B-01 (C14-2021-0089 - Drew Lane Residential; District 5).pdf — original pdf

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ZONING CHANGE REVIEW SHEET CASE: C14-2021-0094 – Drew Lane Residential ZONING FROM: DR ADDRESS: 2414 Drew Lane SITE AREA: 2.40 acres PROPERTY OWNER: Walton Homes, LLC (Brenda Walton) DISTRICT: 5 TO: SF-3 AGENT: Thrower Design, LLC (Victoria Haase) 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 15, 2021: CITY COUNCIL ACTION: To be scheduled for July 29, 2021: ORDINANCE NUMBER: ISSUES: None at this time. CASE MANAGER COMMENTS: The subject platted lot is located on Drew Lane, contains one single family residence and is zoned development reserve (DR) district. There are single family residences and manufactured homes to the north (SF-2); a two-family residence and single family residences on large lots to the east (SF-3-CO; SF-2; I-SF-2); single family residences and duplexes across Drew Lane to the south (County); and single family residences on large lots to the west (SF-2). The Bauerle Ranch subdivision is further west near the terminus of Drew Lane (SF-2-CO). Please refer to Exhibits A (Zoning Map), A-1 (Aerial Exhibit) and B (Recorded Plat). The Applicant has requested family residence (SF-3) district zoning in order to build up to 18 single family residences on the property. The property was originally part of the Ford Oaks Annex subdivision which contains a plat note that requires 10,000 square foot lots (C8-54- 1 of 16B-1C14-2021-0089 Page 2 020). The plat restriction also applies to the west that front on Wommack Road and to the north that access Gail Road. In 1961, the subject property was resubdivided as Lot 2 of the Drew Lane Addition, and the Applicant intends to adhere to the lot size restriction in redevelopment of the property. 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 additional residences on this platted lot. 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-2 South County East West SF-2; SF-3-CO; I- SF-2 SF-2 LAND USES One single family residence Single family residences and manufactured homes in the Ford Oaks Annex Resubdivision Single family residences and duplexes in the Southwest Gate Addition Two-family residence; Single family residences on large lots Single family residences on large lots NEIGHBORHOOD PLANNING AREA: Not Applicable TIA: Is not required WATERSHED: Slaughter Creek – Suburban CAPITOL VIEW CORRIDOR: No SCHOOLS: Kocurek Elementary School Bailey Middle School Akins High School SCENIC ROADWAY: No 2 of 16B-1C14-2021-0089 Page 3 NEIGHBORHOOD ORGANIZATIONS: 627 – Onion Creek Homeowners Association 742 – Austin Independent School District 1214 – Bauerle Ranch Owners Association, Inc. 1228 – Sierra Club, Austin Regional Group 1343 – Oak Hill Trails Association 1530 – Friends of Austin Neighborhoods 1531 – South Austin Neighborhood Alliance (SANA) 1596 – TNR BCP – Travis County Natural Resources 1616 – Neighborhood Empowerment Foundation 1624 – Southwest Gate Addition Neighborhood Association 1774 – Austin Lost and Found Pets AREA CASE HISTORIES: 1559 – Palomino Park HOA 1363 – SEL Texas NUMBER C14-2019-0134 – 10302 Old Manchaca Road REQUEST SF-2 to SF-3 COMMISSION To Grant SF-3, w/conds of a r-o-w dedication on Old Manchaca Rd SF-2-CO to SF- 2, as amended To Grant SF-2-CO, w/CO for max 16 units C14-2014-0007 – Drew Lane Zoning – 2507 Mitchell Ln C14-2011-0070 – Bergstrom Duplex Rezoning – 2508 Mitchell Ln DR; SF-2 to SF- 3-CO CITY COUNCIL Apvd SF-3, w/Street Deed for r-o-w as Commission recommended (1-23-2020). Apvd SF-2 (4-17-2014). Apvd SF-3-CO as Commission recommended (8-25-2011). To Grant SF-3-CO w/CO limiting development of Lot 27 to 1 duplex use and all SF-2 uses (east lot), and Lot 26 to 1 two- family residence use and all SF-2 uses (west lot). C14-02-0171 – Page Rezoning – 10318 Old Manchaca Rd C14-01-0122 – Hidden Forest – 2507 Mitchell Ln C14-99-2059 – Bauerle Development – 2700-3300 Squirrel Hollow SF-2 to SF-3-CO To Deny SF-3-CO DR to SF-2 I-RR to SF-2 To Grant SF-2-CO w/CO for a minimum 1 acre lot size To Grant RR for Tract 1 and SF-2 for Tract 2 with conditions of the TIA Apvd SF-3-CO w/CO prohibiting duplex use (2-13-2003). Apvd SF-2-CO (10-25-2001). Apvd RR-CO for Tract 1 and SF-2-CO for Tract 2 with the CO for the conditions of the TIA and restricting access to Squirrel Hollow to emergency 3 of 16B-1C14-2021-0089 Page 4 access (2-1-2001). RELATED CASES: The property was annexed into the City’s full-purpose jurisdiction on November 15, 1984 (C7a-83-017 A). The rezoning area is platted as Lot 2, Drew Lane Addition, a subdivision recorded in May 1961 (C8S-61-051). EXISTING STREET CHARACTERISTICS: Name Existing Sidewalks Bicycle Pavement ASMP ROW Classification Route ASMP Required ROW No No 56 feet 50 feet 20 feet 1 (Local) Drew Lane OTHER STAFF COMMENTS: Comprehensive Planning This rezoning case is located on the north side of Drew Lane, on a 2.4 acre property that contains one house. The property is not located within the boundaries of a Neighborhood Planning Area but is located 0.14 miles from the Slaughter Lane Station Neighborhood Center and just under one-half linear mile from the Slaughter Lane Activity Corridor. Surrounding uses include single family housing in all four directions, as well as a few duplexes / two family residences and manufactured homes. The proposal is to obtain SF-3 zoning for the lot, demolish the existing house and build additional single-family housing units on the property, which allows up to 15 units per acre. Capital Metro (within ¼ mile) No Drew Lane is a narrow rural road, with no curbing, public sidewalks, or bike lanes. The nearest public transit stop is located approximately 0.45 linear miles from the subject property. The mobility and connectivity options in the immediate vicinity are below average. Connectivity 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: • 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 16B-1C14-2021-0089 Page 5 • 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 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 16B-1C14-2021-0089 Page 6 6 of 16B-1C14-2021-0089 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 Slaughter 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 16B-1C14-2021-0089 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. FYI – 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 The Austin Strategic Mobility Plan (ASMP), adopted April 11, 2019, identifies sufficient right-of-way for Drew Lane. 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 trigger per LDC 25-6-113. 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 8 of 16B-1C14-2021-0089 Page 9 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 A-1: Aerial Map B: Recorded Plat Correspondence Received 9 of 16B-1GWENDOLYN LN SF-3 980326-L G A R SP-04-0194D RR 980326-L 980326-L SF-3 ALCOTT LN SF-3 SF-2-CO BLAKE ST SF-2-CO TINM OUTH ST SF-2-CO B E A R D A V E BO LTON ST SF-2-CO C14-99-2059 H U X L E Y S T T S N A I V A ( SF-2-CO ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( SF-2-CO BESS LN SF-2-CO SF-2-CO 99-2059 RR-CO SF-2-CO ± ( ( ( ( SF-1 ( ( ( ( SF-2 980326-L SF-3 R E T T S O N D R ( ( Y A ( D W O O LW L E W O H ( ( ( ( ( 980326-L ( ( SF-3 > > > 980326-L > > > > SF-1 RR ( SF-3 ( ( ( SF-3 98-0040 GR-CO CS-1-CO ( = = = ( = = = = = = D AIL R G ( SF-2 ( = = = = = ( = = = = = = = = RIDDLE RD C14-02-0083 = = = 02-0083 = = = SF-3 = = POND = = = = = = = SF-1 R O X A N N A D R SF-1 980326-L I-SF-2 SP90-40C W S L A U GR DR UNDEV G H T E R L N SF-2 DRIVEWAY ( ( C14-97-0120 NO 97-0120 ( ( ( ( ( ( M H ( ( ( D R K C A M M O W ( ( ( ( ( ( ( ( ( ( ( ! ! ! ! ! ( ( SF-2 SF-2 G A I L R D M H ( ( ( ( ( ( ! ! ! ( ! ! ! ! ! ! DR M H ! ! ! ! ! ! DREW LN ( ( ( ( ( ( SF-3 ( C14-2019-0134 ( ( AUTO\TRAN S.\CO. ( ( SF-3-CO C14-02-0171 ( ! ! ! ! ! ! ( ( ( ( ( ( LO C14-2012-0162 SP90-80A ( ( FIRE STATION SF-2 ( ( ( ( ( ALLRED DR MH ( MH ( SF-2 BAR M H OFFICE WHSE ( 89-23 ARCHERY ( ( I-SF-2 ( ( I-RR OAK VALLEY RD ( I-RR ( ( ( ( ( ( ( ( ( ( ( ( M A R G R A L N COSMIC CT SIREN ST GAMMA WAY ( ( ( ( ( ( ( ( ( ( SAND ER S ST ( ( ( ( ( ( ( ( ( WHSE ( 980326-L SF-3 SF-2 ( DR SF-3-CO = C14-2011-0070 ( SF-2 SF-2-CO ( MITCHELL LN ( SF-2 ( ( ( ( ( ( ( ( 01-0122 C14-01-0122 C14-2014-0007 A U T U M N W O O D D R ( DR A B A N A W A Y ( ( ( ( ( ( ( ( ( ( ( P O R T I C O L N USED CONSTRUCTION\EQUIPMENT YARD MH H E N D O N S T SF-6 C14-2013-0093 SP-03-0290D CAPR A TER WHSE O L D M A N C H A C A R D C O N S T R U C T I O N \ S A L E S $ S V R C SP-02-0361D AUTO REPAIR WHSE LYNNBROOK DR I-SF-4A I-SF-4A ( SF-2-CO ( ( SUBJECT TRACT ! ! ! ! ! ! PENDING CASE ZONING BOUNDARY CELL\TOWER ( ( ( ZONING A U T O \ S A L E S Exhibit A ZONING CASE#: C14-2021-0089 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: 5/5/2021 ( SCREEN\PRINTING CONSTRUCTION SALES & SVRC D A R C A H C N E M I-RR I-RR 10 of 16B-1D R A L L R E D A 6-B 6-A 1 3 D R A C A H C N A M D L O 2 4 SF-2 5 I-RR SF-3 OAK VALLEY RD I-RR DR 21 19-A 19-C 20-A 20-B 18 D R K C A M M O W 23 17-A 25A SF-2 26A 27A SF-3-CO 24 MITCHELL LN SF-2-CO 15-A 16 G A I L R D 15-B 13-A SF-2 13-B 14-A 14-B 1 2 6 8 SF-2 9-A 9-B 10-A 10-B 11-A 11-B E14 29 D14 SF-2 30 31-A 1-A 1-B 1-C 31-B C14-2021-0089 DR SF-3-CO DREW LN 7 6 5 4 3 2 1 C O S MIC C T SIREN ST GAMMA WAY 35 34 33 32 31 30 29 28 27 26 25 D13 E13 SANDERS ST Copyright nearmap 2015 Drew Lane Residential Exhibit A - 1 SUBJECT TRACT ZONING BOUNDARY ! ! ! ! ! ! PENDING CASE CREEK BUFFER ZONING CASE#: LOCATION: SUBJECT AREA: GRID: MANAGER: C14-2021-0089 2414 Drew Lane 2.4 Acres E14 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. 14 15 16 21 1 2 3 4 5 6 7 8 M A R G R A L N 9 ± 1'' = 200' 43 42 41 40 39 38 37 36 1 2 3 I-SF-2 1 1 O L D M A N C H A C A R D 11 of 16B-112 of 16B-113 of 16B-114 of 16B-115 of 16B-116 of 16B-1