04 C14-2022-0153 - Sungold; District 7.pdf — original pdf

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ZONING CHANGE REVIEW SHEET TO: GR-MU DISTRICT: 7 CASE: C14-2022-0153 (Sungold 1.51) ADDRESS: 13704 Ida Ridge Drive ZONING FROM: IP SITE AREA: 1.51 acres (65,775 sq. ft.) PROPERTY OWNER: SUNGOLD SM LLC (Arjun Demla) AGENT: Bennett Consulting (Rodney K. Bennett) CASE MANAGER: Sherri Sirwaitis (512-974-3057, sherri.sirwaitis@austintexas.gov) STAFF RECOMMEDATION: The staff recommendation is to grant GR-MU, Community Commercial Services- Mixed Use, Combining District zoning. ZONING AND PLATTING COMMISSION ACTION / RECOMMENDATION: December 6, 2022 CITY COUNCIL ACTION: ORDINANCE NUMBER: 41 of 11ISSUES: N/A CASE MANAGER COMMENTS: The property in question is and undeveloped lot fronting onto Ida Ridge Drive. To the north, there are undeveloped lots and office and day care facility uses. To the south, there is a parking lot for a religious assembly use (New Life Church). Across Ida Ridge Drive to the east, there is an office complex and a concrete plant. The large lot to the west contains a shopping center (Market at Wells Branch) located at the corner of Burnet Road and W. Howard Lane. The applicant is requesting to down zone the property and to add a mixed-use overlay because they would like to develop approximately 69 multifamily units on the site. The staff is recommending GR-MU zoning at this location because the property is within an area that contains a mixture of residential and commercial uses. This site meets the intent of the GR, Community Commercial District, as it fronts onto a Level 3 (collector street/minor arterial) roadway and is near the intersection with a major arterial roadway, W. Howard Lane. GR-MU zoning would be consistent with the current GR-MU, GR-CO and GR zoning to the north and west of this site. The addition of the MU combining would provide more opportunities for the development of these lots with residential uses in support of the goals stated in the Imagine Austin Comprehensive Plan and the Strategic Housing Blueprint. The proposed zoning will create a transition from the commercial (GR, CS-1) zoning along Burnet Road/Mopac Expressway frontage road to the west to the office (GO) and multifamily (MF-3-CO) zoning across Ida Ridge Drive to the east. The applicant agrees with the staff recommendation. BASIS OF RECOMMENDATION: 1. The proposed zoning should be consistent with the purpose statement of the district sought. Community commercial (GR) district is the designation for an office or other commercial use that serves neighborhood and community needs and that generally is accessible from major traffic ways. The purpose of a mixed use (MU) combining district is to allow office, retail, commercial, and residential uses to be combined in a single development. 2. The proposed zoning should promote consistency and orderly planning. The proposed zoning will promote consistency and orderly planning because the property is located within an area that contains a mixture of residential and commercial uses. The lots to the north and west are zoned GR-CO and GR and permit commercial development. The proposed GR-MU zoning will create a transition from the commercial (GR, CS-1) zoning along Burnet Road/Mopac Expressway frontage road to the west to the office (GO) and multifamily (MF-3-CO) zoning across Ida Ridge Drive to the east. 42 of 11According to the Imagine Austin Comprehensive Plan Growth Concept Map, the site under consideration is located 0.11 miles from West Howard Lane Activity Corridor and 0.30 miles from Howard Station Neighborhood Center. 3. The proposed zoning should allow for a reasonable use of the property. GR-MU zoning would allow for a fair and reasonable use of the property because the proposed district will permit the applicant to develop commercial and or residential uses on the site that are consistent with the surrounding land use patterns in this area. The addition of MU combing district will provide more opportunities for the development of these lots along a Level 3 roadway. EXISTING ZONING AND LAND USES: ZONING Site North IP GR-CO, GR-MU South East West IP GO, LI GR, CS-1 LAND USES Undeveloped Day Care Facility (Star Montessori School), Office (Ida Ridge Office Condos), Undeveloped Lots Religious Assembly and Parking Area (New Life Church) Concrete Plant (Alamo Concrete Products) Shopping Center (Market at Wells Branch: Texaco, McDonalds, Pizza Hut, Johnny Bean, The Rolling Rooster, Visoncare, Bedeck Beauty Salon, 360 Training, Wanfu II, National American University, Chardonnay Liquor Store, Chiropractor, Cleaners and Alterations, Health Market, Subway Sandwiches, Walgreen’s) AREA STUDY: North Lamar Area Study TIA: Not Required WATERSHED: Walnut Creek SCHOOLS: Austin I.S.D. NEIGHBORHOOD ORGANIZATIONS: Austin Lost and Found Pets Homeless Neighborhood Association Neighborhood Empowerment Foundation North Growth Corridor Alliance SELTEXAS Sierra Club, Austin Regional Group Wells Branch Neighborhood Association 43 of 11AREA CASE HISTORIES: NUMBER C14-2017-0121 (Ida Ridge Condos: 13708, 13710, 13800 and 13802 Ida Ridge Drive) REQUEST CS-CO to CS-MU-CO COMMISSION 3/20/18: Approved staff recommendation of GR-MU zoning (9-0, Y. Flores and A. Tatkow-absent); S. Lavani-1st, B. Evans-2nd. C14-2015-0041 (Trial’s Rezoning: 13805 Orchid Lane) C14-2010-0156 (2609 and 2701 Daisy Drive) GR to CS 6/02/15: Approved staff’s recommendation of CS-CO zoning on consent (6-0); G. Rojas-1st, S. Compton-2nd. CS to CS-MU C14-2007-0109 (2600 Gardenia Drive) CS to CS-MU C14-05-0035 (3101 – 3105 West Howard Lane) C14-03-0188 (13201-13205 Burnet Road) C14-03-0181 (2401 West Howard Lane) GO to GR GO to GR GR to CS-1 C14-00-2205 GR to LI 11/02/10: Approved the staff’s recommendation of CS-MU-CO zoning, with CO to limit the site to 2,000 vehicle trips per day, on consent (7-0); S. Baldridge, G. Bourgeios-2nd. 8/21/07: Approved staff’s recommendation of CS-MU-CO zoning with added condition to prohibit drive-in service by consent (7-0, K. Jackson-absent); J. Martinez-1st, J. Gohil-2nd. 4/19/05: Approved staff’s recommendation of GR-CO, with a CO for a 2,000 vtpd by consent (7-0, C. Hammond, K. Jackson- absent); J. Martinez-1st, M. Hawthorne-2nd. 4/3/04: Approved staff’s recommendation of GR zoning, by consent (9-0) 2/3/04: Approved staff recommendation of CS-1-CO zoning, with a 2,000 vehicle trip limit per day (9-0) 12/5/00: Approved staff rec. of CS-CO (as amended by applicant) by consent (8-0); conditions as follows: 1) Height limit of 40 feet CITY COUNCIL 4/26/18: The public hearing was conducted and a motion to close the public hearing and approve Ordinance No. 20180426-064 for community commercial-mixed use (GR-MU) combining district zoning was approved on Council Member Houston’s motion, Council Member Garza’s second on a 9-0 vote. Council Member Alter was off the dais. Council Member Troxclair was absent. 6/11/15: Approved CS-CO zoning on consent on all 3 readings (11-0); A. Kitchen-1st, P. Renteria- 2nd. 12/0910: Approved CS-MU-CO zoning on consent on all 3 readings (7-0); Spelman-1st, Martinez-2nd. 9/27/07: Approved CS-MU-CO zoning by consent (5-0, B. Dunkerley-absent, J. Kim- off the dais) 3/19/05: Approved GR-CO (6-0; Thomas- off dais); 1st reading 6/09/05: Approved GR-CO by consent(6-0, McCraken-off dais); 2nd/3rd readings 3/4/04: Granted GR zoning (6-0, McCracken-absent); all 3 readings 3/4/04: Granted CS-1-CO (6-0, McCracken-absent); all 3 readings 1/18/01: Approved CS-CO w/conditions; (6-0); all 3 readings 44 of 11C14-00-2112 IP to MF-3 2) Prohibit Adult Oriented Businesses 3) 2,000 vehicle trip per day limit 9/19/00: Approved staff alt. rec. of MF-3-CO by consent (9-0) C14-00-2179 IP to SF-2, SF-3, MF-1 10/17/00: Approved staff rec. of SF-2 (TR1), SF-3 (TR 2), and MF-1 (TR3) by consent (8-0) 10/26/00: Approved MF-3-CO on 1st reading (7-0) 12/7/00: Approved MF-3-CO (7-0); 2nd/3rd readings 11/30/00: Approved SF-2-CO (TR1), SF-3-CO (TR2); MF-1-CO (TR3) w/condition of 2,000 vehicle trip per day limit (7-0); all 3 readings RELATED CASES: SP-96-0133C – Site Plan Case EXISTING STREET CHARACTERISTICS: Name ASMP Classification Existing ROW Existing Pavement Sidewalks Bicycle Route ASMP Required ROW 116 feet 91 feet 45 feet Yes None Capital Metro (within ¼ mile) Yes Ida Ridge Drive Level 3/ Minor Arterial 45 of 11OTHER STAFF COMMENTS: Comprehensive Planning Project Name and Proposed Use: 13704 IDA RIDGE DR. C14-2022-0153. Project: Sungold 1.5. 1.51 acres from IP to GR-MU. Existing church to 69 multifamily units Yes Y 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: 0.11 Miles from W. Howard Lane Activity Corridor; 0.30 Miles from Howard Station Neighborhood Center Y Mobility and Public Transit: Located within 0.25 miles of public transit stop and/or light rail station. (partial sidewalks along both sides of Ida Ridge Dr.) 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. Connectivity and Food Access: Provides or is located within 0.50 miles of a grocery store/farmers market. Y Connectivity and Education: Located within 0.50 miles from a public school or university. Connectivity and Healthy Living: Provides or is located within 0.50 miles from a 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.) 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 significant site. Creative Economy: Expands Austin’s creative economy (ex: live music venue, art studio, 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 a particular area or that promotes a new technology, and/or promotes educational opportunities and workforce development training. Industrial Land: Preserves or enhances industrial land. 6 Total Number of “Yes’s” 46 of 11Environmental The site is not located over the Edwards Aquifer Recharge Zone. The site is in the Walnut Creek Watershed of the Colorado River Basin, which is classified as a Suburban Watershed by Chapter 25-8 of the City's Land Development Code. The site is 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. 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. Fire No comments. Parks and Recreation Parkland dedication will be required for the new applicable uses proposed by this development, multifamily with GR-MU 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). 47 of 11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. A site plan will be required for any new development other than single-family, two-family or duplex residential. Any new 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 Subchapter E 4.2.1.D.6.c. Site Plan Transportation The Austin Strategic Mobility Plan (ASMP) recommends that 116 feet of right-of-way for Ida Ridge Drive. It is recommended that 58 feet of right-of-way from the centerline should be dedicated according to the Transportation Plan with the first subdivision or site plan application. [LDC 25-6-51 and 25-6-55]. The adjacent street characteristics table is provided below: Name ASMP Classification Existing ROW Existing Pavement Sidewalks Bicycle Route ASMP Required ROW 116 feet 91 feet 45 feet Yes None Capital Metro (within ¼ mile) Yes Ida Ridge Drive Level 3/ Minor Arterial 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. 48 of 11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. Correspondence from Interested Parties 49 of 11EXHIBIT A W W E L L S B R A N C H P K W Y LI GR RR W HOWARD LN SP07-0042C S U M M I T D R SP-04-0053C R84-141 89-0051 CS-1 GR C14-05-0035 GR-CO C 53 1 P-99-0 S W H O W A R D LN R86-036 CS-1 95-0051 C14-2017-0121 GR-MU GO R E D G A RID ID 95-0051 ! 85-149 ! ! ! ! ! SP-02-0138C ! ! SP-96-0133C ! ! R84-141 ! ! ! ! ! ! ! ! ! ! ! LI CONCRETE PLANT Undev. SP-99 -0154C ( MH CS-CO C14-2015-0041 UNDEV O S T T U R A PA D AIS Y D R GR 8 3 84-4 Y T U A E B P O H S HID LN C R O ( ( C14-2010-0156 CS-MU-CO ( ( C 23 3 MH P-02-0 S CS G A R D E NIA D R ( CS-MU-CO UNDEV UNDEV MH e g Stora 6 6-00 R E W O T 8 P ( ( SP-06-0214C ( T M T P Y A R ( A D N O C E S S LE A O S ( T U E/A FIC F O ( CS OFFICE ( ( UNDEV MF-1-CO C14-00-2179 SP-01-0448C 85-090 SF-2-CO 00-2179 R Y D A N A D N W A H S C14-00-2179 SF-2-CO 00-2179 SF-2-CO SF-2-CO C14-00-2179 R Y D D E N N E M K LIA WIL SF-2-CO C14-00-2179 B RIA N A S 00-2179 H A Y D R SF-2-CO C14-00-2179 00-2112 MF-3-CO C14-00-2112 SP-03-0476C.SH ELM RID G E LN SP-94-0224C MF-3-CO C14-92-0109 92-108 D R T E N R U B GO IP CENTU RY PARK BLVD B S Y P X E C A P O M N B S D R V S Y P X E C A P O M N P M A R B S C A P O M O T N L D R A W O H B N Y P X E C A P O M N P M A R H C N A R B S L L E W O T B N C A P O M 92-109 C14-92-0109 MF-3-CO SP-94-0224C RR MF-3 C14-2020-0092 GR-CO C14-2015-0079 85-054 GO GR C14-03-0188 86-068RC 85-149 PUD C814-04-0066 RR MC NEIL DR ± SUBJECT TRACT ! ! ! ! ! ! PENDING CASE ZONING BOUNDARY ZONING ZONING CASE#: C14-2022-0153 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: 10/25/2022 410 of 11EXHIBIT B !!!!!!!!!!!!!!!!!!!!!!(L36L37C14-2022-0153C14-00-2112C14-92-0109C14-2017-0121C14-05-0035IDARIDGEDRWHOWARDLNBURNETRDCENTURYPARKBLVDNMOPACEXPYNBLIGRIPGOMF-3-COGOMF-3-COGR-MUGR-COCSCS-1CS-1 SUNGOLD 1.51±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:C14-2022-015313704 Ida Ridge Drive1.51 AcresL36Sherri SirwaitisCreated: 11/16/2022SUBJECT TRACTZONING BOUNDARY!!!!!!PENDING CASECREEK BUFFER0200400100Feet411 of 11