B-02 C14-2022-0074 - TXDOT 6; District 6.pdf — original pdf

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ZONING CHANGE REVIEW SHEET TO: MF-4 DISTRICT: 6 CASE: C14-2022-0074 – TXDOT 6 ZONING FROM: I-RR ADDRESS: 9203 ½ North Lake Creek Parkway SITE AREA: 6.182 acres (269,287.92 sq. ft.) PROPERTY OWNER: State of Texas (Kyle Madsen) APPLICANT: Avery Land Investors, LP (Alex Clarke) AGENT: Alice Glasco Consulting (Alice Glasco) CASE MANAGER: Sherri Sirwaitis (512-974-3057, sherri.sirwaitis@austintexas.gov) STAFF RECOMMENDATION: Staff recommends MF-4, Multifamily Residence-Moderate-High Density, District zoning. ZONING AND PLATTING COMMISSION ACTION / RECOMMENDATION: July 19, 2022 CITY COUNCIL ACTION: ORDINANCE NUMBER: 1 of 13B-2C14-2022-0074 ISSUES: N/A CASE MANAGER COMMENTS: 2 The property in question is undeveloped and moderately vegetated. This 6.182 acre tract of land is located near the intersection of Avery Ranch Boulevard and North Lake Creek Parkway. To the north and east, there are single-family residential lots (zoned PUD as part of the Avery Ranch Planned Unit Development). To the south of the site, there is undeveloped land and an office complex and state offices (Texas Department of Transportation Cedar Park Campus). The tract of land to the west is developed with a new multifamily residential complex (Avery Oaks Apartments). The applicant is requesting zoning to MF-4 to permit the development of an additional 164 multifamily residential units in this area. The staff recommends MF-4, Multifamily Residence-Moderate-High Density, District zoning because the property meets the purpose statement of the district. This tract of land is located adjacent to existing MF-4 zoning at the intersection of two arterial roadways, Avery Ranch Boulevard and North Lake Creek Parkway. The MF-4 zoning is compatible and consistent with the surrounding uses because there is MF-4 zoning to the south and west of the site. The property is located within the Transition zone of the Northwest Park & Ride Town Center Transit Oriented Development District (TOD) and by the Lakeline Station Regional Center as identified on the Growth Concept Map in the Image Austin Comprehensive Plan. MF-4 zoning will allow for additional housing opportunities in this area of the City adjacent to a planned transit oriented development (TOD) that will access onto the proposed extension of North Lake Creek Parkway. 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. Multifamily Residence (Moderate-High Density) district is intended to accommodate multifamily and group residential use with a maximum density of 36 to 54 units per acre, depending on unit size. This district is appropriate for moderate-high density housing in centrally located areas near supporting transportation and commercial facilities, in areas adjoining downtown Austin and major institutional or employment centers, and in other selected areas where moderate-high density multifamily use is desirable. 2. Zoning changes should promote compatibility with adjacent and nearby uses. The MF-4 zoning district is compatible and consistent with the surrounding uses because there is MF-4 zoning and multifamily land uses (Avery Oaks Apartments) to the south and west. 2 of 13B-2C14-2022-0074 3 The property is located within the Northwest Park & Ride Town Center Transit Oriented Development District (TOD) and by the Lakeline Station Regional Center as identified on the Growth Concept Map in the Image Austin Comprehensive Plan. 3. Zoning should promote the policy of locating retail and more intensive zoning near the intersections of arterial roadways or at the intersections of arterials and major collectors. The tracts of land under consideration are located near the southeast intersection of two arterial roadways, Avery Ranch Boulevard and North Lake Creek Parkway. EXISTING ZONING AND LAND USES: ZONING LAND USES Site North South East West I-RR PUD MF-4, I-RR PUD MF-4 Undeveloped Single Family Residences Undeveloped, Office Complex, Texas Department of Transportation Cedar Park Campus Single Family Residences Multifamily (Avery Oaks Apartments) NEIGHBORHOOD PLANNING AREA: N/A TIA: Not Required WATERSHED: South Brushy Creek Watershed SCHOOLS: Round Rock I.S.D. Sommer Elementary School Elsa England Elementary School Pearson Ranch Middle School McNeil High School NEIGHBORHOOD ORGANIZATIONS: Avery Ranch Owners Association Inc. Friends of Austin Neighborhoods Davis Spring HOA Leander ISD Population and Survey Analysts Neighborhood Empowerment Foundation Northwoods Avery Ranch OA SELTEXAS Sierra Club, Austin Regional Group 3 of 13B-2C14-2022-0074 4 AREA CASE HISTORIES: NUMBER C14-2019-0035 - Lakeline Mixed Use (9500 North Lake Creek Parkway) REQUEST I-RR to MF-4 (Tract 1) and CS-MU (Tract2) COMMISSION 4/16/19: Approved MF-4 zoning for Tract 1 and CS-MU zoning for Tract 2 (7-0, N. Barrera- Ramirez, B. Evans, A. Tatkow- absent); J. Duncan-1st, S. Lavani-2nd. I-RR to MF-4 CH, GO, GR to GR-MU DR to GR GO to CS C14-2018-0134 (Avery Ranch at 183A: U.S. Highway 183A Toll Road and Avery Ranch Boulevard) C14-2018-0133 (Lakeline at 183A: 14115 North U.S. Highway 183A North Bound Service Road) C14-2007-0046 (Wolf Hester Tract: 14000 U.S. Highway 183 North) C14-04-0166 (Lake Creek, Lakeline Boulevard and North Lake Creek Parkway) GR to CS C14-04-0165 (Lakeline Boulevard at Lake Creek Parkway) 2/05/19: Approved MF-4 zoning by consent (7-0, A. Aguirre, N. Barrera-Ramirez, D. Breithaupt, S. Lavani-absent); A. Denkler- 1st, B. Evans-2nd. 1/15/19: Approved GR-MU-CO zoning, with a conditional overlay to prohibit Alternative Financial Services, Bail Bond Services and Pawn Shop Services uses by consent (10-0, N. Barrera-Ramirez-absent); S. Lavani-1st, J. Duncan-2nd. 6/05/07: Approved GR-CO with condition to prohibit Pawn Shops by consent (7-0, S. Hale, J. Martinez-absent); J. Pinnelli- 1st, J. Shieh-2nd. 06/21/05: Approved CS-CO zoning with to prohibit Pawn Shop Services, Exterminating Services, and Adult Oriented Businesses by consent (8-0, K. Jackson- absent); J. Martinez-1st, J. Gohil-2nd. 06/21/05: Approved CS-MU-CO zoning with to prohibit Pawn Shop Services, Exterminating Services, and Adult Oriented Businesses by consent (8-0, K. Jackson-absent); J. Martinez-1st, J. Gohil-2nd. conditions conditions CITY COUNCIL 5/23/19: The public hearing was conducted and a motion to close the public hearing and approve Ordinance No. 20190523-049 for MF-4 district zoning for Tract 1 and CS-MU combining district zoning for Tract 2 was approved on Council Member Flannigan’s motion, Council Member Harper- Madison’s second on a 9-0 vote. Council Members Alter and Casar were off the dais. 3/07/19: Approved MF-4 zoning on consent on all 3 readings (11-0); L. Pool-1st, J. Flannigan-2nd. 2/07/19: Approved GR-MU zoning on all 3 readings (11-0); P. Renteria’s motion, J. Flannigan-2nd. 7/26/07: Approved GR-CO by consent on all 3 readings (6-0); J. Kim-1st, B. Dunkerely-2nd. 7/28/05: Approved general commercial services-conditional overlay (CS-CO) district zoning on all 3 readings. 7/28/05: Approved CS-MU-CO on all 3 readings (7-0) 4 of 13B-2C14-2022-0074 5 C14-01-0173 DR to GR 2/14/02: Approved GR-CO on 3 readings (7-0) C14-00-2094 DR to GR 1/15/02: Approved GR-CO zoning, with a condition prohibiting pawn shop services, by consent (8-0, K. Jackson- absent) 7/11/00: Approved staff rec. of GR by consent (7-0) C14-00-2107 MF-3 to GO 8/29/00: Approved staff rec. of GO by consent (7-1, RC-Nay) C14-94-0134 CH to GR 1/10/95: Approved GR-CO (7-0) 2/9/95: Approved GR w/ conditions 8/17/00: Approved GR on 1st reading (6-0, Goodman-absent) 8/31/00: Approved 2nd/3rd readings (6-0, KW-absent) 9/7/00: Approved GO on 1st reading only (7-0) 12/14/00: Approved GO (7-0); 2nd/3rd readings (6-0); 1st reading 2/29/95: Approved GR (6-0); 2nd/3rd readings 1/10/95: Approved GR w/ conditions (6-0); 1st reading 2/9/95: Approved GR w/ conditions (6-0); 2nd/ 3rd readings C14-94-0132 12/20/94: Approved GR w/ conditions (7-0) CH to GR GO to GR IP to GR LR to GR RELATED CASES: N/A EXISTING STREET CHARACTERISTICS: NAME ASMP Classification Existing ROW Existing Pavement Sidewalks ASMP Required ROW 64 feet None None Recommended 5 ft Bicycle Route Capital Metro (with ¼ mile) None Recommended 2 ft off the shoulder Local Mobility - Level 1 (Proposed) North Lake Creek Parkway Extension 5 of 13B-2C14-2022-0074 6 OTHER STAFF COMMENTS: Comprehensive Planning Project Name and Proposed Use: 9203-1/2 NORTH LAKE CREEK PKWY. C14-2022- 0074. Project: TXDOT 6. 6.18 acres from I-RR to MF-4. Undeveloped to Multifamily. 164 Units Environmental The site is located over the North Edwards Aquifer Recharge Zone. The site is in the South Brushy Creek Watershed, which is classified as a Suburban Watershed by Chapter 25-8 of the City's Land Development Code. It 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: 6 of 13B-2C14-2022-0074 7 Development Classification % of Gross Site Area Single-Family Residential (min. lot size 5750 sq. ft.) One or Two Family Residential (lot size < 5750 sq. ft.) Multifamily Residential Commercial 45% 55% 60% 65% % of Gross Site Area with Transfers 50% 60% 65% 70% 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 at the time of subdivision or site plan application for new residential units, per City Code § 25-1-601, as amended. The proposed development meets the criteria for land dedication in City Code Title 25, Article 14. As such, a partial land dedication will be required, as well as any remaining fees in-lieu. The surrounding neighborhood area is currently lacks sufficient access to future and existing parks. The development as proposed will require parkland dedication for the new residential units that will serve these neighborhoods through the additional park investment. The Parks and Recreation Department (PARD) would consider a connection from the Avery Oaks trail to Laurinburg Drive, toward satisfying the requirement at time of permitting (whether subdivision or site plan). Such a connection would improve neighborhood connectivity, a code criterion for parkland dedication. 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). 7 of 13B-2C14-2022-0074 8 Should the applicant wish to discuss parkland dedication requirements in advance of site plan or subdivision applications, please contact this reviewer: thomas.rowlinson@austintexas.gov. Site Plan Site plans will be required for any new development other than single-family or duplex residential. 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 due to the SF uses abutting the north and east property lines. 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. Wildland Urban Interface FYI: This site is located in a wildland area, in the Wildland Urban Interface (WUI). Please see this: website for more information about construction in the WUI: http://www.austintexas.gov/department/wildland-urban-interface-code Transportation The traffic impact analysis for this site is deferred to site plan application when the land use and intensity will be finalized. The adjacent street characteristics table is provided below: The ASMP requires 64 feet of right-of-way for the proposed extension of North Lake Creek Parkway extension. Dedicate 32 feet of right-of-way from the future centerline in accordance with the ASMP (LDC 25-6-55). Provide a street deed showing right-of-way to be dedicated to the reviewer for processing through City legal. 8 of 13B-2C14-2022-0074 Austin Water Utility 9 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. Northwest Park & Ride Town Center Map E. Imagine Austin Comprehensive Plan Growth Concept Map 9 of 13B-2B N Y W H A 3 8 1 N C U L Z E A N C A S T L E D R M A Y P O L E B N D PUD D U N U R E T R L PUD EXHIBIT A PUD D N R M C K I N N E Y S P O H T A R A M PUD R I N G D R L R N T O Y N A C PUD E L M S W O R T H W A Y Y A E W L I N K W I C D V L H B C N A Y R C7L-99-002 000413-41 SP-02-0004D R E V A C814-99-0001.02 C814-99-0001.03 Y A A W T E L O L F A U B I A N L N PUD Y E A D O N W A Y C814-99-0001.08 C814-99-0001.02 W Y O L A B N D MF-4 C14-2018-0134 PUD T U R K E Y H O L L O W T R L E L W Y N W A Y H A R P S T E R B N D C7a-07-007 PUD P A N T H E R J U N C T I O N T R L L A U R I N B U R G D R PUD C R O S B Y T O N L N G E N E S E E T R L UNDEV PUD PUD Y A W T E L O C N I R R D T O U M O N PUD V IN C S A R B E P P O C PUD PUD N U R T S A O C A I R B M A C PUD ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! C A N N O N M A R K W A Y ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! I-RR ! ! ! ! ! ! ! ! ! C814-97-0001.07 C814-97-0001.05 C814-97-0001.08 A B E R V I L T R L 8 0 0 - 7 0 - a C 7 N O R T H L A K E C R E E K P K W Y C14-2020-0127 CH C14-2020-0060 CH C14-2020-0126 CH C14-2020-0124 MF-4 C14-2019-0035 I-RR PUD CH C14-2020-0125 ± CS-MU M A D R E H CS-MU ! ! ! ! ! SUBJECT TRACT ! PENDING CASE ZONING BOUNDARY STATE OFFICES ZONING ZONING CASE#: C14-2022-0074 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: 6/9/2022 10 of 13B-2H A R P S T E R B N D C7a-07-007 PUD F A U B I A N L N PUD PUD T U R K E Y H O L L O W T R L C814-99-0001.08 C814-99-0001.02 PUD ! ! ! ! ! ! EXHIBIT B PUD E L W Y N W A Y PUD L A U R I N B U R G D R PUD ! ! ! ! ! ! ! ! ! ! ! ! ! ! C814-97-0001.05 C814-97-0001.07 C814-97-0001.08 PUD ! ! C14-2022-0074 ! I-RR F41 ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! MF-4 C14-2019-0035 ! ! ! ! ! PUD PUD ± 1 " = 200 ' TXDOT 6 SUBJECT TRACT ZONING BOUNDARY ! ! ! ! ! ! PENDING CASE CREEK BUFFER ZONING CASE#: LOCATION: SUBJECT AREA: GRID: MANAGER: C14-2022-0074 9203-1/2 North Lake Creek Pkwy 6.18 Acres F41 Sherri Sirwatis 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 completeness. Created: 7/12/2022 by: MeeksS PUD 11 of 13B-2Northwest Park and Ride Town Center TOD EXHIBIT C Zone c::::J Gt\'TEW\Y MDW&.Y TRANSITI(l',I '..· \ .··· \ .... - ..... •, \ Page 16 of 18 12 of 13B-2EXHIBIT D Figure 4.5 Growth Concept Map Map Disclaimers: A comprehensive plan shall not constitute zoning regulations or establish zoning district boundaries. 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. This product has been produced by the gra for the sole purpose of geographic reference. No warranty is made by the City of Austin regarding specific accuracy or completeness. 13 of 13B-2