B-02 C14-2022-0044 - The Zimmerman; District 6.pdf — original pdf

Backup

ZONING CHANGE REVIEW SHEET CASE: C14-2022-0044 (The Zimmerman) DISTRICT: 6 ADDRESS: 11400 Zimmerman Lane ZONING FROM: DR TO: MF-3 SITE AREA: 7.63 acres (332,319.24 sq. ft.) PROPERTY OWNER: Udaya and Uma Kumar AGENT: Alice Glasco Consulting (Alice Glasco) CASE MANAGER: Sherri Sirwaitis (512-974-3057, sherri.sirwaitis@austintexas.gov) STAFF RECOMMENDATION: Staff recommends SF-6, Townhouse and Condominium Residence district, zoning. ZONING AND PLATTING COMMISSION ACTION / RECOMMENDATION: June 7, 2022: Postponed to June 21, 2022 at the applicant's request by consent (9-0, N. Barrera-Ramirez and L. Stern-absent); H. Smith-1st, B. Greenberg-2nd. June 21, 2022 CITY COUNCIL ACTION: ORDINANCE NUMBER: 1 of 13B-2C14-2022-0044 ISSUES: N/A CASE MANAGER COMMENTS: 2 The property in question is a 7.63 acre undeveloped tract of land that takes access to Zimmerman Lane. The area to the north is undeveloped. To the south, across Zimmerman Lane there is an undeveloped tract of land zoned MF-2 and an apartment complex that was zoned PUD as part of the Four Points Centre Planned Unit Development that takes access to North FM 620 Road. To the east, along Zimmerman Lane, there are single family residences zoned DR and townhouse/condominium residences zoned SF-6-CO at the end of Zimmerman Lane. The property to the west, at the northeast corner of N. FM 620 Road, is developed with a convenience storage/vehicle storage use (Longhorn Boat & Camper Storage) zoned SF-2 that was constructed prior to annexation by the city. The applicant in this case is requesting to rezone this site from DR, Development Reserve District, zoning to MF-3, Multifamily Residence-Medium Density district, zoning to construct a 150-unit multifamily use at this location. This tract of land fronts onto Zimmerman Lane, a twenty foot wide collector street that dead ends into a cul-de-sac. Originally, Zimmerman Lane was projected to connect with Forsythia Drive, to the east, as part of the Arterial 8 extension. Arterial 8 (Forsythia Drive) was planned to be a ninety-foot arterial roadway that was to connect Loop 360 to Yaupon Drive. The City of Austin has deleted the plans to construct Arterial 8, due in part to BCCP issues and because of the City’s purchase of the Stennis Tract. Zimmerman Lane is a county roadway that was annexed by the city of Austin in 1997. There are no planned improvements for this portion of Zimmerman Lane and there will not be a traffic light constructed at the intersection of Zimmerman Lane and F.M. 620 because there is already a light at the intersection of Vista Parke Drive and F.M. 620, to the north. Vista Parke Drive and Zimmerman Lane will not be aligned in the future. The staff recommends SF-6 zoning for the property in question because the proposed SF-6 zoning is consistent with the previous City Council approved SF-6-CO zoning along Zimmerman Lane to the east. There is SF-2 zoning and the existing single-family homes located to the south and east of this site. While there is undeveloped MF-2 zoning to the north of this tract, that property fronts onto and takes access to FM 620 Road. In addition, the multifamily complex to the south (Elwood at Lake Travis) that is zoned MF-2 and PUD also takes access to FM 620 Road, not Zimmerman Lane. SF-6 zoning will permit the addition of moderate density residential units on this 20-25 foot wide roadway. 2 of 13B-2C14-2022-0044 3 BASIS OF RECOMMENDATION: 1. The proposed zoning should be consistent with the purpose statement of the district sought. Townhouse and Condominium Residence district is intended as an area for moderate density single family, duplex, two family, townhouse, and condominium use, without the spacing and locational requirements for townhouses and condominiums that apply in SF- 5. This district is appropriate for areas in which unusually large lots predominate with access to other than minor residential streets, and in selected areas where a transition from single-family to multifamily use is appropriate. 2. The proposed zoning should promote consistency and orderly planning. The proposed SF-6 zoning would be consistent with the SF-6-CO zoning located to the south and east along Zimmerman Lane and the existing single-family homes located directly to the east of this site. 3. The proposed zoning should allow for a reasonable use of the property. SF-6 zoning will permit the addition of moderate density residential units on this 20-25 foot wide roadway. The proposed SF-6 zoning will allow for new housing opportunities in this area of the city near an educational institution, Concordia University, which is located on FM 620 to the north and supporting retail services, Four Points Centre, to the south. EXISTING ZONING AND LAND USES: ZONING LAND USES DR Site North MF-2 South MF-2, PUD East West SF-2, DR SF-2 Undeveloped Undeveloped Undeveloped, Multifamily (Elwood at Lake Travis) Single Family Residences Convenience Storage/Vehicle Storage use (Longhorn Boat & Camper Storage) NEIGHBORHOOD PLANNING AREA: N/A TIA: Not Required WATERSHED: Bull Creek NEIGHBORHOOD ORGANIZATIONS: Austin Lost and Found Pets Bull Creek Foundation Canyon Creek HOA 3 of 13B-2C14-2022-0044 4 Leander ISD Population and Survey Analysts Long Canyon Phase II & III Homeowners Association Inc. Long Canyon Homeowners Association Neighborhood Empowerment Foundation Mountain Neighborhood Association (MNA) River Place HOA SELTEXAS Sierra Club, Austin Regional Group TNR BCP – Travis County Natural Resources 2222 Coalition of Neighborhood Associations, Inc. SCHOOLS: Leander I.S.D. AREA CASE HISTORIES: COMMISSION 9/21/21: Approved staff's recommendation of MF-2 zoning by consent (11-0); H. Smith-1st, C. Thompson-2nd. 7/21/20: Approved staff's recommendation of R&D-PDA zoning (10-0); B. Evans-1st, J. Duncan-2nd. CITY COUNCIL 11/21/21: Approved MF-2 zoning by consent on all 3 readings (10-0, G. Casar-off dais); A. Kitchen-1st, M. Kelly-2nd. 8/27/20: Approved R&D-PDA zoning by consent on all 3 readings (11-0); D. Garza-1st, L.Pool-2nd. NUMBER C14-2021-0126 (7911 and 8001 N FM 620 Rd) C14-2020-0066 (Concordia Residence Hall-PDA Amendment: 11400 Concordia University Drive) REQUEST W/LO-CO, LR- MU-CO, CS-CO to MF-2 R&D-PDA to R&D-PDA* *The applicant is requesting an amendment to the R&D- PDA zoning to amend conditions in Section 4(B)(1) of Ordinance No.20070215- 042, which states, “Any building in excess of forty (40) feet in height shall be at least three hundred (300) feet from the nearest residential unit (other than watchmen or custodial 4 of 13B-2C14-2022-0044 5 facilities) or university housing, including but not limited to student, faculty or administrative housing.” SF-2, SF-6, MF- 2 to P DR to SF-1 SF-2 to SF-6-CO GO to SF-6 DR to SF-6 I-RR to GR C14-2008-0178 (Canyon Creek Preserve: 13543 ½ N. FM 620 Rd) C14-2007-0089 (11200 Zimmerman Lane) C14-2007-0008 (Zimmerman Lane Condominiums : 11121 Zimmerman Ln.) C14-06-0021 (Versante: 8804 North R.M. 620) C14-04-0099 (Zimmerman Zoning: 11108 Zimmerman Lane) C14-04-0141 (Grandview Hills Sec. 11B, Lot 1: N. FM 620 at Wilson Park Ave.) C14-04- 0043(Attal Site: Zimmerman Lane, east of R.R. 620) 9/02/08: Approved staff rec. of P by consent (5-0) 9/25/08: Approved P zoning by Ordinance No. 20080925-116 (7- 0); all 3 reading 8/07/07: Approved staff’s recommendation for SF-1 zoning by consent (6-0, K. Jackson, J. Martinez-absent); J. Gohil-1st, S. Hale-2nd. 5/01/07: Approved SF-6-CO zoning with conditions of a maximum of nine residential units and 30% impervious cover or 40% impervious cover with transfers (6-1, J. Pinnelli- Nay, J. Martinez-absent, T. Rabago-left early) 4/18/06: Approved staff’s recommendation for SF-6-CO zoning by consent (9-0); J. Martinez-1st, M. Hawthorne-2nd. 8/3/04: Approved SF-6-CO zoning with conditions of a maximum of 25 living units, 30% impervious cover or 40% impervious cover with transfers (8-0, J, Pinnelli-absent) 10/05/04: Approved staff rec. of GR-CO (9-0) 9/27/07: Approved SF-1 zoning (6-0); all 3 readings 6/07/07: Approved ZAP rec. of SF-6-CO zoning by consent (7-0); all 3 readings 5/18/06: Approved SF-6-CO zoning by consent (7-0); all 3 readings 9/2/04: Granted ZAP Commission’s recommendation of SF-6-CO (7-0); 1st reading 11/4/04: Approved SF-6-CO (7-0); 2nd/3rd readings 11/04/04: Approved GR-CO zoning (7-0); all 3 readings DR to SF-6* (Amended to SF-2 by the applicant on April 20, 2004) 4/20/04: Approved staff’s recommendation for SF-2 zoning by consent (7-0, B. Baker- absent) 5/27/04: Approved SF-2 (6-0); all 3 readings 5 of 13B-2C14-2022-0044 6 LR to GR C14-03-0102 Rudy’s Bar-b- que: 7709 R.R. 620 North) 9/23/03: Approved staff’s recommendation of GR-CO zoning, with conditions: Improve Zimmerman Lane through the first driveway on the site, at the time of site plan (9-0) C14-02-0027 I-RR to MF-2 C14-01-0045 I-GO to GO C14-00-2055 R&D to P C14-99-2062 RR to LI 3/26/02: Approved staff rec. of MF-2 by consent (9-0) 5/15/01: Approved staff rec. of GO by consent (6-1, BB-No) 5/9/00: Approved staff rec. of ‘P’ by consent (8-0) 11/16/99: Approved RR (8-0); (Staff alternate rec. was CS-CO, Applicant’s request was for LI) C14-99-0078 I-RR to GR C14-99-0011 GR to MF-2 C14-98-0108 I-RR to CS 10/26/99: Approved ‘GR’ with ‘LR’ uses (8-1, RC-Nay); Quality restaurant allowed, prohibit Fast Food Restaurants, Pawn Shops, Automotive Uses, Exterminating Services, permit ‘LO’ uses, and add conditions as per Neighborhood/Applicant agreement. 3/9/99: Approved staff rec. of MF-2 by consent (6-0) 10/27/98: Approved W/LO for front 615 ft., LR-MU footprint for 1500 ft., remainder of site as CS (6-0) 10/23/03: Granted GR-CO with a restrictive covenant requiring the widening of Zimmerman Lane according to specifications approved by the City of Austin, from the intersection of FM 620 North and Zimmerman Lane, through the first driveway cut on the property (6-0, Dunkerly- absent); all 3 readings 5/09/02: Approved MF-2 (7-0); all 3 readings 6/14/01: Approved GO (7-0); all 3 Readings 6/8/00: Approved PC rec. of ‘P’ on all 3 readings (7-0) 1/13/00: Approved W/LO, w/ conditions as rec. by staff (6-0, KW-out of room); 1st reading 2/3/00: Approved W/LO-CO; Limiting vehicle trips to 250 per day & 50 ft reservation of FM 620 to be placed on plat or site plan (5- 0); 2nd reading 3/30/00: Approved 3rd reading (6-0) 12/2/99: Approved PC rec. of GR w/ conditions (6-0, WL-absent); 1st reading 1/13/00: Approved; subject to limitation of 100,000 sq. ft. of retail and 65,000 sq. ft. of office (6-0, KW-out of room); 2nd reading 3/2/00: Approved 3rd reading (5-0) 4/15/99: Approved PC rec. of MF- 2 (7-0); all 3 readings 12/3/98: Approved PC rec. of W/LO-CO, LR-MU-CO, and CS- CO w/conditions (6-0); 1st reading 9/30/00: Approved W/LO-CO, LR- MU-CO, and CS-CO; 2nd/3rd readings. 6 of 13B-2C14-2022-0044 7 C14-98-0050 LR, SF-6 to MF- 2 7/23/98: Approved MF-2 and GO (7-0); all 3 readings 5/26/98: Approved staff’s alternate rec. of MF-2-CO (TR1), GO-CO (TR-2) by consent (8-0) 2/17/98: Approved MF-2 (7-0) 2/4/03: Approved staff rec. of PUD by consent (7-0) I-SF-2, I-RR to MF-2 PUD to PUD C14-98-0002 C814-95- 0002.04 (Four Points Centre PUD Amend #4) RELATED CASES: N/A EXISTING STREET CHARACTERISTICS: 3/26/98: Approved PC rec. of MF- 2 w/ conditions (6-0); all 3 readings 3/6/03: Approved PUD (6-0, Dunkerley-absent); 1st reading 4/24/03: Approved PUD (6-0-1, Garcia-absent) Name Classification Required ROW Existing ROW Existing Pavement Sidewalks Bicycle Route Capital Metro (within ¼ mile) Zimmerman Level 2 Lane 80’ 86’ 25’ No No No OTHER STAFF COMMENTS: Comprehensive Planning Project Name and Proposed Use: 11400 ZIMMERMAN LANE. C14-2022-0044. The Zimmerman. Undeveloped to 150 Multifamily. Units. 7.629 acres from DR to MF-3. 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: 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 store/farmers market. Connectivity and Education: Is located within 0.50 miles from a public school or university. Connectivity and Healthy Living: Provides or is located within 0.50 miles from a recreational area, park and/or walking trail. Y Y 7 of 13B-2C14-2022-0044 8 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. 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). Total Number of “Yes’s” Y 3 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% 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. 8 of 13B-2C14-2022-0044 Fire No comments. Parks and Recreation 9 Parkland dedication will be required at the time of subdivision or site plan application for new residential units proposed by this rezoning, multifamily with MF-3, per City Code § 25- 1-601, as amended. The site is currently park deficient and poses additional connectivity opportunities for future parkland. As such, land dedication may be required, unless the land available for dedication does not comply with the standards for dedication. Any remaining fees in-lieu after dedication shall also be required. If the land available for dedication complies with the parks standards, the Parks and Recreation Department (PARD) would consider a small park and/or trail connectivity toward satisfying the requirement at time of permitting (whether subdivision or site plan). The surrounding neighborhood area is currently park deficient, defined as being outside walking distance to existing parks. The dedication would satisfy the need for additional parks in park deficient areas of West Austin, a specific recommendation in the Parks and Recreation Department’s Long Range Plan. Should there be any remaining fees in-lieu, 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 letter of the requirements. 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. Additional comments will be made when the site plan is submitted. Compatibility Standards The site is subject to compatibility standards. Along the eastern 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 the property line. 9 of 13B-2C14-2022-0044 10 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. • for a structure more than 100 feet but not more than 300 feet from property zoned SF-5 or more restrictive, 40 feet plus one foot for each 10 feet of distance in excess of 100 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. Additional design regulations will be enforced at the time a site plan is submitted. Hill Country Roadway Slope 0-15% 15-25% 25-35% Maximum FAR 0.25 0.10 0.05 A portion of the site is located within 1,000 feet of RM 620 and within a Hill Country Roadway Corridor. The site is located within the moderate intensity zone of RM 620. The site may be developed with the following maximum floor-to-area ratio (FAR): At least 40% of the site (excluding dedicated right-of-way) must be left in a natural state. The allowable height is as follows: 40 feet in height for buildings in a moderate intensity zone. Prior to the issuance of a of a building permit for the proposed use, a site plan must be approved by the Planning Commission. Transportation ASMP Assessment Zimmerman Lane is currently a substandard two lane road. Though identified in the ASMP as a Level 2 roadway, it is not currently included in the City’s Roadway Capacity Plan. No further right of way is required and ATD has no plans to increase the capacity of Zimmerman Lane over its current two-lane configuration. 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. 10 of 13B-2The adjacent street characteristics table is provided below: Name ASMP Classification ASMP Required ROW Existing ROW Existing Pavement Sidewalks Bicycle Route Level 2 80’ 86’ 25’ No No 11 Capital Metro (within ¼ mile) No C14-2022-0044 Zimmerman Ln. 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 11 of 13B-2UNDEV 99-0078 SPC-03-0008C R&D-PDA R D E K R A P Y A B D O O W CS-CO C14-03-0072 C14-99-0078 GR-CO P 03-0072 SPC-03-0008C 98-0108 98-0108 RECYCLING\FACILITY 98-0108 C14-2021-0126 99-0078 SP-05-0003C VISTA PARKE DR ! ! ! ! ! ! ! ! ! ! ! ! 99-2062 MF-2 ! ! ! ! ! ! ! ! ! ! ! ! ! GR R85-337(RCA2) SP-05-1326C 85-337 R.C. EXHIBIT A GR R O C K H A R B O U R D R SPC-99-0211A SP-99-2058C 99-0011 APARTMENTS MF-2 C14-99-0011 SPC-99-0211A SP-99-2058C 99-0011 C14-2020-0066 R&D-PDA 98-0108 GR LO SF-2 STORAGE FACILITY ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! SF-2 DR ! ! ! ! ! ! ! ! ! ! ! ! ! BANK GR-CO C14-03-0102 03-0102 SPC-03-0016C 00-2030 I-RR *99-2054 WAREHOUSES SF-2 MF-2 C14-98-0002 PUD DR ZIM M E R M A N LN Y A S W N A Y R A L I S O L N DR 04-0099 SF-6-CO SF-6-CO C14-2007-0008 04-0043 SF-2 C14-04-0043 DR SF-1 C14-2007-0089 2007-0089 SPC-03-0024C PUD SPC-03-0382C SP-00-2047C SP-00-2048C C814-95-0002.10 SP-99-2130C SPC-02-0018C SPC-01-0245C SP-002164C SPC-06-0033C APARTMENTS SUBJECT TRACT ! ! ! ! ! ! PENDING CASE ZONING BOUNDARY ZONING ZONING CASE#: C14-2022-0044 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: 3/28/2022 C14-04-0206 GR-CO D 0 R 2 6 M N F ± 12 of 13B-2EXHIBIT B 1778943C2128211111161523D11310112113C14-2022-0044PUDDRGRGR-COI-RRSF-2R&D-PDAGR-COSF-2MF-2GR-COCS-COSF-2LOSF-2MF-2GRSF-6-CODRSF-6-CODRSF-1MF-2VISTA PARKE DRROCK HARBOUR DRRYANS WAYN FM 620 RDZIMMERMANLND34D35Copyright 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:C14-2022-004411400 Zimmerman Lane7.629 AcresD34SHERRI SIRWAITIS1'' = 300'CREEK BUFFERPENDING CASE!!!!!!ZONING BOUNDARYSUBJECT TRACTThe Zimmerman13 of 13B-2