B-01 (C14-2020-0046 - Jollyville Apartments; District 10).pdf — original pdf

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ZONING CHANGE REVIEW SHEET CASE: C14-2020-0046 (Jollyville Apartments) DISTRICT: 10 ADDRESS: 12182 Jollyville Road ZONING FROM: SF-2 TO: MF-3 SITE AREA: 0.7779 acres (34,919 sq. ft.) PROPERTY OWNER: Jollyville Development, LLC (David M. Spatz) AGENT: Spatz Development (David Spatz) 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 19, 2020: Approved the staff's recommendation of MF-3 zoning by consent (10-0); A. Denkler-1st, D. King-2nd. The item was recinded and postponed to June 2, 2020 for reconsideration (10-0). ORDINANCE NUMBER: CITY COUNCIL ACTION: June 11, 2020 1 of 25B-1ISSUES: N/A CASE MANAGER COMMENTS: The property in question is currently a vacant 0.78 acre tract of land that fronts onto Jollyville Road. To the north, across Jollyville Road, there is GR/GR-CO zoning developed with a commercial retail center (North Brooke Shopping Center). The lots to the south and east are zoned SF-3 and developed with duplex residences (Ranch Stone Residential Neighborhood). Further to the east along Jollyville Road, there is a MF-2 zoned tract that is developed with a multifamily residential use (Shadow Oaks Apartments). To the west, there PUD zoned lot that contains a financial services use (Austin Telco). The applicant is requesting MF-3 zoning to redevelop the property with a multifamily use with approximately 20-26 residential units (Please see Applicant’s Request Letter – Exhibit C). The staff recommends MF-3, Multifamily Residence-Medium Density District, zoning for this property. The tract of land meets the intent of the MF-3 district as it is located on an arterial roadway in an area with available commercial services. The property fronts onto Jollyville Road, a designated Activity Corridor, and is located within the 183 and McNeil Neighborhood Center. 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. This tract of land is fronts onto Jollyville Road, an arterial roadway, and is located across from an existing commercial center (North Brooke Shopping Center) that contains restaurant, retail and personal services uses. 2. Zoning changes should promote an orderly and compatible relationship among land uses. The proposed rezoning will be compatible with surrounding land uses because there are commercial services to the north and west and residential uses to the south and east of the site. 2 of 25B-13. Zoning should allow for reasonable use of the property. The proposed re-zoning to the MF-3 district would allow the applicant to develop a vacant property with multifamily uses which will provide for additional housing opportunities along the designated Jollyville Activity Corridor and within the 183 and McNeil Neighborhood Center. EXISTING ZONING AND LAND USES: ZONING LAND USES Site North SF-2 LO South East SF-3 SF-3, MF-2 West PUD Vacant (formerly developed with Single Family Residence) North Brooke Shopping Center: Karate, Best Brains Learning Center, Mind Body Yoga Studio, Massage Therapy, Kung Fu & Self Defense Studio, Kanji Ramen Restaurant, Smoke Shop, etc.) Ranch Stone Residential Neighborhood (Duplexes) Ranch Stone Residential Neighborhood (Duplexes), Multifamily (Shadow Oaks Apartments) Financial Services (Austin Telco) PLANNING AREA: U.S. 183/Jollyville Road Area Study TIA: Waived - until the time of site plan WATERSHED: Walnut Creek SCHOOLS: Austin I.S.D. Davis Elementary School Murchison Middle School Anderson High School NEIGHBORHOOD ORGANIZATIONS: Bike Austin Bull Creek Foundation Friends of Austin Neighborhoods Laurel Oaks Neighborhood Association Long Canyon Homeowners Association Mountain Neighborhood Association Neighborhood Empowerment Foundation North Oaks Neighborhood Association SELTEXAS Sierra Club, Austin Regional Group TNR BCP- Travis County Natural Resources 3 of 25B-1AREA CASE HISTORIES: REQUEST LR to GR NUMBER C14-2019-0097 (Abhyas Kendra 1 Inc. - Part 2: 12636 Research Boulevard South Bound, Building C, Suite C-108) COMMISSION CITY COUNCIL September 3, 2019: Approved staff’s recommendation of GR zoning by consent (9-0); A. Denkler-1st, E. Goff-2nd. 10/03/19: The public hearing was conducted and a motion to close the public hearing and approve Ordinance No. 20191003-088 for GR district zoning was Approved on Council Member Alter's motion, Council Member Pool's second on a 10-0 vote. Council Member Harper-Madison was absent. 8/11/16: The public hearing was conducted and a motion to close the public hearing and approve Ordinance 20160811-054 for neighborhood commercial (LR) district zoning was approved on consent on Mayor Pro Tem Tovo’s motion, Council Member Pool’s second on an 11-0 vote. 1/13/11: Approved CS-1 zoning on consent on all 3 readings (7-0); Spelman-1st, Morrison- 2nd. N/A 7/29/99: Approved PC rec. of LI-CO (6-0); all 3 readings 1/7/99: Approved PC rec. of LO (TR1) and CS-1-CO (TR2) w/conditions (7-0); 1st reading 4/8/99: Approved retaining LO (TR1) and CS-CO on (TR2); (6-0); 2nd/3rd readings 2/27/97: Approved PC rec. of GR-CO (7-0); 1st reading LO to LR 6/21/16: Approved staff’s recommendation for LR zoning by consent (11-0); A. Denkler-1st, G. Rojas-2nd. C14-2016-0036 (Abhyas Kendra 1 Inc.: Best Brains Franchise – Tutoring Center, 12636 Research Boulevard South Bound, Building C, Suite C-108) C14-2010-0176 (12636 Research Suite 109) GR-CO to CS-1 12/07/10: Approved staff’s rec. of CS-1 zoning on consent (5-0, Seeger, Tiemann-absent); Baldridge-1st, Bourgeios-2nd. C14-05-0060 GR-CO to CS-1-CO C14-99-0099 SF-3 to LI C14-98-0143 GR to CS-1 6/21/05: Postponed indefinitely at the applicant’s request (8-0, K. Jackson-absent); J. Martinez-1st, J. Gohil-2nd. 12/21/05: Case expired. 6/29/99: Approved staff’s alternate rec. of LI-CO, w/ 2,000 vtpd limit, by consent (8-0) 11/17/98: Approved LO (TR1) and CS-1-CO (TR2), prohibit Adult Oriented uses and limit development to 2,000 vtpd, by consent (9-0) C14-96-0144 I-SF-2 to CS 1/28/97: Approved staff alternate rec. of GR-CO, w/ 2,000 vtpd limit (7-0) 4 of 25B-1C14-94-0045 LO to CS- CO 6/7/94: CS not recommended (5-0) C14-93-0053 SF-2 to GR 5/18/93: Approved GR (7-0) C14-92-0105 LO to LR 4/10/97: Approved GR-CO (7-0); 2nd/3rd readings 7/14/94: Postponed for 6 months to January 1995 by applicant (7-0) 3/31/05: Case expired 5/20/93: Approved GR (7-0); all 3 readings 12/3/93: Approved LR-CO on all 3 readings 11/10/92: Approved LR-CO; prohibiting Consumer Repair Services, Consumer Convenience Services, Food Sales, General Retail Sales (Convenience), Off- site accessory parking, Personal Services, Pet Services, Restaurant (Limited), Service Station, College and University Facilities, and Guidance Services 7/7/92: Approved GR-MU 12/18/90: Approved GR-CO, permit all LR uses and Medical Offices, Restaurant (General), General Retail Sales (General), Communication Services, Personal Improvement Services, Business Support Services, and Business or Trade School, by consent (5-0) C14-92-0045 C14-90-0076 SF-2 to GR- MU LO, GR, GR-CO 7/9/92: Approved GR-MU on all 3 readings 1/10/91: Approved GR-CO (7-0); all 3 readings RELATED CASES: N/A EXISTING STREET CHARACTERISTICS: NAME Jollyville Road ROW 108’ PAVEMENT CLASSIFICATION 58’ Arterial OTHER STAFF COMMENTS: Comprehensive Planning This property is located on the south side of Jollyville Road, on a 0.777 acre property, which recently contained a house but is now vacant. The property is also located along the Jollyville Activity Corridor and within the 183 and McNeil Neighborhood Center. Surrounding land uses include three restaurants, a retail shopping center and SH 183 to the 5 of 25B-1north; to the south are single family houses; to the east are single family houses and to the west is a credit union and single family houses. The proposed use is an apartment complex with a S.M.A.R.T. housing component. Connectivity No public sidewalks are located along this section of Jollyville Road. Bike lanes are located along both sides of Jollyville Road. A CapMetro transit stop is located approximately 1,200 feet away on Research Boulevard, with limited pedestrian accessibility. The connectivity options in the area are good; while the mobility options are fair, and could be greatly improved with a public sidewalk system located along both sides of Jollyville Road. Imagine Austin The subject tract is located along an Activity Corridor and an Imagine Austin designated 183 and Neil Road Neighborhood Center. Like many Imagine Austin Centers, this center is represented by a circle that reflects the general location where the center should be located in the future. The center’s actual boundaries would need to be clarified through a small area planning process. Activity Corridors (Jollyville Road) are characterized by a variety of activities and types of buildings located along the roadway — shopping, restaurants and cafés, parks, schools, single-family houses, apartments, public buildings, houses of worship, mixed-use buildings, and offices. The following policies apply to this request: • 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. • 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. • 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 schools, retail, employment, community services, and parks and recreation options. Conclusion Based upon this property being located along an Activity Corridor and within a Neighborhood Center that supports a mixture of uses, including apartment buildings; connectivity strengths, and supporting the Imagine Austin policies, the proposed project appears to partially support the policies of the Imagine Austin Comprehensive Plan. It is hoped in the near future that a public sidewalk system is installed along both sides of Jollyville Road to improve non-vehicular mobility options along this key arterial roadway. Environmental The site is not located over the Edwards Aquifer Recharge Zone. The site is in the Walnut Creek Watershed of the Colorado River Basin, which is classified as a Suburban Watershed by Chapter 25-8 of the City's Land Development Code. The site is in the Desired Development Zone. 6 of 25B-1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 50% 60% Development Classification Single-Family (minimum lot size 5750 sq. ft.) Other Single-Family or Duplex 55% Multifamily 60% 80% Commercial 60% 70% 90% 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 preexisting approvals that preempt current water quality or Code requirements. Site Plan Site plans will be required for any new development other than single-family or duplex residential. COMPATIBILITY 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. The site is subject to compatibility standards. Along the east property line, the following standards apply: - No structure may be built within 25 feet of the property line of the triggering property line - No structure in excess of two stories or 30 feet in height may be constructed - No structure in excess of three stories or 40 feet in height may be constructed within 50 feet of the property line. within 100 feet of the property line. - No parking or driveways are allowed within 25 feet of the property line. 7 of 25B-1- 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, 40 feet plus one foot for each 10 feet of 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. SUBCHAPTER E Any new development is subject to Subchapter E Design Standards and Mixed Use. Jollyville Road is a Future Core Transit Corridor roadway. Additional comments will be made when the site plan is submitted. Transportation The Austin Strategic Mobility Plan (ASMP) adopted 04/11/2019, calls for 104 feet of right- of-way for Jollyville Road. Existing right-of-way appears sufficient. A traffic impact analysis is waived until the time of site plan when land uses and intensities are finalized. Name Pavement ASMP Classification Sidewalks Bicycle Route Existing ROW ASMP Required ROW Jollyville Road ~108’ 104’ 58’ 4 No Yes No Water Utility The site is served by an On-Site Sewage Facility. With the change of use, the owner must connect the site to city wastewater service through the cutover process. For more information pertaining to the wastewater cutover process, contact the AW OSSF team at OSSF@austintexas.gov or call 512-972-0050. The cutover process may also initiate a required review by the Industrial Waste Division and/or the Cross Connection Division depending on building usage. 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, 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. Capital Metro (within ¼ mile) 8 of 25B-1Depending on the development plans submitted, water and or wastewater service extension requests may be required. 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 fee once the landowner makes an application for a City of Austin water and wastewater utility tap permit. INDEX OF EXHIBITS TO FOLLOW A: Zoning Map B. Aerial Map C. Applicant’s Request Letter D. Correspondence from Interested Parties 9 of 25B-1C14-02-0138 RETAIL GR-CO C14-98-0127 98-0127 SP-98-0426C CS-1 C14-04-0155 05-0083 C14-05-0083 FAST FOOD\REST M C N E I L D R R E S T . B A R GR SF-3 CS O F 9 F 8 I - C 0 E 1 3 3 C14-96-0090 U N D E V CS C14-2018-0148 CS C14-2008-0098 LI-CO 3 8 1 - 5 8 84-088 WHSE EXHIBIT A SP-04-0262C SF-3 A C S H O P 8 3 - 2 8 9 LI CS-CO C14-98-0157 98-0157 P A R S P - K 9 I 9 N G - 0 0 9 7 C CITY OF AUSTIN WATER RESERVOIR 90-0035 P 86-279 P87-017 SF-3 SF-2 R O E LT C N A A E R R U S IN UILD R E B 78-008 GR R 81-222 78-074 R E T AIL N U S 183 H W Y S TE C H N V R D N B OLO G N U S 183 H N U S 183 H 8 4-2 1 2 W Y S V R W Y S B Y TO R ESEAR C H NB RA M P 9 1 - 0 0 9 0 T R A I L E R P A R K R 8 4-242 P A R K I N G 90-0007 J E K E L C I R LI-CO C O N S T . C O . OFFICE RETAIL 92-045 GR-MU SF-2 T R A V EL SALES 78-187 GR VET. P79-080 OFFICE LI F I C E O F LI-CO 90-0008 P E C A N S T 1 1 5 - 4 8 LI 7 0 5 - 4 8 3 8 1 - 5 8 CS E G A R O T MINI S R81-243 PARKING LI C14-99-0099 99-0099 SF-3 AIR P E O R T U A 81-132 R A DIAT O SF-3 R\S H O P GR-CO C14-06-0056 2008-0026 C14-2008-0026 C14-96-0144 CS-CO 4 4 6-1 9 06-0056 LUBE\SHOP GR 77-123 MINI E G A R O T S R E S E A R C 77 -123 R85-120 R85-120 OFFICE GR H N B T O M C N 78-076 EIL R A M P 4-022 8 Z R OFFICE SF-2 OFFICE R E S E A R C H BLV D S V R D N B R E S E A R C H BLV D N B R E S E A R C O F FIC E 92-105 LR-CO O F FIC E H BLV CS-1 D S V R R E S E A R C C14-2010-0176 C14-2016-0036 C14-2019-0097 GR GR-CO D S B GR-CO R86-136 H BLV D S B O O A K K N O LL R A M P B A N K D RIV 1-11 8 P R U E-T H E FIC F O LR EALTH W AY ( ( GR-CO GR S H O P PIN G C E N T E R LO 90-076 84-387 GR-CO R86-230RC R ES T. 78-109 GR ( C814S86-029 ! 86-059 SP85-089 ! ! SP86-039 86-172 ! PUD SP-06-0663C ! SF-2 ! ! ! ! ! ! ! ! ! ! OFFICE D Y BLV G LO O N H C E T LI OFFICE PARK 90 -0 058 OFFICE 058 90-0 LI-CO 79-041 93-0053 GR BANK LI D S B N 1 8 GR A U T O R E P AIR 3 H W Y S B T ( ( ( SF-3 ( ( ( ( ( ( SF-3 ( 77-127 ( D U N D E E D R ( ( ( ( ( 83-301 ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( M M O C W N O ( ( ( ( ( ( C H A R I N G C R O S S R D ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( G R A S S C V ( ( ( ( ( ( ( ( ( ( ( ( SF-3 ( ( ( A T T A R C V ( ( ( ( ( ( ( B E R I N G C V ( ( C H E ( SF-2 ( ( L S E A M ( O O R ( ( SF-2 ( ( A R G O N N E F O R E S T T R L ( ( ( ( ( ( ( ( C A R E W C V ( ( ( ( ( SF-2 ( ( ( T A N B ( ( ( ( ( A R K C V ( ( D K R A N ( ( C H R D ( ( ( K A P O K L N ( ( ( ( ( D A R C U S C V ( ( ( ( ( ( ( ( P 8 4-101 S P 9 6-0 2 6 1 C B A N K R E S T. CS-CO 3 4 1 8-0 9 SP-00-2188C U N D E V J O L L Y VIL L E R D R Z S P 8 6-0 2 8 8 9-0 1 5 4 C P-00-2069C S R E S T. VA C BLD G. GR 77-123 77-101 CS-1 S T O R E T R A S H O P N S MIS SIO N ( ( ( ( ( ( ( AR G ( ( ONNE FOREST CV ( ( ( ( ( ( ( APARTMENTS 82-113 P84-4 MF-2 SF-3 ( ( 77-074 ( ( ( ( SF-3 ( ( ( ( ( SF-3 WIN E D A ( SF-3 ( ( L E D R ( ( ( ( ( ( ( ( ( ( ( SF-2 ( ( ( ( ( ( ( ( ( ( ( ( ( ( R S D K A D O A O R B ( ( ( ( ( ( ( ( ( ( SF-2 ( ( ( SF-3 ( ( S C R U B O ( A K LN ( ( ( ( SF-3 ( ( ( ( ( ( ( ( ( R L D L O N K K A O SF-3 SF-2 ( WILD O A K CIR SF-2 ( ( D N B U O Y A B ( SF-2 N U S 183 H W Y N B GR 7 2 R C 7 6 - 0 S A V I N G S & L O A N F A S T F O O D 77-046 76-072RC GR-CO SHOPPING CENTER GR SHOPPING CENTER 76-072 CS-CO 05-0167 2 8 1 - 7 7 SF-3 ( ( ( B A R RIN G T O N W A Y ( ( ( ( ( ( ( ( ( ( ( ( D A M R ( SF-2 ( ( H G K I N ( C U B ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( SF-2 ( ( ( ( K N I G H T S B R G ( ( SF-2 ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( SF-2 ( ( ( ( ( ( SF-2 ( ( ( ( S W E E T S H A D E L N ( ( ( ( ( ( ( ( ( ( U A D R A N T I G ( ( ( SF-2 ( ( D A N ( W O ( O D D R ( ( ( ( ( SF-2 ( SF-2 SF-2 SF-3 ZONING ZONING CASE#: C14-2020-0046 ± SUBJECT TRACT ! ! ! ! ! ! PENDING CASE ZONING BOUNDARY 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: 4/2/2020 10 of 25B-1SF-2 R E S E A R C H BLV CS-CO GR D S V R D N B S 8 N 1 B T K N O L 3 H O O W Y L R A K A M P LR LR-CO R E S E A R C H BLV D N B R E S E A R C H BLV D S B R E S E A R C H BLV D S V R D S B GR-CO LO CS-1 GR-CO GR GR-CO J O L L Y VIL L E R D GR-CO GR GR-CO GR C14-2020-0046 SF-2 H36 PUD SF-3 SF-3 SF-3 D U N D EE D R SF-3 N W EALTH W AY O M M CO C R O S S C H A R I N G R D C H E L S E A M O O R SF-2 MF-2 A T T A R C V SF-2 A R G O N N E F O R E S T T R L ± 1'' = 150' SUBJECT TRACT ZONING BOUNDARY ! ! ! ! ! ! PENDING CASE CREEK BUFFER JOLLYVILLE APARTMENTS ZONING CASE#: LOCATION: SUBJECT AREA: GRID: MANAGER: C14-2020-0046 12182 JOLLYVILLE APARTMENTS .7779 ACRES H36 Sherri Sirwaitis 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. 11 of 25B-1SF-2 R E S E A R CS-CO C EXHIBIT B H BLV D S V R GR D N B S 8 N 1 B T K N O L 3 H O O W Y L R A K A M P LR LR-CO R E S E A R C H BLV D N B R E S E A R C H BLV D S B R E S E A R C H BLV D S V R D S B GR-CO LO CS-1 GR-CO GR GR-CO J O L L Y VIL L E R D GR-CO GR GR-CO GR C14-2020-0046 SF-2 H36 PUD SF-3 SF-3 SF-3 D U N D EE D R SF-3 N W EALTH W AY O M M CO C R O S S C H A R I N G R D C H E L S E A M O O R SF-2 MF-2 A T T A R C V SF-2 A R G O N N E F O R E S T T R L ± 1'' = 150' SUBJECT TRACT ZONING BOUNDARY ! ! ! ! ! ! PENDING CASE CREEK BUFFER JOLLYVILLE APARTMENTS ZONING CASE#: LOCATION: SUBJECT AREA: GRID: MANAGER: C14-2020-0046 12182 JOLLYVILLE APARTMENTS .7779 ACRES H36 Sherri Sirwaitis 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. Copyright nearmap 2015 12 of 25B-1EXHIBIT C 13 of 25B-1EXHIBIT D 14 of 25B-115 of 25B-116 of 25B-117 of 25B-118 of 25B-119 of 25B-120 of 25B-121 of 25B-122 of 25B-123 of 25B-124 of 25B-125 of 25B-1