ZONING CHANGE REVIEW SHEET TO: GR-MU CASE: C14-2021-0109 (12530 Research Blvd Future Project) DISTRICT: 10 ADDRESS: 12530 Research Boulevard ZONING FROM: GR, LO SITE AREA: 1.41 acres (61,419.6 sq. ft.) PROPERTY OWNER: Gyro Plus LLC (Mohammed Arami) CASE MANAGER: Sherri Sirwaitis (512-974-3057, sherri.sirwaitis@austintexas.gov) STAFF RECOMMEDATION: Staff recommends GR-MU, Community Commercial-Mixed Use Combining District, zoning for Tract 1 and LO-MU, Limited Office- Mixed Use Combining District, zoning for Tract 2. ZONING AND PLATTING COMMISSION ACTION / RECOMMENDATION: September 7, 2021 CITY COUNCIL ACTION: ORDINANCE NUMBER: 1 of 12B-10 C14-2021-0109 ISSUES: N/A CASE MANAGER COMMENTS: 2 The property in question is a 1.41 acre site that contains a vacant retail building and a small warehouse (formerly Buck’s Bikes Super Store) which fronts U.S. Highway 183 North. To the east, there is a retail center (Oak Knoll Village). The tract of land to the west contains an automotive repair use (Oak Knoll Automotive). The lots to the south, across Jollyville Road, are developed with duplex residences. The applicant is requesting GR-MU zoning to redevelop the site with retail mixed use. The staff is recommending GR-MU zoning for Tract 1 and LO-MU zoning for Tract 2. GR- MU zoning on Tract 1 will permit the applicant to redevelop the site with retail and residential uses fronting Research Boulevard/U.S. Highway 183 North. The staff is recommending adding an ‘MU’ combining district to the entire property (both Tract 1 and Tract 2) to permit the addition of residential uses. The proposed zoning will promote consistency with the permitted uses developed adjacent to this tract in the existing Community Commercial zoning located to the east and west. Commercial-mixed use and office-mixed use zoning will permit the applicant to utilize vacant structures to allow for mixed use development on the site. More intensive zoning is appropriate for a retail development fronting a major highway within an area of concentrated commercial and retail development. In addition, the staff is recommending a 120-foot buffer of LO-MU zoning along Jollyville Road for Tract 2 in accordance with the intent of the U.S. 183/Jollyville Road Area Study. The policy of a 120-foot strip buffer of LO zoning along the east side of Jollyville Road has been consistently applied to date to maintain a setback from the commercial uses fronting U.S. Highway 183 to the residential and office uses to the west across Jollyville Road. BASIS OF RECOMMENDATION: 1. The proposed zoning should …
ZONING CHANGE REVIEW SHEET TO: GO-MU-CO* CASE: C14-2021-0118 (11586 Jollyville Road) DISTRICT: 10 ADDRESS: 11586 Jollyville Road ZONING FROM: GO-CO *The applicant is proposing to maintain the existing conditional overlay (CO) to limit the maximum height on the property to fifty-five (55) feet. SITE AREA: 0.9128 acres PROPERTY OWNER: Fuqua Stover Ltd. (David Foor) AGENT: Kimley-Horn & Associates, Inc. (Amanda C. Brown) CASE MANAGER: Sherri Sirwaitis (512-974-3057, sherri.sirwaitis@austintexas.gov) STAFF RECOMMENDATION: The staff’s recommendation is to grant GO-MU-CO, General Office-Mixed Use-Conditional Overlay Combining District, zoning. The conditional overlay will limit the maximum height on the property to fifty-five (55) feet. ZONING AND PLATTING COMMISSION RECOMMENDATION: September 7, 2019: CITY COUNCIL ACTION: ORDINANCE NUMBER: 1 of 13B-11 C14-2021-0118 ISSUES: N/A CASE MANAGER COMMENTS: 2 The property in question is currently developed with a vacant structure. There is a multifamily residential use to the north, south and west. To the east, across Jollyville Road, there is a service station and office use. The applicant is requesting to rezone this property to add the ‘MU’ Combining District to allow for residential development on the site (Please see Applicant’s Request Letter – Exhibit C). The staff recommends General Office-Mixed Use-Conditional Overlay Combining District, zoning. The site under consideration meets the intent of the GO-MU district. This tract of land is located on an arterial roadway, Jollyville Road, a designated Activity Corridor in the Imagine Austin Comprehensive Plan. The proposed GO-MU-CO zoning is consistent with the surrounding office and residential uses. There are multifamily uses to the north, south and west and office use/zoning across Jollyville Road to the east. The proposed zoning will be consistent with the zoning/land use patterns in this area as the west side of Jollyville Road is primarily zoned office and residential use. 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. General Office district is intended for offices and selected commercial uses predominately serving community and city-wide needs. Mixed Use combining district is intended for combination with selected base districts, in order to permit any combination of office, retail, commercial, and residential uses within a single development. Conditional Overlay combining district may be applied in combination with any base district. The district is intended to provide flexible and adaptable use or site development regulations by requiring standards tailored to individual properties. 2. The proposed …
SUBDIVISION REVIEW SHEET MUD: N/A COUNTY: Travis LOT(S): 1591 Total Lots Z.A.P. DATE: 9.07.2021 JURISDICTION: 2-Mile ETJ CASE NO.: C8J-2018-0213 SUBDIVISION NAME: Longview (Small Lot) Subdivision - Preliminary Plan AREA: 430.71 acres OWNER/APPLICANT: WLH Communities-Texas LLC (Michael Slack) AGENT: Peloton Land Solutions (Justin Lange) ADDRESS OF SUBDIVISION: Kellam Road GRIDS: N/A WATERSHED: Dry Creek East EXISTING ZONING: N/A PROPOSED LAND USE: Single family residences (small lots), right-of-way, lift station, joint use driveways, water quality, landscape, amenity center, detention, and open space. ADMINISTRATIVE WAIVERS: LDC 30-5-42(B)(6) to allow cut and fill of not more than 8 feet in Desired Development Zone. VARIANCES: None SIDEWALKS: Sidewalks will be provided on proposed and adjacent streets. DEPARTMENT COMMENTS: The request is for approval of a preliminary plan consisting of 1591 total lots: 1506 single family residences (small lots), 83 right-of-way, joint use driveways, water quality, landscape, detention, open space and 2 lift station and amenity center lots on 430.71 acres. This proposed development fronts on Kellam road and is located in the county and in the City of Austin’s 2 Mile ETJ. The applicant has secured a service extension from the City of Austin to provide water and wastewater to the proposed development. The applicant has entered into a phasing agreement with Travis County to provide traffic improvements to adjacent roadways that will be needed as result of this proposed development. COUNTY COMMENTS This property is located in the 2-Mile, ETJ (Extra-Territorial Jurisdiction) of the City of Austin. The Texas Local Government prohibits the city and the county from regulating land uses, lot size, density, height and building coverage in the ETJ to name a few. There are no land use controls that can be imposed by the city or the county. In the county, there are 2 uses: Single- Family and Other. “Other” can mean commercial, retail, multi-family, office and industrial, any 1 of 12B-12 use that is not single-family residential. There are no zoning laws in the county. Public transportation is not available in the county. As part of review process, the local school district was sent a copy of the proposed preliminary plan for input, review and comment and as of today the staff has not received any comments from the school district. The closes school is the Del Valle High School located on Ross road. The development will be served by Emergency Services District #11. ISSUES: Staff has not received …
ZONING & PLATTING COMMISSION AGENDA Tuesday, September 7, 2021 The Zoning and Platting Commission will convene at 6:00 PM on Tuesday, September 7, 2021 at Austin City Hall, 301 W. Second Street, Austin, TX. Some members of the Zoning and Platting Commission may be participating by videoconference. The meeting may be viewed online at: http://www.austintexas.gov/page/watch-atxn-live Cesar Acosta Nadia Barrera-Ramirez –Chair Timothy Bray Ann Denkler – Parliamentarian Betsy Greenberg David King - Secretary Jolene Kiolbassa – Vice-Chair Ellen Ray Hank Smith Carrie Thompson Roy Woody EXECUTIVE SESSION (No public discussion) The Zoning & Platting Commission will announce it will go into Executive Session, if necessary, pursuant to Chapter 551 of the Texas Government Code, to receive advice from Legal Counsel on matters specifically listed on this agenda. The commission may not conduct a closed meeting without the approval of the city attorney. Private Consultation with Attorney – Section 551.071 CITIZEN COMMUNICATION The first four (4) speakers registered prior to the start of the meeting will each be allowed a three- minute allotment of time to address their concerns regarding items not posted on the agenda. A. APPROVAL OF MINUTES 1. Approval of minutes from August 17, 2021. Attorney: Steven Maddoux 512- 974-6080 Commission Liaison: Andrew Rivera, 512-974-6508 B. PUBLIC HEARINGS 1. Zoning: C14-2021-0040 - 1501 Crozier Lane Zoning; District 2 1501 Crozier Lane, Carson Creek Watershed; Colorado River Watershed Location: Owner/Applicant: Old Man City, LLC (Lauren Carson) Agent: Request: Staff Rec.: Staff: Kimley-Horn and Associates, Inc. (Amanda Brown) I-RR to CS-CO Recommended Wendy Rhoades, 512-974-7719, wendy.rhoades@austintexas.gov Housing and Planning Department 2. Rezoning: Location: Owner/Applicant: Agent: Request: Staff Rec.: Staff: C14-2021-0120 - Rezoning Liquor Store; District 2 3131 East SH 71 Service Road Westbound, Suite 200, Colorado River Watershed 3131 East 71 LLC (Najib F. Wehbe) Hector Avila GR-CO to CS-1 Recommendation of CS-1-CO Wendy Rhoades, 512-974-7719, wendy.rhoades@austintexas.gov Housing and Planning Department 3. Rezoning: Location: C14-2021-0012 - Research Park Rezoning; District 6 12455, 12501 Research Boulevard North Bound, 12489, 12515 ½, 12517 ½ Research Boulevard Service Road NB, 12220 ½ Riata Trace Parkway, Walnut Creek and Rattan Creek Watersheds Owner/Applicant: Karlin Research Park Development, LLC; Karlin Research Park, LLC Agent: Request: Staff Rec.: Staff: (Matthew Schwab) Armbrust & Brown, PLLC (Richard T. Suttle) LI to LI-PDA Recommended Sherri Sirwaitis, 512-974-3057, sherri.sirwaitis@austintexas.gov Housing and Planning Department 4. Rezoning: Location: Owner/Applicant: Agent: Request: Staff Rec.: Staff: C14-2021-0117 - West Slaughter Lane Residences; District 5 …
SUBDIVISION REVIEW SHEET CASE NO.: C8J-2017-0277.1A COMMISSION DATE: September 7, 2021 SUBDIVISION NAME: Barton Creek Sections K, L, and O Phase 1 Final Plat ADDRESS: 3101 Lost Creek Blvd. APPLICANT: Stratus Properties (Erin D. Pickens) AGENT: LJA Engineering (John Clark, PE) ZONING: Not applicable - ETJ NEIGHBORHOOD PLAN: Not applicable AREA: 341.51 acres COUNTY: Travis LOTS: 23 DISTRICT: Not applicable - ETJ WATERSHED: Barton Creek JURISDICTION: Full Purpose SIDEWALKS: Sidewalks will be along interior streets and the subdivision side of Tecoma Circle. VARIANCE: N/A DEPARTMENT COMMENTS: The request is for the approval of Barton Creek Sections K, L, and O Phase 1, a final plat out of an approved preliminary plan. This plat proposes 12 single-family lots, one open space/drainage/water quality easement lot, one private street/drainage easement/public utility easement lot, and 9 multi- family/condo lots on 341.51 acres. After the conditions are met, the plat will comply with LDC 30-2-84(B). The conditions include recording a park easement for a trail, finalizing participation in the Regional Stormwater Management Program, posting fiscal, and adding final signatures to the plat. These are administrative actions that require no discretionary review. An application that has been approved with conditions may be updated to address those conditions until the application expires and the plat does not need to be heard before the Commission again. STAFF RECOMMENDATION: Staff recommends approval of the plat, subject to the conditions listed in the comment report dated September 1, 2021, and attached as Exhibit C. CASE MANAGER: Jennifer Bennett PHONE: 512-974-9002 E-mail: jennifer.bennett-reumuth@austintexas.gov ATTACHMENTS Exhibit A: Vicinity map Exhibit B: Proposed plat Exhibit C: Comment report dated September 1, 2021 B-131 of 27 B-132 of 27 RAMSEY LAND SURVEYING B-133 of 27 RAMSEY LAND SURVEYING 14 15 13 12 6 7 5 11 8 4 16 10 9 3 B-134 of 27 7 2 B R A Y S U R V E Y N O . A B S T R A C T N O . 7 4 J O H N L . RAMSEY LAND SURVEYING 1 0 0 7 4 1 S T A N D E R F O R D S U R V E Y N O . A B S T R A C T N O . J . B-135 of 27 RAMSEY LAND SURVEYING B R A Y 7 2 A B S T R A C T N O . …
From: To: Subject: Date: Janet Brooks Sirwaitis, Sherri C14-2021-0012 letter to zoning commission and conditional overlay consideration requests for zoning hearing Sept.7th.pdf Thursday, September 2, 2021 11:08:38 AM *** External Email - Exercise Caution *** The letter you revived yesterday from Angie Netzel which included our neighborhood request for consideration of conditional overlays: I was out of town most of yesterday afternoon and didn’t have a chance to proofread the final letter which was sent. There are two important words ….”and Jennings”…missing twice in the section requesting consideration for conditional overlays. I’ve corrected the omissions in the copy below which now reads correctly in Section B Intro and Section B1. 1. How can the corrected portion be attached and / or addressed to all recipients prior to or at hearing? 2. FYIThere are 2 different question after section B . B. In the event this case moves forward at the public hearing, we are requesting your consideration of applying the following conditions to the boundary of C14-2021-0012 which is adjacent to its boundary with Avery Island Ave. and Jennings. 1. An extended dense continuous and maintained mature tree buffer to within the first 200 ft of its boundary and the adjacent single family homes along the boundary with Avery Island Ave. and Jennings and where applicable a 500 ft. buffer Around all critical environmental features and their required mitigations 2. Prohibited uses to include these additional prohibited uses A. Laundry Services B. Off-site accessory parking C. Outdoor Entertainment D. Vehicle storage E. Maintenance and Service Facilities F. Transportation Terminal G. Automotive rentals H. Building maintenance services I. Commercial off-street parking J. Construction sales and services K. Convenience Storage L. Drop off recycling collection facility 3. Decreased DENSITY from 350 units to 300 Units 4. Decreased Building Heights: from 80% to 60% 5. Decreased maximum impervious and building cover requirements from 60% to what TCEQ requires —————— Questions 2 and 3at end of following: section B was followed by Section C which had 2 parts: statement from neighbors detailing their oppositions and about their description of and support of Angie and me as facilitators including requesting consideration of conditional overlays. That was followed by 9 pages with signatures and a final page with signatures by Angie and me plus statement why we do not have formal Organization yet and that signatures submitted are not a petition. Here are questions 2 snd …
From: To: Cc: Subject: Date: slskoglund Sirwaitis, Sherri sls C14-2021-0091 Friday, September 3, 2021 8:25:38 AM *** External Email - Exercise Caution *** Thank you for taking the time to explain the process the other day. Regarding the above-referenced case, as a resident of Coppertree Condos I qualify as an interested party. As an interested party the following concerns for the health and safety of the current population: 1. the traffic - already the traffic is increased due to the IDEA school. With the addition of this complex the traffic will increase thereby affecting Yager Lane current traffic pattern. 2. the noise - currently this area is considered one of the quieter areas in Austin making it a very desirable area to live. 3. decreased property values - over crowding 4. crime - currently Coppertree experiences many car break-ins and minor crimes. with an increased population targeting lower income the probability of increased crime is almost certain. 5. feral cats and dogs - with the increase with an increased population 6. trash - more people, more trash. Thank you for allowing this opportunity to voice concerns. Currently this is a desirable area to live and the quality of life is safe and comfortable. Please take this into consideration before allowing this project to proceed. CAUTION: This email was received at the City of Austin, from an EXTERNAL source. Please use caution when clicking links or opening attachments. If you believe this to be a malicious and/or phishing email, please forward this email to cybersecurity@austintexas.gov.
ZONING CHANGE REVIEW SHEET DISTRICT: 2 AGENT: Hector Avila CASE: C14-2021-0120 – Rezoning Liquor Store TO: CS-1 ZONING FROM: GR-CO ADDRESS: 3131 East SH 71 Service Road Westbound, Suite 200 SITE AREA: 0.023 acres (1,000 square feet) APPLICANT: 3131 East 71 LLC (Najib F. Wehbe) CASE MANAGER: Wendy Rhoades (512-974-7719, wendy.rhoades@austintexas.gov) STAFF RECOMMENDATION: The Staff recommendation is to grant commercial - liquor sales – conditional overlay (CS-1-CO) combining district zoning. The Conditional Overlay prohibits automotive repair services, automotive washing (of any type), and pawn shop services. For a summary of the basis of Staff’s recommendation, see page 2. ZONING AND PLATTING COMMISSION ACTION / RECOMMENDATION: September 1, 2021: CITY COUNCIL ACTION: October 14, 2021: ORDINANCE NUMBER: ISSUES: The Applicant is in agreement with the Staff recommendation. CASE MANAGER COMMENTS: The subject rezoning area is a 1,000 square foot unoccupied lease space at the east end of a recently constructed commercial development that contains a service station and a food sales use, and is located on the East SH 71 westbound service road at its intersections with Cheviot Lane and Royster Avenue. The property was annexed into the City in September 2001 and zoned community commercial – conditional overlay (GR-CO) district by a 2008 case. The Conditional Overlay limited development to 2,000 vehicle trips per day, and prohibits automotive repair services, automotive washing, and pawn shop services. In 2018, the property was rezoned to remove the Conditional Overlay that established a 2,000 vehicle trip limit, and the list of prohibited uses remains intact. C14-2021-0120 Page 2 The property is located just outside of the Airport Overlay Zone-3 district, also known as the ½ mile buffer. There are residential uses to the north and east (I-SF-2; LO-MU); and commercial uses, including a concrete pad for a former restaurant (limited) and auto-related uses to the west (GR; GR-CO; CS-CO). Please refer to Exhibits A (Zoning Map) and A-1 (Aerial View). The Applicant proposes commercial – liquor sales (CS-1) district zoning in order to occupy the lease space with a liquor sales use. The approved site plan shows driveways to East SH 71 service road, Royster Avenue and Cheviot Lane. BASIS FOR RECOMMENDATION 1. The proposed zoning should be consistent with the purpose statement of the district sought. The commercial – liquor sales (CS-1) zoning district is intended for commercial and industrial activities of a service nature which typically have operating characteristics or traffic …
From: To: Cc: Subject: Date: Attachments: Kirsten Hofmann Sirwaitis, Sherri; Avila, Rosemary kirsten Re: FW: September 7, 2021 Zoning and Platting Commission Agenda Tuesday, September 7, 2021 12:50:05 PM RedFin flood risk C14-2021-0012.pdf Sherri [+ Rosemary per SP-2021-0124C]. VERY helpful, and my continued thanks in educating me on the sources and differences. I've learned that participants must be in person in today's Platting & Zoning meeting, which is unfortunate as I'm not able to do so. I have re-summarized my concerns here, and reached out to Rosemary (and re-cc’d here) per your suggestion: A) High concern for near-by residential and single-family housing due to: - Allowance for up to 60ft tall buildings - No requirement for minimum interior side yard, rear yard, front yard, or street yard setbacks - Buildings this tall, and the associated lighting, will adversely impact those residences with shadows and light/audio noise. People down the street with large apt buildings backed-up to their houses already complain of the noise (on both sides of the fence) and a mere barking dog in the backyard was forced inside despite his owner’s own fencing and property. - Glad to hear that impervious cover isn’t worsened, but these added structures and parking will impact the environment and living conditions of humans and wildlife in the area. - flood concerns and flood-plains along Walnut Creek (attached and more in Rosemary's scope?) . . .any added volume of structures and people, seem relevant to this zoning change: assessment on flood risk with people’s houses greatest-at-risk not proactively informed of this change B) Not sure if under your scope or Rosemary’s: - A new geological survey is needed, given the abandoned parking garage from years ago and earlier reports of caves, sinkholes and cavities 3) Per Sherri's note my other concerns are addressed by the site approval/design: Rosemary per SP-2021-0124C - when is this reviewed or discussed for approval? - any updates to assessments, surveys or studies? One geological report referenced is from Nov 2009 Earlier flood assessments were > 20 years ago [please ref attachment on flood risk near the primary path of water from site] Houston's flooding has shown that these changes need stronger and more recent assessments; please don't turn Austin into Houston. Thank you for your time and expertise! Good health to you and be safe! Kirsten Hofmann 6225 Avery Island Ave, Austin TX 78727 Hi Ms. Hofmann, On …
September 7, 2021 Micah J. King Senior Associate The Zoning and Platting Commission The City of Austin 111 Congress Avenue, Suite 1400 Austin, Texas 78701 Direct: 512.370.3468 micah.king@huschblackwell.com Re: Letter Regarding Item B-3 (Research Park Rezoning) on the September 7, 2021, Agenda of the Zoning and Platting Commission Regarding the Rezoning (the “Case”) of Property at: 12455, 12501 Research Boulevard North Bound, 12489, 12515 ½, 12517 ½ Research Boulevard Service Road NB, 12220 ½ Riata Trace Parkway (the “Property”) Dear Commissioners: I am writing you on behalf of my clients who own and reside at properties on Blackfoot Trail across McNeil Drive from the above-referenced zoning Property. My clients are not opposed to and could even support the rezoning so long as the applicant and developer of the Property work with the City Staff to ensure that there is no adverse flooding impact on my clients’ properties. There is a history of flooding on the west side of McNeil Drive near Blackfoot Trail. This flooding was addressed by the City installing a stormwater drain under and along the west side of McNeil Drive, but my clients are concerned that flooding would become an issue again if the City does increase the size of the drain to offset any future increase to the amount of impervious cover as part of the redevelopment of the overall Property (not just on Lot 11, which is in a different watershed than the western portion of the Property). Thank you for your consideration of this issue. Sincerely, Micah King HB: 4812-2256-4089.1
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Neighborhood Concerns RE: C14-2021-0117 (1017 W. SLAUGHTER LANE) OPPOSING REQUESTED REZONING TO GR-MU-V This is where we live… First issue: Increased traffic on Slaughter Lane threatens people’s safety! Chisholm Lane is a dead- end road with egress only onto Slaughter Lane. THE FOLLOWING SLIDE SHOWS THE INTERSECTION WITH SLAUGHTER LANE TO THE WEST… Overflow parking from La Petite daycare employee meeting Road conditions on trash and recycle day. Slaughter and Chisholm Lane Intersection …on a Sunday morning Target site has egress only onto Slaughter Lane. THE FOLLOWING SLIDE SHOWS THE CHISHOLM LANE INTERSECTION WITH SLAUGHTER LANE TO THE EAST… This is where they want to add retail and hundreds of apartments! What traffic control measures will ensure citizens are safe traveling north, south, east, and west? Second issue: There is a significant environmental threat Mary Moore Searight Metropolitan Park is designated wildland… THE FOLLOWING SLIDE SHOWS THE 150’PROXIMITY TO THE TARGET SITE… Subject Tract also overlaps a creek buffer zone: An additional environmental threat… An aerial view …clearly showing the creek buffer running through the southern third of the subject tract How will the runoff from the proposed development be captured to avoid flooding or water contamination? Too many on too little…a third of subject tract is unbuildable! Slaughter Lane from Brodie to IH35 Slaughter Lane from HEB on Menchaca to the east …with new apartment complex under construction marked Construction site from Bilbrook Place Construction site north to Slaughter Lane Construction site from Swanson Ranch Road Third issue: Infrastructure cannot accommodate more high- density residential. Transit options easy walking distance: Buses #3 & #318 CapMetro options via #3 and #318 (north and west) CapMetro options via #3 and #318 (east); #10 (north) Please: NO further development unless the City of Austin improves the infrastructure to support planful growth!! This is our neighborhood
From: To: Subject: Date: Ruth Lauer Graham, Mark; Kitchen, Ann; Craig, Ken C14-2021-0119 911/915 Dittmar Tuesday, September 7, 2021 12:07:54 PM *** External Email - Exercise Caution *** Dear Mr. Graham, I am writing to rebut the claims made in the staff recommendations on the above case. I recognize the need for more affordable housing in Austin and would welcome a project like this along a transit corridor or within the urban core. However, the property is over ½ mile from the nearest transit corridor and not close to any schools, shops, services or other amenities. The owner proposes to build 30 up to 4 story units on 1.48 acres. In discussions with the neighborhood, he said these are likely to be 2 and 3 bedroom row-house style condominiums in two buildings. He requests a zoning change from what was SF-2 and DR (which was used as SF-2). The proposed zoning change does not satisfy the public need for affordable housing. The owner is seeking density that is incompatible with neighbors so that he can maximize the return on his investment. A change in zoning will provide special privilege to the owner while negatively impacting existing neighbors. The project does not add to housing choice. There are plenty of condos and smaller homes already in this area. There are currently over 200 condo style homes going in further west on Dittmar. And there is a condo development across the street. The owner representative stated that NO affordable units are planned. Please explain how this adds to housing choice. The zoning is incompatible with surrounding areas, which are generally SF and MH. None of the zoning cases cited allow such an extreme change. The adjacent SF-4 zoning is on small lots. The proposed MF zoning will bring 3 times that density to the area. Cramming a four story, 2 building condo development (along with an estimated 60 vehicles) in the middle of the neighborhood just doesn’t make sense. Again, it would if it were near an Activity Corridor with schools, amenities and public transport nearby. This is not the case. The wonderful Dittmar Rec Center and pool are about it. I would love to see Austin develop and stick to plans like Imagine Austin. Instead I see no proactive planning, just responding positively to anything a developer requests while penalizing existing residents. I would also like the Case Manager and builder …
Zoning and Platting Commission Question and Answer Report September 7, 2021 B-03 C14-2021-0012 - Research Park Rezoning; District 6 Commissioner Denkler /Staff Response Hi Commissioner Denkler, The Housing and Planning Department staff believe that this project will comply with the Imagine Austin Comprehensive Plan as the proposed LI-PDA zoning on the property will provide for additional housing within 800 feet from the Jollyville Activity Corridor and 1,550 feet from the 183 and McNeil Neighborhood Center. As the Comprehensive Planning comments state in the zoning case report, the proposed LI-PDA zoning will meet the intent of: LUT P7. Encourage infill and redevelopment opportunities that place residential, work, and retail land uses in proximity to each other to maximize walking, bicycling, and transit opportunities. • HN P10. Create complete neighborhoods across Austin that have a mix of housing types and land uses, affordable housing and transportation options, and access to schools, retail, employment, community services, and parks and recreation options. This 179.14 acre site is located between two major arterial roadways, McNeil Drive and Research Boulevard (U.S. Highway 183) in an area with job opportunities, schools and a mixture of housing. The Housing and Planning Department does not review Imagine Austin for compliance with environmental issues. The Watershed Protection Department staff (the Environmental Officer) and the Development Services Department staff were included in the review of this rezoning application for the proposed LI-PDA zoning. The Current Planning staff reviewed the applicant’s proposed PDA overlay conditions (i.e.- additional permitted uses, prohibited uses and site development standards) and we are recommending the LI-PDA zoning request at this location. The environmental review’s comments have been cleared and the applicant amended their PDA overlay request to state that the maximum impervious cover and maximum building coverage is set forth by the applicable watershed limitation. New development on the property will be subject to Compatibility Standards. Per LDC Sec. 25-2- 1051, 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. In this rezoning application, the applicant is only requesting that the proposed PDA conditions apply to Lot 11 on the property. The Transportation review comments from ATD state that a Traffic impact analysis was waived, except for the development on Lot 11, a new site plan (or revision to any …
ZONING CHANGE REVIEW SHEET CASE: C14-2021-0100 (Luby’s Site) DISTRICT: 10 ADDRESS: 8176 North MoPac Expressway ZONING FROM: LR TO: MF-6 SITE AREA: 2.38 acres PROPERTY OWNER: Luby's Fuddruckers Restaurants, LLC (Bill Gordon) AGENT: Armbrust & Brown, PLLC (Michael Whellan) CASE MANAGER: Sherri Sirwaitis (512-974-3057, sherri.sirwaitis@austintexas.gov) STAFF RECOMMENDATION: Staff recommends MF-6, Multifamily Residence-Highest Density district, zoning. ZONING AND PLATTING COMMISSION ACTION / RECOMMENDATION: August 3, 2021: Motion to reopen the public hearing and postpone the case to August 17, 2021 (8-0); H. Smith-1st, R. Woody-2nd. August 17, 2021 ORDINANCE NUMBER: CITY COUNCIL ACTION: ISSUES: The applicant has provided new information related to the conditions for this property (Please see Horizon Environmental Report - Luby's Site - Exhibit F). This information was shared with the Watershed Protection Department for an initial consultation in May. The Watershed Protection Department staff has stated that they are aware of the environmental constraints associated with the Luby’s site. The Watershed Protection staff will review the conditions on this property to insure compliance with the City’s Land Development Code regarding protection of any critical environmental features, such as a cave, that are present on the site during the site plan review process. In addition, the applicant has executed a private restrictive covenant with the Northwest Austin Civic Association. The restrictive covenant includes provisions concerning Exterior Materials, Garage Screening, Building Height, Monument Signage, Affordable Housing, Parkland Dedication fees in-lieu, and water quality (Please see private RC with NWACA - Exhibit G). 1 of 88B-2 2 CASE MANAGER COMMENTS: The property in question is a 2.38 acre lot that contains a restaurant use (Luby’s Cafeteria) located on the southwest corner of the Mopac Expressway Service Road and Steck Avenue. The tracts of land to the north and south are zoned LO/LR and are developed with office complexes. To the east is a highway, North MoPac Expressway. The lot to the west is developed with a multifamily use (La Montreaux Apartments). In this application, the applicant is requesting to rezone this property from LR, Neighborhood Commercial district, zoning to MF-6, Multifamily Residence-Highest Density district, zoning to redevelop this site with a 275-unit multifamily apartment complex, which would include 10 percent of total units (28 units) available as long-term Affordable housing units at 80 percent of Median Family Income (MFI) (Please see Applicant’s Request Letter – Exhibit C). The staff recommends MF-6, Multifamily Residence-Highest Density district, zoning because the site under …
ZONING CHANGE REVIEW SHEET CASE: C14-2021-0040 – 1501 Crozier Lane Zoning ZONING FROM: I-RR ADDRESS: 1501 Crozier Lane PROPERTY OWNER: Old Man City, LLC DISTRICT: 2 ZONING TO: CS-CO SITE AREA: 32.93 acres (Lauren Carson) AGENT: Kimley-Horn (Amanda Brown) CASE MANAGER: Wendy Rhoades (512-974-7719, wendy.rhoades@austintexas.gov) STAFF RECOMMENDATION: The Staff recommendation is to grant general commercial services – conditional overlay (CS-CO) combining district zoning. The Conditional Overlay: 1) prohibits the following uses: automotive rentals, automotive repair services, automotive sales, automotive washing (of any type), bail bond services, building maintenance services, campground, commercial blood plasma center, construction sales and services, convenience storage, drop-off recycling collection facility, electronic prototype assembly, electronic testing, equipment repair services, equipment sales, exterminating services, indoor crop production, kennels, laundry services, maintenance and service facilities, monument retail sales, service station, transportation terminal, and veterinary services; 2) establishes custom manufacturing and plant nursery as conditional uses, and 3) establishes that Chapter 25-2, Article 10 (Compatibility Standards) applies along the south property line adjacent to a mobile home residence. For a summary of the basis of Staff’s recommendation, see case manager comments. ZONING AND PLATTING COMMISSION ACTION / RECOMMENDATION: August 17, 2021: CITY COUNCIL ACTION: September 30, 2021: ORDINANCE NUMBER: ISSUES: In late-March 2021, the Applicant met to discuss the zoning case with residents of the Capitol Manor Mobile Home Park. CASE MANAGER COMMENTS: The subject irregular-shaped, undeveloped tract was annexed into the Full-Purpose City limits in September 2001 and zoned interim – rural residence (I-RR) district. Carson Creek 1 of 13B-3 C14-2021-0040 Page 2 flows through the westernmost portion of the property towards the Colorado River which forms the northeast property line. A driveway extends from the intersection of Crozier Lane and Thornberry Road. There is undeveloped property and a brewery on Crozier Lane to the east (I-RR; LI-CO), a commercial-off street parking facility serving ABIA patrons to the southeast that takes access to East State Highway 71 (CS-CO), the Capitol Manor Mobile Home Park and the Carson Creek Addition single family and duplex subdivision to the south (I-RR; SF-3), and low density residential uses across Carson Creek to the west (County). The property is located in the Airport Overlay Zone 3 which does not allow for new residential use to occur. Please refer to Exhibits A (Zoning Map) and A-1 (Aerial View). The Applicant proposes to zone the property to the general commercial services – conditional overlay (CS-CO) district …
ZONING CHANGE REVIEW SHEET CASE: C14-2021-0093 – HoltCAT Site Improvements DISTRICT: 5 ZONING FROM: I-RR; I-SF-2; LI-CO ADDRESS: 9601 South IH 35 Service Road Northbound SITE AREA: 16.63 acres PROPERTY OWNER: Holt Machinery Company (A.J. Shedrock, Jr.) ZONING TO: CS-CO AGENT: Kimley-Horn and Associates, Inc. (Luke Caraway) CASE MANAGER: Wendy Rhoades (512-974-7719, wendy.rhoades@austintexas.gov) STAFF RECOMMENDATION: The Staff recommendation is to grant general commercial services – conditional overlay (CS-CO) combining district zoning. The Conditional Overlay prohibits the following uses: automotive rentals, automotive repair services, automotive sales, automotive washing (of any type), campground, commercial off-street parking, drop-off recycling collection facility, monument retail sales, pawn shop services, recreation equipment maintenance and storage, recreation equipment sales, and vehicle storage. For a summary of the basis of Staff’s recommendation, see Page 2. ZONING AND PLATTING COMMISSION ACTION / RECOMMENDATION: August 17, 2021: CITY COUNCIL ACTION: September 30, 2021: ORDINANCE NUMBER: ISSUES: None at this time. CASE MANAGER COMMENTS: The zoning and rezoning area consists of more recently annexed lots that have direct access to the northbound IH 35 service road and contains an equipment sales and services use that predates annexation into the City limits. Eastern portions of the property are located within the City’s assumed 100-year floodplain of Onion Creek. Most of the Property is zoned interim – rural residence (I-RR) and interim – single family residence-standard lot (I-SF-2) districts through annexation into the City limits in November 2017. The northwest corner of the Property is zoned limited industrial services – conditional overlay (LI-CO) by way of a 1995-96 rezoning case. To the north there is undeveloped land with an approved site plan for 1 of 15B-4 C14-2021-0093 Page 2 approximately 80,000 sf of general retail use (GR-CO); to the east is the single family residential subdivision (SF-4A); and to the south is a TXDOT office / warehouse facility (GO-CO). Please refer to Exhibits A (Zoning Map) and A-1 (Aerial View). The Applicant requests general commercial services – conditional overlay (CS-CO) district zoning consistent with the existing equipment sales and services use. There is also a site plan in process that proposes the addition of a gravel parking area and water quality / detention ponds to treat the existing and proposed impervious cover, and results in the need to change the zoning. Please refer to Exhibit B (Site Plan in Process). The Applicant’s proposed Conditional Overlay is for the same list of prohibited uses …
ZONING CHANGE REVIEW SHEET CASE: C14-2021-0107 – Parkside Apartments ZONING FROM: I-RR ADDRESS: 5200 McKinney Falls Parkway PROPERTY OWNER: PAP Realty Partnership / MVE Venture & The WP & AP Ltd. DISTRICT: 2 ZONING TO: MF-4 SITE AREA: 13.96 acres (C. Dean Goodnight) AGENT: Husch Blackwell LLP (Nikelle Meade) CASE MANAGER: Wendy Rhoades (512-974-7719, wendy.rhoades@austintexas.gov) STAFF RECOMMENDATION: The Staff recommendation is to grant multifamily residence – moderate-high density (MF-4) district zoning. For a summary of the basis of Staff’s recommendation, see case manager comments. ZONING AND PLATTING COMMISSION ACTION / RECOMMENDATION: August 17, 2021: CITY COUNCIL ACTION: September 2, 2021: ORDINANCE NUMBER: ISSUES: A Resolution related to the proposed development, application, and allocation of housing tax credits and private activity bonds was adopted by City Council on June 3, 2021. Please refer to Attachment A. CASE MANAGER COMMENTS: The subject triangular-shaped undeveloped tract was annexed into the Full-Purpose City limits on June 14, 2021 and zoned interim – rural residence (I-RR) district. Onion Creek flows through the southernmost portion of the property and access is taken by way of Texas Parks & Wildlife Boulevard (an existing driveway apron) and McKinney Falls Parkway. The property is across the street from Del Valle ISD’s Ojeda Middle School to the north (County); a City lime residuals disposal facility across McKinney Falls Parkway to the east (P); Onion Creek and undeveloped land to south (I-RR; County), and the Texas Parks and Wildlife Headquarters to the west (DR). Please refer to Exhibits A (Zoning Map) and A-1 (Aerial View). 1 of 14B-5 C14-2021-0107 Page 2 The Applicant proposes to zone the property to the multifamily residence – moderate-high density (MF-4) district so that it may be developed with approximately 252 apartment units, with buildings up to 3 stories in height. The site plan in process shows that driveway access would be taken to both Texas Parks & Wildlife Boulevard and McKinney Falls Parkway, and a proposed pond located at the south portion of the property. Please refer to Exhibit B (Site Plan in Process). BASIS OF RECOMMENDATION: 1. The proposed zoning should be consistent with the purpose statement of the district sought. The multifamily residence – moderate-high density (MF-4) district is intended for residential and multi-family use with a maximum density of up to 54 units per acre, depending on unit size and mix. This district is appropriate for multi-family residential areas located near supporting …
