03 C14-2022-0135 - 5807 Ross Road; District 2.pdf — original pdf

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ZONING CHANGE REVIEW SHEET SITE AREA: 1.71 acres DISTRICT: 2 TO: SF-6 CASE: C14-2022-0135 – 5807 Ross Road ZONING FROM: DR ADDRESS: 5807 Ross Road OWNER / AGENT: Radhe Investment Group - RIG 11 Series (Ravi Thakkar) CASE MANAGER: Wendy Rhoades, wendy.rhoades@austintexas.gov; (512) 974-7719 STAFF RECOMMENDATION: The Staff recommendation is to grant townhouse and condominium residence (SF-6) district zoning. For a summary of the basis of Staff’s recommendation, see the Case Manager Comments section of this report. ZONING AND PLATTING ACTION / RECOMMENDATION: December 6, 2022: CITY COUNCIL ACTION: January 26, 2023: ORDINANCE NUMBER: ISSUES: None at this time. CASE MANAGER COMMENTS: The subject rezoning area consists of one unplatted, generally rectangular shaped tract and contains one vacant single family residence on the east side of Ross Road, approximately 700 feet south of the Pearce Lane / Ross Road intersection. The property is zoned development reserve (DR) district since annexation into the full purpose City limits in 1986. It is located just north of a narrow rectangular shaped “landscape area” lot on Sky Harbor Drive and south of platted lots within the Los Cielos subdivision. The rezoning area does not have access to Angel Drive, a cul-de-sac that terminates just to the north. Ross Road features single family residences on the east side (SF-4A; I-SF-4A) and low density residential and undeveloped properties on the west side (County). Please refer to Exhibits A (Zoning Map) and A-1 (Aerial Exhibit). The Applicant has requested townhouse and condominium residence (SF-6) district zoning in order to construct 16 residential units on the property, served by a cul-de-sac extending east 31 of 10of Ross Road. The requested SF-6 zoning designation does allow for the clustering of the proposed units which would allow for more flexibility with the potential design and the maximization of common open space on-site. The district has a maximum building height of 35 feet and a maximum building cover of 40%. BASIS OF RECOMMENDATION: 1. The proposed zoning should be consistent with the purpose statement of the district sought. The townhouse & condominium (SF-6) district is the designation for a moderate density single-family residential, duplex, two-family, townhouse, or condominium use on a lot that is a minimum of 5,750 square feet. An SF-6 district designation may be applied to a use in an existing single-family or smaller multi-family residential neighborhood with moderately sized lots or to new development with lots that are 5,750 square feet or more. The SF-6 zoning designation is appropriate in areas where a transition from single-family to multi- family residential uses is desirable. The proposal would be consistent with the purpose statement of the SF-6 zoning district. 2. The requested SF-6 zoning would allow for the potential future construction of a variety of residential uses on-site. Staff recommends approval of the Applicant’s request because the location is appropriate along a Level 3 Roadway and between the small-lot single family residences to the north, east and west. Furthermore, the subject property is of sufficient size to benefit from the SF-6 designation. Public transit options in the area are limited at this time, with only one established bus route accessible on the weekdays along Pearce Lane. EXISTING ZONING AND LAND USES: Zoning changes should promote compatibility with adjacent and nearby uses. Site North East South West ZONING DR SF-4A; I-SF-4A SF-4A; I-SF-4A SF-4A; I-SF-4A; MF- 4 County LAND USES One single family residence (vacant) Single family residences in the Los Cielos subdivision Single family residences in the Los Cielos subdivision Single family residences in the Los Cielos subdivision; Undeveloped Residential; Undeveloped NEIGHBORHOOD PLANNING AREA: None TIA: Is not required CAPITOL VIEW CORRIDOR: No SCHOOLS: This property is within the Del Valle Independent School District. WATERSHED: Dry Creek East – Suburban SCENIC ROADWAY: No 32 of 10 COMMUNITY REGISTRY LIST: 627 – Onion Creek HOA 1005 – Elroy Neighborhood Association 1228 – Sierra Club, Austin Regional Group 1258 – Del Valle Community Coalition 1363 – SEL Texas 1530 – Friends of Austin Neighborhoods 1616 – Neighborhood Empowerment Foundation AREA CASE HISTORIES: 774 – Del Valle Independent School District 1138 – Far East Improvement Association 1774 – Austin Lost and Found Pets NUMBER C14-2019-0165 – 6207 Ross Rd REQUEST SF-4A to MF-4 for Tract 1; LR-MU for Tract 2 COMMISSION To Grant MF-4 for Tract 1 and LR-MU for Tract 2, with condition of right- of-way dedication required on Ross Rd C14-2016-0057 – Ross Road Homes – 6101 Ross Rd (also called 6207 Ross Rd, as referenced above) C14-02-0074 – Pearce Lane Tract – 12501 Pearce Ln and 5821 Ross Rd DR to MH To Grant SF-4A DR to SF-4A To Grant SF-4A RELATED CASES: The property was annexed into the City limits in July 1986 (C7A-86-002). The property is unplatted and there are no subdivision or site plan applications in process. CITY COUNCIL Apvd MF-4 for Tract 1 and LR-MU for Tract 2, with condition of right-of-way dedication required on Ross Rd as Commission recommended (7-30-2020). Apvd SF-4A as Commission recommended (10-13-2016). Apvd SF-4A as Commission recommended (11-21-2002). 33 of 10EXISTING STREET CHARACTERISTICS: Name ASMP Classification Existing ROW Existing Pavement Sidewalks Bicycle Route ASMP Required ROW Level 3 116’ 43’ 22’ No N/A Level 1 58’ 91’ 33’ Yes N/A Capital Metro (within ¼ mile) Yes, Route 271 Yes, Route 271 Ross Road Sky Harbor Drive (the zoning area does not connect) ADDITONAL STAFF COMMENTS: Inclusive Planning 1.71 acres from DR to SF-6. Demolish one house and build a 16 unit condo / townhouse development. Yes Imagine Austin Decision Guidelines Complete Community Measures Imagine Austin Growth Concept Map: Located within or adjacent to an Imagine Austin Activity Center, Imagine Austin Activity Corridor, or Imagine Austin Job Center as identified the Growth Concept Map. Name(s) of Activity Center/Activity Corridor/Job Center: Y Mobility and Public Transit: Located within 0.25 miles of public transit stop and/or light rail station. Angel Drive, not Ross Rd) Y Mobility and Bike/Ped Access: Adjoins public sidewalk, shared path, and/or bike lane (On 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: Located within 0.50 miles from a public school or university. Y Connectivity and Healthy Living: Provides or is located within 0.50 miles from a recreation 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, and/or specialized outpatient care.) 34 of 10 Housing Affordability: Provides a minimum of 10% of units for workforce housing (80% MFI or less) and/or fee in lieu for affordable housing. Y Housing Choice: Expands the number of units and housing choice that suits a variety of household sizes, incomes, and lifestyle needs of a diverse population (ex: apartments, triplex, granny flat, live/work units, cottage homes, and townhomes) in support of Imagine Austin and the Strategic Housing Blueprint. Mixed use: Provides a mix of residential and non-industrial uses. Culture and Creative Economy: Provides or is located within 0.50 miles of a cultural resource (ex: library, theater, museum, cultural center). Culture and Historic Preservation: Preserves or enhances a historically and/or culturally Creative Economy: Expands Austin’s creative economy (ex: live music venue, art studio, significant site. film, digital, theater.) Workforce Development, the Economy and Education: Expands the economic base by creating permanent jobs, especially in industries that are currently not represented in particular area or that promotes a new technology, and/or promotes educational opportunities and workforce development training. Industrial Land: Preserves or enhances industrial land. 4 Total Number of “Yes’s” Drainage The applicant would be required to submit a pre- and post-development drainage analysis at the subdivision and site plan stage of the development process. The City’s Land Development Code and Drainage Criteria Manual require that the applicant demonstrate through engineering analysis that the proposed development will have no identifiable adverse impact on surrounding properties. Environmental The site is not located over the Edwards Aquifer Recharge Zone. The site is in the Dry Creek East Watershed of the Colorado River Basin, which is classified as a Suburban Watershed by Chapter 25-8 of the City's Land Development Code. The site is 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% 35 of 10 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. Parks & Recreation Department (PARD) – Planning & Design Review Parkland dedication will be required for the new applicable uses proposed by this development, single family with SF-6 zoning, at the time of subdivision or site plan, per City Code § 25-1-601. Whether the requirement shall be met with fees in-lieu or dedicated land will be determined using the criteria in City Code Title 25, Article 14, as amended. Should fees in-lieu be required, 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 of whether fees in-lieu of land will be allowed. Site Plan and Compatibility Standards A site plan will be required for any new development other than single-family, two-family or duplex residential. Any new multifamily development is subject to the design standards in Subchapter E of the Land Development Code. Additional comments will be made when the site plan is submitted. This site will be subject to the multifamily density provisions in 25-2-776. Any development other than single-family, two-family or duplex residential 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. 36 of 10Compatibility Standards The site may be subject to compatibility standards due to the presence of SF-4A property to the North, South and East. The following standards may apply: • No structure may be built within 25 feet of the property line of the compatibility- • No parking or driveways are allowed within 25 feet of the compatibility-triggering triggering property. property. • No structure in excess of two stories and 30 feet in height may be constructed within 50 feet of the property line of the compatibility-triggering property. • No structure in excess of three stories and 40 feet in height may be constructed within 100 feet of the property line of the compatibility-triggering property. • For a structure more than 100 feet but not more than 300 feet from property zoned SF-5 or more restrictive, the height is limited to 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, the height is limited to 60 feet plus one foot for each four feet of distance in excess of 300 feet from the property zoned SF-5 or more restrictive. • A fence, berm, or dense vegetation must be provided to screen adjoining properties from views of parking, mechanical equipment, storage, and refuse collection. • 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-4A property. • Additional design regulations will be enforced at the time a site plan is submitted. Demolition In the event that demolition of existing buildings is proposed, the applicant is responsible for requesting demolition permits at the appropriate stage of the development process. The City Historic Preservation Office will review all proposed building demolitions. If a building meets city historic criteria, the Historic Landmark Commission may initiate a historic zoning case on the property. Austin Transportation Department – Engineering Review The Austin Strategic Mobility Plan (ASMP) calls for 116 feet of right-of-way for Ross Road. It is recommended that 58 feet of right-of-way from the existing centerline should be dedicated for Ross Road according to the Transportation Plan with the first subdivision or site plan application [LDC 25-6-51 and 25-6-55]. 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. Transportation assessment / traffic impact 37 of 10analysis and transportation demand management plan shall be required at the time of site plan if triggered per LDC 25-6 and TCM 10.2.1. Austin 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: Exhibit A: Zoning Map Exhibit A-1: Aerial Map 38 of 10C14-2008-0183.SH GR-CO C14-03-0135.SH P E A R C E L N ( ( ( C14-2015-0127 MH-CO LO M A VIS MH-CO TA CIR MH-CO A C I R T L A A R R T I E MH MH-CO N A L M O A L L MH MH MH-CO N O L CIT E T N O M MH C14-97-0005 97-0005 MH-CO MH MH MANUFACTURED HOME\COMMUNITY MH-CO N CIR SIO MIS LO MH-CO S A R B OLE S CIR MH-CO EL M OLIN O CIR MH SP97-0267C PA S E MH O N U E V O CIR ( ( ( ( ( I-SF-4A LA G U A R DIA LN I-RR C7A-06-001 20061207-010 MH-CO C14-2007-0271 M A R E N G O P L MH D E SC AN SO C IR MH-CO MH-CO UNDEV M E X I C A N A C V I-SF-4A SPC-04-0011C C A M PA N A D R I-SF-4A T K S R A Y P K S I-SF-4A C7a-03-022 I-SF-4A LA PA Z LN I-SF-4A ( ( ( ( ( MH-CO DESC AN SO CIR ( ( ( ( ( R L D E G N A ( SF-4A 02-0074 SF-4A CIEL O G I-SF-4A ( ! ! ! ( ! ! ! ! ! ! ! DR ! ! ! ! ! ! ! ! ! ! ! ! R A N D E S T I-SF-4A L S P S DIO O L I-SF-4A C7a-03-022 C14-02-0074 SF-4A SF-4A I-SF-4A S K Y H A R B O R D R I-SF-4A L R S T A L S A A L ( SF-4A 02-0074 I-SF-4A P AL O M A BLA N C A W A Y I-SF-4A B A C A N O R A S T T LA S TIL HIO C ZONING Exhibit A ZONING CASE#: C14-2022-0135 ( ( ( ( ( F O L E Y D R ( C14-2016-0057 C14-2019-0165 MF-4 LR-MU ( D S R S O R SF-4A SF-4A SF-4A ± SUBJECT TRACT ! ! ! ! ! ! PENDING CASE ZONING BOUNDARY 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: 9/21/2022 39 of 10Exhibit A - 1 !!!!!!!!!!!!!!!!!!!!!!!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(P14P13C14-2022-0135C14-02-0074C14-97-0005C14-2019-0165C14-2016-0057C14-2007-0271ROSSRDLASALASTRLSKYHARBORDRPEARCELNPALOMABLANCAWAYANGELDRCAMPANADRLAGUARDIALNCIELOGRANDESTSF-4AI-SF-4ADRSF-4ASF-4AMHSF-4AI-SF-4AMF-4SF-4AI-SF-4AI-SF-4AI-SF-4AMHI-SF-4AI-SF-4AI-SF-4AI-SF-4AMHMHMH-CO5807 Ross Road±This product has been produced by the Housing and Planning Department for the sole purpose of geographicreference. No warranty is made by the City of Austin regarding specific accuracy or completeness.ZONING CASE#:LOCATION:SUBJECT AREA:GRID:MANAGER:C14-2022-01355807 Ross Road1.71 AcresP14Wendy RhoadesCreated: 10/3/2022SUBJECT TRACTZONING BOUNDARY!!!!!!PENDING CASECREEK BUFFER0200400100Feet310 of 10