02 C14-2024-0084 - 6575 Decker Ln Tract 2; District 1 Staff Report — original pdf

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ZONING CHANGE REVIEW SHEET TO: CS-CO DISTRICT: 1 CASE: 6675 Decker Lane Tract 2 (C14-2024-0084) ADDRESS: 6675 Decker Lane ZONING FROM: GR-CO SITE AREA: approximately 2.945 acres (approximately 128,284 square feet) PROPERTY OWNER: AM Petroleum Inc. (Adam Ahmad) AGENT: Metcalfe Wolf Stuart & Williams, LLP (Michele Rogerson Lynch) CASE MANAGER: Jonathan Tomko (512) 974-1057, jonathan.tomko@austintexas.gov STAFF RECOMMEDATION: Staff recommends granting general commercial services-conditional overlay (CS-CO) combining district zoning. Staff recommends a conditional overlay which would prohibit the following nineteen uses: - Agricultural Sales and Services - Building Maintenance Services - Campground - Commercial Blood Plasma Center - Construction Sales and Services - Convenience Storage - Electronic Prototype Assembly - Electronic Testing - Equipment Repair Services - Equipment Sales See the basis of recommendation section below for more information. ZONING AND PLATTING COMMISSION ACTION / RECOMMENDATION: August 6, 2024: Staff postponement request to August 20, 2024. August 20, 2024: Case is scheduled to be heard by the Zoning and Platting Commission. CITY COUNCIL ACTION: September 12, 2024: Case is scheduled to be heard by City Council. ORDINANCE NUMBER: N/A ISSUES: N/A - Kennels - Laundry Services - Monument Retail Services - Vehicle Storage - Veternary Services - Indoor Crop Production - Maintenance Service Facilities - Transportation Terminal - Pawn Shop Services C14-2024-0084 2 CASE MANAGER COMMENTS: The property in question is currently is currently a surface parking lot. To the north (across Decker Lake Road is undeveloped land, to the south and east are ETJ including a large transportation warehouse. To the West is a small strip center of approximately 20,000 square feet, a convenience store of approximately 3,600 square feet, a paved area of approximately 20,000 square feet and a car wash of approximatly 2,600 square feet. Decker Lake Road is an ASMP Level 3 roadway. The subject tract is on the edge of the Austin City Limits bordering the ETJ on two sides. Its proximity to (approximately 2 miles west of) SH 130 makes it ideal for office/warehouse uses. This use can provide additional jobs in this area and is an improvement from the large surface lot that exists there today. BASIS OF RECOMMENDATION: Zoning should allow for a reasonable use of the property. Granting of the request should result in an equal treatment of similarly situated properties. Zoning should promote the policy of locating retail and more intensive zoning near the intersections of arterial roadways or at the intersections of arterials and major collectors. EXISTING ZONING AND LAND USES: Site LAND USES ZONING GR-CO Surface parking lot of approximately 110,000 square feet Undeveloped Land North across Decker Lake Road South CS-CO Unzoned (ETJ) Transportation Warehouse of approximately 32,000 square feet and a paved area of approximately 300,000 square feet. Unzoned (ETJ) Undeveloped Land GR-CO and CS-1-CO A small strip center of approximately 20,000 square feet. A convenience store of approximately 3,600 square feet and a paved area of approximately 20,000 square feet. A car wash of approximatly 2,600 square feet. East West NEIGHBORHOOD PLANNING AREA: Not in a Neighborhood Planning Area WATERSHED: Elm Creek Watershed SCHOOLS: Manor I.S.D. Oak Meadows Elementary School Decker Middle School Manor High School COMMUNITY REGISTRY LIST: C14-2024-0084 3 Austin Independent School District, Austin Lost and Found Pets, Austin Neighborhoods Council, City of Manor, Colony Park/Lakeside Community Development Corp, Del Valle Community Coalition, Friends of Austin Neighborhoods, Friends of Northeast Austin, Homeless Neighborhood Association, Imperial Neighborhood Association, Neighborhood Empowerment Foundation, Neighbors United for Progress, SELTexas, Sierra Club, Austin Regional Group AREA CASE HISTORIES: Commission City Council Number C14-2017-0109 (J.D. Warehouse) C14-2012-0158 (Decker Lake West) C14-05-0153 (Decker Zoning) C14-04-0147 (J.D.’s Conoco) Request The applicant proposes to rezone approximately 2.512 acres from GR to LI. The applicant is proposing to rezone 26.55 from MF-3- CO, GR to CS. The applicant proposes to obtain an overaly on a portion of the property from GR to CS-1-CO. The applicant proposes to rezone from GR-CO to GR- CO to chage a condition of zoning. 02.01.2018: Approved CS-CO on removing a few uses from prohibition. 03.21.2013: Approved CS-CO as ZAP recommended on all 3 readings. 02.02.2006: Approved CS-1-CO (6-0) on all 3 readings. 12.16.2004: Approved GR-CO (7-0) on all 3 readings. 12.05.2017: Approved CS-CO with a CO for list of prohibited uses. 03.05.2013: Approved CS-CO with a CO on prohibited uses and 2,000 trips/day as staff recommended. 11.01.2005: Approved staff recommendation of CS-1-CO on consent (9-0). 11.16.2004: Approved staff alternate recommendation of GR-CO with conditions to prohibit a pawn shop use. (9-0) RELATED CASES: SP-2023-0471C (JD Warehouse Decker): Site Plan Under Review for Site (The applicant is proposing office/warehouse development along with associated improvements.) ADDITIONAL STAFF COMMENTS: Comprehensive Planning Project Name and Proposed Use: 6575 DECKER LANE. C14-2024-0084. Project: 6575 Decker Ln Tract 2. 2.945 acres from GR-CO to CS-CO. Existing: surface parking. Proposed: limited warehousing and distribution and office. Note that the sidewalk present at intersection of Loyola Ln and Decker Ln has not yet been sufficiently serviced along Decker Ln to the south or Decker Lake Rd to the east to fulfill the Mobility and Bike/Ped Access measure. Yes Imagine Austin Decision Guidelines C14-2024-0084 4 Complete Community Measures * Y 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 *: • Adjacent to Loyola Lane Activity Center; 0.42 miles from Colony Park Neighborhood Center Y Mobility and Public Transit *: Located within 0.25 miles of public transit stop and/or light rail station. • 0.17 miles to bus stop on Loyola LN Mobility and Bike/Ped Access *: Adjoins a public sidewalk, shared path, and/or 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 market. • 0.1 miles to JD’s Supermarket #7 Connectivity and Education *: Located within 0.50 miles from a public school or bike lane. 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 Creative Economy: Expands Austin’s creative economy (ex: live music venue, art culturally significant site. 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 5 Number of “Yes’s” % of Gross Site Area with Transfers 60% 60% 70% 90% C14-2024-0084 5 Environmental 1. The site is not located over the Edwards Aquifer Recharge Zone. The site is in the Elm 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. 2. 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 Single-Family (minimum lot size 5750 sq. ft.) Other Single-Family or Duplex Multifamily Commercial 50% 55% 60% 80% location. 3. According to floodplain maps there is no floodplain within or adjacent to the project 4. Standard landscaping and tree protection will be required in accordance with LDC 25-2 and 25-8 for all development and/or redevelopment. 5. 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. 6. Under current watershed regulations, development or redevelopment requires water quality control with increased capture volume and control of the 2 year storm on site. 7. 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 on rezoning PARD – Planning & Design Review PR1: Parkland dedication (City Code Title 25, Article 14) is required for any site plan or subdivision applications with commercial (non-residential) uses submitted before January 1, C14-2024-0084 6 2024; commercial uses include limited warehouse. Commercial uses with new site plan or subdivision applications submitted after January 1, 2024, may not have applicable parkland dedication requirements. Site Plan SP1. Site plans will be required for any new development other than single-family or duplex residential. SP2. 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. SP3. Any new development is subject to Subchapter E. Design Standards and Mixed Use. Additional comments will be made when the site plan is submitted. SP4. This tract is already developed, and the proposed zoning change is a footprint within the existing development. FYI, this site is within a Hazardous Pipeline Overlay. FYI, this site is within the Wildland Urban Interface. Transportation and Public Works Department (TPW) – Engineering Review ATD 1. 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. The traffic impact analysis for this site is not required, the traffic generated by the proposal does not exceed the thresholds established in the City of Austin Land Development Code. [LDC 25-6-113]. The Austin Strategic Mobility Plan (ASMP) calls for 116 feet of right-of-way for DECKER LAKE RD. It is recommended that 58 feet of right-of-way from the existing centerline should be dedicated for DECKER LAKE RD according to the Transportation Plan with the first subdivision or site plan application. [LDC 25-6- 51 and 25-6-55]. ATD 2. EXISTING STREET CHARACTERISTICS: Name ASMP Classification Existing ROW Existing Pavement Sidewalks Bicycle Route ASMP Required ROW DECKER LAKE RD Corridor Mobility - Level 3 116 feet 104 feet 24 feet No Capital Metro (within ¼ mile) Yes Shared lane (on- street) TIA: Site must demonstrate compliance with the TIA and final memo approved with C14-04- 0147. TIA may require update upon further review. C14-2024-0084 7 Austin Water Utility AW1. 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 D. TIA Memo C14-04-0147 P C14-2022-0079 CS-1 SF-3 ( ( MF-2 ( ( ( K CIR ( RIV E R S T ( O N E D R E E R C R A G ( C814-2014-0110.SH ( MF-2 ( P E FIR R H D T R O W T N E W ( GR ( ( ( MF-2 73-193 ( ( ( ( ( 84-460 GR-CO C14-03-0071 SP-06-0006C GR MF-2 03-0071 N R L E K C E D CS-CO C14-2017-0109 C.O.A. CIT T R A VIS C O U N T Y Y LIMIT LIN E 74-169 SP-00-2110C GR-CO C14-04-0147 SP-04-1036D LO Y O LA LN GR 85-229R.C. ( ( ( ( CS-CO C14-02-0124.SH C14-2012-0158 02-0124.SH CS-1-CO C14-05-0153 ! ! ! ! ! ! ! ! ! ! 0 5-0 1 5 3 ! ! ! ! ! 99-0139 ! ! !! ! ! ! ! E ! ! Y T N U O Y LIMIT LIN C.O.A. CIT VIS C A R T ! ! ! BA G B Y D R R WIN D D L A B SP-05-1319D D E C K E R L A K E R D SP-99-2070D P SP-05-1698D C U RLY H O R S E W AY H O G E Y E R D T OIL S S SUBJECT TRACT ! ! ! ! ! ! PENDING CASE ZONING BOUNDARY S S A A P R O G N A CIN C H L N ± I-SF-4A I-SF-4A ZONING ZONING CASE#: C14-2024-0084 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: 5/22/2024  May 7, 2024 MICHELE ROGERSON LYNCH Director of Land Use & Entitlements mlynch@mwswtexas.com 512-404-2251 Via Online Submittal Mrs. Lauren Middleton-Pratt, Director of Planning City of Austin Planning Department 1000 East 11th Street Austin, Texas 78702 “Property”) Dear Mrs. Pratt: Re: Application for Rezoning; 2.945 acres, located at 6575 Decker Lane (the As representatives of the owner of the above stated Property we respectfully submit the attached Application for Rezoning. There is also a site plan currently in review for the Property (SP-2023-0471C). The Property consists of a 2.945 acres of existing surface parking (see Aerial and Zoning Exhibit attached) that is currently zoned Community Commercial Conditional Overlay (GR-CO). The Application for Rezoning requests to rezone the Property to General Commercial Services Conditional Overlay (CS-CO) to allow for Limited Warehousing and Distribution and Professional Office uses. The CO is intended to prohibit all other CS uses not permitted in GR and to prohibit Pawn Shop Services as it is a prohibited use on the Property today: Kennels Laundry Services Monument Retail Sales Agricultural Sales and Services Building Maintenance Services Campground Commercial Blood Plasma Center Vehicle Storage Construction Sales and Services Convenience Storage Electronic Prototype Assembly Electronic Testing Equipment Repair Services Equipment Sales Veterinary Services Indoor Crop Production Maintenance and Service Facilities Transitional Housing Transportation Terminal Pawn Shop Services 221 W. 6th Street, Suite 1300, Austin, TX 78701 • 512.404.2200 • fax 512.404.2245 • www.mwswtexas.com  If you have any questions about this Application for Rezoning or need additional information, please do not hesitate to contact me at your convenience. Thank you for your time and attention to this project. Very truly yours, Michele Rogerson Lynch AERIAL EXHIBIT Page 2  ZONING EXHIBIT Date: To: CC: November 10, 2004 Tom Bolt, Case Manager Robert Halls, Robert J. Halls and Associates Reference: J.D. Conoco, C14-04-0147 The Transportation Review Section has reviewed the Traffic Impact Analysis for J.D. Conoco, dated October 11, 2004, prepared by Robert Halls, Robert J. Halls and Associates, and offers the following comments: TRIP GENERATION J.D. Conoco is a 5.819-acre development located in east Austin at the southeast corner of Decker Lake and Decker Lane. The property is currently developed with a gas station and zoned Community Commercial with a Conditional Overlay (GR-CO). The applicant has requested a zoning change to Community Commercial with a Conditional Overlay (GR-CO). The estimated completion of the project is expected in the year 2005. Based on the standard trip generation rates established by the Institute of Transportation Engineers (ITE), the development will generate approximately 5,607 unadjusted average daily trips (ADT). The table below shows the adjusted trip generation by land use for the proposed development: Convenience Store/Gas Station (existing) LAND USE Car Wash Retail Office Total High Turnover Restaurant VFP= Vehicle Fueling Positions Table 1. Trip Generation Size 12vfp 7 bays 12,900sf 2,600sf 4,000sf AM Peak PM Peak ADT Enter Exit Enter Exit 1,369 378 861 80 290 2,978 46 10 11 9 14 90 43 10 7 1 13 74 58 10 23 14 15 49 10 25 68 10 120 162 ASSUMPTIONS 1. Traffic growth rates provided by the City of Austin were as follows: Table 2. Growth Rates per Year Roadway Segment Decker Lane North Decker Lane South Loyola Lane Decker Lake Road % 20% 10% 3% 3% 2. In addition to these growth rates, background traffic volumes for 2003 included estimated traffic volumes for the following projects: Wildhorse PUD C814-00-2063.01 3. Reductions were taken for pass-by for the following uses: Table 3. Summary of Pass-By and Internal Capture Reductions Land Use Pass-By Reductions % Convenience Store/Gas Station (existing) Retail High Turnover Restaurant AM 49 60 43 PM 49 70 43 4. A 50% reduction was taken for internal capture for the car wash. 5. No reductions were taken for transit use. EXISTING AND PLANNED ROADWAYS Decker Lane (FM 3177) – This roadway is classified as an undivided four lane arterial roadway and is included in the Austin Metropolitan Area Transportation Plan (AMATP) for 2025 to be widened to a four lane divided arterial roadway. Decker Lane is in the Bicycle Plan. Loyola Lane – This roadway is classified as a four lane divided arterial roadway. Loyola Lane is included in the Bicycle Plan. Decker Lake Road – This roadway is the extension of Loyola Lane east of Decker Lane and is classified as an arterial roadway currently built as a two lane rural road. The AMATP 2025 plan calls for this facility to be upgraded to a four lane divided roadway. TRAFFIC ANALYSIS The impact of site development traffic on the existing area roadways was analyzed. Two time periods and travel conditions were evaluated:   2004 Existing Conditions 2005 Build-Out Conditions J D C o n o c o C 1 4 - 0 4 - 0 1 4 7 P a g e 2 INTERSECTION LEVEL OF SERVICE (LOS) The TIA analyzed 4 intersections, 1 of which are or would be signalized. Table 4. Level of Service Intersection Decker Lane and Loyola Lane/Decker Lake Road* Driveway 1 and Decker Lane Driveway 2 and Decker Lake Driveway 3 and Decker Lake * = SIGNALIZED RECOMMENDATIONS 2004 2005 AM PM AM PM C A A C A A C A A A C B A A 1) Additional right-of-way dedication and/or reservation may be required at the time of subdivision and/or site plan in accordance with the roadway plan. 2) Development of this property should be limited to uses and intensities which will not exceed or vary from the projected traffic conditions assumed in the TIA, including peak hour trip generations, traffic distribution, roadway conditions, and other traffic related characteristics. If you have any questions or require additional information, please contact me at 974-2788. Emily M. Barron Sr. Planner ~ Transportation Review Staff Watershed Protection and Development Review J D C o n o c o C 1 4 - 0 4 - 0 1 4 7 P a g e 3