05 C14-2026-0043 - 4201 Westbank Retail; District 8 - Staff Report — original pdf

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ZONING CHANGE REVIEW SHEET CASE: C14-2026-0043 – 4201 Westbank Retail DISTRICT: 8 ADDRESS: 4201 Westbank Drive ZONING FROM: SF-2 TO: LR SITE AREA: 0.9526 Acres PROPERTY OWNER: Juliet Five Family Holdings, LLC AGENT: McLean and Howard, LLP (Laci Ehlers) CASE MANAGER: Reese McMichael (512-974-7633, reese.mcmichael@austintexas.gov) STAFF RECOMMEDATION: The staff recommendation is to grant neighborhood commercial (LR) district zoning. ZONING & PLATTING COMMISSION ACTION / RECOMMENDATION: August 4, 2026: CITY COUNCIL ACTION: ORDINANCE NUMBER: ISSUES: None at this time CASE MANAGER COMMENTS: The subject rezoning area consists of approximately 0.9526 acres located at the southwest corner of the intersection of Westbank Drive and Camp Craft Road. Situated on the site is a one-story, multi-tenant commercial building that houses a furniture store, restaurant, animal clinic, pharmacy, and dry cleaners. Furthermore, this property features a surface parking lot with over 50 parking spaces, including several handicap-accessible spaces. Vehicle access is taken from both Westbank Drive and Camp Craft Road. The current zoning district of this property is Single Family Residence Standard Lot (SF-2). Adjacent land uses consists of single family residences to the east (SF-2), offices to the south 05 C14-2026-0043 - 4201 Westbank Retail; District 81 of 9 C14-2025-0002 Page 2 and west (LO), and Westlake High School to the north. Please refer to Exhibits A (Zoning Map) and B (Aerial View). As for the transportation context of the larger vicinity surrounding this property, the Austin Strategic Mobility Plan (ASMP) identifies Camp Craft Road as a level 1, while Westbank Drive does not have an ASMP designation because it falls within the jurisdictional limits of the City of Westlake Hills rather than that of the City of Austin. Finally, the Capital of Texas Highway is 0.1 miles west of this property. The applicant is requesting neighborhood commercial (LR) district zoning in order to bring their property into conformance with the City of Austin’s land use regulations. Currently, there is no proposed construction or demolition to augment the existing building, nor site. Staff is recommending neighborhood commercial (LR) district zoning because it would conform the commercial use of this property with it’s zoning. BASIS OF RECOMMENDATION: 1. The proposed zoning should be consistent with the purpose statement of the district sought. The Neighborhood Commercial (LR) district is the designation for a commercial use that provides business service and office facilities for the residents of a neighborhood. Site development regulations and performance standards applicable to a LR district use are designed to ensure that the use is compatible and commentary in scale and appearance with the residential environment. 2. Zoning should allow for reasonable use of the property. Staff recommends the applicant’s request because the property’s ongoing land use as a small, multi-tenant commercial building meets the intent of the LR base district and the rezoning would bring this property’s land use into conformance with its zoning. 3. The proposed zoning should promote consistency and orderly planning Approval of the proposed rezoning brings this property’s historic and ongoing use as a commercial property back into conformance with the land use regulations within the City of Austin’s Land Development Code eliminating this property’s status as non-conforming. EXISTING ZONING AND LAND USES: ZONING LAND USES SF-2 Site Neighborhood Commercial North City of Westlake Hills Westlake Hills High School South LO East West Professional Offices Three-plex, Four-plex Professional Offices SF-2 LO 05 C14-2026-0043 - 4201 Westbank Retail; District 82 of 9 C14-2025-0002 Page 3 NEIGHBORHOOD PLANNING AREA: N/A WATERSHED: Eanes Creek – Suburban CAPITOL VIEW CORRIDOR: No SCENIC ROADWAY: Yes – Capitol of Texas Highway SCHOOLS: Eanes Independent School District Cedar Creek Elementary School Hill Country Middle School Westlake High School COMMUNITY REGISTRY LIST: Preservation Austin Save Barton Creek Association City of Rollingwood Friends of Austin Neighborhoods AREA CASE HISTORIES: Stoneridge Neighborhood Association Austin Neighborhoods Council Save Our Springs Alliance NUMBER REQUEST COMMISSION CITY COUNCIL C14-95-0194 SF-2 to LO To Grant LO Approved LO as Commission recommended (11/03/1983) RELATED CASES: N/A ADDITIONAL STAFF COMMENTS: Comprehensive Planning Project Name and Proposed Use: 4203 WESTBANK DRIVE. C14-2026-0043. Project: 4201 Westbank Retail. 0.9526 acres from SF-2 to LR. Existing: strip retail plaza. Proposed: strip retail plaza. 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 05 C14-2026-0043 - 4201 Westbank Retail; District 83 of 9 C14-2025-0002 Page 4 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 Westbank Drive Y Connectivity, Good and Services, Employment *: Provides or is located within 0.50 miles to goods and services, and/or employment center. • Goods and Services present along Westbank Drive and Camp Craft Road Connectivity and Food Access *: Provides or is located within 0.50 miles of a grocery store/farmers market. Y Connectivity and Education *: Located within 0.50 miles from a public school or university. • Within 0.5 miles of Westlake High School (Eanes ISD) Connectivity and Healthy Living *: Provides or is located within 0.50 miles from a recreation area, 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.) • Health facilities including pediatrician, mental health clinic and orthodontist located along Westbank Drive and Camp Craft Road 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). • 0.1 miles to the Westlake Community Performing Arts Center; 0.4 miles to Westbank Community Public Library 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 05 C14-2026-0043 - 4201 Westbank Retail; District 84 of 9 C14-2025-0002 Page 5 5 Number of “Yes’s” 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 not located over the Edwards Aquifer Recharge Zone. The site is in the Eanes 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 a floodplain 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. 05 C14-2026-0043 - 4201 Westbank Retail; District 85 of 9 C14-2025-0002 Page 6 PARD – Planning & Design Review Parkland dedication fees may apply to any future site or subdivision applications resulting from this rezoning. As of January 1, 2024, new commercial, non-residential uses are not subject to parkland dedication requirements at the time of site plan and subdivision. Site Plan No comments on zoning change. Transportation – Engineering Review The Austin Strategic Mobility Plan (ASMP) calls for 64 feet of right-of-way for Camp Craft Rd. It is recommended that 32 feet of right-of-way from the existing centerline should be dedicated for Camp Craft Rd. 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) Westbank Dr. N/A N/A 100’ 45’ Yes Yes No Camp Craft Rd. Level 1 64’ 61’ 41’ No No No 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. A transportation assessment/traffic impact analysis shall be required at the time of site plan if triggered per LDC 25-6-113 and TCM 10.2.1 Austin Water Utility No comments on zoning change. FYI: The landowner intends to serve the site with existing City of Austin water utilities. 05 C14-2026-0043 - 4201 Westbank Retail; District 86 of 9 C14-2025-0002 Page 7 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 AND ATTACHMENTS TO FOLLOW: Exhibit A: Zoning Map Exhibit B: Aerial Photograph 05 C14-2026-0043 - 4201 Westbank Retail; District 87 of 9 Exhibit A: Zoning Map 05 C14-2026-0043 - 4201 Westbank Retail; District 88 of 9Exhibit B - Aerial Map 05 C14-2026-0043 - 4201 Westbank Retail; District 89 of 9