05 C14-2026-0028 - Wesley Property Donation; District 1 - Staff Report — original pdf

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ZONING CHANGE REVIEW SHEET CASE: C14-2026-0028 (Wesley Property Donation) DISTRICT: 1 ADDRESS: 1187 Navasota Street ZONING FROM: SF-3-NP TO: LO-NP SITE AREA: approximately 0.2152 acres (approximately 9,375 square feet) PROPERTY OWNER: Wesley United Methodist Church AGENT: BOZ Enterprises Unlimited (Hasan Lewis) CASE MANAGER: Jonathan Tomko, AICP (512) 974-1057, jonathan.tomko@austintexas.gov STAFF RECOMMEDATION: Staff recommends granting limited office-neighborhood plan (LO-CO-NP) combining district zoning. The conditional overlay would prohibit the following 5 uses: - Bed and Breakfast (Group 1) - Bed and Breakfast (Group 2) - Medical Offices exceeding 5,000 square feet gross floor area - Medical Offices not exceeding 5,000 square feet gross floor area - Club or Lodge For a summary of the basis of Staff’s recommendation, please see the basis of recommendation section below. PLANNING COMMISSION ACTION / RECOMMENDATION: August 25, 2026: Case is scheduled to be heard by Planning Commission. CITY COUNCIL ACTION: TBD ORDINANCE NUMBER: N/A ISSUES: N/A CASE MANAGER COMMENTS: The property in question is currently undeveloped land located at the southeast corner of Navasota Street and Cotton Street. It is proximate to two Imagine Austin Corridors, East 11th and East 12th Street, transit service, and other examples of limited office (LO) base district zoning. LO is a zoning category for an office use that serves neighborhood or community needs and that is located in or adjacent to residential neighborhoods. 05 C14-2026-0028 - Wesley Property Donation; District 11 of 11 C14-2026-0028 2 To the north of the subject tract (across Cotton Street) is one single family home constructed in approximately 2014. To the east is one single family home constructed in approximately 1950. To the south is one single family home constructed recently. To the west (across Navasota Street) are two single family homes constructed in approximately 1909 and 2024. BASIS OF RECOMMENDATION: Zoning should allow for reasonable use of the property. The subject tract is located on Navasota Street, which is an ASMP level 2 corridor, the same level as East 11th and 12th Street and Rosewood Avenue. It is approximately 500 feet south of East 12th Street which is an Imagine Austin Activity Corridor and approximately 600 feet north of East 11th Street which is an Imagine Austin Activity Corridor and part of the ASMP Transit Priority Network. Given this context, small scale neighborhood office reasonably supports Imagine Austin and goals for more walkable neighborhoods where daily needs can be met without traveling long distances. The proposed zoning should be consistent with the purpose statement of the district sought. The proposed zoning is consistent with the purpose statement of the district sought: “Limited office (LO) district is the designation for an office use that serves neighborhood or community needs and that is located in or adjacent to residential neighborhoods. An office in a LO district may contain one or more different uses. Site development regulations and performance standards applicable to an LO district use are designed to ensure that the use is compatible and complementary in scale and appearance with the residential environment.” Zoning should not constitute a grant of special privilege to an individual owner; Granting of the request should result in an equal treatment of similarly situated properties. Within 1,000 feet of the subject tract there are at least five properties with LO- base district zoning: 1191 Navasota Street, 1171 San Bernard Street, 1309/1311 Hackberry Street, 1159 Navasota Street, and 1306 Rosewood Avenue. While the properties within the vicinity of the subject tract are predominantly single family there are several examples of limited office base district zoning. EXISTING ZONING AND LAND USES: ZONING LAND USES Site North (across Cotton St.) SF-3-NP SF-3-NP South East SF-3-NP SF-3-NP West (across Navasota St.) MF-3-NP and SF-3-NP Undeveloped land One single family home constructed in approximately 2014 One single family home constructed recently One single family home constructed in approximately 1950 Two single family homes constructed in approximately 1909 and 2024 NEIGHBORHOOD PLANNING AREA: Central East Austin (OCEAN) Neighborhood Combined Plan 05 C14-2026-0028 - Wesley Property Donation; District 12 of 11 C14-2026-0028 3 WATERSHED: Waller Creek Watershed SCHOOLS: A.I.S.D. Blackshear Elementary School Kealing Middle School Eastside Memorial High School COMMUNITY REGISTRY LIST: Austin Neighborhoods Council, Del Valle Community Coalition, East Austin Conservancy, Friends of Austin Neighborhoods, Homeless Neighborhood Association, Organization of Central East Austin Neighborhoods, Overton Family Committee, Preservation Austin, Robertson Hill Neighborhood Association AREA CASE HISTORIES: NUMBER C14H-2017-0119 (Sweatt House) C14H-2010-0038 (Goyne-Norris House) C14H-2007-0026 (Benjamin F. Lee House) REQUEST The applicant Is seeking Historical zoning for a single- family house. The applicant is requesting to add H- Historical to existing zoning. The applicant is requesting Historical Zoning. SF-3-NP to SF-3-H-NP. COMMISSION 01.09.2018: To grant SF-3-H-NCCD-NP 02.22.2011: To grant SF-3-H-NP 11.13.2007: To grant SF-3-H-NP CITY COUNCIL 02.15.2018: Approved SF-3-H- NCCD-NP 03.10.2011: Approved SF-3-H- NP 12.06.2007: Approved SF-3-H- NP RELATED CASES: NPA-2026-0009.01 – Neighborhood Plan Amendment to change Future Land Use Map (FLUM) from single family to neighborhood mixed use. ADDITIONAL STAFF COMMENTS: Environmental 1. The site is not located over the Edwards Aquifer Recharge Zone. The site is located in the Waller 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. 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. 05 C14-2026-0028 - Wesley Property Donation; District 13 of 11 C14-2026-0028 4 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 PARD – Planning & Design Review PR1: 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 regulations which may affect a 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 specific constraints but do not include all 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. SP 2 Site plans will be required for any new development except for residential only projects with up to 4 units. SP 3 Any new Subchapter is E Commercial Design Standards. Additional comments will be made when the site plan is submitted. development subject to Compatibility Standards 05 C14-2026-0028 - Wesley Property Donation; District 14 of 11 C14-2026-0028 5 SP 4 The site is subject to compatibility standards due to the proximity / adjacency of the SF- 3-NP zoning and use to the Nothern, Eastern and Southern lots (i.e, the triggering property) Reference 25-2-1051, 25-2-1053 SP 5 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 SP 6 An on-site amenity, including a swimming pool, tennis court, ball court, or playground, triggering property. feet or from less the may not be constructed 25 Reference 25-2-1062 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 84 feet of right-of-way for NAVASOTA ST. It is recommended that 42 feet of right-of-way from the existing centerline should be dedicated for NAVASOTA 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 Cotton St. Navasota St. Level 1 Level 2 58’ 84’ 84’ 46’ 40’ 30’ Yes Yes Capital Metro (within ¼ mile) Yes No Yes Yes TIA: A traffic analysis is NOT required. Traffic generated by the proposal does not exceed 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. 05 C14-2026-0028 - Wesley Property Donation; District 15 of 11 C14-2026-0028 6 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 05 C14-2026-0028 - Wesley Property Donation; District 16 of 11 05 C14-2026-0028 - Wesley Property Donation; District 17 of 1105 C14-2026-0028 - Wesley Property Donation; District 18 of 1105 C14-2026-0028 - Wesley Property Donation; District 19 of 1105 C14-2026-0028 - Wesley Property Donation; District 110 of 11CAUTION: This is an EXTERNAL email. 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