B-04 (C14-2020-0027.SH - Arbor Park; District 6) — original pdf

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ZONING CHANGE REVIEW SHEET CASE: C14-2020-0027.SH – Arbor Park DISTRICT: 6 ZONING FROM: I-RR TO: MF-3 ADDRESS: 6306 McNeil Drive SITE AREA: 4.56 acres (198,633.6 sq. ft.) PROPERTY OWNER: Adey/Vandling, Ltd. (Pam Maulding) AGENT: Drenner Group, PC (Leah M. Bojo) CASE MANAGER: Sherri Sirwaitis (512-974-3057, sherri.sirwaitis@austintexas.gov) STAFF RECOMMENDATION: Staff recommends MF-3, Multifamily Residence-Medium Density District, zoning. ZONING AND PLATTING COMMISSION ACTION / RECOMMENDATION: May 5, 2020 CITY COUNCIL ACTION: ORDINANCE NUMBER: 1 of 18B-04C14-2012-0027.SH ISSUES: N/A CASE MANAGER COMMENTS: 2 The property in question is a 4.56 acre unzoned tract of land that fronts onto McNeil Drive. The property is developed with a retail sales use (Gifts A La Mode Collectibles) and a single- family residence. To the north and south of the site, there are single-family residential neighborhoods (I-SF-2 and SF-2 zoning). The lot to the east is zoned GR-CO and contains a convenience store (Wag A Bag), a service station (Valero) and an automotive repair use (Foundation Auto Repair). To the west, there is a mobile home park (Honeycomb Park) that was zoned MH last year through case C14-2019-0008. The applicant is requesting MF-3 zoning to redevelop the property with a 135 to 150 unit apartment complex. Approximately 80 percent of the residential units would be designated as affordable, from 30 to 80 percent MFI (Please see Applicant’s Request Letter – Exhibit C). The staff recommends the applicant’s request for MF-3, Multifamily Residence-Medium Density District, zoning. The property meets the intent of the MF-3 district as it is located on a major arterial roadway, Mc Neil Drive. There are existing residential uses surrounding this site. To the north and south of this tract there are single-family residential neighborhoods. Across Corpus Christi Drive, to the east, there is a multifamily development (Sendera Trails Apartments). The tract of land to the west contains a mobile home park (Honeycomb Park). The proposed zoning will provide for affordable housing opportunities in this area of the city. The applicant agrees with the staff’s recommendation. BASIS OF RECOMMENDATION: 1. The proposed zoning should be consistent with the purpose statement of the district sought. Multifamily Residence (Medium Density) district is intended to accommodate multifamily use with a maximum density of up to 36 units per acre, depending on unit size. This district is appropriate for multifamily residential areas located near supporting transportation and commercial facilities, generally in more centrally located areas, and in other selected areas where medium density multiple use is desirable. 2. The proposed zoning should promote consistency and orderly planning. The proposed zoning of the site to the MF-3 zoning district would be compatible and consistent with the surrounding residential uses/zoning to the north, south, east and west. 2 of 18B-04C14-2012-0027.SH 3 3. The proposed zoning should allow for a reasonable use of the property. The MF-3 zoning district would allow for a fair and reasonable use of this property as it will permit the applicant to redevelop the site with multifamily residential units that will provide for affordable housing opportunities in this area of the city. EXISTING ZONING AND LAND USES: ZONING LAND USES Site North South East I-RR I-SF-2 SF-2 GR-CO, I-RR West MH NEIGHBORHOOD PLANNING AREA: N/A Retail Sales (Gifts A La Mode Collectibles) Single-Family Residences Single-Family Residences Service Station (Valero), Convenience Store (Wag-A-Bag), Automotive Repair (Foundation Auto Repair) Mobile Home Park (Honeycomb Park) TIA: N/A WATERSHED: Walnut Creek SCHOOLS: Round Rock I.S.D. Jollyville Elementary School Deerpark Middle School McNeil High School NEIGHBORHOOD ORGANIZATIONS: Bike Austin Friends of Austin Neighborhoods Homeless Neighborhood Association SELTEXAS Sierra Club, Austin Regional Group TNR BCP- Travis County Natural Resources AREA CASE HISTORIES: NUMBER REQUEST I-RR to MH C14-2019-0008 (Honeycomb Park: 6402 McNeil Drive) COMMISSION 5/07/19: Approved staff’s recommendation of MH zoning by consent (9-0, N. Barrera-Ramirez-absent); D. King-1st, A. Tatkow-2nd. CITY COUNCIL 6/06/19: The public hearing was conducted and a motion to close the public hearing and approve Ordinance 20190606-088 for mobile home residence 3 of 18B-04C14-2012-0027.SH 4 8/15/17: Approved maintaining SF-2 zoning for the existing Tract 1 and GR-MU-CO zoning for the existing Tract 2, with the following conditions for Tract 2: 1) Prohibit Alternative Financial Services, Automotive Washing (of any type), Bail Bond Services, Drop-Off Recycling Collection Facility, Medical Office-exceeding 5,000 sq. ft. gross floor area, Medical Offices-not exceeding 5,000 sq. ft. gross floor area, Outdoor Entertainment, Pawn Shop Services, Service Station, Congregate Living, Guidance Services, Hospital Services (General), Hospital Services (Limited), Residential Treatment and Drive-In Services and 2) maintain the condition from Ordinance No. 9907722-46 that, “Pedestrian and vehicular traffic associated with a non-residential use on the Property may not access Blackfoot Trail.” (7-0, D. Breithaupt, B. Evans, S. Lavani and S. Trinh-absent); J. Duncan-1st, A. Aguirre-2nd. (MH) district zoning was approved on Council Member Flannigan’s motion, Council Member Renteria’s second on a 10-0 vote. Council Member Harper-Madison was absent. 10/19/17: Approved GR-MU zoning on 1st reading only (8-3, A. Alter, L. Pool, K. Tovo-No); J. Flannigan-1st, P. Renteria-2nd. 12/07/17: Motion to approve GR- MU zoning, with a public restrictive covenant document to include the provision to restrict vehicular access from the Property to Blackfoot Trail. J. Flannigan-1st, G. Casar-2nd. A Amendment to include the provision to restrict vehicular access from Blackfoot Trail in a conditional overlay in the draft ordinance (4-5, S. Adler, O. Houston, G. Casar, A. Kitchen, J. Flannigan-No; D. Garza and E. Troxclair-off dais); K. Tovo, L. Pool-2nd. Main motion to approve GR-MU zoning, with access restriction in a public restrictive covenant document, on 2nd reading only (6-3, A. Alter, L. Pool and K. Tovo-No; D. Garza and E. Troxclair-off the dais). 12/14/17: A motion to approve the ordinance community commercial-mixed use combining (GR-MU) district zoning with conditions was made by Council Member Flannigan and seconded by Council Member Houston. The following additional conditions are added to the ordinance: Part 2: The Property with the boundaries of the conditional overlay combining district established by the ordinance is subject to the following conditions: for C14-2017-0042 (12602 Blackfoot Trail) LR-CO, SF-2 to CS-1-MU* *On May 16, 2017, the applicant submitted a letter amending the rezoning request to CS- MU. 4 of 18B-04C14-2012-0027.SH 5 for the new The following uses are prohibited uses for the Property: A. Restaurants (general) B. Liquor sales as an accessory use to commercial uses is prohibited. In addition, the motion included the approval of restrictive covenant to prohibit vehicular traffic associated with non-residential use on property to Blackfoot Trail. A substitute motion was made by Council Member Pool to approve the ordinance neighborhood commercial –mixed use (LR-MU) combining district zoning with a conditional overlay to prohibit Restaurant (general) use, and liquor sales use as an accessory use to commercial use. The substitute motion failed on Council Member Pool’s motion, Mayor Pro Tem Tovo’s second on a 3-8 vote. Those voting aye were: Mayor Pro Tem Tovo, Council Members Alter and Pool. Those voting nay were: Mayor Adler, Council Members Casar, Flannigan, Garza, Houston, Kitchen, Renteria, and Troxclair. A motion to approve the provision with vehicular traffic to be included in the conditional overlay rather than the restrict covenant failed on Mayor Pro Tem Tovo’s motion, Council Member Pool’s second on a 3-8 vote. Those voting aye were: Mayor Pro Tem Tovo, Council Members Alter and Pool. Those voting nay were: Mayor Adler, Council Members Casar, Flannigan, Garza, Houston, Kitchen, Renteria, and Troxclair. Ordinance No. 20171214-102 was approved community commercial-mixed use combining (GR-MU) district zoning with the additional conditions listed above on Council Member Flannigan’s motion, Council Member Houston’s second on an 11-0 vote. for 5 of 18B-04C14-2012-0027.SH 6 MF-3-CO to MF-3-CO C14-2011-0029 (Colonial at Quarry Oaks, 6263 McNeil Drive) 6/23:11: Approved MF-3-CO district zoning on consent on 1st reading (7-0); B. Spelman-1st, L. Morrision- 2nd. 7/28/11: Approved MF-3-CO zoning on consent on 2nd/3rd readings (7-0); B. Spelman-1st, S. Cole-2nd. 6/07/11: Approved staff’s recommendation of MF-3-CO zoning, with CO that would limit the site to uses that generate no more than 3,545 vehicle trips per day and the property would be subject to the conditional overlay conditions set out in Ordinance No. 940203-I and in Ordinance No. 930610-M, with the exception of Part 2.4., that states "No multifamily development of Tract 2, or any portion thereof, shall be constructed or maintained within 25 feet of Melrose Trail." and public RC for TIA conditions, by consent (5-0, G. Bourgeois- absent); P. Seager-1st, D. Tiemann-2nd. 6/07/11: Approved staff’s recommendation of W/LO-CO zoning, the CO will maintain a 40-foot buffer/ building setback along the north property line of the site, by consent (5-0, G. Bourgeois- absent); P. Seager- 1st, D. Tiemann-2nd. C14-2011-0046 (6207 McNeil) RR to W/LO 6/23/11: The public hearing was conducted and the motion to close the public hearing and adopt the first reading of the ordinance for warehouse/limited office- conditional overlay (W/LO-CO) combining district zoning was approved on consent on Council Member Spelman’s motion, Council Member Morrison’s second on a 7-0 vote. A motion to reconsider item 130 was approved on Council Member Morrison’s motion, Council Member Spelman’s second on a 7-0 vote. The public hearing was conducted and the motion to close the public hearing and adopt Ordinance No. 20110623-130 for warehouse/limited office-conditional overlay (W/LO- CO) combining district zoning was approved on Council Member Spelman’s motion, Mayor Leffingwell’s second on a 7-0 vote. 9/29/05: Approved MF-2 zoning by consent (7-0); all 3 readings 8/02/01: Approved PC rec. of NO- MU (6-0); all 3 readings C14-05-0086 (McNeil House Apartments: 6280 McNeil Drive) C14-01-0063 (Baunach I-RR to MF-2 SF-3 to LO 8/16/05: Approved staff’s recommendation for MF-2 zoning by consent (8-0, K. Jackson- absent); J. Gohil-1st, M. Hawthorne-2nd. 6/26/01: Approved staff’s alternate rec. of NO-MU-CO 6 of 18B-04C14-2012-0027.SH 7 Neighborhood Office - 12719 Dakota Lane) C14-00-2219 (12716-12728 Dakota Lane) C14-00-2218 (6514 McNeil Drive) RR, SF-1 to GO I-RR to GO RELATED CASES: N/A zoning, with a CO to limit the permitted uses to Administrative and Professional Office and Software Development, allow for a rollback provision to SF-1 if the office use ceases, and limit the site to 20 trips per day; by consent (8-0) 2/13/01: Approved staff alternate rec. of GO-CO (TR1) & LO-CO (TR2) with conditions (9-0) 2/13/01: Approved staff rec. of GO-CO by consent (9-0) EXISTING STREET CHARACTERISTICS: 3/22/01: Approved GO-CO (TR1) & LO-CO (TR2) with conditions (7-0); all 3 readings 3/22/01: Approved GO-CO zoning, with the following conditions: 660 vehicle trip limit and 40 foot height limit (7-0); all 3 readings Name ASMP Pavement ASMP Existing ROW Sidewalks Bicycle Route Capital Metro (within ¼ mile) Required ROW Classification McNeil Drive ~97’ 104’ 80’ 4 No Yes Yes OTHER STAFF COMMENTS: Comprehensive Planning This zoning case is located on the north side of McNeil Drive on a parcel that is approximately 4.56 acres in size, which contains one single family house and a small retail/office building. The property is located one half of a mile from the Parmer Lane Activity Corridor and is not located with the boundaries of a neighborhood planning area. Surrounding land uses includes a single family subdivision to the north and south; to the east is gas station/convenience store, an auto repair shop and an apartment complex; and to the west is a RV park and single family houses. The proposal is to demolish the existing single family residence and commercial/office building and construct a 135 to 150 unit apartment complex on the site. Approximately 80 percent of the units would be designated as affordable, from 30 to 80 percent MFI. Connectivity Public sidewalks are mostly absent along this section of McNeil Drive, a major arterial road. Bike lanes are located along both sides of the street. There are no a Cap Metro Transit stops or urban trails located within a half of a mile from this site. A grocery store is located 6/10ths 7 of 18B-04C14-2012-0027.SH 8 of a mile from the subject property, while a public elementary school is located 3/10th of a mile away. The mobility and connectivity options in this area are fair. Imagine Austin The project is not located not located by an Activity Center or along an Activity Corridor. The following IACP policies are applicable to this project: • LUT P5. Create healthy and family-friendly communities through development that includes a mix of land uses and housing types and affords realistic opportunities for transit, bicycle, and pedestrian travel and provides both community gathering spaces, parks and safe outdoor play areas for children. • LUT P6. Ensure that neighborhoods of modest means have a mix of local-serving retail, employment opportunities, and residential uses. • HN P1. Distribute a variety of housing types throughout the City to expand the choices able to meet the financial and lifestyle needs of Austin’s diverse population. • HN P10. Create complete neighborhoods across Austin that have a mix of housing types and land uses, affordable housing and transportation options, and access to healthy food, schools, retail, employment, community services, and parks and recreation options. The Austin Strategic Housing Blueprint, which is an amendment to Imagine Austin, includes goals for affordable housing in every City Council district. Some of these goals include: (1) preventing households from being priced out of the Austin; (2) providing an affordable housing choice; and (3) protecting diverse communities. Affordable housing is especially beneficial when it is located in an area located within walking distance to jobs, commercial and civic uses, which also includes a variety of mobility options. While this project lacks mobility options (public transit and sidewalks), it does have a variety of civic and commercial uses located within a short drive and biking distance from the subject property. Based on this project providing much needed affordable housing and meeting some of the policies above, this rezoning appears to support the Imagine Austin Comprehensive Plan. It is hoped in the future that a public sidewalk system is installed on both sides of the street to access nearby goods and services by foot. Environmental The site is located over the North Edwards Aquifer Recharge Zone. The site is in the Walnut Creek Watershed, which is classified as a Suburban Watershed by Chapter 25-8 of the City's Land Development Code. It is in the Desired Development Zone. 8 of 18B-04C14-2012-0027.SH 9 Under current watershed regulations, development or redevelopment on this site will be subject to the following impervious cover limits: % of Gross Site Area % of Gross Site Area with Transfers 45% 50% Development Classification Single-Family Residential (min. lot size 5750 sq. ft.) One or Two Family Residential (lot size < 5750 sq. ft.) Multifamily Residential Commercial 55% 60% 65% 60% 65% 70% 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. Under current watershed regulations, development or redevelopment requires water quality control with increased capture volume and control of the 2 year storm on site. At this time, no information has been provided as to whether this property has any ls that preempt current water quality or Code requirements. Fire Site Plan Approved. No comments. Site plans will be required for any new development other than single-family or duplex residential. Any development which occurs in an SF-6 or less restrictive zoning district which is located 540 feet or less from property which is in an SF-5 or more restrictive zoning district or on which a use permitted in an SF-5 or more restrictive zoning district is located will be subject to compatibility development regulations. 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 The site is subject to compatibility standards. Along the northern and southern property lines, the following standards apply: • No structure may be built within 25 feet of the triggering property line. 9 of 18B-04C14-2012-0027.SH 10 • No structure in excess of two stories or 30 feet in height may be constructed within 50 • No structure in excess of three stories or 40 feet in height may be constructed within feet of the triggering property line. 100 feet of the triggering property line. • No parking or driveways are allowed within 25 feet of the triggering property line. • A landscape area at least 25 feet wide is required along the 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. • For a structure more than 100 feet but not more than 300 feet from property zoned SF-5 or more restrictive, height limitation is 40 feet plus one foot for each 10 feet of distance in excess of 100 feet from the triggering property line. • An intensive recreational use, including a swimming pool, tennis court, ball court, or playground, may not be constructed 50 feet or less from adjoining triggering property. Additional design regulations will be enforced at the time a site plan is submitted. Transportation Water Utility The Austin Strategic Mobility Plan (ASMP) adopted 04/11/2019, calls for 104 feet of right-of-way for McNeil Drive. It is recommended that 52 feet of right-of-way from the existing centerline should be dedicated for McNeil Drive at the time of subdivision or site plan. The TIA determination will be deferred to site plan submittal when land uses and intensities have been finalized. Site is currently served with City of Austin water utilities and multiple On-Site Sewage Facilities. Future development plans will require approval of existing or proposed On-Site Sewage Facilities (OSSF). The landowner, at own expense, will be responsible for providing any water and wastewater utility improvements, offsite main extensions, utility relocations and or abandonments required by the land use. The water and wastewater utility plan must be reviewed and approved by Austin Water for compliance with City criteria and suitability for operation and maintenance. Based on current public infrastructure configurations, it appears that service extension requests (SER) will be required to provide service to this lot for both water and wastewater service, unless OSSF is continued to be utilized. For more information pertaining to the Service Extension Request process and submittal requirements contact Alberto Ramirez with Austin Water, Utility Development Services at 625 E. 10th St., 7th floor. Ph: 512-972-0211. The landowner must pay the City inspection fee with the utility construction. The landowner must pay the tap and impact fee once the landowner makes an application for a City of Austin water and wastewater utility tap permit. FYI: For more information pertaining to the On-Site Sewage Facilities process and submittal requirements contact the AW OSSF team at OSSF@austintexas.gov or call 512-972-0050. Austin Water reserves the right to make additional comments and to establish other requirements with the On-Site Sewage Facilities review. 10 of 18B-04C14-2012-0027.SH 11 INDEX OF EXHIBITS TO FOLLOW A: Zoning Map B. Aerial Map C. Applicant’s Request Letter D. Land Status Determination E. S.M.A.R.T. Housing Certification Letter 11 of 18B-04 R D R R A B E D ( ( ( ( ( ( ( ( ( ( ( ( DALLAS DR R D N O O D L U M ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( A R R O ( ( ( ( ( ( ( B O N I F A C E L N ( ( ( ( ( ( ( ( SF-1 ( N U T E T R L ( ( W H E A D P A S S ( ( SF-1 ( ( ( ( ( ( ( S U T E T R L ( H U P A C I R ( ( SF-1 ( ( ( ( ( ( ( ( SF-2 ( ( ( ( ( ( ( ( ( ( ( SF-1 ( ( ( ( ( ( SF-2 ( SF-4A ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( S O R O T R L E T ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( M O O R C R O ( F T L N ( ( T O N D R ( ( ( ( R E R I V ( L A N D E ( R P ( A S S ( ( ( A M A R I L L O A V E ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( N E W B O S T O N B N D ( ( ( ( ( ( ( ( ( ( ( ( ( D I M E B O X T R L EXHIBIT A H O N D O B N D ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( L U B B O C K L N ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( S I N T O N L N ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( C R O W L E Y T R L ( ( ( H E I N GR-CO E M A N N D R GR-CO SP-99-2020C E I L D R M C N UNDEV 93-146 ANN EXED C7A-94-008 I-RR SCHOOL ( ( ( ( ( ( ( ( ( B A N C ( R O F T W ( ( ( ( O O D ( ( S D R ( I-SF-2 ( ( ( ( ( ( ( ( ( ( ( ( ( V C S D O O W T F O R C N A B ( ( ( ( ( ( DETENTION RR POND 99-2008\(WITHDRAWN) ( MH C14-2019-0008 PARK ! ! ! ! ! ! MOBILE ! ! ( ( ( ( ( ( ( ( ( ( ( ( ( ! ! ! ! ( ! ( ! ! ANNEXED C7A-94-008 MF-2 C14-05-0086 05-0086 UNDEV ( ( ( ( ( ( C O R P U ! 96-0066 C14-96-0066 GR-CO ! S C H R I S T I D R CONV. STR. ! ! ! ! ! ! ! ! I-RR ( I-RR SELF STORAGE C14-00-2219 ( SP-01-0326C LO-CO 00-2219 D A K O T A L N 01-0063 ( C14-01-0063 NO-MU-CO ( GR-CO GO-CO C14-00-2218 00-2218 OFFICE 00-2219 S E L A C A R S C A R W A S H ( ( SF-1 ( ( ( ( SF-1 ( S S I O U X T R L ( ( ( ( SF-1 ( B L A C ( SF-1 K F O O ( T T R L 98-0146 C14-98-0146(RCT) C14-98-0146 C14-2017-0042 GR-MU-CO RR * 9 9 - 2 1 2 5 SP-99-2171C C14-98-0060 CS-CO SP97-0429CF SP97-0429CF ( ( ( SF-2 ( ( ( ( ( ( ( ( 75-128 SP-97-0408CF TEXAS INSTRUMENTS LI ! ! ! ! ! ! ! !! ( ( ( ( ( ( ( ( R ( SF-2 ( N I N G S D ( N E J ( ( ( ( ( > > ( ( ( ( M A G N O ( L I A M ( ( O U N D T R L ( ( ( ( ( ( L I N E T R L ( ( SF-2 ( ( A V E ( N G E ( ( ( ( ( ( > > > > ( ( ( > > ( ( > > ( ( E E K S C V W ( ( SF-2 ( ( ( ( ( ( ( ( ( ( ( ( RL T T RIO E H T ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( SF-2 ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( MF-3-CO C14-2011-0029 88-147 91-0068 SP-94-0449C > > ( ( ( ( 84-022 > > ( ( ( ( M E L R O S E T R L > > MF-2 > > > ( SF-2 ( V C E S O R L E M > > > ( ( ( ( ( ( ( ( T L C L E LID S ( SF-2 84-022 M A G N O L I A M O U N D C V A V E R Y IS L A N D A V E > > > > > > > 84-022 SF-2 ± SUBJECT TRACT ! ! ! ! ! ! PENDING CASE ZONING BOUNDARY ZONING ZONING CASE#: C14-2020-0027 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 CTM for the sole purpose of geographic reference. No warranty is made by the City of Austin regarding specific accuracy or completeness. Created: 3/4/2020 12 of 18B-04V T F O R C N A B S C D O O W SF-1 RR LO-CO O T A NO-MU-CO D A K L N GR-CO GO-CO EXHIBIT B I-RR I-SF-2 BANCROFT WOODS DR MF-2 GR-CO C O R P U S C H R I S T I D R C14-2020-0027 I-RR MH H37 MF-3-CO J37 M E L R O S E T R L MF-2 Copyright nearmap 2015 M C N R E I L D SF-2 R N I N G S D N E J SF-2 M A G N O L I A M O U N D T R L SF-2 SF-2 A V E R Y I S L A N SF-2 D A V E L I N E T R L A N G E V E SF-2 SUBJECT TRACT ZONING BOUNDARY ! ! ! ! ! ! PENDING CASE CREEK BUFFER Arbor Park ZONING CASE#: LOCATION: SUBJECT AREA: GRID: MANAGER: C14-2020-0027 6306 McNEIL DR. 4.56 ACRES H37 Sherri Sirwaitis LI ± 1'' = 200' This map has been produced by the Communications Technology Management Dept. on behalf of the Planning Development Review Dept. for the sole purpose of geographic reference. No warranty is made by the City of Austin regarding specific accuracy or completeness. 13 of 18B-04EXHIBIT C 14 of 18B-04EXHIBIT D 15 of 18B-04EXHIBIT E 16 of 18B-0417 of 18B-0418 of 18B-04