12 C14-2025-0058 - 1600 West Ben White; District 5 - Staff Report — original pdf

Backup

ZONING CHANGE REVIEW SHEET CASE: C14-2025-0058– 1600 West Ben White DISTRICT: 5 ADDRESS: 1600 West Ben White Boulevard ZONING FROM: GR TO: CS-CO SITE AREA: 0.47 acres PROPERTY OWNER: JAY02 LP (Guy Oliver) AGENT: Metcalfe Wolff Stuart & Williams, LLP (Michele Rogerson Lynch) CASE MANAGER: Marcelle Boudreaux (512-974-8094, marcelle.boudreaux@austintexas.gov) STAFF RECOMMENDATION: The Staff recommendation is to grant general commercial services – conditional overlay (CS-CO) combining district zoning. The Conditional Overlay would prohibit this use permitted in CS base zoning: Adult- Oriented Business. PLANNING COMMISSION ACTION / RECOMMENDATION: July 8, 2025: CITY COUNCIL: ORDINANCE NUMBER: ISSUES: None at this time. CASE MANAGER COMMENTS: The subject rezoning area is approximately .047 acres and is developed with a small single- story commercial space and associated parking. The rezoning area is a triangular lot situated at the north side of Ben White Boulevard service road, with additional frontage onto Fort View Road and Clawson Road. The site is located approximately 500 feet east of the Lamar & Ben White Activity Center, as identified on the Growth Concept Map in the Image Austin Comprehensive Plan. 12 C14-2025-0058 - 1600 West Ben White; District 51 of 11 Development around the site is generally characterized by immediate proximity to diverse commercial uses, including automotive repair services, general retail sales (convenience and limited) and personal improvement services uses (CS; CS-1; GR-CO; GR-MU; GR; LO; LO- MU). Slightly more west at the intersection with Menchaca Road, including restaurants, limited restaurants many with drive-through use, service station, cocktail lounge; automotive repair services, general retail sales (convenience and limited) and personal improvement services uses (CS; CS-1; GR; LR; LO). Further north are residential uses, primarily single family with some low-density multifamily (SF-3; SF-3-CO; SF-5). Please refer to Exhibits A (Zoning Map), A-1 (Aerial View). The Applicant proposes to rezone the property to general commercial services – conditional overlay (CS-CO) combining district for Limited Warehousing and Distribution use. BASIS OF RECOMMENDATION: 1. The proposed zoning should be consistent with the purpose statement of the district sought. The general commercial services district (CS) is intended predominately for commercial and industrial activities of a service nature having operating characteristics or traffic service requirements generally incompatible with residential environments. The purpose of the conditional overlay (CO) combining district is to modify use and site development regulations to address the specific circumstances presented by a site. Use and site development regulations imposed by a CO combining district must be more restrictive than the restrictions otherwise applicable to the property. 2. Zoning changes should promote compatibility with adjacent and nearby uses. The CS-CO combining zoning district is compatible and consistent with the surrounding uses because there is commercial zoning at the site and immediately surrounding the site. Further, the property is located 500 feet east of the Lamar & Ben White Activity Center as identified on the Growth Concept Map in the Image Austin Comprehensive Plan. 3. Zoning should promote the policy of locating retail and more intensive zoning near the intersections of arterial roadways or at the intersections of arterials and major collectors. The subject site is approximately one-half acre site with address at Ben White Boulevard service road (level 4), and frontage onto level 1 (Fort View Road) and level 2 (Clawson Road) roadways, surrounded by diverse commercial zoning and uses. EXISTING ZONING AND LAND USES: ZONING LAND USES Site GR Commercial 12 C14-2025-0058 - 1600 West Ben White; District 52 of 11 North GR; CS; CS-1 South East West GR; LO; GR-CO automotive repair services, general retail sales (convenience and limited) and personal improvement services uses Ben White Boulevard Ben White Boulevard automotive repair services, general retail sales (convenience and limited) NEIGHBORHOOD PLANNING AREA: South Lamar Combined (South Lamar) - suspended WATERSHED: West Bouldin Creek CAPITOL VIEW CORRIDOR: No SCENIC ROADWAY: No SCHOOLS: Austin Independent School District Joslin Elementary School Covington Middle School Crockett High School COMMUNITY REGISTRY LIST: Austin Neighborhoods Council Austin Independent School District Friends of Austin Neighborhoods Homeless Neighborhood Association South Central Coalition South Manchaca NP Contact Team Creek HOA AREA CASE HISTORIES: South Lamar Neighborhood Assn Perry Grid 614 Preservation Austin TNR BCP GO Austin Vamos 78745 Southwood Neighborhood Assn Onion South Austin Neighborhood Alliance NUMBER C14-2024-0140 – 1916 Fort View C14-2018-0018 – 4101 Manchaca Condos C14-2014-0103 – Radio Coffee & Beer REQUEST COMMISSION CS to CS-1 SF-3 to MF-2 LR-MU-CO to CS-1 To Grant staff Recommendation CS- 1-CO (12/17/24) To Grant staff Recommendation GO- MU (3/27/18) To Grant CS-1-CO, with conditions: to only allow GR permitted uses; GR site development standards; prohibit amplified music outdoors; and CITY COUNCIL Apvd CS-1-CO, as Commission recommended (1/30/25) Apvd GO-MU-CO, with condition limiting height to 45 feet (4/26/18) Apvd CS-1-MU-CO, and public RC 12 C14-2025-0058 - 1600 West Ben White; District 53 of 11 restrict outdoor amplified sound to southern portion. Another condition that was to be included in public RC: limit hours of operation of Cocktail Lounge to 6AM to 12midnight. Commission did not recommend -MU combining district per staff’s recommendation To Grant LO-MU Apvd LO-MU-CO, with conditions: 1) limiting daily trips to 500; 2) prohibits certain uses; 3) limits number of residential units to 2; 4) prohibits vehicular access to Gathright Cove. C14-2014-0150 – Whiddon .85 SF-3 to LO-MU RELATED CASES: None. 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 located in the West Bouldin Creek Watershed of the Colorado River Basin, which is classified as an Urban Watershed by Chapter 25-8 of the City's Land Development Code. It is in the Desired Development Zone. Zoning district impervious cover limits apply in the Urban Watershed classification. 12 C14-2025-0058 - 1600 West Ben White; District 54 of 11 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 Department No comments. PARD – Planning & Design Review Parkland dedication fees may apply to any future site or subdivision applications resulting from this rezoning. As of January 1, 2024, new commercial non-residential uses are not subject to parkland dedication requirements at the time of site plan and subdivision. Site Plan Site plans will be required for any new development except for residential only projects up to 4 units. 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 Department – Engineering Review The Austin Strategic Mobility Plan (ASMP) calls for 84 feet of right-of-way for Clawson Road. It is recommended that 42 feet of right-of-way from the existing centerline should be dedicated for Clawson Road according to the Transportation Plan 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 Clawson Road Level 2 84’ 57’ 40’ Yes Yes Capital Metro (within ¼ mile) Yes 12 C14-2025-0058 - 1600 West Ben White; District 55 of 11 Fort View Road Level 1 58’ 60’ 20’ No No Yes Level 4 W. Ben White Blvd. SVRD WB Coord. w/TxDOT N/A 38’ Yes Yes Yes Austin Water Utility No comments on zoning change. FYI: The landowner intends to serve the site with existing City of Austin water utilities. Based on current public infrastructure configurations, it appears that service extension requests (SER) will be required to provide service to this lot. For more information pertaining to the Service Extension Request process and submittal requirements contact the Austin Water SER team at ser@austintexas.gov. INDEX OF EXHIBITS AND ATTACHMENTS TO FOLLOW: Exhibit A: Zoning Map Exhibit A-1: Aerial Map Exhibit B: Applicant’s Summary Letter 12 C14-2025-0058 - 1600 West Ben White; District 56 of 11 APTS. MF-2 ( ( ( LO-CO ( C14-03-0070 03-0070 ( C. ( F O LO D A R C A H C N E M SF-3 LO-CO = C14-2007-0192 86 -0 1 2 ( B E R T A V E ( NO 62 6-0 Z8 R ( LO-CO 98-0059 ( 84-037 OFFICE ( 78-046 ( TOWNHOMES ( LO IN S U R A N C E C O. S 84-348 P85-091 71-252 P84-029 75-049 93-0118 84-176RC MF-2 ( 84-039 P P84-111 SPC94-0117C DAY\CARE = = = = C14-2017-0116 LO-MU-CO ( ( ( = APTS. ( SF-3 ( ( ( SF-3 MF-2 83-028R C P83- 085 ( SF-6-CO ( C14-2013-0032 81-208 SF-6 = ( = = = = = SF-3 ROCKDALE CIR = = SF-3 = = C814-75-006.1[85] R T D R O P H T U O S = = = = MF-2 = = = = = = = SF-3 = ( ( SF-6 = = = = = LO ( OFC. G A T H RIG H T C V = LO-MU-CO ( C14-2014-0150 ( 84-160 ( ( UNDEV ( ( ( 0 85-0 SP86-004 9 LO-MU C14-2012-0117 ( CS-1-MU-CO C14-2014-0103 C14-06-0115 06-0115 ( LR-MU-CO SF-3 A U T O FL O RIS T CS-1 74-122 CS-1 REST CS 80-221 SF-6 C14-2020-0076 ( C14-2018-0018 GO-MU-CO-NP LO S P C O 9 H 3 Y S 1 4-0 T U 9 P A S E B GR-MU S P85-076 LR CS ! ! ! CS-1-CO ! SP93-0057C FAST FOOD CS FAST FOOD F O R T VIE W R D 72-234 81-136 SF-3 ( 78-069 ( D W R Y VIE E L L A V ( V E D N U SF-3 ( = = = ( = = U N D E V SF-3 = ( 11 1 5 4-0 4-0 8 8 E FIC F O LO CS C 2R 1 83-0 E FIC F O ( 5 11 5-0 0 6 3 1 3-0 0 C14-03-0136 LR-CO E FIC F O U N D E V 8 8 0 3-0 0 C14-05-0115 SF-3-CO ( ( ( ( LO APARTMENTS R L D L E S S U R ( GR GR APTS. FAST SP95-0110CS W B E N W HIT C14-2014-0017 E B LV D E B GAS GR-V-NP LR-V-NP C14-2007-0216 D E N TIS T IN S U R. LO-NP ( C14-2011-0162 ( LR-V-NP ( ! ! ! ( ! ! ( LO-NP ! GR-V-NP ! C14-2007-0216 73-128 ! ! WASH D O O T \ F S A F SF-3-NP ( ( ! C14-2022-0086 ( 72-095 SF-3-NP R E D L R E M ( ( ( ! LO-NP ( ( SERVICE\STATION LR-V-NP LO-V-NP O FFIC E 07-0011 B O O K S (EX 91-054 PIR E D) C14-07-0011 LR-MU-V-CO-NP S ( P-03-0535 C ( SF-3-NP ( ( ( ( ( = ( PAINT\STORE ( 76-071R GR-V-NP CS-V-NP CS-V-NP C14-2007-0216 C14-2021-0154 ( C14-2018-0123 SF-6 ( 84-307 ( ( ( SF-5-CO C14-2013-0031 ( ( G R AY F O R ( SF-3 ( D D R ( ( ( ( ( SF-5 C14-2021-0115 ( ( ( ( ( ( ( ( ( ( ( ( ( D N R O S W A L C = ( ( ( ( ( A U T AUTO REPAIR O\R E P AIR GR S S Y E R R O T T AT C FA M ! 91-007 ! ! GR ( ( ( ( = = = R O L ( R C 1R 8 84-1 O PA O TAT = = SF-3 3 3 8-0 7 CS 9 3-5 S PA 7 S 73-226 GR S D R LIA BIL CS-1 6 4-00 P7 GR ( ( CS-CO C14-03-0088 ( ( LO-CO C14-2008-0046 ( CONST SALES\& SERVICES LO 2008-0046 GR-CO O FFIC E 9 9 84-1 81-116 C14-2017-0118 GR-MU 73-134 LO S P85-079 7 5 4-3 GR 8 ! ! TABACCO\SHOP ! ! ! W BEN WHITE BLVD SVRD WB SP91-0091C ! ! ! ! ! ! ! ! ( ( ( C814-75-006 PUD ( ( ( ( 84-080 MF-2 SUM MER OAKS DR ( S S E SIN U D\B E T N RIE ( LT O ( U D A SF-3 ( ( G A N L N ( M O R E R A ( 7 4 4-0 7 P AY C D ( ( MF-3-CO C14-2015-0167 C14-2015-0039 C14-2024-0042 2 7 1-2 7 R PA K R Y N A P M O E C TIL E AIL R T NO-CO C14-2010-0005 ( NO-MU-CO 76-002 ( C14-2008-0082 LR-MU-CO GO-CO ( MF-1-CO ( ( ( ( C14-2023-0116 MF-3 CS-1 73-047 SP-02-0446C SHOPPING GR 71-308 73-047 CENTER C14-2008-0148 CS-CO 2008-0148 ( CS W BEN WHITE WB TO MANCHAC RAMP W BEN WHITE BLVD WB C14-05-0197.SH GR-MU-CO GR 74-081 MANCHACA TO BEN WHITE EB RAMP SP90-0257C FAST FOOD 77-009 W BEN WHITE EB AT BANISTER TRN W BEN WHITE BLVD SVRD EB 78-070 GYM S R E N A E L C TIRE SALES R Z87-043 INDOOR\ENTERTAINMENT APTS. CHURCH GR-V-NP 2 3 72-2 PRINTING TIRE\SALES C14-2007-0216 CS-V-NP GR-NP OFFICE GR-NP GR-NP S. T P A 72-144 A P T S. 72-195 ( LO-MU-V-CO-NP C14-06-0062 ( MF-2-NP C14-81-058(RCT) 06-0062 81-0 5 8 C14-82-185(RCT) = C14-2021-0177 F. F O ( SF-6-NP ( C A S E Y S T 82-1 ( 8 5 U N DE V PAR KIN G SF-3-NP C H U R C H 73-006 ( ( CS-NP ( 73-232 ( ( LO-NP ( SF-3-NP = ( ( M A R C Y S T ( SF-3-NP ( ( ( ( ( ( ( ( ( ( ( ( ( R E D N DIA ( ( ( ( ( ( ( ( ( 84-255 ( ( ( ( ( ( SF-3-NP ( ( ( = T LIS S GIL = ( ( ( ( SF-3-NP = ( ( ( ( ( 5 5-2 7 P C H C R U H C ( ( ( E T NIS A B ( ( ( ( ( R LN ( ( ( ( ( SF-3-NP ( ( ( ( ( ( ( SF-3-NP E V K A N A H ( ( ( ( ( ( ( ( ( ( ( ( SF-3-NP ( ( ( E V X A JIN ( SF-3-NP ( ( ( ( ( ( ( ( SF-3-NP ( ZONING ZONING CASE#: C14-2025-0058 ( ( ( ( ( ( SF-3-NP ( P80-24 CS-V-NP 80-207 GR-NP S H O P PIN G C E N TE R SCHOOL C14-2014-0018 ( ( ( ( ( ( ( ( ( SF-3-NP ( ( ( ( ( 79-223 = ( ( SF-3-NP R R D E T S JE ( ( ( ( ( ( ( ( SF-3-NP R ( E D D S T ( ( ( ( ( ( ( ( ( ( R L D L E S S U R ( ( SF-3-NP ( ( = ( ( ( ( ( SF-3-NP C P76-24 ( ( ( ( ( ( ( ( ( ( ( ( ( D N R O S W LA C ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( C R O W N D R ( ( SF-3-NP ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( SF-3-NP ( ( ( ( ± SUBJECT TRACT ! ! ! ! ! ! PENDING CASE ZONING BOUNDARY SF-3-NP ( ( ( ( ( ( ( ( ( SF-3-NP ( ( ( ( ( ( S Y LV A N G L A D E ( ( ( 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: 5/7/2025 12 C14-2025-0058 - 1600 West Ben White; District 57 of 11 !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!=!=!=!=!=!=!=!=!=!=!=!=!=!=!=!=!=!=!=!=!=!=!=!=!=!=!=!=!=!=!=!=!=!=!=!=!=!=!=!=!=!=!=!=!=!=!=!=!=!=!=!=C14-2025-0058C14-2014-0018C14-2007-0216C14-2015-0167C14-2015-0039C14-2007-0216C14-03-0070C14-05-0115C14-07-0011C14-06-0115C14-2007-0216C14-2007-0216C14-2018-0123C14-2013-0031C14-2021-0154C14-2021-0115C14-2020-0076C14-2013-0032C14-2007-0192C14-2017-0118C14-2012-0117C14-2014-0150C14-05-0197.SHC14-03-0136C14-2017-0116C14-2023-0116C14-2010-0005C14-2008-0082C14-2018-0018C14-2008-0148C14-81-058(RCT)C14-06-0062C14-03-0088C14-2022-0086C14-2021-0177C14-2011-0162C14-82-185(RCT)C14-2008-0046C14-2014-0103C14-2014-0017C14-2024-0042REDD STBANISTER LNCASEY STGILLIS STCLAWSON RDW BEN WHITE BLVD EBW BEN WHITE BLVD WBFORT VIEW RDMORGAN LNMENCHACA RDW BEN WHITE BLVD SVRD EBW BEN WHITE BLVD SVRD WBRUSSELL DRHANK AVEVALLEY VIEW RDMERLE DRMARCY STSOUTHPORT DRCROWN DRDIANE DRJINX AVEMANCHACA TO BEN WHITE EB RAMPW BEN WHITE WB TO MANCHAC RAMPJESTER DRBERT AVESYLVAN GLADEGATHRIGHT CVGRAYFORD DRFOREST HILL DRROCKDALE CIRW BEN WHITE EB AT BANISTER TRNPACKSADDLE TO BEN WHIT EB RAMPCLAWSON RDRUSSELL DRPUDSF-3LOPSF-3GR-V-NPMF-2SF-3SF-3-NPSF-3-NPSF-3-NPSF-3-NPSF-3-NPCSSF-3SF-6GRSF-3-NPLOSF-3-NPSF-6SF-3-NPSF-3SF-6SF-3-NPGRMF-2CSSF-3-NPLO-NPSF-3-NPSF-3SF-3-NPSF-3-NPGRSF-3-NPLRSF-3LOSF-3-NPCSLOSF-3GRCSLOSF-5SF-3-NPSF-6LO-COCSSF-3MF-3-COGR-NPSF-3GR-V-NPGR-NPCSGRSF-3-NPSF-3-COSF-3-NPSF-5-CONOLOGRGR-V-NPLOGRSF-3-NPSF-6-COLO-COMF-2MF-2SF-3LO-MUGR-MUGR-V-NPGO-COLO-NPGRGR-NPSF-6-NPSF-3-NPCS-V-NPCS-NPGR-COSF-3LO-COGR-NPGR-MULR-MU-COLR-COCS-1LR-MU-V-CO-NPCS-COMF-3MF-2-NPCS-1LR-V-NPLR-MU-COLO-MU-COLO-NPLO-MU-COLO-NPLR-V-NPCS-COGO-MU-CO-NPNO-COMF-1-COLO-COLO-V-NPCS-1GRLOCS-V-NPNO-MU-COLO-MU-V-CO-NPSF-3-NPCS-1-MU-COSF-3-NPCS-1CS-V-NPCS-V-NPCS-1-COSF-3-NPLR-V-NP1600 West Ben White±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:C14-2025-00581600 W Ben White Blvd WB0.47 AcresMarcelle BoudreauxCreated: 5/28/2025SUBJECT TRACTZONING BOUNDARY!!!!!PENDING CASECREEK BUFFER1 inch equals 400 '12 C14-2025-0058 - 1600 West Ben White; District 58 of 11MICHELE ROGERSON LYNCH Director of Land Use & Entitlements mlynch@mwswtexas.com 512-404-2251 Via Online Submittal June 24, 2025 Mrs. Lauren Middleton-Pratt, Director of Planning City of Austin Planning Department 6310 Wilhelmina Delco Drive Austin, Texas 78752 Re: Amended Application for Rezoning (C14-2025-0058); 0.4690 acres, located at 1600 W Ben White Blvd (the “Property”) Dear Mrs. Pratt: As representatives of the owner of the above stated Property we respectfully amend the previous request for Application for Rezoning. The amended request is to rezone the Property from Community Commercial (GR) to General Commercial Services -Conditional Overlay (CS- CO) with the prohibition of Adult Oriented Business. If you have any questions about this Amended 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, Michele Rogerson Lynch 221 W. 6th Street, Suite 1300, Austin, TX 78701 • 512.404.2200 • fax 512.404.2245 • www.mwswtexas.com 12 C14-2025-0058 - 1600 West Ben White; District 59 of 11 AERIAL EXHIBIT 12 C14-2025-0058 - 1600 West Ben White; District 510 of 11 12 C14-2025-0058 - 1600 West Ben White; District 511 of 11