B-11 (C14-2021-0118 - 11586 Jollyville Rd; District 10).pdf — original pdf

Backup

ZONING CHANGE REVIEW SHEET TO: GO-MU-CO* CASE: C14-2021-0118 (11586 Jollyville Road) DISTRICT: 10 ADDRESS: 11586 Jollyville Road ZONING FROM: GO-CO *The applicant is proposing to maintain the existing conditional overlay (CO) to limit the maximum height on the property to fifty-five (55) feet. SITE AREA: 0.9128 acres PROPERTY OWNER: Fuqua Stover Ltd. (David Foor) AGENT: Kimley-Horn & Associates, Inc. (Amanda C. Brown) CASE MANAGER: Sherri Sirwaitis (512-974-3057, sherri.sirwaitis@austintexas.gov) STAFF RECOMMENDATION: The staff’s recommendation is to grant GO-MU-CO, General Office-Mixed Use-Conditional Overlay Combining District, zoning. The conditional overlay will limit the maximum height on the property to fifty-five (55) feet. ZONING AND PLATTING COMMISSION RECOMMENDATION: September 7, 2019: CITY COUNCIL ACTION: ORDINANCE NUMBER: 1 of 13B-11C14-2021-0118 ISSUES: N/A CASE MANAGER COMMENTS: 2 The property in question is currently developed with a vacant structure. There is a multifamily residential use to the north, south and west. To the east, across Jollyville Road, there is a service station and office use. The applicant is requesting to rezone this property to add the ‘MU’ Combining District to allow for residential development on the site (Please see Applicant’s Request Letter – Exhibit C). The staff recommends General Office-Mixed Use-Conditional Overlay Combining District, zoning. The site under consideration meets the intent of the GO-MU district. This tract of land is located on an arterial roadway, Jollyville Road, a designated Activity Corridor in the Imagine Austin Comprehensive Plan. The proposed GO-MU-CO zoning is consistent with the surrounding office and residential uses. There are multifamily uses to the north, south and west and office use/zoning across Jollyville Road to the east. The proposed zoning will be consistent with the zoning/land use patterns in this area as the west side of Jollyville Road is primarily zoned office and residential use. The applicant agrees with the staff’s recommendation. BASIS OF RECOMMENDATION: 1. The proposed zoning should be consistent with the purpose statement of the district sought. General Office district is intended for offices and selected commercial uses predominately serving community and city-wide needs. 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 a single development. Conditional Overlay 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. The proposed zoning should promote consistency and orderly planning. The proposed GO-MU-CO zoning is consistent with the surrounding office and residential uses. There are multifamily uses to the north, south and west and office use/ zoning across Jollyville Road to the east. The property takes access to Jollyville Road, an arterial roadway and designated Activity Corridor (Jollyville Road Activity Corridor) in the Imagine Austin Comprehensive Plan. 2 of 13B-11C14-2021-0118 3 3. The proposed zoning should allow for a reasonable use of the property. GO-MU-CO zoning will permit the applicant to redevelop the property with uses that will provide services to the surrounding community. The proposed zoning will be consistent with the zoning/land use patterns in this area as the west side of Jollyville Road is primarily zoned office and multi-family residential use. EXISTING ZONING AND LAND USES: ZONING LAND USES GO-CO Site North MF-2-CO South MF-2-CO East West MF-2-CO LO Vacant Single-Family Residence Multifamily Residential (Northland) Multifamily Residential (Northland) Service Station (Chevron), Office (Touchstone Imaging) Multifamily Residential (Northland) AREA STUDY: U.S. 183/Jollyville Road Area Study (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: Not required WATERSHED: Bull Creek CAPITOL VIEW CORRIDOR: N/A HILL COUNTRY ROADWAY: N/A REGISTERED NEIGHBORHOOD ORGANIZATIONS: Austin Independent School District Austin Lost and Found Pets Friends of Austin Neighborhoods Homeless Neighborhood Association Long Canyon Homeowners Association Mountain Neighborhood Association Neighborhood Empowerment Foundation North Oaks Neighborhood Association 3 of 13B-11C14-2021-0118 4 SELTEXAS Sierra Club, Austin Regional Group TNR BCP – Travis County Natural Resources CASE HISTORIES: NUMBER C14-2019-0116 (11586 Jollyville Road) REQUEST I-SF-2 to GO-CO COMMISSION 10/01/19: Approved staff’s recommendation of GO-CO zoning, with a CO to limit the maximum height on the property to fifty-five (55) feet (10-0); H. Smith-1st, J. Duncan-2nd. C14-2012-0013 (Jollyville Rezoning: 11602 Jollyville Road) C14-2007-0148 (Beaver Brook Children Center: 11726 Jollyville Road) C14-2007-0123 (11701 Jollyville Road) LO to LR 3/20/12: Approved LR zoning by consent (7-0); P. Seeger-1st, C. Banks-2nd. 10/02/07: Approved staff’s recommendation for LO-CO zoning, with a 2,000 vtpdl, adding a 35’ height limit (6-0, C. Hammond, B. Baker-absent); J. Shieh-1st, K. Jackson-2nd. 10/02/07: Approved staff’s recommendation for LO-MU-CO zoning, with a 2,000 vtpdl (6-0, B. Baker, C. Hammond-absent); K. Jackson-1st, T. Rabago-2nd. CITY COUNCIL 10/31/19: The public hearing was conducted and a motion to close the public hearing and approve Ordinance No. 20191031-046 GO- CO district zoning was approved on Council Member Tovo's motion, Council Member Renteria's second on a 9-1 vote. Council Member Flannigan voted nay. Council Member Casar was off the dais. 4/26/12: Approved LR district zoning on consent on all 3 readings (7-0); B. Spelman-1st, C. Riley-2nd. 11/08/07: Approved LO-CO zoning (7-0); all 3 readings 11/08/07: Approved ZAP recommendation of LO-MU-CO zoning (6-1, J. Kim-No); 1st reading 11/29/07: Approved LO-MU-CO zoning by consent (5-0, J. Kim, M. Martinez-off dais); 2nd/3rd readings. SF-2, LO to LO SF-2 to GR-MU * The applicant amended their rezoning request to LR-MU-CO. The applicant offered a conditional overlay to prohibit Food Sales, Off-Site Accessory Parking, Restaurant (Limited), Restaurant (General), and Service Station uses on the site. LO, LR to GR-MU C14-2007-0082 (11603 Jollyville Road) 7/17/07: Approved staff’s recommendation of GR-MU-CO zoning, with a 2,000 vtpdl, adding 8/23/07: Approved GR-MU-CO zoning on all 3 readings (7-0); L. Leffingwell-1st, M. Martinez-2nd. 4 of 13B-11C14-2021-0118 5 C14-2007-0081 (11625 Jollyville Road) LR-CO to Tract 1: LO, Tract 2: GR-MU 8/23/07: Approved LO-CO for Tract 1 and GR-MU-CO for Tract 2 (7-0); all 3 readings prohibition of Automotive Sales, Automotive Rentals, Automotive Repair, Automotive Washing (of any type) and Pawn Shops uses (8-0), J. Martinez-1st, S. Hale-2nd. 7/17/07: Approved staff’s recommendation of LO-CO zoning for Tract 1 and GR-MU-CO zoning for Tract 2, with a 2,000 vtpdl, adding prohibition of Automotive Sales, Automotive Rentals, Automotive Repair, Automotive Washing (of any type) and Pawn Shops uses (8-0), J. Martinez-1st, S. Hale-2nd. 10/17/06: Approved GR-MU-CO zoning on Tract 1 for an area 866 to 896 ft above sea level and MF-6-CO zoning for an area 896 to 926 ft above sea level; with conditions of a 60-foot height limit and 2,000 vehicle trip limit and approved LO- MU-CO zoning on Tract 2; with conditions of 2,000 vehicle trip limit, limit site to ‘LO’ district uses and residential accessory uses (prohibiting dwelling units). Vote: 9-0; K. Jackson-1st, J. Martinez-2nd. 1/09/07: Approved staff rec. of GR- MU-CO zoning for Tract 1 and LO- CO zoning for Tract 2, with a 2,000 vehicle trip limit per tract (6-0, B. Baker, S. Hale, J. Martinez-absent); J. Pinnelli-1st, C. Hammond-2nd. 5/02/06: Motion to approve MF-6- CO zoning, with a 60 foot height limit, and SF-3 zoning for an area 65 feet from the southeastern property line (5-3, B. Baker, M. Hawthorne, C. Hammond-No, J. Martinez-absent); K. Jackson-1st, B. Baker-2nd. Motion made to rescind and reconsider previous action (8-0, J. Martinez-absent); K. Jackson-1st, B. Baker-2nd. Motion to deny the applicant’s request for MF-6 zoning (6-2, J. C14-06-0172 (Arboretum Retirement Community: 11601 Jollyville Road) C14-06-0013 (Pavilion Condominiums: 11819 Pavilion Boulevard) LO to Tract 1(1.570 acres): GR-MU (for 866 to 896 ft above sea level) and MF-6 (for 896 to 986 ft above sea level) Tract 2 (0.424 acres): LO-MU (an area 120 ft in depth on the site from the property line along Jollyville Road) GR, SF-2 to MF-6* *On 4/27/06, the agent requested to amend the case to allow for a 65 foot strip of SF-3 zoning along the southeast property line. 1/25/07: Approved GR-MU-CO for Tract 1 and LO-CO for Tract 2 (6-0); all 3 readings 6/22/06: Case withdrawn by applicant 5 of 13B-11C14-2021-0118 6 Gohil, S. Hale-No, J. Martinez- absent); K. Jackson-1st, J. Pinnelli- 2nd. 6/18/02: Approved staff’s recommendation of LR-CO zoning, by consent (8-0, A. Adams-absent) 7/18/02: Approved LR-CO, prohibiting the following uses as offered by the applicant: Restaurant (Drive-in, Fast Food), Service Station, Counseling Services, Guidance Services, and Safety Services(7-0); all 3 readings N/A LO to GO Withdrawn by applicant on 12/14/01 LO to LR-CO C14-02-0088 (Ghodsi Tract: 11820 Jollyville Road) C14-01-0160 (11851 Jollyville Road) RELATED CASES: C14-2019-0116 – Previous Zoning Case EXISTING STREET CHARACTERISTICS: Name ROW Pavement Classification Sidewalks Bicycle Route Capital Metro (within ¼ mile) Yes Jollyville Rd. 104’ to 106’ 50’ ASMP Level 3 Yes Yes OTHER STAFF COMMENTS: Comprehensive Planning This zoning cases is located on the southwest side of Jollyville Road, on a 0.918 vacant property that is not located within a small planning area. The parcel is situated along the Jollyville Road Activity Corridor. Surrounding land uses include a gas station, two restaurants, an auto repair shop and an office building to the north; to the south is a multi- family apartment complex; to the west is an office; and to the east is an office and a restaurant. The proposed use is multifamily, with a density of 10 units per acre. The existing Conditional Overlay prohibits any structure on the lot from exceeding 55 feet or taller in height. Connectivity A public sidewalk is located along the west side of Jollyville Road but only partially along the east side of this road. A transit stop is located approximately 550 feet east of the subject property, on Research Boulevard, with limited pedestrian accessibility. The next closest public transit stops are located just over a half a mile away to the north and south. What 6 of 13B-11C14-2021-0118 7 appears to be very narrow unprotected bike lanes are located on both side of Jollyville Road. The connectivity options in the area are good; while the mobility options are fair, and could be greatly improved with a public sidewalk system located along both sides and the entire length of Jollyville Road; the installation of protected bike lanes; curb and gutters on both sides of the road; and a public transit stop being located closer than a half mile from the subject property on Jollyville Road. Imagine Austin The property is located along the Jollyville Road Activity Corridor, which supports mixed use and residential uses. Activity Corridors are characterized by a variety of activities and types of buildings located along the roadway —shopping, restaurants and cafés, parks, schools, single-family houses, apartments, public buildings, houses of worship, mixed-use buildings, and offices; and allows people to travel throughout the city and region by bicycle, transit, or automobile. The following policies apply to this request: • 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 P5. Create healthy and family-friendly communities through development that includes a mix of land uses and housing types and affords realistic opportunities for transit, bicycle, and pedestrian travel and provides both community gathering spaces, parks and safe outdoor play areas for children. • 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 property being located along an Activity Corridor that supports mixed use; the adjoining commercial, office and multifamily uses; good connectivity options in the area; but only fair mobility options and not including a true mix of uses under the proposed mixed use zoning category, this proposal partially supports the policies of the Imagine Austin Comprehensive Plan. It is hoped in the near future that a complete public sidewalk system be installed along both sides of Jollyville Road to readily access nearby goods and services. Environmental The site is located over the Edwards Aquifer Recharge Zone. The site is in the Bull Creek Watershed of the Colorado River Basin, which is classified as a Water Supply Suburban Watershed by Chapter 25-8 of the City's Land Development Code. It is in the Drinking Water Protection Zone. Under the current watershed regulations, development or redevelopment on this site will be subject to the following impervious cover limits: Development Classification One or Two Family Residential 30% 40% Multifamily Residential 40% Commercial % of Net Site Area % NSA with Transfers 40% 55% 55% 7 of 13B-11C14-2021-0118 8 Development within a Water Quality Transition Zone is limited to 18%. 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, multifamily with GO-CO-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. Site Plan 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. 8 of 13B-11C14-2021-0118 9 Jollyville is a Future Core Transit Corridor Roadways, currently a Suburban Roadway. Additional comments will be made when the 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. 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. 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 TO FOLLOW A: Zoning Map B. Aerial Map C. Applicant’s Request Letter 9 of 13B-11LO 82-98 LR 88-83 W/LO 2007-0148 C14-2007-0148 LO-CO 79-44 ( ( ( SF-2 ( ( SF-2 ( ( ( ( ( SIER RA M AD RE ( SF-2 ( R L A D E R A VIS T A D ( ( ( SF-2 SF-2 SF-2 C14-2007-0228 SF-2 SP89-014C LO-CO 88-69 C14-2013-0079 GR-MU-CO C14-2018-0079 77-48 SF-3 ( ( 97-0118 SF-3 97-0118 79-044 89-022 SP-95-0292C GR-CO SP97-0319C SP-95-0345C UNDEV R E S E A R C H S B A T D U V A L R D T R N ( LO-MU-CO C14-2007-0123 BELL AVE 79-44 90-50 83-85 OFFICE BLDG. 93-070 93-0070 SP85-28 LI-PDA 78-137 ( ( UNDEV 90-21RC S P 9 7-0 24 5 C SP92-312C C14-90-0021 UNDEV SF-6 84-178 SP92-312C OFFICE SP92-312C ( LO C14-97-0067 97-0067 ( ( 79-44 LO LR-CO V E D N U C 2 7 4 8-0 G. LD 9 P- C. B S VA 2007-0082 GR-MU-CO LO-CO 06-0172 79-044 79-0419 LO UNDEV GR-CO 89-0022 77-57 O FFIC E S GR B O D Y S H O P S 83-068 P-85-137 GR-CO SP-93-0425C ( MH 79-044 LO 77-78 79-0419-E MH C 91 4 P-95-0 S C 20 0 P-95-0 S D K R E E R R C E D N U H T SP90-230C 77-27 MINI WHSES. 90-0056 SP-05-1423C ( 93-0141 GR-CO R E S E A R C H B L V D S V R D S B 77-149 SP-93-0307C LO-CO PLANT\NURSERY J O L L Y ( V I L L E R D ! ! ! ! ! ! ! ! GO-CO C14-2019-0116 C ! HIL ! ! ! D C ! A R E ! ! ! ! ! ! ! ( BARBER LO 77-81 33 1 92-0 C 7 R 5 84-1 C14-2012-0013 C14-2012-0013 C14-99-0040 C14-2012-0013 DAY CAR E LR 84-157RC E. S H C. W F F C. O VA SP92-0454C UNDEV MF-2-CO 92-0051 SPC92-0454 C814-84-041 92-0051 SP92-0454C 814-84-041 92-0051 ( GR-CO C814-84-041 SP-93-0293C 92-0051 APARTMENTS C14-92-0051 SP-93-0293C 88-0066 8-84-041 SP92-0454C UNDEV 84-178RC C14-92-0133 ( 92-0133 SF-3 ( SF-3 ( SF-2 ( SP86-042 33 1 92-0 SP-86-042 ( ( MF-2 C14-97-0166 97-0166 RETIREMENT HOUSING SF-2 MF-1 APARTMENTS 85-029 SP-86-042 T A Y L O R D R MF-2 A P E R L N ± SUBJECT TRACT ! ! ! ! ! ! PENDING CASE ZONING BOUNDARY S P95-0205C UNDEV 96-0439c LO-CO 95-0016 93-1 5 9 C14-2019-0131 CS R82-77 SP-93-0186C SP-94-0449CS AUTO DEALERSHIP MF-2 83-218 R85-047 LO APTS. 82-200 8 1 - 1 4 6 LO I N S U R A N C E GO-CO C14-2008-0249 8 4 - 1 9 3 LO-CO ZONING CS ZONING CASE#: C14-2021-0118 LI LO 85-244 C14-97-0036 LI EXHIBIT A SF-2 LO SP96-0326C H T W PA O T C S E W SP-93-0327C RETIREMENT HOME LO-CO 93-0037 C14-89-0071 SPC-93-0327C D U V AL R D C14-96-0013 R E S E A R C H S V R D N B A T 79 -0 2 SP88-0283 RETAIL CENTER 79-40 VET. D U V A L T R N S P89-0057C RETAIL CE NTER 77-151 LR 8 7 88-0 GO-CO RETIREMENT C14-2008-0064 HOME 2008-0064 77-134 STRIP CENTER GR 84-244 APARTMENTS 78-029 ( CONV. LR 77-52 TH U N D E R C R E E K R D APARTMENTS MF-2 ( SP96-0164C GR LIQ U O R S T O R E SP88-260C CS-1 N U RS ERY S P 8 8 - 2 6 0 C LR-CO 95-0133 MH PARK GR-CO 98-0077 C814-84-041 85-244 SP-99-0090C DRIVE-IN GROCERY MH 79-094 D S R U G N A LR 85 -2 4 4 72-252 GR G R O 95-0133 C E R Y CS-1 77-143 8084-041 R84-349 Y R E S R U N GAS STA. WIN D RIV E R R D LR APARTMENTS R E S E A R C H R E S E A R C H B L V D R E S E A R C H S V R D N B B L V D N B N B T O T H U N D E R C R R A M P SF-3 SF-2 SF-3 MF-3 73-123 APARTMENTS R E S E A R C H C R E E K T O R E S B L V D S B E A S B R A M P UNDEV C814-84-041 T H U N D E R SP-93-0561 C SP-93-0561C 8-84-041 F U N E R A L H O M E C14-77-149 S P 9 2 - 0 3 6 7 C 7 8-1 3 4 CS S O T U A FU N ER A L PAR KIN G GR S P - 93 - 0 3 07 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: 7/13/2021 10 of 13B-11EXHIBIT B N SUBJECT TRACT A L : � ZONING BOUNDARY 0 PENDING CASE IT:] CREEK BUFFER 1" = 300' ROAD 11586 JOLLYVILLE ZONING CASE#: C14-2021-0118 LOCATION: RD. 11586 JOLLYVILLE SUBJECT AREA: 0.9128ACRES GRID: J35 MANAGER: Sherri Sirwaitis This map has been produced by the Communications Planning Review Dept for the sole Development purpose Management Dept on beha';f of the relerence, No warranty of geographic Technology Is made I U ..., .. .. .. o• t ffP' 11 of 13B-1110814 Jollyville Road, Avallon IV, Suite 200Austin, TX 78759 Contact: Amanda Brown. 214-695-9219 Amanda.Brown@Kimley-Horn.com EXHIBIT C July 6, 2021 Via electronic Delivery Mr. Jerry Rusthoven, Assistant Director Planning and Zoning Department 505 Barton Springs Road, 5th Floor Austin, Texas 78704 Dear Mr. Rusthoven: Re: Application for Rezoning; 0.91 acres located at 11586 Jollyville Road (the “Property”) As representatives of the owner of the above stated Property we respectfully submit the attached application for rezoning. The Property is located at 11586 Jollyville Road (see Location Map attached) and is currently zoned General Office – Conditional Overlay (GO-CO). The proposed zoning is General Office-Conditional Overlay-Mixed Use Combining District (GO-CO-MU). The purpose of the rezoning is to allow for a residential development which is compatible with the adjacent neighborhood. We have coordinated with city staff and have received a preliminary positive recommendation. Please see attached email for reference. The Property is not located within a Neighborhood Plan. Surrounding zoning is MF-2-CO to the south, LR to the west, LO east, and LO to the north (across from Jollyville Rd). Surrounding land uses include a gas station to the north, a multi-family lot to the south and a commercial lot to the east. A Traffic Impact Analysis (TIA) is not required at this time but may be required with the site plan. If you have any questions about this Application for rezoning or need additional information, please do not hesitate to contact me at your convenience. Thank you for your time and attention to this project. Amanda Couch Brown 12 of 13B-1110814 Jollyville Road, Avallon IV, Suite 200Austin, TX 78759 Contact: Amanda Brown. 214-695-9219 Amanda.Brown@Kimley-Horn.com Location Map 13 of 13B-11