C14-2020-0085 1 ZONING CHANGE REVIEW SHEET CASE: C14-2020-0085 Lessin Lane Villas DISTRICT: 3 ZONING FROM: SF-3-NP TO: SF-6-NP ADDRESS: 219 Lessin Lane SITE AREA: 1.45 acres PROPERTY OWNER: Urban ATX Development LLC (Christopher Affinito) AGENT: Alice Glasco Consulting (Alice Glasco) CASE MANAGER: Kate Clark (512-974-1237, kate.clark@austintexas.gov) STAFF RECOMMENDATION: Staff recommends townhouse and condominium residence – neighborhood plan (SF-6-NP) combining district zoning. For a summary of the basis of staff’s recommendation, see page 2. PLANNING COMMISSION ACTION / RECOMMENDATION: September 22, 2020 Scheduled for Planning Commission CITY COUNCIL ACTION: October 15, 2020 Scheduled for City Council ORDINANCE NUMBER: ISSUES Staff received one phone call in opposition to this rezoning case. Phone conversations are not included in backup. For all written comments received for this case, please refer to Exhibit C: Correspondence Received. CASE MANAGER COMMENTS: This property is approximately 1.45 acers in size, is primarily undeveloped and has access to the following streets: Lessin Lane, Reyna Street/Krebs Lane and Fort McGruder Lane. It is currently zoned SF-3-NP and is surrounded by SF-3-NP zoning to the west, north and east. To the south across Fort McGruder Lane is a property zoned GR-CO-NP. Along the western boundary of the property is floodplain and East Bouldin Creek which separates this property from the existing single-family structures. 1 of 12B-1 C14-2020-0085 2 BASIS OF RECOMMENDATION: 1. The proposed zoning should be consistent with the purpose statement of the district sought. The applicant is requesting SF-6-NP district zoning to be permitted to construct a condominium development. This zoning district is intended for moderate density single family, duplex, two-family, townhouse, and condominium uses on larger lots. This lot approximately 1.45 acres with access to three streets on three sides of the property. Additionally, the SF-6 zoning district allows for more flexibility in site design which is important for sites containing environmental constraints such as large clusters of trees and floodplain areas. Rezoning to SF-6-would be consistent with the applicant’s intended use of the property and purpose statement of the district. EXISTING ZONING AND LAND USES: Zoning Land Uses Site North South East West SF-3-NP SF-3-NP GR-CO-NP SF-3-NP SF-3-NP Single Family Single Family Hospital Service Single Family Single Family NEIGHBORHOOD PLANNING AREA: Dawson TIA: A TIA shall be required at the time of site plan if triggered per LDC 25-6-113. WATERSHED: East Bouldin Creek (urban) OVERLAYS: ADU Approximate Area Reduced Parking and Residential Design Standards SCHOOLS: Galindo Elementary, …
PLANNING COMMISSION SITE PLAN VARIANCE REQUEST REVIEW SHEET SP-2019-0328C CASE NUMBER: PLANNING COMMISSION HEARING DATE: 09/22/2020 PROJECT NAME: ADDRESS: APPLICANT: 43 N IH 35 SVRD NB 1010 Clermont AGENT: Civilitude (Jim Schissler) 5110 Lancaster Court Austin, Texas, 78723 (512) 761-6161 Cooee Yakka, LLC DBA 1010 Clermont Series (Paul Stables) P.O. Box 6464 Austin, Texas, 78762 (512) 826-1043 CASE MANAGER: Robert Anderson, (512) 974-3026 or robert.anderson@austintexas.gov PROPOSED DEVELOPMENT: The request is for a 3-story, 40 foot tall administrative and business office building with 5,820 square feet of gross floor area on a 0.26 acre site. The total proposed impervious cover is 8,165 square feet (69.1%). SUMMARY STAFF RECOMMENDATION: Staff recommends approval of the site plan as proposed. The site plan will comply with all requirements of the Land Development Code prior to its release. PROJECT INFORMATION: Lady Bird Lake Festival Beach Subdistrict 0.26 acres SITE AREA ZONING GR-MU-V-CO-NP NEIGHBORHOOD PLAN East Cesar Chavez WATERSHED WATERFRONT OVERLAY WATERSHED ORDINANCE PROPOSED USE TRAFFIC IMPACT ANALYSIS PROPOSED PARKING IMPERVIOUS COVER Administrative and Business Office N/A Comprehensive Watershed Ordinance (Urban) 11 total vehicle spaces (1 ADA)1, 6 bicycle spaces Allowed/Required Existing 40% 11,817 Proposed 8,165 SF / 69.1% SF / 81.3% N/A N/A N/A 1,940 SF / 16.4% 40 Feet 0.49:1 BUILDING COVERAGE BUILDING HEIGHT F.A.R 80% 40 Feet 1:1 1 A parking waiver was approved by the Board of Adjustment reducing the parking requirements from 15 total required vehicle parking spaces to 11 total required vehicle spaces. 1 of 10B-2 Page 2 1010 Clermont SP-2019-0328C SUMMARY STAFF COMMENT ON SITE PLAN: The project is located in the Festival Beach Waterfront Overlay – outside of the primary and secondary setback areas – and, therefore, has a maximum site impervious cover of 40% or 70% for projects that meet certain specified criteria [LDC Section 25-2-735(D)]. Because the site plan proposes an impervious cover amount of 69.1% without meeting the aforementioned conditions, a waiver to the maximum allowable impervious cover is required by Land Development Code Section 25-2-721(A)(1). According to the Land Development Code Section 25-2-721(A)(3)-(4), the Land Use Commission shall seek a recommendation from the Small Area Planning Joint Committee and the Environmental Commission for site plans seeking waivers from the requirements of the Waterfront Overlay Combining Districts. The applicant proposes to redevelop an existing used car sales lot into a three-story and 40-foot tall building of administrative and business office use with 5,820 square feet …
Special Meeting of the Planning Commission September 22, 2020 Planning Commission to be held September 22, 2020 with Social Distancing Modifications Public comment will be allowed via telephone; no in-person input will be allowed. All speakers, including applicants and representatives, must register in advance (Day before the scheduled meeting, September 21, 2020 by noon). To speak remotely at the September 22, 2020 Planning Commission Meeting, residents must: Preferably email the board liaison at andrew.rivera@austintexas.gov or call 512-974-6508 the day before the meeting. The following information is required: 1. The speaker name. 2. Item number(s) they wish to speak on. 3. Whether they are for/against/neutral. 4. Mailing address. 5. Telephone number. Must be the number that will be used to call-in. Failure to provide the required information by noon September 21, 2020 shall render a request null and void. A registered speaker may not sign up another speaker. Previous registration on an item does not automatically roll over. •Once a request to register to speak has been called in or emailed to the board liaison, residents will receive either an email or phone call with additional information regarding the call in process. •Handouts or other information must be emailed to andrew.rivera@austintexas.gov by 1:00 PM Tuesday, September 22, 2020. This information will be provided to Commission members in advance of the meeting. •Residents may watch the meeting here: http://www.austintexas.gov/page/watch-atxn-live Postponement requests must be submitted to the case manager and Andrew Rivera by 5PM Monday, September 21, 2020 Reunión de la Comisión de Planificación Fecha 22 de septiembre de 2020 La Comisión de Planificación se reunirá el 22 de septiembre de 2020 con modificaciones de distanciamiento social. Se permitirán comentarios públicos por teléfono; no se permitirá ninguna entrada en persona. Llame o envíe un correo electrónico al enlace de la junta en 512-974-6508 andrew.rivera@austintexas.gov a más tardar al mediodía (el día antes de la reunion, 21 de septiembre de 2020). 1. El nombre del orador. 2. Número (s) de artículo sobre el que desean hablar. 3. Si están a favor / en contra / neutrales. 4. Dirección postal. 5. Número de teléfono. Debe ser el número que se utilizará para llamar a la persona que desea hablar. Si la información solicitada no se envía antes del mediodía del 21 de septiembred de 2020, la solicitud será nula y sin efecto. Un orador registrado no puede registrar a otro orador. El registro anterior de …
B11 of 4 September 22, 2020 To: Austin Planning Commissioners From: Dawson Neighborhood Association and additional engaged neighbors Re: 219 Lessin Ln, C14-2020-0085 The Dawson Neighborhood Association (DNA) and additional neighbors submit this summary of our perspectives. After meeting virtually (via Zoom) with the project owner and applicant, we mostly want the developer to respect the neighborhood. One of the best ways to respect current residents and owners would be for the developer to reduce the number of proposed units. Aspects of proposed SF6 zoning that seem better than SF3 zoning are increased setbacks from neighboring properties, height limits, and potentially better arrangement of units on the property. According to the proposed SF6 site plan the following seem positive: 1. a through street between Lessin Ln and Krebs Ln/Reyna St instead of multiple drives 2. agreement to remove gates on drives (as currently depicted) 3. preservation of all heritage trees 4. possible public pedestrian traffic on the through street Other major ideas from the neighborhood: 5. maximize green space, minimize impervious cover 6. manage runoff to protect neighbors' properties from flooding 7. manage construction to minimize noise, traffic, and disruption to neighbors 8. address traffic safety concerns regarding turning vehicles at the dead-end street of Lessin Ln and the sharp curve at Krebs Ln/Reyna St 9. consider the impacts to East Bouldin Creek As you know, the DNA was the first to develop a neighborhood plan in the 1990’s and therefore our group has experience with zoning and land use. We recognize that zoning is only the first step in a development process. We are not opposed to urban infill projects on principle, but as proposed, this project will dramatically increase density in the middle of our small neighborhood and therefore suddenly add much traffic and reliance on precious infrastructure resources. Existing residents should have a mechanism that ensures that developer-neighborhood negotiations at the time of re-zoning be maintained so that a change of heart by the developer or a subsequent buyer could not completely ignore the initial discussions. The mechanism could be something akin to a public restrictive covenant or a conditional overlay. Sincerely, Dawson Neighborhood Officers 2020: Julie Woods, President Rebecca Sheller, Secretary Eliot Kimber, Newsletter Editor B12 of 4 Clark, Kate From: Sent: To: Cc: Subject: Anne Lewis Sunday, September 20, 2020 1:54 PM Clark, Kate; Rivera, Andrew M Mutrux; C14-2020-0085 ; *** External Email ‐ Exercise …
From: Alice Glasco < Sent: Monday, September 21, 2020 6:28 PM Subject: 219 Lessin Lane - Item B-1 on 9/22 PC Agenda *** External Email - Exercise Caution *** Dear Planning Commission Members: I represent the property owner and developer of the property at 219 Lessin Lane in a request for SF-6-NP zoning. This rezoning is not about density, it is about the need for design flexibility and efficiency in how this site is developed. The attached exhibits demonstrate how the site can be developed under SF-6 versus SF-3. Current SF-3 zoning: maximum allowable density is 18 units (9 subdivided lots with two units) – subdivision case number: C8-2020-0099 Achievable units: 16 Compatibility standards: not applicable Proposed SF-6 zoning: maximum allowable density is 18 units (on one site) Achievable units: 17 Compatibility standards: applicable Below is a summary of reasons/justification for SF-6-NP rezoning. • Site area: 1.45 -acre property zoned SF-3-NP, which allows duplexes, single-family detached housing, and accessory dwelling units. • Site constraints: Protected trees and floodplain make this awkwardly- shaped lot less-than-ideal for an arrangement of single-family, two-family, and duplex uses. • SF-6-NP zoning, which does not require subdividing the lot, would provide the developer with a way to orient the units, on one lot, in a much more architecturally and aesthetically pleasing manner. • SF-6-NP zoning would also make utility access and drainage much more sensible and it would enable the developer to grade the site more efficiently. • Building 17 reasonably sized units (1,200 - 1,700 Sq. Ft.) would allow the developer to offer reasonable price points ($500,000 - $600,000 vs. up to $950,000 with a subdivision) while maintaining the character of the neighborhood and arguably developing properties with less mass and intensity. In summary, we believe, SF-6 zoning opens the property and keeps the look, feel and authentic nature of the existing neighborhood. Rather than having big duplexes with Accessory Dwelling Units (ADU’s), there would be smaller homes arranged in a more natural way. With SF-6-NP zoning, the developer can use the land mor efficiently by including an internal driveway to enable better circulation, efficiency in connecting water, wastewater, and other utility services. ============================= Alice Glasco, President Alice Glasco Consulting 512-231-8110 W 512-626-4461 C
ANALYSIS OF INDUSTRIAL LAND USE AND ZONING IN AUSTIN, TEXAS Planning Commission Briefing September 22, 2020 Mark Walters Jeff Engstrom Planning and Zoning Department 1 of 14 Study Organization Workforce Considerations National Trends and Best Practices Current State of Austin’s Industrially-Zoned Land Industrial Cluster Typology for Austin , Texas Conclusions & Recommendations Maps and Case Studies 2 of 14 Current State of Austin’s Industrially-Zoned Land 11,657 Acres or 6.6% of Austin zoned for industrial (2018) Only 38% of Industrial zoned land used for industrial uses • Undeveloped 27% • Office 12% 3 of 14 Current State of Austin’s Industrially-Zoned Land Industrial zoned areas mostly located to take advantage of highways and ABIA 4 of 14 Current State of Austin’s Industrially-Zoned Land Between 2001 and 2018 1,846 acres rezoned from industrial to non-industrial zones Industrial zoned land lost through neighborhood plan rezonings was not included 5 of 14 Current State of Austin’s Industrially-Zoned Land Worth $9.5B or 6% of Austin’s value Higher Improvement-to-Land Ratio 2014-2018 tax assessments increased 52%/ commercial land increased 62% Most industrial zoned land gained through annexation North Burnet/Gateway lost over 1,000 acres of industrial zoned land (2008) 6 of 14 Industrial Cluster Typology for Austin Identified 8 industrial clusters within Austin Based on best practices from Las Angeles, CA and Philadelphia, PA staff developed an industrial cluster typology Protection Intensification Transition 7 of 14 Industrial Cluster Typology for Austin Protection Industrial zoning should be maintained and residential uses discouraged Intensification Can accommodate more industrial uses through zoning certainty, planned infrastructure improvements, and master planning to coordinate public and private investment Transition Areas experiencing significant land conversion to non-industrial uses and are no longer or increasingly less viable for industrial 8 of 14 Industrial Cluster Typology for Austin North Research Boulevard Intensification / Protection North Burnet/Gateway Transition Tech Ridge Intensification US-290 Intensification Near East Transition US-183 Transition St. Elmo Transition Ben White Intensification 9 of 14 Findings Annexations biggest driver in industrial land growth 37 acres of industrial zoning lost annually for the last ten years Neighborhood and Small Area Plans 10 of 14 Findings Recent development of corporate campuses and business/industrial parks Austin’s legacy industrial clusters undergoing transition (e.g., St. Elmo & NBG) Undeveloped industrial land along one-way freeway frontage roads targeted for garden-style apartments 11 of 14 Recommendations Precautions must be taken to ensure that nearby industrial properties do not pose a risk to future MF …
NEIGHBORHOOD HOUSING and COMMUNITY DEVELOPMENT Housing Displacement Prevention Strategies September 22, 2020 Nefertitti Jackmon Housing & Policy Planning Manager 1 A GROWING CITY with DIVERSE HOUSING NEEDS Austin is a fast-growing city, having expanded to nearly a million residents in just a few years. Some predict the region’s population could be 4 million people by 2050. accessible Such rapid growth has a serious impact growing upon gentrification, and affordable homes in neighborhoods that are healthy and safe. transportation, housing, Austin is committed to ensuring equitable access to affordable the housing opportunities that safe, stable homes provide. and 2 WHAT is AFFORDABLE HOUSING? Housing is defined as affordable if someone pays no more than 30 percent of monthly income for rent/mortgage and utilities, and no more than 45 percent of monthly income on housing and transportation costs. 3 WHO DOES NHCD SERVE? NHCD increases affordable housing supply, promotes and stable integrated, and diverse fosters equitable, communities. homeownership, for assistance Eligibility largely determined by Median Family Income (MFI), which is the annual income in which half the population makes more, and half the population makes less. is 2019 Austin Area Median Family Income (MFI)* • 30% MFI: $19,900 for 1-person household; $28,400 for a 4-person household 50% MFI: $33,150 for 1-person household; $47,300 for a 4-person household 80% MFI: $52,850 for 1-person household; $75,500 for a 4-person household • • *Per HUD effective June 2019 for the Austin-Round Rock-San Marcos Metropolitan Statistical Area (MSA)) 4 AUSTIN’S HOUSING – HISTORICAL CONTEXT Neighborhood Housing and Community Development will be honest in our communication about the history of past discrimination that led to unfair housing practices and policies as we work diligently, creatively and intentionally to cultivate a diverse and economically inclusive City by creating affordable housing opportunities and mitigating community member displacement. 5 600+ DISPLACEMENT MITIGATION STRATEGIES REVIEWED People’s Plan Anti- Displacement Task Force 6 DISPLACEMENT MITIGATION STRATEGIES REVIEW Displacement Mitigation Recommendations Narrowing Process (Records Tagged) 612 335 143 (Actionable Records) (Records prioritized) 103 15 (Records in NHCD’s control) (Short Term Recommended Strategies) 7 DISPLACEMENT MITIGATION STRATEGIES REVIEW Displacement Mitigation Recommendations Narrowing Process 8 15 STRATEGIC PRIORITIES • • Implement a Preference Policy to prioritize new city-subsidized affordable units for income-qualified households that are appropriately sized to the unit and/or have ties to the city. Update: Tillery & Gardner Projects will be the first rental units to include the Preference policy Incorporate robust tenant …
