DISTRICT TO THE BASE ZONING DISTRICTS ON APPROXIMATELY 614.97 ACRES OF LAND GENERALLY KNOWN AS THE NORTH LOOP NEIGHBORHOOD PLAN AREA ("NORTH LOOP") AND TO CHANGE THE BASE ZONING DISTRICTS ON 101 TRACTS OF LAND IN NORTH LOOP. BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF AUSTIN: PART 1. The zoning map established by Section 25-2-191 of the City Code is amended to add a neighborhood plan (NP) combining district to each base zoning district within the property and to change the base zoning districts on 101 tracts of land within the property described in File C14-02-0009, as follows: Approximately 614.97 acres of land, in the City of Austin, Travis County, Texas, more particularly described and identified in the attached Exhibit "A", (the "Property"), generally known as the North Loop Neighborhood Plan (NP) combining district, locally known as the property bounded by Koenig Lane on the north, IH-35 on the east, Lamar Boulevard on the west and 45th Street, Red River Street and 51st Street on the south, in the City of Austin, Travis County, Texas, and generally identified in the map attached as Exhibit "B". PART 2. The base zoning districts for the 101 tracts of land are changed from family residence (SF-3) district, multifamily residence low density (MF-2) district, multifamily residence medium density (MF-3) district, limited office (LO) district, general office (GO) district, neighborhood commercial (LR) district, community commercial (GR) district, (GR-CO) combining district, general community commercial-conditional overly commercial services (CS) district, general commercial services-conditional overlay (CS- CO) combining district, commercial-liquor sales (CS-1) district, and commercial-liquor sales-conditional overlay (CS-1-CO) combining district to family residence-neighborhood plan (SF-3-NP) combining district, multifamily residence low density-neighborhood plan (MF-2-NP) combining district, multifamily residence medium density-neighborhood plan (MF-3-NP) combining district, multifamily residence moderate high density-conditional overlay-neighborhood plan (MF-4-CO-NP) combining district, neighborhood office- neighborhood plan (NO-NP) combining district, limited office-neighborhood plan (LO- Exhibit E Page 1 of 12 13 C14-2024-0113 - 704 E 53rd Street; District 420 of 33limited office-mixed use-neighborhood plan (LO-MU-NP) NP) combining district, combining district, limited office-conditional overlay-neighborhood plan (LO-CO-NP) combining district, limited office-mixed use-conditional overlay-neighborhood plan (LO- combining district, general office-mixed use-conditional overlay- MU-CO-NP) neighborhood plan (GO-MU-CO-NP) combining district, neighborhood commercial- conditional overlay neighborhood plan (LR-CO-NP) combining district, neighborhood commercial-mixed use-neighborhood plan (LR-MU-NP) combining district, neighborhood commercial-mixed (LR-MU-CO-NP) combining district, community commercial-mixed used-conditional overlay-neighborhood plan (GR-MU-CO-NP) combining district, community commercial-conditional overlay- neighborhood plan (GR-CO-NP) combining district, general commercial services- conditional overlay-neighborhood plan (CS-CO-NP) combining district, general commercial services-mixed use-conditional overlay-neighborhood plan (CS-MU-CO-NP) combining district, commercial-liquor sales-conditional overlay neighborhood plan (CS-1- CO-NP) combining district, and public-neighborhood plan (P-NP) combining district, as more particularly described and identified in the chart below. overlay-neighborhood use-conditional plan TRACT 1a 1a 1b 1c ADDRESS 5607LAMARBVN 5501 LAMAR BV N 600 NELRAY BV 5555 LAMAR BV N 1d 2 3 4a 4a 4b 4c 5a 5b 6 700 NELRAY BV 707, 709 NELRAY BV; 0 LAMAR BV N (LOT 38 NORTHFIELD ADDITION); 5403, 5409, 5415, 5417 LAMAR BVN 5301 ,5319 LAMAR BVN 701 NORTH LOOP BVE 5237, 5241 LAMAR BV N; 5253 LAMAR BV N (LOT 18-19, 20-21 LOT 22 *LESS 987 SF INTO ROW BLK B MURRAY PLACE) 5225 LAMAR BV N 0 LAMAR BV N (LOT 6-7 BLK B MURRAY PLACE); 0 LAMAR BV N (LOT 8-9 BLK B MURRAY PLACE); 5201 & 5209 LAMAR BV N; 702 ZENNIA ST 5101,5115, 5117LAMAR BVN; 62051 STW 703 ZENNIA ST 703, 705 NELRAY BV ; 702, 704, 710, 712 FRANKLIN BV Page 2 of 12 FROM CS CS&GR CS CS.CS-1.& LO LO CS | TO CS-CO-NP CS-CO-NP CS-CO-NP CS-CO-NP, CS-1- CO-NP LO-MU-NP CS-CO-NP CS-CO-NP CS-MU-CO-NP CS-CO-NP CS, LR, LO, MF-3 CS-CO-NP, LR-MU- NP, LO-MU-NP, MF- 3-NP CS-CO-NP CS CS CS CS CS LO SF-3 CS-CO-NP LO-NP MF-3-NP 13 C14-2024-0113 - 704 E 53rd Street; District 421 of 337 8 9 10 11 12 13 14 15 16 17 18 19 20 21a 21b 22 23a 23b 23c 23d 24 25a 25b 26a 26b 26c 27a 27b 28 29 30 612 NORTH LOOP BVW 301 KOENIG LN W 101,111,115,211KOENIGLNW 201 ,501 KOENIG LNE 702 56 STE; 5600 AIRPORT BV 601 , 605 56 ST E; 5500, 5504 MARTIN AV; 0 56 ST E (LOT 32 BLK 33 *LESS N 10FT HIGHLANDS THE PLUS ADJ 1/2 VAC ST) ; 0 MARTIN AV (S12.5FT OF LOT 24 * & N12.5FT OF LOT 25 BLK 34 *LESS E5FT HIGHLANDS THE) 5501 ,5509, 5511 MARTIN AV 711 56 ST E; 5500, 5502, 5504, 5506, 5508 MIDDLE FISKVILLE RD J500, 5512, 0 AIRPORT BV (N TRI OF BLK 1 HILL LOU H dRS SUBD) 701 55 STE 5408, 5410, 5414, 5416, 5418, 5420 MIDDLE FISKVILLE RD LO CS CS CS CS CS CS CS CS CS CS LO-MU-CO-NP CS-MU-CO-NP CS-MU-CO-NP CS-MU-CO-NP CS-MU-CO-NP CS-CO-NP CS-CO-NP CS-CO-NP CS-CO-NP CS-CO-NP CS-CO-NP 5406 MIDDLE FISKVILLE RD 5402 MIDDLE FISKVILLE RD 5400 MIDDLE FISKVILLE RD 5420 AIRPORT BV 5324, 5400, 5410 AIRPORT BV 5306 MIDDLE FISKVILLE RD 5639 AIRPORT BV; 901, 909, 921 REINLI ST 5619 AIRPORT BV 5520 HELEN ST 5555 AIRPORT BV 5501 AIRPORT BV 5335 AIRPORT BV 5325 AIRPORT BV 5307 AIRPORT BV; 819 53 1/2 ST E 818 53 STE 823 53 1/2 STE 5205, 5207 AIRPORT BV 81 9, 821 53 STE 5201 AIRPORT BV 813, 815 52 ST E; 5105 AIRPORT BV 51 01 AIRPORT BV Page 3 of 12 SF-3 CS SF-3 CS, CS-1 CS CS CS CS, CS-1 & CS-1 -CO CS CS CS & CS-1 CS CS-1 CS LO LR&CS CS LO CS&CS-1 CS CS CS-CO-NP CS-CO-NP CS-CO-NP CS-CO-NP.CS-1-CO- NP CS-CO-NP CS-CO-NP CS-CO-NP CS-CO-NP, CS-1 - CO-NP &CS-1-CO- NP CS-MU-CO-NP CS-CO-NP CS-CO-NP & CS-1 - CO-NP CS-CO-NP CS-1 -CO-NP CS-CO-NP LO-CO-NP LR-CO-NP & CS-CO- NP CS-CO-NP LO-CO-NP CS-CO-NP &CS-1- CO-NP CS-CO-NP CS-CO-NP 13 C14-2024-0113 - 704 E 53rd Street; District 422 of 3331 32 33 34 35 35 36a 36b 36c 37 38 39a 39b 39c 40 41 a 41 b 41 b 41 b 42 43 43 44 45 45 46 47 48 49 50 51 52 53 808 51 ST E 5009, 5011 AIRPORT BV 5001 ,5003 AIRPORT BV 4917 AIRPORT BV 4909, 4915 AIRPORT BV; 908 49 1/2 ST E 0 49 1/2 ST E (LOT 3 *RESUB OF LT A NORTH HARMON TERRACE) 4905 AIRPORT BV; 907 49 1/2 ST E 4901 AIRPORT BV 902.90449STE 90349STE 4801 , 4803 AIRPORT BV; 909 48 1/2 ST E 4715, 4721 , 0 AIRPORT BV (LOT 2 DYESS SUBD). 908 48 STE 4712 HARMON AV 4608 HARMON AV 108, 110 A, 112, 114 A NORTH LOOP BVE 100, 104, 106 NORTH LOOP BVW 100, 102, 0 NORTH LOOP BV W (W 85FT OF LOT 30-32 BLK 44 HIGHLANDS THE) 110 NORTH LOOP BVE 120 NORTH LOOP BVW 200 53 STE; 5303 AVENUE F 204 53 STE 5300 AVENUE G 5301, 5303 AVENUE G 5302 AVENUE H 5300 AVENUE H 5303DUVALST 5300, 5302 EVANS AV 600 54 ST E; 600 53 ST E (LOT 1-8, LOT 9-16, LOT 25-32 BLK 26 HIGHLANDS THE) 704, 706, 708 53 ST E; 5301 MARTIN AV; 0 53 ST E (LOT 17-18 *& 10 FT ADJ ALLEY BLK 27 HIGHLANDS THE); 0 53 ST E (LOT 19-20 *& 10FT ADJ ALLEY BLK 27 HIGHLANDS THE) 225 NORTH LOOP BV W; 5219 LERALYNN ST 209 NORTH LOOP BVW 101, 103, 109, 111 NORTH LOOP BV E; 117 NORTH LOOP BV W; 5208, 5210, 5212 AVENUE F 201 53 STE Page 4 of 12 CS-CO CS CS&CS-1 CS GR LR&GR GR CS CS&CS-1 LR&CS CS CS GR CS&CS-1 SF-3 GR,LO CS LR,CS LR LR GR LR LR LR CS LO CS CS CS-CO-NP CS-CO-NP CS-CO-NP &CS-1- CO-NP CS-CO-NP GR-CO-NP GR-CO-NP GR-CO-NP CS-CO-NP CS-CO-NP &CS-1- CO-NP CS-CO-NP CS-CO-NP CS-CO-NP GR-CO-NP CS-CO-NP &CS-1- CO-NP GR-CO-NP GR-CO-NP CS-CO-NP CS-CO-NP CS-CO-NP LR-CO-NP GR-CO-NP GR-CO-NP LR-CO-NP GR-CO-NP GR-CO-NP LO-CO-NP CS-CO-NP CS-MU-CO-NP CS CS-CO-NP LO CS CS CS LO-MU-CO-NP CS-CO-NP CS-CO-NP CS-CO-NP 13 C14-2024-0113 - 704 E 53rd Street; District 423 of 3354 55 56 57 58 59a 59b 60 61 62 63 64 65 66 67 68 69 70 71 72 73 74 75 76 77a 77b 78 79 80a 80b 81 82 83 84 85 86a 86b 86c 86d 20753STE 5213 AVENUE G 5214 AVENUE H 40153STE 50153STE 521 3 EVANS AV 60153STE 5211 MARTIN AV 70553STE;5210BRUNINGAV 5201 , 5203, 5205, 5207 EVANS AV 5206EILERSAV 5211EILERSAV 5204 CLARKSON AV 5102DUVALST;40451STE 5100BRUN1NGAV 0 BRUNING AV (LOT 1 BLK 14 HIGHLANDS THE) 50051STE 51 01 EVANS AV 51 02, 51 06 CLARKSON AV 4701RED RIVER ST #101 - 304; 4705 RED RIVER ST 4700DEPEWAV 4625 RED RIVER ST 4624DEPEWAV 900 51 ST E 94051STE 944 51 ST E 905 & 907 51STE 4817 HARMON AV 4705, 4707, 4709, 4715 HARMON AV 471 9 HARMON AV 4701 HARMON AV 4610, 4612 CONNELLY ST 4606 CONNELLY ST 90649STE;909491/2STE 822, 908 REINLI ST ; 919 KOENIG LN E; 5804, 5812, 5816 INTERSTATE HY 35 N 5510, 5526, 5610, 5656, 5740 INTERSTATE HY 35 N; 0 INTERSTATE HY 35 N (LOT 2 *RESUB LOT 41-42 LESS W45.57FT AV DUVAL HEIGHTS); 925, 959 REINLI ST 922561/2STE 5500 INTERSTATE HY 35 N 5330 INTERSTATE HY 35 N Page 5 of 12 LR LR CS LR GR LR LR SF-3, LR GR LO CS CS LO CS CS CS CS CS. CS CS CS, MF-2 CS CS GO LO GR LO MF-2 CS LO LO LO LO LO CS CS LR-CO-NP LR-CO-NP CS-MU-CO-NP LR-CO-NP GR-CO-NP LR-MU-CO-NP LR-CO-NP LR-MU-CO-NP GR-CO-NP LO-MU-CO-NP CS-MU-CO-NP CS-MU-CO-NP LO-MU-CO-NP CS-MU-CO-NP CS-MU-CO-NP CS-MU-CO-NP CS-MU-CO-NP CS-MU-CO-NP CS-MU-CO-NP CS-MU-CO-NP CS-MU-CO-NP, MF- 2-NP CS-MU-CO-NP CS-MU-CO-NP GO-MU-CO-NP LO-MU- NP GR-MU-CO-NP LO-MU-NP SF-3-NP CS-MU-CO-NP LO-MU-CO-NP LO-MU-CO-NP LO-MU-CO-NP LO-MU-CO-NP LO-MU-CO-NP CS-CO-NP CS-CO-NP L O & CS MF-3&CS CS LO-CO-NP& CS-CO- NP NO-NP; CS-CO-NP CS-CO-NP 13 C14-2024-0113 - 704 E 53rd Street; District 424 of 3387 88a 88b 89a 89b 90 91 91 91 92a 92b 93 94 95a 95b 95c 96 97 98 98 99 100 101 1011, 1015 53 1/2STE 1014 53 ST E (LOT 2 * 2022 SF LOT 3 MASTER FSUBD LOT 1 *107X170FT AV *RESUB PT HILL LOU H MRS SUBD) 1014 53 ST E (LOT 1 MASTER F SUBD E 50'LT 1 BLK 0 RIDGETOP SUBD) 100052STE;100953STE 5210 INTERSTATE MY 35 N 100051STE;100352STE 100050STE 100650STE 1008 50 ST E ; 0 INTERSTATE HWY 35 N (LOT 2 * 272 SQ FT OF BLK B RIDGETOP) 4911 HARMON AV 4920 INTERSTATE MY 35 N 4916 INTERSTATE HY 35 N 4900, 4904, 4908, 4912 INTERSTATE HY 35 N 4834 INTERSTATE HY 35 N 4812 INTERSTATE HY 35 N 4806 INTERSTATE HY 35 N 4800 INTERSTATE HY 35 N 4600, 4704, 4706 INTERSTATE HY 35 N 100146STE 1003, 1007, 1011, 101946 ST E ; 4507, 4511 AIRPORT BV ; 451 2 INTERSTATE HY 35 N 901.90351STE 0 BRUNING AVE (BLK 17 HIGHLANDS THE) 5413GUADALUPE CS SF-3 SF-3 MF-3 CS cs CS-CO-NP CS-CO-NP GR-CO GR-CO-NP GR GR&CS GR LR&GR LO LR LO LO&CS CS CS LR GR-CO, GR, CS,LO GR CS & CS-1 CS CS, CS-1 GR-CO-NP GR-CO-NP & CS-CO- NP GR-CO-NP CS-CO-NP CS-CO-NP CS-CO-NP LO-CO-NP LO-CO-NP& CS-CO- NP CS-CO-NP CS-CO-NP CS-CO-NP GR-CO-NP, CS-CO- NP, LO-CO-NP GR-CO-NP CS-CO-NP &CS-1- CO-NP CS-CO-NP CS-CO-NP, CS-1- CO-NP CS-CO-NP GR-CO-NP P-NP MF-4-CO-NP PA wit RT 3. The following applies to an existing legal lot with single-family residential use hin the boundaries of the NP combining district: 1 . The minimum lot area is 2,500 square feet. 2. The minimum lot width is 25 feet. 3. For a lot with an area of 3,500 square feet or less, the impervious coverage may not exceed 65 percent. Page 6 of 12 13 C14-2024-0113 - 704 E 53rd Street; District 425 of 33PART 4. Secondary apartment special use is permitted on lots in residential districts within the boundaries of the NP combining district as set forth in Sections 25-2-1462 and 25-2-1463 of the Code PART 5. Corner store special use is permitted on lots in residential districts within the boundaries of the NP combining district as set forth in Sections 25-2-1482 through 25-2- 1485 of the Code. PART 6. Tracts 2, 3, 4a, 4b, 4c, 5a, 5b, 9 through 22, 24, 25a, 25b, 26a, 26b, 26c, 27a, 27b, 28 through 35, 36a, 36b, 36c, 37, 38, 39a, 39b, 39c, 40, 41a, 41b, 42 through 49, 51 through 58, 59a, 59b, 60, 61, 66 through 69, 84, and 99 may be developed as a neighborhood mixed use building special use as set forth in Sections 25-2-1502 through 25-2-1504 of the Code: PART 7. Tracts la, Ib, lc, 11 through 22, 24, 25a and 25b may be developed as neighborhood urban center special use as set forth in Sections 25-2-1521 through Section 25-2-1524 of the Code. PART 8. The Property within the boundaries of the conditional overlay combining district established by this ordinance is subject to the following conditions. 1. The following uses are conditional uses on Tracts la, Ib, lc, 2, 3, 4a, 4b, 4c, 5a, 8, 9, and 10: Adult oriented businesses Automotive sales Commercial blood plasma center Convenience storage Equipment sales Vehicle storage Agricultural sales and services Campground Construction sales and services Equipment repair services Kennels 2. The following uses are prohibited uses on Tracts 11 through 22, 23a, 23b, 23c, 23d, 24, 25a, 25b, 26a, 26c, 27a, 28, 29, 30, 32, 33, 34, 36b? 36c, 37, 38, 39a, 39c, 80a, 85, 86a, 86b, 86c, 86d, 87, 88a, 89b, 91, 92b, 93, 94, 95a, 95b, 96, 97, and 98: Adult oriented businesses Residential treatment Pawn shop services Transitional housing Page 7 of 12 13 C14-2024-0113 - 704 E 53rd Street; District 426 of 333. The following uses are conditional uses on Tracts 16 through 22, 23c, 23d, 24, 25a, 25b, 26a, 26c, 27a, 28, 29, 30, and 31: Agricultural sales and services Campground Construction sales and services Equipment repair services Kennels Automotive sales Commercial blood plasma center Convenience storage Equipment sales Vehicle storage 4. The following uses are conditional uses on Tracts 11 through 15, 23a, 23b, 32, 33, 34, 36b, 36c, 37, 38, 39a, and 39c: Agricultural sales and services Commercial blood plasma center Convenience storage Equipment sales Vehicle storage Campground Construction sales and services Equipment repair services Kennels 5. A site plan or building permit for the Tract 31 may not be approved, released, or issued, if the completed development or uses of Tract 31, considered cumulatively with all existing or previously authorized development and uses, generate traffic that exceeds 300 trips per day. 6. Vehicular access from Tract 31 to 51st Street is prohibited. All vehicular access to the Property shall be from other adjacent public streets or through other adjacent property. 7. The following uses are prohibited uses on Tract 31: Adult oriented businesses Residential treatment Transitional housing Pawn shop services Restaurant (drive-in, fast food) 8. The following uses are prohibited uses on Tract 23b: Cocktail lounge Liquor sales 9. The following uses are prohibited uses on Tracts 35, 36a, 39b, 89a, 90, 95c, and 99; Pawn shop services Residential treatment Page 8 of 12 13 C14-2024-0113 - 704 E 53rd Street; District 427 of 3310. The following uses are prohibited uses on Tracts 41b, 47, 48, 49, 51, 52, 53, 56, 63, 64, and 66 through 75: Adult oriented businesses Automotive rentals Automotive sales Commercial blood plasma center Equipment repair services Exterminating services Hospital services (general) Laundry services Medical offices (exceeding 5,000 s.f.) Residential treatment Transitional housing Transportation terminal Agricultural sales and services Automotive repair services Campground Convenience storage Equipment sales Funeral services Kennels Limited warehousing and distribution Pawn shop services Service station Vehicle storage 11. Construction sales and services use is a prohibited use on a site exceeding 8,000 square feet of gross floor area on Tracts 41b, 47, 48, 49, 51, 52, 53, 56, 63, 64, and 66 through 75. 12. The following uses are conditional uses on Tracts 40, 41a, 41b, 43, 45, 47, 48, 49, 51, 52, 53, 56, 58, 61, 63, 64, and 66 through 75. Congregate living Drive-in service as an accessory use to a commercial use. 13. The following uses are prohibited uses on Tracts 40, 41a, 43, 45, 58, and 61: Automotive rentals Automotive sales Funeral services Medical offices (exceeding 5,000 s.f.) Residential treatment Automotive repair services Exterminating services Hospital services (general) Pawn shop services Service station 14. The following uses are prohibited uses on Tracts 7, 42, 44, 46, 50, 54, 55, 57, 59a, 59b, 60, 62, and 65: Medical offices (exceeding 5,000 s.f.) Service station Residential treatment Page 9 of 12 13 C14-2024-0113 - 704 E 53rd Street; District 428 of 3315. The following uses are conditional uses on Tracts 80a, 85, 86a, 86b, 86c, 86d, 87, 88a, 89b, 91, 92b, 93, 94, 95a, 95b, 96, 97, and 98: Campground Convenience storage Kennels through 84. Commercial blood plasma center Equipment sales Vehicle storage 16. Residential treatment use is a prohibited use on Tracts 26b, 27b, 76, 80b, and 81 17. The followings uses are prohibited uses on Tract 88b: Automotive repair services Pawn shop services ' Restaurant (drive-in, fast food) Exterminating services Residential treatment Service station 18. The following conditions apply to Tract 88b: a. The floor area ratio (F.A.R.) may not exceed 1 to 1 for general retail sales (general) use, general retail sales (convenience) use, and financial services use. b. The floor area ratio (F.A.R.) may not exceed 0.45 to 1 for restaurant (general) use and restaurant (limited) use. c. The floor area ratio (F.A.R.) may not exceed 0.38 to 1 for food sales use. d. Vehicular access from the Property to 53rd Street is prohibited. All vehicular access to the Property shall be from other adjacent public streets or through other adjacent property. 19. The following conditions apply to Tract 101: a. Hospital services (limited) use is a prohibited use. b. The maximum height of a building is 40 feet from ground level. c. The minimum front yard setback is 25 feet. Page 10 of 12 13 C14-2024-0113 - 704 E 53rd Street; District 429 of 33d. The maximum building coverage is 55 percent. e. The maximum impervious cover is 65 percent. 20. The following conditions apply to a 0.510 acre tract of land out of Tract 95b, the tract of land described by metes and bounds in Exhibit "C" incorporated into this ordinance: a. General retail sales (general) and general retail sales (convenience) use may not exceed 13,260 square feet of gross floor area. b. Restaurant (general) use may not exceed 9,730 square feet of gross floor area. c. Restaurant (drive-in, fast food) use may not exceed 3,160 square feet of gross floor area. d. Financial services use may not exceed 12,500 square feet of gross floor area. e. Food sales use may not exceed 2,730 square feet of gross floor area. f. Vehicular access is prohibited from the property to Harmon Avenue. All vehicular access to the property shall be from other adjacent public streets or through other adjacent property. 21. The following condition applies to a 1.26 acre tract of land out of Tract 95b, the tract of land described by metes and bounds in Exhibits "D" and "E" incorporated into this ordinance: Vehicular access is prohibited from the property to Harmon Avenue. All vehicular access to the property shall be from other adjacent public streets or through other adjacent property. Except as specifically restricted under this ordinance, the Property may be developed and used in accordance with the regulations established for the respective base districts and other applicable requirements of the City Code. PART 9. The Council waives the requirements of Section 2-2-3, 2-2-5, and 2-2-7 of the City Code for this ordinance. Page 11 of 12 13 C14-2024-0113 - 704 E 53rd Street; District 430 of 33PART 10. This ordinance takes effect on June 3, 2002. PASSED AND APPROVED May 23 , 2002 L^-> Gusraiousruarcia Mayor APPROVED: TTEST; ( ^ Sedora^fel City KttoVney ShirleyJA. Brown City Clerk Page 12 of 12 13 C14-2024-0113 - 704 E 53rd Street; District 431 of 3313 ZJ 13 JS CO CO CO O. -C ^ C T3 OM_ T, - 0) C O (-P* i— m^n- O J5 O X c c & ~ CL N LLJ 0:^0 13 C14-2024-0113 - 704 E 53rd Street; District 432 of 33N si fRiPrrr rp^rr ^//^///^ CASEMGR: S.GAGER r= iooc ZONING £xm& n a CASE #: C14-02-0009 ADDRESS: W KOENIG LANE SUBJECT AREA (acres}: 614.970 DATE: °2"05 INTLS: SM CITY GRID REFERENCE NUMBER K25-27 13 C14-2024-0113 - 704 E 53rd Street; District 433 of 33