03 C14-2025-0054 - Rezoning of Lot 31 Block A - The Forest Section One at The Villages Of Spicewood - Staff Report — original pdf

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ZONING CHANGE REVIEW SHEET CASE: C14-2025-0054 (Rezoning of Lot 31 Block A - The Forest Section One at The Villages of Spicewood) DISTRICT: 6 ADDRESS: 11700 Flower Scent Court ZONING FROM: SF-1 SITE AREA: 0.40 acres PROPERTY OWNER: Peijie Li TO: SF-2 APPLICANT/AGENT: CJW Engineering & Consulting (Calvin Weiman) 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: August 19, 2025 CITY COUNCIL ACTION: ORDINANCE NUMBER: 03 C14-2025-0054 - Rezoning of Lot 31 Block A - The Forest Section One at The Villages Of Spicewood1 of 12 ISSUES: N/A CASE MANAGER COMMENTS: The property in question is a 0.40 acre (17,424 sq. ft.) site that is developed with a single- family residence. There are single family residences surrounding the property to the north, south, east and west. The lots to the north, east and west are zoned SF-1. There is SF-2 zoning directly to the south along Lemens Spice Trail and to the west along Cedarcliffe Drive. The applicant is requesting a rezoning to SF-2 to allow for the creation of two lots with a minimum lot size of 5,750 sq. ft. They propose to add an additional single-family residence on its own platted lot which will be approximately 0.20 acres (8,712 sq. ft.). The applicant can subdivide the property into two lots smaller than 10,000 sq. ft. if they choose to build lots under the HOME2 ordinance which limits lots between 1,800 sq. ft. and 5,749 sq. ft. The staff recommends Single-Family Residence-Standard Lot, district zoning. The property meets the intent of the SF-2 district as it is located on a Level 1/residential street within an existing single-family neighborhood that has moderate sized lots or to new development of single-family housing on lots that are 5,750 square feet or more. The site under consideration is surrounded by existing single-family residential uses within a platted residential subdivision. The proposed zoning is consistent with the SF-2 zoning directly to the south along Lemens Spice Trail and to the west along Cedarcliffe Drive. 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 (SF-2) district is the designation for a moderate density single-family residential use on a lot that is a minimum of 5,750 square feet. An SF-2 district designation may be applied to a use in an existing single-family neighborhood that has moderate sized lots or to new development of single-family housing on lots that are 5,750 square feet or more. Up to three units are permitted under single-family residential development standards. 2. The proposed zoning should promote consistency and orderly planning. The property in question is surrounded by existing single-family residential uses within a platted residential subdivision. The proposed zoning is consistent with the SF-2 zoning directly to the south along Lemens Spice Trail and to the west along Cedarcliffe Drive. 03 C14-2025-0054 - Rezoning of Lot 31 Block A - The Forest Section One at The Villages Of Spicewood2 of 12 3. The proposed zoning should allow for a reasonable use of the property. The proposed SF-2 zoning will permit the applicant to resubdivide this lot and develop an additional single-family residence that is consistent with surrounding land use patterns and uses. EXISTING ZONING AND LAND USES: ZONING LAND USES Site North South East West SF-1 SF-1 SF-2 SF-1 SF-1 Single-Family Residences Single-Family Residences Single-Family Residences Single-Family Residences Single-Family Residences NEIGHBORHOOD PLANNING AREA: N/A WATERSHED: Bull Creek CAPITOL VIEW CORRIDOR: N/A SCENIC ROADWAY: N/A NEIGHBORHOOD ORGANIZATIONS: 2222 Coalition of Neighborhood Associations, Inc., Bull Creek Foundation, Friends of Austin Neighborhoods, Long Canyon Homeowners Assn., Long Canyon Phase II & III Homeowners Assn Inc., Mountain Neighborhood Association (MNA), Spicewood Springs Road Tunnel Coalition, TNR BCP - Travis County Natural Resources SCHOOLS: Round Rock I.S.D. AREA CASE HISTORIES: N/A RELATED CASES: Subdivision Case – C8-92-0261.4A 03 C14-2025-0054 - Rezoning of Lot 31 Block A - The Forest Section One at The Villages Of Spicewood3 of 12 OTHER STAFF COMMENTS: Comprehensive Planning Project Name and Proposed Use: 11700 FLOWER SCENT COURT. C14-2025-0054. Project: Rezoning of Lot 31 Block A - The Forest Section One at The Villages of Spicewood. 0.40 acres from SF-1 to SF-2. Existing: single family. Proposed: single family. 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 *: • 0.46 miles from 183 & McNeil Neighborhood Center Mobility and Public Transit *: Located within 0.25 miles of public transit stop and/or light rail station. Y Mobility and Bike/Ped Access *: Adjoins a public sidewalk, shared path, and/or bike lane. • Sidewalk present along Flower Scent CT and Lemens Spice Trail 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. • 0.5 miles to Tanglewood Park 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 3 Number of “Yes’s” 03 C14-2025-0054 - Rezoning of Lot 31 Block A - The Forest Section One at The Villages Of Spicewood4 of 12 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 engineering analysis that the proposed development will have no identifiable adverse impact on surrounding properties. Environmental The site is located over the Edwards Aquifer Recharge Zone. The site is in the Bull Creek 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 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. 03 C14-2025-0054 - Rezoning of Lot 31 Block A - The Forest Section One at The Villages Of Spicewood5 of 12 Parks and Recreation Parkland dedication will be required for the new applicable uses proposed by this development, residential 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 acquisition and/or park amenities within the surrounding area, per the Parkland Dedication Operating Procedures § 14.3.11 and City Code § 25-1-609, as amended. If the applicant wishes to discuss parkland dedication requirements in advance of site plan or subdivision applications, please contact this reviewer: ann.desanctis@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 Site plans will be required for any new development except for residential only projects with up to 4 units. Transportation The Austin Strategic Mobility Plan (ASMP) calls for 58 feet of right-of-way for Cedarcliffe Drive. It is recommended that 29 feet of right-of-way from the existing centerline should be dedicated for Cedarcliffe according to the Transportation Plan with the first subdivision or site plan application. [LDC 25-6-51 and 25-6-55]. The Austin Strategic Mobility Plan (ASMP) calls for 58 feet of right-of-way for Lemens Spice Trail. It is recommended that 29 feet of right-of-way from the existing centerline should be dedicated for Lemens Spice Trail according to the Transportation Plan with the first subdivision or site plan application. [LDC 25-6-51 and 25-6-55]. The Austin Strategic Mobility Plan (ASMP) calls for 58 feet of right-of-way for Flower Scent Court. It is recommended that 29 feet of right-of-way from the existing centerline should be dedicated for Flower Scent Court 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 ASMP Required ROW Existing ROW Existing Pavement Sidewalks Bicycle Route Capital Metro (within ¼ mile) Cedarcliffe Drive Level 1 58 feet Approx 50 feet Approx 26 feet Yes No No 03 C14-2025-0054 - Rezoning of Lot 31 Block A - The Forest Section One at The Villages Of Spicewood6 of 12 Lemens Spice Trail Flower Scent Court Level 1 58 feet Level 1 58 feet Approx 50 feet Approx 26 feet Approx 50 feet Approx 26 feet Yes No No Yes No No 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 C. Applicant’s Request Letter D. Comments from Interested Parties 03 C14-2025-0054 - Rezoning of Lot 31 Block A - The Forest Section One at The Villages Of Spicewood7 of 12( SF-1 SF-1 F A I R W A Y H I L L D R SF-1 B A L C O N E S C L U B SF-1 D R SF-1 RR SF-1 SF-1 ( ( SF-1 ( ( ( ( ( ( ( SF-2 C I T R U S C V ( ( ( SF-1 ( ( H I G H V I E W D R ( ( ( ( ( ( ( H E R B C V RR S P R I N G ( L A K E ( ( ( ( ( D R C H A M P I O N D R ( SF-1 ( ( RR ( ( ( SF-1 ( ( ( ( ( RR SF-1 SF-1 RR ( C R E S T R I D G E C I R ( ( ( ( ( ( ( ( SF-1 ( ( ( ( ( ( ( SF-1 J O N Q U I L C T L E M E N S S P I C E T R L SF-2 F L O W ! E R S ! C E ! N T C T ! ! ! ! ! ! ! ! EXHIBIT A 96-0074 GR CS-CO C14-96-0074 N A E C O D V L E B A I R MF-2 F A T H O M C I R SF-3 = = = = F O U R I R O N D R SF-1 ( ( ( L E M E N S S U G A R C V T R I D E N S C T S W I T C H G R A S S C V C A S T L E R O C K C T SF-2 SF-1 SF-1 TURKS CAP CT SF-1 ROYALWOOD DR SF-1 SF-2 SF-1 T C T S R A E H Y R R E H C SF-2 SF-2 SF-2 K E M P W O O D D R C14-98-0026 SF-1 SF-1 RR SF-2 SF-2 P 98-0122 ± RATTLEBUSH CV SF-1 SF-1 P SF-2 SF-2 C E D A R C L I F F E SF-2 D R SF-1 CHESSINGTON DR SF-2 SF-1 SF-1 SF-4A SF-2 SF-4A SF-2 SF-4A SF-2 RUSTIC ROCK DR P C14-98-0120 98-0120 SF-4A SF-2 SF-1 RR W E X F O R D ( SF-2 ( SF-2 D R ( SF-1 SF-2-CO ZONING ZONING CASE#: C14-2025-0054 SF-1 I-SF-2 SF-1 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: 5/5/2025 03 C14-2025-0054 - Rezoning of Lot 31 Block A - The Forest Section One at The Villages Of Spicewood8 of 12 EXHIBIT B !!!!!!!!!!!!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!=C14-2025-0054C14-98-0120C14-98-0026C14-96-0074BALCONESCLUBDRLEMENSSPICETRLCRESTRIDGECIRRUSTICROCKDRCEDARCLIFFEDRFAIRWAYHILLDRHIGHVIEWDRROYALWOODDRKEMPWOODDRCHAMPIONDRCHESSINGTON DRSPRINGLAKEDRWEXFORDDRFATHOMCIRCHERRYHEARSTCTHERBCVJONQUILCTTURKSCAPCTCASTLEROCKCTCITRUSCVTRIDENSCTSWITCHGRASSCVRATTLEBUSH CVLEMENSSUGARCVPRRPSF-1RRRRSF-1SF-1SF-1SF-1RRSF-1PSF-1RRGRSF-1SF-1SF-1SF-2SF-1SF-1SF-1SF-1RRSF-1SF-1SF-1SF-1SF-2SF-2SF-1SF-3SF-2SF-2SF-1RRSF-2SF-1SF-1SF-1SF-1SF-1SF-1SF-2SF-2SF-1SF-2SF-2I-SF-2SF-1SF-2SF-1SF-2SF-2SF-2SF-2SF-2SF-2SF-2SF-4ASF-2SF-4ASF-4ASF-4ASF-1CS-COSF-1SF-2-CORezoning of Lot 31 Block A - The Forest Section One at The Villages Of Spicewood±This product has been produced by Planning Department for the sole purpose of geographic reference. No warranty ismade by the City of Austin regarding specific accuracy or completeness.ZONING CASE#:LOCATION:SUBJECT AREA:MANAGER:C14-2025-005411700 Flower Scent Ct.40 AcresSherri SirwaitisCreated: 5/13/2025SUBJECT TRACTZONING BOUNDARY!!!!!PENDING CASECREEK BUFFER1 inch equals 400 '03 C14-2025-0054 - Rezoning of Lot 31 Block A - The Forest Section One at The Villages Of Spicewood9 of 12EXHIBIT C June 3, 2025 City of Austin Development Services Department 6310 Wilhelmina Delco Dr. Austin, Texas 78752 ENGINEER’S SUMMARY LETTER On behalf of our client, CJW Engineering & Consulting has prepared a rezoning request for a project referred to as “11700 Flower Scent Ct” The 0.40-acre (17,424 sq.ft.) site is located at 11700 Flower Scent Ct, within the City of Austin Full purpose, Travis County Texas. It is currently zoned singe family, SF-1. We are requesting to rezone the property from SF-1 to SF-2, to allow for the creation of two lots with a min. lot size of 5,750 sqft. Currently the site has one existing home on the 0.40-acre lot. The proposed development will consist of 1 additional single- family home on its own platted lot – approximately 0.20 acres (8,712 sq.ft.) Impervious coverage (IC) will not exceed the IC limits set by Zoning • • Height and stores: Two stories • Drainage: The proposed development will comply with the City of Austin’s drainage requirements. • Water Quality: The property is located within the Edwards Aquifer Recharge Zone. • Watershed: The property is located within the Bull Creek watershed – a water supply suburban • watershed classification. Floodplain: According the FEMA Map 48453C0245J dated 1/6/2016, there are no FEMA- designated special flood hazard areas on any portion of the site. • Water: Will be serviced by Austin Water • Wastewater: Will be serviced by Austin Water If you have any questions or comments regarding this summary, please don’t hesitate to contact me. Respectfully, Calvin J. Weiman P.E. Principal 1005 CONGRESS AVE., SUITE 925 AUSTIN, TEXAS 78701ENGINEERING & CONSULTINGTX REG. ENGINEERING FIRM F-22975PHONE: 737-899-1053 FAX: 737-899-105P.E.06/03/202503 C14-2025-0054 - Rezoning of Lot 31 Block A - The Forest Section One at The Villages Of Spicewood10 of 12EXHIBIT D From: To: Subject: Date: Attachments: zhi-jun.xue@gmail.com Sirwaitis, Sherri Concern Regarding Rezoning Proposal for Re-zone case: C14-2025-0054 Sunday, June 1, 2025 12:59:46 PM image.png External Email - Exercise Caution Hello, I am writing to express my concern regarding the proposed rezoning and construction of two units on the property located at 11700 Flower Scent Ct. While I understand the need to accommodate housing growth, I respectfully urge you to reconsider this proposal for the following reasons: 1. Lot Size Limitations: The parcel in question is only 0.4 acres, which is too small to reasonably support the development of two separate units. Such a split would likely lead to overcrowding and inadequate spacing between properties. 2. The property is located at the intersection of Cedarcliffe Dr and Lemens Spice Trl, where Cedarcliffe Dr slopes downward from the intersection. This elevation change reduces visibility for drivers entering or exiting at this point. The existing traffic flow already presents challenges in terms of sightlines and safe navigation. Adding a new driveway for a second unit would increase turning movements at this already constrained spot, heightening the risk of accidents and further disrupting neighborhood traffic safety. 3. Community Integrity and Property Values: Allowing this rezoning could set a precedent that encourages further overdevelopment in our neighborhood. This would undermine the current character, order, and aesthetic appeal of the community. In turn, this may negatively affect the property values of surrounding homes and diminish the quality of life for existing residents. I respectfully ask that you give careful consideration to the long-term impacts this decision may have on the community as a whole. Preserving the integrity and balance of our neighborhood is essential to maintaining its livability and value. 03 C14-2025-0054 - Rezoning of Lot 31 Block A - The Forest Section One at The Villages Of Spicewood11 of 12Thank you for your attention to this matter. Sincerely, BRs, ZJ CAUTION: This is an EXTERNAL email. Please use caution when clicking links or opening attachments. If you believe this to be a malicious or phishing email, please report it using the "Report Message" button in Outlook. For any additional questions or concerns, contact CSIRT at "cybersecurity@austintexas.gov". 03 C14-2025-0054 - Rezoning of Lot 31 Block A - The Forest Section One at The Villages Of Spicewood12 of 12