B-03 (C14-2021-0060 - Albert Road Rezone; District 5).pdf — original pdf

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ZONING CHANGE REVIEW SHEET CASE: C14-2021-0060 – Albert Road Rezone ZONING FROM: DR ADDRESS: 7401 and 7407 Albert Road SITE AREA: 3 acres PROPERTY OWNERS: Linda Fontaine and Stuart Bailey AGENT: Thrower Design (Victoria Haase) 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: June 1, 2021: CITY COUNCIL ACTION: To be scheduled for July 29, 2021: ORDINANCE NUMBER: ISSUES: None at this time. CASE MANAGER COMMENTS: The subject rezoning area consists of an unplatted tract (7401 Albert Road) and a platted lot (7407 Albert Road), is located approximately mid-block and zoned development reserve (DR) district. There is one single family residence located at each address. Albert Road contains single family residences and accessory residences on large lots and tracts zoned DR upon annexation in the mid-1980s. There are similar sized large tracts to the north (DR; SF- 1), south and west (DR), and the Elmwood Estates single family residential subdivision is to the east (SF-2). Please refer to Exhibits A (Zoning Map), A-1 (Aerial Exhibit) and B (Subdivision Plat). The Applicant has requested family residence (SF-3) district zoning in order to build two accessory dwelling units on the property, one at each address. 1 of 12B-3C14-2021-0060 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 four residences on the two tracts. 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 Site North DR; SF-1; SF-2-CO DR South DR East West SF-2 DR LAND USES Two single residential dwelling units Single family residences; Accessory structures / residences Single family residences; Accessory structures / residences Single family residences Single family residences; Accessory structures / residences NEIGHBORHOOD PLANNING AREA: Not Applicable TIA: Is not required WATERSHEDS: South Boggy Creek; 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 1424 – Preservation Austin 1429 – Go!Austin/Vamos!/Austin (GAVA)-78745 511 – Austin Neighborhoods Council SCENIC ROADWAY: No 1363 – SEL Texas 2 of 12B-3C14-2021-0060 Page 3 1530 – Friends of Austin Neighborhoods 1528 – Bike Austin 1531 – South Austin Neighborhood Alliance (SANA) 1550 – Homeless Neighborhood Association 1616 – Neighborhood Empowerment Foundation 1774 – Austin Lost and Found Pets AREA CASE HISTORIES: REQUEST SF-2 to MF-3 Scheduled for 6-1-2021 COMMISSION CITY COUNCIL NUMBER C14-2021-0056 – 1609 Matthews Lane Rezoning C14-2021-0035 – McLaurin Rezone – 1512 Damon Rd C14-2012-0042 – 1300 W. Dittmar Road Rezoning C14-2009-0158 – 7211 Albert Road C14-2009-0157 – Albert Road – 7201-7207 Albert Rd; 1305-1407 Matthews Ln DR to SF-3 To Grant To Grant SF-6-CO to SF- 6-CO to remove the CO that limits height for a building or structure to 20’ DR to SF-1, as amended SF-1-CO to SF-2 To Deny To Grant Scheduled for 6-3-2021 Scheduled for 6-10-2021 Apvd (8-2-2012). Approved SF-1 (2-25-2010). Apvd SF-2-CO w/CO for 1) Max 3 driveways to Matthews Ln; 1 driveway for drainage facility access; 2 of the driveways shall be for sf residence use and may be joint-use driveways that serve more than 1 SF residence use, and 2) unless a joint-use driveway is used as an alternative access for sf residence use, the minimum lot width at the street frontage on Matthews Ln or Albert Rd is 20 feet (5-13-2010). Apvd SF-6-CO with a Restrictive Covenant for the Neighborhood C14-05-0091 – Lelah’s Crossing – 1300 W. Dittmar DR; GO to MF-1 To Grant SF-6-CO with a density limitation of 6 u.p.a. 3 of 12B-3C14-2021-0060 Page 4 and height limit of 20 feet; Restrictive Covenant for the Neighborhood Traffic Analysis To Grant Traffic Analysis, as ZAP recommended (4-27-2006). Apvd (4-27-2006). Rd. 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). The property addressed as 7401 Albert Road is unplatted. The property addressed as 7407 Albert Road is platted as Lot 1 of the Dalton-Sanders Subdivision recorded in 1965 (C8S-65- 084). Please refer to Exhibit B. EXISTING STREET CHARACTERISTICS: Name ROW Pavement Classification Sidewalks Bicycle Route Capital Metro (within ¼ mile) No Albert Road 20 feet Level 1 No N/A 48 feet OTHER STAFF COMMENTS: Comprehensive Planning This rezoning case is located on the east side of Albert Road, on two parcels, each containing a house and an accessary dwelling unit on approximately 3 acres of land. The property is not located within the boundaries of a Neighborhood Planning Area nor along or near an Activity Corridor or Center. Surrounding uses include single family housing in all four directions. The proposal is to obtain SF-3 zoning for each property to acknowledge the existing ADUs on the properties. Connectivity Albert Road is a narrow rural road, with no curbing, public sidewalks or bike lanes. The mobility and connectivity options are below average. 4 of 12B-3C14-2021-0060 Page 5 Imagine Austin The property is not located along an Activity Corridor or within or near an Activity Center. The following Imagine Austin policies are applicable to this case: • HN P5. Promote a diversity of land uses throughout Austin to allow a variety of housing types including rental and ownership opportunities for singles, families with and without children, seniors, persons with disabilities, and multi-generational families. • HN P10. Create complete neighborhoods across Austin that have a mix of housing types and land uses, affordable housing and transportation options, and access to schools, retail, employment, community services, and parks and recreation options Based on the comparatively scale of the site relative to adjacent residential uses, adding a missing middle housing type, but the below average mobility and connectivity options in this area, this project partially supports the policies of the Imagine Austin Comprehensive Plan. 5 of 12B-3C14-2021-0060 Page 6 6 of 12B-3C14-2021-0060 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 South Boggy Creek Watershed and 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. 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 12B-3C14-2021-0060 Page 8 PARD – Planning & Design Review Parkland dedication will be required for the new residential units proposed by this development, single-family 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 ASMP Assessment The Austin Strategic Mobility Plan (ASMP) does not require any additional right of way dedication along Albert Road. 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 12B-3C14-2021-0060 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: Recorded Plat 9 of 12B-3ASSISTED\LIVING\CENTER GR C14-71-164 SF-3 C O N V/G A S LR D A R C A H C N E M MF-2 77-21 OFFICES ( LO-CO LO R E D U G A E L N O N N A C ( ( ( SF-3 ( ( ( ( ( R N D ( A E N J A D ( ( ( ( SF-3 ( ( ( ( ( ( ( ( ( ( R ( ( W D O D A E Y M R R E H C ( ( SF-3 ( C14-05-0062 ( C14-2020-0084 GR-MU-CO ( SALON 05-0062 = SF-2 85-310 SF-3 = ( ( ( ( ( ( ( ( ( ( = = = = MF-2 = = = POND UNDER CONSTRUCTION SF-6 SP-06-0174C = = = = = LO 91-0085 = = = = = = = MF-2 = = 84-476 = = = = = = = = = = O CIR TIN N TA S N O C = = = = = = = = = = = MF-2-CO C14-2010-0165 98-0025 LO-CO C14-2013-0037 ( DR C14-2012-0066 MF-2-CO R O D RIN A N M A R G C14-2019-0121 T O M A SIN O L N 05-0091 D E NIR O L N R H D A L E L GO ! ! ! ! ! ! ! ! ! ! ! !! ! ! ( ( M/H ( ( D A M O ( N R D ( ( DR ( VACANT ( ( 05-0091 SF-6-CO C14-05-0091 85-055 C14-2012-0042 SF-6-CO C14-05-0091 ALTOBELLO DR ± SUBJECT TRACT ! ! ! ! ! ! PENDING CASE ZONING BOUNDARY 73-122 SP-01-0418C 96-0117 SP97-0244C CS CS SF-6-CO C14-96-0117 98-0228 = = ( ( R E D U H D O O W = = = = ( ( ( ( ( ( ( ( C14-2014-0019 ( SF-3 ( ( ECHO LN ( ( ( ( ( ( ( ( ( ( ( ( SF-3 = = = ( ( ( ( ( AY T W RIF D WIN ( ( ( ( ( ( ( ( SF-3 ( HID D ( ( ( ( ( ( ( ( ( EN HILL CIR ( ( ( ( ( ( ( ( C ULLE R S C V ( ( ( ( ( ( ( ( ( ( ( ( ( SF-3 ( ( ( ( ( ( ( ( ( R D D O O W S S O R C ( SF-3 ( ( ( ( ( ! ! ! ! ( ! ! ! ! ! ! ! ! ! BL D G. S U P PLIE S ( MINI-W A R E H O U S E S = = = = = = = W O O D H U E C T = SF-3 = = = = = ( = = ( = = = = = = = = = = = = = = = T C Y E K Y R O V I = = = = = = = = = = = = = V E C R U S A E R T = = = = ( ( ( ( SF-2 ( ( ( = M AT T H E W = = S L N 2009-0157 SF-2-CO C14-2009-0157 98-0008 = = = ( ( ( ( ( ( ( ( ( ( ( O D A E M ( ( N U W R ( ( ( ( ( ( ( SF-1 C14-2009-0158 ( 2009-0158 ( ( ! ! ! ! ( ! ! ( ! ! ! ( ( ! ( ! D T R R E B AL ! ! ! ( ! ! ( ( ( ( ( DR DR ( ( ( ! ! ! ! ! ! ! ! ! ! SF-2 ( ! ! ( ( ( ( D D R O O T W S E R O F ( ( ( ( ( ( SF-2 ( ( ( ( ( ( ( D T R S E R O M F EL ( ( 87-085 ( 87-085 ( ( SF-2 ( ( ( ( ( ( ( SF-2 ( ( ( ( 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 C14-2012-0110 SF-3 C14-84-425 M/H SF-3 C14-2016-0076 M/H MH M/H M/H MH M/H M/H MH M/H M/H ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( WHSE ( ( SH ERWOOD RD SF-2 SF-2 ( ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ( ! ! ! ! DR ! ! ! ( ( ( ( ( ( ( ( W O O D C L I F F D R M/H ( ( SF-2 ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ZONING Exhibit A ZONING CASE#: C14-2021-0060 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: 4/12/2021 10 of 12B-326 27A MF-2 27B 1 9 MF-2 10 12 11 O CIR TIN N TA S N O C 22 23 25 24 3 2 3 4 8 7 21 20 19 17 18 MF-2-CO 32 33 SF-6-CO 40 B 36 41 42 43 33 27 34 35 C14-2021-0056 1 2 44 45 46 47 48 3 4 5 SF-2 6 26 25 49 20 Y R O V I T C Y E K 21 22 24 50 SF-3 23 13 12 51 52 1 M ATT 2 3 H E W 53 54 S LN SF-2-CO 10 4 9 8 7 6 1 16 15 V E C R U S A E R T 9 14 11 55 10 11 12 7 9 8 10 6 3 4 5 6 7 8 Y A T W RIF D WIN 16 17 13 14 15 16 SF-1 2 1 DR 1 4 D T R R E LB A C14-2021-0060 F16 1 5 D D R O O T W S E R O F 7 SF-2 6 7 5 6 2 1 2 8 9 10 11 SF-2 12 DR 10 20 5 3 8 9 2 3 4 13 14 15 16 17 SF-2 18-A 18-B 19 D T R S E R O 4 5 ELM F 6 SF-2 11 12 21 22 7 8 SHERWOOD RD 1-A SF-2 2 3 11 Copyright nearmap 2015 SF-2 1 2 1 2 3 SHERWOOD RD SF-6-CO SF-6-CO T R E LB A D R ALTOBELLO DR 2 13 MH 12 W Y N N E L N MH 13 12 SF-3 1 1 SF-2 2 ± 1'' = 250' Albert Road Rezone Exhibit A - 1 SUBJECT TRACT ZONING BOUNDARY ! ! ! ! ! ! PENDING CASE CREEK BUFFER ZONING CASE#: LOCATION: SUBJECT AREA: GRID: MANAGER: C14-2021-0060 7401 and 7407 Albert Rdl 3.0 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. C14-2021-0035 6 7 9 D A M O 4 N R D 3 DR 2 8 1 11 of 12B-312 of 12B-3