B-10 (C14-2017-0010.SH - Nuckols Crossing Road - SMART Housing; District 2)

Planning Commission – July 14, 2020

B-10 (C14-2017-0010.SH - Nuckols Crossing Road - SMART Housing; District 2) — original pdf

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ZONING CHANGE REVIEW SHEET P.C. DATE: July 25, 2017 CASE: C14-2017-0010.SH – Nuckols Crossing Road Rezoning – SMART Housing November 14, 2017 December 12, 2017 January 9, 2018 January 23, 2018 February 27, 2018 March 13, 2018 March 27, 2018 April 10, 2018 May 22, 2018 June 12, 2018 July 24, 2018 August 28, 2018 October 9, 2018 November 13, 2018 December 11, 2018 May 28, 2019 June 25, 2019 July 23, 2019 September 10, 2019 February 25, 2020 April 14, 2020 May 26, 2020 July 14, 2020 (Ariana Brendle) ADDRESS: 4400 Nuckols Crossing Road DISTRICT AREA: 2 OWNERS: Angelos Angelou and John Sasaridis APPLICANT: McDowell Housing Partners ZONING FROM: SF-2-NP AREA: 9.978 acres NEIGHBORHOOD PLANNING AREA: Southeast Combined (Franklin Park) SUMMARY STAFF RECOMMENDATION (Revised on June 29, 2020): The Staff recommendation is to grant multifamily residence – low density – neighborhood plan (MF-2-NP) combining district zoning. AGENT: Thrower Design TO: MF-4-NP, as amended (Ron Thrower) 1 of 48B-10C14-2017-0010.SH Page 2 The Restrictive Covenant includes all recommendations listed in the Neighborhood Traffic Analysis memo, dated June 16, 2020, as provided in Attachment A. PLANNING COMMISSION RECOMMENDATION: July 25, 2017: APPROVED AN INDEFINITE POSTPONEMENT REQUEST BY THE APPLICANT [J. SHIEH, P. SEEGER – 2ND] (12-0) N. ZARAGOZA – ABSENT November 14, 2017: APPROVED A POSTPONEMENT REQUEST BY THE STAFF TO DECEMBER 12, 2017 [J. SHIEH, P. SEEGER – 2ND] (12-0) A. DE HOYOS HART – ABSENT December 12, 2017: APPROVED A POSTPONEMENT REQUEST BY THE STAFF TO JANUARY 9, 2018 [J. SHIEH, T. WHITE – 2ND] (13-0) January 9, 2018: APPROVED A POSTPONEMENT REQUEST BY STAFF TO JANUARY 23, 2018 [P. SEEGER; A. DE HOYOS HART – 2ND] (11-0) F. KAZI – NOT PRESENT FOR PASSAGE OF THE CONSENT AGENDA; T. NUCKOLS – ABSENT January 23, 2018: APPROVED A POSTPONEMENT REQUEST BY THE STAFF TO FEBRUARY 27, 2018 [P. SEEGER; G. ANDERSON – 2ND] (10-0) A. DE HOYOS HART, J. SCHISSLER – NOT PRESENT FOR PASSAGE OF THE CONSENT AGENDA; K. MCGRAW – ABSENT February 27, 2018: APPROVED A POSTPONEMENT REQUEST BY THE STAFF TO MARCH 13, 2018 [J. SCHISSLER; J. SHIEH – 2ND] (12-0) J. THOMPSON – ABSENT March 13, 2018: APPROVED A POSTPONEMENT REQUEST BY THE STAFF TO MARCH 27, 2018 [T. WHITE; P. SEEGER – 2ND] (8-0) A. DE HOYOS HART, T. NUCKOLS, J. SHIEH, T. SHAW, J. THOMPSON – ABSENT March 27, 2018: APPROVED A POSTPONEMENT TO APRIL 10, 2018 [G. ANDERSON; J. THOMPSON – 2ND] (12-0) P. SEEGER – ABSENT April 10, 2018: APPROVED A POSTPONEMENT TO MAY 22, 2018; PUBLIC HEARING REMAINS OPEN [G. ANDERSON; J. SCHISSLER – 2ND] (7-4) CHAIR OLIVER AND COMMISSIONERS MCGRAW, SEEGER AND SHAW VOTED NAY; A. DE HOYOS HART – LEFT EARLY; T. WHITE – ABSENT 2 of 48B-10C14-2017-0010.SH Page 3 May 22, 2018: APPROVED A POSTPONEMENT TO JUNE 12, 2018, BY CONSENT June 12, 2018: APPROVED A POSTPONEMENT REQUEST BY STAFF TO JULY 24, 2018 [P. SEEGER; J. SCHISSLER – 2ND] (13-0) [J. SCHISSLER; J. SHIEH – 2ND] (12-0) C. KENNY – ABSENT July 24, 2018: APPROVED A POSTPONEMENT REQUEST BY STAFF TO AUGUST 28, 2018 [D. ANDERSON; A. DE HOYOS HART – 2ND] (8-0) J. SHIEH, F. KAZI, J. THOMPSON, T. WHITE – ABSENT; ONE VACANCY ON THE COMMISSION August 28, 2018: APPROVED A POSTPONEMENT REQUEST BY STAFF TO OCTOBER 9, 2018 [J. SCHISSLER, C. KENNY – 2ND] (12-0) 1 VACANCY ON THE COMMISSION October 9, 2018: APPROVED A POSTPONEMENT REQUEST BY STAFF TO NOVEMBER 13, 2018 [P. SEEGER; K. MCGRAW – 2ND] (10-0) J. SHIEH, T. WITTE – ABSENT; 1 VACANCY ON THE COMMISSION November 13, 2018: APPROVED A POSTPONEMENT REQUEST BY THE STAFF TO DECEMBER 11, 2018 [P. SEEGER, R. SCHNEIDER – 2ND] (12-0) A. DE HOYOS HART – ABSENT December 11, 2018: APPROVED AN INDEFINITE POSTPONEMENT REQUEST BY THE STAFF [K. MCGRAW; F. KAZI – 2ND] (11-0) Y. FLORES, C. KENNY – ABSENT May 28, 2019: APPROVED A POSTPONEMENT REQUEST BY THE STAFF TO JUNE 25, 2019 [J. SHIEH; P. HOWARD – 2ND] (12-0) K. MCGRAW – ABSENT June 25, 2019: APPROVED A POSTPONEMENT REQUEST BY THE STAFF TO JULY 23, 2019 [P. HOWARD; C. KENNY – 2ND] (11-0) P. SEEGER; J. SHIEH – ABSENT July 23, 2019: APPROVED A POSTPONEMENT REQUEST BY STAFF TO AUGUST 27, 2019 [P. SEEGER; A. AZHAR – 2ND] (10-0) R. SCHNEIDER, T. SHAW, J. THOMPSON – ABSENT September 10, 2019: APPROVED AN INDEFINITE POSTPONEMENT REQUEST BY STAFF [J. THOMPSON; J. SHIEH – 2ND] (10-0) T. SHAW – NOT PRESENT FOR PASSAGE OF THE CONSENT AGENDA; R. SCHNEIDER, P. SEEGER – ABSENT 3 of 48B-10C14-2017-0010.SH Page 4 February 25, 2020: APPROVED A POSTPONEMENT REQUEST BY STAFF TO APRIL 14, 2020 [R. SCHNEIDER; C. KENNY – 2ND] (12-0) J. SHIEH – ABSENT April 14, 2020: APPROVED A POSTPONEMENT REQUEST BY STAFF TO MAY 26, 2020 [R. SCHNEIDER; C. KENNY – 2ND] (12-0) C. LLANES PULIDO – ABSENT May 26, 2020: APPROVED A POSTPONEMENT REQUEST BY STAFF TO JULY 14, 2020 [C. HEMPEL; R. SCHNEIDER – 2ND] (12-0) C. LLANES PULIDO – NOT PRESENT FOR PASSAGE OF THE CONSENT AGENDA July 14, 2020: ISSUES: The Applicant wishes to discuss the Staff recommendation. The Kensington Park Homeowners Association is opposed to the proposed rezoning. Please refer to attached correspondence located at the back of this packet. Amendments to the Rezoning Application On February 10, 2020, the application was amended for a second time to change the rezoning request from MF-3-CO-NP to MF-4-NP and increase the rezoning area from 9.978 acres to 16.721 acres. This amendment added a 6.615 acre SF-2-CO-NP zoned tract to the north under a different ownership. An amended Notice of Filing was mailed out for the revised area. On May 19, 2020, the Applicant removed the north 6.615 acre tract from the rezoning area, returning it to 9.978 acres. This rezoning case has been approved to participate in the City’s S.M.A.R.T. (Safe, Mixed- Income, Accessible, Reasonably-priced, Transit-Oriented) Housing expedited review program. Please refer to Attachment B. Staff Meetings with the Applicant, Contact Team and Neighborhood Representatives On July 8, 2020, PAZ Staff hosted a virtual meeting with the Applicant, Agent, members of the Contact Team, neighborhood representatives, and the Austin Transportation Department. The purpose of the meeting was to relay the basis for changing Staff’s recommendation of denial that was presented to Planning Commission on April 10, 2018. Staff was previously unable to recommend the Applicant’s request for MF-3-CO-NP based on traffic safety concerns, and recommended maintaining the existing SF-2-NP zoning. On June 6, 2018, the property owners, Applicant, neighborhood representatives and Staff from the Austin Transportation Department and the Planning and Zoning Department attended a meeting to discuss vehicular access to the site. The need for a follow-up meeting was discussed and planned to occur after the Applicant pursued safer access option to 4 of 48B-10C14-2017-0010.SH Page 5 Nuckols Crossing Road through consultation with a traffic engineer and Staff reviewed the engineer’s work. This work took approximately two years to complete. Staff has also looked into the possibility of taking access from this tract through the adjacent multi-family development to the west that has frontage on St. Elmo Road and Pleasant Valley Road. Driveway access to the tract addressed as 4400 Nuckols Crossing could occur to South Pleasant Valley Rd via the adjacent tracts (owned by Smith County Affordable Housing Ltd as well as Pleasant Valley Courtyards Housing LP). Since the driveway would serve the proposed multifamily development, it would require rezoning from SF-2-NP and RR-CO-NP to MF-2-NP and a related NPA application to change the FLUM to multifamily. Extending a driveway to South Pleasant Valley Road would likely encounter development constraints due to a number of documented environmental features, as shown in the Environmental Resource Inventory Map provided in Attachment B. On February 13, 2017, the Southeast Combined Neighborhood Plan Contact Team met with the Agent at the Southeast Community Branch Library to discuss this rezoning case. One year later, on February 12, 2018, the Contact Team met with the Applicant with City zoning and Development Services Department transportation staff in attendance. The Contact Team, the Dove Springs Proud association and the Los Arboles Homeowners Association have provided correspondence in opposition to the rezoning and related Neighborhood Plan Amendment requests. Please refer to the correspondence attached at the back of this report. DEPARTMENT COMMENTS: The subject undeveloped tract is located on Nuckols Crossing Road, a neighborhood collector, and has single family residence-standard lot – neighborhood plan (SF-2-NP) zoning. The St. Elmo tributary of Williamson Creek, classified as an intermediate waterway, runs along and in close proximity to the north property line. City maps show there are at least three wetlands and one spring/seep on the north and west portions of the property. An Environmental Resource Inventory undertaken by the Applicant in January 2018 indicates four additional wetlands and one additional spring/seep on the property, bringing the total to 9 critical environmental features (CEFs). The wetlands and springs are located on the western portion of the property. There are single family residences on large lots to the north (SF-2-CO-NP with the –CO requiring a ½ acre minimum lot size), an undeveloped 9.86 acre tract and the Los Arboles single family residential community across Nuckols Crossing Road to the east (SF-2-NP), an undeveloped lot and the Woodway Village apartments to the south (SF-2-NP; MF-2-CO-NP with the –CO for a maximum of 160 units / 12.27 units per acre), and undeveloped land to the west (SF-2-NP; RR-CO-NP; LO-CO-NP). Please refer to Exhibits A (Zoning Map), A- 1 (Aerial View) and A-2 (Environmental Resource Inventory Map dated January 2018). The Applicant proposes to rezone the property to the multi-family residence-moderate-high density-neighborhood plan (MF-4-NP) district and develop it with up to 180 apartment units. The proposed density is approximately 18.03 units per acre. Under the MF-4-NP base district, the maximum floor-to-area ratio is 0.75 to 1 and the maximum height is 60 feet. 5 of 48B-10C14-2017-0010.SH Page 6 An initial look at the zoning map indicates the tract would seem well-suited as a transition between the apartments to the south and the single family residences on large lots to the north. As outlined in Attachment A, the Neighborhood Traffic Analysis memo identifies that the existing traffic volumes on Nuckols Crossing Road exceed the desirable thresholds established by the Land Development Code (based on pavement width). The Applicant has worked with Austin Transportation Department (ATD) engineering staff to identify a driveway location that satisfies minimum site distance requirements and is acceptable for vehicle safety and operations. In addition, ATD also requires dedicated right-turn and left- turn lanes into the site and the Applicant has secured preliminary approval for a conceptual design of the turn lanes. Finally, ATD recommends exploring additional improvements at the time of subdivision construction or site plan: reconstruction of Nuckols Crossing to urban standards with curb and gutter, bicycle facilities and sidewalks. Staff recognizes the challenges in developing the site given the environmental and transportation-related constraints, and with the updated Neighborhood Traffic Analysis, offers an alternate recommendation of multifamily residence-low density-neighborhood plan (MF-2-NP) which has a maximum density of 23 units per acre. The Staff recommendation is based on the zoning patterns in the area, including adjacent SF-2 base district properties to the north and across Nuckols Crossing Road to the east, and the MF-2-CO-NP zoned property with apartments to the south. As information, the environmental features generally located on north and west sides of the site will require a 200-foot wide buffer from the centerline (hence a full buffer of 400 feet, with the remaining portion to be achieved on adjacent property) of this intermediate waterway [LDC 25-8-261 – Critical Water Quality Zone Development]. In the buffer area, development is limited to fences and open space, under certain conditions. There will be additional buffer zones (generally 150 feet) from the wetlands and spring which will further limit development of this 9.9 acre property. EXISTING ZONING AND LAND USES: ZONING Site North South MF-2-CO-NP; SF-2-NP East SF-2-NP SF-2-CO-NP SF-2-NP West SF-2-NP; RR-CO-NP; SF-6- CO-NP; LO-CO-NP LAND USES Undeveloped Single family residences on large lots Apartments; Undeveloped Undeveloped; Single family residences in the Los Arboles community Undeveloped; Condominiums; Stormwater pond NEIGHBORHOOD TRAFFIC ANALYSIS: Is required – Please refer to Attachment A WATERSHED: Williamson Creek – Suburban CAPITOL VIEW CORRIDOR: No SCENIC ROADWAY: No 6 of 48B-10C14-2017-0010.SH Page 7 NEIGHBORHOOD ORGANIZATIONS: 96 – Southeast Corner Alliance of Neighborhoods (SCAN) 176 – Kensington Park Homeowners Association 511 – Austin Neighborhoods Council 627 – Onion Creek Homeowners Association 742 – Austin Independent School District 774 – Del Valle Independent School District 753 – Paisano Mobile Home Park Neighborhood Association 1071 – Los Arboles Homeowner’s Association 1228 – Sierra Club, Austin Regional Group 1316 – Southeast Combined Neighborhood Plan Contact Team 1340 – Austin Heritage Tree Foundation 1408 – Go!Austin / Vamos!Austin – Dove Springs 1438 – Dove Springs Neighborhood Association 1528 – Bike Austin 1550 – Homeless Neighborhood Association SCHOOLS: Rodriguez Elementary School Mendez Middle School Travis High School CASE HISTORIES: 1441 – Dove Springs Proud 1530 – Friends of Austin Neighborhoods 1578 – South Park Neighbors 1258 – Del Valle Community Coalition 1363 – SEL Texas NUMBER C14-03-0176.SH – Pleasant Valley Courtyards (SMART Housing) – 4503 – 4511 E St. Elmo Rd REQUEST MF-3-CO to MF-3-CO, to amend uses allowed on Tract One C14-03-0026, C14- 03-0027; C14-03- 0121; C14-03- 0122; & C14-03- 0123 – All cases were addressed on E St. Elmo Rd Add a CO to establish a development setback for unclassified waterways CITY COUNCIL Apvd as Commission recommended (02-05-2004). Apvd as Commission recommended (6-05-2003; 7-17-2003; 10-02-2003). COMMISSION To Grant MF-3-CO to allow multi-family residence units on Tract One, development of the property may not exceed 7 residential units, the units shall be contained in a single building not to exceed 2 stories/40’ in height. To Grant the add’l CO for a setback that prohibits development for 50’ in both directions from the centerline of an open waterway. Exceptions include utility crossings, hike & bike trails, driveway crossings and roadway crossings To Grant MF-3-CO-NP w/CO for max. 163 units C14-02-0155.SH – Pleasant Valley RR-NP; LO- NP; CS-NP to Apvd RR-NP and MF- 3-CO-NP. The CO 7 of 48B-10C14-2017-0010.SH Page 8 NUMBER Courtyards (SMART Housing) – 4503-4511 E St. Elmo Rd. REQUEST MF-3-CO-NP COMMISSION and 2,000 trips/day, and requiring setbacks from creek centerlines. CITY COUNCIL establishes a max of 163 units (10.038 u.p.a.); 2,000 trips, 50’ creek setback; prohibits community rec (private) use on Tracts 1 & 2, and prohibits residential units on Tract One (10-31-2002). Apvd MF-2-CO as Commission recommended (9-27-2001; corrective ord. 01-30-2003). Denied (5-10-2001). Apvd vehicular access for a residential or civic use to E St Elmo Rd from Tract Two only to occur from specific location; access to St. Elmo shall be entrance only after Pleasant Valley Rd is open to the public; prohibits access from Tract Two to St. Elmo if it is used for commercial or industrial use (01-09-2003). To Grant MF-2-CO on 13.226 acres w/CO for SF-6 density (remainder to be left as SF-2); and conds for r-o-w on Maufrais and Nuckols Crossing Rd To Deny To forward the request without a recommendation C14-01-0041 – Woodway Village Apartments – 4500- 4510 Nuckols Crossing Rd SF-2 to MF-3- CO on 16.592 acres C14-01-0032(SH) – Kingfisher Creek Townhomes – 4601 E St Elmo Rd C14-86-025(RCA) – 4503, 4511, 4601 E St. Elmo Rd – Pleasant Valley Courtyards RR; LO to SF- 6 Request to terminate Item 1 of the Restrictive Covenant so that residential access may be taken from both E St Elmo and S Pleasant Valley Rd RELATED CASES: The subject property is located within the boundaries of the Southeast Combined (Franklin Park) Neighborhood Planning Area and the –NP combining district was appended to the SF- 2 zoning at that time (C14-02-0128.01 – Ordinance No. 021010-12a). There is a corresponding neighborhood plan amendment case to change the land use designation on the Future Land Use Map (FLUM) from Single Family land use to Multifamily land use (NPA- 2016-0014.01). 8 of 48B-10C14-2017-0010.SH Page 9 The rezoning application originally contained 27.413 acres and included SF-2-NP zoned land to the south and west. Approximately 17 acres of this total is subject to a 2001 private Restrictive Covenant (filed as a Zoning Modification Agreement) that involved multiple parties and outlined that it be zoned SF-2. On September 27, 2017, the NPA and rezoning applications were first amended to remove the 17 acres identified above which reduced the total to current 9.978 acres. Traffic counts for Nuckols Crossing Road were submitted to the City on October 25, 2017 and updated between February 25 – February 27, 2020. The property is unplatted and there are no related subdivision or site plan cases in process. EXISTING STREET CHARACTERISTICS: Name Classification Pavement ROW Sidewalks Bike Route 70 feet 25 feet No Yes Local Collector (7,155 vpd north of Viewpoint Dr; 5.326 vpd south of Viewpoint Dr) According to the Austin 2014 Bicycle Plan approved by Austin City Council in November, 2014, a bike lane is recommended for Nuckols Crossing Road. CITY COUNCIL DATE: December 14, 2017 ACTION: Approved a Postponement Nuckols Crossing Road Capital Metro (within ¼ mile) No request by Staff to February 1, 2018 (11- 0). Approved a Postponement request by Staff to March 8, 2018 (11-0). Approved a Postponement request by Staff to April 12, 2018 (11-0). Approved a Postponement request by Staff to May 24, 2018 (6-0, Mayor Adler, Mayor Pro Tem Tovo, and Council Members Garza and Troxclair were off the dais). Approved a Postponement request by Staff to June 28, 2018 (10-0, Council Member Troxclair – off the dais). February 1, 2018 March 8, 2018 April 12, 2018 May 24, 2018 9 of 48B-10C14-2017-0010.SH Page 10 June 28, 2018 August 23, 2018 October 18, 2018 Approved a Postponement request by Staff to August 23, 2018 (11-0). Approved a Postponement request by Staff to October 18, 2018 (11-0). Approved a Postponement request by Staff to December 13, 2018 (10-0, Council Member Pool was off the dais). December 13, 2018 Approved an Indefinite Postponement June 20, 2019 August 8, 2019 October 3, 2019 March 26, 2020 May 21, 2020 June 11, 2020 request by Staff (9-0, Mayor Adler, Council Member Renteria were off the dais). Approved a Postponement request by Staff to August 8, 2019 (11-0). Approved a Postponement request by Staff to October 3, 2019 (11-0). Approved an Indefinite Postponement request by Staff (10-0, Council Member Harper-Madison was off the dais). Approved a Postponement request by Staff to May 21, 2020 (11-0). Approved a Postponement request by Staff to June 11, 2020 (11-0). Approved a Postponement request by Staff to July 30, 2020 (11-0). July 30, 2020 2nd 3rd ORDINANCE READINGS: 1st ORDINANCE NUMBER: CASE MANAGER: Wendy Rhoades e-mail: wendy.rhoades@austintexas.gov PHONE: 512-974-7719 10 of 48B-10U N D E V 84-317 95-0405C LI-NP CHURCH LI-NP ( LI-CO-NP D Y R E L L A T V N A S A E L S P A M LE ERICAN GIO N P O ST 84-072 C14-03-0026 TOWING CO SF-2-CO-NP LI-CO-NP S. E S H W 03-0026 03-0026 03-0121 C14-03-0121 RR-CO-NP ! ! ! ! ! C14-2015-0142 LO-MU-NP ! ! ! ! CS-1-NP ! E S ! T EL M O R D 84-248 R.C. C14-03-0176.SH 03-0176.SH APARTMENTS 03-0122 C14-03-0122 RR-CO-NP ( SF-2-NP ( ( ( ( ( ( SF-2-NP N D L R A ( G W G E R G W H S E 84-317 RR-NP C O N D O MINIU M S SF-6-CO-NP 03-0027 84-421 C14-03-0027 ( ( C A RTE R LN ( ( SF-2-NP ( ( N N L O T F A ( 03-0123 86-025R.C. LO-CO-NP 01-0032(SH) RR-CO-NP SP-01-0460C.SH 03-0027 ( ( 84-174 ( ( 86-025(RCA) MF-3-CO-NP 02-0155.SH C14-02-0155.SH 86-025R.C. SP-03-0121C.SH C14-03-0123 C14-86-025 01-0144 03-0123 C14-03-0124 MF-3-NP MF-2-NP NPA-2008-0014.03 C14-01-0144 01-0144 ! ! ! ! ! ! ! ! ! ! 03-0123 ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! UNDEV SF-2-NP G CIN N E F R O T C A R T N O C E G A R O T S ( S S E C C A TLY N E D N E S A O M L R C E P ( ( SF-3-NP ( ( ( ( ( ( ( ( ( SF-3-NP ( ( ( ( ( R E D SID Y A B ( ( ( SF-3-NP ( ( ( BUTTON BEND RD ( ( ( ( ( ( SF-3-NP ( ( ( ( AY E D R A C ( ( SF-3-NP ( ( ( ( N R L E T W E P ( ( ( ( ( ( ( ( ( ( ( ( ( SF-3-NP ( ( ( ( ( ( ( C E D A R P-NP FRANKLIN PARK G R O V E D R ( ( ( SF-3-NP ( ( ( ( ( ( ( ( ( SF-3-NP ( ( ( ( ( ( D V D BL ( ( ( N E B R E P P O C ( ( ( ( ± SUBJECT TRACT ! ! ! ! ! ! PENDING CASE ZONING BOUNDARY E G A R O T L\S RIA E AT M E G A R A G ( H C R U H C 9-0039C 8 P S 85-096 M A U F R ( AIS LN M.H. W A R E H O U SES ( ( ( E Q CLE UIP M A NIN G ENT ( SF-2-NP ( ( 88-0041 85-172 CAR WASH ( P R O F E S ( SIO N AL O FFIC E. ! ! ! ! ! ! ! ! R D Y E S R A E H H T R O N ! ! ! ! ! ! ! SF-2-CO-NP 84-0174 ! ! ! ! ! ( ( ! ! ! ! ( ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! None ! ! ! UNDEV ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! M.H. MF-2-CO-NP C14-01-0041 SP-02-0393C.SH 01-0041 ( D G R SIN S O R S C 87-093 UNDEV L O K C U N V E D N U ( ( 4-P LEX ( SF-2-NP D N S B S E R P Y C ( ( ( ( ( ( ( ( MF-2-NP X LE 4-P ( ( 4-PLEX ( ( ( ( ( ( ( ( ( ( ( SF-2-NP ( ( ( ( ( ( ( D K R A T O S E R C ( ( ( SF-2-NP ( ( ( ( MF-2-NP ZONING Exhibit A ZONING CASE#: C14-2017-0010.SH LI-NP LI-CO-NP C14-03-0030 W I N N E B A G O L N LI-CO-NP C14-03-0029 98-0023 03-0029 SF-2-CO-NP UNDEV SF-2-NP V I E W P O I N T D R 8 7 - 0 9 3 UNDEV 8 7 - 0 9 3 SF-2-NP A P P L E O R C H A R D L N UNDEV SF-2-NP SF-2-NP LURLYNE CT SF-2-NP I R C A R Y L ( ( FE N C ( ( E R O W ( SF-2-NP ( ( ( T D S O O W N O T T O C ( ( S O U T H H EA R SEY D R 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 CTM for the sole purpose of geographic reference. No warranty is made by the City of Austin regarding specific accuracy or completeness. Created: 5/21/2020 11 of 48B-1013 14 LI-CO-NP 1 LI-NP 1 N D L D O T 1 2 2 3 LI-CO-NP E ST EL SF-2-CO-NP A LI-NP 3 M O R D LI-CO-NP 4 T N D A Y R S A E E L L RR-CO-NP L S P A V LO-MU-NP CS-1-NP LI-NP 1 1 LI-CO-NP SF-2-NP 1 4 RR-NP 3 4 5 SF-2-NP J17 3-A 2-A 1-A RR-CO-NP SF-6-CO-NP MF-3-CO-NP 1 1 LO-CO-NP RR-CO-NP RTE R LN SF-2-NP 9-A A C 10 G N G D L E R R G A W E ST ELM 9-D 9-B 9-C O R D 6 7-A 7-B N N L O T F A 8-B 8-A SF-2-CO-NP LI-NP 11 LI-NP 10 8 7 6 9 LI-NP 14 13A 10 11 2 3 W I N LI-CO-NP N E B A G 12A O L N D N R E AV C LI-CO-NP K17 K16 RR-CO-NP MF-3-NP MF-2-NP 2 1 SF-3-NP 4 5 3 6 3 2 4 1 7 8 11 10 BUTTON BEND RD E SID R Y D A B SF-3-NP 8 SF-3-NP 1 10 9 15 16 9 10 11 12 13 14 15 28 27 1 1 3 25 24 J16 18 17 16 D V L D B N E B R E P P O C 12 11 14 13 10 9 4 2 3 32 31 30 29 5 6 11 23 24 25 29 27 30 26 28 17 21 18 19 20 5 6 7 8 20 23 21 4 5 SF-3-NP N R L E T W E P 8 9 6 7 P-NP SF-3-NP 12 11 14 9 10 11 12 13 19 18 16 15 14 5 6 7 8 C E D A R 15 20 19 16 17 18 8 7 6 5 4 3 SF-3-NP 28 27 26 25 7 8 10 24 12 22 23 14 G R D R O V E SF-3-NP 6 16 8 7 E L R L B P T TA O T 2 1 5 6 7 8 9 12 5 4 13 14 15 2 3 21 16 17 1 13 12 14 15 16 5 3 4 10 17 2 1 6 5 4 1 2 3 D G R SIN S O R S C L O K C U N SF-2-NP C14-2017-0010.SH 2 SF-2-CO-NP M A U F R AIS LN 1 19 SF-2-NP 1 SF-2-NP MF-2-CO-NP 21 20 1 2 3 14 4 22 5 6 7 D N S B S E R P Y C 10 9 8 7 6 5 31 12 11 29 30 32 33 8 9 17 18 15 SF-2-NP 23 13 4 26 27 28 24 25 N O R T H H E A R S E Y D R 23 24 25 21 20 22 18 6 5 9 10 19 3 2 4 34 35 19 18 17 SF-2-NP 12 13 14 1 1 4 3 3 2 1 1 9 8 2 7 6 5 17 16 15 Y D 43 R H E A S O R U T S E H 11 12 10 1 2 1 3 4 5 10 9 13 14 15 11 D K R 13 A T O 1217 11 18 S E R 8 C 7 10 9 19 21 22 6 8 7 6 5 4 18 36 6 7 38 8 14 16 R D D 9 17 18 L FIE G R E B 8 7 6 5 20 21 4 2 3 39 9 10 41 11 12 11 10 13 D O O W 7 N T O S T T O 3 C 1 2 49 4 44 1 2 1 FE 8 2 3 4 E R 11 12 N C 9 10 6 45 46 5 47 44 40 41 27 28 34 33 5 6 14 R D 6 8 5 24 4 SF-2-NP 3 4 M D S G R L O SIN K C U S N O R C 93 E S A P D R 1 2 O I N W G 3 4 5 2 3 1 4 5 7 8 V I E W P O I N T D R 5 4 1 35 3436 32 33 31 3 2 29 30 28 27 20 21 6 25 26 9 23 10 11 21 22 20 12 14 19 APPLE ORCHARD LN 12 13 24 14 10 55 56 5 4 60 3 17 2 1 61 62 59 57 58 15 16 54 53 17 18 19 20 21 22 51 50 49 24 25 26 48 47 29 46 52 4 6 1 3 13 SF-2-NP 9 10 12 A CIR R LY 45 44 43 30 31 41 40 39 34 33 32 31 30 28 27 26 25 23 32 SF-2-NP O W 8 9 10 35 11 12 SF-2-NP 34 4 Copyright nearmap 2015 3 18 19 20 9 31 21 H C A E P D E R V O R G 10 2 2 N U MF-1-NP C K O 1 11 2 3 12 13 14 L S C T ± 1'' = 500' NUCKOLS CROSSING ROAD REZONING - SMART HOUSING SUBJECT TRACT ZONING BOUNDARY ! ! ! ! ! ! PENDING CASE CREEK BUFFER ZONING CASE#: LOCATION: SUBJECT AREA: GRID: MANAGER: C14-2017-0010.SH 4400 NUCKOLS CROSSING RD. 9.978 Acres J16 Wendy Rhoades Exhibit A - 1 This map has been produced by the Communications Technology Management Dept. on behalf of the Planning Development Review Dept. for the sole purpose of geographic reference. No warranty is made by the City of Austin regarding specific accuracy or completeness. 12 of 48B-1013 of 48B-10MEMORAN DUM To: CC: FROM: DATE: SUBJECT: Wendy Rhoades, Case Manager Victoria Haase; Dan Hennessey, P.E.; Curtis Beaty, P.E.; Amber Mitchell Justin Good, P.E. June 16, 2020 Neighborhood Traffic Analysis for 4400 Nuckols Crossing Zoning Case # C14-2017-0010.SH The Transportation Development Services (TDS) division has performed a Neighborhood Traffic Analysis (NTA) for the above referenced case and offers the following comments. The 9.97-acre tract is located in south Austin at 4400 Nuckols Crossing Road (see below). The site is currently zoned SF-2-CO-NP and the zoning request is for MF-4-NP. Attachment A Page 1 of 3 14 of 48B-10Roadways The tract proposes access to Nuckols Crossing Road (named East St Elmo Road to the north), which is classified as a collector and currently has 70 feet of right-of-way with 28 feet of pavement. Nuckols Crossing Road has two travel lanes and is lacking curb and gutter, bicycle facilities, and sidewalks. The average 24-hour count traffic volume was 8,978 vehicles per day just east of the Todd Lane/St Elmo Road intersection and 5,951 vehicles per day just north of the Nuckols Crossing Road/Stassney Lane intersection. Traffic counts were collected from February 25, 2020 to February 27, 2020. Trip Generation and Traffic Analysis This zoning case assumes 180 mid-rise multifamily dwelling units (ITE Code 221). Based on the Institute of Transportation Engineer’s Trip Generation Manual, 10th Edition, the proposed development will generate 979 vehicle trips per day. See Table 1 for a detailed breakdown of the trip generation. Land Use Residential (Mid-Rise Multifamily Housing) TOTAL Table 1 – Trip Generation Size 180 DU Unadjusted Trip Generation 979 979 Table 2 provides the expected distribution of the site trips to the north and south. Table 2 – Trip Distribution Intersection Traffic Distribution by Percent Todd Lane/East St Elmo Road Nuckols Crossing Road/East Stassney Lane 60% 40% Table 3 represents a breakdown of traffic on Nuckols Crossing Road: existing traffic, proposed site traffic, total traffic after development, and percentage increase in traffic. Intersection Todd Lane/East St Elmo Road Nuckols Crossing Road/East Stassney Lane Table 3 – Traffic Summary Proposed New Site Traffic to Existing Traffic (vpd) Roadway 8,978 5,951 587 392 Overall Traffic Percentage Increase in Traffic 9,565 6.5% 6,343 6.6% According to Section 25-6-116 of the Land Development Code, streets which have pavement width less than 30 feet are considered to be operating at an undesirable traffic level if the average daily traffic volume for such roadway exceeds 1,200 vehicles per day. Nuckols Crossing Road is currently operating at an undesirable level and will continue to do so with the addition of site traffic. Page 2 of 3 15 of 48B-10Recommendations/Conclusions 1. The horizontal and vertical alignment of Nuckols Crossing Road near the subject tract presents several safety issues related to sight distance. The applicant has coordinated with ATD to identify a driveway location that is acceptable for vehicle safety and operations. Should the driveway location change, further review will be required to ensure that it still meets sight distance and other safety requirements. 2. Although the driveway location satisfies minimum sight distance requirements, the addition of another driveway in this area introduces speed differentials that could cause unsafe conditions. To ensure the safety of both existing drivers on Nuckols Crossing Road and new motorists entering the proposed development, ATD will require dedicated right-turn and left-turn lanes into the site. The applicant has coordinated with ATD regarding the conceptual design of these turn lanes and has received preliminary approval; final design and approval shall be deferred to site plan with ongoing coordination with ATD. 3. To improve vehicular safety near this development and encourage pedestrian connectivity in the area, it is recommended that the following improvements be explored at the time of subdivision construction or site plan: reconstruction of Nuckols Crossing Road to urban standards with curb and gutter, construction of all ages and abilities bicycle facilities, and construction of sidewalks. Additional mitigations or improvements may be required. 4. The City Council may deny an application if the neighborhood traffic analysis demonstrates that the traffic generated by the project combined with existing traffic exceeds the desirable operating level established on a residential local or collector street in the neighborhood traffic analysis study area. If you have any questions or require additional information, please contact me at 974-1449. Justin Good, P.E. Transportation Development Engineer – Lead: South Austin Transportation Department Page 3 of 3 16 of 48B-10City of Austin P.O. Box 1088, Austin, TX 78767 www.cityofaustin.org/housing Neighborhood Housing and Community Development Department June 29, 2020 (Revision to letter dated February 4, 2020) S.M.A.R.T. Housing Certification McDowell Housing Partners – City Heights – (Project ID 655) TO WHOM IT MAY CONCERN: McDowell Housing Partners (development contact: Ariana Brendle: (o) 786-257-2793; abrendle@mcdhousing.com) is planning to develop the City Heights, a 179- unit multi-family development at approximately 4400 Nuckols Crossing Road, Austin TX 78744. The project is subject to a minimum 5-year affordability period after issuance of certificate of occupancy, unless project funding requirements are longer. This revision changes the total unit count from 152– 200 to 179 units and the unit mix to the updated numbers below. The applicant has submitted evidence of contacting the Southeast Combined Neighborhood Plan Contact Team advising them of their project. The applicant has indicated they will address any legitimate concerns of the neighborhood residents. This project is located more than one-half mile walking distance from a local public transit route and has received a Transit Oriented Waiver since the applicant/developer is applying for Low Income Housing Tax Credits. (See Attachment 1) Neighborhood Housing and Community Development (NHCD) certifies the proposed project meets the S.M.A.R.T. Housing standards at the pre-submittal stage. Since 100% of the units will serve households at or below 80% MFI, the development will be eligible for 100% waiver of fees listed in Land Development Code, Chapter 25-1-704, as amended or other fees waived under a separate ordinance. The unit mix is as follows: 6% of the units (10 units) will serve households at or below 30% Median Family Income (MFI); 61% of the units (110 units) will serve households at or below 50% MFI; 33% of the units (59 units) will serve households at or below 80% MFI. The expected fee waivers include, but are not limited to, the following fees: AWU Capital Recovery Fees Building Permit Concrete Permit Electrical Permit Mechanical Permit Plumbing Permit Site Plan Review Misc. Site Plan Fee Construction Inspection Subdivision Plan Review Misc. Subdivision Fee Zoning Verification Land Status Determination Building Plan Review Parkland Dedication (by separate ordinance) Neighborhood Plan Amendment Fee Attachment B 17 of 48B-10Prior to issuance of building permits and starting construction, the developer must: ♦ Obtain a signed Conditional Approval from the Austin Energy Green Building Program stating that the plans and specifications for the proposed development meet the criteria for a Green Building Rating. (Contact Austin Energy Green Building: 512-482-5300 or greenbuilding@austinenergy.com). ♦ Submit plans demonstrating compliance with the required accessibility or visitability standards. Before a Certificate of Occupancy will be granted, the development must: ♦ Pass a final inspection and obtain a signed Final Approval from the Green Building Program. (Separate from any other inspections required by the City of Austin or Austin Energy). ♦ Pass a final inspection to certify that the required accessibility or visitability standards have been met. ♦ An administrative hold will be placed on the building permit, until the following items have been completed: 1) the number of affordable units have been finalized and evidenced through a sealed letter from project architect and/or engineer, 2) a Restrictive Covenant stating the affordability requirements and terms has been filed for record at the Travis County Clerk Office. The applicant must demonstrate compliance with S.M.A.R.T. Housing standards after the after the certificate of occupancy has been issued or repay the City of Austin, in full, the fees waived for this S.M.A.R.T. Housing certification. Please contact me by phone 512.974.2108 or by email at alex.radtke@austintexas.gov if you need additional information. Sincerely, Alex Radtke, Senior Planner Neighborhood Housing and Community Development Cc: Kristin Martinez, AE Ellis Morgan, NHCD Jonathan Orenstein, AWU Mashell Smith, ORS 18 of 48B-10C14-2017-0010.SH Page 11 SUMMARY STAFF RECOMMENDATION (Revised on June 29, 2020): The Staff recommendation is to grant multifamily residence – low density – neighborhood plan (MF-2-NP) combining district zoning. The Restrictive Covenant includes all recommendations listed in the Neighborhood Traffic Analysis memo, dated June 16, 2020, as provided in Attachment A. BASIS FOR LAND USE RECOMMENDATION (ZONING PRINCIPLES) 1. The proposed zoning should be consistent with the purpose statement of the district sought. Applicant request (as amended): The MF-4, Multifamily Residence (Moderate-High Density) district is intended for multifamily developments with a maximum density of 36 to 54 units per acre, depending on unit size. This district is appropriate for moderate-high density housing in centrally located areas near supporting transportation and commercial facilities, in areas adjoining downtown Austin and major institutional or employment centers, and in other selected areas where moderate-high density multifamily use is desirable. The neighborhood plan (NP) district denotes a tract located within the boundaries of an adopted Neighborhood Plan. Staff recommendation: The MF-2, Multifamily Residence (Low Density) district is intended for multifamily developments with a maximum density of up to 23 units per acre, dependent on unit size. This district is appropriate for multifamily residential areas near single family neighborhoods, and in selected areas where low density multifamily use is desirable. The neighborhood plan (NP) district denotes a tract located within the boundaries of an adopted Neighborhood Plan. 2. Zoning changes should promote compatibility with adjacent and nearby uses. 3. Zoning should allow for reasonable use of the property. An initial look at the zoning map indicates the tract would seem well-suited as a transition between the apartments to the south and the single family residences on large lots to the north. As outlined in Attachment A, the Neighborhood Traffic Analysis memo identifies that the existing traffic volumes on Nuckols Crossing Road exceed the desirable thresholds established by the Land Development Code (based on pavement width). The Applicant has worked with Austin Transportation Department (ATD) engineering staff to identify a driveway location that satisfies minimum site distance requirements and is acceptable for vehicle safety and operations. In addition, ATD also requires dedicated right-turn and left-turn lanes into the site and the Applicant has secured preliminary approval for a conceptual design of the turn lanes. Finally, ATD recommends exploring additional improvements at the time of subdivision construction or site plan: reconstruction of Nuckols Crossing to urban standards with curb and gutter, bicycle facilities and sidewalks. 19 of 48B-10C14-2017-0010.SH Page 12 Staff recognizes the challenges in developing the site given the environmental and transportation-related constraints, and with the updated Neighborhood Traffic Analysis, offers an alternate recommendation of multifamily residence-low density-neighborhood plan (MF-2-NP) which has a maximum density of 23 units per acre. The Staff recommendation is based on the zoning patterns in the area, including adjacent SF-2 base district properties to the north and across Nuckols Crossing Road to the east, and the MF-2-CO-NP zoned property with apartments to the south. EXISTING CONDITIONS Site Characteristics The subject rezoning area is undeveloped and is heavily treed. Slopes on the site range from 582 to 618 feet above sea level and it drains in a south-to-north direction towards Williamson Creek. Vegetation within the subject site consist of native and invasive woodland species with a thick understory, including American elm, cedar elm, hackberry, and Ashe juniper. Impervious Cover The maximum impervious cover allowed by the MF-4 and MF-2 zoning districts is 60%, which is based on the more restrictive watershed regulations. 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 Williamson Creek Watershed of the Colorado River Basin, which is classified as a Suburban Watershed by Chapter 25-8 of the City's Land Development Code. The site is in the Desired Development Zone. Under current watershed regulations, development on this site will be subject to the following impervious cover limits: Development Classification % of Gross Site Area % of Gross Site Area Single-Family (minimum lot size 5750 sq. ft.) Other Single-Family or Duplex Multifamily 50% 55% 60% with Transfers 60% 60% 70% 20 of 48B-10C14-2017-0010.SH Commercial 80% Page 13 90% According to floodplain maps there is a 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. Numerous trees will likely be impacted with a proposed development associated with this rezoning case. Please be aware that an approved rezoning status does not eliminate a proposed development’s requirements to meet the intent of the tree ordinances. If further explanation or specificity is needed, please contact the City Arborist at 512-974-1876. According to GIS, there are several wetland critical environmental features on the property. The site will be subject to protection of these features per 25-8-281. According to GIS, there is a critical water quality zone on the property. Only certain types of development are allowed within these areas per 25-8-281 and 25-8-262. Under current watershed regulations, development 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. According to GIS it appears that slopes over 15% exist on the property and will be subject to 25-8-301 [Construction of a Roadway or Driveway] and 25-8-302 [Construction of a Building or Parking Area]. Site Plan Site plans will be required for any new development other than single-family or duplex residential. 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. Any new development is subject to Subchapter E. Design Standards and Mixed Use. Additional comments will be made when the site plan is submitted. Compatibility Standards The site is subject to compatibility standards. Along the north and east property lines, the following standards apply: • No structure may be built within 25 feet of the property line. • No structure in excess of two stories or 30 feet in height may be constructed within 50 feet of the property line. 21 of 48B-10C14-2017-0010.SH Page 14 • No structure in excess of three stories or 40 feet in height may be constructed within 100 feet of the property line. • No parking or driveways are allowed within 25 feet of the property line. • A landscape area at least 25 feet wide is required along the property line. In addition, a fence, berm, or dense vegetation must be provided to screen adjoining properties from views of parking, mechanical equipment, storage, and refuse collection. • For a structure more than 100 feet but not more than 300 feet from property zoned SF-5 or more restrictive, height limitation is 40 feet plus one foot for each 10 feet of distance in excess of 100 feet from the property line. • An intensive recreational use, including a swimming pool, tennis court, ball court, or playground, may not be constructed 50 feet or less from adjoining SF-3 property. • A landscape area at least 25 feet in width is required along the property line if the tract is zoned LR, GO, GR, L, CS, CS-1, or CH. Additional design regulations will be enforced at the time a site plan is submitted. Transportation A Neighborhood Traffic Analysis is required for this project. The NTA requires three (3) consecutive 24-hour tube counts, preferably on Tuesday, Wednesday, and Thursday, during a non-holiday week when school is in session. A traffic impact analysis was not required for this case because the traffic generated by the proposed zoning does not exceed the threshold of 2,000 vehicle trips per day [LDC, 25-6- 113]. FYI: If the requested zoning is granted, it is recommended that gates be prohibited on all driveways to this site in order to allow for connectivity between the proposed property and the existing neighborhood. This will be considered at the site plan stage. FYI: If the requested zoning is granted, it is recommended to provide sidewalks along both sides of the private drives, streets, and internal circulation routes connecting to the public right-of-way to improve walkability and connectivity. The sidewalk dimensions shall comply with the Transportation Criteria Manual and shall be constructed in accordance with the latest ADA standards. This will be considered at the site plan stage. FYI: If the requested zoning is granted, it is recommended that all sidewalks, private drives, streets, and internal circulation routes be provided within public access easements. This will provide vehicular and pedestrian access and connectivity to this site from the surrounding neighborhood. This will be considered at the site plan stage. FYI: If the requested zoning is granted, it is recommended that the property be limited to one driveway access on Nuckols Crossing Road. This will be considered at the site plan stage. 22 of 48B-10C14-2017-0010.SH Page 15 Water / Wastewater FYI: The landowner intends to serve the site with City of Austin water and wastewater utilities. The landowner, at own expense, will be responsible for providing any water and wastewater utility improvements, offsite main extensions, water or wastewater easements, utility relocations and or abandonments required by the proposed land use. Depending on the development plans submitted, water and or wastewater service extension requests may be required. Water and wastewater utility plans must be reviewed and approved by Austin Water for compliance with City criteria and suitability for operation and maintenance. All water and wastewater construction must be inspected by the City of Austin. The landowner must pay the City inspection fee with the utility construction. The landowner must pay the tap and impact fees once the landowner makes an application for Austin Water utility tap permits. 23 of 48B-1024 of 48B-1025 of 48B-1026 of 48B-1027 of 48B-1028 of 48B-1029 of 48B-1030 of 48B-1031 of 48B-1032 of 48B-1033 of 48B-1034 of 48B-1035 of 48B-1036 of 48B-1037 of 48B-1038 of 48B-1039 of 48B-1040 of 48B-1041 of 48B-1042 of 48B-1043 of 48B-1044 of 48B-1045 of 48B-1046 of 48B-1007July 2020 RE: Plan Amendments File Number: NPA-2016-0014.01.SH Zoning Case Number: C14-2017-0010.SH Members of the City of Austin Planning Commission: The Kensington Park Neighborhood Association opposes the proposed amendment to the SE Combined Neighborhood Plan from SF-2-NP to MF-4-NP, as well as the accompanying requested zoning change. This is an attempt by the owner to nullify all the hard work of citizens as well as city staff in devising the SE Combined Plan. In that effort, the special environmental character of this little piece of Austin was recognized and zoning was subsequently limited to low density development and minimum traffic to provide protection of the fragile ecosystem of springs and creeks in the immediate area. In line with the SE Combined Neighborhood Plan objectives and protections, we raise two specific concerns: 1. The change to higher density MF-4-NP zoning will adversely affect sensitive environmental features and add to the already tangled traffic of our SE Austin area. The portion of E. St. Elmo between Nuckols Crossing and Todd Lane cannot be widened without lasting detrimental effects on the springs and wetlands along that roadway. City has long recognized the special character of this section of E. St. Elmo, dating back to the City of Austin authorized “ST. ELMO ROAD AREA STUDY” of July, 1984. Increased traffic from this project would therefore likely flow down Nuckols Crossing to Pleasant Valley Road, a major arterial. Such traffic would have a profound and undesirable effect on the los Arboles neighborhood and adjacent residential areas, which already suffer significant traffic congestion problems. 2. Planning Commission members need to be aware that there already some 6 major SH and affordable housing units with a 1 ½ mile radius of this proposed development. Namely: Woodway Square Rosemont at Williamson Creek Kingfisher Woodway Village Eastern Oaks Villas of Cordoba 47 of 48B-10These developments contribute significantly to the traffic congestion problem of our area. We do not need more. Members of the City of Austin Planning Commission: Neighborhood Plans should not be changed without good and compelling reasons. We see no such compelling reasons for a change in the Plan or zoning for this tract ----- Other than to improve its marketability. Kensington Park consequently stands in opposition to any such changes. Respectfully, M. L. Sloan President Kensington Park Homeowners Association M. L. Sloan48 of 48B-10