B-07 C14-2022-0048 - 1806 Keilbar Ln; District 5.pdf — original pdf

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ZONING CHANGE REVIEW SHEET DISTRICT: 5 TO: SF-3 CASE: C14-2022-0048 – Keilbar ZONING FROM: DR ADDRESS: 1806 Keilbar Lane SITE AREA: 0.3356 acres (14,619 square feet) PROPERTY OWNER / AGENT: Capital River Group, LLC – Series 16 (Stuart Carr) CASE MANAGER: Wendy Rhoades (512-974-7719, wendy.rhoades@austintexas.gov) STAFF RECOMMENDATION: The Staff recommendation is to grant family residence (SF-3) district zoning. For a summary of the basis of Staff’s recommendation, see pages 1 – 2 of this report. ZONING AND PLATTING COMMISSION ACTION / RECOMMENDATION: June 7, 2022: CITY COUNCIL ACTION: July 28, 2022: ORDINANCE NUMBER: ISSUES: None at this time. CASE MANAGER COMMENTS: The subject rezoning area consists of one platted lot, which is located near the middle of the block and currently zoned development reserve (DR) district. The subject site is currently developed with a vacant manufactured home. Keilbar Lane contains undeveloped land, single-family residences, and manufactured homes on properties that were annexed into the City limits in the mid-1980s. There are offices directly north, other single-family residences and manufactured homes to the east, south and west (SF-3; DR), and a detached condominium community further south that takes access from Menchaca Road (MF-2-CO). Please refer to Exhibits A (Zoning Map) and A-1 (Aerial Exhibit). The applicant has requested family residence (SF-3) district zoning in order to build a two- family residence on the subject site. The proposal would allow for the development of one single-family residence, in addition to a second detached unit that would not exceed 1,100 square feet or a floor-to-area ratio of .15:1, whichever is smaller. The detached unit would be 1 of 11B-7C14-2022-0048 Page 2 limited to two stories, or 30 feet, in height, and if a second-story would be constructed for the unit, it would not be permitted to exceed 550 square feet in size. BASIS OF RECOMMENDATION: 1. The proposed zoning should be consistent with the purpose statement of the district sought. The family residence (SF-3) district is the designation for a moderate density single-family residential use and a duplex use on a lot that is a minimum of 5,750 square feet. An SF-3 district designation may be applied to a use in an existing single-family neighborhood with moderate sized lots or to new development of family housing on lots that are 5,750 square feet or more. A duplex use that is designated in an SF-3 district is subject to development standards that maintain single-family neighborhood characteristics. The proposal would be consistent with the purpose statement of the SF-3 zoning district. 2. The requested SF-3 zoning would allow for the construction of two residences on the subject property. Staff recommends approval of the applicant’s request because the site fronts on a local residential street and is located within an existing residential neighborhood. Furthermore, there are other SF-3-zoned properties within the immediate vicinity along Keilbar Lane. As such, the proposal would be compatible with the adjacent and nearby uses. EXISTING ZONING AND LAND USES: Zoning changes should promote compatibility with adjacent and nearby uses. ZONING Site North LO-CO DR South SF-6; SF-3 East West DR DR LAND USES One manufactured home (vacant) Offices; Religious assembly / Private primary educational facility Undeveloped; single-family residences under construction Single-family residence Single-family residence NEIGHBORHOOD PLANNING AREA: Not Applicable TIA: Not Required WATERSHED: South Boggy Creek – Suburban CAPITOL VIEW CORRIDOR: No SCHOOLS: Cunningham Elementary School SCENIC ROADWAY: No Covington Middle School Crockett High School 2 of 11B-7C14-2022-0048 Page 3 COMMUNITY REGISTRY LIST: 511 – Austin Neighborhoods Council 627 – Onion Creek HOA 742 – Austin Independent School District 1228 – Sierra Club, Austin Regional Group 1363 – SEL Texas 1424 – Preservation Austin 1429 – Go!Austin/Vamos!/Austin (GAVA) – 78745 1530 – Friends of Austin Neighborhoods 1531 – South Austin Neighborhood Alliance (SANA) 1550 – Homeless Neighborhood Association 1559 – Palomino Park HOA 1596 – TNR BCP – Travis County Natural Resources 1616 – Neighborhood Empowerment Foundation 1774 – Austin Lost and Found Pets AREA CASE HISTORIES: REQUEST SF-3 to MF-2 COMMISSION To Grant SF-6 NUMBER C14-2021-0150 – Menchaca South – 1902 Keilbar Ln, 7603 and 7515 Menchaca Rd C14-2021-0129 – 1807 and 1809 Keilbar Ln C14-2021-0035 – McLaurin Rezone – 1512 Damon Rd C14-2018-0139 – 1903 Keilbar C14-2018-0089 – 1905 Keilbar Ln C14-2013-0037 – 7509 Manchaca Office Park – 7509 Manchaca Rd C14-2012-0066 – Stinson & Ramsey – 7709 and 7731 Manchaca Rd C14-2010-0165 – Milestone CITY COUNCIL Apvd MF-2 on First Reading. 2nd / 3rd Readings scheduled for 6-16-2022. Apvd (10-14-2021). Apvd (6-10-2021). DR to SF-3 DR to SF-3 To Grant To Grant 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 w/CO for 2,000 trips/day To Grant MF-2-CO w/CO limited to 17 u.p.a. Apvd LO-CO as Commission recommended (6-6-2013). Apvd as Commission recommended (9-27-2012). To Grant MF-2-CO with CO limiting density to MF-1 Apvd MF-2-CO as Commission recommended 3 of 11B-7C14-2022-0048 Page 4 Manchaca – 7337 Manchaca Rd C14-06-0096 – Legacy Oaks Christian School – 7915 Manchaca Rd DR; SF-2; SF-3 to GO-CO (12-9-2010). Apvd GO-CO as Commission recommended (7-27-2006). To Grant GO-CO with CO limiting building height to 45’; prohibiting club or lodge; family home; group homes (all types); medical offices (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, Ord. 841115-L). The property is platted as Lot 2, Block A, Max Keilbar Subdivision, Section One, recorded in March 1970 (C8-70-036). EXISTING STREET CHARACTERISTICS: Name ASMP Classification ASMP Required ROW Existing ROW Existing Pavement Sidewalks Bicycle Route Keilbar Ln Level 1 50’ 53’ 18’ No N/A Capital Metro (within ¼ mile) Yes 4 of 11B-7C14-2022-0048 Page 5 OTHER STAFF COMMENTS: Inclusive Planning Yes Imagine Austin Decision Guidelines Compact and Connected Measures Imagine Austin Growth Concept Map: Located close to, within or adjacent to an Imagine Austin Activity Center, Imagine Austin Activity Corridor, or Imagine Austin Job Center as identified on the Growth Concept Map. Name(s) of Activity Center/Activity Corridor/Job Center: Y Mobility and Public Transit: Located within 0.25 miles of public transit stop and/or light rail station. Mobility and Bike/Ped Access: Adjoins a public sidewalk, shared path, and/or bike lane. Connectivity, Good and Services, Employment: Provides or is located within 0.50 miles to goods and services, and/or employment center. Connectivity and Food Access: Provides or is located within 0.50 miles of a grocery Connectivity and Education: Is located within 0.50 miles from a public school or store/farmers market. university. Connectivity and Healthy Living: Provides or is located within 0.50 miles from a recreational area, park and/or walking trail. Connectivity and Health: Provides or is located within 0.50 miles of health facility (ex: hospital, urgent care, doctor’s office, drugstore clinic, specialized outpatient care.) Housing Affordability: Provides a minimum of 10% of units for workforce housing (80% MFI or less) and/or fee in lieu for affordable house. Y Housing Choice: Expands the number of units and housing choice that suits a variety of household sizes, incomes, and lifestyle needs of a diverse population (ex: apartments, triplex, granny flat, live/work units, cottage homes, and townhomes) in support of Imagine Austin and the Strategic Housing Blueprint. Mixed Use: Provides mixed use development (minimum 10% residential and 10% non- residential floor area). Culture and Creative Economy: Provides or is located within 0.50 miles of a cultural resource (ex: library, theater, museum, cultural center). 2 Total Number of “Yes’s” Drainage The applicant would be 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. 5 of 11B-7C14-2022-0048 Page 6 Environmental The subject 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 located 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 documented floodplain within or adjacent to the project’s location. Standard landscaping and tree protection would be required, in accordance with LDC 25-2 and 25-8, for any 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 two-year storm on site. Impervious Cover The maximum impervious cover allowed by the SF-3 zoning district would be 45%, which is based on the more restrictive zoning regulations. Parks & Recreation Department (PARD) – Planning & Design Review Parkland dedication would be required for the new increase in residential units proposed by this project, single-family with SF-3 zoning, at the time of subdivision or site plan, per City Code § 25-1-601. The requirement may be met with fees in-lieu, as determined using the criteria in City Code Title 25, Article 14, as amended. Any in-lieu fees paid 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). 6 of 11B-7C14-2022-0048 Page 7 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 would be required for any new development proposed other than single-family, two-family or duplex residential. Any new development would be subject to Subchapter E – Design Standards and Mixed Use. Additional comments would be provided after the site plan has been submitted. This tract is already developed, and the proposed zoning change is a footprint within the existing development. The applicant is responsible for requesting relocation and demolition permits once the site plan has been approved. The City’s Historic Preservation Officer will review all proposed building demolitions and relocations prior to site plan approval. If a building meets City historic criteria, the Historic Landmark Commission may initiate a historic zoning case on the property. Transportation The assessment of any required transportation mitigation, including the potential dedication of right of way and easements and participation in roadway and other multi-modal improvements, would occur after the site plan has been submitted. 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 their own expense, would 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) would be required to provide service to this lot. For more information pertaining to the Service Extension Request process and submittal requirements, the applicant may contact the Austin Water SER team at ser@austintexas.gov. In order to proceed with the project, the landowner must pay the City inspection fee with the utility construction. The landowner must also pay the tap and impact fee once an application for a City of Austin water and wastewater utility tap permit has been submitted. 7 of 11B-7C14-2022-0048 Page 8 INDEX OF EXHIBITS TO FOLLOW: A: Zoning Map A-1: Aerial Map Correspondence Received 8 of 11B-7= = SF-3 = = = = C O U R = = TN E Y ST = = = = ( ( ( ( ( SF-3 84-446RC 79-112 82-126 UNDEV MF-2 C O N V/G A S 1 9 71-2 LR ST O R E GR C14-71-164 77-21 OFFICES ( LO-CO LO C14-05-0062 ( C14-2020-0084 GR-MU-CO ( SALON 05-0062 85-310 SF-3 = ( = ( ( ( ( SF-3 ( ( ( ( ( ( ( ( SF-3 ( ( ( ( ( M AT T H E W S L N = = = = MF-2 = = = POND = = = R N D A E N J A D = = = = = MF-2 = = 84-476 = = = = = = = = = = O CIR TIN N TA S N O C = = = = = = = = = = = = = = = ( ( ( ( ( ( ( R W D O D A E Y M R R E H C ( SF-3 ( ( ( ( ( CS C14-96-0117 ( C14-2021-0056 MF-2-CO SF-2 MINI-W A R E H O U S E S SF-2 POST OFFICE SF-2 D A R C A H C N E M ( ( ( ( ( ( ( ( T C O T I Z O P ( ( UNDER CONSTRUCTION SF-6 SP-06-0174C U N D E V ( LO 91-0085 MF-2-CO C14-2010-0165 CHURCH/SCHOOL 2010-0165 ( ( SF-2 ( ( NTE C V FU E ( ( ( R A D E D L A ( ( SF-3 ( ( ( ( ( N C L A LIL Y D R ( G R A ( N B E R R ( ( ( ( ( ( ( ( ( ( SF-3 SF-2 ( ( SF-3 ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( SF-3 ( ( T R E D ( 79-251 ( E D R K CIR ( DIC D A H ( ( ( ( ( ( ( ( ( ( ( G AIN E ( ( ( ( S MILL L ( N ( ( ( ( ( ( ( ( T R E D E C V ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( SF-3 79-251 ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( LEAR LN ( ( ( ( ( ( ( ( ( ( ( ( ( SF-3 ( A R B O L E D A C V ( ( ( ( ( ( ( ( T C O H C E L E H ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( M A L V E R N ( ( ( H I L L C T ( ( ( = ( = ( M A LV E R ( ( N HILL D ( R ( ( ( = = = = ( ( ( ( ( ( = ( SF-2 ( = = ( = ( ( ( ( ( = = = = = = = = = LO = = BEAU = RE G AR = D CIR ( ( SF-3 ( P82-78 78-231 = = = = = ( DR ( CHURCH ( ( ( 79-228 ( ( V G C LIN W O D ( ( SP-98-0166A SP-00-2002A 87-165 GO-CO SP96-0356A C14-06-0096 ( ( ( ( ( ( ( ( A E D A V E N CIR ( ( ( ( SF-2-CO ( ( ( ( ( ( SF-2-CO ( ( ( ( SF-2-CO ( Q UIVIR ( ( 98-0247 A R D ( ( ( ( ( ( SF-2-CO ( ( ( ( ( SP96-0356A 87-165 SP-98-0166A SP-00-2002A ( ( SF-2-CO ( ( SUBJECT TRACT ! ! ! ! ! ! PENDING CASE ZONING BOUNDARY ( ! ! ! 93-0063 ! ! ! ! ! SF-3 M/H ! ! ! M/H ! ! ! ! ! M/H ! ( C14-2018-0089 ! ! ! ! ( ! ! SF-6 C14-2018-0139 ! ! KEILBAR LN ( SF-3 C14-2021-0129 98-0025 LO-CO ! ! ! M/H 98-0025 C14-2013-0037 M/H ( ( DR ( ( ( MF-2-CO C14-2012-0066 GO-MU C14-2019-0121 ( ( A M B E R C U R SF-6-CO 05-0091 R E N T C T JA C K S T R A W C T R A B B L E B R E A K P L BIRD SONG CIR C14-2021-0035 SF-3 ( M/H ( ( D A M O ( N R D ( ( ( DR ( ! ! ! ! ! ! ! VACANT ! ! ! D M R R A MIS F R E I H D D E N W E L L S C V C14-05-0091 85-055 P85-009 C14-2012-0042 ST EWART LO DGE LN C14-05-0091 DR ( ( ( ( ( ( ( D T R R E B AL ( ( DR SH ERW OOD RD 05-0091 SF-6-CO R D I B I L A GO ZONING Exhibit A ZONING CASE#: C14-2022-0048 SF-2 ( ( ( ( ( ( ( ( ( ( ( SF-2 ( ( ( ( ( ( ( ( ( ( R S D A S S A N A M ( ( ( ( ( ( ( ( ( O O H D CIR ( ( ( ( SHILOH DR ( SF-3 ( ( ( ( ( C814-01-0113 PUD ± 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: 4/5/2022 9 of 11B-7Exhibit A - 1 1455131643341111221252C14-2022-0048LO-COMF-2-COSF-6SF-3DRSF-3MF-2-COSF-3MENCHACARDKEILBAR LNF16Copyright nearmap 2015±This map has been produced by the Communications Technology Management Dept. on behalf of thePlanning Development Review Dept. for the sole purpose of geographic reference. No warranty is madeby the City of Austin regarding specific accuracy or completeness.ZONING CASE#:LOCATION:SUBJECT AREA:GRID:MANAGER:C14-2022-00481806 Keilbar Lane.3356 AcresF16WENDY RHOAD1'' = 100'CREEK BUFFERPENDING CASE!!!!!!ZONING BOUNDARYSUBJECT TRACT1806 Keilbar Lane10 of 11B-711 of 11B-7