Item B-01 (C14-2019-0158 - Alonti Catering; District 5).pdf — original pdf

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ZONING CHANGE REVIEW SHEET CASE: C14-2019-0158 – Alonti Catering DISTRICT: 5 ZONING FROM: GR TO: CS-CO ADDRESS: 3421 West William Cannon Drive, Suite 115 SITE AREA: 0.0417 acres (1,815 square feet) PROPERTY OWNER: Cannon Oaks, LLC AGENT: Lenworth Consulting, LLC (Timothy Timmerman) (Nash Gonzales) CASE MANAGER: Wendy Rhoades (512-974-7719, wendy.rhoades@austintexas.gov) STAFF RECOMMENDATION: The Staff recommendation is to grant general commercial services – conditional overlay (CS-CO) combining district zoning. The Conditional Overlay prohibits the following uses: adult-oriented businesses, bail bond services, commercial blood plasma center, drop-off recycling collection facility, exterminating services, and pawn shop services. For a summary of the basis of Staff’s recommendation, see page 2. ZONING AND PLATTING COMMISSION ACTION / RECOMMENDATION: January 7, 2020: CITY COUNCIL ACTION: January 23, 2020: ORDINANCE NUMBER: ISSUES: None at this time. CASE MANAGER COMMENTS: The subject rezoning area is a 1,815 square foot vacant lease space in a larger commercial center containing a service station, food sales, medical offices, retail and restaurant uses, personal services and pet services, and zoned community commercial (GR). The shopping center is situated at the southeast corner of West William Cannon Drive and Brodie Lane and has driveways to both streets. A drainage easement and tributary of Williamson Creek is to the east (SF-2; PUD). Please refer to Exhibits A and A-1 – Zoning Map and Aerial Exhibit. The Applicant proposes general commercial services – conditional overlay (CS-CO) district zoning in order to occupy the lease space with a food preparation use (specifically a 1 of 11B-01C14-2019-0158 Page 2 commercial kitchen), which is first permitted by right in this district. The Applicant’s Conditional Overlay is to prohibit more intensive CS uses for the lease space. BASIS FOR RECOMMENDATION 1. The proposed zoning should be consistent with the purpose statement of the district sought. The general commercial services (CS) district is intended predominantly for commercial and industrial activities of a service nature having operating characteristics or traffic service requirements generally incompatible with residential environments. The CS district is best suited for uses located at intersections of arterial roadways or arterials with collector status. The intention is to promote safe and efficient use of transportation facilities. The property has access to William Cannon Drive and Brodie Lane, both classified as major arterial roadways. 2. Zoning changes should promote compatibility with adjacent and nearby uses. Staff recommends CS-CO zoning in accordance with the Applicant’s request based on the property’s access to two arterial roadways which contain a mix of commercial uses and corresponding zoning, and the limited area of the rezoning request. EXISTING ZONING AND LAND USES: ZONING LAND USES Site GR Lease space (vacant) North GR Service station; Food sales; Restaurant (limited) South GR; SF-2 Undeveloped (drainage easement and tributary of Williamson Creek) East GR; SF-2; SF-3 Lease spaces for retail and restaurant uses; Undeveloped (drainage easement and tributary of Williamson Creek) West GR Lease spaces for retail and restaurant uses; Pet services; Medical offices AREA STUDY: Not Applicable TIA: Is not required WATERSHED: Williamson Creek – Barton Springs Zone (Recharge Zone) CAPITOL VIEW CORRIDOR: No HILL COUNTRY ROADWAY: No SCHOOLS: Sunset Valley Elementary School Covington Middle School Crockett High School NEIGHBORHOOD ORGANIZATIONS: 12 – Brodie Lane Homeowners Association 2 of 11B-01C14-2019-0158 Page 3 298 – Oak Hill Association of Neighborhoods (OHAN) 384 – Save Barton Creek Association 511 – Austin Neighborhoods Council 627 – Onion Creek Homeowners Association 742 – Austin Independent School District 943 – Save Our Springs Alliance 967 – Circle C Neighborhood Association 1228 – Sierra Club, Austin Regional Group 1343 – Oak Hill Trails Association 1363 – SEL Texas 1424 – Preservation Austin 1429 – Go!Austin/Vamos!Austin (GAVA)-78745 1528 – Bike Austin 1530 – Friends of Austin Neighborhoods 1531 – South Austin Neighborhood Alliance (SANA) 1550 – Homeless Neighborhood Association 1559 – Palomino Park HOA 1596 – TNR BCP – Travis County Natural Resources 1616 – Neighborhood Empowerment Foundation 1714 – East Oak Hill Neighborhood Association AREA CASE HISTORIES: NUMBER REQUEST COMMISSION CITY COUNCIL C14-2008-0106 – Lundelius-McDaniel Water Quality Retrofit Project – 3401 Paisano Trl SF-2 to P To Grant Apvd (7-24-2008). C14-84-045 – Storm Properties – 3412-3432 Blk of William Cannon Dr at Brodie Ln I-AA; AA to GR, 1st Height & Area (converted to GR) To Grant GR, 1st Height & Area, w/r-o-w dedication on Brodie Ln Apvd GR, 1st Height & Area, w/r-o-w dedication, as Commission recommended (10-04-1984). C14-83-098 – South Cross Plaza – 3501-3608 Blk of William Cannon Dr at Brodie Ln I-AA to GR for 3.0 acres at William Cannon Dr, Brodie Ln and Bannockburn Dr To Grant GR, 1st Height & Area, w/RC and r-o-w dedication on Brodie Ln Apvd 1st Height & Area, w/RC for no curb cuts to Bannockburn, prohibit restaurants and video arcades, and limit pole sign locations, and r-o-w dedication on Brodie Ln (7-26-1984). RELATED CASES: The proposed rezoning area was covered by a zoning case that was approved for GR zoning in November 1985 (C14-84-286 – Nash Phillips/Copus). 3 of 11B-01C14-2019-0158 Page 4 The rezoning area is a portion of Lot 2, Cannon Oaks subdivision, recorded in November 1986 (C8s-86-099). Please refer to Exhibit B. EXISTING STREET CHARACTERISTICS: Name ROW Pavement Classification Sidewalks Bicycle Route Capital Metro (within ¼ mile) Brodie Lane 97 feet 72 feet Level 3 (Minor Arterial) Yes Bike Lane Yes West William Cannon Drive 118 feet 97 feet Level 4 (Major Arterial) Yes Shared Lane Yes OTHER STAFF COMMENTS: Comprehensive Planning The subject tract for this zoning case abuts an Activity Corridor. This rezoning case is located on the southeast corner of West William Cannon Drive and Brodie Lane, and concerns one of the retail bays (1,815 square feet in size) located on a large 4 acre lot, which contains the Cannon Oaks Shopping Center. The property is not located within the boundaries of a neighborhood planning area. Surrounding land uses includes the existing retail shopping center, two gas stations, a restaurant, and a car wash to the north; to the south is the existing shopping center and the Stephenson Nature Preserve and Outdoor Education Center and a pet care business; to the east is the Stephenson Nature Preserve and Outdoor Education Center; and to west is a large church complex that includes a private school and a drugstore. The proposal is to convert an existing retail bay to a food preparation location for a catering business, which is not permitted in Zone GR. Connectivity There are public sidewalks and Cap Metro transit stops located along W. William Cannon Drive and Brodie Lane. Bike lanes are located on both sides of Brodie Lane. The mobility and connectivity options in the area are average. Imagine Austin The property is located along an ‘Activity Corridor’, which is characterized by a variety of activities and types of buildings that are intended to allow people to reside, work, shop, access services, people watch, recreate, and hang out without traveling far distances. The following IACP policies are also relevant to this case: • LUT P1. Align land use and transportation planning and decision-making to achieve a compact and connected city in line with the growth concept map. • LUT P3. Promote development in compact centers, communities, or along corridors that are connected by roads and transit that are designed to encourage walking and bicycling, and reduce health care, housing and transportation costs. 4 of 11B-01C14-2019-0158 Page 5 • LUT P7. Encourage infill and redevelopment opportunities that place residential, work, and retail land uses in proximity to each other to maximize walking, bicycling, and transit opportunities. Based on the comparative scale of the site relative to a variety of existing commercial land uses in the area, as well as the site being located along an Activity Corridor, which encourages neighborhood service commercial uses to make more vibrant corridors, the proposed project support the policies of the Imagine Austin Comprehensive Plan. 5 of 11B-01C14-2019-0158 Page 6 6 of 11B-01C14-2019-0158 Page 7 Environmental This site is 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 Barton Springs Zone Watershed by Chapter 25-8 of the City’s Land Development Code. It is in the Drinking Water Protection Zone. 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 Water Quality Transition Zone / Critical Water Quality Zone exist 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. 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. Site Plan Any development which occurs in an SF-6 or less restrictive zoning district which is located <540 feet from property in an SF-5 or more restrictive zoning district will be subject to residential compatibility development regulations. The overall shopping center site is subject to residential compatibility standards along the eastern property line: o No structure may be built within 25 feet of the property line. o No structure in excess of two stories or 30 feet in height may be constructed within 50 feet of the property line. o No structure in excess of three stories or 40 feet in height may be constructed within 100 feet of the property line. o No parking or driveways are allowed within 25 feet of the property line. o A landscape area at least 25 feet wide is required along the eastern property line. In addition, a fence, berm, or dense vegetation must be provided to screen adjoining properties from views of parking, mechanical equipment, storage, and refuse collection. Any new development is subject to Subchapter E. Design Standards and Mixed Use. Additional comments will be made when a site plan is submitted. 7 of 11B-01C14-2019-0158 Page 8 Transportation A traffic impact analysis was not required for this case because the traffic generated by the proposed zoning does not exceed the threshold of 2,000 vehicle trips per day [LDC 25-6-113]. Water / Wastewater 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, water or wastewater easements, utility relocations and or abandonments required by the proposed land use. Depending on the development plans submitted, water and or wastewater service extension requests may be required. Water and wastewater utility plans must be reviewed and approved by Austin Water for compliance with City criteria and suitability for operation and maintenance. All 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 fees once the landowner makes an application for Austin Water utility tap permits. INDEX OF EXHIBITS TO FOLLOW A: Zoning Map A-1: Aerial Map B: Recorded Plat 8 of 11B-01!!!!(((((C14-96-0139C14-83-098C14-2008-0106C14-2016-0045C14-78-242BRODIE LNW WILLIAM CANNON DRBANNOCKBURN DRLOST VALLEYCONVICT HILL RDPPUDGRGRGRSF-2GRGOMF-2LOSF-2SF-3SF-2SF-3SF-3SF-3SF-3SF-3SF-2UNDEV84-286 R.C.83-098R.C.84-04579-25178-12096-0139P83-028SP-02-0224CSP-94-0458CSP-01-0427CSP-02-0087CSP-98-0252C91-0029SP91-0279CSP88-0058CSP96-0155CSP97-0065CSERVICE\STATIONPET\SERVICESSTORE/SHOPPING CENTERGASPHARMACYAUTO\REPAIRCHURCHC14R-85-08684-286 R.C.UNDEV84-286 R.C.UNDEVCHURCHZONING±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 theapproximate relative location of property boundaries.This product has been produced by CTM for the sole purpose of geographic reference. No warranty is madeby the City of Austin regarding specific accuracy or completeness.ZONING CASE#:C14-2019-0158SUBJECT TRACT!!!!!!PENDING CASEZONING BOUNDARY1 " = 200 'Created: 11/25/2019Exhibit A9 of 11B-01143193122C14-2019-0158GRGRLOPUDSF-2GRW WILLIAM CANNON DRBRODIE LNE17Copyright nearmap 2015±This map has been produced by the Communications Technology Management Dept. on behalf of thePlanning Development Review Dept. 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:GRID:MANAGER:C14-2019-01583421 W. WILLIAM CANNON DR.0.0417 AcresE17Wendy Rhoades1'' = 75'ZONING BOUNDARYCREEK BUFFERPENDING CASE!!!!!!SUBJECT TRACTALONTI CATERINGExhibit A - 1 10 of 11B-0111 of 11B-01