B-10 (C14-2021-0028 - Urbana III; District 1).pdf — original pdf

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ZONING CHANGE REVIEW SHEET CASE: C14-2021-0028 – Urbana III DISTRICT: 1 ZONING FROM: Tract 1: SF-2 and SF-4A GR-CO and SF-4A ADDRESS: 11300, 11302, 11304, 11306, 11308, 11310, 11400, 11402, 11404, 11406, 11408 Wedgewood Drive SITE AREA: 3.394 acres (147,842 sq. ft.) To: Tract 1: MF-2 Tract 2: GR-MU-V-CO PROPERTY OWNER: Big Opp Zone, LLC, (Stacy Dukes-Rhone) CASE MANAGER: Mark Graham (512-974-3574, mark.graham@austintexas.gov) AGENT: Husch Blackwell, LLP, (Nikelle Meade) STAFF RECOMMENDATION: The Staff recommendation for Tract 1, is to grant multifamily residence, low density (MF- 2) district zoning. The Staff Recommendation for Tract 2 is to grant community commercial - mixed use- vertical mixed use building - conditional overlay (GR-MU-V-CO) combining district zoning. The conditional overlay is a list of prohibited uses: Alternative financial services, Bail bond services, Pawn shop services, Residential treatment and Service Station. For a summary of the basis of staff’s recommendation, see case manager comments below. ZONING AND PLATTING COMMISSION ACTION / RECOMMENDATION: May 4, 2021: CITY COUNCIL ACTION: June 10, 2021: ORDINANCE NUMBER: 1 of 11B-10C14-2021-0028 2 ISSUES This is one of three related zoning cases that are divided by Wedgewood Drive and Plaza Drive rights-of-way. Urbana I, (C14-2021-0026) which is a request to rezone 4.210 acres at the northwest corner of Wedgewood Drive and Plaza Drive from DR to GR-MU-CO. Urbana II (C14-2021-0027) is a request to rezone 27.443 acres northeast of the intersection of Wedgewood Drive and Braker Lane from SF-4A, and GR-CO to MF-2 and GR-MU-V-CO. Urbana III, this case, (C14-2021-0028) is a request to rezone 3.394 acres from SF-2, SF-4A and GR-CO to MF-2 (Tract 1) and GR-MU-V- CO (Tract 2). CASE MANAGER COMMENTS: Request Applicant requests rezoning a 3.394-acre tract of undeveloped land from single-family residence, standard lot and single-family residence, small lot (SF-2 & SF-4A) district zoning to multifamily residential, low density (MF-2) district zoning for Tract 1; and, from single-family residence, small lot and community commercial-conditional overlay (SF-4A & GR-CO) combining district zoning to community commercial - mixed use - vertical mixed use building - conditional overlay GR-MU-V-CO) combining district zoning on Tract 2. Tract 1 is the 1.891-acre (82,371 sq. ft.) northern tract that would be developed with multi- family, low density residences with the same (MF-2) zoning as the existing apartments to the west. The Urbana II case, (Tract 1) to the east, across Wedgewood Drive is also proposing multifamily, low density residential (MF-2) district zoning. Tract 2 is the 1.503-acre south tract fronting on Braker Lane. The base zoning would be the same community commercial (GR) as the existing base zoning and also of the adjoining parcel to the west. For the south tract, the applicant is requesting community commercial - mixed use - vertical mixed use building - conditional overlay (GR-MU-V-CO) which could activate the street with commercial uses, provide residences looking out at the public realm and animated activity from the second floor on up. The conditional use (CO) would carry forward the list of prohibited uses from the 2018 rezoning, including: • Alternative financial services • Bail bond services • Pawn shop services • Residential treatment • Service Station Connectivity, Access, Transportation There are multiple modes of transportation available for future residents if they can get safely to Braker Lane. The rezoning tract is only a quarter mile east of Interstate Highway 35. Vehicle access from the subject development at Braker Lane would provide good access via southbound 2 of 11B-10C14-2021-0028 3 I-35 to the new Travis County Judicial building in about 12 minutes. Tech Ridge Center is about 10 minutes north. Neighbors who called about the rezoning mention that Braker is very busy in the morning peak hour and that traffic accessing northbound IH-35 backs up. The Domain would be a 30-minute bus ride. Going from Braker Lane at Wedgewood to Downtown-Republic Square by bus would take about 45 minutes in the morning peak hour. Braker Lane, Wedgewood Drive and Plaza Drive (future) will serve the developed site. Access and building locations will be determined in the site planning phase of development process. Wedgewood Drive is currently an ASMP level one road. It is currently a narrow two-lane paved road without a paved shoulder, curbs or lighting. There are no existing pedestrian facilities on Wedgewood Drive. Wedgewood connects with Braker Lane at the south edge of the proposed zoning. Braker Ln. is an ASMP level 4 road with 4 lanes and a raised median. There are designated bike lanes on both sides of Braker Ln. There is a planned urban trail along the south edge of the zoning tract. Capitol Metro provides bus service along Braker Ln. connecting this area west to the Domain and the 803 MetroRapid bus on Burnet, the MetroRail Red Line and the MetroRapid 801 at Lamar. Taking the 392 bus east along Braker turns north and terminates at Tech Ridge. The proposed development of the subject site would include approximately 100 multifamily residences and about 1.5 acres of commercial mixed use on the site. The residential uses in the MF-2 zoned areas are compatible with the existing multifamily neighborhood to the west and provide a transition with the detached residential neighborhoods farther north with the mixed residential and commercial uses along Braker Lane. BASIS OF RECOMMENDATION: 1. The proposed zoning should be consistent with the purpose statement of the district sought. The Applicant is requesting MF-2 for Tract 1 of the subject site which is intended accommodate multifamily use with a maximum density of up to 23 units per acre, depending on unit size. This district is appropriate for multifamily residential areas located near single-family neighborhoods and in selected areas where low density multifamily use is desirable. The adjoining development, Cricket Hollow Apartments, are zoned MF-2. The zoning requested across Wedgewood Drive from Tract 1 is also MF-2. Along Braker Ln., the existing and requested base zoning is GR which also matches the existing and adjacent zoning to the west. The requested (GR-MU-V-CO) will create mixed use and vertical mixed use building opportunities that are not currently available on the site or adjacent properties. This zoning allows for density along a designated Activity Corridor and promotes walkability and transit ridership. 3 of 11B-10C14-2021-0028 4 2. Zoning should promote a transition between adjacent and nearby zoning districts, land uses, and development intensities. The proposed rezoning will allow low to high density residential be developed between the residential neighborhood to the north and the commercial zoning along Braker Lane. The residential intensity of the existing adjacent residences west and proposed residences east of Tract 1 are similar to the proposed uses on Tract 1. 3. The proposed zoning should be consistent with the goals and objectives of the City Council. Low density multi-family and mixed-use development on this site will increase housing options in the area, reflecting the values of the Strategic Housing Blueprint. The Comprehensive Plan guides the development intensity to be built along the activity corridors and the proposed GR- MU-V-CO zoning string creates that possibility on the subject site. EXISTING ZONING AND LAND USES: Zoning Land Uses SF-2, SF-4A, GR-CO Vacant DR, SF-2 Vacant (Urbana I), Detached residences Partial undeveloped, Restaurants (Across Braker Lane.) CS- NP, (Diagonally Across Braker Ln and Wedgewood Dr.) GR-CO-NP SF-4A SF-2 Vacant (Urbana II) (Near Braker Ln.) Restaurant, Inline retail, personal service, entertainment. NEIGHBORHOOD PLANNING AREA: Not applicable. TIA: Traffic impact analysis was waived, the determination is deferred to site plan application, when land use and intensity will be finalized. A neighborhood traffic analysis may be required at the time of site plan when uses and intensities are known. WATERSHED: Walnut Creek-Suburban OVERLAYS: ADU Approximate Area Reduced Parking Site North South East West 4 of 11B-10C14-2021-0028 5 SCHOOLS: Austin ISD Graham Elementary Dobie Middle Northeast High NEIGHBORHOOD ORGANIZATIONS: Austin Independent School District Austin Lost and Found Pets Austin Neighborhoods Council Bike Austin Friends of Austin Neighborhoods Homeless Neighborhood Association Neighborhood Empowerment Foundation North Growth Corridor Alliance Northeast Walnut Creek Alliance Northeast Walnut Creek Neighborhood Assn. SELTexas Sierra Club, Austin Regional Group TechRidge Neighbors Yager Community AREA CASE HISTORIES: Number Request Commission City Council Rezone 0.069 ac. from CS-1 to GR To grant Apvd. 10/10/2002 Ord.#021010-Z-8 Rezone from GR to CS-1 To deny Withdrawn C14-02-0130 Braker Lane 900 E. Braker Ln. C14-2007-0185 Braker Lane Center 900 E Braker Lane RELATED CASES: C14-2021-0027 Urbana II C14-2021-0028 Urbana III C14-2017-0100 E. Braker Lane Rezoning Pt. B 914 E. Braker Lane C14-2017-0066 E. Braker Lane Rezoning Pt. A 914 E Braker Lane Number Request Commission City Council Rezone 27.443 ac. from SF-4A & GR-CO to MF-2 and GR-MU-CO Rezone 3.394 ac. from SF-4A, SF-2A & GR to MF-2 and GR-MU-CO Rezone 23.558 ac. from SF-2 to SF-4A on Tract 1; and 3.277 ac. of SF-2 to GR-CO on Tract 2. Scheduled for 5-4-2021 Scheduled for 5-4-2021 To grant Scheduled for 6-10- 2021 Scheduled for 6-10- 2021 Apvd. 03/07/2019 Ord.# 20190307-045 Rezone from SF-2 to SF-4A (Tract 1, 1.906 ac.) and GR-CO (Tract 2, 1.150 ac.) Part 2. Conditions. Prohibited uses on Tract 2: Alternative financial services, bail bond services, pawn shop services, residential treatment, service station. To grant Apvd. 03/07/2019 Ord.# 20190307-044 5 of 11B-10C14-2021-0028 6 LEGAL DESCRIPTION: A Portion of Valley Side Heights Subdivision. OTHER STAFF COMMENTS: Environmental 1. 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. 2. 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 50% 55% 60% 80% Multifamily Commercial location. with Transfers 60% 60% 70% 90% 3. According to floodplain maps there is no floodplain within or adjacent to the project 4. Standard landscaping and tree protection will be required in accordance with LDC 25-2 and 25-8 for all development and/or redevelopment. 5. 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. 6. Under current watershed regulations, development or redevelopment requires water quality control with increased capture volume and control of the 2 year storm on site. Site Plan residential. SP1. Site plans will be required for any new development other than single-family or duplex SP2. Any new development is subject to Subchapter E. Design Standards and Mixed Use. Additional comments will be made when a site plan is submitted. 6 of 11B-10C14-2021-0028 7 Parks and Recreation Parkland dedication will be required for the new residential units proposed by this development, multifamily with MF-2 and GR-MU-CO 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. Transportation The Austin Strategic Mobility Plan (ASMP), adopted 04/11/2019, identifies a need for 120’ of right-of-way for Braker Lane and existing right-of-way is sufficient for Wedgewood Drive. There is a proposed Urban Trail adjacent to this site, along the western property boundary. Traffic impact analysis was waived, the determination is deferred to site plan application, when land use and intensity will be finalized. A neighborhood traffic analysis may be required at the time of site plan when uses and intensities are known. Name Existing ROW ASMP Required ROW Pavement ASMP Classification Sidewalks Bicycle Route Capital Metro (within ¼ mile) Wedgewood Dr 66’ Existing ROW 38’ Yes Yes Yes Braker Ln 98’ 120’ 54’ Yes Yes Yes 1 4 Comprehensive Plan The subject property is approximately 3.394 acres in size, heavily wooded and undeveloped, and is located on the northwest corner of Wedgewood Drive (the property goes approximately 1,125 linear feet up Wedgewood Drive going north) and Braker Lane. East Braker Lane is an Activity Corridor. Surrounding land uses include vacant land to the north; to the south are commercial and civic uses; to the east is vacant land; and to the west is an apartment building and commercial uses along Braker Lane. The proposed uses are multifamily units and undefined commercial uses. 7 of 11B-10C14-2021-0028 8 Connectivity There are no public sidewalks or bike lanes located along this portion of Wedgewood Drive, which is has the appearance of a narrow rural road and has no road improvements (such as curbing, gutters, sidewalks, or streetlights). A CapMetro transit stop is located within 500 feet walking distance from the corner of Wedgewood and Braker Lane. There are no public sidewalks available along Wedgewood Drive, which is narrow and therefore accessing this transit stop would be difficult. A variety of retail and commercial uses, a public elementary school and a church are located along Braker Lane. Mobility and connectivity options are good along Braker Lane but due to the lack of public sidewalks, bike lanes, streetlights and other road improvements along Wedgewood Drive, accessing these goods and services to the south would be difficult without a car. Imagine Austin The Imagine Austin Growth Concept Map identifies this project as being partially located along an Activity Corridor, while the majority of the property (approximately 1,125 linear feet) is located along Wedgewood Drive. Activity Corridors are intended to allow people to reside, work, shop, access services, people watch, recreate, and hang out without traveling far. 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 text and policies are applicable to this request: Text: The type of infill housing will vary with site locations, small-area plans, and development regulations, and include single-family houses, duplexes, secondary apartments, townhouses, row houses, and smaller-scaled apartments. New commercial, office, larger apartments, and institutional uses such as schools and churches, may also be located in areas outside of centers and corridors. The design of new development should be sensitive to and complement its context. It should also be connected by sidewalks, bicycle lanes, and transit to the surrounding area and the rest of the city. pg. 107 • 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 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. 8 of 11B-10C14-2021-0028 9 • HP P11. Protect neighborhood character by directing growth to areas of change and ensuring context sensitive infill in such locations as designated redevelopment areas, corridors, and infill sites. While the Imagine Austin Comprehensive Plan supports multi-family and commercial uses located off of Activity Corridors, the narrow width and unimproved nature of Wedgewood Drive and the narrow depth of these lots (125 feet deep), make it a suboptimum location for a multi- family and commercial development given the high traffic volumes such a development may generate along this road. The policies of the Imagine Austin Comprehensive appear to support more context sensitive infill such as single-family houses, townhouses and live/work units because it would be more in scale with shallow depth of the lots and can support reduced traffic volumes along this narrow and unimproved road. Austin 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. INDEX OF EXHIBITS TO FOLLOW Exhibit A: Zoning Map Exhibit B: Aerial Map 9 of 11B-10( ( ( 05-0085 ( ( ( ( ( ( ( SF-1 ( ( ( 85-149 ( E V A A N N A Y L L O P ( ( SF-1 ( ( ( ( ( ( LR-CO C14-05-0085 ( ( ( C7A-00-003 GR-CO C14-2008-0229 2008-0229 OFFICE LO ( ( WHSE CS REST. EQUIP B D S R V 5 S N IH 3 GO L E T O M B S 5 3 H I N B 5 N N IH 3 ( ( ( ( ( ( ( ( ( ( R L D G HIL RIN P S ( ( ( ( ( ( ( SF-2 ( ( ( R L D G HIL RIN P S ( ( RID D LE ( SF-2 ( ( SF-2 ( ( RIV E R O A K ( ( ( S T R L ( AY G W RIN P E S U BL ( ( ( ( SF-2 ( ( ( ( ( ( W O O D D R ( ( ( ( B E R R Y W ( O O D D R SF-2 ( ( SF-2 ( ( ( ( SF-2 ( ( ( ( ( ( ( ( ( ( R D S K A O H T R O N ( ( ( ( ( ( SF-2 ( ( ( ( ( B N D R V S 5 3 H N I ( SF-2 ( ( ( 84-398 84-110 L R T K A O ( ( ( ( ( ( ! ! ( ( ! ! ! ! ( ! ! ! ( ! ( ! ! ! ( ! ! ! ! ( ! ! O O D D R ! ! ! ! ( DR ! ! W E D G E W ! ! ! ! ( ( DR P L A Z A D R ( ( ( ! ! ! ( ! ! ( ! ! ! ! ! ! ( ! ! ! ! ! ! ( ( R ( TRINITY HILL D ( ( ! ( ! ! ( ( ( ( ! ! ! ( ! ! ! ! ! ! ! SF-2 ! ! ! ! ! ! ! ( C ! L O ! V E ! R ! ! ! L A W N D R SF-4A C14-2017-0100 TH R USH AVE LR PA W N S H O P GR-CO C O N V. 8 3 88-1 C14-2010-0048 NP-2010-0026 FAST FO O D SP-05-1746C SP-01-0222CR R83-288 GR MF-2 R84-398 DISCOUNT TRACT 1 APARTMENTS ! ! ! SF-4A ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! C14-2017-0066 ! ! ! SIL V ! E ! R L A W ! ! ! ! N D R RETAIL CS-1-CO CS-1 LIQUOR MOTORCYCLE\SALES GR R TE N E G C PIN P O H S GR-NP 85-341 C O N V S T O R E\G A S S TA TIO N TELE P H O N E TRACT 2 M H CS-NP ST O R A G E M H 95-034 BAR C14-02-0130 CS-1 GR 83-267 R ETAIL C E NTE R FAST\FOOD ! ! ! ! ! ! ! ! ! ! A U ! ! T ! U M ! ! ! N D R ! ! ! ! ! ! 02-0033 S P C-02-0013A 0 - 5 9 B I N G O 4 3 ! ! ! ! ! ! ! ! SF-3 ! ! ! ! ! ! GR-CO ! ! ! ! ! ! ! ! !! !! ! ! ! GR-CO ! ! ! ! ! ! ! ! ! ! T. S E R O. S C E L A S G FIN O O R 86-57RC GR-CO-NP C14-2007-0190 C14R-86-057(RCT) ! ! U N D E V ! ! E B ! ! ! ! R A K E ! ! R LN ! ! UNDEV ! ! ! ! ! ! ! ! ! ! ! ! ! = = = ! ! ! ! ! ! = SF-2 = ! ! ! ! = = = ! ! ! ! = = ! ! = ! ! ! ! = = = = AS H C V = = = = = ( ( ( = = ! ! ! ! ! ! ! ! !! ! INDUSTRIAL UNDEV VACANT PO BLD RTABLE G S. CS-NP C O U N T O P S TE R D R Y W A L L S U P PLY S E R VIC E UNDEV CS-NP 84-409 SP-04-0333C CS-CO-NP 98-0194 C14-2010-0161 NP-2010-0028 RETIREMENT HOME ! ! ! ! ! ! B ! ! R ! N O Z E D R ! ! ! ! ! ! ! ! ( ! ! ( ! ( SF-2 A P R I L D R ! ! ! ! ! ( ( ! ! ( ( ( W ALN U T RID G E D R ( ( ( ( C7A-05-002 ! ( ! ( 20051103-010 ! ! ! ! ! ! ! DR TOWNHOMES = ( ( ( ( ( ( V C E L O IC N AUGUST DR ( ( ( ( ( ( ( ( ( ( ( ( SF-2 ( ( ( ( ( ( ( ( ( ( SF-2 ( ( ( ( ( ( ( ( R D Y R A U N A J ( ( ( ( SF-2 ( ( ( ( ( ( ( ( SF-2 ( ( ( ( 96-65 NO ( C14-96-0065 R D E N U J C14-90-0069 = = C14-2010-0057 SF-6 OFFICE/\WAREHOUSE GO-CO-NP C14-03-0097 CS-MU-V-NP R D D N E F B F U L B BL D G. M 85-1 6 3 AT E RIAL S R S D M A D M A O T ELEMENTARY SCHOOL SF-2-NP CHURCH LO-CO-NP C14-2009-0003 2009-0003 SP-05-1641 LI-CO-NP WHSE R U B Y D R 85-163 SP-2007-0526D AUTO\REPAIR ± SUBJECT TRACT ! ! ! ! ! ! PENDING CASE ZONING BOUNDARY 03-0097 88-0013 C14-2008-0012 MF-3-CO-NP ZONING ZONING CASE#: C14-2021-0028 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: 3/9/2021 R N D O T Y A L H C P E S O J SP07-0110D M H C7a-08-002 20081023-022 SP-07-0159D 10 of 11B-10B 5 N N IH 3 B D N R V 5 S N IH 3 GR-NP CS-NP R N D O T Y A L H C P E S JO ± 1'' = 250' SF-2 L R T K A O SF-2 DR M32 P L A Z A D R SF-2 TRINITY HILL DR SF-2 O O D D R DR W E D G E W GR MF-2 SF-2 CS-1-CO CS-1 GR CS-1 GR SF-4A SIL V E R L A D R W N SF-4A M31 C14-2021-0028 GR-CO A U T U M SF-3 N D R O D DR O W ED G E W GR-CO CS-NP GR-CO-NP E B R A K E R L N R D D N E F B F U L B CS-MU-V-NP CS-NP GO-CO-NP Urbana III ZONING CASE#: LOCATION: SUBJECT AREA: GRID: MANAGER: C14-2021-0028 11300 - 11408 Wedgewood Dr 1.891 Acres M31 MARK GRAHAM SUBJECT TRACT ZONING BOUNDARY ! ! ! ! ! ! PENDING CASE CREEK BUFFER 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. DR SF-2 SF-2 R E D G T RID U N L A W AS H C V SF-2 SF-6 Copyright nearmap 2015 11 of 11B-10