11 C14-2026-0005 Family Affair Liquor Store; District 1 - Staff Report — original pdf

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ZONING CHANGE REVIEW SHEET CASE: C14-2026-0005 (Family Affair Liquor Store) DISTRICT: 1 ADDRESS: 4501 East Martin Luther King Junior Boulevard, Unit 4503 ZONING FROM: GR-NP TO: CS-1-NP (footprint) SITE AREA: approximately 0.014 acres (approximately 653 square feet) PROPERTY OWNER: Rodney Anderson AGENT: Neighborhood Realty and Property Management (NRPM), Shelby Biggs CASE MANAGER: Jonathan Tomko (512) 974-1057, jonathan.tomko@austintexas.gov STAFF RECOMMEDATION: Staff recommends granting a footprint of CS-1-NP for Unit 4503 of the commercial shopping center. For a summary of the basis of Staff’s recommendation, please see the basis of recommendation section below. PLANNING COMMISSION ACTION / RECOMMENDATION: April 14, 2026: Case is scheduled to be heard by Planning Commission. CITY COUNCIL ACTION: TBD ORDINANCE NUMBER: TBD ISSUES: N/A CASE MANAGER COMMENTS: The property in question is currently a small commercial shopping center with three commercial spaces. There is a Double RR Grocery Store (Mini Mart) in the western-most space and Willy’s Bar-B-Que in the eastern-most space. The commercial space in the middle was formerly a barber shop. This is the space that the applicant would like to apply for a CS-1 zoning footprint. The subject tract is within 500 feet of the intersection of two Imagine Austin Activity Corridors (East Martin Luther King Jr. Boulevard and Springdale Road). MLK is an ASMP level 3 corridor mobility roadway and part of the ASMP transit priority network. BASIS OF RECOMMENDATION: Zoning should promote a transition between adjacent and nearby zoning districts, land uses, and development intensities The footprint of CS-1 would be surrounded by GR-NP. There is a vacant lot and LO-MU-NP zoning that provides a transition to the south. 11 C14-2026-0005 - Family Affair Liquor Store - 512 Baker LLC; District 11 of 10 The rezoning should be consistent with the policies and principles adopted by the City Council or Planning Commission. Granting this request provides additional uses along an Imagine Austin Corridor and Transit Priority Corridor which helps implement Imagine Austin, promoting a mix of uses. Rezoning should not contribute to the over zoning of the area Staff could not find another instance of CS-1 zoning within 1 mile of the subject tract. EXISTING ZONING AND LAND USES: Site North (across East MLK Jr. Blvd.) South East West (across Overhill Dr.) ZONING GR-NP P-NP LAND USES Small commercial shopping center of approximately 3,800 square feet that was constructed in approximately 1964. Morris Williams Public Golf Course LO-MU-NP Undeveloped Land GR-MU- CO-NP SF-3-NP 3-story multifamily with approximately 12 units One single family home that was constructed in approximately 2005 NEIGHBORHOOD PLANNING AREA: East MLK Combined (MLK) Neighborhood Planning Area WATERSHED: Tannehill Branch Watershed SCHOOLS: A.I.S.D. Norman-Sims Elementary School Martin Middle School Northeast High School COMMUNITY REGISTRY LIST: Austin Independent School District, Austin Neighborhood Council, Del Valle Community Coalition, East Austin Conservancy, Friends of Austin Neighborhoods, Friends of Northeast Austin, Homeless Neighborhood Association, Martin Luther King Neighborhood Association, MLK Combined Neighborhood Plan Contact Team, Overton Family Committee, Preservation Austin AREA CASE HISTORIES: Number C14-2007-0217 (MLK View) Request Applicant is proposing to rezone property from GR-NP TO GR-MU-NP Commission 01.29.2008: To grant GR- MU-CO-NP on consent (8- 0). The conditional overlay would prohibit vehicle access to Overhill Drive. City Council 02.28.2008: To grant GR-MU-CO-NP. The conditional overlay would prohibit vehicle access to Overhill Drive. 11 C14-2026-0005 - Family Affair Liquor Store - 512 Baker LLC; District 12 of 10 10.14.2008: N/A C14-2008-0174 (Precinct 1 New Office Building) The applicant is requesting to rezone property from GR-NP & LO-NP to P- Public. 09.24.2009: To grant P-CO-NP. The conditional overlay would apply a 2,000 vehicle trip count and add 23 prohibited uses. RELATED CASES: None ADDITIONAL STAFF COMMENTS: Comprehensive Planning Project Name and Proposed Use: 4501 E MARTIN LUTHER KING JR BOULEVARD. C14-2026-0005. Project: Family Affair Liquor Store - 512 Baker LLC. 0.4040 acres from GR- NP to CS-1-NP. Existing: restaurant, convenience store. Proposed: restaurant, convenience store, and liquor store. Yes Y Imagine Austin Decision Guidelines Complete Community Measures * Imagine Austin Growth Concept Map: Located within or adjacent to an Imagine Austin Activity Center, Imagine Austin Activity Corridor, or Imagine Austin Job Center as identified the Growth Concept Map. Names of Activity Centers/Activity Corridors/Job Centers *: • Adjacent to MLK Activity Corridor Y Mobility and Public Transit *: Located within 0.25 miles of public transit stop and/or light rail station. • 0.06 miles to bus stop along E Martin Luther King JR BLVD Y Mobility and Bike/Ped Access *: Adjoins a public sidewalk, shared path, and/or bike lane. • Sidewalk present along E Martin Luther King JR BLVD Connectivity, Good and Services, Employment *: Provides or is located within 0.50 miles to goods and services, and/or employment center. Connectivity and Food Access *: Provides or is located within 0.50 miles of a grocery store/farmers market. Connectivity and Education *: Located within 0.50 miles from a public school or university. Connectivity and Healthy Living *: Provides or is located within 0.50 miles from a recreation area, park or walking trail. 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.) 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. 11 C14-2026-0005 - Family Affair Liquor Store - 512 Baker LLC; District 13 of 10  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. Y Not located over Edwards Aquifer Contributing Zone or Edwards Aquifer Recharge Zone 4 Number of “Yes’s” Environmental 1. The site is not located over the Edwards Aquifer Recharge Zone. The site is located in the Tannehill Branch 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. 2. Zoning district impervious cover limits apply in the Urban Watershed classification. 3. According to floodplain maps there is no floodplain within or adjacent to the project location. 4. Standard landscaping and tree protection will be required in accordance with LDC 25- 2 and 25-8 for all development and/or redevelopment. 5. 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. 6. 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. 7. 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 rezoning 11 C14-2026-0005 - Family Affair Liquor Store - 512 Baker LLC; District 14 of 10 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 SP 1. FYI: All comments regarding the effects of the proposed rezoning on subsequent Site Plan Review applications are intended to assist in identifying potential development constraints but do not include all regulations which may affect a specific proposal. Changes to property boundaries and requests for development cannot include all regulatory limitations which may apply to a specific subject to modification or reconsideration if affected by a change in property boundaries or if development is proposed on only a portion of the land proposed for rezoning. These comments are intended to assist in identifying potential development constraints, but do not address the actual restrictions which will apply to a specific development proposal. Austin Development Services offers a variety of pre-application review options to assist in evaluating specific development proposals prior to Site Plan Application. Site plans will be required for any new development except for residential only project with up to 4 units. SP 2. Any new development is subject to Subchapter E. Design Standards and Mixed Use. Additional comments will be made when the site plan is submitted. Compatibility Standards SP 3. The site is subject to compatibility standards due to the proximity of SF-3-NP zoned triggering property). the west and southwest (i.e., the to and used property Reference 25-2-1051, 25-2-1053 SP 4. 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 Reference 25-2-1061 Transportation and Public Works (TPW) Department – Engineering Review TPW 1. Transportation assessment/traffic transportation demand management plan shall be required at the time of site plan if triggered per LDC 25-6 and TCM 10.2.1. Assessment of required transportation mitigation, including the potential dedication of right of way and easements and participation in roadway and other multi-modal improvements, will occur at the time of site plan application. impact analysis and TPW 2. The Austin Strategic Mobility Plan (ASMP) calls for 58 feet of right-of-way for OVERHILL DR. It is recommended that 29 feet of right-of-way from the existing centerline should be dedicated for OVERHILL DR according to the Transportation Plan with the first subdivision or site plan application. [LDC 25-6-51 and 25-6-55]. 11 C14-2026-0005 - Family Affair Liquor Store - 512 Baker LLC; District 15 of 10 EXISTING STREET CHARACTERISTICS: Name ASMP Classification ASMP Required ROW Existing ROW Existing Pavement Sidewalks Bicycle Route Capital Metro (within ¼ mile) E MARTIN LUTHER KING JR BLVD OVERHILL DR Level 3 (TxDOT) 130’ Varies: 98’ – 108’ Varies: 45’ – 65’ Yes Yes Yes Level 1 45’ 58’ 30’ No No Yes 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). Mitigation per LDC 25-6-101 may still apply. Austin Water Utility AW1. 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: A. Zoning Map B. Aerial Map C. Applicant’s Summary Letter D. Correspondence from Interested Parties 11 C14-2026-0005 - Family Affair Liquor Store - 512 Baker LLC; District 16 of 10 11 C14-2026-0005 - Family Affair Liquor Store - 512 Baker LLC; District 17 of 10!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(C14-2026-0005C14-2008-0174NPA-2008-0015.03C14-2008-0174NPA-2008-0015.03C14-2007-0217C14H-2008-0036C14H-2018-0032C14-2023-0038.SHSPRINGDALE RDLESLIE AVEASTOR PLHEFLIN LNELMIRA RDKITTY AVEBANDERA RDE MARTIN LUTHER KING JR BLVDADINA STGLOMAR AVEMEANDER DROAK CLIFF DRRHODES RDWALLY AVEBERENE AVEOVERHILL DRTOUCHSTONE STPENNY STS REDONDO DRRIMROCK TRLROB SCOTT STRIBBECKE AVESCOTTSDALE RDTEMPLE DRN REDONDO DRMARLO DRVICTORIA DRFILEY CVE 16TH STKLEBERG LNMARCUS PLCELESTE CIRWALDORF AVEFAIRPLAY CTP-NPGR-NPSF-3-NPSF-3-NPSF-3-NPSF-3-NPSF-6-NPSF-3-NPSF-3-NPSF-3-NPSF-3-NPSF-3-NPSF-3-NPSF-3-NPP-NPSF-3-NPSF-3-NPSF-3-NPSF-3-NPGR-NPSF-3-NPSF-3-NPSF-3-NPP-CO-NPP-CO-NPSF-4A-NPLO-MU-NPSF-3-NPSF-3-NPSF-4A-NPGR-MU-NPSF-3-NPGR-NPSF-3-NPGR-NPGR-MU-CO-NPSF-3-NPLR-NPSF-3-H-NPSF-3--H-NPSF-3-NPSF-3-NPP-NPFamily Affair Liquor Store - 512 Baker LLC±This product has been produced by Austin Planning for the sole purpose of geographic reference. No warranty is madeby the City of Austin regarding specific accuracy or completeness.ZONING CASE#:LOCATION:SUBJECT AREA:MANAGER:C14-2026-00054501 E Martin Luther King Jr BlvdUnit 4503.4040 AcresJonathan TomkoCreated: 2/3/2026SUBJECT TRACTZONING BOUNDARY!!!!!PENDING CASECREEK BUFFER1 inch equals 400 '11 C14-2026-0005 - Family Affair Liquor Store - 512 Baker LLC; District 18 of 10APPLICANT LETTER – ZONING REQUEST Property Address: 4501 E. Martin Luther King Jr. Blvd, Austin, Texas 78721 Includes units: 4503 & 4505 E. Martin Luther King Jr. Blvd Proposed Zoning Change: Rezoning to allow operation of a liquor store This letter is submitted in support of the accompanying zoning application. This request is for a change of use only to allow the operation of a liquor store within an existing commercial retail building. No demolition, construction, redevelopment, expansion, site work, or physical changes of any kind are proposed. The existing structure, parking, access, utilities, and site conditions will remain unchanged. This request is intended solely to establish the appropriate zoning classification to permit a liquor store at a preexisting commercial outlet. Property Description Being all of Lot 11, and all of Lot 12, less the North 10 feet, of Outlet 19, Division B, Grant Park Subdivision, a subdivision in Travis County, Texas, according to the map or plat of record in the Official Public Records of Travis County, Texas; said property also being identified as including the premises commonly known as 4503 and 4505 E. Martin Luther King Jr. Blvd, Austin, Travis County, Texas. This rezoning request does not propose any changes to the existing building footprint, impervious cover, traffic patterns, or surrounding neighborhood character. The request is limited strictly to use authorization, and all applicable City of Austin codes, ordinances, and licensing requirements will be complied with. Respectfully submitted, Shelby Biggs Authorized Agent / Applicant 11 C14-2026-0005 - Family Affair Liquor Store - 512 Baker LLC; District 19 of 1011 C14-2026-0005 - Family Affair Liquor Store - 512 Baker LLC; District 110 of 10