02 C14-2024-0014 - 15328 FM 1825 Road; District 7 — original pdf

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ZONING CHANGE REVIEW SHEET TO: GR DISTRICT: 7 CASE: C14-2024-0014 (15328 FM 1825 Road) ADDRESS: 15328 FM 1825 Road ZONING FROM: I-SF-2 SITE AREA: 0.3242 acres PROPERTY OWNER: De Souza Investments LLC (Aline De Souza) CASE MANAGER: Sherri Sirwaitis (512-974-3057, sherri.sirwaitis@austintexas.gov) STAFF RECOMMEDATION: Staff recommends GR, Community Commercial District, zoning. ZONING AND PLATTING COMMISSION ACTION / RECOMMENDATION: June 18, 2024 CITY COUNCIL ACTION: ORDINANCE NUMBER: C14-2024-0014 2 ISSUES: N/A CASE MANAGER COMMENTS: The site under consideration is currently developed with an automotive repair use that takes access to FM 1825 Road. The property received an interim (I-SF-2) land use designation upon annexation. The surrounding areas to the north, south and west are zoned GR-CO. There is an automotive washing use (Mister Car Wash) to the north and a surface parking area to the south. To the west there is a retail center, with restaurant uses, retail sales (Ashley Furniture) and an indoor entertainment (Cinemark Tinseltown Movie Theater). Across FM 1825 Road to the east, there is a retail use (Bloomin Across Texas Florist) in the county. In this request, the applicant is seeking a permanent commercial zoning designation for the property. The staff recommends GR, Community Commercial District, zoning for the site under consideration. The property meets the intent of the district as it fronts onto a major arterial roadway, FM 1825 Road. GR zoning will permit uses that will provide services for the residential neighborhood to the east and surrounding community needs. The proposed zoning is compatible with adjacent zoning patterns as there is GR-CO zoning to the north, south and west of the site. GR zoning will bring the existing Automotive Repair use into conformance with use regulations in the Code. 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. 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 property meets the intent of the GR district as it fronts onto an arterial roadway, FM 1825 Road, and will provide services for the surrounding area. 2. The proposed zoning should promote consistency and orderly planning. The proposed zoning is compatible with surrounding zoning and uses as there is GR-CO zoning to the north, south and west and retail uses to the east in the county across FM 1825 Rd. The site under consideration is located 0.15 miles from 1825 Strip Neighborhood Center and 0.40 miles north of Wells Branch Parkway Activity Corridor, as designated by the imagine Austin Comprehensive Plan. C14-2024-0014 3 3. The proposed zoning should allow for a reasonable use of the property. The proposed GR-CO zoning will allow the applicant to bring the existing commercial use on the site into conformance with City of Austin Land Development Code use regulations. It will also permit the applicant to redevelop the site with office, civic and commercial uses along a Level 3/major arterial roadway. There is public transit located within 0.25 miles as there is a Capital Metro Bus Route to the west along the Interstate Highway Northbound frontage road. EXISTING ZONING AND LAND USES: ZONING LAND USES I-SF-2 Site North GR-CO South GR-CO East West GR-CO ROW, County Automotive Repair (Planet Dents) Automotive Washing (Mister Car Wash) Surface Parking Lot Retail (Bloomin Across Texas Florist), Single-Family Residences Theater (Cinemark Tinseltown) and Retail Center (Pflugerville West: Texas Roadhouse Restaurant, Generations Barber Shop, CBD, Glam Beauty Bar, Fast Signs, Signature Smiles Dentistry, Ashley Home Store, Enso Nails, Austin’s Pizza, Curry Kitchen, Wild Magnolias), with Surface Parking NEIGHBORHOOD PLANNING AREA: N/A WATERSHED: Harris Branch SCHOOLS: Pflugerville I.S.D. NEIGHBORHOOD ORGANIZATIONS: Austin Lost and Found Pets, Friends of Austin Neighborhoods, Homeless Neighborhood Association, Neighborhood Empowerment Foundation, Pflugerville Independent School District, SELTexas, Sierra Club, Austin Regional Group C14-2024-0014 4 AREA CASE HISTORIES: NUMBER REQUEST SF-2 to CS C14-2023-0054 (Dagi Collision: 15101 FM 1825 Road) COMMISSION CITY COUNCIL 7/20/2023: Approved Ordinance No. 20230720-182 for the ZAP Commission recommendation for GR-CO zoning by consent. 6/20/2023: Approved GR-CO zoning, with a conditional overlay to prohibit the following uses on the property: Hospital Services - General, Alternative Financial Services, Automotive washing, Bail Bond Services, Drop-off Recycling, Extermination Services, Funeral Services, Hotel-motel, Indoor Entertainment, Indoor Sports and Recreation, Outdoor Entertainment, Outdoor Sports and Recreation, Pawn Shop Services, Research Services and Theater, by consent (Vote: 9-0, C. Acosta-arrived late and D. Fouts-absent); B. Greenberg-1st, A. Flores-2nd. 1/15/13: Approved staff’s recommendation of GR-CO zoning, with a 2,000 vtpd limit, by consent (6-0, P. Seeger-absent); G. Rojas-1st, S. Compton-2nd. 11/15/11: Approved CS-1-CO zoning on consent (6-0, G. Bourgeois-absent); P. Seeger- 1st, C. Banks-2nd. 2/14/13: Approved GR-CO zoning on all 3 readings (6-0; M. Martinez-off the dais); B. Spelman-1st, C. Riley-2nd. 12/08/11: Approved CS-CO zoning on consent (6-0; S. Cole- off dais); B. Spelman-1st, L. Morrison-2nd. C14-2012-0156 (Austin 7: 1434 West Wells Branch Parkway) C14-2011-0123 (Wells Branch Properties: 1215, 1301, and 1307 Wells Branch Parkway) I-RR to GR RR to LI* *On November 7, 2011, the agent for this case stated that the applicant agrees with the staff’s rec. of CS district zoning for this site. Mr. Faust also said that his client would like to offer a conditional overlay for this case to prohibit Adult Oriented Business and Pawn Shop uses at this location. C14-2024-0014 5 C14-05-0148 (North IH-35 and West Howard Lane) C14-05-0007 (1517 Kramer Lane) C14-03-0083 (Iron Mountain Office Warehouse: 15300 FM 1825 Road) C14-00-2140 (Sarah’s Creek South: Drusilla Drive) I-RR to CS-MU SF-6 to LO 10/18/05: Approved staff’s recommendation for CS-MU- CO zoning, with 2,000 vehicle trip limit, by consent (9-0); J. Martinez-1st, J. Gohil-2nd. 2/12/03: Approved LO-MU- CO-NP w/ conditions (7-0) I-RR to CS 6/24/03: Approved staff rec. of CS-CO by consent (7-0) I-RR to SF-4 8/15/00: Approved staff rec. of SF-4A by consent (9-0) C14-00-2137 (Sarah’s Creek: Drusilla Drive) C14-98-0076 I-RR to SF-4 8/15/00: Approved staff rec. of SF-4A by consent (9-0) I-RR to LI 7/14/98: Approved W/LO-CO w/conditions (7-1, SA-Nay) C14-98-0069 I-RR to CS 7/14/98: Approved GR (8-1, RR-Nay) 11/17/05: Approved ZAP recommendation of CS-MU-CO zoning by consent (7-0) 3/20/03: Approved LO-MU-CO- NP zoning (7-0); 1st reading 4/24/03: Approved LO-MU-CO- NP (6-0); 2nd/3rd readings 7/31/03: Approved CS-CO zoning (7-0); all 3 readings 9/28/00: Approved SF-4A for Tract 1 and RR for Tract 2 (7-0); 1st reading 12/07/00: Approved SF-4A for Tract 1 and RR for Tract 2 (7-0); 2nd/3rd readings 9/28/00: Approved SF-4A (7-0); all 3 readings 10/8/98: Approved CS-CO w/many conditions (6-0); 1st reading 4/1/99: Approved CS-CO w/ conditions (7-0); 2nd/3rd readings 8/13/98: Approved CS-CO (6-0); 1st reading 10/1/98: Approved CS-CO w/ conditions (7-0); 2nd/3rd readings RELATED CASES: C8I-02-0011 – Subdivision Case C14-2024-0014 6 OTHER STAFF COMMENTS: Comprehensive Planning Project Name and Proposed Use: 15328 FM 1825 Road. C14-2024-0014. Project: 15328 FM 1825 Road. 0.3242-acre tract from I-SF-2 to GR. Existing: auto repair. Proposed: auto- related uses. 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. Names of Activity Centers/Activity Corridors/Job Centers *: 0.15 miles from 1825 Strip Neighborhood Center. 0.40 miles north of Wells Branch Parkway Activity Corridor. 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. 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 store/farmers Y 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, market. park or walking trail. Y 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. Y 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. Y Not located over Edwards Aquifer Contributing Zone or Edwards Aquifer Recharge Zone 8 Number of “Yes’s” C14-2024-0014 7 Environmental The site is not located over the Edwards Aquifer Recharge Zone. The site is in the Harris Branch 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 No comments. Parks and Recreation There are no parkland dedication requirements for the proposed land use following from this rezoning application, namely automotive services. Site Plan Site plans will be required for any new development other than single-family or duplex residential. C14-2024-0014 8 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. This tract is already developed, and the proposed zoning change is a footprint within the existing development. Transportation Application incomplete. Please fill out and submit the required TIA determination worksheet (link to portal below). Once this is filled out and signed by a City engineer, a full review can be performed. TDS | Transportation Development Services Portal | PRODUCTION (knack.com) The adjacent street characteristics table is provided below: Name ASMP Classification ASMP Required ROW Existing ROW Existing Pavement Sidewalks Bicycle Route Capital Metro (within ¼ mile) FM 1825 Rd. Level 3 116 ~123 ~85 no no yes Water Utility No comments on zoning change. 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 T A S H S R A M SP-02-0143D P A M E L A D R 85-349 SP-03-0155D T R S E G GIN B S D R V S 5 3 H I N O UID A D R 85-349 EXHIBIT A UHAUL RENTAL SF-2 T H R E E P OIN T S R D V I S I O N D R UNDEV C14-00-2226 00-2226 SP-04-0671C 85-262 LI CONTRACTOR BEAUTY\SCHOOL 99-0054\(DENIED) CHRISTIAN\CENTER CS E Q UIPT M E N T STO R A G E SP-05-1314C C14-00-2185 00-2185 CONTRACTORS C14-99-0031 99-0031 LI-CO C14-05-0008 05-0008 2007-0060 CS-CO B N D R V S 5 3 H N I C14-2010-0130 HOME SALES T S D N A R G CS-CO C14-2010-0129 UNDEV SF-2 EQUIPMENT\STORAGE 01-0132 C14-05-0118 UNDEV ( MINI LI STORAGE CENTU RY ST E G A R O T T S E L L A P C14-99-0084 99-0084 CONTRACTOR\SERVICES FITNESS\CENTER JUNK YARD 03-0159 LI-CO REST. C14-03-0159 03-0159 JUNK YARD FURNITURE\SALES T N S A C E W P SP-2007-0230D B E V O L O D R I B E R V I L L E D R 85-349 PARKING H T A S P E N N RIE D S A MIS N S L H EIG N L O T T U S GR-CO C14-01-0132 MOVIE THEATER 05-0118 01-0132 ! ! ! ! CAR\SALES ! ! ! I-SF-2 ! ! ! RETAIL/\OFFICE C14-03-0101 03-0101 CS-CO CHEDDAR LOOP B N 5 3 H N I B S 5 3 H I N C14-03-0083 03-0083 OFFICE/\WAREHOUSE OFFICE I-RR SP-04-0210C SP-01-0447C SP-00-2090C SP-98-0264C C14-05-0007 CS-CO 05-0007 E VIC R E S O T U A CS-CO C14-04-0148 SF-2 CS CS C 7 4 4 0 - 1 0 - P S P M A R S T IN O P E E R H T O T B N 5 3 N CS SP-99-0052C D 5 R 2 8 M 1 F TIRE\SALES MIS S ALLIS O N S W AY COUNTY R O X A N N E S R U N ( ( ( ( ( ( ( ( SP-04-0119C PROPANE\VENDOR ( ( ( ( ( ( ( D E M A R E T S T ( ( ( ( ( ( ( ( ( ( ( ( ( D O O W S E L A S ( ( ( ( AIL T E R L O O H C S ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( R A N S O ( M S T ( ( ( ( ( ( ( ( ( M A N G R U ( M ST ( ( ( ( ( M A S S E N G ALE S T ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( BA R B E R G ( ALE ST ( ( ( ( ( ( ( ( ( ( ( ( E FIC F O ( ( ( C14-2023-0054 GR-CO ( ( ( ( ( ( ( ( ( ( ( ( ( ( N L A R O ( ( ( ( ( SF-6-CO C14-2015-0033 ( GR RETAIL GR-CO C14-2012-0156 ZONING ZONING CASE#: C14-2024-0014 ± 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 Planning Department for the sole purpose of geographic reference. No warranty is made by the City of Austin regarding specific accuracy or completeness. Created: 2/14/2024 EXHIBIT B !!!!!!!!!!!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(N37N38M37M38C14-2024-0014C14-01-0132C14-03-0083C14-2012-0156C14-03-0101C14-03-0159C14-99-0084C14-00-2226C14-99-0031C14-05-0118C14-2010-0130C14-2010-0129C14-2023-0054C14-05-0008C14-00-2185C14-2015-0033C14-05-0007C14-04-0148NIH35SBNIH35NBORA LNFM1825RDNIH35SVRDNBNIH35SVRDSBVISIONDRRANSOMSTMANGRUMSTBARBERGALESTWPECANSTCENTURYSTMASSENGALESTDEMARETSTGRANDSTTHREEPOINTSRDMARSHASTGINGERSTIBERVILLEDRROXANNESRUNPAMELADRMISSALLISONSWAYOUIDADRMISSADRIENNESPATHN35NBTOTHREEPOINTSRAMPSUTTONLEIGHSLNCHEDDARLOOPBEVOLODRCSGR-COGRCS-COLILI-COLI-COGR-COCSLISF-2SF-2CS-COI-RRCS-COGR-COCSSF-2CS-COI-SF-2CS-COSF-6-COCS15328 FM 1825 Road±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.CASE#:LOCATION:SUBJECT AREA:GRID:MANAGER:C14-2024-001415328 FM 1825 Rd0.3242 AcresN37Sherri SirwaitisCreated: 3/20/2024SUBJECT TRACTZONING BOUNDARY!!!!!!PENDING CASECREEK BUFFER0200400600800100Feet