Item B-03 (C14-2019-0137 - Delwau RV Park; District 1).pdf

Zoning and Platting Commission – Jan. 7, 2020

Item B-03 (C14-2019-0137 - Delwau RV Park; District 1).pdf — original pdf

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ZONING CHANGE REVIEW SHEET CASE: C14-2019-0137 -- Delwau RV Park Z.A.P. DATE: January 7, 2020 ADDRESS: 7715 Delwau Lane AREA: 11.9 acres DISTRICT AREA: 1 OWNER: Delwau LLC (Noah Zimmerman) APPLICANT: South Llano Strategies (Glen Coleman) ZONING FROM: SF-2 TO: CS-MU-CO As part of the proposed rezoning, the Applicant proposes the following conditional overlay: The following land uses shall be prohibited on the subject property: Funeral services, Exterminating services, Pawn shop services, Bail bond services, Building maintenance services, Automotive rentals, Automotive repair services, Automotive sales, Automotive washing (of any type), Commercial blood plasma center, Commercial off-street parking, Construction sales and services, Drop-off recycling collection facility, Electronic prototype assembly, Equipment repair services, General retail sales (General), Kennels, Laundry services, Medical offices—exceeding 5,000 sq/ft of gross floor space, Offsite accessory parking, Service station, Vehicle storage, Limited warehousing and distribution, College and university facilities, Hospital services (General), Hospital services (Limited), Maintenance and service facilities, Residential treatment, Safety services, Transitional housing, Group home- Class II, Multifamily residential, and Transportation terminal. Alternative financial services, Electronic testing, and Monument retail sales. SUMMARY STAFF RECOMMENDATION: The Staff’s recommendation is to grant the rezoning as requested with the condition that the site be subject to the conditions outlined in the Neighborhood Traffic Analysis (NTA) memorandum. (Please see Exhibit D- NTA Memorandum). ZONING & PLATTING COMMISSION RECOMMENDATION: January 7, 2020: December 3, 2019: To grant postponement to January 7, 2020 as requested by Staff, on consent. CITY COUNCIL DATE: January 23, 2020: ORDINANCE READINGS: 1st 2nd 3rd ORDINANCE NUMBER: CASE MANAGER: Heather Chaffin PHONE: 512-974-2122 e-mail: heather.chaffin@austintexas.gov 1 of 23B-03C14-2019-0137 Page 2 ISSUES: A rezoning application for CS-MU and CS-1 zoning was submitted for this property in January 2018. At that time, the Applicant proposed developing a campground with a portion of the site used for food trucks, limited retail options, and would allow the property owner to serve alcohol (CS-1 zoning). The request was recommended by Staff and the Zoning and Platting Commission (ZAP) but denied at City Council. The Applicant is no longer requesting CS-1 zoning for the property. The property is located on the northern shore of the Colorado River and has significant areas of floodplain and water quality buffers. Consequently, approximately 3.96 acres of the 11.9 acre site cannot be developed with buildings or other impervious cover. Delwau Lane, which provides vehicular access to the property, is substandard and not scheduled for City improvements (Please see Exhibit C- Owner’s letter). DEPARTMENT COMMENTS: The proposed rezoning tract is located on the south side of Delwau Lane, approximately ¾ mile east of Ed Bluestein Boulevard. Boggy Creek and the Colorado River form the western and southern boundaries of the rezoning tract. The property is zoned SF-2 and is undeveloped except for a cluster of vacant commercial buildings that are in disrepair, gravel parking, and abandoned rail lines. Immediately east of the property is land owned by Driveway Austin Motorsports, a racetrack and driving school. The property owned by Driveway Austin includes areas zoned GO, GR, and LI, as well as an undeveloped SF-2 tract adjacent to the proposed rezoning tract. Delwau Lane ends at the Driveway Austin. North of the rezoning tract, across Delwau Lane, is the Walnut Creek Greenbelt, which includes Southern Walnut Creek Trail #8, and is zoned P. To the west, across Boggy Creek, is property zoned SF-2. Approximately four of these properties are developed with single family residential. Further west and also zoned SF-2 is Urban Roots Farm. Also west of the site is land owned by the City of Austin Parks and Recreation Department that is zoned P. (Please see Exhibits A and B- Zoning Map and Aerial Map). Staff recommends the CS-MU-CO rezoning request for the subject tract because CS zoning is the most restrictive zoning category that permits campground land use. The Applicant has proposed that several of the more intense land uses permitted in CS be prohibited. The addition of –MU provides flexibility to provide permanent residences in the campground. This mix of land uses provides new services in this area and provides a transition from the residential areas to the west and the racetrack to the east. Finally, per the NTA memorandum, the property owner of this parcel will be required to dedicate a public access easement to expand Delwau Lane at time of site plan. (Please see Exhibit D- NTA Memorandum) Staff has received correspondence from neighbors in support of the rezoning request. (Please see Exhibit E- Correspondence). BASIS OF RECOMMENDATION 1.The proposed zoning should be consistent with the purpose statement of the districtsought.CS is the least intensive zoning category that allows the proposed campground use. 2.Zoning should promote a transition between adjacent and nearby zoning districts, landuses, and development intensities.2 of 23B-03C14-2019-0137 Page 3 This mix of land uses provides new services in this area, and provides a transition from the residential areas to the west and the racetrack to the east. EXISTING ZONING AND LAND USES: ZONING LAND USES Site SF-2 Vacant North P Walnut Creek Greenbelt South Not Applicable Colorado River East SF-2, GO, LI, GR Racetrack/Driving School West SF-2 Single family residential, Urban farm CASE HISTORIES: NUMBER REQUEST ZAP COMMISSION CITY COUNCIL C14-2018-0002 Delwau Campgrounds SF-3 to CS-MU and CS-1-MU MAY 15, 2018: TO GRANT CS-MU-CO AND CS-1-MU-CO, WITH CONDITIONS. 1. NTA, 2. PROHIBIT ALL LAND USES EXCEPT: CAMPGROUND, LIMITED RESTAURANT (NO LARGER THAN 5,000 S.F.), CONVENIENCE SALES (NO LARGER THAN 5,000 S.F.), RELIGIOUS ASSEMBLY, TELECOMMUNICATIONS TOWER, LOCAL UTILITY SERVICES, FAMILY HOME, GROUP HOME CLASS I- GENERAL, GROUP HOME CLASS I- LIMITED, AND GROUP HOME CLASS II. 3. PERMIT COCKTAIL LOUNGE USE ON THE CS-1-MU-CO TRACT; A BUILDING FOR THIS USE SHALL BE NO LARGER THAN 600 S.F. (7-1-2) [S. LAVANI- 1ST, A. AGUIRRE- 2ND; B. GREENBERG- NAY; J. KIOLBASA AND D. KING- ABSTAIN. D.BREITHAUPT- ABSENT]AUGUST 23, 2018: TO DENY THE ZONING REQUEST (6-5) [HOUSTON- 1st, POOL- 2nd] ADLER, CASAR, GARZA, FLANNIGAN AND RENTERIA- NAY C14-2016-0017 Driveway Austin GO to GR August 2, 2016: TO GRANT GR DISTRICT ZONING AS REC BY STAFF, ON CONSENT. (8-0) [B. Evans- 1st, S. Lavani- 2nd. G. Rojas, B. Greenberg, and J. Kiolbassa- Absent] September 22, 2016: To grant GR on consent (10-0)[Houston- 1st, Casar-2nd; Troxclair- Absent]AREA STUDY: N/A NTA: Attached- Exhibit D WATERSHED: Colorado River EXISTING STREET CHARACTERISTICS: Name ROW Pavement Classification Sidewalks Bike Route Capital Metro (within ¼ mile) Delwau Lane Varies 17’ Local No No No 3 of 23B-03C14-2019-0137 Page 4 NEIGHBORHOOD ORGANIZATIONS: Austin Heritage Tree Foundation Del Valle Community Coalition Austin Neighborhoods Council Friends of Austin Neighborhoods Bike Austin Imperial Valley Neighborhood Association SEL Texas Sierra Club, Austin Regional Group FRS Property Owners Association Del Valle ISD Austin ISD Lower Boggy Creek Neighborhood Association East MLK Combined Neighborhood Contact Team ADDITIONAL STAFF COMMENTS Comprehensive Planning Imagine Austin: The Growth Concept Map identifies does not identify this area as being located within a Activity Center or Corridor. However, the overall goal of the Imagine Austin Comprehensive Plan (IACP) is to achieve ‘complete communities’ across Austin, where housing, services, retail, jobs, entertainment, health care, schools, parks, and other daily needs are within a convenient walk or bicycle ride of one another. Imagine Austin states, “While most new development will be absorbed by centers and corridors, development will happen in other areas within the city limits to serve neighborhood needs and create complete communities. Infill development can occur as redevelopment of obsolete office, retail, or residential sites or as new development on vacant land within largely developed areas. New commercial, office, larger apartments, and institutional uses such as schools and churches, may also be located in areas outside of centers and corridors. The design of new development should be sensitive to and complement its context. It should also be connected by sidewalks, bicycle lanes, and transit to the surrounding area and the rest of the city.” The following Imagine Austin policies are taken from Chapter 4 of the IACP, which specifically discusses recreation:  CFS P41. Ensure and increase equitable access to and opportunities for arts, recreation,and leisure activities for all ages throughout the City. CFS P45. Expand the amount of permanently protected natural and environmentallysensitive areas for use as open space and passive recreational areas.Imagine Austin policies appear to support a variety of land uses outside Activity Centers andCorridors, including recreational areas, campgrounds and commercial areas.Transportation TR1. A Neighborhood Traffic Analysis is required for this project. (Attached) TR2. It appears that the existing road is within a public right-of-way easement. FYI – Delwau Lane is adjacent to Southern Pacific Railroad ROW. The ROW for the railroad is not City of Austin ROW. TR3. Additional right-of-way maybe required at the time of subdivision and/or site plan. TR4. Per Ordinance No. 20170302-077, off-site transportation improvements and mitigations may be required at the time of site plan application. TR5. At the time of submittal of any site plan on the Property, a traffic impact analysis (TIA) may be required if the proposed development or uses on the Property, considered cumulatively with all existing or previously authorized development and uses, generates traffic that exceeds 2,000 trips per day. TR6. The proposed Colorado River Trail is located near this site. Nadia Barrera, Urban Trails, Public Works Department and Nathan Wilkes, Bicycle Program, Austin 4 of 23B-03C14-2019-0137 Page 5 Transportation Department may provide additional comments regarding bicycle and pedestrian connectivity per the Council Resolution No. 20130620-056. TR8. FYI – At the time of the site plan application, sidewalks and driveways shall be constructed according to City of Austin standards. TR1. Existing Street Characteristics: Name ROW Pavement Classification Sidewalks Bike Route Capital Metro (within ¼ mile) Delwau Lane Varies 17’ Local No No No Site Plan SP1 Site plans will be required for any new development other than single-family or duplex residential. SP2 Any development which occurs in an SF-6 or less restrictive zoning district which is located 540-feet or less from property in an SF-5 or more restrictive zoning district will be subject to compatibility development regulations. COMPATIBILITY SP3 The site is subject to compatibility standards. Along the east and west property lines, the following standards apply: •No structure may be built within 25 feet of the property line.•No structure in excess of two stories or 30 feet in height may be constructedwithin 50 feet of the property line.•No structure in excess of three stories or 40 feet in height may be constructedwithin 100 feet of the property line.•No parking or driveways are allowed within 25 feet of the property line.•A fence, berm, or dense vegetation must be provided to screen adjoiningproperties from views of parking, mechanical equipment, storage, and refusecollection.•For a structure more than 100 feet but not more than 300 feet from property zonedSF-5 or more restrictive, 40 feet of height are allowed plus one foot for each 10 feetof distance in excess of 100 feet from the property zoned SF-5 or more restrictive.•An intensive recreational use, including a swimming pool, tennis court, ball court,or playground, may not be constructed 50 feet or less from adjoining SF-3 property.•Additional design regulations will be enforced at the time a site plan is submitted.AIRPORT OVERLAY SP4 The site is located within Austin-Bergstrom Overlay {CCLUA}. No use will be allow that create electrical interference with navigational signals or radio communications between airport and aircraft, make it difficult for pilots to distinguish between the airport lights and others, result in glare in the eyes of pilots using the airport, impair visibility in the vicinity of the airport, create bird strike hazards or otherwise in any way endanger or interfere with the landing, taking off, or maneuvering of aircraft intending to use the Austin-Bergstrom Airport. Height limitations and incompatible uses with each Airport Overlay zone are established in the Airport Overlay Ordinance. For more information, contact Kane Carpenter, Airport Planner at 512-530-6621. Approval from ABIA is required prior to site plan approval. 5 of 23B-03C14-2019-0137 Page 6 Environmental 1.The site is not located over the Edwards Aquifer Recharge Zone. The site is in theColorado River Watershed and is classified as a Suburban Watershed by Chapter 25-8of the City's Land Development Code.2.Under current watershed regulations, development or redevelopment on this site willbe subject to the following impervious cover limits:Development Classification % of Gross Site Area % of Gross Site Area with Transfers Single-Family (minimum lot size 5750 sq. ft.) 50% 60% Other Single-Family or Duplex 55% 60% Multifamily 60% 70% Commercial 80% 90% 3.According to floodplain maps there is a floodplain within the project location.According to COA GIS, portions of the property are located in the Critical WaterQuality Zone. Development with the CWQZ is limited per LDC 25-8.4.Standard landscaping and tree protection will be required in accordance with LDC25-2 and 25-8 for all development and/or redevelopment.5.Trees will likely be impacted with a proposed development associated with thisrezoning case. Please be aware that an approved rezoning status does not eliminate aproposed development’s requirements to meet the intent of the tree ordinances. Iffurther explanation or specificity is needed, please contact the City Arborist at 512-974-1876. At this time, site specific information is unavailable regarding othervegetation, areas of steep slope, or other environmental features such as bluffs,springs, canyon rimrock, caves, sinkholes, and wetlands.6.Under current watershed regulations, development or redevelopment requires waterquality control with increased capture volume and control of the 2 year storm on site.Water and Wastewater FYI: The landowner intends to serve the site with City of Austin water utilities. There is currently no public wastewater service available to this tract. 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 MapB.Aerial ExhibitC.Owner’s LetterD.NTA MemorandumE.Correspondence6 of 23B-03!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!((((C14-2016-0017C14-03-0052C14-03-0052DELWAU LNSHELTON RDPSF-2LI-NPLIPSF-2IPPGRPGOPGRSF-284-42980-06603-0052P72-013R86-032SP-94-0351CSP-98-0204CZONING±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#:C14-2019-0137SUBJECT TRACT!!!!!!PENDING CASEZONING BOUNDARY1 " = 400 'Created: 10/9/2019EXHIBIT A7 of 23B-03C14-2019-0137LI-COSF-2PLI-NPSF-2SF-2PSF-2SF-3IPLISF-2PPPGRGOPLIGRPSHELTON RDDELWAU LNN21M21N22M22Copyright 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:C14-2019-01377715 Delwau Ln 11.92 AcresN22Heather Chaffin1'' = 600'CREEK BUFFERSUBJECT TRACTDelwau RV ParkUtility EasementsZONING BOUNDARYEXHIBIT B8 of 23B-03EXHIBIT C9 of 23B-03Page 1 of 3 MEMORANDUM To: CC: FROM: DATE: Heather Chaffin, Case Manager Glen Coleman, Amber Mitchell Justin Good, P.E. December 6, 2019 SUBJECT: Neighborhood Traffic Analysis for Delwau Campgrounds Zoning Case # C14-2019-0137 The Transportation Development Services division has performed a Neighborhood Traffic Analysis for the above referenced case and offers the following comments. The 11.92-acre site is located at 7715 Delwau Lane in east Austin. The applicant is proposing to change the zoning from SF-2 to CS-MU. The applicant proposes developing an RV park and restaurant on the CS-MU. Vehicular access to the site shall be to and from Delwau Lane. The subject property is bounded by Delwau Lane to the north, the Colorado River to the south, and the residential neighborhood to the west. Roadways Delwau Lane is classified as a Level 1 roadway and measures 20 feet in width. The speed limit of Delwau Lane is 25 MPH adjacent to the property. There are no sidewalks on both sides of Delwau Lane, however there is a Tier 1 Urban Trail along a portion of the road. Shelton Road is classified as a Level 1 roadway. Shelton Road measures 25 feet in width and is stop-controlled at its intersection with Delwau Lane. The assumed speed limit is 25 MPH. There are no sidewalks on both sides of Shelton Road. The average 24-hour count traffic volume on Delwau Lane was 140 vehicles per day, based on data collected from April 17, 2018 to April 19, 2018. Trip Generation and Traffic Analysis Based on the Institute of Transportation Engineer’s Trip Generation Manual, 10th Edition, the proposed 80 RV spots and 1,200 SF of restaurant will generate 321 vehicle trips per day. EXHIBIT D10 of 23B-03Page 2 of 3 Table 1. Land Use Size Unadjusted Trip Generation Campground/Recreational Vehicle Parking 80 RV Spots 220 Restaurant 1,200 SF 101 TOTAL 321 Table 2 represents the expected distribution of the 321 trips: Table 2 Street Traffic Distribution by Percent Delwau Lane 100% TOTAL 100% Table 3 represents a breakdown of existing traffic on Delwau Lane, proposed site traffic, total traffic after development, and percentage increase in traffic. Table 3 Street Existing Traffic (vpd) Proposed New Site Traffic to each Roadway Overall Traffic Percentage Increase in Traffic Delwau Lane 140 321 461 329% According to Section 25-6-116 of the Land Development Code, streets which have pavement width of less than 30 feet are considered to be operating at an undesirable traffic level if the average daily traffic volume for such roadways exceeds 1,200 vehicles per day. Based on the values in Table 3, Delwau Lane is currently operating at a desirable level and will continue to do so with the addition of site traffic. In order to account for increased traffic in the area due to site traffic, recommendations for mitigations and improvements are presented in the following section. Recommendations/Conclusions 1.The estimated number of daily trips generated by this site in combination with theexisting traffic on Delwau Lane exceeds the thresholds set forth in the LDC 25-6-116.2.This NTA memorandum findings are based upon an assumed proposed intensity of RVpark and on-site dining facilities.3.In order to provide for improved vehicular, pedestrian, and bicycle access along DelwauLane in support of this development, the applicant shall provide the following items atthe time of the site plan application:a.Dedicate a public access easement (PAE) at least 35 feet in width from the westproperty line to the east property line. The width of the PAE may increase toinclude the required pavement width and pedestrian access routes.b.Construct Delwau Lane from the west property line to the east property line tothe dimensions of a local street, as set forth in the City of Austin TransportationCriteria Manual.11 of 23B-03Page 3 of 3 c.Provision of ADA compliant and accessible pedestrian access along Delwau Laneto minimize conflict with vehicular traffic.4.Driveways design, dimension, and spacing shall comply with the criteria as set forth inthe City of Austin Transportation Criteria Manual.5.Development of this property should not vary from the approved uses, nor exceed theapproved intensities and estimated traffic generation assumptions within this NTA staffmemorandum, including land uses, trip generation, trip distribution, traffic controls,and other identified conditions.6.The findings and recommendations of this NTA memorandum remain valid until May25, 2023, after which a revised NTA or addendum may be required.7.The City Council may deny an application if the neighborhood traffic analysisdemonstrates that the traffic generated by the project combined with existing trafficexceeds the desirable operating level established on a residential local or collectorstreet in the neighborhood traffic analysis study area.8.Improvements shall not exceed the impact of demand placed on thoroughfare system.All required improvements shall not exceed Rough Proportionality per LDC Section 25-6-101 (Mitigation of Transportation Impacts).If you have any questions or require additional information, please contact me at 974-1449. Justin Good, P.E. Transportation Development Engineer – Lead: South Austin Transportation Department 12 of 23B-03EXHIBIT E13 of 23B-0314 of 23B-0315 of 23B-0316 of 23B-0317 of 23B-0318 of 23B-0319 of 23B-0320 of 23B-0321 of 23B-0322 of 23B-0323 of 23B-03