B-04 (C14-2021-0035 - McLaurin Rezone; District 5).pdf — original pdf

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ZONING CHANGE REVIEW SHEET CASE: C14-2021-0035 – McLaurin Rezone ZONING FROM: DR ADDRESS: 1512 Damon Road SITE AREA: 0.748 acres (32,582 square feet) PROPERTY OWNERS: Erich Daniel McLaurin and Olivia Ann McLaurin AGENT: Masterplan (Karen Wunsch) DISTRICT: 5 TO: SF-3 CASE MANAGER: Wendy Rhoades (512-974-7719, wendy.rhoades@austintexas.gov) STAFF RECOMMENDATION: The Staff recommendation is to grant family residence (SF-3) district zoning. For a summary of the basis of Staff’s recommendation, see case manager comments on page 2. ZONING AND PLATTING COMMISSION ACTION / RECOMMENDATION: May 18, 2021: CITY COUNCIL ACTION: June 10, 2021: ORDINANCE NUMBER: ISSUES: None at this time. CASE MANAGER COMMENTS: The subject undeveloped tract is located at the terminus of Damon Road on a platted, unbuilt cul de sac, and zoned development reserve (DR) district. Damon Road contains several single family residences on standard lots zoned DR upon annexation in the mid-1980s. There are large tracts to the north that have frontage on Albert Road (DR) and a condominium development under construction to the south which takes its primary access to Dittmar Road further south (SF-6-CO). The Union Pacific Railroad tracks border this property to the west. Please refer to Exhibits A (Zoning Map), A-1 (Aerial Exhibit) and B (Adjoining Subdivision Plat). The Applicant has requested family residence (SF-3) district zoning in order to build two residences on the property. 1 of 13B-4C14-2021-0035 Page 2 BASIS OF RECOMMENDATION: 1. The proposed zoning should be consistent with the purpose statement of the district sought. The family residence (SF-3) district is the designation for a moderate density single-family residential use and a duplex use on a lot that is a minimum of 5,750 square feet. An SF-3 district designation may be applied to a use in an existing single-family neighborhood with moderate sized lots or to new development of family housing on lots that are 5,750 square feet or more. A duplex use that is designated in an SF-3 district is subject to development standards that maintain single-family neighborhood characteristics. 2. The requested SF-3 zoning would allow for two residences on the property. Staff recommends the Applicant’s request because the tract meets the intent of the SF-3 district as it fronts on a local residential street and is located within an existing single family residential neighborhood. EXISTING ZONING AND LAND USES: Zoning changes should promote compatibility with adjacent and nearby uses. ZONING LAND USES DR Site North DR South East West SF-6-CO DR Not Applicable Undeveloped Single family residences and outbuildings on large tracts Condominiums (under construction) Single family residences Union Pacific Railroad right-of-way and tracks NEIGHBORHOOD PLANNING AREA: Not Applicable TIA: Is not required WATERSHED: Williamson Creek – Suburban CAPITOL VIEW CORRIDOR: No SCHOOLS: Casey Elementary School Bedichek Middle School Akins High School NEIGHBORHOOD ORGANIZATIONS: 39 – Matthews Lane Neighborhood Association 627 – Onion Creek Homeowners Association 742 – Austin Independent School District 1228 – Sierra Club, Austin Regional Group 1429 – Go!Austin/Vamos!/Austin (GAVA)-78745 1528 – Bike Austin 1531 – South Austin Neighborhood Alliance (SANA) 1530 – Friends of Austin Neighborhoods 511 – Austin Neighborhoods Council SCENIC ROADWAY: No 1363 – SEL Texas 2 of 13B-4C14-2021-0035 Page 3 1550 – Homeless Neighborhood Association 1596 – TNR BCP – Travis County Natural Resources 1616 – Neighborhood Empowerment Foundation AREA CASE HISTORIES: 1774 – Austin Lost and Found Pets REQUEST DR to SF-3 COMMISSION To be scheduled for June 1, 2021 CITY COUNCIL To be scheduled for July 29, 2021 NUMBER C14-2021-0060 – Albert Road Rezone – 7401 and 7407 Albert Rd C14-2012-0042 – 1300 W. Dittmar Road Rezoning C14-05-0091 – Lelah’s Crossing – 1300 W. Dittmar Rd. Apvd (8-2-2012). To Grant SF-6-CO to SF- 6-CO to remove the CO that limits height for a building or structure to 20’ DR; GO to MF-1 To Grant SF-6-CO with a density limitation of 6 u.p.a. and height limit of 20 feet; Restrictive Covenant for the Neighborhood Traffic Analysis To Grant Apvd SF-6-CO with a Restrictive Covenant for the Neighborhood Traffic Analysis, as ZAP recommended (4-27-2006). Apvd (4-27-2006). C14-85-055 (RCA) – Lelah’s Crossing – 1300 W. Dittmar Rd. To amend the RC to delete the rollback provision to RR, rural residence zoning RELATED CASES: The property was annexed into the City limits on November 15, 1984 (C7A-83-017). EXISTING STREET CHARACTERISTICS: Name Pavement Classification ROW Sidewalks Bicycle Route 88 feet (cul de sac) Damon Road 0 Level 1 No None Capital Metro (within ¼ mile) No 3 of 13B-4C14-2021-0035 Page 4 OTHER STAFF COMMENTS: Capital Metro This notice concerns all proposed development within 500-feet of the Capital Metro Rail Tracks Capital Metro runs freight service on these tracks and is required to continue to do so as a matter of federal law. Since March 22, 2010, we are operating passenger rail service, primarily, but not limited to, weekday hours. With the start of passenger rail service, we have shifted freight rail service to other times, particularly the hours after the last passenger train has run. This shift is in accordance with Federal regulations and safety procedures. All concerned parties need to be aware of the freight service in planning any development. The freight trains generate some noise as they move through. At many urban street crossings, there are upgraded signal systems with crossing arms to block the roadway. This allows the City of Austin the ability to apply for a “quiet zone” meaning that the train will not blow its horn, under normal operations, as it moves through the street. At other crossings, the freight train will blow the horn, which is approximately 96 decibels. At any time, if the engineer judges it to be prudent, the horn will be sounded as needed for safe operation. Capital Metro strives to provide the community with the best passenger and freight service possible. We also try to be sure that all of our neighbors are aware of both our present and possible future operations. Comprehensive Planning This rezoning case is located at the terminus of Damon Road, on approximately 0.75 acre property, which is undeveloped, is not located within a small planning area or located near an Activity Corridor or Center. Surrounding use include undeveloped land and single family houses to the north; to the south is undeveloped land and a condominium development under construction; to the east are single family houses; to the west is the Union Pacific railroad tracks, single family houses, a condo complex and an office building. The proposed use is to construct two single family houses. Connectivity There are no public sidewalks, bike lanes or public transit stops within at least a half of a mile of this site. Mobility and connectivity options are below average in the area. Imagine Austin The following Imagine Austin policies are applicable to this case: • 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. 4 of 13B-4C14-2021-0035 Page 5 • 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. Based on the existence of single-family housing along this street but the below average mobility and connectivity options in the area, this proposal supports the Imagine Austin Comprehensive Plan. 5 of 13B-4C14-2021-0035 Page 6 6 of 13B-4C14-2021-0035 Page 7 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 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. Environmental The site is not located over the Edwards Aquifer Recharge Zone. The site is in the Williamson 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. 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. Impervious Cover The maximum impervious cover allowed by the SF-3 zoning district would be 45%, which is based on the more restrictive zoning regulations. 7 of 13B-4C14-2021-0035 Page 8 PARD – Planning & Design Review Parkland dedication will be required for the new residential units proposed by this development, family residence with SF-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 and Compatibility Standards Rezoning from DR to SF-3 does not trigger the application of compatibility standards. The applicable building standards are outlined below: Breakdown by square footage for living area/garage/patio/porch is required on duplex residential site plans. Setbacks for duplex residential: • Anything that juts more than 5 feet into a setback must be fireproofed. Standard side setback is 5 feet with a maximum allowable 2-foot overhang. The overhang cannot have any openings, soffit vents, windows, etc. • Setbacks between buildings is 10 feet (5 feet on each side). Any encroachment into this setback must be fireproofed. • Nothing can encroach into a 2-foot setback. Transportation No further right-of-way is required for Damon Road. There is a proposed Urban Trail adjacent to the western boundary of this site along the UPC/ASA rail line. 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. 8 of 13B-4C14-2021-0035 Page 9 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. Based on current public infrastructure configurations, it appears that service extension requests (SER) will be required to provide service to this lot. For more information pertaining to the Service Extension Request process and submittal requirements contact Alberto Ramirez with Austin Water, Utility Development Services at 625 E. 10th St., 7th Floor. Ph: 512-972-0211. 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 A-1: Aerial Map B: Adjoining Subdivision Plat (C8-1952-2062) 9 of 13B-4( ( G AIN E ( ( ( ( ( S MILL L N ( ( ( SF-3 ( ( ( ( ( ( ( ( TREDE DR ( ( ( ( ( ( ( ( SF-3 ( ( ( ( ( ( ( ( ( SF-3 ( ( ( ( ( ( T C O T I Z O P ( ( ( ( ( 79-251 ( ( ( ( ( ( ( MF-2 POST OFFICE SF-2 LO 85-310 C14-2020-0084 GR-MU-CO 05-0062 = SF-3 ( = UNDER CONSTRUCTION SF-6 SP-06-0174C U N D E V ( LO 91-0085 = = = R N D A E N J A D = = = = = MF-2 = = 84-476 = = = = = = = = = = O CIR TIN N TA S N O C = = = = = = = = = = = = = = = MF-2-CO C14-2010-0165 CHURCH/SCHOOL 2010-0165 ( SF-3 ( ( SF-3 ( = = = = MF-2 = = = POND SF-6-CO CS C14-96-0117 = R E D U H D O O W = = = ( ( D T R R E B AL ( ( ( ( ( ( ( DR DR ( ( ( = W O O D H U E C T = = = SF-3 = = = = = ( = = = = = = = = = = = = = SF-2-CO C14-2009-0157 98-0008 ( SF-1 C14-2009-0158 2009-0158 BL D G. S U P PLIE S MINI-W A R E H O U S E S = = E W S LN M ATTH ( ( SF-2 ( ( ( ( ( ( ( ( ( ( SF-2 ( ( ( ( ( ( ( ( SF-2 ( ( ( ( ( ( ( ( ( ( ( SF-2 ( ( SF-2 ( ( ( ( ( ( ( ( ( ( MH F O R E S T W O O D R D SF-2 C14-2007-0184 MH M/H W Y N N E L N C14-2011-0056 C14-2015-0140 C14-2017-0110 SF-3 C14-2019-0060 M/H M/H MH M/H M/H M/H M/H MH M/H C14-2012-0110 SF-3 C14-84-425 M/H SF-3 C14-2016-0076 M/H MH M/H M/H M/H SF-2 ( 92-0002 M/H MH M /H M/H M/H MH ( M/H SF-3 ( C14-2019-0139 SF-3 C14-03-0095 ( SF-2 ( M/H MH ! ! ! ! ! ! ! ! ! ! ! !! ! ! ( ( M/H ( D A M O ( N R D ( ( DR ( ( PA CIN O LN ( GO-MU C14-2019-0121 VACANT SH ERWOOD RD ( ( T O M A SIN O L N 05-0091 D E NIR O L N C14-2012-0042 VACANT\BUILDING SF-6-CO C14-05-0091 05-0091 85-055 P85-009 ALTOBELLO DR LE A R LN ( ( ( ( ( ( ( SF-3 ( ( ( ( ( ( SF-2 ( M A LV E R ( SF-2 ( ( N HILL D R ( = SF-3 = ( = = = LO = = ( ( ( ( ( ( T C O H C E L E H ( ( ( ( ( D A R C A H C N E M ( 93-0063 M/H SF-3 M/H 98-0025 LO-CO ( C14-2018-0089 SF-6 C14-2018-0139 KEILBAR LN ( M/H ( 98-0025 C14-2013-0037 M/H M/H ( ( ( DR M/H ( ( MF-2-CO C14-2012-0066 ( DR ( SP-98-0166A 87-165 SP96-0356A ( ( ( GO-CO C14-06-0096 ( ( ( ( ( ( SF-2-CO ( Q UIVIR A R D ( ( ( ( ( ( N CIR A E D A V E ( ( SF-2-CO ( ( ( ( SF-2-CO ( ( ( ( ( ( 98-0247 ( ( ( D S R G RIN P R S E T X A B ( ( ( ( ( ( SP96-0356A 87-165 SP-98-0166A SP-00-2002A C14-05-0091 SF-6-CO LU C C H E S E L N BONASERA LN R D O N I R A M N A R G 05-0091 R D H A L E L ± SUBJECT TRACT ! ! ! ! ! ! PENDING CASE ZONING BOUNDARY GO BROWN SCHOOL FACILITIES ZONING Exhibit A ZONING CASE#: C14-2021-0035 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: 3/16/2021 10 of 13B-416 17 18 19 MF-2 MF-2-CO 1 2 3 4 5 2 SF-6 3 KEILBAR LN 4 5 LO-CO 1 DR 2 MF-2-CO 1 GO-MU 1 R O D RIN A N M A R G D E NIR O L N R H D LA LE C14-2021-0035 F16 6 DR 7 8 D A M O N R D 3 4 DR 2 1 PA CIN O LN 5 T O M A SIN O LN SF-6-CO L N C O R L E O N E 1 2 D T R R E B L A 9 DR SHERWOOD RD ALTOBELLO DR SF-6-CO 2 GO Copyright nearmap 2015 GO-CO ± 1'' = 200' McLaurin Rezone Exhibit A - 1 SUBJECT TRACT ZONING BOUNDARY ! ! ! ! ! ! PENDING CASE CREEK BUFFER ZONING CASE#: LOCATION: SUBJECT AREA: GRID: MANAGER: C14-2021-0035 1512 Damon Rd 0.748 Total Acres F16 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. 11 of 13B-412 of 13B-4Note: Should additional backup be submitted after the online publishing of this staff report, it may be found at the following link: https://www.austintexas.gov/cityclerk/boards_commissions/meetings/54_1.htm 13 of 13B-4