B-06 (C14-2021-0043 - Plains Trail Multifamily Rezone; District 4).pdf — original pdf

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ZONING CHANGE REVIEW SHEET TO: MF-3 CASE: C14-2021-0043 (Plains Trail Multifamily Rezone) DISTRICT: 4 ZONING FROM: NO ADDRESS: 11205 Plains Trail SITE AREA: 0.24 acres (10,468 sq. ft.) PROPERTY OWNER: Purple Estate Austin LLC (Bedi Guneet) AGENT: Thrower Design, LLC (A. Ron Thrower) 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 4, 2021 CITY COUNCIL ACTION: ORDINANCE NUMBER: 1 of 12B-6C14-2021-0043 ISSUES: N/A CASE MANAGER COMMENTS: 2 The property in question is a 10,468 sq. ft. vacant lot that fronts onto Plains Trail. Surrounding uses include an office center to the north, an office an undeveloped area to the south, a fire station and office/warehouse uses to the east and a bank and single-family residences to the west. The applicant is requesting MF-3 zoning to develop a multifamily use on the site. The property in question meets the intent of the Multifamily Residence-Medium Density district. The proposed MF-3 zoning is located on a local street adjacent to existing office uses to the north (zoned LR) and south (zoned NO) and multifamily (MF-3-CO) zoning further to the south along Plain Trail. The proposed MF-3 zoning will provide a transition in the intensity of uses along Plains Trail from the commercial zoning at the intersection at W. Braker Lane to the office and multifamily zoning to the south. 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 (MF-3) district is the designation for multifamily use with a maximum density of up to 36 units per acre, depending on unit size. An MF-3 district designation may be applied to a use in a multifamily residential area located near supporting transportation and commercial facilities in a centrally located area or in an area for which medium density multifamily use is desired. 2. The proposed zoning should promote consistency and orderly planning. The proposed zoning will promote consistency and orderly planning because the property in question is located on a local street adjacent to existing office uses to the north and south and multifamily zoning further to the south along Plain Trail. The proposed MF-3 zoning will provide a transition in the intensity of uses along Plains Trail from the commercial zoning at the intersection at W. Braker Lane to the office and multifamily zoning to the south. 3. The proposed zoning should allow for a reasonable use of the property. The MF-3 district zoning would allow the applicant to develop additional housing opportunities in this area of the city near the West Braker Lane Activity Corridor and an elementary school (McBee Elementary)to the east. 2 of 12B-6C14-2021-0043 3 EXISTING ZONING AND LAND USES: ZONING LAND USES NO Site North LR East P, W/LO-CO, DR South NO, MF-3-CO West LR-CO, SF-3 Vacant Medical Office Center (Edge: Auro Pharmacy, Tony Dang, M.D. Family Medicine, Little Explorers Pediatric Dentistry, Greenway Central) Fire Station, Office/Warehouse (Alternative Business Services), Elementary School Office, Undeveloped Financial Services (Velocity Credit Union), Single Family Residence NEIGHBORHOOD PLANNING AREA: N/A TIA: Deferred to the time of Site Plan WATERSHED: Little Walnut Creek NEIGHBORHOOD ORGANIZATIONS: Austin Lost and Found Pets Austin Neighborhoods Council Bike Austin Friends of Austin Neighborhoods Go Austin Vamos Austin-North Homeless Neighborhood Association Neighborhood Empowerment Foundation North Growth Corridor Alliance Pflugerville Independent School District SELTEXAS Shoal Creek Conservancy Sierra Club, Austin Regional Group SCHOOLS: Austin Independent School District Mc Bee Elementary School Burnet Middle School Lanier High School 3 of 12B-6C14-2021-0043 4 AREA CASE HISTORIES: NUMBER C14-2016-0078 (1114 Kramer Lane Rezoning) REQUEST LR-CO, NO to MF-3 C14-2010-0178 (ABBA Wig Salon: 1105 Kramer Lane) NO-NP to GO-MU-NP COMMISSION CITY COUNCIL 11/10/16: Approved MF-3-CO zoning on consent on all 3 readings (11-0); D. Zimmerman-1st, O. Houston- 2nd. 01/13/11: Approved GO-MU-CO- NP combining district zoning, with conditions on all 3 readings (7-0); Martinez-1st, Morrison-2nd. 10/04/16: Approved staff’s recommendation of MF-3-CO zoning, with a conditional overlay to limit one driveway access to Plains Trail, by consent (10-0, A. Denkler-absent); G. Rojas-1st, S. Lavani-2nd. 12/14/10: Approved the staff’s recommendation of GO-MU-NP zoning, with a CO to limit the development intensity for the site to less than 2,000 vehicle trips per day, would permit Personal Services as the only ‘GO’ district use and permit all other ‘NO’ district uses, and would limit the property to ‘NO’ district site development standards and an addition condition to limit the size of the proposed sign on the property to 4 ft. x 4 ft. through a public restrictive covenant that will be signed prior to 3rd reading of the case at City Council (6-0, Reddy, Chimenti, and Hernandez- absent); Dealey-1st, Kirk-2nd. 7/18/06: Approved staff’s rec. for LR zoning by consent (6-0, Baker, Martinez, and Gohil-absent) 4/25/06: Approved GO-MU-CO- NP zoning with conditions: 1) 200 vehicle trip limit, 2) ‘NO’ district site development standards, 3) Personal Services as the only permitted ‘GO’ district use, allowing all other ‘NO’ district permitted uses (8-0); J. Reddy-1st, C. Galindo-2nd. 8/16/05: Approved staff rec. of GR-CO, with condition that TIA to be met before 3 reading, by consent (8-0, K. Jackson-absent) 2/03/04: Approved staff alternate rec. of GR-CO, with conditions: 1) a 2,000 vehicle trip limit, 2) prohibit Drive-in Service, 3) prohibit Automotive Washing (of C14-06-0113 NO to LR C14-06-0030 NO-NP to GO-MU-NP 8/24/06: Approved LR zoning on all 3 readings 8/24/06: Approved LR on all 3 readings (7-0) C14-05-0097 GR-CO to GR-CO C14-03-0182 GO to CS 9/29/05: Approved GR-CO, with TIA conditions in a public RC (7-0); all 3 readings 3/04/04: Approved GR-CO (6-0); 1st reading only 3/25/04: Approved GR-CO (7-0); 2nd/3rd readings 4 of 12B-6C14-2021-0043 5 any type), Commercial Off-Street Parking, Drop-off Recycling Collection Facility, Exterminating Services, Service Station, Congregate Living, and Residential Treatment; by consent (9-0) 3/25/03: Approved LR (TR1), NO (TR 2&3); (8-0) 12/12/95: Approved W/LO-CO with conditions: Prohibit Art and Craft Studio (Limited, General, and Industrial), Building Maintenance Services, Business or Trade School, Business Support Services, Communication Services, Cultural Services, and Equipment Repair Services (8-0) 11/28/95: Approved GO-CO & W/LO-CO, with a 2,000 vehicle trip limit (6-1) C14-03-0009 NO to SF-3, LR, and GR C14-95-0152 GO-CO to W/LO C14-95-0108 DR to W/LO RELATED CASES: CS-04-0047.0A – Subdivision Case EXISTING STREET CHARACTERISTICS: 5/08/03: Approved LR (TR1) and NO (TR 2&3); (7-0); 1st reading only 6/12/03: Approved LR-CO, with a 2,000 vehicle trip limit (7-0); 2nd/3rd readings 1/11/96: Approved W/LO-CO, prohibiting certain uses (5-0); all 3 readings 1/04/96: Approved GO-CO for TR1 and W/LO-CO for TR2 (5-0); 1st reading 3/28/96: Approved GO-CO (TR1) and W/LO (TR2), subject to conditions (5-0); 2nd/3rd readings Name Plains Trail Existing ROW ASMP Required ROW Pavement ASMP Sidewalks Bicycle Classification Route Capital Metro (within ¼ mile) 50’ 50’ 30’ 1 Yes No Yes 5 of 12B-6C14-2021-0043 6 OTHER STAFF COMMENTS: Comprehensive Planning The subject tract for this zoning case is located on the east side of Plains Trail, which is located 300 linear feet from the West Braker Lane Activity Corridor. The subject property is 0.24 acres in size, is vacant and is not located within the boundaries of a small area plan. Surrounding uses include a fire station and a two story medical office building to the north; to the south is an office use and vacant land; to the east is an office/warehouse use and McBee Elementary School; and to the west is a credit union and single family houses. The proposed use and zone is multifamily. Connectivity There only public sidewalk along Plains Trail, which us located next to the two-story medical office building. Plains Trail is a narrow rural road. The property is located 0.19 linear miles from the closest transit stop. Mobility and connectivity options are fair in the area. Imagine Austin The project is located approximately 300 linear feet from the West Braker Lane, which is an Imagine Austin Activity Corridor. 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 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 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. Conclusion Based on the subject tract’s location near an Activity Corridor but only fair mobility and connectivity strengths in the area and being located along a narrow unimproved road, this request only partially supports the policies of the Imagine Austin Comprehensive Plan. The parcel seems more suitable for a townhouse development rather than multi-family because of the narrowness of the road. Environmental The site is not located over the Edwards Aquifer Recharge Zone. The site is partially in the Little Walnut Creek Watershed which is classified as an Urban Watershed & partially in the Walnut Creek Watershed of the Colorado River Basin which is partially classified 6 of 12B-6C14-2021-0043 7 as a Suburban Watershed by Chapter 25-8 of the City's Land Development Code. The site is in the Desired Development Zone. Zoning district impervious cover limits apply in the portion of the site that is in the Urban Watershed classification. Under current watershed regulations, development or redevelopment in the portion of the site that is in the Suburban Watershed will be subject to the following impervious cover limits: Development Classification % of Gross Site Area Single-Family (minimum lot size 5750 sq. ft.) Other Single-Family or Duplex Multifamily Commercial 50% 55% 60% 80% % of Gross Site Area 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. This site is required to provide on-site water quality controls (or payment in lieu of) for all development and/or redevelopment when 8,000 sq. ft. cumulative is exceeded, and on site control for the two-year storm. Under current watershed regulations, development or redevelopment in Suburban Watersheds 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. Fire No comments. 7 of 12B-6C14-2021-0043 Parks and Recreation 8 Parkland dedication will be required for the new residential units proposed by this development, multifamily with MF-3 zoning, at the time of subdivision or site plan, per City Code § 25-1-601. Whether the requirement shall be met with fees in-lieu or dedicated land will be determined using the criteria in City Code Title 25, Article 14, as amended. Should fees in-lieu be required, 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). If the applicant wishes to discuss parkland dedication requirements in advance of site plan or subdivision applications, please contact this reviewer: thomas.rowlinson@austintexas.gov. At the applicant’s request, PARD can provide an early determination of whether fees in-lieu of land will be allowed. Site Plan 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 in an SF-5 or more restrictive zoning district 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. FYI: Additional design regulations will be enforced at the time a site plan is submitted. COMPATIBILITY STANDARDS FYI- While the site adjacent to the south is zoned NO, it appears that it is used as a single family residence and, thus, compatibility could apply. The following comments reflect that. The site is subject to compatibility standards due to [proximity of SF-3 zoning to the west and adjacency of a single family residence use (in NO) to the south. The following standards apply: • No structure may be built within ~18 feet of the property line to the south (using small lot standards from 25-2-1062. • 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 • No parking or driveways are allowed within ~18 feet of the property line (using small feet of the property line. 100 feet of the property line. lot standards of 25-2-1062). • Landscaping or screening is required along the southern property line in accordance 8 of 12B-6C14-2021-0043 9 with the screening requirements (Section 25-2-1006 and ECM 2.9.1.), Parking Design Standards (Section 25-6-563) and/or Screening Standards (Section 25.2.1066) 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 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 property in an SF-5 or more restrictive zoning district. DEMOLITION AND HISTORIC RESOURCES The applicant is responsible for requesting relocation and demolition permits once the site plan is approved. The City Historic Preservation Officer will review all proposed building demolitions and relocations prior to site plan approval. If a building meets city historic criteria, the Historic Landmark Commission may initiate a historic zoning case on the property. The Austin Strategic Mobility Plan (ASMP), adopted 04/11/2019, identifies sufficient right- of-way for Plains Trail. A traffic impact analysis is waived, the determination is deferred to site plan application, when land use and intensity will be finalized. Transportation Water Utility 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. 9 of 12B-6C14-2021-0043 10 INDEX OF EXHIBITS TO FOLLOW A: Zoning Map B. Aerial Map 10 of 12B-6( ( ( ( ( ( ( ( SF-2 ( ( ( ( ( ( SF-2 ( ( ( ( ( ( ( ( ( ( ( ( ( ( M O ( NICA ST ( ( SF-2 ( ( ( ( ( ( ( ( ( C H A R O ( ( = = = = LAIS D ( R ( ( ( = ( SF-2 ( = SF-3 = = = ( ( ( ( ( ( C H A R O L A I S C V ( ( = = ( = = ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( SF-2 ( ( ( ( ( K N O L L PA R K D R ( ( ( ( ( ( ( SF-2 ( ( SF-2 ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( K N O LL ( ( P A R ( K CIR ( ( ( ( SF-2 ( ( ( ( ( ( N K L R A ( TIN P S U A ( ( ( ( ( ( ( ( ( G E ( MINI D R = = = SF-3 = = ( ( BL O ( S S O M B = = ELL D = R = = = R D D L FIE K R A P = ( ( SF-3 = = = = ( ( ( SF-2 ( SF-2 ( ( ( ( ( ( ( ( SF-2 ( ( ( ( ( N N L A D R JO ( ( ( SF-2 ( ( ( ( ( SF-3 = = ( ( 6 77-6 = = NO OFC C14-2008-0141 LO-CO SF-2 CHURCH SP-03-0097C = = SF-3 = R L D E N E R = = = = = PA R S = = O N S D R = SF-3 = = = SF-3 = = = NO LO-CO C14-2012-0155 ( ( ( SF-2 ( ( ( SF-2 ( SPC-05-0032C ( 98-0239 LR SP-99-2114C P82-49 7 1 86-2 NO SP-98-0476C 86-96/P86-12 UNDEV = = = = = = = = = = = LR-CO C14-03-0075 SP-03-0257C 03-0075 92-098 = = = = = R A D M L E S = = SF-3 = ( ( ( ( L R S T AIN PL V E D N U ( M AT = . V N O C E R O T S LR CLEANERS C14-03-0009 03-0009 C14-85-242 LR 85-242 SP-06-0692C FIRE STATION C14R-86-167 P 06-0113 R86-167 P86-30 SPC93- ! ! C14-06-0113 ! ! ! ( NO ! ! ! ! C C 8 6 18 09 4-0 6-0 P9 P9 S S 7 91-1 95-0152 0515C MF-3-CO C14-2016-0078 W/LO-CO C14-95-0152 E S H W 0 7 4-4 8 SP92-0354C DR MCBEE ELEMENTARY SCHOOL S P A C E LN ( ( ( ( SF-2 ( ( SF-2 ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( SF-2 ( ( ( ( ( ( A P O LL O D R ( SF-2 ( ( ( ( ( MIN D A D R ( ( ( ( ( ( ( ( ( ( ( N O R T H B ( ( E N D D R ( ( SF-2 ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( SF-2 ( ( ( ( ( R D D N E E B L C CIR ( ( ( ( ( ( R N D TITIA ( ( SF-2 ( ( ( ( W B R A K E R LN U N N A M E D ST 253 ( R K D N A B U E ( ( SF-2 ( ( R E B B C E ( EXHIBIT A ( ( SF-2 ( A D R ( ( ( ( ( ( ( ( ( ( A CIR MIN D ( ( ( ( ( ( ( ( ( ( ( ( ( SF-2 ( ( ( ( 85-149 85-508 ( ( ( SF-2 ( GR SP89-506 SP95-0386C NO-NP ( ( ( ( ( NPA-2010-0007.01 C14-2010-0178 ( 30 0 06-0 GO-MU-CO-NP APTS. ( ( ( ( ( ( ( L R S T AIN PL ( ( ( SF-2-NP ( 01-0037 ( ( SF-2-NP ( ( ( SF-2-NP ( ( ( ( ( R D N O T G N M U H I ( ( ( ( 01-0037 ( ( ( SF-2-NP ( ( ( T N C E E R G D A E M ( ( ( ( ( ( ( ME A D GR E E N D R ( ( ( ( ( SF-2-NP ( ( ( ( ( SF-3-NP ( ( ( ( ( SF-3-NP ( ( SF-3-NP ( ( S MEAD OWS DR ( ( ( ( ( ( ( ( ( ( SF-3-NP ( ( ( ( R D D N U O H T R E B ( ( ( 01-0037 ( ( ( ( SF-3-NP ( ( ( ( ( 01-0037 ( ( ( ( ( ( ( ( ( ( ( ( SF-2-NP ( ( ( ( ( ( R L D HIL N R A B ( ( WIN SF-3-NP SF-2-NP ( ( D Y T RL SF-2-NP ( ( ( ( 01-0037 ( ( ( ( ( ( ( ( ( 01-0037 99-2080 NO-NP ( SF-2-NP ( ( ( ( ( ( ( P R AIRIE T ( R L ( ( ( ( ( ( SF-2-NP ( ( C14-01-0037 ( ( 01-0037 ( ( W A G ( O N T R L ( ( ( ( ( ( ( SF-2-NP ( 01-0037 ( ( ( ( ( = ( SF-2-NP SF-3-NP = = = SF-3-NP = ( ( ( ( ( E FIC F O ( ( K R A M E R LN CS-NP 01-0037 ( ( ( ( ( ( NPA-2014-0007.01 CS-NP E FIC F O 37 0 01-0 ( D T R N O M W E N E FIC F O E S H W TO G WIN E VIC R E L & M S O O T E HIN C A P O H S G BIN PLY M U P L P U S 37 0 01-0 CS-NP ( NPA-2018-0007.01 C14-2018-0023 GR-MU-CO-NP SF-2-NP SF-2-NP ( ( SP-05-1418C 03-0182 C14-05-0097 GR-CO 05-0097 SP-00-2181C CS 01-0037 R O T C U R T S E\IN G A U G N LA S E L A D\S O O W E FIR D N R O S L E N 91-08 WHSE E S U O H E R A E/\W FIC F O AIL\S T E D P O H S T C U D O R Y\P R A N O S A M DAIRIES\SISTR IBUTION\CCENTER GR 85-10 AUTO\PARTS SP85-109 VEHICLE\SERVICE BODY\SHOP LUMBER\COMPANY 01-0037 CS-NP SP-02-0365D O. Y C RIT U C E S S C 2 4 0 9-2 9 P- S O & T U A 77-08 01-0037 B O DY SH O P 01-0037 LUMBER SALES NP-2010-0026 GO-CO 95-0108 W HSE 95-0108 85 -1 4 9 C14-95-0108 W/LO-CO 01-0037 96-0427C ± SUBJECT TRACT ! ! ! ! ! ! PENDING CASE ZONING BOUNDARY ZONING ZONING CASE#: C14-2021-0043 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: 3/23/2021 11 of 12B-6NO TIN N K L S U R A A P SF-2 EXHIBIT B W B RAKER LN LR-CO LR P SF-3 L R S T AIN L P C14-2021-0043 L32 NO LR MF-3-CO DR W/LO-CO K R A M E R LN NO-NP ± 1'' = 100' Plains Trail Multifamily Rezoning SUBJECT TRACT ZONING BOUNDARY ! ! ! ! ! ! PENDING CASE CREEK BUFFER ZONING CASE#: LOCATION: SUBJECT AREA: GRID: MANAGER: C14-2021-0043 11205 Plains Trail 0.24 Acres L32 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 W/LO-CO 12 of 12B-6