08 C14-2025-0043 - 608 Blanco; District 9 - Staff Report

Planning Commission – June 10, 2025

08 C14-2025-0043 - 608 Blanco; District 9 - Staff Report — original pdf

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ZONING CHANGE REVIEW SHEET CASE: C14-2025-0043 - 608 Blanco DISTRICT: 9 ZONING FROM: MF-4-HD-NP ZONING TO: LR-MU-HD-NP ADDRESS: 608 Blanco Street PROPERTY OWNER: SVEA Magnolia III LLC AGENT: Armbrust & Brown PLLC (Richard Suttle) SITE AREA: 0.19 acres (8,276 sq. ft.) CASE MANAGER: Cynthia Hadri 512-974-7620, Cynthia.hadri@austintexas.gov STAFF RECOMMENDATION: The staff recommendation is to grant neighborhood commercial - mixed use – historic area – conditional overlay – neighborhood plan (LR-MU-HD-CO-NP) combined district zoning. The conditional overlay will prohibit the following uses: Alternative Financial Sales Consumer Convenience Services Consumer Repair Services Custom Manufacturing Medical Offices - exceeding 5,000 sq.ft. gross floor area Medical Offices - not exceeding 5,000 sq.ft. gross floor area Off-Site Accessory Parking Pedicab Storage and Dispatch Restaurant (General) Restaurant (Limited) Service Station PLANNING COMMISSION ACTION / RECOMMENDATION: June 10, 2025: CITY COUNCIL ACTION: ORDINANCE NUMBER: ISSUES: Please note that this property is zoned “HD” as part of a historic district overlay. Additional review by the Historic Preservation Office and Historic Landmark Commission is required prior to development on or changes to HD-zoned sites and structures. Approval of base 08 C14-2025-0043 - 608 Blanco; District 91 of 11zoning changes does not remove the historic district zoning overlay, nor does it remove the additional review requirements and design standards triggered by the historic district zoning overlay. Refer to the review process flowchart located at https://www.austintexas.gov/department/historic-preservation for information on review requirements for historic district properties. To ensure efficient public hearing scheduling, please begin the historic review process prior to the rezoning process if possible. Please contact preservation@austintexas.gov and 512-974-3393 with any questions. CASE MANAGER COMMENTS: The property in question is approximately 0.19 acres, developed with one building, has access to Blanco Street (level 1), and is currently zoned multifamily residence (moderate- high density) – historic area – neighborhood plan (MF-4-HD-NP) combining district. The site currently has three short term rental units. The property has single family residential and multifamily residential uses (SF-3-HD-NP; SF-4A-HD-NP; MF-4-H-HD-NP and MF-4-HD- NP) to the north, east and west. There are commercial zonings (CS-MU-HD-CO-NP and CS- 1-MU-CO-HD-NP) to the south and east with restaurants, personal improvement services, retail sales, art galleries and a cocktail lounge. Please refer to Exhibits A (Zoning Map) and B (Aerial View). Staff is recommending the neighborhood commercial - mixed use – historic area – conditional overlay – neighborhood plan (LR-MU-HD-CO-NP) combined district zoning for the proposed personal service use. The staff has recommended a conditional overlay with prohibited uses, all of which the applicant is amenable to. There is no demolition proposed for the future use of the structure. Please refer to Exhibit C (Applicant’s Summary Letter). Per the comprehensive plan review comments this site meets eight of the Imagine Austin Decision Guidelines. The site is in the Lake Austin Blvd Activity Corridor with connectivity to sidewalks, good and services, food access and the West Austin Neighborhood Park. There is a bus stop approximately 0.08 miles away on west 6th street. BASIS OF RECOMMENDATION: 1. The proposed zoning should be consistent with the purpose statement of the district sought. The 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. 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 historic area combining district is to protect, enhance, and preserve areas that include structures or sites that are of architectural, historical, archaeological, or cultural significance. 08 C14-2025-0043 - 608 Blanco; District 92 of 11The neighborhood plan district denotes a tract located within the boundaries of an adopted neighborhood plan. 2. Zoning should allow for reasonable use of the property. Staff recommends the applicant’s request because the lot meets the intent of the LR district as this rezoning would provide limited facilities predominately for the convenience of residents of the neighborhood. The applicant is proposing a personal service use for a med spa on the property. The applicant agreed to the prohibited uses recommended by staff to limit the uses allowed on the site. EXISTING ZONING AND LAND USES: Site North South East West ZONING MF-4-HD-NP SF-3-HD-NP; MF-4-H-HD-NP CS-MU-HD-CO-NP SF-3-HD-NP; SF-4A-HD-NP; MF-4-HD-NP; CS-MU-HD-CO-NP; CS-1-MU-HD-CO-NP SF-3-HD-NP; MF-4-H-HD-NP LAND USES Residential Single Family Residential and Multifamily Residential Personal Improvement Services; Restaurants; Art Gallery Single Family Residential; Multifamily Residential; Retail Sales; Art Gallery; Cocktail Lounge Multifamily Residential NEIGHBORHOOD PLANNING AREA: Old West Austin WATERSHED: Lady Bird Lake (Urban) CAPITOL VIEW CORRIDOR: Yes (Mopac Bridge) SCENIC ROADWAY: No SCHOOLS: Austin Independent School District Mathews Elementary School O Henry Middle School Austin High School COMMUNITY REGISTRY LIST: Austin Independent School District Austin Neighborhoods Council Friends of Austin Neighborhoods Homeless Neighborhood Association Old West Austin Neighborhood Association Old West Austin Neighborhood Plan Contact Team Preservation Austin Save Barton Creek Association Save Our Springs Alliance Shoal Creek Conservancy 08 C14-2025-0043 - 608 Blanco; District 93 of 11AREA CASE HISTORIES: NUMBER C14-2022-0084 705 Brownlee Circle Rezone C14-2025-0003 6th & Walsh REQUEST SF-3-NP to MF-3-NP COMMISSION To Grant MF-3-NP as staff recommended (1/10/2023) CITY COUNCIL Approved MF-3-NP as Planning Commission Recommended (2/9/2023) CS-MU-CO-NP and CS-MU-V-CO-NP to LI-PDA To be reviewed at Planning Commission 6/24/2025. No Hearing Scheduled RELATED CASES: C14-02-0112: Old West Austin Neighborhood Plan Combining District C14-2007-0237: Old West Austin Neighborhood Planning Area Vertical Mixed Use Zonings C14H-2010-0006: Castle Hill Historic District (initially was Blanco Street Historic District) ADDITIONAL STAFF COMMENTS: Comprehensive Planning: Project Name and Proposed Use: 608 BLANCO STREET. C14-2025-0043. Project: 608 Blanco. 0.019 acres from MF-4-HD-NP to LR-MU-HD-NP. Old West Austin NP. Existing: short-term rental. Proposed: commercial. 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 *:  0.03 miles to 5th/6th Streets/Lake Austin Blvd Activity Corridor Y Mobility and Public Transit *: Located within 0.25 miles of public transit stop and/or light rail station.  0.08 miles to bus stop along W 6th St Y Mobility and Bike/Ped Access *: Adjoins a public sidewalk, shared path, and/or bike lane.  Sidewalk present along Blanco St 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 W 6th St Connectivity and Food Access *: Provides or is located within 0.50 miles of a grocery store/farmers market.  0.3 miles to Whole Foods Market 08 C14-2025-0043 - 608 Blanco; District 94 of 11Y Y Y Connectivity and Education *: Located within 0.50 miles from a public school or university.  0.5 miles to Matthews Elementary School Connectivity and Healthy Living *: Provides or is located within 0.50 miles from a recreation area, park or walking trail.  0.4 miles to West Austin Neighborhood 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.)  Dental services present along W 5th St 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 Number of “Yes’s” 8 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 Lady Bird Lake 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. 08 C14-2025-0043 - 608 Blanco; District 95 of 11Zoning 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: There are no comments. PARD – Planning & Design Review: Parkland dedication will be required for the new applicable uses proposed by this development, residential with MU zoning, at the time of subdivision or site plan, per City Code § 25-1-601. Whether the requirement shall be met with fees in-lieu or dedicated 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 are required for any new development except for residential only projects with up to 4 units. Any new development is subject to LDC Subchapter E Design Standards and Mixed Use, as well as LDC 25-2-1051, Compatibility Standards. Additional comments will be made if a site plan is submitted. If a site plan is submitted for new development, the applicant is responsible for requesting relocation and demolition permits. The City Historic Preservation Officer will review all proposed building demolitions and relocations prior to site plan approval. If a building meets 08 C14-2025-0043 - 608 Blanco; District 96 of 11city historic criteria, the Historic Landmark Commission may initiate a historic zoning case on the property. This site lies within a Capitol View Corridor. A height analysis is required with any new site plan submittal. Austin Transportation Department – Engineering Review: A transportation assessment/traffic Impact analysis shall be required at the time of site plan if triggered, when land uses and intensities will be known per LDC 25-6-113 and TCM 10.2.1. The Austin Strategic Mobility Plan (ASMP) calls for 58 feet of right-of-way for Blanco ST. It is recommended that 29 feet of right-of-way from the existing centerline should be dedicated for Blanco ST according to the Transportation Plan with the first subdivision or site plan application. [LDC 25-6-51 and 25-6-55]. Existing Street Characteristics: Name ASMP Classification ASMP Required ROW Existing ROW Existing Pavement Sidewalks Bicycle Route Blanco ST Level 1 58’ Varies: 51’ to 55’ 33’ Yes No Capital Metro (within ¼ mile) Yes Austin Water Utility: No comments on zoning change. FYI: The landowner intends to serve the site with City of Austin water and wastewater utilities. The landowner, at own expense, will be responsible for providing any water and wastewater utility improvements, offsite main extensions, utility relocations and or abandonments required by the land use. The water and wastewater utility plan must be reviewed and approved by Austin Water for compliance with City criteria and suitability for operation and maintenance. Depending on the development plans submitted, water and or wastewater Service Extension Requests may be required. For more information pertaining to the Service Extension Request process and submittal requirements contact the Austin Water SER team at ser@austintexas.gov. All new development within the proposed project will be subject to City Code Chapter 25-9 and any future amendments relating to reclaimed water connections, water benchmarking, and mandatory onsite water reuse. 08 C14-2025-0043 - 608 Blanco; District 97 of 11All water and wastewater construction must be inspected by the City of Austin. The landowner must pay the City inspection fee with the utility construction. The landowner must pay the tap and impact fee once the landowner makes an application for a City of Austin water and wastewater utility tap permit. INDEX OF EXHIBITS AND ATTACHMENTS TO FOLLOW: A. Zoning Map B. Aerial Map C. Applicant’s Summary Letter 08 C14-2025-0043 - 608 Blanco; District 98 of 11SF-3-NP ( MF-3-NP ( SF-3-NP ( ( ( ( SF-3-NP ( ( 02-0112 ( ( MF-4-NP SF-3-NP ( MF-3-H-NP L O O H C S MF-3-NP ( C14-04-0149.44 SF-3-NP ( ( MF-4-NP ( ( SF-3-NP SF-3-HD-NP ( MF-4-HD-NP 5 49.0 1 04-0 ( C14-04-0149.05 W 9 T H S T SF-3-HD-NP ( ( MF-4-H-HD-NP C14H-2014-0012 2 74-6 SF-3-H-HD-NP C14H-2009-0067 C14-04-0149.06 ( ( SF-3-NP ( SF-3-NP W 10T H S T ( ! ( ( ! ! ( ! SF-3-H-NP ! ! T AIS S ! SF-3-NP ! 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C14-2007-0237 CS-MU-V-CO-NP SPC-03-0018C SP-96-0329C 02-0112 CS-MU-V-CO-NP ( C14-2007-0237 C14H-04-0016 CS-MU-CO-H-NP ( C814-96-0002 E FIC F O AG E PUD-NP STO R CS-MU-CO-NP H S S L ! A W ! PARKING JANITORIAL SUPPLY T ! LI-PDA-NP C14-2021-0081 C14-2007-0237 ! ! ! ! ! ! SHOPPING ! CENTER ! OFFICE ! OFFICE ! 02-0112 FUR N./UPH ! ( OL. ! ! ( ! CS-MU-CO-NP ! !! CS-MU-V-CO-NP C14-2007-0237 W 5TH ST T S S R E Y A S MASSAGE ( ( OFF. BLD G. SP85-001 P O H S L A T N E O R T U A T D S R A H C R O ( ! ! ( ! ( ! ! ! ( LI-PDA-NP ! ! ! ! ! 02-0112 ! LI-CO-NP W 4TH ST IRON AND STEEL YARD N84-013 THERAPY ( ( LI-CO-NP E IC F F O 02-0112 ( ( RESTAURANT ROSE ST G KIN R A P OFFICE AUTO REPAIR CS-MU-V-CO-NP C14-2007-0237 8 5-0 7 H CS-H-NP CS-MU-CO-NP OFFICE CS-H-NP CS-MU-CO-NP ( SAYERS ST C 0 9 1 6-0 9 P S P-H-NP 86-165 PARKING SHOPPING CENTER 2007-0237 CS-MU-V-CO-NP C14-2007-0237 02-0112 SP-98-0073C SP93-0228CS RETAIL CENTER SP-04-1155C RESERVE RD TOWNE LAKE PARK LI-CO-NP P-NP SPC97-111C HUMANE SOCIETY ANIMAL SHELTER P-NP W C E S A R C H AV EZ ST SUBJECT TRACT ! ! ! ! ! ! PENDING CASE ZONING BOUNDARY FURNITURE CS-MU-V-CO-NP C14-2007-0237 T R S CS-MU-CO-NP O L Y A B 04-0135 ELEC. CO. OFFICE B D S R V D S V L B D N R V D S LI-PDA-NP C14-04-0135 SP-04-0272D R B A M A N L TRAINING CENTER V L R B A M A N L G KIN R A P 02-0112 TRAIN LI-NP STATION S P C 9 2-0 0 3 1 C TOWNE LAKE PARK LI-CO-NP Y.M.C.A. 88-0033 ZONING W 3RD ST 02-0112 SPC92-0031C ZONING CASE#: C14-2025-0043 ± 1 " = 400 ' Exhibit A 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: 4/4/2025 DMU SP-02-0426C 93-0106 OFFICE DMU SP95-0132C GROCERY\STORE T WIE S O B C14-2009-0151(RCA) C14-2009-0151(RCA3) C14-2009-0151 C17-2017-0068 C14-2009-0151(RCA) DMU-CURE DMU P DMU SPC-06-0104A DMU OFFICE EQUIPMENT AUTO SALES P C14-2011-0041 DMU-CURE-CO CBD-CO DMU GENERAL\RETAIL GYM SPC-04-0042C DMU SP97-0187C SP-03-0296C SP-06-0519C 05-0136 C14-05-0136 DMU-CURE-CO LOUNGE T O L DIO U T S DMU-CO C14-05-0093 DMU-CURE C14-05-0005 C14-05-0093 SPC93-12AS DMU-CO C14-99-0002 DMU-CO 08 C14-2025-0043 - 608 Blanco; District 99 of 11Exhibit B !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!=!=!=C14-2025-0043C14-02-0112C14H-2010-0006C14H-2018-0013C14-2007-0237C14-2007-0237C14-2007-0237C14-04-0135C17-2017-0068C14-2009-0151C14-99-0002C17-2024-0020C14-2007-0201C14-2007-0237C14-2007-0237C14-2014-0134C14-2009-0151(RCA)NPA-2007-0006.01C14-2009-0151(RCA3)C14-2007-0237C14-2021-0081C14-2007-0237C14-2009-0151(RCA)C14-03-0168C14-2007-0237C14H-2010-0006C14-2023-0101C14-2007-0237C14-2007-0237C14-2012-0015C14-2021-0111C14-2015-0078C14-2011-0041C14-2007-0237C14-2007-0237C14-05-0136C14-2012-0008C14-2021-0112C14-2007-0237C14-2007-0237C14H-06-0022C14-2007-0237C14-05-0005C14-2007-0237C14-04-0149.18C14-2019-0151C14-2007-0237C14-04-0149.22C14-04-0122C14-2007-0237C14-2009-0166C14-2010-0115C14-2007-0237C14H-03-0015C14-2007-0237C14-2007-0237C14-04-0149.26C14-04-0149.06C14-04-0149.05C14-04-0149.25C14H-2009-0067C14H-2014-0012C14H-04-0016C14-2007-0237C14-04-0149.43C14-2022-0084C14-04-0149.33C14-96-0063C14H-05-0012C14H-03-0016C17-2021-0149C14-04-0149.32C14-04-0149.31C14-04-0149.08C14H-2009-0036C14-06-0176C14-2018-0030C14-04-0149.17C14-04-0149.20C14-2022-0164C14-2013-0138C14-2015-0044C17-2022-0165C14-04-0149.02C14-04-0149.44C14-04-0149.24C14-04-0149.09C14-04-0149.27C14-04-0149.28C14-04-0149.41C14-05-0093C14-2013-0101C14-04-0149.10C14-04-0149.03C14-04-0149.19C14-04-0149.07C14-04-0149.23C14-05-0012C14-04-0149.21C14H-2009-0023C14-04-0149.37C14-04-0149.36C14-05-0013C14-04-0149.46C14H-2008-0019C14-05-0093W6THSTW5THSTBLANCOSTNLAMARBLVDPRESSLERSTW9THSTW3RDSTOAKLANDAVEW12THSTBOWIESTBAYLORSTWINFLODRWESTLYNNSTRESERVE 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Blanco±This product has been produced by Planning Department for the sole purpose of geographic reference. No warranty ismade by the City of Austin regarding specific accuracy or completeness.ZONING CASE#:LOCATION:SUBJECT AREA:MANAGER:C14-2025-0043608 Blanco St0.19 AcresCynthia HadriCreated: 4/8/2025SUBJECT TRACTZONING BOUNDARY!!!!!PENDING CASECREEK BUFFER1inchequals400'08 C14-2025-0043 - 608 Blanco; District 910 of 11Exhibit C 08 C14-2025-0043 - 608 Blanco; District 911 of 11