05 C14-2022-0077 - 220 Ralph Ablanedo Rezoning; District 2.pdf

Zoning and Platting Commission – Oct. 4, 2022

05 C14-2022-0077 - 220 Ralph Ablanedo Rezoning; District 2.pdf — original pdf

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ZONING CHANGE REVIEW SHEET CASE: C14-2022-0077 – 220 Ralph Ablanedo Rezoning DISTRICT: 2 ZONING FROM: CS-CO; LI-CO ADDRESS: 220 Ralph Ablanedo Drive PROPERTY OWNER: KVG Investments, LLC (Kevin Goradia) TO: CS-CO, as amended SITE AREA: 3.99 acres AGENT: Kimley-Horn (Amanda Brown) CASE MANAGER: Wendy Rhoades (512-974-7719, wendy.rhoades@austintexas.gov) STAFF RECOMMENDATION: The Staff recommendation is to grant general commercial services – conditional overlay (CS-CO) combining district zoning. The Conditional Overlay is for the following: 1) prohibits the following uses on the Property: Agriculture sales and services, Automotive rentals, Automotive repair services, Automotive sales, Automotive washing (of any type), Bail bond services, Campground, Club or lodge, Commercial blood plasma center, Construction sales and services, Custom manufacturing, Drop-off recycling collection facility, Equipment sales, Equipment repair services, Exterminating services, Funeral services, Hospital services (general), Hospital services (limited), Hotel- motel, Kennels, Laundry services, Limited warehousing and distribution, Maintenance and service facilities, Monument retail sales, Outdoor entertainment, Outdoor sports and recreation, Pawn shop services, Pedicab storage and dispatch, Safety services, Service station, Transportation terminal, Vehicle storage, and Drive-through services as an accessory use to a commercial use; 2) limits building height to 35 feet on the west 35 feet of the property (Tract 2); 3) limits building height to 50 feet on Tract 1; and 4) establishes a 30-foot wide vegetative buffer along the east property line. For a summary of the basis of Staff’s recommendation, see pages 2-3. The Restrictive Covenant includes all recommendations listed in the Neighborhood Traffic Analysis memo, dated August 19, 2022, as provided in Attachment A. ZONING AND PLATTING COMMISSION ACTION / RECOMMENDATION: October 4, 2022: CITY COUNCIL ACTION: November 3, 2022: ORDINANCE NUMBER: 1 of 64B-4C14-2022-0077 Page 2 ISSUES: The Applicant has discussed this case with representatives of the Park Ridge Owners Association, Park Ridge Gardens, and the Peaceful Hill Preservation Association. Correspondence received in support of and in opposition to the Applicant’s request is attached at the back of this packet. On September 28, 2022, the Applicant amended the request from / to LI-CO and CS-CO for removal of the daily 300 vehicle trip limit to CS-CO with the -CO prohibiting certain uses, limiting height, and establishing a vegetative buffer along the east property line. The Applicant’s proposed -CO has been incorporated in the Staff recommendation. CASE MANAGER COMMENTS: The property is developed with a construction sales and services use, and located at the northeast corner of Peaceful Hill Lane and Ralph Ablanedo Drive. The property previously operated as a vehicle impound yard facility (operational prior to annexation in 1984) and a six-foot concrete wall along the entire Peaceful Hill frontage (no existing vehicular access) and along Ralph Ablanedo Drive except for two driveways serving the site minimized the visual impact from these roadways, and remains intact. In mid-2005 the property operated as a vehicle impound yard (a non-conforming use) and Council approved general commercial services – conditional overlay (CS-CO – 0.4533 acres, Tract 2) for a 35-foot wide tract along the Peaceful Hill frontage and limited industrial services – conditional overlay (LI-CO – 3.5443 acres, Tract 1) for the remainder of the Property. The Conditional Overlay limits development of the Property to 300 daily vehicle trips for both Tracts 1 and 2, prohibited basic industry and resource extraction on Tract 1, and limited height to 35 feet on Tract 2. A private Restrictive Covenant with Park Ridge Owners’ Association, Inc. established hours of operation. Please refer to Exhibits B and B-1 – Zoning Ordinance and Private Restrictive Covenant. The surrounding area contains a mixture of residential, and intensive commercial and industrial uses. There are two light manufacturing uses directly north (LI; LI-CO); a single family residential subdivision further north and east (SF-4A-CO); an industrial park further east (LI-CO; single family residences, automotive repair, multifamily residences (under construction) and vehicle storage uses to the south (SF-4A-CO; LI-CO; GR-MU); and a landscaping company, single family homes, manufactured homes, undeveloped land, and a City fire station and police substation across Peaceful Hill Lane to the west (W/LO-CO; DR; SF-2; SF-1, GR; P). Please refer to Exhibits A and A-1 – Zoning Map and Aerial Exhibit. The Applicant proposes to rezone the tract to the general commercial services use – conditional overlay (CS-CO) district in order to construct a 27,000 square foot rock climbing gym (a personal improvement services use) and up to 4,000 square feet of general retail uses. The Applicant’s request includes retaining the 35-foot height limit along the west 35 feet of the property as approved in 2005 (Tract 2) and limiting height to 50 feet on the remainder of the property (Tract 1). Vehicular access to both Peaceful Hill Lane and Ralph Ablanedo 2 of 64B-4C14-2022-0077 Page 3 Drive is proposed. Although the proposed uses are already allowed by CS-CO and LI-CO zoning, the proposed project exceeds the 300 daily vehicle trip limit established by the 2005 rezoning ordinance and resulted in the need to prepare a Neighborhood Traffic Analysis. Please refer to Attachment A – Neighborhood Traffic Analysis Memo and the Applicant’s correspondence. BASIS FOR RECOMMENDATION 1. The proposed zoning should be consistent with the purpose statement of the district sought. The proposed general commercial services (CS) district zoning is intended for commercial or industrial uses that typically have operating characteristics or traffic service requirements generally incompatible with residential environments. The Conditional Overlay (CO) combining district may be applied in combination with any base district. The district is intended to provide flexible and adaptable use or site development regulations by requiring standards tailored to individual properties. The property has access to Peaceful Hill Lane and Ralph Ablanedo Drive, both of which are classified as Level 2 (collector) streets. 2. Zoning changes should promote an orderly and compatible relationship among land uses. The area surrounding the rezoning request is undergoing change in terms of land use and access. Until late-2005, the area included a mix of industrial, intensive commercial and low density residential zoning and uses has experienced some transition to an area that includes fewer industrial uses, and more active, area-serving commercial uses and denser residential developments. Some examples of pending and recently approved commercial and residential projects in the vicinity are detailed in the Area Case Histories table on pages 4 and 5. This pattern of growth has also resulted in the recently completed right-of-way extension of Ralph Ablanedo Drive to the IH 35 frontage road. The Applicant’s proposal for personal improvement services and retail uses would introduce a different type of commercial use to the immediate area, would be served by the adjacent residential neighborhoods, and is within four-tenths (4/10th) of a mile of the IH 35 frontage road. The proposed rezoning to CS-CO also removes approximately 3.5 acres of industrial zoning (which often present compatibility issues with adjacent and nearby single family residential use) from the property. The proposed -CO prohibits more intensive CS uses, limits height and requires a 30-foot wide vegetative buffer along the east property line adjacent to single family residences. The Neighborhood Traffic Analysis Memo calls for upgrading the property’s frontage on Peaceful Hill Lane and / or Ralph Ablanedo Drive to urban standards which include curb / gutter, sidewalk and bicycle facilities. 3 of 64B-4C14-2022-0077 Page 4 EXISTING ZONING AND LAND USES: CS-CO; LI-CO Construction sales and services LAND USES ZONING Site North LI; LI-CO; SF- 4A-CO SF-4A-CO; CS- CO; LI-CO South SF-4A-CO East West W/LO-CO; DR; SF-2 Fiberglass supplier and office; Steel fabrication; Single family residences in the Parkridge Gardens subdivision Single family residences in the Park Ridge subdivision; Residential and outside storage of automobiles, trucks and RVs Automotive repair Single family residences in the Parkridge Gardens subdivision Landscaping company; Mobile homes; Single family residences; NEIGHBORHOOD PLANNING AREA: Not Applicable NTA: Is required – Please refer to Attachment A SCENIC ROADWAY: No WATERSHEDS: South Boggy Creek / Onion Creek – Suburban CAPITOL VIEW CORRIDOR: No SCHOOLS: Williams Elementary School Bedichek Middle School Crockett High School COMMUNITY REGISTRY LIST: 511 – Austin Neighborhoods Council 742 – Austin Independent School District 1363 – SEL Texas 1494 – South Boggy Creek Neighborhood Association 1496 – Park Ridge Owners Association, Inc. 1531 – South Austin Neighborhood Alliance (SANA) 1550 – Homeless Neighborhood Association 1616 – Neighborhood Empowerment Foundation 1774 – Austin Lost and Found Pets 1820 – Peaceful Hill Preservation Association AREA CASE HISTORIES: 627 – Onion Creek HOA 1228 – Sierra Club, Austin Regional Group 1424 – Preservation Austin 1530 – Friends of Austin Neighborhoods NUMBER C14-2022-0062 – 8702 Cullen C14-2022-0039 – Peaceful Hill Residential – 7901 Peaceful Hill Ln C14-2020-0139 – Cullen and Ralph REQUEST SF-2 to GR-MU Scheduled for 10-4- COMMISSION DR to SF-6 2022 Scheduled for 10-4- 2022 CITY COUNCIL Scheduled for 11-3- 2022 Scheduled for 10-13- 2022 CS-CO; GR- MU-CO to GR- To Grant Apvd (3-4-2021). 4 of 64B-4C14-2022-0077 Page 5 MU on 12.95 acres CS-CO to CS- CO to remove the 2,000 trips per day limit and replace w/the conds of a TIA SF-2 to CS-MU SF-2 to CS Ablanedo – 8811 Cullen Ln and 203 Ralph Ablanedo Dr C14-2018-0118 – 8900 South Congress Ave C14-2010-0084 – Amy L. Rogans – 8616 Cullen Ln C14-2008-0217 – Peaceful Hill Lane – 8524 Peaceful Hill Ln C14-06-0119 – Beverly’s – 8504 South Congress Ave C14-05-0209 – Big 4 – 221 Ralph Ablanedo Dr DR to CS-1 SF-2 to LI To Grant, as requested Apvd (4-25-2019). To Grant GR-CO w/CO for list of prohibited uses, limit structure height to 30’, and 2,000 trips To Grant GR-CO w/CO allowing building maintenance services and all LO uses and dev’t regs except limiting height to 35’ To Grant CS-1-CO for Tract 1 and CS-CO for Tract 2, w/CO for 2,000 trips To Grant LI-CO w/ scrap and salvage as the only permitted LI use, all GR uses, except for pawn shop services, and 300 trips Apvd GR-CO as Commission recommended (9-23-2010). Apvd W/LO-CO w/CO allowing for building maintenance svcs as only permitted W/LO use, other LO uses, list of prohibited uses, and 300 trips / day (3-5-2009). Apvd CS-1-CO and CS-CO as Commission recommended (9-28-2006). Apvd LI-CO, to allow scrap and salvage, all CS uses, except for pawn shop services which is prohibited, and 300 trips per day beyond the existing trips generated on site (3-23-2006). Apvd SF-4A-CO w/CO for: 1) 2,000 trips; 2) prohibit access to Peaceful Hill Ln.; 3) a residential use shall comply with the measures under Section 25-13-44 (Airport Overlay Land Use Table) that achieve a minimum SF-6; W/LO; LI; DR to SF-4A To Deny SF-4A C14-05-0034.SH – Peaceful Hill Subdivision – 308 Ralph Ablanedo Dr and 8319 Peaceful Hill Ln 5 of 64B-4C14-2022-0077 Page 6 outdoor-to-indoor noise level reduction of 25 decibels; 4) a 30’ rear yard setback shall be established for a residential structure adjacent to a non- residential use or zoning district; and 5) the max height is one story adjacent to Crippen Sheet Metal. Restrictive Covenant for: 1) the Neighborhood Traffic Analysis; 2) construction of a pedestrian accessway to Peaceful Hill Ln; 3) center turn lane along Ralph Ablanedo Dr frontage; 4) 6’ solid masonry wall along property lines that do not abut Ralph Ablanedo Dr on the south and Peaceful Hill Ln on the west, and 5) an 8’ solid fence along the east property line (12-15-2005). Apvd CS-CO district zoning with Street Deed and Public Restrictive Covenant as ZAP recommended (3-10-2005). Apvd CS-CO for Tract 1; LO-CO for Tract 2 as Commission recommended C14-04-0179 – Big 4 – 8602 Cullen Ln DR; SF-2 to CS C14-99-0112 – 8816 Cullen Ln DR to CS for Tract 1; LO for Tract 2 To Grant CS-CO w/ CO for fencing; landscape buffer; 30’ structure height; prohibited uses and 2,000 trips. Street deed required on Cullen Lane. Public Restrictive Covenant for hours of operation. To Grant CS-CO for Tract 1; LO-CO for Tract 2 being a 40’ wide landscaped buffer 6 of 64B-4C14-2022-0077 Page 7 (1-27-2000). C14-99-0075 – 8810 Cullen Ln DR to CS for Tract 1; LO for Tract 2 Approved CS-CO for Tract 1; LO-CO for Tract 2 as Commission recommended (9-30-1999). and a 6’ solid fence along the west property line; CS-CO for list of prohibited uses; 30’ height limit; 2,000 trips; rollback to W/LO if construction sales & service use is a permitted use in that district; R-O-W dedication on Cullen Lane (approx 5’) To Grant CS-CO for Tract 1; LO-CO for Tract 2, w/LO-CO being a 40’ wide landscaped buffer and a 6’ solid fence along the west property line; CS- CO for list of prohibited uses; 30’ height limit; 2,000 trips; rollback to W/LO if construction sales & service use is a permitted use in that district; r-o-w dedication on Cullen Lane (approx 5’). RELATED CASES: The rezoning area was annexed into the City limits in November 1984. Council approved CS-CO (the west 50 feet along the Peaceful Hill Lane frontage) and LI-CO zonings (remainder of the property) in June 2005 (C14-05-0045 – Pallas 4). The Conditional Overlay limits the CS-CO tract to a 35-foot height limit, prohibits basic industry, resource extraction and scrap and salvage uses on the LI-CO tract, and limits daily vehicle trips to 300 per day on both tracts. In May 2005, a private Restrictive Covenant was recorded and places restrictions on automotive sales and storage, and limits business hours of operation. The Housing and Planning Department is preparing an update to an industrial study study titled “Analysis of Industrial Land Use and Zoning in Austin, Texas” on the history and recent (as of May 2020) state of industrial land use in Austin. In consultation with Housing and Planning staff regarding a downzoning from LI to CS, the property is identified as one of a few LI zoned tracts in the area and not part of a larger industrial district / area, and therefore, does not present an issue. 7 of 64B-4Capital Metro (within ¼ mile) No C14-2022-0077 Page 8 EXISTING STREET CHARACTERISTICS: Name ASMP Classification ASMP Required ROW Existing ROW Existing Pavement Sidewalks Bicycle Route Ralph Ablanedo Drive Peaceful Hill Lane Local Mobility – Level 2 (collector) Local Mobility – Level 2 (collector) 84 feet recommended; 72 feet constrained 84 feet recommended; 72 feet constrained 62 feet 24 feet Incomplete, recommended 5’ wide None, future proposed 58 feet 20 feet Incomplete, recommended 5’ wide None, future proposed No ADDITIONAL STAFF COMMENTS: Inclusive Planning 3.99 acres from CS-CO & LI-CO to CS-CO, as amended for Indoor Sports and Recreation and Retail uses. Yes Y 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: 0.18 miles from Southpark Town Center Mobility and Public Transit: Located within 0.25 miles of public transit stop and/or light rail station. Y Mobility and Bike/Ped Access: Adjoins a public sidewalk, shared path, and/or bike lane. Y Connectivity, Good and Services, Employment: Provides or is located within 0.50 miles to goods and services, and/or employment center. Y Connectivity and Food Access: Provides or is located within 0.50 miles of a grocery Y Connectivity and Education: Is located within 0.50 miles from a public school or store/farmers market. university. Y Connectivity and Healthy Living: Provides or is located within 0.50 miles from a recreational area, park 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 housing. 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, 8 of 64B-4C14-2022-0077 Page 9 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” 6 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. Impervious Cover The maximum impervious cover allowed by CS-CO zoning district is 80%, which is based on the more restrictive watershed regulations. Environmental The site is not located over the Edwards Aquifer Recharge Zone. The site is in the South Boggy Creek Watershed and the Onion Creek Watershed, both 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. 9 of 64B-4C14-2022-0077 Page 10 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. PARD – Planning & Design Review There are currently no parkland requirements for uses other than residential and hotel. Given that the application is for LI-CO and CS-CO to allow for indoor sports and recreation, there would not be parkland dedication requirements or parkland impacts at the time of site plan or subdivision. However, City Council is currently proposing the creation of parkland dedication requirements for commercial uses at the time of site plan and subdivision, which may become applicable to this project in the future. 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. 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. Compatibility compliance will be required along the east property line adjacent to the SF-4A-CO zoned single family residences and to the south across Ralph Ablanedo Drive. • No structure in excess of two stories or 30 feet in height may be constructed within 50 • No structure in excess of three stories or 40 feet in height may be constructed within feet of the property line. 100 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, height limitation is 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. • For a structure more than 300 feet but not more than 540 feet from property zoned SF-5 or more restrictive, height limitation is 60 feet. • An intensive recreational use, including a swimming pool, tennis court, ball court, or playground, may not be constructed 50 feet or less from property in an SF-5 or more restrictive zoning district. Additional design regulations from LDC 25-2-1067 include the following: 10 of 64B-4C14-2022-0077 Page 11 • Exterior lighting must be hooded or shielded so that the light source is not directly visible from adjacent property: (1) in an urban family residence (SF-5) or more restrictive district (2) on which a use permitted in an SF-5 or more restrictive zoning district is located • The noise level of mechanical equipment may not exceed 70 decibels at the property line. • A permanently placed refuse receptacle, including a dumpster, may not be located 20 feet or less from property: (1) in an SF-5 or more restrictive zoning district; or (2) on which a use permitted in an SF-5 or more restrictive zoning district is located. Austin Transportation Department – Engineering Review A traffic impact analysis is not required as the proposal does not exceed the thresholds established in the Land Development Code. A Neighborhood Traffic Analysis is required and will be performed for this project by the Transportation Review staff. Results are provided in Attachment A (LDC 25-6-114). The ASMP requires a minimum of 72 feet of right-of-way for Ralph Ablanedo Drive. An additional 5 feet of right-of-way from the existing street centerline will need to be dedicated at site plan/subdivision in accordance with the ASMP (LDC 25-6-55). Sidewalks improvements are recommended. The ASMP requires a minimum of 72 feet of right-of-way for Peaceful Hill Lane. An additional 7 feet of right-of-way from the existing centerline will need to be dedicated at site plan/subdivision in accordance with the ASMP (LDC 25-6-55). Sidewalk improvements are recommended. Water / Wastewater 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. 11 of 64B-4C14-2022-0077 Page 12 INDEX OF EXHIBITS AND ATTACHMENTS TO FOLLOW: Exhibits A and A-1 – Zoning Map and Aerial View Exhibits B and B-1 – 2005 Zoning Ordinance and Private Restrictive Covenant. Attachment A: Neighborhood Traffic Analysis Memo Applicant’s correspondence Correspondence Received 12 of 64B-4! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ( ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ( C14-2016-0064 ( ( ( ( ( ( SF-2 ( ( ( ( R R D ( R O MF-4-CO C14-2012-0060 C14-2020-0151 ( ( ( ( ( ( ( SF-2 ( ( ( ( ( B E A V E R B R O O K L N ( ( ( ( ( ( ( ( ( ( ( I I R C E R A L C L E B ( ( ( 83-262 ( ( ( ( ( SF-2 ( ( ( ( ( ( ( ( BALDRIDGE DR ( ( ( ( ( ( ( ( ( ( I N L E R A L C L E B ( ( ( ( ( ( ( ( E R C N O R ST D ( ( C A BE ( ( ( SF-2 ( ( ( ( ( ( ( ( SF-2 ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( SF-2 ( SF-2 ( ( ( ( ( UNDEV V E R R DR ! ! ! ! ! VIVID S K Y L N A D O P A T H ( DR SF-6-CO ( C14-2011-0141 VIR T U S B N D DR ! ! ! ! ! ! ! ! 2008-0100 ! ! ! ! ! ! ! ! ! ! ! CS-CO ! ! ! ! ! C14-2008-0100 M.H. SPC-99-0214C SF-2 ( ( ( ( SF-2 ( M/H ( UNDEV N L L L I H L U F E C A E P ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! DR 95-0011 SPC 95-0387C SPC-99-0214C IP-CO C14-96-0005 P ( ( ( ( ( ( ( ( ( C 7 8 3 0 - 5 9 - C P S ( ( ( ( SF-4A-CO ( ( ( 86-137 ( ( ( CELERY LOOP ( ( ( ( ( ( ( ( ( ( ( ( ( ( SF-4A-CO ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( SF-4A-CO ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( LI-CO C14-05-0195 OFFICE 85-093 LI FIBERGLASS SUPPLIER SF-2 ( ! ! ! ! ! ! ! ! DR ( ( ( ( ( ( SF-2 ( SF-2 N L N O S N A W S C14-02-0178 ( ( ( ( ( GR SF-1 V E D N U 94-99 SF-2 ( W/LO-CO COMPANY C14-2008-0217 2008-0217 ( CS-CO ! ! ! LI-CO C14-05-0045 ( ( ( POLICE\SUBSTATION FIRE\STATION RALPH ABLANEDO DR ( ( ( 94-46 ( ( ( ( ( SF-4A-CO ( ( ( ( ( ( SF-4A-CO ( ( ( ( ( ( ( ( ( ( ( ( ( ( SF-4A-CO ( ( ( ( ( SF-4A-CO ( ( ( ( ( ( ( ( ( ( 94-46 ( ( SF-4A-CO ( ( ( ( ( ( F R A N C I A T R L ( ( ( SF-4A-CO ( ( ( ( TRACT 2 SHEP ST ( ( ( ( ( ( ( ( ( ( ( ( ( ( SF-4A-CO ( ( ( ( ( 05-0045 ! ! ! ! ! ! ! 04-0179 ( ( CS-CO C14-04-0179 VEHICLE\STORAGE N L N E L L U C MH AUTO REPAIR 05-0195 ( ( TRACT 1 ( ( ( ( ( ( ( ( ( ! ! ! ! ! ! ! ! ! OFFICE ( ( ( ( ( ( C14-05-0034.SH ( ( ( ( Y A W T O L L A H S SP-06-0614DS.SH ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( SF-4A-CO ( ( ( ( ( ( ( ( ( ( ( 86-124 ( ( N L A E P K C H C I ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( AUTO\SALVAGE LI-CO C14-05-0209 05-0209 SF-4A-CO ( ( ( ( ( ( ( ( I-SF-4A ( ( ( ( ( ( ( ( ( ( R I C E N LI A T I-RR POND ! ! ! ( ! ! ! ! ! ! WHSE SF-2 ( ! ! ! ! ! ! ! A U T O B O D Y ( U P H O L S T E R Y OFFICE/WAREHOUSE 99-0075 ( ( ( ( ( 5 7 0 0 - 9 9 I-SF-4A ( LO-CO ( CS-CO 2 1 1 0 - 9 9 99-0112 INDO OR S PO RTS & REC C14-2020-0139 GR-MU 99-2001 SP07-0055C SP-03-0198C 88-040R.C. ( I-SF-4A SF-4A-CO ( ( I-SF-4A ( ( ( ( ( ( ( ( I-SF-4A ( ( ( ( ( ( ( ( ( ( ( ( ( ( T S A N N A ( ( ( ( ( ( ( ( ( S H A N ( ( I-SF-4A ( T S T ( ( ( I-SF-4A ( ± VIG E N CIR OPEN\SPACE I-SF-4A I-RR J A C K Y S T I-SF-4A ( ( ( ( ( ( ( ( SUBJECT TRACT ! ! ! ! ! ! PENDING CASE ZONING BOUNDARY CLUB/LODGE I-RR C14-2018-0118 C14-96-0017 UNDEV SP-00-2295C ZONING Exhibit A ZONING CASE#: C14-2022-0077 POND SF-4A-CO MF-4-CO C14-2018-0107 ( CS-MU-CO C14-2018-0091 ( 2008-0050 ( ( C14-2008-0050 C14-06-0086 06-0086 ( SP-99-2213C SP-04-0180C 99-0039 OUTSIDE STORAGE LI-CO WHSES 00-2018 H U B A C H L N T A E H \ / C A GR-CO INDUSTRIAL\PARK MECHANICAL CONTRACTOR BAR CHURCH RECYCLING WHAREHOUSES 93-0137 URBAN\FARM C14-03-0076 ( 03-0076 TOWING\SERVICES MH 88-0040 99-2001 99-2001 SF-2 E V A S S E R G N O C S C14-2018-0125 AUTO\REPAIR C14-04-0105 CS-CO SP-06-0672C AUTO REPAIR C14-2019-0144 TRU CK PARTS (VAC) UNDEV 92-0131 SP-06-0027C C14-2014-0071 CS-CO C14-2012-0092 N ATA L I S T SF-4A-CO SF-4A-CO GR-CO C14-2010-0084 AUTO\AUCTION 88-040 LI-CO C14-06-0119 CS-1-CO LOUNGE 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: 6/15/2022 13 of 64B-4SPC95-0387C SPC-99-0214C P SPC-99-0214C ( SF-2 ( SF-2 ( M/H ( UNDEV ( ( ( ( ( ( C 7 8 3 0 - 5 9 - C P S ( ( ( ( ( ( ( ( ( ( ( SF-4A-CO ( ( ( ( ( ( ( ( ( ( CELERY LOOP ( ( ( ( ( SF-4A-CO ( ( ( ( ( POND 05-0034.SH SF-4A-CO ( ( ( ( ( ( ( ( ( ( ( LI-CO C14-05-0195 05-0195 OFFICE 85-093 LI FIBERGLASS SUPPLIER SF-2 ( ! ! ! ! ! ! ! ! ! ! N L L L I H L U F E ! C ! A E ! ! P ! ! ! ! ! ! ! ( DR ( GR F14 SF-1 94-99 SF-2 CS-CO ! ! ! C14-2022-0077 C14-05-0045 G14 W/LO-CO C14-2008-0217 ! ! ! LI-CO 2008-0217 ( ! ! ! ! ! ! ! ! ! 05-0045 ! OFFICE ! ! ! ! ! ! ! ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ! ! ! ! ! ! ( ( ( ( ( ( C14-05-0034.SH ( ( ( SP-06-0614DS.SH ( ( ( ( ( ( ( ( SF-4A-CO ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( 86-124 ( Y A W T O L L A H S N L A E P K C H C I ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( LI-CO ( ( ( ( ( ( ( SF-4A-CO ( ( ( RALPH ABLANEDO DR ( ( ( 94-46 ( ( ( ( ( ( ( CS-CO C14-04-0179 VEHICLE\STORAGE ( ( ( ( ( ( ( SF-4A-CO ( ( ( ( ( ( SHEP ST ( ( ( ( ( ( ( T A L I N E C I R R CI E N LI A T ( ( ( ( ( NATALI ST SF-4A-CO ( ( ( ( I-SF-4A ( ( ( POND ! I-RR ! ! ! SF-2 ( ! ! WHSE ! ! ! ( ! ! ! ! ! ! ! 04-0179 LI-CO C14-05-0209 AUTO\SALVAGE 05-0209 N L N E L L U C MH AUTO REPAIR GR-MU C14-2020-0139 GR-CO C14-2010-0084 AUTO\AUCTION URBAN\FARM C14-03-0076 03-0076 88-040 CS-CO C14-2018-0125 SUBJECT TRACT ZONING BOUNDARY ! ! ! ! ! ! PENDING CASE CREEK BUFFER 220 Ralph Ablanedo Rezoning Exhibit A - 1 ZONING CASE#: LOCATION: SUBJECT AREA: GRID: MANAGER: C14-2022-0077 220 Ralph Ablanedo Dr 3.99 Acres G14 Wendy Rhoades 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: 7/6/2022 by: MeeksS I-SF-4A ± 1 " = 200 ' 14 of 64B-4ORDINANCE NO. 20050623-Z009 AN ORDINANCE REZONING AND CHANGING THE ZONING MAP FOR THE PROPERTY LOCATED AT 220 RALPH ABLANEDO DRIVE FROM DEVELOPMENT RESERVE (DR) DISTRICT TO LIMITED INDUSTRIAL SERVICES-CONDITIONAL OVERLAY (LI-CO) COMBINING DISTRICT FOR TRACT ONE AND GENERAL COMMERCIAL SERVICES-CONDITIONAL OVERLAY (CS-CO) COMBINING DISTRICT FOR TRACT TWO. BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF AUSTIN: PART 1. The zoning map established by Section 25-2-191 of the City Code is amended to change the base districts on the property described in Zoning Case No. C14-05-0045, on file at the Neighborhood Planning and Zoning Department, as follows: Tract One: From development reserve (DR) district to limited industrial services- conditional overlay (LI-CO) combining district. A 3.5443 acre tract of land, more or less, out of the William Cannon League Survey No. 19, Abstract No. 6, Travis County, the tract of land being more particularly described by metes and bounds in Exhibit tkA" incorporated into this ordinance; and, Tract Two: From development reserve (DR) district to general commercial services-conditional overlay (CS-CO) combining district. A 0.4553 acre tract of land, more or less, out of the William Cannon League Survey No. 19, Abstract No. 6, Travis County, the tract of land being more particularly described by metes and bounds in Exhibit "B" incorporated into this ordinance (the "Property"), locally known as 220 Ralph Ablanedo Drive, in the City of Austin, Travis County, Texas, and generally identified in the map attached as Exhibit "C". Page 1 of 2 15 of 64B-4PART 2. The Property within the boundaries of the conditional overlay combining district established by this ordinance is subject to the following conditions: 1. A site plan or building permit for the Property may not be approved, released, or issued, if the completed development or uses of the Property, considered cumulatively with all existing or previously authorized development and uses, generate traffic that exceeds 300 trips per day. 2. Basic industry use and resource extraction use are prohibited uses of Tract One. 3. The maximum height of a building or structure is 35 feet from ground level on Tract Two. Except as specifically restricted under this ordinance, the Property may be developed and used in accordance with the regulations established for the respective base districts and other applicable requirements of the City Code. PART 3. This ordinance takes effect on July 4, 2005. PASSED AND APPROVED June 23 , 2005 § Ml/i/ § 7m Will Wy Mayor V APPROVED! ~ J M \ x " ATTEST: David A l l a r v j J m i t h S h i r l ey A JBYown City Attorney ., City Qlerk Page 2 of 2 16 of 64B-4SUBJECT TRACT PENDING CASE ZONING BOUNDARY CASE MGR: W. WALSH 1"-400* O ZONING CASE #: C14-05-0045 ADDRESS: 220 RALPH ABLANEDO DR SUBJECT AREA (acres): 3.999 DATE: °5'05 INTLS: SM W-17 CITY GRID REFERENCE NUMBER G14 17 of 64B-418 of 64B-419 of 64B-4 MEMORAN DUM To: CC: FROM: DATE: SUBJECT: Ethan Harwell (Kimley-Horn) Nathan Aubert, P.E. (ATD); Joan Minyard EIT (ATD) Justin Good, P.E. (ATD) August 19, 2022 Neighborhood Traffic Analysis for 220 Ralph Ablanedo Rezoning Zoning Case Number C14-2022-0077 The Transportation Development Services (TDS) division has performed a Neighborhood Traffic Analysis (NTA) for the above referenced case and offers the following comments. The proposed development is located on a 3.99-acre tract at 220 Ralph Ablanedo Drive in south Austin. The site is currently zoned LI-CO and CS-CO and the intention is to remove the vehicle trip per day limit from the existing conditional overlay. Figure 1: Local Map Page 1 of 4 20 of 64B-4Roadways The tract proposes access to Ralph Ablanedo Drive and Peaceful Hill Lane, both of which are classified as substandard collector streets. Ralph Ablanedo Drive has 74 feet of right-of-way, 22 feet of pavement width, two unstriped travel lanes, no curb and gutter, sidewalk on the south side of the street only, and no bicycle facilities. Peaceful Hill Lane has 54 feet of right- of-way, 18 feet of pavement width, two unstriped travel lanes, curb and gutter with sidewalk on the west side of the street only, and no bicycle facilities. Average 24-hour traffic volumes were collected on Ralph Ablanedo Drive and Peaceful Hill Lane on June 15, 2022. To account for school being out of session, traffic counts were also taken on South Congress Avenue where historic counts existed from when school was in session. The counts were compared and used to calculate a summer adjustment factor of 1.2, which was then applied to the counts taken on Ralph Abalnedo Drive and Peaceful Hill Lane. Based on these collected counts, average daily traffic volumes on Ralph Ablanedo Drive and Peaceful Hill Lane were 7,221 vehicles per day and 1,103 vehicles per day, respectively. Trip Generation and Traffic Analysis The zoning case assumes 27,000 square feet of rock climbing gym (ITE Code 434) and 4,000 square feet of retail (ITE Code 822). Based on the Institute of Transportation Engineer’s Trip Generation Manual, 11th Edition, the proposed development will generate 658 vehicle trips per day. See Table 1 for a detailed breakdown of the trip generation. Table 1 – Trip Generation Land Use Rock Climbing Gym Strip Retail Plaza (<40k) TOTAL Size 27,000 SF 4,000 SF Unadjusted Trip Generation 440 218 658 Table 2 provides the expected distribution of site trips throughout the study area. Table 2 – Trip Distribution Street Ralph Ablanedo Drive Peaceful Hill Lane Traffic Distribution by Percent 80% 20% Table 3 represents a breakdown of traffic on Ralph Ablanedo Drive and Peaceful Hill Lane: existing traffic, proposed site traffic, total traffic after development, and percentage increase in traffic. Page 2 of 4 21 of 64B-4Table 3 – Traffic Summary Street Ralph Ablanedo Drive Peaceful Hill Lane Adjusted Existing Traffic (vpd) 7,221 1,103 Proposed New Site Traffic to Roadway Overall Traffic Percentage Increase in Traffic 526 132 7,747 1,235 7.3% 12.0% According to Section 25-6-116 of the Land Development Code, streets that have a pavement width less than 30 feet are considered to be operating at an undesirable traffic level if the average daily traffic volume for such roadway exceeds 1,200 vehicles per day. Ralph Ablanedo Drive is currently operating at undesirable levels and will continue to do so with the addition of site traffic. Peaceful Hill Lane is currently operating at desirable levels but will exceed the 1,200 vehicle per day threshold with the addition of site traffic. Recommendations/Conclusions Based on the results of the NTA, ATD has the following recommendations and conclusions. 1. Ralph Ablanedo Drive and Peaceful Hill Lane are both substandard streets. At time of site plan, coordinate with ATD to assess upgrading one or both streets to urban standards. 2. If the number of units proposed in Table 1 is exceeded, the TDS division may be required to reassess the NTA. 3. The City Council may deny an application if the neighborhood traffic analysis demonstrates that the traffic generated by the project combined with existing traffic exceeds the desirable operating level established on a residential local or collector street in the neighborhood traffic analysis study area. 4. Street Impact Fee Ordinances 20201220-061 [https://www.austintexas.gov/edims/document.cfm?id=352887] and 20201210-062 [https://www.austintexas.gov/edims/document.cfm?id=352739] have been adopted by City Council and are effective as of December 21, 2020. The City shall start collecting street impact fees with all building permits issued on or after June 22, 2022. For more information please visit the Street Impact Fee website [austintexas.gov/streetimpactfee]. 5. Any building permit(s) associated with this development issued on or after June 22, 2022, will be subject to the Street Impact Fee (SIF) program. During site plan review, TDS staff shall draft a SIF Offset Agreement for all eligible improvements and, if requested by the applicant, an Allocation Agreement to memorialize how offsets are to be applied throughout the development. The SIF will be calculated and invoiced for each building permit and any required SIF payments shall be made prior to building permit issuance. Page 3 of 4 22 of 64B-4If you have any questions or require additional information, please contact me at 974-1449. Justin Good, P.E. Transportation Development Engineer – Lead: South Austin Transportation Department Page 4 of 4 23 of 64B-424 of 64B-4August 30, 2022 Wendy Rhoades Case Manager City of Austin Housing & Planning Department wendy.rhoades@austintexas.gov RE: Letter of Support for Zoning Request at 220 Ralph Ablanedo (Case No. C14-2022-0077) Dear Councilmembers and Commissioners: I have been living off Ralph Ablanedo Drive in the Park Ridge neighborhood for 18 months. I have seen the rapid growth that has come to our area in that time – and the growth in traffic frustrations. I was notified of this zoning request by Crux Climbing Center via my membership record they had on file. I am excited about the gym expanding to my neighborhood but already concerned about the additional traffic which will be introduced by the underway apartment complex developments. After engaging with Grace Nicholas, COO of Crux Climbing Center, I am satisfied that my concerns regarding the development will be sufficiently addressed based on my understanding of their project scope: • Crux Climbing Center will pay a percent-based traffic improvement fee to the City to fund further improvements in Austin • The portion of the proposed Crux property adjacent to the street is planned to include a bike lane, sidewalk, curb, gutter, and landscape buffer • Crux Climbing Center will continue to work directly with my neighbors and our HOAs to advocate for and support further improvements to our neighborhood as a whole Please accept this letter as my support for the above referenced zoning case. Thank you, James Glodoski 9012 Swanson Lane 25 of 64B-4____08/30_______________, 2022 Wendy Rhoades Case Manager City of Austin Housing & Planning Department wendy.rhoades@austintexas.gov RE: Letter of Support for Zoning Request at 220 Ralph Ablanedo (Case No. C14-2022-0077) Dear Councilmembers and Commissioners: As a nearby stakeholder, please accept this letter as my support for the above referenced zoning case. Thank you, (Name) (Address) ___Anna Heidkamp__________________________ _336 Celery Loop Austin, TX 78748____________________________ 26 of 64B-4 July 15th 2022 Wendy Rhoades Case Manager City of Austin Housing & Planning Department wendy.rhoades@austintexas.gov RE: Letter of Support for Zoning Request at 220 Ralph Ablanedo (Case No. C14-2022-0077) Dear Councilmembers and Commissioners: As a nearby stakeholder, please accept this letter as my support as a nearby for the above referenced zoning case. Thank you, Jonathan Schmid // CEO m. 201.741.8594 Gossamer Gear 130 Ralph Ablanedo Dr Bldg 10 Austin TX 78748 United States www.gossamergear.com 27 of 64B-4 July 15th 2022 Wendy Rhoades Case Manager City of Austin Housing & Planning Department wendy.rhoades@austintexas.gov RE: Letter of Support for Zoning Request at 220 Ralph Ablanedo (Case No. C14-2022-0077) Dear Councilmembers and Commissioners: As a nearby stakeholder, please accept this letter as my support as a nearby for the above referenced zoning case. Thank you, Rebecca Len 8101 Criswood Pl Austin TX 78748 28 of 64B-4 July 15th 2022 Wendy Rhoades Case Manager City of Austin Housing & Planning Department wendy.rhoades@austintexas.gov RE: Letter of Support for Zoning Request at 220 Ralph Ablanedo (Case No. C14-2022-0077) Dear Councilmembers and Commissioners: As a nearby stakeholder, please accept this letter as my support as a nearby for the above referenced zoning case. Thank you, Tony Fernandez 8100 Criswood Pl Austin TX 78748 29 of 64B-4 ___________________, 2022 Wendy Rhoades Case Manager City of Austin Housing & Planning Department wendy.rhoades@austintexas.gov RE: Letter of Support for Zoning Request at 220 Ralph Ablanedo (Case No. C14-2022-0077) Dear Councilmembers and Commissioners: As a nearby stakeholder, please accept this letter as my support for the above referenced zoning case. Thank you, _____________________________ (Name) (Address) _____________________________ 30 of 64B-431 of 64B-432 of 64B-433 of 64B-434 of 64B-435 of 64B-436 of 64B-437 of 64B-438 of 64B-439 of 64B-440 of 64B-441 of 64B-4: a = - - ^ . O e : 9 . ; i ; e 5 : F ? a = f j ) A * - ! ( ^ i ^ r , = i . J 1 ^ , z " , ' D $ = o - r = t o ^ O . 3 - a - s t = A = = c J - = = * 4 ! ^ , C , ( ) , ! - \ ^ u ^ , ! ' ! A o e r t ' = x a u i : l ' i i a a O = o , : ' ' . : 2 , . - X D . J . , w : = + ? l : ; t v " a r a ! L - U ' 4 = ^ / - g r = l ^ J L ^ ; = l , . 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A ; t - - 9 \ - ^ - - - e - * i = q . - ' = ) a , o - h = t 9 ! ! r . = = - - = a r ; = ' l ! i - - i : 7 ' = A t - - m ' o ) a , a i : @ s . 7 - v i ' , v - Y / 0 ^ 6 J h t : = , ' _ o l r O + ' ; - = D = + ( 5 - I . 6 v , - i - d - , - / ' a a t : e l 9 c - v J r . r = E ^ = J \ - i j E P ^ . r a ^ g - I l , J a u a ) \ o ql D2 6 o + \ a t I J . T J . t I {{ o . - t c o i - t c 7 l1 > l r U J . . t I !AI{- I o \ v J - l J I l i 5 e J O A ; " j , : < i Q o ^ ao q o aa . !a, .a \ ' l v \ l e < l ! \ \ - - J - \ . s \ 1 { > i l v r i " 1 - . - r l - \ l q , b \ l + s \ { , f - \ t i I \ l s i , ' d \ l \ N ) - + h ) " \ ^ - - i , i - ] r - + | \ - - t - ' i \ l r t - = \ t \ \ I . ' ' I ' q ) \ _ l . s \ : l = . i I C Is : l \ m 3 l i i / ' l i / { l - j / . . - l r ^ Kl l ' / l ^\ - / 'i l i \ r i l \ i I I I r ! - c q Q y , I UIa v . / , a 3 ( ! f Y r F - a + = ! D r t Da . - H A . * l ( ' x 5 { D P ( ^ \ V - i a o P r J , ' H * u ! W o a ++ L * 4 9 e = F g v H * * T w @ ' ! oE io ^ t . D F ) + d E J F N - U < N = . - U E 0 . H A A 3 - E o a J < ) J D ( ) * J ' a I o a A J 9 P ^ h , 3 Y Y V J i < , J h ! . * 5 ) \ \ o ! D ( 9 1 D ( ) v DN ( a 1 a r i e s . S I ! l * l t t r a o Q - 0 4 , ( D a e o i f a < - l > t * l i : t . ' r 1 N C I I j c r f - l ! t ao ( t a I l 6 a t o O ; I ; i 1 r g E Y s s ; i ; i # t s * = p * ? i i i . - i i i g i r i l t i i q ' i . = r = 3 ' . ' : 7 = 2 ' - 3 o l r 3 v - o 1 a = - E E E ; 3 E U i $ = 6 r - I 1 = , : . a : * ; E r e r u : a r : r - ( 3 i , ; ' = 1 * ; 3 s 3 g n t a E ; { ; * i : ; 7 i a : : 1 ' = g = r = ' - - = - 5 ; ; ' ^ i s E u g s ' i ' i o c i e a o . . . i 1 5 = 7 = V H Z : 1 i - = = ; = 3 N = = + e : i = : - = " * - ? - P q = E a ; E a 7 i : , i i * i ' i : 3 E E ! ' = ; = ' ; ; ; 5 = i ' i i . f = * * = a 2 Z a 2 g 1 9 ? = - 3 = = Z ; i f 9 - a Z 3 . = 5 o s : ; ! - - - , : ; h a = r . * ^ ? - e ? - i - ' . i o . t 1 l i = = 2 1 ; = i l E q e Z = c l ^ = i . : r , = : s i = i ; l s E + = B 9 = E 1 r r 1 i ; - = = = 2 5 ; X i i ; - - r s b 3 E 2 i 3 = S a + 5 1 = - D ; o i . ^ - . = 1 ? B ' ) 0 ^ ) 0 U ' oa X a a l ) l +@ < ; r d l - , = q ' : o < 1 t D . L a l l ( r ' * P . = o l t l ; i , ' r l o i t C l q ) t ' ^ a - o o . D o 44 of 64B-4€ € € - - - - - I a = ^ U i . ) C i ' = = = = ^ ) : : = : a ^ J O * U N - z a ' . ; 2 = A 3 - ! - \ ^ . r 9 : . ? - s C i q ; ^ - - - t i . = - - o C a ! - , ? ' t ( 6 y r - i ^ t - 6 ) , O - - - t J t a 1 J \ , f J 9 \ ) - t Q a . : a ' ) - ) " ^ - ) ( - l l 1 + ? - - _ L p ( . d - i . a - ? < ' . = ^ . - - J ; - , ' - = - Y D * 7 r + r v - I ' e - i ' , 1 . . 4 o a - a i a D : - O , ( - : - - - D A ^ A a J . * - : ' \ D - ' o , i ' X 6 = i i - - a J - a J - ; 6 ' ; . ' C = n ) - ^ . - - t : = = H P J ^ \ ^ h . a ' - F . - l F - : ' t t = ' . ^ = - . - + A i - a ' + 7 P a ! _ J - - , - a . - - v J u r , f = , ' * - ) ( a 7 , ( + ' : 6 - r t O - 4 - - v f - e r 1 - + a * l ; o = c 0 p o r ^ : . o - j L - = / - \ ' u 1 = J - r ) v - h ( ) v - ' - + , ; s ) _ , = - ! l : ] r z - ' o AIN ) ) \ t J . b I I - I - l r V ' o r t I I < . ' " i e o 5 V I 9 . o i . . 3 < l ) i A d A ' l t r r / a u v r i ' - l * . l ! . . . . i . : b E g r - - s o r ' I l ^ . ; i t l l - = = a o l ' l a l : L t ? l I a l . 3 , ' 5 - o a a o f - r C lr, . - \ I I ' \( l I:? Gs( \a-a e , . * . - F = l - : v l , ( i i U - l - ^ l t + - - l _ , . . 1 i , . l 1 1 l \ - ' h t : . r . \ \ . - - " 2 1 . , . ( 1 1 i \ r I l f q l la - - 1 d a , ; = l : l = Y \ ! : p v F \ \ . i / l t \ / N ' ; . l { ' l l l l I : " - * l I ' . 4 \ t I I -O r ! n l l . - _ l r . : ! - n i - - : . ' ^ l l \ l a l - * - t \ . > : ! \ r - l l l 1 l = { . , f i * l - \ l : \ t t a \ t v ; vV ' l u i { l ' t ' i I r I a 7 ' f a 1 ) o t r j 6 i e r a 0 ' Q t ( D t : < e n o ( ) . D G t ( D i ( i i o ; 1 1 D I D a( . x d " : - a t t ! ( U i a 5 = , a - D . - a - a : a 3 , \ , - A V ) - - - E i . - , - ' = 1 6 - 3 J D o p o c ) a D = . - ; o ; + - O a a , : , , i ^ ' " a - a 5 ( E I r , . o a A - V O i N a 9 < = . 1 c r ( - o * t r O N H a O . = r - i > = 4 , 9 Z _ , J * i i ' l s ? 3 5 r = G Y ; a _ a ' > < a o = D - + r - = ' ' : ' [ : 1 [ ; ; 8 o , 3 , . ! = = : r g d a I 7 - : . r = ( A X 3 : ; = 5 F ? ; = = r = - - : . . - . ' 5 v v - B ' - r ' v - = o - ' H o 6 = 9 . : . ) j - ' i 9 ' = - : = - = i r # s 3 , r t = . ] g - 1 7 7 - * a : = i o - c i = a l . , , d " = - - , - . r . - r e - : ' i ' l \ , = t . 2 i ' . a a ' : v 2 ( _ D - - a 9 y * , - a ' r . i q E : . a E 3 * - : r r o D 9 E d I : a _ 1 L 7 1 . S = . I n t - a o X d 2 > o = o z - d z i - a i - * _ . : = _ : r / , J F ^ . E A = . - ^ ; ' * Y Z - - = c , - ( 4 6 9 Q . * - L z J < = ) - t ; ' 6 ; ^ = ' - i ' Q a o r i 5 ' = - ' = E . = - - - s s - I ; . P i = - o c - Q a - i o - . - ; ^ - - = - = + D o = A . A u D d a ? , - , I = o = q - P - o ' ; ' 6 : = = r . = : - i - q e a . = = l i j r l J : l O o - - - = s F - - i . | l , i - l * f t I ' 3 < - t = a * , = t t C J . ' = = ^ A . u = * . - r i J ] J - ; - 1 ! - Q ; = ( v - L r n - F r l ; ' - 5 o < a s t i - - U 1 - _ = C j a o P r - * l ( A ' < . ' ^ : - = - D Y < \ ( c : - * A - 1 ! ^ L a V v t ' u W o : ' ) r 5 ' = E H @ r t ' l r o i o a H ,J * ^ , = + r r - r ) = \ / ^ : v * r = a - o = - { A h 3 J i N ^ \ 6 . - 5 ! J r , \ J d p U - o 2 ! + i N 7 I ( D Y . r t - ) = 0 C J+ . t t l F l - i . a +o ono I D D ( D ( a ( 9 a oI D 45 of 64B-4€ j " D , : D a 1 a r * U e ' - e ' r - - = 7 , ( a 3 - r - ' 1 J n q ' a , , 7 1 a e 7 P ' j : r - E J # ; : = * ; - o ) v = - - r ) \ ; : - l P - - Q : . 6 3 - a t - . ^ . - J - , t v = / ' u D r - J N ^ t - h a ) - l J ' H = - + * = - i 2 r o = . + = 9 - Q E o , = . r ) l a : ' r - - , . ? = = = = D r l : ; - ; = + . - : - : : U ^ ! - i ! - ; J : ! ? Y ! o ) ( a Z i ' i , d c ) o - - - i - , ' l : i - ^ = I , - v a _ " P v = = - U - + ' U _ - - + = 4 P J ^ r = ^ a - a = c l f ! A : a e J - a h L l - i 3 ( , . - - + J - ) a 6 = i v ^ 6 J 3 = + u v = ^ o a r = r ' ' : a ' o O l t ; i - a - - ) ' a r y ! X = _ ^ _ u l - v - = - ! J ^ i - L - a 0 o e al Dz o . t o + . J IN J - t ) \ t I a { - D ( \ J t JI{5I{- t . t e o = a q 2 l l t s r . ' L * j v J l , . I s t 5 N - = < , ) r qo a o " t i . - - l c ^ ^ ' - ; 3 = A l t * - U v l d A a r - + } ^ . l E o o \ " . l I I v v - - - : i ) l ^ e l ^ j ; . i l ! ) t - ! t - \ t - ) r t - ! - . l = , F a - d 3 a i ' a v A ^ ! + I N l - e E ' i l - = - ' ; l e o = U = D . ^ n , . I l i : h !l I a d ! : - - t : I Q I ( ) . O = + A ) - t - ) 6 , ; a ; - | n 3 3 e a A * o i a , . t - . a . A ! - - A - * N s . n ' c r - . t : \c . = , Y * t o j r c ' ' , a Q Q . ; . - r ' / ) ( x : ' ^ 1 5 = - n ! - L ' 6 ; - ! U - _ ) . ( 9 1 . J , t ' - : ) t J p ! - U = P a * r c i i 4 ^ t : ' V ) Y : ' , + ^ * , a ) t - + : : J - l i - ! u 9 1 + * - ! ^ J = 3 9 - , v ; , - i a 4 ! p o - . ! . : - : . : ! - - A U L ^ r - , ^ A ! ( X s - ' i - D 6 i r : ' \ a a = ' i : J o ! " < * + ' 9 H J 3 = - " = ^ S L - r 3 ' ) ( ' c D c / + , ( - s Y . - Y ' - 1 - ' ) o O Y ^ . L ! , - ' - ; ; E + - O D a ! 0 ( - = - . a - 9 A J ; ) ! J A D A J 4 J ' ^ , p ) u v < A \ - - * = l - < - = z Q a : 1 c F . A l . v 4 + . l - 6 ) - - J ) ; e ^ ' = J . - ? * a ^ a ? o c o = 6 . = = o I ? e e y . , c e t p Y < i - i - - = a { ; " l \ ' i - - $ I * I " ( ) s l - : a 3 ' * a A t t a l \ = , a + D ( - a J \ 0 . J , ) D D D . J 5 P ' o a + - 1 ^ . v , E u d r - - ) \ a ! i r t o ' ' a a a ) o m r = V sO N - i ' - o * O O . ^ o = N - l ) ; . : ; d g E = c = 3 o ; p i E f { a ; g E ; : * ? e s = * , l ; r s r l , ' 3 ; ! 7 Y ^ r 1 ' ' - - ^ i , ; , a . * O * Z 5 = : = * s = F = - - - r ' - a d 8 . = . * ; ? = c + o . r . . d = 5 I . * . . - ' = a = ) . = 7 ' . l a a - 3 ^ ' ! 0 ) / t r 7 , . ! - ; o : - - ?- o = 5 n - t - = 4 - ' - ? . # = 6 + o E o - z Z - ' * + ; ' ' - : ' e = = = r t , i - = O . ^ = D O q - L - J - I J - ' . ( O = = : i - l ' j t : : o . - o a . - : . 2 6 6 _ ' - Y + < < = D = . 3 = 1 E g s = a - - L o r = r - i x d o r m - o q d . 7 ' w - O - = + I - l J i : . 3 E - , . , a v - P 5 O O r ^ F t ! t - J J = r t ; a . - - . ; l ) . i : i . ! - r ' - - ! - = . = @ t l D r 1 , . - - r = ] - - - ' X = = - r l ' a = x = = = ; - = - i . - = F l _ ^ r o r . i < ! Q a o A - - \ . = . t U E O J : : _ f . V + - ( - v A P - L . = r ^ - r l l l q u a ' - J = - . - - t . ) r . - - 4 - ( = i - ! - = - . a D + 7 r - a o D a . 5 9 . 5 . ' u = : = 0 = a . ' = ; : ' - 6 _ - c + i . , - - = ( < O r L i : = + 3 = o ' x Y - 5 { - A * l l ! L D U ^ - ( J V ^ . a o P r * , r t - E q o W x * : F = A E v * X * w ' ^ . - J A ^ ) A - o c D F o D T , ! a ( q t !N a p + a , G ^ . = Q q o a ^ D w r i $ I . < U D - . t - + D D = ) r J D ( = ) < + , J . t , ' D Y . 3 d + - l ' o o r v u A F J c r ! : x . - 5 l - - r - J S N 46 of 64B-4€ City of Austin Zoning Guide “ The City of Austin has established Zoning Principles... City Staff, stakeholders and property owners should use the following principles to evaluate all zoning requests.” ▪ “ Zoning changes should promote compatibility with adjacent and nearby uses and should not result in detrimental impacts to the neighborhood character.” ▪ “ Zoning should promote a transition between adjacent and nearby zoning districts, land uses, and development intensities.” 1 47 of 64B-4Ongoing Zoning Case 3: C14-2022-0077 Crux Climbing Gym ● 220 Ralph Ablenado ● 3.99 Acres ● Currently Zoned LI-CS 2 48 of 64B-4Reasons for Opposition to Crux Climbing Gym ● Land use is incompatible with existing nearby housing developments ● Suboptimal site plan ● Insufficient vegetative buffer ● Additional and undesirable retail/service building ● Excessive building height ● Location on substandard Roads ● “Undesirable” neighborhood traffic (per NTA) ● Access onto Peaceful Hill Lane 3 49 of 64B-4 Land Use Map Subject Property LI/CS SINGLE FAMILY HOMES (SF) MULTI- FAMILY HOMES (MF) LIMITED INDUSTRIAL SERVICE (LI) GENERAL COMMERCIAL SERVICES (CS) 4 50 of 64B-4Land Use Concerns Protection of Corner at Peaceful Hill Lane and Ralph Ablanedo ● SF2 and MF housing is needed and compatible with surrounding residences ● Peaceful Hill residences already at risk from existing INDUSTRIAL and COMMERCIAL zoning Existing LI-CS zoning on Peaceful Hill Lane is incompatible with existing nearby current and future housing developments. It sets an unwanted precedent that encourages commercial development across from single-family residences. 5 51 of 64B-4CRUX DRAFT SITE PLAN (8-5-22) TRACT 2 TRACT 1 CRUX CLIMBING GYM PEACEFUL HILL e n a L l l i H l u f e c a e P PARK RIDGE 30 ft. 50 ft. 44 ft. 35 ft. 19 ft. 23 ft. Retail/Services Bldg. Ralph Ablanedo PARKRIDGE GARDENS 6 52 of 64B-4CRUX Site Plan Concerns Undesired access onto Peaceful Hill Lane Insufficient vegetative buffer along Peaceful Hill Lane Building footprint should be moved to north side of tract 30 ft. 50 ft. 44 ft. 35 ft. 19 ft. 23 ft. Shortest height is farthest away from neighbor - hoods 2 mixed commercial sites, 8000 sf total Additional parking here to reduce parking on Peaceful Hill and Ralph Ablanedo 2 auxiliary buildings are unwanted and area could be used for more parking 7 53 of 64B-4Lack of Sufficient Vegetative Buffer Increasing vegetative buffer on West, South and East and moving parking behind it would be more compatible with neighborhood Few trees along boundary Only shrubbery between parking and wall 8 54 of 64B-4Undesired Retail/Services Building 4000 sf Retail/Service Building: 2 stories, 8000 sf of retail/service space City of Austin: ● “Retail development should be encouraged to be located at the intersection of arterials and major collector streets.” Per Housing and Planning Department and Austin Department of Transportation: ● Peaceful Hill is considered a Residential (Minor) Collector Street and would be considered “undesirable” with additional site traffic ● Ralph Ablanedo is a Level 2 (Collector) Street ● Cullen Lane is a Level 2 (Collector) Street ● All 3 are classified as “substandard” 9 55 of 64B-4Excessive Height of Buildings ●Maximum building height = 50 ft. ●Large portion of building height = 44 ft. ●Visible from all three neighborhoods ●Overwhelms adjacent residences 10 56 of 64B-4Operating Hours PRC ●CRUX desires hours of operation from 6am to 11pm ●Existing Private Restrictive Covenant (PRC) with Park Ridge HomeOwners Association restricts hours of operation to 7:30am – 4:30pm ● We support maintenance of existing PRC 11 57 of 64B-4Location on Substandard Roads “The tract proposes access to Ralph Ablanedo Drive and Peaceful Hill Lane, both of which are classified as substandard collector streets.” City of Austin NTA August 19, 2022 12 58 of 64B-4Existing Traffic Conditional Overlay ●“A site plan or building permit for the Property may not be approved, released, or issued, if the completed development or uses of the Property, considered cumulatively with all existing or previously authorized development and uses, generate traffic that exceeds 300 trips per day.” ●We support maintenance of this CO 13 59 of 64B-4City Council Denial of Project “The City Council may deny an application if the neighborhood traffic analysis demonstrates that the traffic generated by the project combined with existing traffic exceeds the desirable operating level established on a residential local or collector street in the neighborhood traffic analysis study area.”City of Austin NTA August 19, 2022 14 60 of 64B-4NTA Trip Generation: “… the proposed development will generate 658 vehicle trips per day.”City of Austin NTA August 19, 2022 Land Use Size Unadjusted Trip Generation Rock Climbing Gym 27,000 SF 440 vpd Strip Retail Plaza (<40k) 4,000 SF 218 vpd TOTAL 658 vpd 15 61 of 64B-4“Undesirable” Neighborhood Traffic “Ralph Ablanedo Drive is currently operating at undesirable levels and will continue to do so with the addition of site traffic.”City of Austin NTA August 19, 2022 “Peaceful Hill Lane is currently operating at desirable levels but will exceed the 1200 vehicles per day threshold [for undesirable limit] with the addition of site traffic.” City of Austin NTA August 19, 2022 16 62 of 64B-4Access Onto Peaceful Hill Lane ● Based on trip distribution in NTA, 20% of 1000 cars from Crux accessing Peaceful Hill Lane (200 trips per day), increases daily traffic on Peaceful Hill Lane by about 16% ● Leads to overflow parking on right-of-way on East side of Peaceful Hill Lane where no real parking spaces exist 17 63 of 64B-4City of Austin Zoning Guide “ The City of Austin has established Zoning Principles... City Staff, stakeholders and property owners should use the following principles to evaluate all zoning requests.” ▪ “ Zoning changes should promote compatibility with adjacent and nearby uses and should not result in detrimental impacts to the neighborhood character.” ▪ “ Zoning should promote a transition between adjacent and nearby zoning districts, land uses, and development intensities.” 18 64 of 64B-4