03 C14-2023-0127 - 1900 Keilbar Ln; District 5.pdf — original pdf

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ZONING CHANGE REVIEW SHEET CASE: C14-2023-0127 ZONING FROM: DR ADDRESS: 1900 Keilbar Lane DISTRICT: 5 ZONING TO: SF-3 SITE AREA: 0.358 acres (15,594 sq. ft.) PROPERTY OWNER: Building ATX LLC (Stuart Carr) AGENT: Building ATX LLC (Cody Carr) CASE MANAGER: Cynthia Hadri 512-974-7620, Cynthia.hadri@austintexas.gov STAFF RECOMMENDATION: The staff recommendation is to grant family residence (SF-3) district zoning. ZONING AND PLATTING COMMISSION ACTION / RECOMMENDATION: January 30, 2024: CITY COUNCIL ACTION: ORDINANCE NUMBER: ISSUES: There are no issues at this time. CASE MANAGER COMMENTS: The property in question is 0.358 acres, consists of one platted lot, which is located near the middle of the block and currently zoned development reserve (DR) district. The subject site is currently developed with a manufactured home residence. Keilbar Lane contains undeveloped land, single-family residences, and manufactured homes on properties that were annexed into the City limits in the mid-1980s. There are offices directly north, other single- family residences and manufactured homes to the east, south and west (SF-3; DR), and a detached condominium community further south that takes access from Menchaca Road (MF-2-CO). Please refer to Exhibits A (Zoning Map) and B (Aerial View). The applicant has requested rezoning to the single family residence – standard lot (SF-2) district in order to demolish mobile home and construct two single family houses and one accessory dwelling unit (ADU). 1 of 1003 C14-2023-0127 - 1900 Keilbar Ln; District 51 of 10C14-2023-0127 2 Per the comprehensive plan review comments this site meets four of the Imagine Austin Decision Guidelines. The site is located within 0.25 miles of public transit stop, within 0.50 miles from goods and services and or employment. This site also expands the number of units and housing choice that suits a variety of household sizes, incomes, and lifestyle needs of a diverse population in support of Imagine Austin and the Strategic Housing Blueprint. BASIS OF RECOMMENDATION: 1. The proposed zoning should be consistent with the purpose statement of the district sought. The family residence (SF-3) district is intended as an area for moderate density single-family residential use, with a minimum lot size of 5,750 square feet. Duplex use is permitted under development standards which maintain single-family neighborhood characteristics. This district is appropriate for existing single-family neighborhoods having typically moderate sized lot patterns, as well as for development of additional family housing areas with minimum land requirements. 2. Zoning should allow for reasonable use of the property. Family residence (SF-3) district zoning will allow for the proposed residential development and is suitable since it is consistent with the land uses in the surrounding area. Staff recommends approval of the applicant’s request because the site fronts on a local residential street and is located within an existing residential neighborhood. Furthermore, there are other SF-3-zoned properties within the immediate vicinity along Keilbar Lane. EXISTING ZONING AND LAND USES: Site North South East ZONING DR LO-CO SF-6 & MF-2-CO DR & SF-3 West MF-2-CO, SF-2, SF-3, SF-6 LAND USES Manufactured Home Residential Office Facilities & Private School Townhomes & Undeveloped Land Single Family Residential & Manufactured Home Residential Single Family Residential NEIGHBORHOOD PLANNING AREA: N/A WATERSHED: Williamson Creek (Suburban) CAPITOL VIEW CORRIDOR: No SCHOOLS: Austin Independent School District Cunningham Elementary School SCENIC ROADWAY: No Covington Middle School Crockett High School 2 of 1003 C14-2023-0127 - 1900 Keilbar Ln; District 52 of 10C14-2023-0127 3 Polomino Park HOA Preservation Austin SELTexas Sierra Club Saves Our Springs Alliance Shiloh Oaka Neighborhood Association South Austin Neighborhood Alliance (SANA) TNR BCP - Travis County Natural Resources COMMUNITY REGISTRY LIST: Austin Independent School District Austin Lost and Found Pets Austin Neighborhoods Council Austin Regional Group Friends of Austin Neighborhoods Go Austin Vamos Austin 78745 Homeless Neighborhood Association Neighborhood Empowerment Foundation Onion Creek Homeowners Assoc. AREA CASE HISTORIES: NUMBER C14-2022-0048 REQUEST DR to SF-3 COMMISSION To Grant SF-3 (06/07/2022) C14-2021-0150 SF-3 to MF-2 To Grant MF-2-CO. (11/16/2021) CITY COUNCIL Approved SF-3 as Zoning and Platting Commission Recommended (07/28/2022) Approved MF-2-CO. The Cos are as follows; max height shall not exceed 35 feet, max impervious cover is 55%, max dwelling units is 20 per acre, max building coverage is 40% (07/28/2022) Approved CS-MU-CO-NP as Planning Commission Recommended (10/17/2019) Approved MF-2-CO as Zoning and Platting Commission Recommended (09/27/2012) Approved SF-3 as Zoning and Platting Commission Recommended (10/14/2021) Approved LO-CO as Zoning and Platting Commission Recommended (06/06/2013) C14-2018-0089 LI-NP to CS- MU-NP C14-2012-0066 DR to MF-2 C14-2021-0129 DR to SF-3 To Grant CS-MU-CO-NP with the addition of the following prohibited land uses: alternative financial services and bail bond services, on consent. (09/24/2019) To Grant MF-2-CO with the CO limiting the density to 17 units per acre (MF-1 density) (08/07/2012) To Grant SF-3 (09/21/2021) vehicle trips to 2,000 per day (05/07/2013) C14-2013-0037 W/LO-CO to LO To Grant LO-CO with the CO limiting the RELATED CASES: There are no related cases. ADDITIONAL STAFF COMMENTS: 3 of 1003 C14-2023-0127 - 1900 Keilbar Ln; District 53 of 10C14-2023-0127 4 Comprehensive Planning: Project Name and Proposed Use: 1900 KEILBAR LN. C14-2023-0127. 0.36 acres from DR to SF- 3. Demolish mobile home and construct two single family houses and one ADU 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 *: Y 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. 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. Not located over Edwards Aquifer Contributing Zone or Edwards Aquifer Recharge Zone Number of “Yes’s” Y Y Y 4 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 4 of 1003 C14-2023-0127 - 1900 Keilbar Ln; District 54 of 10C14-2023-0127 5 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 Williamson 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 or Code requirements. Fire: There are no comments at this time. PARD – Planning & Design Review: Parkland dedication fees will be required for any additional units at the time of permitting, whether subdivision or site plan, if applicable – see City Code Title 25, Article 14. 5 of 1003 C14-2023-0127 - 1900 Keilbar Ln; District 55 of 10C14-2023-0127 6 Site Plan: Site plans will be required for any new development other than single-family or duplex residential. 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. Any new development is subject to Subchapter E. Design Standards and Mixed Use. Additional comments will be made when the site plan is submitted. Compatibility Standards The site is subject to compatibility standards. Along the East property line, the following standards apply:  No structure may be built within 20.5 feet of the property line.  No structure in excess of two stories or 30 feet in height may be constructed within 50 feet of the property line.  No structure in excess of three stories or 40 feet in height may be constructed within 100 feet of the property line.  No parking or driveways are allowed within 14 feet of the property line.  A landscape area at least 15 feet wide is required along the property line. In addition, a fence, berm, or dense vegetation must be provided to screen adjoining properties from views of parking, mechanical equipment, storage, and refuse collection.  For a structure more than 100 feet but not more than 300 feet from property zoned SF-5 or more restrictive, 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.  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-3 property.  A landscape area at least 15 feet in width is required along the property line if tract is zoned MF-3, MF-4, MF-5, MH, NO, or LO. Additional design regulations will be enforced at the time a site plan is submitted. Austin Transportation Department – Engineering Review: The Austin Strategic Mobility Plan (ASMP) calls for 58 feet of right-of-way for Keilbar Lane. It is recommended that 29 feet of right-of-way from the existing centerline should be dedicated for Keilbar Lane according to the Transportation Plan with the first subdivision or site plan application. [LDC 25-6-51 and 25-6-55]. 6 of 1003 C14-2023-0127 - 1900 Keilbar Ln; District 56 of 10C14-2023-0127 7 Existing Street Characteristics: Name ASMP Classification ASMP Required ROW Existing ROW Existing Pavement Sidewalks Bicycle Route Capital Metro (within ¼ mile) Keilbar Lane Level 1 58’ 52’ 19’ No No Yes TIA: A TIA is not required. Austin Water Utility: No comments on zoning change. FYI: The landowner intends to serve the site with existing City of Austin water utilities. Based on current public infrastructure configurations, it appears that service extension requests (SER) will be required to provide service to this lot. 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 AND ATTACHMENTS TO FOLLOW: A. Zoning Map B. Aerial Map C. Applicant’s Summary Letter 7 of 1003 C14-2023-0127 - 1900 Keilbar Ln; District 57 of 10( ( ( ( ( ( ( FU E NTE C ( V ( ( SF-2 SF-3 ( ( ( ( ( R A D E D L A ( ( ( ( ( SF-3 ( ( ( ( ( ( SF-3 ( ( T R E D ( E D R ( 79-251 ( ( ( ( ( ( ( ( K CIR ( DIC D A H ( ( ( ( ( ( ( ( SF-3 ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( LEAR LN ( ( ( ( N B E R R N C L A LIL ( Y D R ( ( G R A ( ( ( ( ( ( ( ( ( ( ( ( SF-3 ( ( G AIN E ( ( ( ( S MILL L ( N ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( T R E D E C V ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( SF-3 79-251 ( ( ( ( ( ( ( ( ( ( ( ( ( = = = = = = = = C O U R = = = = TN E Y ST = = 1 9 71-2 SF-3 C O N V/G A S LR ST O R E ( ( SF-3 84-446RC 79-112 82-126 MF-2 UNDEV R E D U G A E L N O N N A C ( ( ( SF-3 ( ( ( ( ( R N D ( A E N J A D ASSISTED\LIVING\CENTER GR C14-71-164 77-21 OFFICES ( LO-CO LO C14-05-0062 ( C14-2020-0084 GR-MU-CO ( SALON 05-0062 = 85-310 SF-3 = POST OFFICE SF-2 D A R C A H C N E M ( ( ( ( ( ( T C O T I Z O P ( ( ( ( ( UNDER CONSTRUCTION SF-6 SP-06-0174C U N D E V ( LO 91-0085 = = = = = = = = = = MF-2 84-476 = = = = = = = = = O CIR TIN N TA S N O C = = = = = = = = = = = = MF-2-CO C14-2010-0165 CHURCH/SCHOOL 2010-0165 ( ( ( ( ( SF-3 ( ( ( ( ( ( ( ( ( ( ( R ( W D O D A E Y M R R E H C ( SF-3 ( ( ( ( ( M AT T H E W S L N = = = = MF-2 = = = POND C14-2021-0056 ( SF-2 DR = = = = SF-6-CO C14-2023-0014 ( ( ( ( ( ( ( SF-3 ( A R B O L E D A C V ( ( ( ( ( ( ( ( ( ( ( ( ( M A L V E R N ( ( ( H I L L C T SF-2 ( ( ( ( ( ( = ( = ( = ( = ( = ( ( ( ( ( T C O H C E L E H ( ( ( ( ( ( ( ( ( ( ( ( M A LV E R ( ( N HILL D ( R ( ( ( = = = = = ( ( ( ( ( ( ( ( ( ( ( ( SF-2 ( ( ( ( ( ( SF-2 ( ( ( ( ( ( = = = = = = = = = LO 78-231 = = = = = = = BEAU = RE G AR = D CIR ( ( SF-3 P82-78 ( ( ( ( ( ( SF-2 R S D A S S A N A M ( ( ( ( ( ( ( ( ( ( ( O O H D CIR ( ( ( ( ( ( ( ( ( 79-228 ( V G C LIN W O D ( ( ( DR ( CHURCH SP-98-0166A SP-00-2002A 87-165 GO-CO SP96-0356A C14-06-0096 ( ( ( ( ( ( ( ( A E D A V E N CIR ( ( ( ( SF-2-CO ( ( ( ( SF-2-CO ( ( ( ( SF-2-CO ( Q UIVIR ( ( 98-0247 ( A R D ( ( ( ( ( SF-2-CO ( ( ( ( SUBJECT TRACT ! ! ! ! ! ! PENDING CASE ZONING BOUNDARY ( ( ( ( ( SHILOH DR ( SF-3 ( ( ( ( ( ( C814-01-0113 PUD ± 1 " = 400 ' Exhibit A ( 93-0063 M/H ! C14-2021-0150 ! MF-2-CO ! ! 98-0025 LO-CO M/H ! ! DR SF-3 C14-2022-0048 ! ( ! ! ! ! M/H M/H 98-0025 C14-2013-0037 ( C14-2018-0089 SF-6 C14-2018-0139 KEILBAR LN ( SF-3 C14-2021-0129 ( ( DR MF-2-CO C14-2012-0066 GO-MU C14-2019-0121 ( ( ( ( ( ( ( ( DR C14-2022-0056 ( DR ! ( ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ( ! ! ! ! ! ! ! ! ! ! ! ! C14-2021-0035 SF-3 ! !! ! ! ( ! ! ! ! M/H !! ( D A M O ( N R D ( DR ! ! ! ! D T R R E B AL ! ( SF-6-CO C14-2022-0110 D M R R A MIS F R E ( ( DR ( ( SF-3-CO C14-2022-0004 SH ERW OOD RD SF-6-CO C14-05-0091 P85-009 ST E W A R T LO D G E LN 05-0091 C14-05-0091 SF-6-CO W E I R S C T C14-2012-0042 05-0091 A M B E R C U R R E N T C T JA C K S T R A W C T GO SP96-0356A 87-165 SP-98-0166A SP-00-2002A R A B B L E B R E A K P L ( ( SF-2-CO ( ( BIRD SONG CIR ZONING ZONING CASE#: C14-2023-0127 This product is for informational purposes and may not have been prepared for or be suitable for legal, engineering, or surveying purposes. It does not represent an on-the-ground survey and represents only the approximate relative location of property boundaries. This product has been produced by the Planning Department for the sole purpose of geographic reference. No warranty is made by the City of Austin regarding specific accuracy or completeness. Created: 10/31/2023 8 of 1003 C14-2023-0127 - 1900 Keilbar Ln; District 58 of 10Exhibit B !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!=!=!=!=!=!=!=!=!=!=!=!=!=!=!=!=!=!=!=!=!=!=!=!=!=!=!=!=!=!=!=!=!=!=!=!=!=!=!=!=!=!=!=!=!=!=!=!=!=!=!=!=!=!=!=!=!=!=!=!=!=!=!=!=!=!=!=!=!=!=!=!=!=!=!=!=!=!=!=!=!=!=!=!=!=!=F16E16F15E15C14-2023-0127C14-2012-0042C14-05-0091C14-2019-0121C14-06-0096C14-2012-0066C14-2010-0165C14-05-0091C14-2013-0037C14-2022-0110C14-2023-0014C14-2021-0150C14-2021-0035C14-2020-0084C14-2021-0129C814-01-0113C14-2018-0089C14-2018-0139C14-2021-0056C14-2022-0048C14-05-0062C14-2022-0004C14-2022-0056MENCHACARDLEARLNGAINESMILLLNTREDEDRMATTHEWSLNDANJEANDRERMISFARMRDALBERTRDHOODCIRMANASSASDRKEILBARLNMALVERNHILLDRSTEWARTLODGELNQUIVIRARDDAMONRDSHILOH DRALDEADRFUENTECVDOWLINGCVBEAUREGARDCIRHELECHOCTEVADEANCIRCONSTANTINOCIRSHERWOOD RDCOURTNEYSTLILACLNCHERRYMEADOWDRGRANBERRYDRTREDECVWEIRS CTPOZITO CTHADDICKCIRCANNONLEAGUEDRARBOLEDACVMALVERNHILLCTBIRDSONGCIRJACKSTRAWCTAMBERCURRENTCTDRGOSF-3SF-3SF-3LOSF-3LO-COSF-3SF-6-COSF-2MF-2GO-MUDRGO-COSF-6SF-2MF-2-CODRSF-3MF-2-COMF-2DRLOSF-3GRMF-2SF-2SF-3SF-3SF-2SF-3SF-3DRSF-6-COSF-2-COSF-6-COSF-6SF-3LRSF-6-CODRSF-3SF-2-COSF-3LODRSF-3PUDMF-2-COSF-2SF-2-COSF-2-COSF-3SF-2-COGR-MU-COLO-COSF-2SF-3-COSF-3SF-3DRSF-21900 Keilbar Ln±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:C14-2023-01271900 Keilbar Ln0.36 AcresF16Nancy EstradaCreated: 12/12/2023SUBJECT TRACTZONING BOUNDARY!!!!!!PENDING CASECREEK BUFFER0200400600800100Feet9 of 1003 C14-2023-0127 - 1900 Keilbar Ln; District 59 of 10RE: 1900 Keilbar C14-2023-0127 Dear City of Austin, 1/24/2024 I am writing today to express our intent to construct a Primary home and Accessory Dwelling Unit at the property located at 1900 Keilbar Ln, Austin TX 78745. Our proposal aligns with the city’s zoning regulations under SF3. We hope to construct new homes that meet the character of the neighborhood and provide wonderful places to live for Austinites. Thank you for your time and consideration. Sincerely, Stuart Carr Exhibit C 10 of 1003 C14-2023-0127 - 1900 Keilbar Ln; District 510 of 10