B-03 (C14-2021-0040 - 1501 Crozier Lane Zoning; District 2).pdf — original pdf

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ZONING CHANGE REVIEW SHEET CASE: C14-2021-0040 – 1501 Crozier Lane Zoning ZONING FROM: I-RR ADDRESS: 1501 Crozier Lane PROPERTY OWNER: Old Man City, LLC DISTRICT: 2 ZONING TO: CS-CO SITE AREA: 32.93 acres (Lauren Carson) AGENT: Kimley-Horn (Amanda Brown) CASE MANAGER: Wendy Rhoades (512-974-7719, wendy.rhoades@austintexas.gov) STAFF RECOMMENDATION: The Staff recommendation is to grant general commercial services – conditional overlay (CS-CO) combining district zoning. The Conditional Overlay: 1) prohibits the following uses: automotive rentals, automotive repair services, automotive sales, automotive washing (of any type), bail bond services, building maintenance services, campground, commercial blood plasma center, construction sales and services, convenience storage, drop-off recycling collection facility, electronic prototype assembly, electronic testing, equipment repair services, equipment sales, exterminating services, indoor crop production, kennels, laundry services, maintenance and service facilities, monument retail sales, service station, transportation terminal, and veterinary services; 2) establishes custom manufacturing and plant nursery as conditional uses, and 3) establishes that Chapter 25-2, Article 10 (Compatibility Standards) applies along the south property line adjacent to a mobile home residence. For a summary of the basis of Staff’s recommendation, see case manager comments. ZONING AND PLATTING COMMISSION ACTION / RECOMMENDATION: August 17, 2021: CITY COUNCIL ACTION: September 30, 2021: ORDINANCE NUMBER: ISSUES: In late-March 2021, the Applicant met to discuss the zoning case with residents of the Capitol Manor Mobile Home Park. CASE MANAGER COMMENTS: The subject irregular-shaped, undeveloped tract was annexed into the Full-Purpose City limits in September 2001 and zoned interim – rural residence (I-RR) district. Carson Creek 1 of 13B-3C14-2021-0040 Page 2 flows through the westernmost portion of the property towards the Colorado River which forms the northeast property line. A driveway extends from the intersection of Crozier Lane and Thornberry Road. There is undeveloped property and a brewery on Crozier Lane to the east (I-RR; LI-CO), a commercial-off street parking facility serving ABIA patrons to the southeast that takes access to East State Highway 71 (CS-CO), the Capitol Manor Mobile Home Park and the Carson Creek Addition single family and duplex subdivision to the south (I-RR; SF-3), and low density residential uses across Carson Creek to the west (County). The property is located in the Airport Overlay Zone 3 which does not allow for new residential use to occur. Please refer to Exhibits A (Zoning Map) and A-1 (Aerial View). The Applicant proposes to zone the property to the general commercial services – conditional overlay (CS-CO) district so that it may be developed with a limited warehousing and distribution use, and is intended for the storage of wine collections. The Applicant’s Conditional Overlay would limit land uses to limited warehousing and distribution (first allowed in the CS zoning district) and permitted uses in the community commercial (GR) district, prohibit certain uses including auto-related uses, bail bond services, drop-off recycling collection facility and exterminating services, and require the application of the City’s compatibility standards adjacent to the manufactured home park. BASIS OF RECOMMENDATION: 1. The proposed zoning should be consistent with the purpose statement of the district sought. The proposed general commercial services (CS) district zoning is intended for commercial or industrial uses that typically have operating characteristics or traffic service requirements generally incompatible with residential environments. The Conditional Overlay (CO) combining district may be applied in combination with any base district. The district is intended to provide flexible and adaptable use or site development regulations by requiring standards tailored to individual properties. 2. Zoning changes should promote compatibility with adjacent and nearby uses. Staff recommends CS-CO zoning as requested based on the following conditions of the Property: 1) limited warehousing and distribution is a low intensive, low traffic generating land use; 2) the Conditional Overlay prohibits the more intensive land uses in the CS and GR zoning districts due to the site’s limited access on Crozier Lane, and applies compatibility standards to the existing mobile home park to the south; and 3) its unique location that includes a segment of Carson Creek and frontage on the Colorado River. 2 of 13B-3C14-2021-0040 Page 3 EXISTING ZONING AND LAND USES: ZONING LAND USES Site North County South I-RR I-RR Undeveloped Undeveloped Manufactured home park; Commercial off- street parking facility Colorado River; Undeveloped; Brewery Carson Creek; Low density residential East West Not Applicable; I-RR; LI-CO County NEIGHBORHOOD PLANNING AREA: Not Applicable TIA: Deferred to the site plan application when land uses and intensities will be finalized WATERSHEDS: Carson Creek; Colorado River – Suburban CAPITOL VIEW CORRIDOR: No SCHOOLS: The subject property is within the Del Valle Independent School District. COMMUNITY REGISTRY LIST: 511 – Austin Neighborhoods Council 1195 – Imperial Neighborhood Association 1228 – Sierra Club, Austin Regional Group 1258 – Del Valle Community Coalition 1530 – Friends of Austin Neighborhoods 1550 – Homeless Neighborhood Association 1616 – Neighborhood Empowerment Foundation 1774 – Austin Lost and Found Pets AREA CASE HISTORIES: SCENIC ROADWAY: No 774 – Del Valle Independent School District 1363 – SEL Texas REQUEST I-RR to MH COMMISSION CITY COUNCIL Not applicable Withdrawn due to Property’s location within Airport Overlay Zone – 3 I-RR to LI UNZ to AV To Grant LI-CO w/CO for 2,000 vehicle trips / day, w/conditions of r- o-w dedication on Crozier Ln To Grant Apvd LI-CO w/a Street Deed for r-o-w dedication as ZAP recommended (2-12-2009). Apvd (8-1-2002). NUMBER C14-2019-0019 – Capitol Manor Mobile Home Park (City-Initiated) – 1308 Thornberry Rd C14-2008-0227 – Live Oak Brewing Co. – 1615 Crozier Ln C14-02-0054 – Rezone Former Del Valle School 3 of 13B-3C14-2021-0040 Page 4 Property – North of Crozier Ln, Cardinal Lp and Shapard Ln C14-99-2094 – Airport Fast Park – 2031 E SH 71 I-RR to CS-CO Apvd CS-CO as ZAP recommended (5-11-2000). To Grant CS-CO w/CO prohibiting adult- oriented businesses, pawn shops, vehicle storage, limits vehicle trips to 2,000 per day, prohibits access to Thornberry Rd and Crozier Ln RELATED CASES: The subject property was annexed into the Full Purpose City limits on September 6, 2001 (C7A-01-002). The property is unplatted and there are no site plan applications on the property. EXISTING STREET CHARACTERISTICS: Name ROW Pavement Classification Sidewalks Bicycle Route Crozier Lane Level 1 (Local) No None 41 feet 25 – 30 feet OTHER STAFF COMMENTS: Comprehensive Planning The subject property is a flag lot and accessible at ‘L’ the intersection of Thornberry Road and Crozier Lane, on a parcel that is approximately 32.93 acres in size and undeveloped. The property is located within the boundaries of the Airport Overlay, which prohibits residential uses. The site is not located within the boundaries of a neighborhood planning area or along an Activity Center or Corridor. Surrounding land uses include undeveloped land to the north; to the south is a manufactured home park and a single-family subdivision; to the east is undeveloped land and the Colorado River; and to the west is undeveloped land and a party/event center. The request is for commercial zoning for non-specified uses. Capital Metro (within ¼ mile) No 4 of 13B-3C14-2021-0040 Page 5 Connectivity There is a public sidewalk located partially along Thornberry Road but not along Crozier Lane. There are no Cap Metro transit stops located within a half a mile of this property. There is a lack of goods and services (drug store, retail shops, restaurants, grocery stores, civic uses) located within a quarter of a mile of this property. The connectivity and mobility options in this area are below average. Imagine Austin The project is not located by an Activity Center or along an Activity Corridor. The following IACP policies are applicable to this project: • 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. • 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. Based upon the property being located within the Airport Overlay Zone, which encourages commercial but prohibits residential uses; the property not being along an Activity Center or Corridor; but the lack of mobility and connectivity strengths in the area as specified in the policies above, this proposal only partially supports the Imagine Austin Comprehensive Plan. 5 of 13B-3C14-2021-0040 Page 6 6 of 13B-3C14-2021-0040 Page 7 Drainage Western portions of the property are located within the City’s the fully developed 25-year floodplain and the fully developed 100-year floodplain of Slaughter Creek. 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 Carson Creek Watershed & the Colorado River Watershed of the Colorado River Basin, which are classified as Suburban Watersheds 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 a floodplain within or adjacent to the project location. Based upon the location of the floodplain, offsite drainage should be calculated to determine whether a Critical Water Quality Zone exists within 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. 7 of 13B-3C14-2021-0040 Page 8 Impervious Cover Within the Colorado River and Carson Creek watersheds, the maximum impervious cover allowed by the CS-CO zoning district is 80%, based on the more restrictive watershed regulations. PARD – Planning & Design Review There are currently no parkland requirements for uses other than residential and hotel. Given that the application is for commercial uses, with the proposed CS-CO zoning, there would not be parkland dedication requirements or parkland impacts at the time of site plan or subdivision. The Parks and Recreation Department is actively seeking connections and access to the Colorado River, a major parkland priority for the City and the County. PARD would appreciate the chance to discuss such an opportunity to provide recreation to the community. These options may be discussed with PARD at any point in the development process. Reviewer contact: thomas.rowlinson@austintexas.gov Site Plan and Compatibility Standards 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. The site is located within Austin-Bergstrom Overlay – Zone 3 (AO-3), also referred to as the Buffer Zone and does not allow for new residential uses to occur. No use will be allow that create electrical interference with navigational signals or radio communications between airport and aircraft, make it difficult for pilots to distinguish between the airport lights and others, result in glare in the eyes of pilots using the airport, impair visibility in the vicinity of the airport, create bird strike hazards or otherwise in any way endanger or interfere with the landing, taking off, or maneuvering of aircraft intending to use the Austin-Bergstrom Airport. Height limitations and incompatible uses with each Airport Overlay zone are established in the Airport Overlay Ordinance. For the site plan, Airport Hazard Zoning Committee review may be required prior to the Zoning and Platting Commission hearing. 8 of 13B-3C14-2021-0040 Page 9 Transportation ASMP Assessment The Austin Strategic Mobility Plan (ASMP) adopted April 11, 2019, calls for a minimum of 50 feet of right-of-way for Crozier Lane. It is recommended that 25 feet of right-of-way from the existing centerline should be dedicated for Crozier Ln according to the Transportation with the first subdivision or site plan application [LDC 25-6-51 and 25-6-55]. 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. 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 AND ATTACHMENT TO FOLLOW: Exhibit A: Zoning Map Exhibit A-1: Aerial Map 9 of 13B-3SP-2007-0208D ( I-SF-2 ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! DR ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! D A N R M E R S H ( ( ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ( ! ! ! ! ! ! ! ! RR ! ! ! ! ! ! ! ! ! ( ! ! ! = ( ( C14-97-0154 ( ( MH-CO ( R D S W O D A H S L L A T ( MH-CO ( ( ( ( = = SF-3 = ( ( = = = 98-0326-L = = = = = = = = 98-0326-L = = = = = = = R W D O = O C O L S H A D = = = = = = 98-0326-L = = = SF-3 = 98-0326-L = = B E A = R P A = = W T R L = SF-3 = = = = = = = 98-0326-L = = = 98-0326-L = = N I G = H T S T A = R D R = SF-3 = = = = = = SF-3 = 98-0326-L = = C A R S O = = N C R E E = = = K B L V D = = = = = = = = SF-3 W A R RIO R L N T H O R N B E R R Y R D = = = = = = 9 8 - 0 3 = 2 6 - L = = 00-2214 01-0066 SUBJECT TRACT ! ! ! ! ! ! PENDING CASE ZONING BOUNDARY ± CS-CO C14-00-2214 CS-CO C14-01-0183 ! ! ! ! ! ! ! ! ! ! ! ! MOBILE HOM E PARK ! I-RR ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! UNDEV UNDEVELOPED C R O Z I E R L N ZONING Exhibit A ZONING CASE#: C14-2021-0040 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 2008-0227 C14-2008-0227 LI-CO UNDEVELOPED AV C14-02-0054 10 of 13B-311 of 13B-312 of 13B-3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-3