02 C14-2023-0053 - Bonnell Residential Rezoning; District 10 Part1.pdf — original pdf

Backup

From: Victoria < Sent: Thursday, January 11, 2024 1:46 PM To: Sirwaitis, Sherri <Sherri.Sirwaitis@austintexas.gov>; Harden, Joi <Joi.Harden@austintexas.gov> Cc: Ron Thrower Subject: Mount Bonnell - C14-2023-0053 External Email - Exercise Caution Sherri, On behalf of the landowner, we request an indefinite postponement of this rezoning case. Please confirm receipt of this email. Thank you, V Victoria Haase www.throwerdesign.com 512-998-5900 Cell 512-476-4456 Office Mail: P.O. Box 41957 Austin, Texas 78704 ZONING CHANGE REVIEW SHEET CASE: C14-2023-0053 (Bonnell Residential Rezoning) DISTRICT: 10 ADDRESS: 4812 Mount Bonnell Road ZONING FROM: LA TO: SF-2 SITE AREA: 1.56 acres (67,953 sq. ft.) PROPERTY OWNER: Live Creek LLC AGENT: Thrower Design LLC (A. Ron Thrower) CASE MANAGER: Sherri Sirwaitis (512-974-3057, sherri.sirwaitis@austintexas.gov) STAFF RECOMMEDATION: Staff recommends SF-2, Single Family Residence-Standard Lot District, zoning. ZONING AND PLATTING COMMISSION ACTION / RECOMMENDATION: September 19, 2023: Postponed to October 17, 2023 at the Commission's request by consent (7-0, S. Boone, L. Stern and C. Thompson-absent, K. Garrett-arrived late); B. Greenberg-1st, A. Flores-2nd. October 17, 2023: Postponed to November 14, 2023 at the staff's request (10-0, C. Acosta-absent); B. Greenberg-1st, A. Flores-2nd. November 14, 2023: Postponed to November 21, 2023 at the Commission's request (9-0, S. Boone, C. Thompson-absent). November 21, 2023: Postponed to January 16, 2024 at the applicant's request by consent (9-0, S. Boone-off the dais); B. Greenberg-1st, L. Stern-2nd. January 16, 2024 CITY COUNCIL ACTION: ORDINANCE NUMBER: 1 of 1102 C14-2023-0053 - Bonnell Residential Rezoning; District 102 C14-2023-0053 ISSUES: The site in question is currently zoned LA, Lake Austin Residence District. It is a legal tract that is exempted from platting. According to the applicant, the Land Status Determination is eminent. The LA zoning district site development regulations require 100 feet for minimum lot width. Although the requested rezoning to SF-2 is supported by the staff, it will not bring this property into compliance with frontage requirements or allow for up to 45% impervious cover. The Code requires a property within the LA overlay district to comply with LA zoning development standards even if it is rezoned to SF-2. So according to LDC Sec. 25-2-647 - LAKE AUSTIN (LA) OVERLAY DISTRICT REGULATIONS still require a minimum of 100 feet for lot width. Therefore, the rezoning will not accomplish any change in the site development regulations for this property. CASE MANAGER COMMENTS: The property under consideration is a 1.56 acre lot that is developed with a single family residence, with two axillary structures. There are single family residences to the north and east zoned LA and DR and to the south and west that are zoned SF-2. The applicant is requesting a rezoning from the LA district to the SF-2 district to bring the property into compliance with regards to impervious cover (please see Applicant’s Request Letter- Exhibit C). The staff recommends SF-2, Single Family Residence-Standard Lot District, zoning. The property meets the intent of the base district as it is within an existing residential neighborhood with moderate sized lots. The proposed zoning compatible with the exiting single-family residences surrounding the property and the existing SF-2 zoning to the south and west. The property in question fronts onto and takes access to Mount Bonnell Road, a Level 2/local collector roadway. The applicant agrees with the staff’s recommendation. BASIS OF RECOMMENDATION: 1. The proposed zoning should be consistent with the purpose statement of the district sought. Single-Family Residence (Standard Lot) district is intended as an area for moderate density single-family residential use, with a minimum lot size of 5,750 square feet. This district is appropriate for existing single-family neighborhoods having moderate sized lot patterns, as well as for development of additional single-family housing areas with minimum land requirements. 2. Zoning changes should promote compatibility with adjacent and nearby uses and should not result in detrimental impacts to the neighborhood character. SF-2 zoning is compatible with the single family residences surrounding the property and the existing SF-2 zoning to the south and west. The property in question fronts onto and takes access to Mount Bonnell Road, a Level 2/local collector roadway. 2 of 1102 C14-2023-0053 - Bonnell Residential Rezoning; District 10C14-2023-0053 3 EXISTING ZONING AND LAND USES: ZONING LAND USES Site North South East West LA LA SF-2 LA, DR SF-2, LA Single-Family Residence, Outbuildings Single-Family Residences Single-Family Residences Single-Family Residences Single-Family Residences NEIGHBORHOOD PLANNING AREA: N/A WATERSHED: Lake Austin/ Dry Creek North SCHOOLS: A.I.S.D. NEIGHBORHOOD ORGANIZATIONS: 2222 Coalition of Neighborhood Associations, Inc. Austin Independent School District Austin Lost and Found Pets Austin Neighborhoods Council Friends of Austin Neighborhoods Highland Park West Balcones Area Neighborhood Assn. Long Canyon Phase II & III Homeowners Assn Inc. Neighborhood Empowerment Foundation Preservation Austin SELTexas Sierra Club, Austin Regional Group TNR BCP - Travis County Natural Resources AREA CASE HISTORIES: REQUEST COMMISSION NUMBER C14-83-003.241 (Lake Austin Area Study- Island at Mt Bonnel Subdivision) RELATED CASES: N/A CITY COUNCIL 7/26/84: Approved AA zoning through Ordinance No. 840726- Z 3 of 1102 C14-2023-0053 - Bonnell Residential Rezoning; District 10C14-2023-0053 4 OTHER STAFF COMMENTS: Comprehensive Planning Project Name and Proposed Use: 4812 MOUNT BONNELL. C14-2023-0053. Project: Bonnell Residential Rezoning. Single family residential to single family residential. Existing single-family house and two accessory structures. The impervious cover on the property exceeds the LA zoning district regulations. The request is to rezone the property from LA to SF-2 (Single Family – Standard Lot), consistent with the adjacent properties to the south, of the Island of Mt. Bonnell Shores Subdivision. 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. Names of Activity Centers/Activity Corridors/Job Centers: Mobility and Public Transit: Located within 0.25 miles of public transit stop and/or light rail station. Mobility and Bike/Ped Access: Adjoins a public sidewalk, shared path, and/or bike lane. Connectivity, Good and Services, Employment: Provides or is located within 0.50 miles to goods and services, and/or employment center. Connectivity and Food Access: Provides or is located within 0.50 miles of a grocery store/farmers market. Connectivity and Education: 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.) 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. Housing Affordability: Provides a minimum of 10% of units for workforce housing (80% MFI or less) and/or fee in lieu for affordable housing. 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. 1 Total Number of “Yes’s” 4 of 1102 C14-2023-0053 - Bonnell Residential Rezoning; District 10C14-2023-0053 Environmental 5 The site is not located over the Edwards Aquifer Recharge Zone. The site is in the Dry Creek North Watershed of the Colorado River Basin, which is classified as a Water Supply Suburban Watershed by Chapter 25-8 of the City's Land Development Code. It is in the Drinking Water Protection Zone. Under the current watershed regulations, development or redevelopment on this site will be subject to the following impervious cover limits: Development Classification One or Two Family Residential 30% 40% Multifamily Residential 40% Commercial % of Net Site Area % NSA with Transfers 40% 55% 55% Development within a Water Quality Transition Zone is limited to 18%. According to floodplain maps there is a floodplain within or adjacent to the project location. Based upon the location of the floodplain, offsite drainage should be calculated to determine whether a Water Quality Transition Zone / Critical Water Quality Zone exist within the project location. Standard landscaping and tree protection will be required in accordance with LDC 25-2 and 25-8 for all development and/or redevelopment. At this time, site specific information is unavailable regarding vegetation, areas of steep slope, or other environmental features such as bluffs, springs, canyon rimrock, caves, sinkholes, and wetlands. Under current watershed regulations, development or redevelopment requires water quality control with increased capture volume and control of the 2-year storm on site. At this time, no information has been provided as to whether this property has any preexisting approvals that preempt current water quality or Code requirements. Fire No comments. Parks and Recreation Parkland dedication will be required for the new applicable uses proposed by this development, single family with SF-2 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 5 of 1102 C14-2023-0053 - Bonnell Residential Rezoning; District 10C14-2023-0053 6 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 FYI: The property is located in the Lake Austin Overlay. Please refer to City Code Section 25-2-647 at https://library.municode.com/tx/austin/codes/land_development_code?nodeId=TIT25LADE_ CH25-2ZO_SUBCHAPTER_CUSDERE_ART3ADRECEDI_DIV5COOVDI_S25-2- 647LAAULAOVDIRE FYI: This site is located within 150 feet of a wildland area, in the Wildland Urban Interface (WUI). Please see this website for more information about construction in the WUI: http://www.austintexas.gov/department/wildland-urban-interface-code Transportation The Austin Strategic Mobility Plan (ASMP) calls for 72 feet of right-of-way for Mount Bonnell Road. It is recommended that 36 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]. 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 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. The adjacent street characteristics table is provided below: Name ASMP Classification ASMP Required ROW ASMP Existing ROW Sidewalks Existing Pavement Bicycle Route Cap Metro (within ¼) Mt. Bonnell Road Level 2 72 feet ~68 feet None ~27 feet None None 6 of 1102 C14-2023-0053 - Bonnell Residential Rezoning; District 10C14-2023-0053 Water Utility No comments on zoning change. 7 FYI: The landowner intends to serve the site with existing City of Austin water utilities. 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.For more information pertaining to the Service Extension Request process and submittal requirements contact the Austin Water SER team at ser@austintexas.gov. INDEX OF EXHIBITS TO FOLLOW A: Zoning Map B. Aerial Map C. Applicant’s Request Letter 7 of 1102 C14-2023-0053 - Bonnell Residential Rezoning; District 10DR DR DR ( LA ( O D E S S A L N ( ( ( ( ( T O R T U G A T R L ( ( ( ( ( ( EXHIBIT A LA T O R T U G A P L LA ! ! ! ! ! ! ! ! ! ! ! ! ! LA ! ! ! ! ! ! ! ! ! ! ! ! ! ! DR SF-2 83-003.241 SF-2 I S L A N D C V E V D A N A L I S LA M O U N T B O N N E L L R D SF-2 83-000.241 PUD PUD ZONING LA ± SUBJECT TRACT ! ! ! ! ! ! PENDING CASE ZONING BOUNDARY ZONING CASE#: C14-2023-0053 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: 4/18/2023 SF-3 8 of 1102 C14-2023-0053 - Bonnell Residential Rezoning; District 10EXHIBIT B !!!!!!!!!!!!!!!!!!!!!!!!!!!!(!(!(!(!(!(!(!(!(!(!(!(!(G28G27C14-2023-0053MOUNT BONNELL RDTORTUGA TRLISLAND CVISLAND AVEODESSA LNTORTUGA PLLADRLASF-2LASF-2SF-2PUDDRLALAPUDDRLASF-3DRBonnell Residential Rezoning±This product has been produced by the Planning Department for the sole purpose of geographic reference. No warrantyis made by the City of Austin regarding specific accuracy or completeness.ZONING CASE#:LOCATION:SUBJECT AREA:GRID:MANAGER:C14-2023-00534812 Mount Bonnell Rd1.563 AcresG28Ricky BarbaCreated: 5/30/2023SUBJECT TRACTZONING BOUNDARY!!!!!!PENDING CASECREEK BUFFER0200400600800100Feet9 of 1102 C14-2023-0053 - Bonnell Residential Rezoning; District 10EXHIBIT C Via Electronic Delivery April 13, 2023 Mr. David Gray, Interim Director Planning Department City of Austin 1000 E 11th Street Austin, TX 78702 Dear Mr. Gray: Re: Rezoning of 4812 Mount Bonnell Road, Austin – Bonnell Residential Rezoning On behalf of the Owner(s) of the property referenced above, we respectfully submit the enclosed rezoning application package. The property is 1.56 acres of unplatted land with frontage on Mount Bonnell Road and is within Council District 10, represented by Alison Alter. There property is not in an adopted neighborhood planning area, and therefore does not have a Future Land Use Map. The property is zoned LA (Lake Austin Residence) and is developed with a single-family home and two accessory structures. The impervious cover on the property exceeds the LA zoning district regulations. The request is to rezone the property to SF-2 (Single Family – Standard Lot), consistent with the adjacent properties to the south, of the Island of Mt. Bonnell Shores Please contact our office or me directly should you have need for additional information. Thank you for your time and attention to this application. Subdivision. Kind regards, Victoria Haase 10 of 1102 C14-2023-0053 - Bonnell Residential Rezoning; District 10