13 C14-2024-0182 5706 Nancy Dr; District 2 Staff Report — original pdf

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ZONING CHANGE REVIEW SHEET CASE: C14-2024-0182 DISTRICT: 2 ADDRESS: 5706 AND 5708 NANCY DR ZONING FROM: MH-NP TO: SF-3-NP SITE AREA: 0.48 acres PROPERTY OWNER: Capital River Group, LLC - Series 29 AGENT: Capital River Group, LLC - Series 29 (Stuart Carr) CASE MANAGER: Tiffany Magnavice (512-978-0722, tiffany.magnavice@austintexas.gov) STAFF RECOMMENDATION: The Staff recommendation is to grant family residence – neighborhood plan (SF-3-NP) combined district zoning. PLANNING COMMISSION ACTION / RECOMMENDATION: February 11, 2025: ORDINANCE NUMBER: ISSUES: No issues at this time. CASE MANAGER COMMENTS: The subject rezoning area is two developed lots totaling approximately 0.48 acres, containing one mobile home spanning across both lots and one detached garage. It is situated mid-block on Nancy Drive (Level 1/Local) between Sahara Avenue (Level 1/Local) and West Stassney Lane (Level 3/Corridor). Development on Nancy Drive is generally characterized by mobile home residences and moderate density residences (MH-NP; SF-2-NP; SF-3-NP). There are also limited density multifamily residences, unified shopping centers, and individually developed commercial sites on the corner of West Stassney Lane (MF-1-CO-NP; GR-NP). Please refer to Exhibits A (Zoning Map), A-1 (Aerial View). The applicant is proposing to rezone the property to family residence – neighborhood plan (SF-3-NP) combined district zoning for a residential development that will include three (3) dwelling units on each lot, for a total of six (6) dwelling units. Demolition is proposed. Please refer to Exhibit B (Applicant’s Summary Letter ). 13 C14-2024-0182 - 5706 Nancy Dr; District 21 of 10C14-2024-0182 Page 2 Staff is recommending family residence-neighborhood plan (SF-3-NP) combined district zoning. This property meets the intent of the district and would increase overall housing in this area of the City, as well as support the addition of missing-middle housing units. Currently, three residential units are not permitted with the existing zoning, mobile home residence-neighborhood plan (MH-NP). The new HOME amendments will allow up to three housing units on a Single-Family (SF1, SF-2 and SF-3) zoned property. BASIS OF RECOMMENDATION: 1. The proposed zoning should be consistent with the purpose statement of the district sought. Zoning changes should promote an orderly relationship among land uses. The family residence (SF-3) district is the designation for a moderate density single-family residential use and a duplex use on a lot that is a minimum of 5,750 square feet. An SF-3 district designation may be applied to a use in an existing single-family neighborhood with moderate sized lots or to new development of family housing on lots that are 5,750 square feet or more. Up to three units are permitted under single-family residential development standards. The neighborhood plan (NP) district denotes a tract located within the boundaries of an adopted Neighborhood Plan. 2. The proposed zoning is in alignment with the surrounding area. There is SF-3-NP zoning to the east of the property. Similar zoning is also permitted on the site adjacent to the south of the property (SF-2-NP). 3. It is located within a designated residential neighborhood. The proposed rezoning will allow for the availability of additional housing to be developed in this area of the City. EXISTING ZONING AND LAND USES: Zoning changes should promote compatibility with adjacent and nearby uses. MH-NP ZONING Site North MH-NP; MF-1-CO-NP Mobile Home Residential; Limited-density Multifamily South SF-2-NP East MH-NP; SF-3-NP West MF-2-NP Single-family Residential Mobile Home and Family Residential Low-density Multifamily Mobile Home Residential LAND USES NEIGHBORHOOD PLANNING AREA: South Austin Combined (Garrison Park) WATERSHED: Williamson Creek (Suburban) 13 C14-2024-0182 - 5706 Nancy Dr; District 22 of 10C14-2024-0182 Page 3 SCENIC ROADWAY: No Bedichek Middle School Crockett High School CAPITOL VIEW CORRIDOR: No SCHOOLS: Austin Independent School District Odom Elementary School COMMUNITY REGISTRY LIST: Armadillo Park Neighborhood Association Austin Independent School District Austin Lost and Found Pets Austin Neighborhoods Council Friends of Austin Neighborhoods Go Austin Vamos Austin 78745 Homeless Neighborhood Association Neighborhood Empowerment Foundation AREA CASE HISTORIES: REQUEST SF-3-NP to GR-NP NUMBER C14-2019-0135 West Stassney Lane Pharmacy Site Plan C14-2014-0019 Garrison Park Neighborhood Plan Area Rezonings Rezoning in association with creation of a Neighborhood Plan C14-2014-0018 South Manchaca Neighborhood Plan Area Rezonings Rezoning in association with creation of a Neighborhood Plan No recommendation provided (7/22/2014) C14-2011-0066 Creekside GR-CO to SF-6-CO To Grant (9/20/11) applicant’s request of SF-6-CO Onion Creek Homeowners Assoc. Preservation Austin SELTexas Save Our Springs Alliance Sierra Club Austin Regional Group South Austin Neighborhood Alliance (SANA) COMMISSION To Grant (11/12/19) applicant’s request of GR-NP No recommendation provided (7/22/2014) CITY COUNCIL Approved GR-NP zoning as Planning Commission recommended (12/5/19) Approved one -NP combining district on second and third readings (11/6/14). First reading approved on 9/25/14. Approved one -NP combining district on second and third readings (11/6/14). First reading approved on 9/25/14. Approved SF-6-CO zoning on second and third readings as Commission recommended (12/12/11). First reading approved on 10/20/11. 13 C14-2024-0182 - 5706 Nancy Dr; District 23 of 10C14-2024-0182 Page 4 RELATED CASES: The subject property is within the boundaries of the South Austin Combined (Garrison Park) Neighborhood Planning Area. The –NP combining district was added to the existing MH base district on November 17, 2014 (C14-2014-0019). ADDITIONAL STAFF COMMENTS: Comprehensive Planning Project Name and Proposed Use: 5706 NANCY DRIVE. C14-2024-0182. Project: 5706 Nancy Dr. 0.48 acres from MH to SF-3. South Austin Combined NP. Character District: Neighborhood Transition. Existing: mobile home. Proposed: 4 single family residential units. Demolition is proposed, with one residential unit to be demolished. • • • • • Imagine Austin Decision Guidelines Complete Community Measures * Imagine Austin Growth Concept Map: Located within or adjacent to an Imagine Austin Activity Center, Imagine Austin Activity Corridor, or Imagine Austin Job Center as identified the Growth Concept Map. Names of Activity Centers/Activity Corridors/Job Centers *: 0.12 miles from Stassney Lane Activity Corridor; 0.15 miles from South First Activity Corridor Y Mobility and Public Transit *: Located within 0.25 miles of public transit stop and/or light rail station. 0.14 miles to bus stop on Stassney Lane Y Mobility and Bike/Ped Access *: Adjoins a public sidewalk, shared path, and/or bike lane. Sidewalk present along Nancy DR with limited continuity to the South Connectivity, Good and Services, Employment *: Provides or is located within 0.50 miles to goods and services, and/or employment center. • Within 0.5 miles of Goods and Services along W Stassney LN 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. Connectivity and Healthy Living *: Provides or is located within 0.50 miles from a recreation area, park or walking trail. 0.5 miles to Odom Elementary School 0.5 miles to Odom School 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.) • Medical clinic located along W Stassney LN within 0.5 miles Housing Choice *: Expands the number of units and housing choice that suits a variety of household sizes, incomes, and lifestyle needs of a diverse population (ex: apartments, triplex, granny flat, live/work units, cottage homes, and townhomes) in support of Imagine Austin and the Strategic Housing Blueprint. Housing Affordability *: Provides a minimum of 10% of units for workforce housing (80% MFI or less) and/or fee in lieu for affordable housing. Mixed use *: Provides a mix of residential and non-industrial uses. Culture and Creative Economy *: Provides or is located within 0.50 miles of a cultural resource (ex: library, theater, museum, cultural center). Culture and Historic Preservation: Preserves or enhances a historically and/or culturally significant site. 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 Yes Y Y Y Y Y 7 Number of “Yes’s” 13 C14-2024-0182 - 5706 Nancy Dr; District 24 of 10C14-2024-0182 Page 5 Drainage The developer is required to submit a pre- and post-development drainage analysis at the subdivision and site plan stage of the development process. The City’s Land Development Code and Drainage Criteria Manual require that the Applicant demonstrate through engineering analysis that the proposed development will have no identifiable adverse impact on surrounding properties. Environmental The site is not located over the Edwards Aquifer Recharge Zone. The site is in the Williamson Creek Watershed of the Colorado River Basin, which is classified as a Suburban Watershed by Chapter 25-8 of the City's Land Development Code. The site is in the Desired Development Zone. Under current watershed regulations, development or redevelopment on this site will be subject to the following impervious cover limits: Development Classification % of Gross Site Area % of Gross Site Area Single-Family (minimum lot size 5750 sq. ft.) Other Single-Family or Duplex Multifamily Commercial 50% 55% 60% 80% with Transfers 60% 60% 70% 90% According to floodplain maps there is no floodplain within or adjacent to the project location. Standard landscaping and tree protection will be required in accordance with LDC 25-2 and 25-8 for all development and/or redevelopment. At this time, site specific information is unavailable regarding vegetation, areas of steep slope, or other environmental features such as bluffs, springs, canyon rimrock, caves, sinkholes, and wetlands. Under current watershed regulations, development or redevelopment requires water quality control with increased capture volume and control of the 2 year storm on site. At this time, no information has been provided as to whether this property has any preexisting approvals that preempt current water quality or Code requirements. PARD – Planning & Design Review Parkland dedication will be required for the new applicable uses proposed by this development, at the time of subdivision or site plan, per City Code § 25-1-601. Whether the requirement shall be met with fees in-lieu or dedicated land will be determined using the 13 C14-2024-0182 - 5706 Nancy Dr; District 25 of 10C14-2024-0182 Page 6 criteria in City Code Title 25, Article 14, as amended. Should fees in-lieu be required, those fees shall be used toward park investments in the form of land acquisition and/or park amenities within the surrounding area, per the Parkland Dedication Operating Procedures § 14.3.11 and City Code § 25-1-609, as amended. If the applicant wishes to discuss parkland dedication requirements in advance of site plan or subdivision applications, please contact this reviewer: ann.desanctis@austintexas.gov. At the applicant’s request, PARD can provide an early determination of whether fees in-lieu of land will be allowed. Site Plan Site plans will be required for any new development except for residential only projects with up to 4 units. Austin Transportation Department – Engineering Review The adjacent street characteristics table is provided below: Name ASMP Classification Existing ROW Existing Pavement Sidewalks Bicycle Route Capital Metro (within ¼ mile) Nancy Drive Level 1 61’ 20’ Yes No Yes ASMP Required ROW 58’ Traffic Impact Analysis (TIA) N/A Austin 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. 13 C14-2024-0182 - 5706 Nancy Dr; District 26 of 10C14-2024-0182 Page 7 INDEX OF EXHIBITS AND ATTACHMENTS TO FOLLOW: Exhibit A: Zoning Map Exhibit A-1: Aerial Map Exhibit B: Applicant’s Summary Letter 13 C14-2024-0182 - 5706 Nancy Dr; District 27 of 10( ( ( ( SF-3-NP ( ( ( CENTRAL PARK CT UNDEV 69-128 SF-6-CO-NP 02-0005 C14-02-0005 SALEM PARK CT P83-099 UNDEV ( ( P I N E M E A D O W D R ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( D U P L E X E S ( ( ( ( ( ( ( ( D U P L E X E S R A M B L E L N D U P L E X E S SF-3-NP DUPLEXES MF-2-NP DUP LE XE S W STASSNEY LN UNDEV C14-00-2178 00-2178 NPA-2022-0030.01 C14-2022-0158 SP-03-0072C GR-MU-V-CO-NP SP-04-0017C 71-220 GR-NP CONDOS ( ( C14-07-0017 00-2178 R T D S E R O ( ( LD F A R E M E ( 85-210 RETAIL CS-1-NP EXPIRED 00-2262 CHILD CARE 76-91 GR-NP 71-220 APARTMENTS 71-191 APARTMENTS P83-30 APARTMENTS C O U G A R C V SF-3-NP ( ( ( ( C H E R R Y C V ( ( ( ( ( ( ( ( C H E R R Y ( ( P A R K ( ( APARTMENTS ( ( MF-2-NP ( ( ( ( MF-2-NP S E X E R-PL U O F M H M H M H C14-2014-0019 APARTMENTS A I R O S O C V APARTMENTS SF-3-NP D U P L E X E S ( MF-2-NP ( ( ( DUPLEX G O BI D R ( ( ( ( ( R A D K E R U E ( ( S E X LE P U D SF-3-NP ( SF-3-NP ( ( ( ( ( DUPLEX ( ( ( D U PLE X SF-3-NP ( ( CHERRY LOOP ( ( ( SPC93-0179A ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( SF-3-NP ( ( LIBYAN DR SF-3-NP ( ( ( ( ( ( SF-3-NP ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( SF-3-NP ( ( DUP. ( ( ( 69-128 APARTMENTS ( SF-3-NP ( P83-014 GR-NP S A L E M W ( ( ( ( A L K D R ( ( ( SF-3-NP ( ( ( ( ( ( C E D ( A R G L N ( ( C14-2014-0018 ( ( ( ( ( ( ( APARTMENTS ( ( ( ( ( ( ( NTER RETAIL CE D ( O ST FO FA ( ( SH CAR WA ( ( I R C N O T P M O R B DUPLEXES GR-NP GR-V-NP C14-2007-0216 SF-3-NP ( D U P L E X E S V C L L I H S I L DUPLEXES S E X E L P U D ( ( ( ( DUPLEXES APTS. GR-NP 67 0 94-0 S T P A MF-1-CO-NP 8 2 83-3 SP95-0290C A/C C14-2019-0135 V E D N U ( GR-NP 82-8 3 LO-NP RETAIL SALES SP-06-0727C GR-NP SP-06-0449C SP-94-286C ( GR-CO-NP 84-172RC 94-57 PHARMACY SF-3-NP ( C Y N T ( M H HIA D R M H M H S E X E R-PL U O F MH-NP M H ! ! ! M H ! ! ! ! ! ! M H ! !! SF-2-NP R Y D C N A N ( ( MH-NP M H M H ( C14-05-0010 ( 05-0010 C14-03-0099 CHURCH P74-01 C14-03-0099(RCA) C14-2011-0066 03-0099 P80-58 R E T AIL C E N T E R ( GO-MU-CO-NP 99-2070 DUPLEXES ( ( NO-CO ( ( SF-3-NP ( ( ( ( SF-3-NP ( ( 72-105 GYM FAST FOOD C14-05-0106 6 9-1 5 4 FAST GR-MU-NP GR-MU-NP 69-177 C O N V. ST R E S T. O R E TV R E PAIR LA U N D R Y 86-229 GR-MU-CO-NP 05-0105 C R 9 1 4 - 4 8 U N DE V P84-033 01-0164 EXPIRED RETAIL SALES 71-157 78-98 ( ( ( ( ( ( ( ( ( ( ( ( ( BRAMBLE DR ( ( ( ( ( ( ( ( H T A W P ( ( ( ( ( NP-05-0020 ( ( ( 05-0105 ( ( ( C14-05-0105 ( SF-3-NP ( ( ( ( ( ( ( ( R D D O O W E H T Y L B ( ( ( ( ( ( ( ( ( ( O L L O H N E L G ( ( ( ( ( ( ( SF-3-NP ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( 05-0105 ( ( ( SF-3-NP ( ( ( ( 05-0105 ( ( R E D S E X E L P U D L A D R A D E C ( ( ( SF-3-NP ( ( ( ( ( ( E D R A G R S D K A ( ( N O ( ( 05-0105 ( ( ( ( ( ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ( ( ( ! ! ( 5 0 1 -0 5 0 ( LO-MU-NP T T S S S 1 ! ! ( SF-3-NP ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( FLOURNOY DR ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( TREYS WAY ( ( ( LO-MU-NP ( 5 0 1 -0 5 0 ( ( ( ( SF-3-NP ( ( ( ( ( ( ( SF-3-NP ( ( ( ( ( 05-0105 ( ( ( ODOM ELEMENTARY SCHOOL SF-3-NP ODOM PARK SA H A R A AV E ( ( ( MH-NP M H M H M H M H MH-NP ( ( ( ( ( ( EASY DAY CV D N R U E R R U ( ( ( ( ! ! ( ( ! ! ( ! C814-72-04 ! ( SF-3-NP ( ( LEIS LEISURE RUN CV ( ( ( ( ( ( ! ! GR-MU-V-NP C14-2023-0042 ! NPA-2023-0030.02 ( ! ( SF-3-NP ! ( ( ! ! 69-29 ( ! APARTMENTS P83-40 ! ! ! ! ! ! M H M H ( ( ( ( ( ( ( ( ! ! ! ! ! ! ! ! ! ( ! ! ! ! ( ! ! ! ( ! ! R R D A G U O C ( ( ( ( ( ( ( SF-3-NP ( M H M H ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( SF-3-NP ( ( ( ( V S C E T A T S E ( ( ( ( ( ( ( ( ( ( KIN G ALBE ( RT ( ( ( ( ( ( SP89-0178C SF-6-CO-NP ( ( ( ( ( ( ( ( ( ( ( L P M A H E L D SF-3-NP MID ( LR-V-NP C14-2019-0133 GO-V-NP DAY CARE OFF. P80-12 GO-CO-NP C14-2011-0051 GR-NP ZONING DUP. ( ( T U R TLE C ( ( R E E K BLV D ( ( ( ( ( ( D CIR T WIN ( ( ( ( ( ( ( SF-3-NP ( ( ( ( ( ( ( ( ( ( ( SF-3-NP ( ( D U P L E X E S ( DUPLEXES ( ( ( ( F O S ( D U P S X E L E ( ( R O D C C O SIR ( ( ( ( ( ( SF-3-NP ( ( ( ( ( ( ( ( S E X LE P U D ( ( ( ( ( ( ZONING CASE#: C14-2024-0182 ( ± SUBJECT TRACT ! ! ! ! ! ! PENDING CASE ZONING BOUNDARY 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: 12/16/2024 Exhibit A: Zoning Map13 C14-2024-0182 - 5706 Nancy Dr; District 28 of 10Exhibit A-1: Aerial Map13 C14-2024-0182 - 5706 Nancy Dr; District 29 of 10Stuart Carr 205 W. Mockingbird Ln, Austin, TX 78745 Nancy Estrada City of Austin – Planning Department RE: Rezoning Request for 5706 Nancy Dr, Austin, TX - From MH (Mobile Home) to SF-3 (Single Family) Dear Planning and Zoning Department, This letter formally requests a zoning change for the property located at 5706 Nancy Dr, Austin, TX LOT 11&12 BLK A RESUB OF A PART OF WINDSWEPT ACRES SEC 2. The current zoning designation is MH (Mobile Home), and we are proposing to change it to SF-3 (Single Family). The reason for this request is to develop the property in accordance with the provisions of the Home Act 1, allowing for the construction of up to six (6) residential units on each legal lot. We believe that this change will contribute to increasing housing density in the area and provide much-needed housing options for Austin residents. We are aware of the regulations and requirements associated with SF-3 zoning and are committed to complying with all applicable city ordinances and building codes. We have reviewed the City of Austin's zoning maps and believe that the proposed SF-3 zoning is compatible with the surrounding neighborhood We are available to meet with city staff to discuss this request in more detail and answer any questions you may have. We can be reached at cody@carr-re.com at your convenience. Thank you for your time and consideration. We look forward to your response. Sincerely, Stuart Carr Exhibit B: Applicant’s Summary Letter13 C14-2024-0182 - 5706 Nancy Dr; District 210 of 10