B-01 (C14-2020-0139 - Cullen & Ralph Ablanedo; District 2).pdf — original pdf

Backup

ZONING CHANGE REVIEW SHEET DISTRICT: 2 CASE: C14-2020-0139 – Cullen and Ralph Ablanedo ZONING FROM: CS-CO; GR-MU-CO ADDRESS: 8811 Cullen Lane and 203 Ralph Ablanedo Drive SITE AREA: 12.95 acres PROPERTY OWNERS: Rhodes #4 LLC (Gary Rhodes); AGENT: Drenner Group PC TO: GR-MU Chris E. Clearman (Amanda Swor) CASE MANAGER: Wendy Rhoades (512-974-7719, wendy.rhoades@austintexas.gov) STAFF RECOMMENDATION: The Staff recommendation is to grant community commercial – mixed use (GR-MU) combining district zoning. For a summary of the basis of Staff’s recommendation, see page 2. ZONING AND PLATTING COMMISSION ACTION / RECOMMENDATION: February 2, 2021: CITY COUNCIL ACTION: March 4, 2021: ORDINANCE NUMBER: ISSUES: None at this time. CASE MANAGER COMMENTS: The subject “L” shaped 12.95 acre rezoning area has dual frontage on Cullen Lane and Ralph Ablanedo Drive. The lot on Cullen Lane is used as an automotive auction facility and has general commercial services – conditional overlay (CS-CO) zoning by way of 1999 zoning case. The tract on Ralph Ablanedo Drive contains a single family residence and has community commercial – mixed use – conditional overlay (GR-MU-CO) zoning by way of 2003 rezoning case. Across Ralph Ablanedo to the north is an office / warehouse, a single family residential subdivision, a restaurant, an industrial park, and a convenience store (LI- CO; SF-4A-CO; SF-2). Along Ralph Ablanedo to the east is a vehicle towing company and a cocktail lounge, the latter at the intersection with South Congress Avenue (CS-CO; CS-1- CO). Land uses fronting South Congress include auto repair, a vacant office / warehouse, a commercial building with several tenants and office / warehouses, and an equipment rental 1 of 24B-1C14-2020-0139 Page 2 company (CS-CO). Along Cullen Avenue to the south is a recently constructed gym (CS- CO) and across Cullen Lane to the west are residential uses, auto sales, an upholstery shop, construction sales and services businesses, and a club / lodge (CS-CO; SF-2; GR-CO; I-RR). Please refer to Exhibits A and A-1 – Zoning Map and Aerial Exhibit. The Applicant proposes to rezone the property to the community commercial – mixed use (GR-MU) district and develop up to 435 multifamily residential units. Vehicular access is proposed to be taken from both streets. BASIS FOR RECOMMENDATION 1. The proposed zoning should be consistent with the purpose statement of the district sought. Zoning changes should promote compatibility with adjacent and nearby uses. Zoning changes should promote a balance of intensities and densities. The proposed community commercial (GR) district is intended for office and commercial uses serving neighborhood and community needs, including both unified shopping centers and individually developed commercial sites, and typically requiring locations accessible from major trafficways. The mixed use (MU) district is intended to allow for office, retail, commercial and residential uses to be combined in a single development. The property has access to Ralph Ablanedo Drive and Cullen Lane, both classified as collector streets. 2. 3. The Applicant’s request represents a downzoning for the lot on Cullen Lane and an upzoning for the Ralph Ablanedo tract. As background, the area was annexed into the City in the mid- 1980s and contained several intensive auto-related, legal (non-conforming) uses which included the Cullen Lane lot. Several industrial and auto-related uses were operational when the Ralph Ablanedo tract was rezoned in 2003, which resulted in the restriction on the allowed number of residences. In the December 2005, Council approved SF-4A-CO zoning for the ParkRidge Gardens subdivision and several years later redevelopment of commercially zoned properties including a shopping center anchored by a supermarket as well as rezonings to permit multifamily residential use were approved along South Congress Avenue. The right-of-way extension of Ralph Ablanedo Drive to the IH 35 frontage road has been approved and construction activities are underway. The proposed GR-MU zoning for this property is related to the growth patterns along South Congress Avenue and is in proximity to the Southpark Meadows shopping center. It represents potential infill development in an area that contains a mixture of residential, commercial, industrial, and civic uses. If Austin is to grow and evolve as a compact and connected city, as envisioned in the adopted Imagine Austin Comprehensive Plan (IACP), then residential infill that provides additional housing units is necessary. One of the primary mechanisms for achieving compact growth will be redevelopment of larger sized properties such as this into higher density residential. 2 of 24B-1C14-2020-0139 Page 3 In conclusion, Staff recommends the Applicant’s request for GR-MU zoning and believes that multifamily residential development is compatible with adjacent and nearby single family residences, and will be well served by nearby commercial uses. EXISTING ZONING AND LAND USES: Site ZONING GR-MU-CO; CS-CO North LI-CO; SF-4A- Two single family residences; Auto auction LAND USES Office / warehouse; ParkRidge Gardens single family residential subdivision; Restaurant; Warehouses; Food sales South CS-CO Retail; Personal improvement services East West Vehicle storage; Cocktail lounge; Auto repair; Office / warehouses; Equipment rental; Retail Office / warehouse and Auto repair; Residential; Auto sales; Office / warehouse; Club / lodge CO; LI-CO (Across Ralph Ablanedo Dr) (Cullen Ln) CS-CO (Ralph Ablanedo and S Congress Ave) LI-CO; CS-CO; GR-CO; SF-2; I-RR (at corner of Ralph Ablanedo Dr and on west side of Cullen) SCENIC ROADWAY: No NEIGHBORHOOD PLANNING AREA: Not Applicable TIA: Is not required WATERSHED: Onion Creek – Suburban CAPITOL VIEW CORRIDOR: No SCHOOLS: An Educational Impact Statement is required. Please refer to Attachment A. Williams Elementary School Bedichek Middle School Crockett High School COMMUNITY REGISTRY LIST: 242 – Slaughter Lane Neighborhood Association 511 – Austin Neighborhoods Council 627 – Onion Creek Homeowners Association 742 – Austin Independent School District 1306 – Park Ridge Gardens HOA 1494 – South Boggy Creek Neighbirhood Association 1496 – Park Ridge Owners Association, Inc. 1530 – Friends of Austin Neighborhoods 1531 – South Austin Neighborhood Alliance (SANA) 1228 – Sierra Club, Austin Regional Group 1528 – Bike Austin 1363 – SEL Texas 3 of 24B-1C14-2020-0139 Page 4 1550 – Homeless Neighborhood Association 1616 – Neighborhood Empowerment Foundation 1774 – Austin Lost and Found Pets AREA CASE HISTORIES: COMMISSION To Grant, as requested Apvd (4-25-2019). CITY COUNCIL NUMBER C14-2018-0118 – 8900 South Congress Ave C14-2010-0084 – Amy L. Rogans – 8616 Cullen Ln REQUEST CS-CO to CS- CO to remove the 2,000 trips per day limit and replace w/the conds of a TIA SF-2 to CS-MU C14-06-0119 – Beverly’s – 8504 South Congress Ave C14-05-0209 – Big 4 – 221 Ralph Ablanedo Dr DR to CS-1 SF-2 to LI To Grant GR-CO w/CO for list of prohibited uses, limit structure height to 30’, and 2,000 trips To Grant CS-1-CO for Tract 1 and CS-CO for Tract 2, w/CO for 2,000 trips To Grant LI-CO w/ scrap and salvage as the only permitted LI use, all GR uses, except for pawn shop services, and 300 trips SF-6; W/LO; LI; DR to SF-4A To Deny SF-4A C14-05-0034.SH – Peaceful Hill Subdivision – 308 Ralph Ablanedo Dr and 8319 Peaceful Hill Ln Apvd GR-CO as Commission recommended (9-23-2010). Apvd CS-1-CO and CS-CO as Commission recommended (9-28-2006). Apvd LI-CO, to allow scrap and salvage, all CS uses, except for pawn shop services which is prohibited, and 300 trips per day beyond that existing trips generated on site (3-23-2006). Apvd SF-4A-CO w/CO for: 1) 2,000 trips; 2) prohibit access to Peaceful Hill Ln.; 3) a residential use shall comply with the measures under Section 25-13-44 (Airport Overlay Land Use Table) that achieve a minimum outdoor-to-indoor noise level reduction of 25 decibels; 4) a 30’ rear yard setback shall be established for a 4 of 24B-1C14-2020-0139 Page 5 residential structure adjacent to a non- residential use or zoning district; and 5) the max height is one story adjacent to Crippen Sheet Metal. Restrictive Covenant for: 1) the Neighborhood Traffic Analysis; 2) construction of a pedestrian accessway to Peaceful Hill Ln; 3) center turn lane along Ralph Ablanedo Dr frontage; 4) 6’ solid masonry wall along property lines that do not abut Ralph Ablanedo Dr on the south and Peaceful Hill Ln on the west, and 5) an 8’ solid fence along the east property line (12-15-2005). Apvd CS-CO district zoning with Street Deed and Public Restrictive Covenant as ZAP recommended (3-10-2005). Apvd CS-CO as Commission recommended (9-30-2004). C14-04-0179 – Big 4 – 8602 Cullen Ln DR; SF-2 to CS To Grant CS-CO w/ CO for fencing; landscape buffer; 30’ structure height; prohibited uses and 2,000 trips. Street deed required on Cullen Lane. Public Restrictive Covenant for hours of operation. To Grant CS-CO w/CO for 2,000 trips DR to CS C14-04-0105 – Pennington Ltd. Partnership – 8706 & 8708 S Congress Ave C14-99-0112 – 8816 Cullen Ln DR to CS for Tract 1; LO for Tract 2 To Grant CS-CO for Tract 1; LO-CO for Tract 2 being a 40’ wide landscaped buffer Apvd CS-CO for Tract 1; LO-CO for Tract 2 as Commission recommended 5 of 24B-1C14-2020-0139 Page 6 (1-27-2000). C14-99-0075 – 8810 Cullen Ln DR to CS for Tract 1; LO for Tract 2 Approved CS-CO for Tract 1; LO-CO for Tract 2 as Commission recommended (9-30-1999). and a 6’ solid fence along the west property line; CS-CO for list of prohibited uses; 30’ height limit; 2,000 trips; rollback to W/LO if construction sales & service use is a permitted use in that district; R-O-W dedication on Cullen Lane (approx 5’) To Grant CS-CO for Tract 1; LO-CO for Tract 2, w/LO-CO being a 40’ wide landscaped buffer and a 6’ solid fence along the west property line; CS- CO for list of prohibited uses; 30’ height limit; 2,000 trips; rollback to W/LO if construction sales & service use is a permitted use in that district; r-o-w dedication on Cullen Lane (approx 5’). RELATED CASES: The CS-CO zoned area is platted as Tract One of the E. K. Stegall Subdivision recorded in December 1968 (C8s-68-195). Please refer to Exhibit B – Recorded Plat. The GR-MU-CO zoned area is an unplatted tract. The rezoning area was annexed into the City limits in November 1984. Council approved CS-CO zoning for the lot on Cullen Lane and adjacent tracts on Ralph Ablanedo Drive and South Congress Avenue (which are not part of this rezoning case) on December 9, 1999 (C14-99-2001 – 8603 Cullen Avenue, 201 Ralph Ablanedo Dr & 8530 S. Congress Avenue). The Conditional Overlay limits development to 2,000 daily vehicle trips, prohibits adult-oriented businesses and pawn shop services, and establishes a maximum floor-to-area ratio of 1:1. A public Restrictive Covenant accompanied the rezoning case and requires that the Owner cease operation of any non-conforming use not permitted in the CS 6 of 24B-1C14-2020-0139 Page 7 district prior to issuance of Certificate of Occupancy. A Street Deed dedicating 9.80 feet of right-of-way along Cullen Lane also accompanied the rezoning case. Council approved GR-MU-CO zoning for the tract on Ralph Ablanedo on July 17, 2003 (C14-03-0076 – Ferrell's Farmers Market). The Conditional Overlay limits development to 2,000 daily vehicle trips, prohibits duplex residential, group residential, townhouse residential and multifamily residential, and limits residential development to two single family residences. Please refer to Exhibit C – 1999 and 2003 Rezoning Ordinances. EXISTING STREET CHARACTERISTICS: Name Pavement Classification Sidewalks ROW No Yes Bicycle Route Shared Lane Shared Lane Capital Metro (within ¼ mile) Yes Yes Cullen Lane 51 – 62 feet 20 feet Ralph Ablanedo Drive 70 – 80 feet 25 – 37 feet Level 2 (Collector) Level 2 (Collector) OTHER STAFF COMMENTS: Comprehensive Planning The subject tract for this rezoning case is located within the Imagine Austin Southpark Meadows Town Center and 1,400 linear feet from the South Congress Activity Corridor and 1,300 linear feet from the Slaughter Lane Activity Corridor. The subject property consists of two parcels totaling 12.95 acres in size, which contains an auto auction business and two single family houses located along Cullen Lane and Ralph Ablanedo Drive. The area is not located within the boundaries of a small area plan. Surrounding land uses includes an auto body shop, undeveloped land, and a single-family subdivision to the north; to the south is a Gold’s Gym, a commercial landscaping business and retail uses; to the east are several single family houses, auto-oriented commercial uses (auto repair, truck parts, towing lot) and several retail uses; and to the west are two used car lots, vehicle storage and single-family houses. The application calls for the construction of a 435-unit multifamily apartment complex. Connectivity Cullen Lane is a narrow road with no curb or gutters, which once contained single family houses and ranchettes but now contains a variety of commercial and light industrial uses. Public sidewalks on Cullen Lane only exist next to the bank property that adjoins Slaughter Lane. Public sidewalks are located along both side of Slaughter Lane. A transit stop is located within 1,900 linear feet from the subject property, on Slaughter Lane. Bike lanes are located along both side of this portion of Slaughter Lane. The mobility and connectivity 7 of 24B-1C14-2020-0139 Page 8 options along Cullen Lane are fair and necessitates the use of a car to access nearby area goods and services. The road is too narrow and busy to support a safe bikeway. Imagine Austin The subject tract falls within the boundaries of the Imagine Austin Southpark Meadows Town Center. Like many Imagine Austin Centers, this center is represented by a circle or globular shape 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. Town Centers are intended to have a variety of housing types and a range of employers with regional customer and employee bases and provide goods and services for the center as well as the surrounding areas. Regional, town, and neighborhood centers are supposed to be walkable, bikable, and supported by transit. The project is also located near the West Slaughter Lane and South Congress Activity Corridors. Activity Corridors are intended to allow people to reside, work, shop, access services, people watch, recreate, and hang out without traveling far distances. They 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 Imagine Austin policies are applicable 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 P4. Protect neighborhood character by directing growth to areas of change that includes designated redevelopment areas, corridors and infill sites. Recognize that different neighborhoods have different characteristics and new and infill development should be sensitive to the predominant character of these communities. • 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. Based on this property being situated within a Town Center and near two Activity Corridors, which supports multifamily uses within Activity Centers and along and near Activity Corridors; the existing mobility options available in the area (public sidewalks, bike lanes, and a transit stop) do not exist along Cullen Drive; and the Imagine Austin policies referenced above that supports a variety of development, this project partially supports the Imagine Austin Comprehensive Plan. A public sidewalk will be required to be installed along the property’s frontage on Cullen Lane, which has transitioned from mostly single family to a road with a variety of uses along it, and leads to busy commercial nodes along Slaughter Lane and South Congress Avenue. Drainage The developer is required to submit a pre- and post-development drainage analysis at the subdivision and site plan stage of the development process. The City’s Land Development 8 of 24B-1C14-2020-0139 Page 9 Code and Drainage Criteria Manual require that the Applicant demonstrate through engineering analysis that the proposed development will have no identifiable adverse impact on surrounding properties. Impervious Cover The maximum impervious cover allowed by GR zoning district is 80%, which is based on the more restrictive watershed regulations. Environmental The site is not located over the Edwards Aquifer Recharge Zone. The site is in the Onion 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. Under current watershed regulations, development or redevelopment on this site will be subject to the following impervious cover limits: Development Classification % of Gross Site Area % of Gross Site Area Single-Family (minimum lot size 5750 sq. ft.) Other Single-Family or Duplex Multifamily Commercial 50% 55% 60% 80% with Transfers 60% 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. PARD – Planning & Design Review Parkland dedication will be required at the time of subdivision or site plan application for new residential units, per City Code § 25-1-601, as amended. The proposed development meets the criteria for land dedication in City Code Title 25, Article 14. The intensity of the proposed development creates a need for over six acres of additional parkland, per requirements described in § 25-1-602; when over six acres, parkland must be dedicated – see 9 of 24B-1C14-2020-0139 Page 10 § 25-1-605 (A)(2)(a). As such, land dedication will be required, as well as any remaining fees in-lieu. The surrounding neighborhood areas is currently park deficient, defined as being outside walking distance to existing parks. The development as proposed will require parkland dedication for the new residential units that will also serve the surrounding neighborhoods through the additional park investment. The Parks and Recreation Department (PARD) would consider a neighborhood park toward satisfying the requirement at time of permitting (whether subdivision or site plan). This would satisfy the need for additional parks in park- deficient areas of South Austin, a specific recommendation in the Parks and Recreation Department’s Long Range Plan. Should there be any remaining fees in-lieu, those fees shall be used toward park investments in the form of land acquisition and/or park amenities within the surrounding area, per the Parkland Dedication Operating Procedures § 14.3.11 and City Code § 25-1-607 (B)(1) & (2). Site Plan Site plans will be required for any new development other than single-family or duplex residential. Any new development is subject to Subchapter E. Design Standards and Mixed Use. 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 compliance will be required along the north and west property lines adjacent to single family residential. • 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 property line. 100 feet of the property line. • 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 property zoned SF-5 or more restrictive. • For a structure more than 300 feet but not more than 540 feet from property zoned SF-5 or more restrictive, height limitation is 60 feet. • An intensive recreational use, including a swimming pool, tennis court, ball court, or playground, may not be constructed 50 feet or less from property in an SF-5 or more restrictive zoning district. Transportation ASMP Assessment The Austin Strategic Mobility Plan (ASMP) adopted April 11, 2019, calls for 78 feet of right-of-way for Cullen Lane and Ralph Ablanedo Drive. It is recommended that 39 feet of 10 of 24B-1C14-2020-0139 Page 11 right-of-way from the existing centerline should be dedicated for both streets according to the Transportation with the first subdivision or site plan application [LDC 25-6-51 and 25-6-55]. Transportation Assessment 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. A Traffic Impact Analysis shall be required at the time of site plan if triggered per LDC 25-6-113. Water / Wastewater 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. 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 AND ATTACHMENT TO FOLLOW Exhibit A: Zoning Map Exhibit A-1: Aerial Map Exhibit B: Recorded Plat Exhibit C: 1999 and 2003 Rezoning Ordinances Attachment A – Educational Impact Statement 11 of 24B-1POND VEHICLE IMPOUND YARD 05-0034.SH SF-4A-CO C14-2008-0050 ( MF-4-CO C14-2018-0107 C14-06-0086 ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( Y A W T O L L A H S SP-06-0614DS.SH C14-05-0034.SH ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( SF-4A-CO ( ( ( ( ( ( ( ( ( ( ( 86-124 ( ( N L A E P K C H C I ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ! ! AUTO\SALVAGE ! ! ! ! ! ! ! ! ! LI-CO C14-05-0209 05-0209 ! ! ! ! ! ! ! ! ! ! URBAN\FARM GR-MU-CO C14-03-0076 ( ( SP-99-2213C SP-04-0180C 99-0039 OUTSIDE STORAGE LI-CO WHSES 00-2018 92-84 H U B A C H L N T A E H \ / C A GR-CO INDUSTRIAL\PARK MECHANICAL CONTRACTOR BAR CHURCH RECYCLING WHAREHOUSES 93-0137 V. N O C SF-2 C14-2018-0091 CS-MU-CO E V A S S E R G N O C S C14-2017-0141 MF-4-CO FOOD BANK AUTO SALVAGE SPC-93-0049A AUTO SALVAGE LI-CO 89-0077 GR-CO C14-2010-0084 ! AUTO\AUCTION !! 03-0076 TOWING\SERVICES ! ! 88-040 ! ! ! ! ! ! ! C14-06-0119 CS-1-CO LOUNGE ! ! ! MH ! ! ! 88-0040 ! 99-2001 99-2001 C14-2018-0125 AUTO\REPAIR UNDEV C14-04-0105 SP-06-0672C AUTO REPAIR CS-1 C14-2019-0144 TRU CK PARTS (VAC) C14-2014-0071 ! ! ! ! ! ! ! ! ! CS-CO UNDEV 92-0131 SP-06-0027C 95-0011 DR C14-96-0005 SPC 95-0387C SPC-99-0214C P ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( C 7 8 3 0 - 5 9 - C P S ( ( ( ( ( ( ( ( ( ( ( SF-4A-CO ( ( ( ( ( ( ( ( ( ( CELERY LOOP ( ( ( ( ( SF-4A-CO ( ( ( ( ( LI-CO C14-05-0195 05-0195 OFFICE 85-093 LI FIBERGLASS SUPPLIER SPC-99-0214C ( SF-2 ( SF-2 ( M/H ( UNDEV N L L L I H L U F E C A E P SF-2 ( ( DR ( GR SF-1 V E D N U 94-99 SF-2 W/LO-CO COMPANY C14-2008-0217 2008-0217 ( FIRE\STATION CS-CO LI-CO C14-05-0045 05-0045 OFFICE RALPH ABLANEDO DR ( ( SF-4A-CO ( ( ( ( ( ( ( ( ( ( SF-4A-CO ( ( ( F R A N C I A T R L ( ( ( ( ( ( SF-4A-CO ( ( ( ( ( ( ( SHEP ST ( ( ( ( ( ( SF-4A-CO ( ( ( ( ( ( ( ( 94-46 ( ( ( ( 04-0179 ( ( CS-CO C14-04-0179 VEHICLE\STORAGE ( ( ( ( MH AUTO REPAIR N L N E L L U C ! ! ! ! ! ! ! N ATA L I S T SF-4A-CO I-SF-4A SF-4A-CO ( ( ( ( ( ( ( ( I-SF-4A ( ( ( ( ( ( ( ( ( ( POND ( WHSE SF-2 ( R I C E N LI A T I-RR A U T O B O D Y ( U P H O L S T E R Y OFFICE/WAREHOUSE 99-0075 ( ( ( ( ( 5 7 0 0 - 9 9 ( LO-CO ( CS-CO I-SF-4A 2 1 1 0 - 9 9 99-0112 INDO OR SPO RTS & RE C ! ! ! ! ! ! ! ! ! ! ! ! I-RR OPEN\SPACE I-SF-4A JACKY ST I-SF-4A ( ( ( ( ( ( ( ( ( CLUB/LODGE I-RR UNDEV 99-2063 LO-CO UNDEV CS-CO 98-0226 ( ( ( ( R I C N E G VI ( ( ( ( ( ( ( ( ( ( 99-2007 ( PARKING 99-2001 SP07-0055C SP-03-0198C ! 88-040R.C. ! ! ! ! ! ! ! ! ! ! ! ! ! UNDEV SP-00-2295C C14-2018-0118 SP-99-0189C C14-96-0017 96-17 UNDEV 92-0130 CS-CO TELECOM\TOWER UNDEV 92-060 96-17 89-0058 C14-2012-0092 92-0059 UNDEV V E D N U P M A R R TE H G U LA O S B T 5 S S IH 3 96-0086 P M A K R E E R Y C G C14-96-0086 CS SP-03-0443C SP-03-0443C CS-CO 96-0086 C14-02-0070 B D S R V 5 S S IH 3 B 5 S S IH 3 S IH 35 N G O O B B T B N D R V S 5 3 H I S B 5 N S IH 3 CONSTRUCTION\SALES/SERVICES C14-06-0203 GR-CO ( 06-0203 C14-2019-0162 C14-06-0204 C14-96-0015 CS-1 C14-2008-0197 SERV IC E\S TATIO N 00-2089 SP-01-0282C GR-CO 95-65 00-2119 COMMUN ICATION S ERV IC E 00-2114 AUTO TINTING/SECURITY SYS. C14-89-0058 92-0059 SUBJECT TRACT ! ! ! ! ! ! PENDING CASE ZONING BOUNDARY ZONING Exhibit A ZONING CASE#: C14-2020-0139 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. ( ( SH AN ( ( T ST ( ( ( ( ( I-SF-4A ( ( ( ( ( ( ( I-SF-4A W SLAU G C14-05-0171 I-RR HTER LN ± 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: 12/7/2020 12 of 24B-1CS-MU-CO 2B MF-4-CO 1B 1 E V A S S E R G N O C S DR IP-CO P SF-2 SF-2 32 33 31 30 29 27 28 20 9 12 1 2 3 4 6 8 15 18 5 7 SF-4A-CO 19 16 13 CELERY LOOP SF-4A-CO 22 18 17 16 26 25 1 LI-CO T O L L A H S 30 29 32 34 Y 31 A W 28 27 26 25 24 22 23 21 36 20 SF-4A-CO MF-4-CO H UBAC H LN 1 N L L L I H L U F E C A E P DR 2 LI SF-2 1 CS-CO W/LO-CO LI-CO 19 18 17 16 14 11 N L A E P K C H C I 15 13 12 10 9 8 7 14 13 11 29 27 28 26 12 10 25 24 23 22 9 7 21 8 6 3 2 5 20 19 4 SF-4A-CO 16 1 15 2 6 5 4 3 1 15 13 11 10 14 12 9 8 7 6 5 4 3 2 1 1 LI-CO 95 94 93 CS-CO 1 2 GR-CO A GR-MU-CO C14-2020-0139 RALPH ABLANEDO DR G14 3 2 LI-CO GR-CO 3A TRACT A 1 SF-2 LI-CO 2 3 4 1 E R A L P H A B L A N E D O D R 1 CS-1-CO SF-2 2 3 4 N L N E L L U C SF-1 GR 2 F14 1-A SF-2 1-B RALPH ABLANEDO DR 98 106 97 96 SF-4A-CO 8 112 114 9 107 113 111 108 92 91 90 89 1 SF-4A-CO 101 100 SHEP ST 15 13 14 11 12 2 3 1 10 5 6 4 9 8 7 13 11 14 9 12 10 I-SF-4A I-RR 17 18 1 6 7 5 4 2 3 80 E CIR LIN A T 84 83 88 86 85 81 79 82 46 45 44 43 42 40 39 41 38 36 37 35 I-RR 4 A 34 33 1 CS-CO 32 1 GR-CO 2 3 SF-4A-CO 2 9 3 8 13 7 4 5 6 11 10 19 66 SF-4A-CO 63 67 62 61 60 59 58 68 69 72 70 71 20 I L R T A C N A R F 21 22 23 24 25 26 57 56 I-SF-4A 50 74 55 73 75 77 76 78 53 54 52 N CIR 12 10 8 11 I-SF-4A 2 3 4 51 7 5 6 I-RR 1 25 24 23 4 5 6 7 8 22 21 18 17 JA C K T 20 Y S 19 18 I-SF-4A 14 13 12 10 11 9 SHANT ST 17 16 15 7 8 16 15 I-SF-4A 9 10 11 12 18 19 I-SF-4A 21 22 I-RR 31 30 28 26 27 25 24 23 GR-CO F13 ± 1'' = 400' SUBJECT TRACT ZONING BOUNDARY ! ! ! ! ! ! PENDING CASE CREEK BUFFER 2 3 4 5 O B T R E S IH 35 S T H P G M U A SLA R 2 B 5 N S IH 3 4B B O S IH 35 N TO B Y P G M G A K R E E R C B 5 3 S IH D N R V S 4C 4A CS CS-1 1 B D S R V 5 S S IH 3 B 5 S S IH 3 1 2 S C O N G R E S S A V E 1 CS-CO 1 1 5 4 3 G13 1 1 CS-1 3 2 1 GR-CO CS-CO 3 Copyright nearmap 2015 CULLEN & RALPH ABLANEDO Exhibit A - 1 ZONING CASE#: LOCATION: SUBJECT AREA: GRID: MANAGER: C14-2020-0139 8811 Cullen Ln and 203 Ralph Ablanedo Dr 12.95 Total Acres G14 Wendy Rhoades 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. VIG E 48 49 47 LO-CO 2 CS-CO CS-CO 13 of 24B-114 of 24B-115 of 24B-116 of 24B-117 of 24B-118 of 24B-119 of 24B-120 of 24B-1 Attachment A 21 of 24B-122 of 24B-123 of 24B-124 of 24B-1