B-02 (C814-90-0003.21 - Harris Branch PUD Amendment 21; District 1).pdf — original pdf

Backup

1 ZONING CHANGE REVIEW SHEET DISTRICT: 1 CASE: C14-90-0003.21 -- Harris Branch PUD Amendment 21 ZONING FROM: PUD TO: PUD, to change a condition of zoning ADDRESS: US Highway 290 and Harris Branch Parkway SITE AREA: +/-2,100 Acres PROPERTY OWNER/APPLICANT: Austin HB Residential Properties, Ltd. AGENT: Coats Rose PC (John M. Joseph) CASE MANAGER: Heather Chaffin (512-974-2122, heather.chaffin@austintexas.gov) STAFF RECOMMENDATION: Staff supports the Applicant’s request to modify the PUD to allow building height to be measured in feet (40’ maximum) instead of feet and stories (40’ and 3 stories maximum). The amendment only applies to parcels in the PUD that are designated as LO, LR, MF-2 and MF-3. For a summary of the basis of staff’s recommendation, see case manager comments on page 2. ZONING AND PLATTING COMMISSION ACTION/ RECOMMENDATION: December 7, 2021: CITY COUNCIL ACTION: January 27, 2022: ORDINANCE NUMBER: 1 of 27B-2C14-90-0003.21 2 ISSUES: Under the current PUD zoning, building height is measured in feet and stories—40’ and 3 stories. The request would allow buildings to be measured in feet only (remaining 40’) but eliminating the story requirement. The amendment only applies to parcels in the PUD that are designated as LO, LR, MF-2 and MF-3. The amendment is related to construction differences that have changed since the original zoning ordinance in 1990, as well as differences in how the International Building Code (IBC) definitions and City of Austin zoning definitions have been clarified in recent years. The amendment does not increase any PUD entitlements. The rezoning request was initially determined by Staff to be an administrative amendment which does not require Commission or Council review. After additional review, it was determined that the amendment would need to be approved by City Council because the amendment affects items that are located in the ordinance and not on the PUD land use plan. No other changes to the PUD are requested with this amendment. CASE MANAGER COMMENTS: Harris Branch Planned Unit Development (PUD) was created in 1990 in northeast Austin. The PUD is generally located northwest of the intersection of US Highway 290 and State Highway 130. Harris Branch includes over 2,000 acres and includes parcels with a wide range of zoning designations. Zoning designations range from SF-2 to LI and include most other residential, office, and commercial designations, as well as P zoned tracts for parkland and infrastructure. More than half of the original 2,000 acres has already been developed. Please see Exhibit A— Zoning Map. As stated in the Issues section, the PUD measures building height in feet and stories—40’ and 3 stories. The request would allow buildings to be measured in feet only (remaining 40’) but eliminating the story requirement. The amendment only applies to parcels in the PUD that are designated as LO, LR, MF-2 and MF-3. The amendment is related to construction differences that have changed since the original zoning ordinance in 1990, as well as differences in how the International Building Code (IBC) definitions and City of Austin zoning definitions have been clarified in recent years. Zoning code only describes building height in terms of feet and “stories”, the definition of stories does not reflect the more detailed definitions of the IBC. The IBC includes a definition for “basement” that is not in Zoning code. Per the IBC, the floor level must be surrounded by natural grade for at least 50% of its perimeter to be classified as a basement. This can be problematic for buildings constructed on a slope that do not fully build out the area below grade. The applicant has a site plan in review that requires that less than 50% of the lowest level not meet the perimeter requirement. The proposed site plan has a lesser amount of building below grade, a design that provides required safety features (fire access, etc.) while building into a slope. The amendment does not increase any PUD entitlements. Building square footage and densities are unchanged by the removal of the 3 stories portion of the PUD definition of building height. The Applicant has provided a letter and redlined copy of the ordinance to show the change. The change is only to Exhibit C, which is located on page13 of this report. Please see Exhibits B and C- Applicant Letter and Redlined Ordinance. 2 of 27B-2C14-90-0003.21 3 Staff supports the Applicant’s request. The request has little effect on the intent of the PUD ordinance and reflects current construction standards. Any increase in square footage that may be gained by modifying the height measurement will be required to comply with the existing traffic impact analysis (TIA). BASIS OF RECOMMENDATION: 21. 22. EXISTING ZONING AND LAND USES: Rezoning should not contribute to the over zoning of the area. Zoning changes should promote a balance of intensities and densities. ZONING LAND USES Site PUD Undeveloped North Unzoned (ETJ) Mixed residential, commercial, and light industrial: Undeveloped South Unzoned (ETJ) Mixed residential, commercial, and light industrial; Undeveloped East Unzoned (ETJ) Mixed residential, commercial, and light industrial; Undeveloped West Unzoned (ETJ) Mixed residential, commercial, and light industrial; Undeveloped STREET CHARACTERISTICS: TIA: N/A WATERSHED: Gilleland, Harris Branch, and Decker Creek Watersheds (Suburban) NEIGHBORHOOD ORGANIZATIONS: Austin Heritage Tree Foundation Gilleland Creek Neighborhood Association Homeless Neighborhood Association North Growth Corridor Alliance Sierra Club, Austin Regional Group Harris Branch Residential Property Owners Association OTHER STAFF COMMENTS: ENVIRONMENTAL 1. The site is not located over the Edwards Aquifer Recharge Zone. The site is in Gilleland, Harris Branch, and Decker Creek Watersheds of the Colorado River Basin, which are classified as a Suburban Watershedby Chapter 25-8 of the City's Land Development Code. 2. Under current watershed regulations, development or redevelopment on this site will be subject to the following impervious cover limits: Austin Neighborhoods Council Harris Branch Master Association, Inc. North East Action Group Pflugerville Independent School District 3 of 27B-2C14-90-0003.21 4 3. Standard landscaping and tree protection will be required in accordance with LDC 25-2 and 25-8 for all development and/or redevelopment. 5. 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. 6. Under current watershed regulations, development or redevelopment requires water quality control with increased capture volume and control of the 2 year storm on site. TRANSPORTATION ATD has no objection to the proposed PUD ordinance modification of building height limit. SITE PLAN SP1. Site plans will be required for any new development other than single-family or duplex residential. PARKLAND PR 1: No comments Reviewer Notes: The only alteration to the PUD is to remove the height limitation for lots zoned MF2, MF3, LO, LR. As there is no difference between a 1 story building or a 3 story building from a Parkland Dedication review standpoint, there is no issue with this. Parkland Dedication requirements will be administered in compliance with the PUD at the time of development application for each lot/development. WATER UTILITY 1. 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. Water and wastewater utility plans must be reviewed and approved by the Austin Water Utility for compliance with City criteria. 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 Exhibit C. Applicant Letter D. Redlined Ordinance 4 of 27B-2! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! C814-96-0003 !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! C814-96-0003.16 C814-96-0003.17 C814-96-0003.13 C814-96-0003.14 C814-96-0003 PUD C814-96-0003 ! ! ! R CIR A V O N IN ! ! !! ! ! ! ! ! ! C814-96-0003.13 C814-96-0003.17 C814-96-0003 C814-96-0003.16 C814-96-0003.14 ! ! ! ! LI-PUD C814-96-0003 C14-2020-0117 C814-96-0003.08 C14-2014-0101 ! CS-CO ! ! ! ! ! C814-89-0004 PUD DR ! ! ! ! ! ! ! ! ! DR ! ! ! C814-89-0004 ! R O ! UTE PUD PUD ! N B U R ! ! N ST ! C814-90-0003.19 PUD ! ! ! ! ! ! PUD ! ! ! ! ! T ! ! M S NIU TITA ! ! ! C814-90-0003.14 C814-89-0004 86-188RC PUD ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! C814-89-0004 ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! E H ! ! ! ! O W A R D L N ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! SP-02-0350D C814-89-0004 ! ! R Y D E ! ! D Y R E LS U H B A L E N S T ! T FAY S ! ! ! ! ! ! ! S S T B O B W A R S ! ! T ! ! ! ! ! ! PUD C814-90-0003.14 ! ! ! ! ! ! ! ! ! ! ! I-RR IP-CO ! C14-2018-0052 ! LO-CO ! ! C14-02-0182 ! PUD LIB C ! OLIN E RT O T O ! LO-CO ! ! ! PUD N AV E N LN BROUGHAM WAY PUD PUD PUD ! ! ! SILICON DR 86-188RC ! ! ! ! N R L E G E YA ! ! ! ! ! PUD C814-90-0003.14 C A M E R O N R D !! ! ! ! ! ! ! ! ! ! ! ! ! ! C814-89-0004 ! ! ! ! I-RR PUD C814-89-0004 ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! PUD ! PUD ! ! SPEYSIDE DR TIN L PUD N PUD ! ! R A M KIL ! ! PUD B S D R V S 0 3 1 H S N N L L HIL B N D R V S 0 3 1 H S N P M A R B S 0 3 1 N O T R O N A M G G E R G B 30 N H 1 N S HILL LN B 0 S 3 H 1 N S E P A R M E R L N ! ! ! ! ! ! ! D N R ! E V ! A H ! M R FA ! R ! ! PUD ! AIR D D A ! C814-89-0004 MIN ! C ! H R D ! ! ! PUD ! ! ! LIC D R R N D O R R PUD U M E A G ! ! ! ! ! ! PUD ! ! PUD PUD PUD T N S A R R A C814-89-0004 PUD C814-90-0003.14 ! ! ! ! D U N B L A B O Y C L O N G E L N I-SF-4A F O R I-SF-4A A R M A G D T R L H D R I-SF-4A KIN R O I-SF-4A S S T RL PUD N E W A Y D U N PUD PUD F R PUD I E S L N PUD PUD PUD ! N Y L T R A M O R C ! R N D ! N O S L ! G PUD A E R GIL ! E PUD ! ! ! PUD PUD PUD PUD N C H P K W Y KIL PUD T C T T H I S T L E H I L T C M A T L W A Y PUD H ! ! A R R ! I S ! ! B R A PUD PUD I-SF-4A I-SF-4A R R D E E D EIN R ! ! ! ! 86-188R C C814-89-0004 ! I-SF-4A I-SF-4A SLIG O D AL B A N I-SF-4A AY VID RIN LEITRIM W E ST Y A S W I-SF-4A I-SF-4A R R Y D S E N H AIT C ! ! I-SF-4A ! ! ! ! ! ! ! ! ! ! ! ! ! ! UNDEV N S L E R C ( X A E S T U A ( ( ( ! ! ! ! A M A PUD PUD R A N T PUD H L N S E A Y S T UNDEV PUD PUD N G L PUD RIN PUD E V A ! ! ! ( ! ! ! I-RR ! ! MH ! ! ! ! ! ! ! ! ! ! ! ! ! ! C814-90-0003.14 ! ! ! ! PUD C814-90-0003 C814-90-0003.13 C814-90-0003.14 PUD ! G A ! R ! PUD MIN PUD N O C PUD H L N D E N R O O ! PUD SE R ! O S E P D ! LA BLU ! E G ! PUD S T M E R R Y N R D G LE B E PATH AT H D Y ! W PUD ! ELL LN ! PUD PUD PUD UNDEV ! ! TANK ! ! ! PUD ! ! ! ! ! ! E BRAKER LN ! ! ! PUD ! ! SP97-0264CF ! ! INDUSTRIAL OFFICE SP-95-0187 SP-95=0055CF C814-89-0004 DUMP SP-03-0321D SP-02-0277D DR ! ! N S L ! E ! GIL ! ! ! ! LI ! ! ! P-CO C14-2020-0005 ! 86-188RC APPLIED MATERIALS SP-91-0065C PUD C814-90-0003.14 SP91-0199C CARGO SUPPLY SP90-0043C ! ! ! ! ! ! ! ! ! ! ! ! ! ! C814-89-0004 ! ! ! E U S 2 9 0 H W Y S V R D W B E U S 2 9 0 H W Y S V R D E B ! ! ! EXCAVATION CO. SP-02-0124D D E C K E R L N N R L E K C E D I-RR C14-2008-0011 CH-CO C14-2007-0143 CH-CO PLANNED UNIT DEVELOPMENT ZONING CASE#: C814-90-0003.21 ! ! I-SF-2 ( ( ! E R ! D ! S MH ( BL ! I-RR (( ( E G ! U ( O ! O 86-198RC C814-90-0003.18 PUD ! ! ! ! ! ! ! ! ! ! GR-MU-CO C14-04-0008 ! C7A-01-001 ! ! !! B T O N 1 0 H W Y W B 0 E S 2 9 9 E U S 2 E U ! ! ! ! ! ! ! B R A M P ! ! 0 N 3 I-RR ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! PUD C814-90-0003.13 ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! C7a-08-014 C14-2008-0134 CH-CO 2008-0134 ! ! ! ! C14-2008-0133 CH-CO ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! C14-05-0120 (RCA) ! ! ! C14-2013-0054 ! C14-05-0120 C14-2013-0112 CH-CO B 0 H W Y E CH-CO 9 E U S 2 ! ! ! ! ! ! P M A ! B R ! S 2 0 E 9 ! E U CH-CO ! ! ! DR ! ! ! ! !! ! ! ! N ! S H N S H 1 1 3 3 0 0 S S V V R R D D S B N B PUD C14-2014-0096 PUD C814-00-2063.06 C814-00-2063ETJ CH C14-2020-0055 C814-00-2063ETJ C814-00-2063.06 C814-00-2063.05 PUD C7a-01-011 I-RR DR LI-CO C14-00-2227 GO LI C14-2020-0004 ! ! ! GR ! ! ! ! SUBJECT TRACT ! ! ! ! ! ! PENDING CASE ZONING BOUNDARY I-SF-4A SP-06-0412D ± 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 " = 2,000 ' 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 5 of 27B-26 of 27B-27 of 27B-28 of 27B-29 of 27B-210 of 27B-211 of 27B-212 of 27B-213 of 27B-214 of 27B-215 of 27B-216 of 27B-217 of 27B-218 of 27B-219 of 27B-220 of 27B-221 of 27B-222 of 27B-223 of 27B-224 of 27B-225 of 27B-226 of 27B-2-----Original Message----- From: Jasmin Jaimes Sent: Tuesday, December 21, 2021 3:29 PM To: Chaffin, Heather <Heather.Chaffin@austintexas.gov> Subject: Case number C814-90-0003.21 *** External Email - Exercise Caution *** I’m a writing to object the proposed zoning/rezoning request on case number above. NAME: Jasmin Jaimes ADDRESS: 6104 Speyside Drive, Austin, TX, 78754 Thank you, Jasmin Jaimes, LCSW 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. 27 of 27B-2