B-10 (C14-2021-0109 - 12530 Research Blvd; District 10).pdf — original pdf

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ZONING CHANGE REVIEW SHEET TO: GR-MU CASE: C14-2021-0109 (12530 Research Blvd Future Project) DISTRICT: 10 ADDRESS: 12530 Research Boulevard ZONING FROM: GR, LO SITE AREA: 1.41 acres (61,419.6 sq. ft.) PROPERTY OWNER: Gyro Plus LLC (Mohammed Arami) CASE MANAGER: Sherri Sirwaitis (512-974-3057, sherri.sirwaitis@austintexas.gov) STAFF RECOMMEDATION: Staff recommends GR-MU, Community Commercial-Mixed Use Combining District, zoning for Tract 1 and LO-MU, Limited Office- Mixed Use Combining District, zoning for Tract 2. ZONING AND PLATTING COMMISSION ACTION / RECOMMENDATION: September 7, 2021 CITY COUNCIL ACTION: ORDINANCE NUMBER: 1 of 12B-10C14-2021-0109 ISSUES: N/A CASE MANAGER COMMENTS: 2 The property in question is a 1.41 acre site that contains a vacant retail building and a small warehouse (formerly Buck’s Bikes Super Store) which fronts U.S. Highway 183 North. To the east, there is a retail center (Oak Knoll Village). The tract of land to the west contains an automotive repair use (Oak Knoll Automotive). The lots to the south, across Jollyville Road, are developed with duplex residences. The applicant is requesting GR-MU zoning to redevelop the site with retail mixed use. The staff is recommending GR-MU zoning for Tract 1 and LO-MU zoning for Tract 2. GR- MU zoning on Tract 1 will permit the applicant to redevelop the site with retail and residential uses fronting Research Boulevard/U.S. Highway 183 North. The staff is recommending adding an ‘MU’ combining district to the entire property (both Tract 1 and Tract 2) to permit the addition of residential uses. The proposed zoning will promote consistency with the permitted uses developed adjacent to this tract in the existing Community Commercial zoning located to the east and west. Commercial-mixed use and office-mixed use zoning will permit the applicant to utilize vacant structures to allow for mixed use development on the site. More intensive zoning is appropriate for a retail development fronting a major highway within an area of concentrated commercial and retail development. In addition, the staff is recommending a 120-foot buffer of LO-MU zoning along Jollyville Road for Tract 2 in accordance with the intent of the U.S. 183/Jollyville Road Area Study. The policy of a 120-foot strip buffer of LO zoning along the east side of Jollyville Road has been consistently applied to date to maintain a setback from the commercial uses fronting U.S. Highway 183 to the residential and office uses to the west across Jollyville Road. BASIS OF RECOMMENDATION: 1. The proposed zoning should be consistent with the purpose statement of the district sought. General commercial services (CS) district is the designation for a commercial or industrial use of a service nature that has operating characteristics or traffic service requirements that are incompatible with residential environments. Limited office (LO) district is the designation for an office use that serves neighborhood or community needs and that is located in or adjacent to residential neighborhoods. An office in an LO district may contain one or more different uses. Site development regulations and performance standards applicable to an LO district use are designed to ensure that the use is compatible and complementary in scale and appearance with the residential environment. Mixed Use combining district is intended for combination with selected base districts, in order to permit any combination of office, retail, commercial, and residential uses within 2 of 12B-10C14-2021-0109 3 a single development. 2. The proposed zoning should promote consistency and orderly planning. The proposed GR-MU zoning for Tract 1 will allow the applicant to redevelop the site with retail and residential uses. This tract of land fronts onto a major arterial roadway, Research Boulevard (U.S. Highway 183). The proposed rezoning will be compatible with surrounding land uses as there are retail and commercial uses to the east and west of the site along Research Boulevard. The staff is recommending a 120-foot buffer of LO-MU zoning along Jollyville Road for Tract 2 in accordance with the intent of the U.S. 183/Jollyville Road Area Study, which was adopted by the City Council in 1984. The policy of a 120-foot strip buffer of LO zoning along the east side of Jollyville Road has been consistently applied to date to maintain a setback from the residential and office uses to the west across Jollyville Road. The proposed LO-MU zoning on Tract 2 will provide a transition from the more intensive commercial uses fronting Research Boulevard/U.S. Highway 183 north to the residential uses on the western side of Jollyville Road. 3. The proposed zoning should allow for a reasonable use of the property. The addition of the MU, Mixed Use Combining District, to Tracts 1 and 2 on this property will allow for new residential development on this site which will provide for additional housing opportunities in this area. The site under consideration is located along the Jollyville Road Activity Corridor and is located approximately a quarter of a mile from the 183 & McNeil Neighborhood Center. EXISTING ZONING AND LAND USES: Site ZONING GR, LO North Highway, LI East GR, CS-1, LO LAND USES Vacant Retail Sales (former Buck’s Bikes Super Store), Warehouse, Undeveloped Area Office/Warehouse (Research Park Place) Retail Center (Oak Knoll Village: Apartment Locators, Armstrong McCall Beauty Supply, AMZ Salon, Subway Sandwiches, Queen’s Liquor, Caspian Grill, Kelly Personal Training, Q Nails, Yumin Tacos and More, The Convenient Store/ Shell Station) Duplex Residences Automotive Repair (Sun Shades Window Tint, Oak Knoll Automotive) South West SF-3 GR, LO 3 of 12B-10C14-2021-0109 4 AREA STUDY: U.S. 183/Jollyville Road Area Study (This Area Study designates the property in question for commercial/GR district uses. The U.S. 183 Study was approved by the City Council in November of 1978. The Area Study recommended that a 120-foot deep strip of land along Jollyville Road be zoned “O” Office zoning (which was converted to LO, Limited Office, in 1985) and that a 200 foot strip of land along the west side of Jollyville Road be zoned “A” Residence (which was converted to SF-3, Family Residence, in 1985). The policy of a 120-foot strip buffer of LO zoning along the east side of Jollyville Road has been consistently applied to date. The policy of SF- 3 on the west side of Jollyville Road was never approved or implemented, and today the west side of Jollyville Road is primarily zoned office and multi-family, with the majority of office zoning being LO zoning. The recommendation for a 120-foot strip of LO zoning along the eastern portion of Jollyville Road was incorporated into the Jollyville Road Study, which was adopted in 1984). TIA: Deferred to the time of Site Plan WATERSHED: Walnut Creek SCHOOLS: Pflugerville I.S.D. NEIGHBORHOOD ORGANIZATIONS: Austin Lost and Found Pets Bull Creek Foundation Friends of Austin Neighborhoods Homeless Neighborhood Association Laurel Oaks Neighborhood Association Long Canyon Homeowners Association Mountain Neighborhood Association Neighborhood Empowerment Foundation North Oaks Neighborhood Association SELTEXAS Sierra Club, Austin Regional Group TNR BCP- Travis County Natural Resources AREA CASE HISTORIES: REQUEST LR to GR COMMISSION 9/03/19: Approved staff’s recommendation of GR zoning by consent (9-0); A. Denkler-1st, E. Goff-2nd. CITY COUNCIL 10/03/19: The public hearing was conducted and a motion to close the public hearing nd approve Ordinance No. 20191003-088 for GR district zoning was approved on Council Member Alter's motion, Council Member NUMBER C14-2019-0097 (Abhyas Kendra 1 Inc. - Part 2: 12636 Research Boulevard South Bound, Building C, Suite C-108) 4 of 12B-10C14-2021-0109 5 C14-2016-0036 (Abhyas Kendra 1 Inc.: Best Brains Franchise – Tutoring Center, 12636 Research Boulevard South Bound, Building C, Suite C-108) C14-2010-0176 (12636 Research Suite 109) C14-05-0060 GR-CO to CS-1 GR-CO to CS-1-CO C14-99-0099 SF-3 to LI C14-98-0143 GR to CS-1 LO to LR 6/21/16: Approved staff’s recommendation for LR zoning by consent (11-0); A. Denkler-1st, G. Rojas-2nd. 12/07/10: Approved staff’s rec. of CS-1 zoning on consent (5-0, Seeger, Tiemann-absent); Baldridge-1st, Bourgeios-2nd. 6/21/05: Postponed indefinitely at the applicant’s request (8-0, K. Jackson-absent); J. Martinez-1st, J. Gohil-2nd. 12/21/05: Case expired. 6/29/99: Approved staff’s alternate rec. of LI-CO, w/ 2,000 vtpd limit, by consent (8-0) 11/17/98: Approved LO (TR1) and CS-1-CO (TR2), prohibit Adult Oriented uses and limit development to 2,000 vtpd, by consent (9-0) C14-96-0144 I-SF-2 to CS 1/28/97: Approved staff alternate rec. of GR-CO, w/ 2,000 vtpd limit (7-0) C14-94-0045 LO to CS- CO 6/7/94: CS not recommended (5-0) C14-93-0053 SF-2 to GR 5/18/93: Approved GR (7-0) C14-92-0105 LO to LR 11/10/92: Approved LR-CO; prohibiting Consumer Repair Pool's second on a 10-0 vote. Council Member Harper- Madison was absent. 8/11/16: The public hearing was conducted and a motion to close the public hearing and approve Ordinance 20160811-054 for neighborhood commercial (LR) district zoning was approved on consent on Mayor Pro Tem Tovo’s motion, Council Member Pool’s second on an 11-0 vote. 1/13/11: Approved CS-1 zoning on consent on all 3 readings (7-0); Spelman-1st, Morrison- 2nd. N/A 7/29/99: Approved PC rec. of LI-CO (6-0); all 3 readings 1/7/99: Approved PC rec. of LO (TR1) and CS-1-CO (TR2) w/conditions (7-0); 1st reading 4/8/99: Approved retaining LO (TR1) and CS-CO on (TR2); (6-0); 2nd/3rd readings 2/27/97: Approved PC rec. of GR-CO (7-0); 1st reading 4/10/97: Approved GR-CO (7-0); 2nd/3rd readings 7/14/94: Postponed for 6 months to January 1995 by applicant (7-0) 3/31/05: Case expired 5/20/93: Approved GR (7-0); all 3 readings 12/3/93: Approved LR-CO on all 3 readings 5 of 12B-10C14-2021-0109 6 Services, Consumer Convenience Services, Food Sales, General Retail Sales (Convenience), Off- site accessory parking, Personal Services, Pet Services, Restaurant (Limited), Service Station, College and University Facilities, and Guidance Services 7/7/92: Approved GR-MU 12/18/90: Approved GR-CO, permit all LR uses and Medical Offices, Restaurant (General), General Retail Sales (General), Communication Services, Personal Improvement Services, Business Support Services, and Business or Trade School, by consent (5-0) C14-92-0045 C14-90-0076 SF-2 to GR- MU LO, GR, GR-CO 7/9/92: Approved GR-MU on all 3 readings 1/10/91: Approved GR-CO (7-0); all 3 readings RELATED CASES: C14-77-101 - Previous Rezoning Case C8S-73-076 - Subdivision Case EXISTING STREET CHARACTERISTICS: Name Existing ROW ASMP Required ROW Pavement ASMP Sidewalks Bicycle Classification Route Capital Metro (within ¼ mile) Research Boulevard SVRD Jollyville Road 75’ Defer to TxDOT 50’ Yes Yes Yes 130’ 104’ 60’ No Yes Yes 4 3 6 of 12B-10C14-2021-0109 7 OTHER STAFF COMMENTS: Comprehensive Planning This zoning cases is located on the south side of Research Boulevard, with street frontage along both Research Boulevard and Jollyville Road. The property contains a commercial building on a 1.41 acre lot and is not located within a small planning area. The parcel is situated along the Jollyville Road Activity Corridor and is located approximately a quarter of a mile from the 183 & McNeil Neighborhood Center. Surrounding land uses include SH 183 to the north; to the south is vacant land and a residential subdivision; to the east is a small shopping center with several retail uses; and to the west is an oil change shop and another auto service use. The proposed use is mixed retail and residential project. Connectivity This portion of Research Boulevard has a public sidewalk located along one side of the road and a public transit stop directly in front of the property. This portion of Jollyville Road has no public sidewalks or transit stops but does have what appears to be unprotected bike lanes. Mobility and connectivity options are fair due to a lack of public sidewalks, curb and gutters, public transit stops and civic uses along Jollyville Road. Imagine Austin The property is located along an Activity Corridor and near an Neighborhood Center, both which support a variety of commercial and residential uses. Activity Corridors are the connections that link activity centers and other key destinations to one another and allow people to travel throughout the city and region by bicycle, transit, or automobile. The following Imagine Austin policy is applicable to this case:  LUT P3 Promote development in compact centers, communities or along corridors that are connected by roads and transit, are designed to encourage walking and bicycling, and reduce healthcare, 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.  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 adjoining commercial and residential uses but only fair mobility and connectivity options in the area, especially along Jollyville Road, this proposal partially supports the policies of the Imagine Austin Comprehensive Plan. Environmental The site is 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 7 of 12B-10C14-2021-0109 8 Zone. Under current watershed regulations, development or redevelopment on this site will be subject to the following impervious cover limits: % of Gross Site Area % of Gross Site Area with Transfers 50% 60% Development Classification Single-Family (minimum lot size 5750 sq. ft.) Other Single-Family or Duplex Multifamily Commercial 55% 60% 80% 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. Fire No comments. Parks and Recreation Parkland dedication will be required for the new residential units proposed by this development, mixed-use with GR-MU 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. 8 of 12B-10C14-2021-0109 9 Site Plan 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 subject to compatibility standards. Along the southwest property line, the following standards apply: a. No structure may be built within 25 feet of the property line. b. No structure in excess of two stories or 30 feet in height may be constructed within 50 feet of the property line. c. No structure in excess of three stories or 40 feet in height may be constructed within 100 feet of the property line. d. No parking or driveways are allowed within 25 feet of the property line. e. A landscape area at least 25 feet wide is required along the property line. In addition, a fence, berm, or dense vegetation must be provided to screen adjoining properties from views of parking, mechanical equipment, storage, and refuse collection. Additional design regulations will be enforced at the time a site plan is submitted. Transportation The Austin Strategic Mobility Plan (ASMP), adopted 04/11/2019, calls for 104 feet of right- of-way for Jollyville Road and right-of-way for Research Boulevard SVRD is deferred to TxDOT. 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/subdivision application. A traffic impact analysis shall be required at the time of site plan if triggered per LDC 25-6-113. 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. 9 of 12B-10C14-2021-0109 10 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 B. Aerial Map C. Correspondence from Interested Parties 10 of 12B-10! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! OFFICE PARK EXHIBIT A ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! 80-112 D LV Y B G LO O N H C E T OFFICE PARK J E K E L C I R LI 3 8 LI 1 - 5 8 P E C A N S LI-CO C14-99-0099 99-0099 T SF-3 CS-CO R 8 4-2 4 2 P A R K I N G C O N S T . C O . LI-CO OFFICE RETAIL 92-045 GR-MU SF-2 SALES 78-187 GR VET. P79-080 OFFICE SF-2 OFFICE 81-132 R A DIAT O SF-3 R\S H O P GR-CO C14-06-0056 2008-0026 C14-2008-0026 C14-96-0144 CS-CO 4 4 6-1 9 06-0056 LUBE\SHOP PAIR E O R T U A R81-243 CS PARKING LI OFFICE GR 3 2 77-1 MINI E G A R O T S R E S E A R C H N B T O M 77 -1 2 3 R85-120 R85-120 OFFICE GR 22 4-0 8 Z R OFFICE 78-076 C N EIL R A M P O F FIC E LR 92-105 LR-CO O F FIC E R E S E A R C H BLV D N B R E S E A R C H B LV D S B R E S E A R C CS-1 C14-2010-0176 H BLV C14-2016-0036 C14-2019-0097 GR GR-CO D S V R D S B GR-CO R86-136 GR-CO GR 90-076 84-387 C814S86-029 S H O P PIN G C E N T E R PUD 86-059 SP86-039 C14-2020-0046 MF-3 PUD SF-3 GR-CO R86-230RC R ES T. 78-109 GR U N D E V LO P 8 4-10 1 S P 9 6-0 2 6 1 C J O L L Y VIL L E R D B A N K R E S T. CS-CO 3 4 1 8-0 9 SP-00-2188C R Z S P 8 6-0 2 8 8 9-0 1 5 4 C APARTMENTS 82-113 P84-4 MF-2 ( SF-3 ( 90 -0 0 58 OFFICE 93-0053 GR 58 0 90-0 LI-CO 1 4 79-0 BANK SP-05-1744C LI 75-128 MANUFACTURING COMPANY 75-128 SP-97-0408CF ! ! ! ! ! ! ! ! ! ! ! ! ! R E SE A R C H BLV D S V R D N TRACT 1 B ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! SP-98-0150C ! ! ! ! ! ! ! ! ! ! C 69 0 P O H E S B LU P-00-2 S ! ! ! ! R E S T. VA C BLD G. GR ! ! ! ! ! 77-1 2 3 ! ! ! ! ! ! 77-101 ! ! ! ! ! ! T R A N S H ! ! O P ! ! ! ! ! S ! MIS ! ! ! ! SIO N CS-1 ! C L U B 80-151 CS-1 S T O U O R LIQ R E V A C A N T FAST FOOD R86-175 77-0 5 6 78-1 94-0 4 1 0 45 R E S E A R C RIATA T R A C E T O R H S B T O P A VILIO E S E A R C N B R A M P N R A M P CONV. STORE 80-193 GR DAY CARE 79-0 4 4 V ET. 77-0 9 0 LO OFFICE GR 78-005 UNDEV C14-89-0024 SP96-0152C ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! A R G O N N E F O R E S T T R L ( ( ( ( SF-2 ( SF-2 ( ( ( ( SF-2 ( ( ( ( ( ( ( ( AR G ( ( ONNE FOREST CV ( ( ( ( 77-074 ( ( ( ( TRACT 2 ( ( ( ( ( ( ( ( WIN E D A L ( SF-3 ( ( E D R ( ( ( ( ( ( SF-3 ( ( ( ( ( SF-2 ( ( ( ( SF-3 ( ( ( ( ( ( ( ( ( 77-090 ( SF-3 ( ( B O A K L N ( ( ( ( ( ( ( ( ( ( SF-2 ( ( ( ( ( ( ( ( S C R U SF-3 ( ( ( ( ( ( ( ( ( R L D L O N K K A O ( ( ( SF-3 ( ( ( 77-90 ( ( ( V N C O O L B U O D ( ( ( ( ( ( ( ( ( ( D N B U O Y A B ( C H ELS E A M O O R V R C O O A M E LS E H C SF-2 85-101 R S D K A D O A O R B SF-3 W O O D C R E S T D R SF-3 WILD O A K CIR ( ( ( CONDOS C274-002 SF-6 TOWNHOUSES CONDOS R S D K A BIA O M 94-0041 ( ( ( OLU C OFFICE GO PARK SF-2 L R S T K A E O E R H T ( 94-0041 ( SF-3 ( SF-2 ( ( ( CONDOS SF-6-CO 83-241 LI-PDA-CO SF-3 SF-3 SF-2 ZONING ZONING CASE#: C14-2021-0109 FIR E O A SF-2 K D R ± SUBJECT TRACT ! ! ! ! ! ! PENDING CASE ZONING BOUNDARY PARK & RIDE 06-0129 RZ87-037 CS-CO 90-0066 C14-06-0129 SP07-0122C 0 6 - 0 1 2 9 LO-CO RIDE RETAIL/SHOPPING 90-66 SPC91-0267C GR CENTER RZ-87-011 RZ87-011 78-005 C14-89-0024 M E DIC A L O F C. D V L N B V I L I O A P LO GR TR'S 94-0041 GO-CO S P 9 6 - 1 6 9 C 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: 8/26/2021 11 of 12B-10GR R E N N S B T EIL R E A O M A R C H C M P Y G O L O D LV N H B C E T LI-CO GR EXHIBIT B LI M C NEIL TO RESEARCH SB RAMP GR MF-2 SF-3 SF-3 ARG ONNE FOREST CV L R T T S E R O E F N N O G R A SF-3 ± 1'' = 200' CS-CO R E S E A R C H BLV D S V R D S B R E S E A R C H BLV R E S E A R C D S V R D N B H BLV D N B R E S E A R C H BLV D S B GR C14-2021-0109 CS-1 LO H36 CS-1 GR R D L L O N K K A O LO GR SF-3 LO-CO V N C O O L B U O D SF-6 Copyright nearmap 2015 SF-3 R S D K A D O A O R B SF-2 SF-2 JO LLY VILLE R D SF-3 S C R U SF-3 B O A K LN SF-2 12530 Research SUBJECT TRACT ZONING BOUNDARY ! ! ! ! ! ! PENDING CASE CREEK BUFFER ZONING CASE#: LOCATION: SUBJECT AREA: GRID: MANAGER: C14-2021-0109 12530 Research Boulevard SR SB 1.41 Acres H36 Sherri Sirwaitis 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. 12 of 12B-10