B-03 (C14-2021-0150 - Menchaca South; District 5)d.pdf — original pdf

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ZONING CHANGE REVIEW SHEET DISTRICT: 5 TO: MF-2 CASE: C14-2021-0150 – Menchaca South ZONING FROM: SF-3 ADDRESS: 1902 Keilbar Lane, 7603 and 7515 Menchaca Road SITE AREA: 1.127 acres PROPERTY OWNER: Menchaca South, LLC (Laura Burkhart) CASE MANAGER: Wendy Rhoades (512-974-7719, wendy.rhoades@austintexas.gov) STAFF RECOMMENDATION: The Staff recommendation is to grant multifamily residence – low density (MF-2) 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: November 2, 2021: AGENT: RubyAnne Designs (Michael Winningham) CITY COUNCIL ACTION: Not yet scheduled ORDINANCE NUMBER: ISSUES: None at this time. CASE MANAGER COMMENTS: The subject rezoning area consists of three platted lots, is located at the intersection of Manchaca Road and Keilbar Lane, and zoned family residence (SF-3) district. There are offices and a church and school that access Manchaca Road to the north (LO-CO). Keilbar Lane contains undeveloped land, single family residences and manufactured homes on lots annexed into the City limits in the mid-1980s. There are single family residences and manufactured homes to the east and on the cul-de-sac (DR), and undeveloped lots on the south side of Keilbar (SF-6; SF-3). There is a detached condominium community further south that takes access to Menchaca Road (MF-2-CO. Please refer to Exhibits A (Zoning Map) and A-1 (Aerial Exhibit). 1 of 13B-3C14-2021-0150 Page 2 The Applicant has requested multifamily residence – low density (MF-2) district zoning in order to build additional residential units on the property. BASIS OF RECOMMENDATION: 1. The proposed zoning should be consistent with the purpose statement of the district sought. Zoning changes should promote compatibility with adjacent and nearby uses. The multi-family residence – low density (MF-2) district is intended to accommodate multifamily use with a maximum density of 23 units per acre, depending on unit size and has a maximum height of 40 feet. This district is appropriate for multifamily residential areas located near single family neighborhoods or in an area for which low density multifamily use is desired. 2. Staff recommends MF-2 zoning for the property based on the following considerations: 1) location at the intersection of Menchaca Road, an arterial road and Keilbar Lane, a local street, 2) it is suitable for additional residential development, 3) MF-2 zoning would be compatible with the adjacent offices to the north, the existing residences on Keilbar and the existing and planned residential development to the south (SF-6, MF-2), and 4) MF-2 zoning is a reasonable option for multiple-acre parcels developed or redeveloped as residential infill. Under the Staff recommendation of MF-2 zoning, it is estimated that up to 20 units could be achieved on this 1.127 acre property. EXISTING ZONING AND LAND USES: ZONING Site North LO-CO SF-3 South SF-6; MF-2-CO East West DR; SF-3 SF-2; SF-3 LAND USES One single family residence; One manufactured home Offices; Religious assembly / Private primary educational facility Undeveloped; 32 unit detached condominiums on 7.4 acres (known as Stinson Oaks) Manufactured homes; Single family residences Single family residences TIA: Is not required NEIGHBORHOOD PLANNING AREA: Not Applicable WATERSHED: Williamson – Suburban CAPITOL VIEW CORRIDOR: No SCHOOLS: Cunningham Elementary School SCENIC ROADWAY: No Covington Middle School Crockett High School 2 of 13B-3C14-2021-0150 Page 3 627 – Onion Creek Homeowners Association COMMUNITY REGISTRY LIST: 511 – Austin Neighborhoods Council 742 – Austin Independent School District 1228 – Sierra Club, Austin Regional Group 1343 – Oak Hill Trails Association 1424 – Preservation Austin 1429 – Go!Austin/Vamos!/Austin (GAVA)-78745 1443 – Shiloh Oaks Neighborhood Association 1531 – South Austin Neighborhood Alliance (SANA) 1550 – Homeless Neighborhood Association 1596 – TNR BCP Travis County Natural Resources 1616 – Neighborhood Empowerment Foundation 1774 – Austin Lost and Found Pets AREA CASE HISTORIES: 1530 – Friends of Austin Neighborhoods 1559 – Palomino Park HOA 1363 – SEL Texas NUMBER REQUEST COMMISSION DR to SF-3 To Grant CITY COUNCIL Apvd (10-14-2021). C14-2021-0129 – Menchaca South – 1902 Keilbar Ln, 7603 and 7515 Menchaca Rd C14-2021-0035 – McLaurin Rezone – 1512 Damon Rd C14-2018-0139 – 1903 Keilbar C14-2018-0089 – 1905 Keilbar C14-2013-0037 – 7509 Manchaca Office Park – 7509 Manchaca Rd C14-2012-0066 – Stinson & Ramsey – 7709 and 7731 Manchaca Rd C14-2010-0165 – Milestone Manchaca – 7337 Manchaca Rd C14-06-0096 – Legacy Oaks Christian School – 7915 Manchaca Rd DR to SF-3 To Grant Apvd (6-10-2021). DR to SF-6 To Grant Apvd (2-7-2019). DR to SF-6 To Grant Apvd (11-1-2018). W/LO-CO to LO To Grant LO-CO DR to MF-2 DR to MF-2 DR; SF-2; SF-3 to GO-CO Apvd LO-CO as Commission recommended (6-6-2013). Apvd as Commission recommended (9-27-2012). Apvd MF-2-CO as Commission recommended (12-9-2010). Apvd GO-CO as Commission recommended (7-27-2006). w/CO for 2,000 trips/day To Grant MF-2-CO w/CO limited to 17 u.p.a. To Grant MF-2-CO with CO limiting density to MF-1 To Grant GO-CO with CO limiting building height to 45’; prohibiting club or lodge; family home; group homes (all types); medical offices 3 of 13B-3C14-2021-0150 Page 4 (all sizes); off-site accessory parking; residential treatment; restaurant (limited); and urban farm; prohibits access to Baxter Springs Rd.; and 4) 2,000 vehicle trips/day limit. To Grant LO-CO for Tracts 1 & 2; W/LO for Tract 3, with CO limiting vehicle trips to 2,000, and signage limited to an informational sign located on a berm not to exceed 10’ in height C14-98-0025 – Manchaca Road Zoning – 7509 Manchaca Rd DR; SF-3 to LO; W/LO Apvd as Commission recommended (6-25-1998). RELATED CASES: The property was annexed into the City limits in November 1984 (C7A-83-017 A, Ord. 841115-L). The property is platted as Lot 1, Block 1, Hazel I. Smith Subdivision, recorded in September 1993 (7603 Menchaca Road, C8-93-0055.0A); Lot 1, Noble J. Smith Subdivision, recorded in October 1971 (7515 Menchaca Road, C8S-71-226); and Lot 1, Max Keilbar Subdivision Annex, recorded in April 1971 (1902 Keilbar Lane, C8S-71-085). EXISTING STREET CHARACTERISTICS: Name ROW Pavement Classification Sidewalks Bicycle Route Capital Metro (within ¼ mile) Yes No Level 3 Level 1 Shoulder Yes Yes None Menchaca Road 132 feet 92 feet Keilbar Lane 50 feet 18 feet OTHER STAFF COMMENTS: Comprehensive Planning This rezoning case is located on the northeast corner of Menchaca Road and Keilbar Lane, on a 1.127 acre property consisting of three single family lots with single family houses. The site is not located within the boundaries of a small area plan. The property is not located 4 of 13B-3C14-2021-0150 Page 5 along an Activity Corridor or Center although Menchaca Road is a major arterial corridor. Surrounding land uses includes a private Christian school and a small office complex to the north; to the south is undeveloped land and single-family housing; to the west is single family housing; and to the east is single family housing. Request: Upzone the property from SF-3 to MF-2 to build an undefined number of multifamily units. Connectivity Public sidewalks and unprotected bike lanes are located on both sides of Menchaca Road. There are no public sidewalks located along Keilbar Lane, which is a narrow unimproved road. A Cap Metro Transit stop is located less than 200 feet away on Menchaca Road. Mobility options are average while connectivity options are fair due to the distance to commercial and civic uses, which are beyond a quarter of a mile. Imagine Austin The property is not located by an existing Activity Center or Activity Corridor. 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. • 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 nearby residential uses in the area, providing more infill housing, and existing mobility strengths in the area (public sidewalks, a public transit stop, and bike lanes) this project appears to support the policies of the Imagine Austin Comprehensive Plan. 5 of 13B-3C14-2021-0150 Page 6 6 of 13B-3C14-2021-0150 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 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 Within the Williamson Creek watershed, the maximum impervious cover allowed by the MF-2 zoning district would be 60%, which is based on the more restrictive watershed regulations. 7 of 13B-3C14-2021-0150 Page 8 PARD – Planning & Design Review Parkland dedication will be required for the new residential units proposed by this development, multifamily with MF-2 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 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. Compatibility Standards The site is subject to compatibility standards. Along the east property line, the following standards apply: • No structure may be built within 25 feet of the property line. • No structure in excess of two stories or 30 feet in height may be constructed within 50 feet of property zoned SF-5 or more restrictive. • No structure in excess of three stories or 40 feet in height may be constructed within 100 feet of the property line. • No parking or driveways are allowed within 25 feet of the property line. • 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. • For a structure more than 100 feet but not more than 300 feet from property zoned SF-5 or more restrictive, height limitation is 40 feet plus one foot for each 10 feet of distance in excess of 100 feet from the property line. 8 of 13B-3C14-2021-0150 Page 9 • For a structure more than 300 feet but not more than 540 feet from property zoned SF-5 or more restrictive, 60 feet plus one foot for each four feet of distance in excess of 300 feet from the property zoned SF-5 or more restrictive. • An intensive recreational use, including a swimming pool, tennis court, ball court, or playground, may not be constructed 50 feet or less from adjoining SF-3 property. • A landscape area at least 25 feet in width is required along the property line if the tract is zoned LR, GO, GR, L, CS, CS-1, or CH. The site is subject to compatibility standards. Height compatibility is triggered by the SF-3 properties located west across the street from Menchaca Road. • For a structure more than 100 feet but not more than 300 feet from property zoned SF-5 or more restrictive, height limitation is 40 feet plus one foot for each 10 feet of distance in excess of 100 feet from the property line. • For a structure more than 300 feet but not more than 540 feet from property zoned SF-5 or more restrictive, 60 feet plus one foot for each four feet of distance in excess of 300 feet from the property zoned SF-5 or more restrictive. ATD Engineering Review 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. 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 the Austin Water SER team at ser@austintexas.gov. 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. 9 of 13B-3C14-2021-0150 Page 10 INDEX OF EXHIBITS AND CORRESPONDENCE TO FOLLOW: A: Zoning Map A-1: Aerial Map Correspondence Received 10 of 13B-3= = = = = = ( = = = = = = C O U R TN E Y ST = = = = ( SF-3 H E W C O N S LN V/G A S 1 9 71-2 M ATT LR ST O R E ( ( ( SF-3 84-446RC 79-112 82-126 MF-2 UNDEV GR C14-71-164 ( ( SF-3 ( ( R E D U G A E L N O N N A C ( ( ( ( ( ( ( ( ( ( ( ( SF-3 ( 77-21 OFFICES ( LO-CO LO C14-05-0062 ( C14-2020-0084 GR-MU-CO ( SALON 05-0062 = 85-310 SF-3 = POST OFFICE SF-2 D A R C A H C N E M ( ( ( ( ( ( ( = = = = SF-3 ( MF-2 = = = POND ! ! ! ! ! ! ! ! ! ! ! ! ! ( ( ( ( ( ( T C O T I Z O P ( ( ( ( ( UNDER CONSTRUCTION SF-6 SP-06-0174C U N D E V ( LO 91-0085 = = = R N D A E N J A D = = = = = MF-2 = = 84-476 = = = = = = = = = = O CIR TIN N TA S N O C = = = = = = = = = = = = = = = MF-2-CO C14-2010-0165 CHURCH/SCHOOL 2010-0165 98-0025 LO-CO ! ! ! ! ( ! ! ! 93-0063 ! SF-3 M/H ! ! ! ! ! ! M/H ! ! ! M/H ( C14-2018-0089 98-0025 C14-2013-0037 ( M/H M/H SF-6 C14-2018-0139 KEILBAR LN ( ! ! ! ! ! ! M/H ! ! ! ( ( ( ! ! ! ! ( DR MF-2-CO C14-2012-0066 DR ( ( ( M/H ( D T R R E B AL DR ! ! ! ! SF-3 ! ! ! ! ! ! ! !! ! ! ( D M R R A MIS F R E ( ( D A M O ( N R D ( ( DR ( GO-MU C14-2019-0121 VACANT SH ERWOOD RD ( ( ( SF-6-CO 85-055 P85-009 S T E W A R T L O D G E L N C14-05-0091 SF-6-CO 05-0091 C14-2012-0042 C14-05-0091 I H D D E N W E L L S C V GO ( ( ( N C L A LIL ( Y D R ( G R A ( ( ( ( ( ( N B E R R ( ( ( ( ( G AIN E ( ( ( ( ( S MILL L ( N ( ( ( ( ( SF-3 ( ( ( ( ( ( T R E D E C V ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( SF-3 GRANBERRY DR ( FU E ( NTE C ( V ( SF-3 ( ( ( ( ( R A D E D L A ( ( SF-2 ( ( ( ( ( ( ( ( ( ( SF-3 ( ( ( ( B U R L Y O ( SF-2 ( A K D R ( SF-3 ( ( ( SF-3 ( T R E D ( ( E D R ( 79-251 ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( LEAR LN ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( K CIR ( DIC D A H ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( SF-3 79-251 ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( M A L V E R N ( ( ( H I L L C T ( ( ( ( ( ( ( ( A R B O L E D A C V ( ( ( ( ( ( ( ( ( ( ( ( ( T C O H C E L E H ( ( SF-3 ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( = ( = ( = ( = ( = ( ( ( ( ( = = = = = = = = = LO M A LV E R ( SF-2 ( ( ( N HILL D ( R ( = = = = = ( = = BEAU = RE G AR = D CIR ( ( SF-3 ( P82-78 78-231 = = = = = ( DR ( CHURCH SF-2 ( ( ( ( ( ( ( SF-2 ( ( ( ( ( KE N ES H A ( ( ( SF-2 ( ( ( ( ( SF-2 ( ( ( ( W D R ( R S D A S S A N A M ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( O O H D CIR ( ( ( 79-228 ( ( ( ( SF-2 ( ( ( ( ( ( *00-2135 ( ( V G C LIN W O D ( ( ( ( SHILOH DR ( ( ( ( ( ( ( ( ( SF-3 C814-01-0113 PUD ± SUBJECT TRACT ! ! ! ! ! ! PENDING CASE ZONING BOUNDARY SP-98-0166A SP-00-2002A 87-165 GO-CO SP96-0356A C14-06-0096 ( N CIR ( ( A E D A V E ( ( ( ( SF-2-CO ( Q UIVIR ( ( 98-0247 A R D ( ( ( SF-2-CO ( ( ( ( SF-2-CO ( ( ( ( ( ( ( SF-2-CO ( ( ( ( ( SF-2-CO ( JA C K S T R A W C T SP96-0356A 87-165 SP-98-0166A SP-00-2002A LU C C H E S E L N ZONING Exhibit A ZONING CASE#: C14-2021-0150 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: 9/15/2021 11 of 13B-340 41 42 43 44 45 51 52 53 SF-3 10 9 8 7 6 5 4 3 2 1 LO SF-6 1 MF-2-CO 1 2 3 4 5 D A R C A H C N E M LEA R LN 17 16 18 15 14 SF-3 19 13 12 20 4 21 5 11 O C T H H E L E C 6 7 10 9 3 SF-2 2 8 1 N HILL D R 110 113 M ALV E R 112 3 111 SF-2 2 SF-3 1 B E A U R E CIR G A R D LO 23 1 GO-MU ± 1'' = 150' SUBJECT TRACT ZONING BOUNDARY ! ! ! ! ! ! PENDING CASE CREEK BUFFER LO-CO 1 C14-2021-0150 SF-3 1 F16 1 1 SF-6 KEILBAR LN 2 1 MF-2-CO 1 2 3 4 5 3 4 5 1 DR 2 Copyright nearmap 2015 MENCHACA SOUTH Exhibit A -1 ZONING CASE#: LOCATION: SUBJECT AREA: GRID: MANAGER: C14-2021-0150 1902 Keilbar Lane, 7603 and 7515 Menchaca Road 1.127 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. 12 of 13B-3From: To: Subject: Date: Rhoades, Wendy Rezoning Case Number: C14-2021-0150 Tuesday, October 26, 2021 5:00:29 PM *** External Email - Exercise Caution *** Ms. Rhoades, We Object to the rezoning of the properties at 1902 Keilbar Lane, 4603 and 7515 Menchaca Road to MF-2. We believe the density and impervious cover are too great, and a three story development in this area is out of place. We would prefer SF-6. It is more in line with development nearby. Our property is at 1803 Keilbar Lane. We are concerned with the runoff that would be generated onto Keilbar Lane. Keilbar Lane is a substandard road with no storm drains or gutters. Keilbar Lane runs downhill from Menchaca Rd. to its end at a cul-de-sac. We are also concerned with over flow parking that will occur. Keilbar Lane has a right of way of 50 feet. Most of that taken up by the road with no room for parking without blocking the road or onto private property. Sincerely, Marianne Perez and Ruben Perez 512-633-5845 (cell) 512-282-1436 (landline) CAUTION: This email was received at the City of Austin, from an EXTERNAL source. Please use caution when clicking links or opening attachments. If you believe this to be a malicious and/or phishing email, please forward this email to cybersecurity@austintexas.gov. 13 of 13B-3