B-05 (C14-2021-0038 - Pond Springs Rezone; District 6).pdf — original pdf

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ZONING CHANGE REVIEW SHEET TO: GR DISTRICT: 6 CASE: C14-2021-0038 (Pond Springs Rezone) ZONING FROM: I-RR ADDRESS: 13171 Pond Springs Road SITE AREA: 0.486 acres (21,170 sq. ft.) PROPERTY OWNER: Lorraine Rae Bier AGENT: Keepers Land Planning (Ricca Keepers) CASE MANAGER: Sherri Sirwaitis (512-974-3057, sherri.sirwaitis@austintexas.gov) STAFF RECOMMENDATION: Staff recommends GR-CO, Community Commercial-Conditional Overlay Combining District, zoning. The conditional overlay will prohibit Automotive Rentals, Automotive Repair Services, Automotive Sales, and Automotive Washing (of any type) and Pawn Shop Services uses on the property. ZONING AND PLATTING COMMISSION ACTION / RECOMMENDATION: May 4, 2021 CITY COUNCIL ACTION: ORDINANCE NUMBER: B51 of 13ISSUES: N/A CASE MANAGER COMMENTS: The property in question is currently developed with a 4,960 sq. ft. office building located at the northeast corner of Turtle Rock Road and Pond Springs Road. This property was designated with interim zoning (I-RR) when it was annexed by the city in 2005 through case C7A-05-014. There are duplex residences to the north. The lot to the south, across Pond Springs Road, is zoned GR-CO and is developed with a religious assembly use. To the east, there is a vacant lot and an equipment sales use. Across Turtle Rock Road to the west, there is a convenience store/gas station and a retail center that are zoned GR-CO. The applicant is asking for permanent commercial zoning to develop a day care use at this location (please see Applicant’s Request Letter – Exhibit C). The staff recommends GR-CO, Community Commercial-Conditional Overlay Combining District, zoning. The site under consideration meets the intent of the GR district. The Community Commercial District is appropriate at this location as the property fronts onto a major arterial road, Pond Springs Road. GR zoning will permit office, civic and commercial uses that will serve the surrounding residential developments to the north. The proposed conditional overlay is consistent with the GR-CO zoning to the west, across Turtle Rock Road, and is appropriate for a property with floodplain concerns. 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. The Community Commercial (GR) district is the designation for an office or other commercial use that serves neighborhood and community needs and that generally is accessible from major traffic ways. GR zoning is appropriate at this location as the property fronts onto a major arterial road, Pond Springs Road. 2. The proposed zoning should promote consistency and orderly planning. The proposed GR-CO zoning will be compatible and consistent with the surrounding uses because there is GR-CO zoning to the south and west. In addition, there are commercial services to the east, along Pond Springs Road. 3. The proposed zoning should allow for a reasonable use of the property. The proposed GR-CO zoning will permit office, civic and commercial uses that will serve the surrounding residential developments to the north. The proposed conditional overlay is appropriate for a property with floodplain issues. B52 of 13EXISTING ZONING AND LAND USES: ZONING I-RR Site I-SF-2 North East I-RR South GR-CO, I-RR West GR-CO LAND USES Office (Semantic Designs) Duplexes Vacant, Equipment Sales Religious Assembly (Breath of Life Ministries), Detention Pond Convenience Store/Service Station (Shell) NEIGHBORHOOD PLANNING AREA: N/A TIA: Deferred to the time of Site Plan WATERSHED: Lake Creek NEIGHBORHOOD ORGANIZATIONS: Bike Austin Friends of Austin Neighborhoods Homeless Neighborhood Association Neighborhood Empowerment Foundation SELTEXAS Sierra Club, Austin Regional Group AREA CASE HISTORIES: REQUEST GR-CO to GR-MU NUMBER C14-2016-0044 (Pond Springs Development: 13130 Pond Springs Road) COMMISSION 6/07/16: Approved staff’s recommendation for GR-MU zoning by consent (8-0, D. Breithaupt, J. Kiolbassa, S. Lavani-absent); G. Rojas-1st, B. Evans-2nd. C14-2014-0196 (Polo Club: 8519 Cahill Drive) I-RR to MF-3 C14-2013-0155 (Pond Springs Challenger School: 13015 1/20/15: Approved staff’s recommendation of MF-3 zoning by consent (5-0, B. Baker and S. Compton-absent); R. McDaniel- 1st, C. Banks-2nd. 2/04/14: Approved GR-CO zoning, with additional condition to prohibit Pawn Shop Services, on and hearing CITY COUNCIL 8/11/16: The public hearing was conducted and a motion to close the public approve Ordinance 20160811-056 for GR- MU combining district zoning was approved on consent on Mayor Pro Tem Tovo’s motion, Council Member Pool’s second on an 11-0 vote. 2/26/15: Approved MF-3 zoning on consent on all 3 readings (11-0); L. Pool-1st, O. Houston-2nd. 2/27/14: Approved GR-CO zoning on consent on all 3 readings (7-0); B. Spelman-1st, S. Cole-2nd. B53 of 13Pond Springs Road) C14-2012-0132 (Kenneth L. Bishop: 13039 Pond Springs Road) C14-2012-0017 (San Felipe Boulevard Re- Zoning) I-RR to CS-MU 12/04/12: Approved the staff’s consent (6-0, R. McDaniel-absent); P. Seeger-1st, C. Banks-2nd. recommendation of GR-MU zoning by consent (6-0, S. Compton-absent); C. Banks-1st, G. Rojas-2nd. GR to GR-MU 3/20/12: Approved staff’s recommendation of GR-MU-CO zoning, with the following conditions: add Restaurant (Limited) and Urban Farm back as permitted uses and prohibit Drive- in Services (7-0); P. Seeger-1st, C. Banks-2nd. C14-06-0236 (13201 Pond Springs Road) I-SF-2 to Tract 1: GR, Tract 2: CS-1 C14-06-0157 (Pond Springs Plaza: 13233 Pond Springs Road) I-SF-2 to Tract 1: CS, Tract 2: CS-1 4/17/07: Approved the staff’s rec. of GR-CO zoning for Tract 1 and CS-1-CO for Tract 2, with a CO for the following: limit the development intensity on the site to less than 2,000 vehicle trips per, prohibit the following uses: Automotive Rentals, Automotive Repair Services, Automotive Sales, and Automotive Washing (of any type); adding Pawn Shop Services as a prohibited use (7-0, Jackson and Hammond-absent) 11/07/06: Approved staff’s recommendation of GR-CO zoning for Tract 1 (shopping center), CS-1-CO zoning for Tract 2 (bar area), and GR-CO zoning for newly created Tract 3 (deck area). The conditional overlay would limit the site to uses that generate 12/13/12: Approved GR-MU zoning on 1st reading (7-0); L. Morrison-1st, B. Spelman-2nd. 4/11/13: Approved GR-MU zoning on consent on 2nd/3rd readings (6-0, K. Tovo- absent); B. Spelman-1st, L. Morrison-2nd. 4/26/12: Approved GR-MU-CO zoning on consent, with conditional overlay to limit the development intensity on the site to less than 2,000 vehicle trips per, prohibit the following uses: Automotive Rentals, Automotive Repair Services, Automotive Sales, and Automotive Washing (of any type), Pawn Shop Services, Personal Improvement Services, Commercial Off-Street Parking, Drop-Off Recycling Collection Facility, Adult Oriented Businesses, Drive-in Services, and require a 10-foot landscape buffer along the eastern property line, on all 3 readings (7-0); B. Spelman- 1st, C. Riley-2nd. 5/17/07: Approved GR-CO zoning for Tract 1 and CS-1-CO for Tract 2, with a CO for the following: limit the development intensity on the site to less than 2,000 vehicle trips per, prohibit the following uses: Automotive Rentals, Automotive Repair Services, Automotive Sales, and Automotive Washing (of any type), Pawn Shop Services (7-0); all 3 readings 12/07/06: Approved the ZAP recommendation, striking the requirement for double door access from the bar (Tract 2) to the deck (Tract 3) and adding a condition for speakers be removed from the deck area (7-0). B54 of 134/12/06: Approved GR-CO zoning for Tract 1, CS-1-CO zoning for Tract 2, and GR-CO zoning for Tract 3 (6-0); 2nd/3rd readings no more than 2,000 vehicle trips per day and prohibit Automotive Rentals, Automotive Repair Services, Automotive Sales, Automotive Washing-of any type, and Service Station uses on the property. The Commission added the following conditions to Tract 2: 1) Prohibit Adult Oriented Businesses; 2) To require double door access to the deck from the bar (if allowable by Code and Building Permit regulations); 3) To place permanent signage on the property at the driveway entries to restrict motorcycle parking in the rear/alleyway. 4) To place permanent signage along the fence/property line between the residential site to the west and the property in question designating the parking spaces in the rear/alleyway as, “Employee Parking Only”. 5) To construct an 8-foot masonry/or sound retardant fence around the deck to mitigate sound emanating from the deck. The Commission also placed the following conditions on Tract 3 (the deck area): 1) Place an 85 decibel limit (in accordance with LDC Sec. 9-2-4) on the deck to reduce noise emanating from the deck. 2) Restrict amplified sound on the deck. 3) Place permanent signage on the deck for noise mitigation. 4) Remove the pool table off of the deck. Vote: (7-2, B. Baker, J. Martinez- No); J. Shieh-1st, S. Hale-2nd. 11/2/04: Approved staff’s recommendation of CS-CO zoning, the CO would limit the site to uses that generate no more than 2,000 vehicle trips per day by consent (9-0); J. Martinez-1st, J. Gohil-2nd. recommendation of GR-CO zoning, with CO to impose the following conditions: 1) The only I-RR to CS C14-04-0157 (Nouri Project: 186 Pond Springs Road) 12/02/04: Approved CS-CO (7-0); all 3 readings C14-04-0070 (12952 Pond Springs Road) I-RR to GR-CO 7/20/04: Approved staff’s 8/26/04: Granted GR-CO (7-0); all 3 readings B55 of 13C14-03-0080 (Goodson 4.4 acres: San Felipe Blvd) MF-3-CO to GR MF-3-CO to GR C14-02-0132 (Goodson 8 Acres: Pond Springs Road at San Felipe Boulevard) permitted GR uses are Auto Sales and Auto Repair; 2) Permit LR Uses, with the exception of the following LR uses: Service Station; Restaurant (General); Restaurant (Limited); 3) Limit the development intensity to less than 2,000 vehicle trips per day; 4) Require a 25’ vegetative buffer along the northern property line; by consent (8-0, J. Pinnelli- absent) 6/10/03: Approved staff’s alternate recommendation of GR-CO zoning with the following conditions: 1) Limit the site to 2,000 vehicle trips per day; 2) Prohibit the following uses: Automotive related uses [Automotive Rentals, Automotive Repair Services, Automotive Sales, and Automotive Washing (of any type)], Pawn Shop Services, Restaurant (Drive-In, Fast Food), Personal Improvement Services, Commercial Off-Street Parking, Drop-Off Recycling Collection Facility, Adult Oriented Businesses, Urban Farm, and 3) Require a 10-foot landscape buffer along the Eastern property line. Vote: (8-0, J. Martinez-absent); M. Whaley-1st, K. Jackson-2nd. 10/22/02: Approved GR-CO zoning with the following conditions: 1) The only permitted GR uses are Automotive Sales and Automotive Repair Services; 2) Permit LR uses, with the exception of the following uses: a) Service Station b) Food Sales c) Accessory Off-Site Parking d) Restaurant (Drive-In, Fast Food) e) Restaurant (Limited); 3) 2,000 vehicle trip per day limit; 4) Require that protected trees shall remain undisturbed; 7/17/03: Approved ZAP rec. of GR-CO (7-0); with the following additional permitted uses: Personal Improvement Services use and permit Drive-In Facilities, only as an accessory use to a Bank (Financial Services use). 8/14/03: Approved (7-0); 2nd/3rd readings. 11/21/02: Granted ZAP rec. of GR- CO zoning w/ conditions and a public restrictive covenant (6-0, Goodman-absent); 1st reading 12/5/02: Granted GR-CO zoning (7-0); 2nd reading, with the following conditions: 1) No structural detention or water quality facility shall be allowed within the proposed 25’ vegetative buffer; 2) Grow green standards shall be 3) Structural parking shall be utilized; prohibited B56 of 1312/12/02: Granted GR-CO zoning (7-0); 3rd reading [valid petition withdrawn] 5) Require that Compatibility Standards be applied along the eastern property line; 6) Require a 25’ vegetative buffer along the eastern property line; 7) Limit structures to 40’ in height, with an increase in height according to Compatibility Standards; 8) Require that all Automotive Maintenance and Repair be contained within a structure; 9) Restrict access to San Felipe Boulevard to emergency access only; 10) Allow no inoperable vehicle storage on the site; 11) Parking lot not allowed adjacent to the proposed vegetative buffer along the eastern property line. 1/19/99: Approved staff rec. of GR-CO, with a conditional overlay to limit development on the property to 2,000 vtpd (9-0) I-RR to GR C14-98-0198 (Woods Honda: 13175 Research Blvd.) RELATED CASES: C7A-05-014 – Annexation Case EXISTING STREET CHARACTERISTICS: 2/25/99: Approved PC rec. of GR- CO zoning (7-0); all 3 readings Name ROW Pavement Classification Sidewalks Capital Metro (within ¼ Bike Route ASMP Required ROW 96’ MAD-4 70’ 44’ 41’ Pond Springs Road Turtle Rock Rd 70’ 101’ 3 - Arterial Yes Yes Yes 2 Yes Yes Yes OTHER STAFF COMMENTS: Comprehensive Planning This zoning case is located on the northeast corner of Pond Springs Road and Turtle Rock Road on a 0.486-acre lot that contains a one-story office building. The property is located approximately 0.45 miles from the 183 & McNeil Neighborhood Center and is not located within the boundaries of a neighborhood planning area. Surrounding land uses include a single family subdivision to the north; to the south is a large detention pond; to the east is a B57 of 13landscaping business and a condo complex; and to the west is a gas station/convenience store and a small shopping center. The proposed use is to acknowledge the existing commercial use on the property and obtain commercial zoning. Connectivity: A public transit stop is located directly in front of the property. Public sidewalks are located partially along Pond Springs Road. Connectivity options are average while mobility options are fair due to the incomplete public sidewalks system, large open swales on one side of the Pond Springs Road, and no bike lanes in the area. Imagine Austin The property is not located along an Activity Center or Corridor. The following Imagine Austin policy is applicable to this case: • LUT P4. Protect neighborhood character by directing growth to areas of change that include 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 P7. Encourage infill and redevelopment opportunities that place residential, work, and retail land uses in proximity to each other to maximize walking, bicycling, and transit opportunities. Based on comparative scale of the site relative to other nearby commercial uses and the policies referenced above that recognizes different neighborhood character (in this case a mix of commercial, single family and multifamily uses), average connectivity options and some mobility options (sidewalk on one side of the street and a public transit stop in front of the property) this project supports the policies of the Imagine Austin Comprehensive Plan. Environmental The site is located over the Edwards Aquifer Recharge Zone. The site is in the Lake 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% B58 of 13According to floodplain maps there is a floodplain within or adjacent to the project location. Based upon the location of the floodplain, offsite drainage should be calculated to determine whether a Critical Water Quality Zone exists within the project location. Standard landscaping and tree protection will be required in accordance with LDC 25-2 and 25-8 for all development and/or redevelopment. At this time, site specific information is unavailable regarding vegetation, areas of steep slope, or other environmental features such as bluffs, springs, canyon rimrock, caves, sinkholes, and wetlands. 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 No comments. Parks and Recreation There are currently no parkland requirements for uses other than residential and hotel. Given that the application is for GR (proposed use is office), there would not be parkland dedication requirements or parkland impacts at the time of site plan or subdivision. Site Plan Any new development is subject to Subchapter E. Design Standards and Mixed Use. Additional comments will be made when the site plan is submitted. The site is subject to compatibility standards. Along the north property line, the following standards apply: a. No structure may be built within 25 feet of the property line. b. No structure in excess of two stories or 30 feet in height may be constructed within 50 feet of the property line. c. No structure in excess of three stories or 40 feet in height may be constructed within 100 feet of the property line. d. No parking or driveways are allowed within 25 feet of the property line. e. 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. Additional design regulations will be enforced at the time a site plan is submitted. B59 of 13Transportation Water Utility The Austin Strategic Mobility Plan (ASMP), adopted 04/11/2019, identifies sufficient right-of-way Pond Springs Road and Turtle Rock Road. A traffic impact analysis is waived, the determination is deferred to site plan application, when land use and intensity will be finalized. 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 TO FOLLOW A: Zoning Map B. Aerial Map C. Applicant’s Request Letter B510 of 13P I N E R I D I-SF-2 G E D R I-SF-2 MF-3-CO C14-2011-0073 EXHIBIT A I-RR I-SF-2 D U C K C R E E K C T P I N T A I L C V F O X H O U N D T R L M A L L A R D L N V C R O D A R B A L I-SF-2 L D R C A H I L I-SF-2 C14-2014-0196 MF-3 COUNTY W IS T F U L C V ( ( ( ( ( ( ( ( ( ( ( ( ( I-SF-2 ( I-SF-2 ( ( P I N E Y P O I N T D R ( T R E ( E L I N ( ( ( ( ( ( ( ( ( ( E D R ( ( ( ( ( R K D ( E E R G C ( ( L I N K R ( ( A P S ( ( ( ( ( H I C K R D S C ( ( I-SF-2 ( ( ( ( ( ( ( I-SF-2 ( ( ( ( ( ( ( ( ( ( ( ( CS-1-CO ( ( C14-06-0157 06-0157 20051201-022 ( R E T AIL ( ( I-SF-2 ( ( ( ( ( ( ( ( W E I S E ( R D R ( ( I-SF-2 ( ( ( Y D R ( ( ( SERVICE STATION ( TURTLE R O CK RD ! ! ! ! ! ! ! ( ! ( ( ! ! ! ! INDUSTRIAL WHSE CS-CO C14-98-0152 98-0238 UNDEV ! ! ! ! GR-CO AUTO REPAIR SP-00-2051C C7A-05-014 20051201-022 C14-04-0157 04-0157 TELEPHONE COMPANY I-RR CAR WASH DETENTION POND I-RR I-SF-2 C14-2019-0084 I-RR UNDEV GR-MU C14-2016-0044 I-RR RETAIL C14-03-0169 OFFICE CS-CO C14-01-0163 I-SF-2 C14-2011-0044 LI-CO OFFICE C14-06-0107 I-RR GR-CO CS-1-CO ( A B N E C14-06-0236 ( 06-0236 IN D U S T RIA L O C14-01-0074 F FIC E 01-0074 C14-2009-0136 06-0107 2009-0136 INDUSTRIAL C14-98-0238 WHSE I-SF-2 B U B B L I N G S P R I N G S T R L I-SF-2 ( ( ( ( ( ( ( ( ( B U R R R I D G E D R ( ( R T S F C A ( I-SF-2 ( ( O FFIC E ( ( ( ( ( I-RR A U T O M O T I V S \ G O L E L A E S R E T AIL B O O K S A L E S C14-98-0273 U N D E V GR-CO C14-02-0159 02-0159 SP-03-0331C CS-1-CO C14-02-0158 C14-05-0143 NTAL NT\RE R Y E T C E M E I-RR ( ( V UNDE EQ UIPM E I-RR RETAIL V ET\C LINIC ( ( ( ( ( I-SF-2 I N D U S T R I A L A U T O R E P A I R C14-98-0167 98-0098 LI-CO INDUSTRIAL R K D L A W D R A O B 98-0097 INDUSTRIAL CS-CO 98-0099 I-SF-2 S T M I N I O R A G E R XIE D O R L R IA T S U D I N I-SF-2 C14-98-0229 GR-CO 98-0199 C14-98-0036 SPC-06-0038A C14-06-0167 95-0033 N U S 1 8 3 H N U S 1 8 9-0 0 0 2 W Y S V R D N B B A L C O N U S 1 8 3 H N U S 1 8 8 3 H W 3 H W Y N B Y S B N E GR S C L U B D R RR W Y S V R 83-189 D S B GR RZ-86-046 ± SUBJECT TRACT ! ! ! ! ! ! PENDING CASE ZONING BOUNDARY SP-05-1253C SP-00-2099C MF-4-CO 99-2079 UNDEV SP-01-0332C 99-2085 99-2117 SP-2007-0524C AUTO REPAIR GR-CO GR-CO C14-99-2117 UNDEV C7A-05-014 C14-2012-0132 GR-MU P O N D S APARTMENTS I-RR P R I N G S R D SP-00-2251C C14-2017-0003 99-2118 GR-MU-CO UNDEV H U N T E R S C H A S E D R OFFICE GR OFFICE I-RR MINI MART GR-MU-CO 99-2119 GO-CO 99-0067 MF-3-CO C14-2013-0155 GR-CO I-RR C14-02-0132 GR-CO GR-CO C14-99-2078 C14-99-2017 AUTO SALES C14-99-2017 C14-03-0133 ZONING ZONING CASE#: C14-2021-0038 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 the Housing and Planning Department for the sole purpose of geographic reference. No warranty is made by the City of Austin regarding specific accuracy or Created: 3/19/2021 B511 of 13CS-1-CO I-SF-2 A B N E Y D R I-SF-2 EXHIBIT B GR-CO I-SF-2 RTLE R O CK RD TU CS-CO C14-2021-0038 G37 GR-CO I-RR I-RR I-RR P O N D S P R I N G S R D GR-MU I-SF-2 Copyright nearmap 2015 ± 1'' = 100' SUBJECT TRACT ZONING BOUNDARY ! ! ! ! ! ! PENDING CASE CREEK BUFFER Pond Springs Rezone ZONING CASE#: LOCATION: SUBJECT AREA: GRID: MANAGER: C14-2021-0038 13171 Pond Springs Rd. 0.48645 Acres G37 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. B512 of 13EXHIBIT C March 8, 2021 505 Barton Springs Rd # 175, Austin, TX 78704 City of Austin Planning Department To Whom It May Concern, Our client is requesting to rezone address 13171 Pond Springs Rd, Austin, Texas. It is Currently zoned as Rural Residence (I-RR) and being used as an office space that has never been properly rezoned. We are respectfully requesting that this be changed to Community Commercial (GR-CC). Land uses for the surrounding properties are similar in use and zoning. As examples, across the street 13180 Pond Springs and across the opposite street, 12300 ½ Turtle Rock Rd are zoned as Community Commercial (GR-CO). 13171 Pond Springs Rd is being purchased with plans to use for a private Daycare. No additional development is needed. Please contact Ricca Keepers with any questions you have at (512) 550-6508. Thank you for your time and help with this matter. Thank you, Ricca Keepers, MUP Land Planner Keepers Land Planning (512) 520-5388 B513 of 13