05 C14-2025-0040 - 4811 SOCO; District 3 - Staff Report — original pdf

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ZONING CHANGE REVIEW SHEET CASE: C14-2025-0040 – 4811 SOCO DISTRICT: 3 ADDRESS: 4811, 4821, 4911, 4917 South Congress Avenue and 5001 Wasson Road ZONING FROM: CS-MU-CO-NP; MH-NP; RR-NP; SF-3-NP TO: CS-MU-V-NP SITE AREA: 14.993 acres PROPERTY OWNER: 4811 SOCO, LP (William B. Hardeman) AGENT: Alice Glasco Consulting (Alice Glasco) CASE MANAGER: Nancy Estrada (512-974-7617, nancy.estrada@austintexas.gov) STAFF RECOMMENDATION: The Staff recommendation is to grant general commercial services – mixed use – vertical mixed use building – conditional overlay – neighborhood plan (CS-MU-V-CO- NP) combining district zoning. The Conditional Overlay will include the following: 1) A 30-foot wide vegetative buffer shall be established and maintained along the property lines that are adjacent to a property used or zoned family residence- neighborhood plan (SF-3-NP) combining district or more restrictive. (consistent with Ordinance No. 20050818-Z004 – Part 7). 2) Prohibits the following uses: Agricultural Sale and Services, Building Maintenance Services, Campground, Commercial Blood Plasma Center, Commercial Off-Street Parking, Communications Services, Construction Sales and Services, Convenience Storage, Drop-off Recycling Collection Facility, Electronic Prototype Assembly, Electronic Testing, Equipment Repair Services, Equipment Sales, Exterminating Services, Funeral Services, Indoor Crop Production, Outdoor Entertainment, Pawn Shop Services, Service Station, and Vehicle Storage. For a summary of the basis of Staff’s recommendation, see pages 2 - 4. PLANNING COMMISSION ACTION / RECOMMENDATION: July 8, 2025: CITY COUNCIL ACTION: 05 C14-2025-0040 - 4811 SOCO; District 31 of 23 C14-2025-0040 Page 2 ORDINANCE NUMBER: ISSUES: None at this time. CASE MANAGER COMMENTS: The subject rezoning area is located at the northeast corner of South Congress Avenue and Wasson Road, within proximity of Ben White Boulevard to the north and Stassney Lane to the south. The property is approximately 14.99 acres and is currently developed with two commercial uses, office use, warehouse space, and one single family dwelling. The site consists of four parcels that are currently zoned: general commercial services – mixed use – conditional overlay – neighborhood plan (CS-MU-CO-NP) combining district zoning; mobile home residence – neighborhood plan (MH-NP); rural residence – neighborhood plan (RR-NP); and single family residence – neighborhood plan (SF-3-NP) district zoning. No mobile home residences currently exist on the property. Since the subject area is located along the South Congress Activity Corridor, it is surrounded by commercial services and multifamily mixed use developments. Directly north of the property are multifamily residences, and Battle Bend Neighborhood Park is located within half a mile (CS-MU-CO-NP; P-CO-NP). To the south are auto uses and the Williamson Creek Central Greenbelt (CS-MU-CO-NP; P-NP) and to the west, across South Congress Avenue, are various commercial services and multifamily residences, (CS-MU-V-CO-NP; CS-1-MU-V-CO-NP). There are single family residences to the east (SF-2-NP; SF-3-NP); however, there is vegetative buffer along the eastern property line. Please refer to Exhibits A (Zoning Map) and A-1 (Aerial Exhibit). The applicant is requesting to rezone all parcels to general commercial services – mixed use – vertical mixed use building – neighborhood plan (CS-MU-V-NP) combined district zoning in order to build a cohesive development under one unified zoning category. The proposed development would consist of a mixed use project that includes 350 multifamily units with 1,000 square feet of pedestrian oriented ground-floor uses. Through participation in the Vertical Mixed-Use program, the proposed project will reserve the required 10% of units to be made affordable to households making no more than 80 percent of the Median Family Income. A building constructed under vertical mixed use building (–V) standards is required to contain a mix of residential and commercial uses, and the result is typically retail, restaurants and offices on the ground floor, and residential units on the upper levels. The Conditional Overlay that was established with the adoption of the East Congress Neighborhood Plan (Ordinance No. 20050818-Z004 – Part 7) requires a 30-foot wide vegetative buffer along the eastern property line adjacent to a property used or zoned family residence-neighborhood plan (SF-3-NP) combining district or more restrictive. The Applicant is in agreement with maintaining the Conditional Overlay. Please refer to Exhibit B. 05 C14-2025-0040 - 4811 SOCO; District 32 of 23 C14-2025-0040 Page 3 South Congress Avenue is designated as both a Core Transit Corridor and an Imagine Austin Corridor, providing access to public transit. The property is served by a Capital Metro bus stop located adjacent to the site on South Congress Avenue, with several bus route options. Additionally, there is a Capital Metro Rapid bus route with a rapid bus stop located less than three-quarters of a mile away. Staff is recommending general commercial services – mixed use – vertical mixed use building – conditional overlay – neighborhood plan (CS-MU-V-CO-NP) combining district zoning. The conditional overlay will include the existing vegetative buffer, and the prohibited uses listed above. 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. The general commercial services (CS) district zoning is intended for commercial or industrial uses that typically have operating characteristics or traffic service requirements generally incompatible with residential environments. The mixed use (MU) district is intended to allow for office, retail, commercial and residential uses to be combined in a single development. The proposed 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. The Conditional Overlay (CO) 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 neighborhood plan (NP) district denotes a tract located within the boundaries of an adopted Neighborhood Plan. 2. Zoning should promote clearly-identified community goals such as creating employment opportunities or providing for affordable housing. The subject property is appropriate for the Vertical Mixed Use Building (-V) combining district. Through participation in the Vertical Mixed-Use program, the proposed project will provide 10% of units to be made affordable to households making no more than 80 percent of the Median Family Income. 3. The rezoning should be consistent with the policies and principles adopted by the City Council. City Council has provided policy and direction for having more intensive uses and increased residential density along major corridors, and it identifies the Vertical Mixed Use Building (-V) combining district as appropriate for Core Transit Corridors. 05 C14-2025-0040 - 4811 SOCO; District 33 of 23 C14-2025-0040 Page 4 4. Zoning changes should promote an orderly relationship among land uses. Staff is recommending (CS-MU-V-CO-NP) combining district zoning for the subject property based on the following considerations: 1) Its location on South Congress Avenue, a Core Transit Corridor, in proximity to Ben White Boulevard, a major arterial, as well as Stassney Lane, an Imagine Austin Corridor. 2) There are numerous multifamily mixed use developments that are zoned (CS- MU-V) located all along South Congress Avenue; therefore, it is consistent with the surrounding zoning pattern. 3) Public transit accessibility, with the property currently served by Capital Metro bus stops and multiple bus routes along South Congress Avenue. 4) Commercial uses would be available to serve residents of the adjacent areas, as well as the wider community. EXISTING ZONING AND LAND USES: ZONING Site CS-MU-CO-NP; MH-NP; RR-NP; SF-3-NP North CS-MU-CO-NP; P-CO-NP South CS-MU-CO-NP; East West CS-NP; P-NP SF-2-NP; SF-3-NP CS-MU-V-CO-NP; CS-1-MU-V-CO-NP; CS-MU-CO-NP; LAND USES Commercial services; Warehouse; Office use; Single family dwelling; No existing mobile home residences Multifamily residences; Park area Auto uses; Williamson Creek Central Greenbelt Single family residences Commercial services; Multifamily residences NEIGHBORHOOD PLANNING AREA: South Congress Combined (East Congress) WATERSHED: Williamson Creek – Suburban CAPITOL VIEW CORRIDOR: No SCENIC ROADWAY: No SCHOOLS: Austin Independent School District St. Elmo/Galindo/Pleasant Hill Elementary School Bedichek Middle School Travis/Crockett High School 05 C14-2025-0040 - 4811 SOCO; District 34 of 23 C14-2025-0040 Page 5 COMMUNITY REGISTRY LIST: Austin Neighborhoods Council Austin Independent School District Friends of Austin Neighborhoods South Austin Neighborhood Alliance (SANA) Homeless Neighborhood Association Neighborhood Empowerment Foundation Oldham Neighborhood Association Sierra Club, Austin Regional Group South Congress Combined Neighborhood Plan Contact Team The Bird Streets of Pleasant Hill Austin Lost and Found Pets Onion Creek HOA Preservation Austin SELTexas Go Austin Vamos Austin 78745 Save Our Springs Alliance Overton Family Committee AREA CASE HISTORIES: NUMBER C14-2024-0184 – 4930 South Congress Avenue REQUEST CS-MU-CO-NP; CS-1-MU-CO-NP to CS-MU-V-CO- NP; CS-1-MU-V- CO-NP COMMISSION To Grant CS-MU-V-CO-NP; CS-1-MU-V-CO-NP (3/11/2025) C14-2023-0034 – 5412 South Congress Avenue SF-2-NP; CS- MU-NP; CS-MU- CO-NP to CS-MU-V-CO- DB90-NP To Grant CS-MU-V-CO-DB90- NP (4/9/2024) C14-2019-0025 – 4811 South Congress Avenue CS-MU-CO-NP to MH-NP To Grant MH-NP (5/28/2019) C14-2017-0132 – 4515 South Congress Avenue; 134 Sheraton Ave CS-MU-NP; CS-MU-CO-NP to CS-MU-V-NP To Grant CS-MU-V- CO-NP w/CO for list of prohibited uses and 2,000 vehicle trips/day. (2/27/2018) C14-2016-0106 – 4714 South Congress Avenue CS-MU-NP to CS-MU-V-NP To Grant CS-MU-V- NP w/addl conditions to provide 10% rental units at 60% MFI w/a unit mix reflecting the CITY COUNCIL Apvd CS-MU-V-CO- NP; CS-1-MU-V-CO- NP w/ added conditions of prohibited uses (5/30/2024). Apvd CS-MU-V-CO- DB90-NP as Commission recommended (5/30/2024). Apvd MH-NP as Commission recommended (6-20-2019). Apvd CS-MU-V-CO- NP as Commission rec. but removed the –CO for the 2,000 trips/day limit (6-14-2018). Apvd CS-MU-V-CO- NP w/CO limiting height to 60’ (4-13-2017). 05 C14-2025-0040 - 4811 SOCO; District 35 of 23 C14-2025-0040 Page 6 makeup of the units as the rest of the development. (1-10-2017) RELATED CASES: C14-05-0107 – East Congress Neighborhood Plan Area – Rezonings to add -NP combining district and change base district zonings on 36 tracts. 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 (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 a floodplain within or adjacent to the project location. Based upon the location of the floodplain, offsite drainage should be calculated to determine whether a Critical Water Quality Zone exists within 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. 05 C14-2025-0040 - 4811 SOCO; District 36 of 23 C14-2025-0040 Page 7 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 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 will be required, as well as any remaining fees in-lieu. Due to the presence of Williamson Creek and trails shown on the 2023 Council approved Urban Trails Plan, development as proposed will require parkland dedication for the new residential units that will serve the South Congress neighborhood through the additional park investment. The Parks and Recreation Department (PARD) would consider a connection from Liverpool Drive to Congress Avenue and/or Wasson Road toward satisfying the requirement at time of permitting (whether subdivision or site plan). Such a connection would improve neighborhood connectivity and satisfy an acquisition need for Williamson Creek/ South Congress. 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: ann.desanctis@austintexas.gov. At the applicant’s request, PARD can provide an early determination letter of the requirements as stated in this review. Site Plan Site plans will be required for any new development except for residential only projects with up to 4 units. Any new development is subject to LDC Subchapter E Design Standards and Mixed Use. Additional comments will be made when the site plan is submitted. If utilizing VMU, we recommend obtaining a housing certification letter from the Housing Department and submit with formal site plan review. https://www.austintexas.gov/department/development-incentives-and-agreements 05 C14-2025-0040 - 4811 SOCO; District 37 of 23 C14-2025-0040 Page 8 Compatibility Standards The site is subject to compatibility standards due to the adjacent single-family properties to the east. [LDC 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 may not exceed 60 feet b. Less than 50 feet from any part of a triggering property may not exceed 40 feet [LDC 25-2-1061] A 25-foot compatibility buffer is required along the property line shared with the triggering property. No vertical structures are permitted in the compatibility buffer. [LDC 25-2-1062(B); 25-8-700] 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. [LDC 25-2-1062] WUI This site is located within 150 feet of a wildland area, in the Wildland Urban Interface (WUI). Please see this website for more information about construction in the WUI: http://www.austintexas.gov/department/wildland-urban-interface-code Transportation – Engineering Review The Austin Strategic Mobility Plan (ASMP) calls for 150 feet of right-of-way for South Congress Avenue. It is recommended that 75 feet of right-of-way from the existing centerline should be dedicated for South Congress Avenue according to the Transportation Plan with the first subdivision or site plan application. [LDC 25-6-51 and 25-6-55]. The Austin Strategic Mobility Plan (ASMP) calls for 58 feet of right-of-way for Wasson Rd. It is recommended that 29 feet of right-of-way from the existing centerline should be dedicated with the first subdivision or site plan application. [LDC 25-6-51 and 25-6-55]. The adjacent street characteristics table is provided below: Name ASMP Classification ASMP Required ROW Existing ROW Existing Pavement Sidewalks Bicycle Route 150’ 95’ 70’ Yes Yes Capital Metro (within ¼ mile) Yes 58’ 63’ 19’ No No Yes South Congress Avenue Level 3 – Major Arterial Wasson Road Level 1 – Residential Collector 05 C14-2025-0040 - 4811 SOCO; District 38 of 23 C14-2025-0040 Page 9 A Traffic Impact Analysis is not required. Austin Water Utility No comments on zoning change. 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: Exhibit A: Zoning Map Exhibit A-1: Aerial Map Exhibit B: Ordinance No. 20050818-Z004 Applicant’s Summary Letter 05 C14-2025-0040 - 4811 SOCO; District 39 of 23 ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ( ( SF-3-NP PARK LAND P-NP 76-020 81-120 ( ( ( ( ( ( ( ( ! ! ( ! ! ! ( ( ( ( ( ( SF-3-NP ( ( ( ( ( HEARTWOOD DR ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( SF-3-NP ( ( ( ( ( THISTLEWOOD DR ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( SF-3-NP ( ( ( ( ( ( ( ( ( ! ! ! ( ! ! ( ( WOOD BINE DR ( ( ( ( ( ( SF-3-NP ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( SF-3-NP ( ( ( ( ( ( ( ( 70-37 C14-05-0106 ! ! ! CS-MU-CO-NP ! OFFICE PARK &\WAREHOUSES ! ! ! ! !! CS-MU-CO-NP CS-1-MU-CO-NP M OTEL ! ! ! ! ! ! ( C14-91-0077 ( UNDEV AUTO\REPAIR CATERING SERVICE ! ! C N T ! R. CS-1-CO-NP C14-2023-0089 ! CS-MU-NP ! ! 74-41 ! ! G A S\S TA. PAWN\SHOP 91-0077 S P85-106 PARK CS-MU-NP BEAUTY\SHOP PAWN\SHOP ! ! ! C14-2016-0106 = CS-MU-V-CO-NP ! ! ! 70-000193.2 CS-MU-NP MINI-\WA REH OUS ES C14-2017-0132 CS-MU-V-CO-NP STO R A G E ! ! 7 4 83-2 HSE W ! ! ! AUTO\REPAIR = = CS-MU-NP = = 05-0107 LI-NP ! ! 05-0107 ! AUTO ! ! ! ! ! N R L E G SIN K C U L ! ( AUTO REPAIR ! ! ! ! 05-0107 ! 05-0107 ! ! ! ! LO-MU-NP 89-15 ! ! ! ( NPA-2019-0020.01 C14-2019-0018 MH-NP MOBILE HOM E PARK 70-001 ( ( ( ( ( SF-2-NP ( ( ( SHERATON AVE ( ( ( ( ( 76-020 81-120 ! ! ! ! ! ! ! ! C F F O ! ! ! CAR SALES ! ! 07 1 05-0 DPS\OFFICE 05-0107 P-CO-NP 99-2031 R N D A B R U B U S ( ( ( ( ( ( ! ! ! ! 05-0107 UNDEV UNDEV CS-MU-CO-NP 03-0084 ( ( ( ( ( ( ( ( ( ( SF-2-NP ( ( RO WLAND DR 05-0107 ( SF-2-NP ! 81-131 ! ! ! ! ! ! ! SP-04-0891C ! ! ! ! CS-1-MU-CO-NP ! ! ! AUTO SALES ! ! ( 10 ! ! 0 95-0 ! ! ! ! ! ! ! ! ! ! NPA-2019-0020.02 MH-NP C14-2019-0025 VET.CLINIC 05-0107 ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! SP-04-0158C.SH ! ! ! ! ! ! = ( SF-3-NP 05-0107 ( SF-2-NP ! ! ! ! ! ! ( ( ( ( ( CHIPPENDALE AVE ( ( VETERAN'S HALL ! ! ! ! LIVERPOOL DR ! ! ! ! ! ! 05-0107 = = SF-3-NP = ( WIN C H E ( ( S T E R C T ( ( ( ! ! = ! ! = SF-3-NP = 05-0107 = ( ( SF-2-NP ( ( 05-0107 ( ( R Y D E R R U S R E E T G RID N E E R G SF-2-NP CS-MU-CO-NP NP-05-0020 CLOTHING\MANUF. &\ SALES ! ! ( ( SHEFFIELD DR 05-0107 P85-033 85-032 70-37 UNDEV E V S A S E R G N O S C R A M BLE L N B U SIN E S S PA R K 05-0107 05-0107 05-0107 ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! R CIR E T S E H C N A M 05-0107 C14-05-0107 SF-3-NP 05-0107 SF-2-NP ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! CS-NP 05-0107 RR-NP ! ! ! ! ! ! ! ! ! ! ( ( AUTO\SALVAGE ! ! ! ! ! ! SF-3-NP ! ! ! ! CS-MU-CO-NP 82-64 02-0001 D N R O CS-MU-CO-NP S S A W - 7 2 1 8 UNDEV 75-54 72-18 05-0107 ( ( SF-4A-NP C14-00-2115 SF-6-NP 82-01 SF-2-NP 83-300 CS-MU-NP W M O C ( ( KIN G BIR D L N 73-100 7 3-1 0 0 ( 05-0107 CS-MU-NP ( D R. O 79-118 F FIC E T AIL O R E M O C KIN G BIR U S E H AIR S D C A L O A R S H ( AIR S ( A L O N D L N ( ( LO-MU-CO-NP ( ( ( SF-6-NP GR-NP 69-329 RR-NP P-NP P81-049 05-0107 05-0107 SF-2-NP TILB U RY LN 05-0107 05-0107 SF-2-NP ( ( ( ( TA M W ( O R T H AV E ( ( ( SF-2-NP SF-3-NP SF-2-NP W E S T M O R LA N D D R 05-0107 SF-2-NP F O R T M A S O N D R 05-0107 SF-2-NP D HIA R A LA B ( W O LV E R T O N D R SF-2-NP ( ( ( S E MIN O ( LE D R ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( D E R L T S A D C ( ( L O ( ( ( ( ( ( ( SF-2-NP ( ( ( PUD-NP R K D R A L T C R O F PUD-NP 05-0107 CS-MU-NP 7 3-1 9 5 S H B O D Y O P N RR-NP 75-54 CS-MU-NP SF-6-NP W/LO-CO-NP FORT DRU M DR SF-2-NP 05-0107 SF-2-NP SUBJECT TRACT ! ! ! ! ! ! PENDING CASE ZONING ZONING CASE#: C14-2025-0040 ZONING BOUNDARY 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. ( ( ( ( ( ( ( ( R D D O O W E G D E H ( ( ( ( ( ( ( ( ( C H U R C H SF-2-NP CS SF-2-NP SF-3-NP A P A C14-05-0106.03 R T M E ! N T S ! ! CS-MU-V-CO-DB90-NP C14-2023-0034 ! U S ! ! E D ! ( ! ! ! ! ! ! A P P LIA N C E S AUTO SALES R E D BIR WHSE CS-MU-NP D L N ± 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: 3/20/2025 05 C14-2025-0040 - 4811 SOCO; District 310 of 23 EXHIBIT A-1 !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!=!=!=!=!=!=!=!=!=!=!=!=!=C14-2025-0040C14-05-0107C14-05-0106C14-2019-0018C14-2019-0025NPA-2019-0020.01C14-2017-0132NPA-2019-0020.02C14-2023-0034C14-2016-0106C14-91-0077C14-05-0106.03C14-2023-0089C14-00-2115SCONGRESSAVESUBURBANDRWASSONRDTILBURYLNSHERATONAVEFORTDRUMDRRAMBLELNROWLANDDRHEDGEWOOD DRTAMWORTHAVEWESTMORLANDDRHEARTWOOD DRCHIPPENDALEAVETHISTLEWOOD DRSEMINOLEDRLUCKSINGERLNSURREYDRFORTMASON DRWOOD BINE DRMANCHESTERCIRSHEFFIELDDROLDCASTLERDLABAHIARDWMOCKINGBIRDLNREDBIRDLNFORTCLARKDRGREENRIDGETEREMOCKINGBIRDLNLIVERPOOL DRWINCHESTERCTCS-MU-CO-NPP-NPP-NPSF-2-NPSF-3-NPSF-2-NPSF-2-NPSF-2-NPSF-2-NPCSSF-2-NPMH-NPSF-3-NPSF-2-NPMH-NPCS-MU-CO-NPSF-2-NPP-CO-NPSF-2-NPSF-2-NPSF-3-NPCS-MU-CO-NPRR-NPCS-MU-CO-NPLI-NPCS-MU-NPSF-2-NPSF-2-NPSF-2-NPSF-3-NPSF-3-NPSF-2-NPCS-MU-V-CO-NPSF-3-NPCS-MU-NPCS-MU-NPCS-MU-NPSF-3-NPSF-6-NPLO-MU-CO-NPCS-MU-NPSF-2-NPCS-NPSF-6-NPSF-3-NPPUD-NPSF-3-NPCS-MU-NPSF-6-NPSF-3-NPSF-3-NPSF-2-NPRR-NPSF-2-NPW/LO-CO-NPCS-MU-V-CO-DB90-NPRR-NPSF-3-NPCS-MU-NPCS-1-MU-CO-NPSF-2-NPPUD-NPCS-MU-NPCS-1-MU-CO-NPGR-NPSF-3-NPLO-MU-NPCS-MU-V-CO-NPCS-MU-NPSF-2-NPCS-MU-CO-NPCS-MU-CO-NPSF-2-NPCS-1-CO-NPSF-2-NP4811 SOCO±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:C14-2025-00404811, 4821, 4911, and 4917S Congress Ave; 5001 Wasson Rd14.993 AcresNancy EstradaCreated: 4/1/2025SUBJECT TRACTZONING BOUNDARY!!!!!PENDING CASECREEK BUFFER1 inch equals 400 '05 C14-2025-0040 - 4811 SOCO; District 311 of 23ORDINANCE NO. 20050818-Z004 EXHIBIT B AN ORDINANCE REZONING AND CHANGING THE ZONING MAP TO ADD A NEIGHBORHOOD PLAN COMBINING DISTRICT TO THE BASE ZONING DISTRICTS ON APPROXIMATELY 772.82 ACRES OF LAND GENERALLY KNOWN AS THE EAST CONGRESS NEIGHBORHOOD PLAN AREA AND TO CHANGE THE BASE ZONING DISTRICTS ON 36 TRACTS OF LAND. BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF AUSTIN: PART I. 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 36 tracts of land within the property described in Zoning Case No. Cl4-05-0107, on file at the Neighborhood Planning and Zoning Department, as follows: Approximately 772.82 acres o f land in the City of Austin, Travis County. Texas, more particularly described and identified in the attached Exhibit "A" incorporated into this ordinance (the "Property"), generally known as the East Congress neighborhood plan combining district, locally known as the area bounded by Stassney Lane on the south, IH-35 on the east, Ben White Boulevard on the north, and South Congress Avenue on the west, in the City of Austin, Travis County, Texas, and generally identified in the map attached as Exhibit "'B". Except as provided in this ordinance, the existing base zoning districts and conditions remain in effect. PART 2. The base zoning districts for the 36 tracts of land are changed from rural residence (RR) district, single family residence standard lot (SF-2) district, interim family residence (I-SF-3) district, family residence (SF-3) district, multifamily residence low density (MF-2) district, multifamily residence medium density (MF-3) district, multifamily residence medium density-conditional overlay combining district, neighborhood office (NO) district, limited office (LO) district, community commercial (GR) district, community commercial-conditional overlay (GR-CO) combining district, warehouse limited office-conditional overlay (W /LO-CO) combining district, general (CS- I) district, commercial limited commercial-liquor sales-conditional overlay (CS- I-CO) combining district, industrial services (LI) district, and limited industrial services-conditional overlay (LI-CO) (CS) district, and commercial-liquor sales (MF-3-CO) services Page I of 8 05 C14-2025-0040 - 4811 SOCO; District 312 of 23services-mixed use-neighborhood combining district to limited office-mixed use-neighborhood plan (LO-MU-NP) combining district, limited office-mixed use-conditional overlay-neighborhood plan (LO-MU-CO-NP) combining district, general commercial services-neighborhood plan (CS-NP) combining (CS-MU-NP) district, general commercial 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- limited industrial mixed use-neighborhood plan (CS-1-MU-NP) combining district, sew ices-neighborhood plan (Ll-NP) combining district, limited industrial services- (LI-CO-NP) combining district, public- conditional neighborhood plan (P-NP) combining district, and limited industrial services-planned development area-neighborhood plan (LT-PDA-NP) combining district, as more particularly described and identified in the chart below: overlay-neighborhood plan plan TRACT NO. 101 102 103 104 105 107 108 110 111 112 ADDRESS FROM TO 133, 201, 205 E Ben White Blvd; 4101 & 4141 S Congress Ave 321-505 {odd only) E Ben White Blvd; 0 E Ben White Blvd {DECKER I 15X400 FT ABS 8 SUR 20); 41 10 Terry-O Ln 601,701,705,711,717, & 1001 E Ben White Blvd 4108, 4216, 4118,4200, 4222 S Interstate Hy 35 SvcRd SB 4201 S Congress Ave 121 Industrial Blvd 4241,4243,4235, & 4237, & 4315 S Congress Ave; OS Congress Ave (FORTVIEW ADDN 53. 36 X 181. 61 FT AV BLK27) 4355 -4415 (odd only) S Congress Ave 115 ESt Elmo Rd 4401 (ST ELMO SQUARE LOT 1)S Congress Ave; 4411, 4501 , & 451 5 S Congress Ave; 4500 Lucksinger Ln {FORTVIEW ADDN .75 ACR OF BLK 25) LI, SF-3 LI, CS-1, CS- 1-CO LI LI LI SF-3 Lt-PDA-NP LI-PDA-NP LI-PDA-NP LI-PDA-NP Ll-NP Ll-NP LI, CS. SF-3 LI, CS, GR- CO, SF-3 CS-MU-NP CS-MU-NP LI-CO Ll-NP LI, CS, SF-3 CS-MU-NP 113 1 34 Sheraton Ave "• 114 115 4619 S Congress Ave 4417 Lucksinger Ln 116 315EStElmoRd 117 4513 Lucksinger Ln CS CS SF-3 SF-3 SF-3 CS-MU-CO-NP CS-MU-NP CS-MU-NP Ll-NP LO-MU-NP Pago 2 of 8 05 C14-2025-0040 - 4811 SOCO; District 313 of 23TRACT NO. 118 119 120 121 122 123 125 ADDRESS . . 4431 (BENOIT-BAILEY ADDN LOT A • FIRST RESUB OF), 4503 (BLOCKERS ADDN .25 ACR BLK 5), & 4507 Lucksinc:ier Ln (BENOIT-BAILEY ADDN LOT 2) 415 & 523 E St Elmo Rd; 711& 713 E St Elmo Rd (BLOCKERS ADDN ACR 1.38) - I J. 4511 Lucksinger Ln . -.. 135, 139 E. St. Elmo Rd. 4510 Terry-O Ln (SOUTH AUSTIN INDUSTRIAL PARK LOT 4 & SOUTH AUSTIN INDUSTRIAL PARK PHS A LQT 5B) 711 E St Elmo Rd 4703, 4715 ('FARRELL THOMAS SUBD NO 2 W .563 ACR OF LOT 2), & 4719 (DECKER I ABS 8 SUR 20 ACR : .558 & DECKER I ABS 8 SUR 20 ACR .584)5 Congress 1 Ave --- ·- I I LI, _SF-3 FROM TO --- CS-MU-NP · · - LI LI LI . . LI-CO-NP CS-MU-CO-NP LI-NP LI I I-SF-3 I -- CS-MU-CO-NP- - LI-NP - - - - 1 cs CS-MU-NP 126 4801 S Conc:iress Ave CS, MF-3-C_O_ CS-MU-CO-NP 4809 S Congress Ave \DECKER I ABS 8 SI.JR 20 ACR .780); 4811 & 4917 S Congress Ave; OS Congress Ave (DECKER I ABS 8 SUR 20 ACR 5.27) 4701 Weidemar Ln 4701 Weidemar Ln (LOT 1 BLK A MUNDAY Eiiu:··suBD l CS, NO, SF-3 SF-3 : GR-CO 128 130 131 - - - CS-MU-CO-NP CS-MU-NP CS-CO-NP 4703, 4705, 4707 Weidemar Ln; 1009 Shelby Ln; 4610 - 4914 (even only) S Interstate Hy 35 Svc Rd SB; 0 (DELVALLE S ABS 24 ACR .144); 0 (DELVALLE S ABS 24 ACR .276); 0 (JARKCO SUBDIVISION ACR .267 • OF LOT 1); 0 (DELVALLE S ABS 24 ACR .13); 0 (DELVALLE S ABS 24 ACR .15); 0 (DELVALLE S ABS 24 ACR .26); 0 (DELVALLE S ABS 24 ACR .260); 0 (JARKCO SUBDIVISION LOT 2) Weid!!!mar Ln . - 0 (DECKER I ABS 8 SUR 20 ACR 43.954)Weide�ar_Ln 0 (DELVALLE S ABS 24 ACR 1.231) (DELVALLE S ABS 24 ACR .757) (DMC SUBD LOT 2 BLK B) (DMC SUBD LOT 2 BLK B) (CANNON W ABS 6 SUR 19 ACR 11.865) (CANNON W ABS 6 SUR 19 ACR 3.86) (WASSON ROAD ADDN LOT 1 l 5301, 5303, 5305 & 5307 Wasson Rd; 0 Wasson Rd LCANNON W ABS 6 SUR 19 ACR .�1) 5211 Wasson Rd (CANNON W ABS 6 SUR 19 ACR 2.276); 0 Wasson Rd (CANNON W ABS 6 SUR 19 ACR 38) 5405 Wasson Rd [PART] (E 1 ACR OF LOT 1 BLK A STASSNEY VENTURE SUBD) -· 132 ------ 135 - - - ' 137 142 144 145 LI, SF-3 CS, MF-3, LO - CS-NP . CS-CO-NP CS, GR, SF- 2, R_R P-NP . ---- SF-3. RR LO-MU-CO-NP W/LO-CO CS-MU-NP cs CS-MU-CO-NP \ I ' ' ' I I Page 3 of 8 05 C14-2025-0040 - 4811 SOCO; District 314 of 23TRACT NO. 146 ADDRESS FROM TO 5303 - 5327 S Congress Ave (odd only) and 5210 - 5308 Wasson Rd (even only) and 102 E Mockingbird Ln (PLEASANT HILL ADDN LOTS 28-58 BLK 7A CS, MF-2, SF-3 CS-MU-NP 147 5301 S Congress Ave CS-1 CS-1-MU-NP 5401 - 5501 S Congress Ave (odd only) ( PLEASANT HILL ADDN LOTS 12-25 BLK 7 and PLEASANT HILL ADDN LOT 2-A-A * LESS SE TRI RESUB OF LOT 2-A THE RESUB OF LOT 1-11 BLK 7 and PLEASANT HILL ADDN LOT 2-A-B * RESUB OF LOT 2-A THE RESUB OF LOT 1-11 BLK 7) 150 CS CS-MU-NP 151 ' 5409- 5509 Wasson Rd (odd only); 114 E Stassney Ln CS, GR CS-MU-NP PART 3, The following applies to an existing legal lot with single-family residential use or secondary apartment special use within the boundaries of the NP combining district: 1. 2. 3. The minimum lot area is 2,500 square feet. The minimum lot width is 25 feet. For a lot with an area of 4,000 square feet or less, the impervious coverage may not exceed 65 percent. PART 4. The following applies to a single-family residential use, a duplex residential use, or a two-family residential use within the boundaries of the NP combining district: 1. 2. Impervious cover and parking placement restrictions apply as set forth in Section 25-2-1603 of the Code. Front or side yard parking restrictions apply as set forth in Section 25-2-1406 of the Code. PARTS. Tracts 105, 108, 110-115, 117, 120-121, 125-126, 128, 142, 144-147, and 150- 151 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. Page 4 of 8 05 C14-2025-0040 - 4811 SOCO; District 315 of 23PART 6. Tracts 105, 108, 110-114, 117, 120-121, 125-126, 128, 145-147, and 150-151 may be developed as a neighborhood urban center special use as set forth in Sections 25-2- 1521 through 25-2-1524 of the Code. PART 7. The Property within the boundaries of the conditional overlay combining district established by this ordinance is subject to the following conditions: 1. A 30-foot wide vegetative buffer shall be established and maintained along the property lines of Tracts 119, 120, 128 and 135, that are adjacent to a property used or zoned family residence-neighborhood plan (SF-3-NP) combining district or more restrictive. 2. The maximum height of a building or structure on Tract 113 is 40 feet from ground level. 3. The following uses are prohibited uses of Tract 113: Pawn shop services Automotive washing (of any type) Automotive sales 4. Vehicular access from Tract 126 to Suburban Drive is prohibited. All vehicular access to the tract shall be from other adjacent public streets or through other adjacent property. 5. Development of Tract 126 may not exceed a density of 23 residential units per acre. 6. A site plan or building permit for Tract 131 may not be approved, released, or issued, if the completed development or uses of the tract, considered cumulatively with all existing or previously authorized development and uses, generate traffic that exceeds 2,000 trips per day. 7. Vegetation and a six-foot high fence shall be provided and maintained for screening along the north and south property lines of Tract 131 that abut adjacent residential development as set forth in Section 25-2-1066. Page 5 of 8 05 C14-2025-0040 - 4811 SOCO; District 316 of 238. The following uses are prohibited uses of Tract 142: Bed and breakfast residential (Group 1) Condominium residential Group residential Multifamily residential Retirement housing (large site) Small lot single-family residential Two-family residential Bed and breakfast residential (Group 2) Duplex residential Mobile home residential Retirement housing (small site) Single-family attached residential Townhouse residential 9. Vehicular access from Tract 145 is allowed only to South Congress Avenue. PART 8. Development of the Property identified as Tracts 101, 102, 103, and 104 located within the boundaries of the planned development area (PDA) combining district established by this ordinance ("PDA Property") is subject to the use and site development regulations set forth in this part. 1. Development of the PDA Property shall comply with Section 25-2-648 (Planned Development Area Performance Standards) of the City Code. 2. Except as provided in Sections 3 to 5, all permitted and conditional limited industrial services (LI) uses are permitted and conditional uses of Tracts 101, 102, 103, and 104. 3. The following uses are additional permitted uses of Tracts 101, 102, 103,and 104: Bed and breakfast residential (Group 1) Condominium residential Multifamily residential Family home Hospital services (limited) Private secondary educational facilities Public secondary educational facilities Bed and breakfast residential (Group 2) Group residential Townhouse residential Guidance services Private primary educational facilities Public primary educational facilities 4. The following uses are conditional uses of Tracts 101, 102, 103, and 104: Cocktail lounge Hospital services (general) Page 6 of 8 05 C14-2025-0040 - 4811 SOCO; District 317 of 235. The following uses are prohibited uses of Tracts 101, 102, 103, and 104: Monument retail sales Basic industry Recycling center Scrap and salvage Light manufacturing Resource extraction 6. The following site development standards apply to the PDA Property. 1. The maximum height for Tract 101 is 85 feet. 2. 3. 4. 5. 6. 7. 8. The maximum height for Tracts 102, 103, and 104 is 125 feet. The minimum front yard setback for Tracts 101, 102, 103, and 104 is 25 feet. The minimum street side yard setback for Tracts 101, 102, 103, and 104 is 25 feet. The minimum interior side yard setback for Tracts 101, 102, 103, and 104 is 0 feet. The minimum rear yard setback for Tracts 101, 102, 103, and 104 is 15 feet. The maximum building coverage for Tracts 101, 102, 103, and 104 is 85 percent. The maximum impervious cover for Tracts 101, 102, 103, and 104 is 85 percent. 9. A maximum floor to area ratio does not apply to Tracts 101, 102, 103, and 104. 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. Page 7 of 8 05 C14-2025-0040 - 4811 SOCO; District 318 of 23PART 9. This ordinance takes effect on August 29, 2005. PASSED AND APPROVED August 18 ,2005 to \KJ Will Wynn Mayor APPROVED ATTEST David Allan Smitlv City Attorney ShirleyU3K Brown City Clerk fj Page 8 of 8 05 C14-2025-0040 - 4811 SOCO; District 319 of 23East Congress Neighborhood Planning Area: Proposed Tracts for Rezoning ; Case #014-05-0107 Cfty of Austin Neighbortiood Planning and Zoning Department 05 C14-2025-0040 - 4811 SOCO; District 320 of 23r^_ W ~ K> " //A 7^ i SUBJECT TRACT ##";&#: ZONING zy.Hi& fT 3 CASE MGR: W. WALSH * 1200' r= CASE #: ADDRESS aHSBSP- C14-05-0107 EAST CONGRESS adppp PLANNING AREA ^RtAlac^es^ N/A DATE: 05"C7 INTLS: SM CITY GRID REFERENCE NUMBER H16-18 05 C14-2025-0040 - 4811 SOCO; District 321 of 23ALICE GLASCO CONSULTING ________________________________________________________________________ March 11, 2025 Lauren Middleton-Pratt, Director Planning Department 6310 Wilhelmina Delco Drive Austin, Texas 78752 RE: South Congress Combined Neighborhood Plan Amendment and rezoning for 4811, 4821, 4911, 4917 S. Congress Ave., & 5001 Wasson Road Dear Lauren: I represent 4811 SOCO, LP, the entity that owns the subject property in a request to amend the Future Land Use Map (FLUM) of the South Congress Combined Neighborhood Plan and associated rezoning. The proposed zoning and FLUM (Future Land Use Map) changes are as follows: Current FLUM Land Use: Mixed Use, Single Family, Rural Residential, and Higher Density Single Family Proposed FLUM Land Use: Mixed Use Current Zoning: CS-MU-CO-NP, SF-3-NP, RR-NP and MH-NP Proposed Zoning: CS-MU-V-NP Site area: 14.993 acres Current uses on the property include the following: 1. 3,593 square feet of retail space 2. 5,674 square feet of office space 3. 14,849 sq. feet of warehouse space 4. One single family dwelling 5. One mobile home The proposed rezoning of CS-MU-V-NP will allow the property to be redeveloped with approximately 350 multifamily units and 1,000 square feet of commercial space. Adding VMU combining district will ensure that affordable housing is provided as prescribed under Subchapter E of the land development code. 1 05 C14-2025-0040 - 4811 SOCO; District 322 of 23 2 JUSTIFICATION FOR A PLAN AMENDMENT AND REZONING 1. The request to change the FLUM for 3 tracts from Single Family, Rural Residential, and Higher Single Family to missed use is consistent with goals number 2 and 3 of the South Congress Combined Neighborhood Plan, which are as follows: Goal Two: South Congress should become a more vibrant, accessible mixed-use corridor and a destination for nearby residents and the citizens of Austin. Objective: 2.1 : Create incentives and programs to promote a pedestrian-oriented corridor. Goal Three: Focus mixed-use development and commercial uses along major commercial corridors and in specialized districts. Please let me know if you have any questions or need additional information. Sincerely, Alice Glasco, President Alice Glasco Consulting Cc: Joi Harden, Zoning Officer Maureen Meredith, Neighborhood Planner 05 C14-2025-0040 - 4811 SOCO; District 323 of 23