07 C14-2024-0168 - 6201 Crow Lane; District 2 - Staff Report — original pdf

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ZONING CHANGE REVIEW SHEET CASE: C14-2024-0168 (6201 Crow Lane) DISTRICT: 2 ADDRESS: 6201 Crow Lane ZONING FROM: LO-MU-NP TO: LR-MU-CO-NP (As amended) SITE AREA: .9778 acres (42,592 sq. ft.) PROPERTY OWNER: Comal Bluff LLC (Patricia Smith) AGENT: Metcalfe Wolff Stuart & Williams (Katherine Nicely) CASE MANAGER: Beverly Villela (512-978-0740, Beverly.Villela@austintexas.gov) STAFF RECOMMENDATION: Staff recommendation is to grant Neighborhood Commercial – Mixed Use – Conditional Overlay – Neighborhood Plan (LR-MU-CO-NP) combining district zoning. See the Basis of Recommendation section below. The Conditional Overlay will probibit the following uses: Alternative Financial Services Consumer Convenience Services Printing and Publishing Restaurant (General) Consumer Repair Services Restaurant (Limited) Financial Services Service Station Food Sales Custom Manufacturing PLANNING COMMISSION: May 13, 2025: General Retail Sales (Convenience) General Retail Sales (General) Off-Site Accessory Parking Personal Services Pedicab Storage and Dispatch College and University Facilities Personal Improvement Services Private Secondary Educational Facilities Plant Nursery April 22, 2025: APPROVED STAFF’S REQUEST FOR POSTPONEMENT TO MAY 13, 2025. [F. MAXWELL; C. HANEY – 2ND] (11-0) N. BARRERA-RAMIREZ – ABSENT CITY COUNCIL ACTION: TBD ORDINANCE NUMBER: No. 07 C14-2024-0168 - 6201 Crow Lane; District 21 of 12 ISSUES: The property has an active land use code violation (CV 2024 091716) related to the operation of a pet services business, which is not permitted under the current LO-MU-NP zoning. CASE MANAGER COMMENTS: The property in question is a 0.9778-acre lot located at 6201 Crow Lane, currently developed with an existing structure that has been operating as a pet services business. The applicant is requesting to rezone the property to Neighborhood Commercial – Mixed Use – Conditional Overlay – Neighborhood Plan (LR-MU-CO-NP) combining district zoning to allow the continued use of the site for neighborhood-serving pet services under the appropriate zoning category. Crow Lane is classified as a Level 1 street. The surrounding area includes a mix of residential, hotel, and commercial uses: apartments and condominiums to the west and north, and a hotel and theater/restaurant complex in a PUD district to the east and south. A roofing business is located directly west of the site. Please refer to Exhibits A (Zoning Map) and B (Aerial View). The proposed rezoning will allow for the continued operation of a neighborhood-serving pet business while maintaining compatibility with the surrounding community. The Conditional Overlay will prohibit a range of higher-intensity commercial uses, helping to preserve compatibility with nearby residential properties. Staff recommends approval of Neighborhood Commercial – Mixed Use – Conditional Overlay – Neighborhood Plan (LR-MU-CO-NP) combining district zoning. The applicant is in agreement with the staff recommendation. BASIS OF RECOMMENDATION: 1. The proposed zoning should be consistent with the purpose statement of the district sought. Neighborhood Commercial district is intended for neighborhood shopping facilities which provide limited business service and office facilities predominately for the convenience of residents of the neighborhood. 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. 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. 07 C14-2024-0168 - 6201 Crow Lane; District 22 of 12 Neighborhood Plan district denotes a tract located within the boundaries of an adopted Neighborhood Plan. 2. Zoning changes should promote compatibility with adjacent and nearby uses. The requested LR-MU-CO-NP zoning allows for a low-intensity commercial use that is consistent with surrounding development. The proposed conditional overlay further limits intensity and mitigates potential impacts on nearby residential properties. 3. Zoning should promote a transition between adjacent and nearby zoning districts, land uses, and development intensities. The proposed zoning acts as a transitional zone between denser commercial/entertainment PUD uses to the east and south, and residential and mixed-use zoning to the west and north. LR-MU-CO-NP provides an appropriate middle ground that supports small business activity without introducing intensity inconsistent with the surrounding development pattern. EXISTING ZONING AND LAND USES: ZONING LO-MU-NP Site North MF-2-NP PUD-NP South PUD-NP East West MF-2-CO-NP; LR- MU-CO-NP LAND USES Pet Services Apartments Hotel Theater and Restaurants Condominiums; Roofing Business NEIGHBORHOOD PLANNING AREA: Sweetbriar Neighborhood Planning Area WATERSHED: Williamson Creek (Suburban) CAPITOL VIEW CORRIDOR: N/A SCENIC ROADWAY: N/A SCHOOLS: Austin Independent School District Pleasant Hill Elementary School Bedichek Middle School Crockett High School COMMUNITY REGISTRY LIST: Austin Independent School District, Austin Lost and Found Pets, Austin Neighborhoods Council, Friends of Austin Neighborhoods, Go Austin Vamos Austin 78745, Homeless Neighborhood Association, Neighborhood Empowerment Foundation, Onion Creek Homeowners Assoc., Overton Family Committee, 07 C14-2024-0168 - 6201 Crow Lane; District 23 of 12 Preservation Austin, SELTexas, Save Our Springs Alliance, Sierra Club, Austin Regional Group, AREA CASE HISTORIES: South Austin Neighborhood Alliance (SANA), South Congress Combined Neighborhood Plan Contact Team NUMBER C14-2020-0142 401 North Bluff Drive C14-2019-0027 Congress MH/RV Park REQUEST SF-3-NP to SF-6-NP Gr-MU-CO-NP and MH-NP to MH-NP COMMISSION To Grant Staff’s Recommendation of SF-6-NP (03/09/2021) Forwarded to council with no recommendation (05/28/2019) CITY COUNCIL Approved SF-6-NP as Planning Commission Recommended (04/08/2021) Approved MH-NP Zoning (06/20/2019) RELATED CASES: NPA -2024-0020.01 – Request to change FLUM ADDITIONAL STAFF COMMENTS: 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 50% with Transfers 60% 07 C14-2024-0168 - 6201 Crow Lane; District 24 of 12 (minimum lot size 5750 sq. ft.) Other Single-Family or Duplex Multifamily Commercial 55% 60% 80% 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 on zoning change. 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. Whether the requirement shall be met with fees in-lieu or dedicated land will be determined using the criteria in City Code Title 25, Article 14, as amended. Should fees in-lieu be required, those fees shall be used toward park investments in the form of land acquisition and/or park amenities within the surrounding area, per the Parkland Dedication Operating Procedures § 14.3.11 and City Code § 25-1-609, as amended. If the applicant wishes to discuss parkland dedication requirements in advance of site plan or subdivision applications, please contact this reviewer: 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 other residential only project with up to 4 units. 07 C14-2024-0168 - 6201 Crow Lane; District 25 of 12 Any new development is subject to Subchapter E. Design Standards and Mixed Use. Additional comments will be made when the site plan is submitted. Austin Transportation and Public Works Department – Engineering Review Additional right-of-way maybe required at the time of subdivision and/or site plan. 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) Level 1 58’ 60’ 21’ No No No Crown Lane TIA: A traffic impact analysis is not required. Traffic generated by the proposal does not exceed the thresholds established in the City of Austin Land Development Code (LDC). Austin Water Utility No comments on zoning change. INDEX OF EXHIBITS AND ATTACHMENTS TO FOLLOW: Exhibit A: Zoning Map Exhibit A-1: Aerial Map Exhibit B: Applicant’s Summary Letter Exhibit C: Public Comment 07 C14-2024-0168 - 6201 Crow Lane; District 26 of 12 GR-MU-CO-NP E V A S S E R G N O C S UNDEV C814-91-0001.04 C814-91-0001.04 APARTMENTS 82-117 APTS MF-2-CO-NP 94-30 E S T A CS-CO-NP S S N E Y L N CS-CO-NP SP-04-0059C GR-NP SP-03-0082C C14-05-0107 CS-CO-NP 05-0107 LITTLE T E X A S LN 99-2037 99-2037 SP-06-0649C SP-00-2024C 05-0105 GR-MU-CO-NP UNDEV 05-0105 MH PARK 05-0105 MH-NP C14-2019-0027 NPA-2019-0020.03 USED AUTO\SALES GR-MU-CO-NP 05-0105 05-0105 FOUNDATION\BUS. LR-MU-NP S L RIA E T A T.\M S N O C D A O R MOBILE HOM E LR-MU-NP PARK PLEASANT HILL ELEMENTARY 05-0105 SF-3-NP 5 0 1 5-0 0 ( 7 6 0-1 8 ( 80 -5 6 ( C814-91-0001 74-61 05-0105 PUD-NP APARTMENTS C814-91-0001 05-0105 74-61 ! ! UNDEV 05-0105 MF-2-NP C14-2007-0100 ( = C14-2007-0229 COMMERCIAL WHSE 80-126 83-197 C14-2008-0049 MF-2-CO-NP CONSTRUCTION C R O W L N 01-0069 SP-05-1299C ! NP-05-0020 ! 05-0105 P81-41 ! C14-05-0105 LO-MU-NP ! ! ! ! ! ! ! ! ! !! 0 1 - 0 0 6 9 0 5 - 0 1 0 5 LR-MU-CO-NP ( ( ( MF-2-CO-NP CONDOMINIUMS 05-0105 LO-NP TOWING COMPANY 05-0105 ( SF-6-NP C14-2020-0142 SF-6-NP 05-0105 ( N O R T H 05-0105 05-0105 ( B L U F F D R 03-0063 SF-3-NP AUTO SALES C14-03-0063 LODGE SP-00-2024C(XT3) FINANCIAL\SERVICES GR-NP 05-0105 SP-00-2024C 99-2037 CEMETERY 05-0105 P-NP 74-61 REST. THEATER REST. 99-2037 C814-91-0001 SP97-0243C PUD-NP 05-0105 RESTAURANT (VACANT) STORMWATER\FACILITY C814-91-0001.06 74-61 C814-91-0001.05 UNDEV C814-91-0001.05 STORMWATER FACILITY RR-NP 99-0055 SP-00-2263C 05-0105 95-0013 AUTO\DEALERSHIP B D S R V S IH 35 S S 35 S B T O WILLIA M C A N N O N R A M P B S IH 35 N 74-97 GR 88-0059 UNDEV 2007-0270 C14-2007-0270 GR-CO N E L M S D R SP97-119C TIR E SALES SP-94-0195C 80-075R .C. UNDEV GR-CO MF-3 R85-221 RETAIL SP-88-164C 88-0058 84-140 C14-07-0016 SF-6-NP SP07-0155C 86-144RC C14-2015-0157 GR-NP 81-73 GR-NP C14-2018-0053 CS-CO-NP P85-029 GR-NP ( SF-3-H-NP 03-0063 85-053 GR-CO-NP SP-95-0084C SP-98-0209C B S IH 35 S 95-0013 83-125 AUTO\DEALERSHIP SP-98-0132CS SP-05-0004C UNDEV LR-MU-CO-NP 0 5 - 0 1 0 5 85-299 ( 0 5 - 0 1 0 5 03-0063 UNDEV SP96-0331C GR-NP CS-NP ZONING P M A B R 5 N O 3 N T O N N A S IH 35 S B D N R V M C LIA E WIL ZONING CASE#: C14-2024-0168 05-0105 MF-2-NP APARTMENTS P82-87 LO-NP APARTMENTS 83-022RC 80-216 SUBJECT TRACT ! ! ! ! ! ! PENDING CASE ZONING BOUNDARY GR-MU-CO-NP C14-81-013(RCT) SP-96-0241C RZ013 ± 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: 11/19/2024 07 C14-2024-0168 - 6201 Crow Lane; District 27 of 12 07 C14-2024-0168 - 6201 Crow Lane; District 28 of 12May 7, 2025 Mrs. Lauren Middleton-Pratt, Director of Planning Housing and Planning Department 1000 East 11th Street Austin, Texas 78702 KATHERINE A. NICELY Senior Land Use & Development Planner knicely@mwswtexas.com 512-404-2248 Via Online Submittal Re: Updated Application for Rezoning and FLUM amendment; 1.0 acres, located at 6201 Crow Lane (the “Property”) Dear Mrs. Middleton-Pratt: We recently submitted an application for Rezoning for this Property. We would like to update the application (C14-2024-0168, NPA-2024-0020.01) to proposed additional prohibited and conditional uses as noted below. This update allows for the Property to match similar uses in the neighborhood. The Conditional Overlay (CO) will have the following uses: PROHIBITED USES: Alternative Financial Services Consumer Convenience Services Consumer Repair Services Financial Services Food Sales General Retail Sales (Convenience) General Retail Sales (General) Pedicab Storage and Dispatch Personal Improvement Services Plant Nursery Printing and Publishing Restaurant (General) Restaurant (Limited) Service Station Custom Manufacturing Off-Site Accessory Parking Personal Services College and University Facilities Private Secondary Educational Facilities If you have any questions about this Application for Rezoning 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, Katherine A. Nicely 221 W. 6th Street, Suite 1300, Austin, TX 78701 • 512.404.2200 • fax 512.404.2245 • www.mwswtexas.com 07 C14-2024-0168 - 6201 Crow Lane; District 29 of 12 ZONING EXHIBIT 07 C14-2024-0168 - 6201 Crow Lane; District 210 of 12 07 C14-2024-0168 - 6201 Crow Lane; District 211 of 1207 C14-2024-0168 - 6201 Crow Lane; District 212 of 12