B-21 (NPA-2021-0018.01 - McCarleys .32; District 7)pdf.pdf — original pdf

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Planning Commission: June 8, 2021 NEIGHBORHOOD PLAN AMENDMENT REVIEW SHEET DATE FILED: February 11, 2021 (In-cycle) NEIGHORHOOD PLAN: Brentwood/Highland Combined (Brentwood) CASE#: NPA-2021-0018.01 PROJECT NAME: McCarley .32 PC DATE: June 8, 2021 ADDRESS: 5610 Roosevelt Ave DISTRICT AREA: 7 SITE AREA: 0.32 acres OWNER/APPLICANT: McCarleys, LLP (David McCarley) AGENT: Bennett Consulting (Rodney K. Bennett) CASE MANAGER: Maureen Meredith, Housing and Planning Dept. (512) 974-2695 PHONE: STAFF EMAIL: Maureen.meredith@austintexas.gov TYPE OF AMENDMENT: Change in Future Land Use Designation To: Multifamily Residential From: Single Family Base District Zoning Change To: MF-3-NP Related Zoning Case: C14-2021-0018 From: SF-3-NP NEIGHBORHOOD PLAN ADOPTION DATE: PLANNING COMMISSION RECOMMENDATION: June 8, 2021- May 13, 2004 1 of 22B-21Planning Commission: June 8, 2021 STAFF RECOMMENDATION: Staff recommends the applicant’s request for Multifamily Residential land use. BASIS FOR STAFF’S RECOMMENDATION: Although the two sections of the plan noted below supports maintaining the single family zoning and land use in the Roosevelt Multi-family Area, staff believes this last remaining single family lot within the northwest part of Roosevelt Avenue is appropriate to transition to multifamily land use. 2 Site 2 of 22B-21Planning Commission: June 8, 2021 3 LAND USE DESCRIPTIONS EXISTING LAND USE ON THE PROPERTY Single family - Detached or two family residential uses at typical urban and/or suburban densities. Purpose 1. Preserve the land use pattern and future viability of existing neighborhoods; 2. Encourage new infill development that continues existing neighborhood patterns of development; and 3. Protect residential neighborhoods from incompatible business or industry and the loss of existing housing. Application 1. Existing single‐family areas should generally be designated as single family to preserve established neighborhoods; and 2. May include small lot options (Cottage, Urban Home, Small Lot Single Family) and two‐family residential options (Duplex, Secondary Apartment, Single Family Attached, Two‐Family Residential) in areas considered appropriate for this type of infill development. PROPOSED LAND USE ON THE PROPERTY Multifamily Residential - Higher-density housing with 3 or more units on one lot. 1. Preserve existing multifamily and affordable housing; Purpose 3 of 22B-21Planning Commission: June 8, 2021 2. Maintain and create affordable, safe, and well-managed rental housing; and 3. Make it possible for existing residents, both homeowners and renters, to continue to live in their neighborhoods. 4. Applied to existing or proposed mobile home parks. Application 1. Existing apartments should be designated as multifamily unless designated as mixed use; 2. Existing multifamily-zoned land should not be recommended for a less intense land use category, unless based on sound planning principles; and 3. Changing other land uses to multifamily should be encouraged on a case-by-case basis. IMAGINE AUSTIN PLANNING PRINCIPLES 1. Create complete neighborhoods across Austin that provide a mix of housing types to suit a variety of household needs and incomes, offer a variety of transportation options, and have easy access to daily needs such as schools, retail, employment, community services, and parks and other recreation options. • The property is located in an area with some single family and multifamily units within walking distance to public transportation and commercial uses. The applicant’s proposal to build multifamily residential uses will increase the housing choices for the planning area and the City. 2. Support the development of compact and connected activity centers and corridors that are well-served by public transit and designed to promote walking and bicycling as a way of reducing household expenditures for housing and transportation. • The property is not located in an Imagine Austin activity center or activity corridor, but is within 0.5 miles from Burnet Road which is an activity corridor. 3. Protect neighborhood character by ensuring context-sensitive development and directing more intensive development to activity centers and corridors, redevelopment, and infill sites. • The property is located in an area with multifamily land uses surrounding the property. 4. Expand the number and variety of housing choices throughout Austin to meet the financial and lifestyle needs of our diverse population. • The applicant proposes to build a multifamily development which would expand the number and variety of housing choices in Austin and the planning area. 5. Ensure harmonious transitions between adjacent land uses and development intensities. 4 4 of 22B-21 • The applicant’s request for Multifamily Residential land use is supported because there is multifamily land use and zoning to the north, south and west of the property. Planning Commission: June 8, 2021 6. Protect Austin’s natural resources and environmental systems by limiting land use and transportation development over environmentally sensitive areas and preserve open space and protect the function of the resource. • The property is not located in the Drinking Water Protection Zone. 7. Integrate and expand green infrastructure—preserves and parks, community gardens, trails, stream corridors, green streets, greenways, and the trails system—into the urban environment and transportation network. 8. Protect, preserve and promote historically and culturally significant areas. • To staff’s knowledge there is no historic or cultural significance to this • Not applicable. property. 9. Encourage active and healthy lifestyles by promoting walking and biking, healthy food choices, access to affordable healthcare, and to recreational opportunities. • The property is in an area within walking distance to public transit and commercial uses. 10. Expand the economic base, create job opportunities, and promote education to support a strong and adaptable workforce. • Not directly applicable. creative art forms. • Not applicable. 11. Sustain and grow Austin’s live music, festivals, theater, film, digital media, and new 12. Provide public facilities and services that reduce greenhouse gas emissions, decrease water and energy usage, increase waste diversion, ensure the health and safety of the public, and support compact, connected, and complete communities. • Not applicable. 5 5 of 22B-21Proximity to Imagine Austin Activity Corridors and Centers Planning Commission: June 8, 2021 6 6 of 22B-21 Proximity to Parks Planning Commission: June 8, 2021 7 7 of 22B-21Proximity to Public Transportation Planning Commission: June 8, 2021 IMAGINE AUSTIN GROWTH CONCEPT MAP Definitions Neighborhood Centers - The smallest and least intense of the three mixed-use centers are neighborhood centers. As with the regional and town centers, neighborhood centers are walkable, bikable, and supported by transit. The greatest density of people and activities in neighborhood centers will likely be concentrated on several blocks or around one or two intersections. However, depending on localized conditions, different neighborhood centers can be very different places. If a neighborhood center is designated on an existing commercial area, such as a shopping center or mall, it could represent redevelopment or the addition of housing. A new neighborhood center may be focused on a dense, mixed-use core surrounded by a mix of housing. In other instances, new or redevelopment may occur incrementally and concentrate people and activities along several blocks or around one or two intersections. Neighborhood centers will be more locally focused than either a regional or a town center. Businesses and services—grocery and department stores, doctors and dentists, shops, branch libraries, dry cleaners, hair salons, schools, restaurants, and other small and local businesses—will generally serve the center and surrounding neighborhoods. Town Centers - Although less intense than regional centers, town centers are also where many people will live and work. Town centers will have large and small employers, although 8 8 of 22B-21Planning Commission: June 8, 2021 fewer than in regional centers. These employers will have regional customer and employee bases, and provide goods and services for the center as well as the surrounding areas. The buildings found in a town center will range in size from one-to three-story houses, duplexes, townhouses, and rowhouses, to low-to midrise apartments, mixed use buildings, and office buildings. These centers will also be important hubs in the transit system. Job Centers - Job centers accommodate those businesses not well-suited for residential or environmentally- sensitive areas. These centers take advantage of existing transportation infrastructure such as arterial roadways, freeways, or the Austin-Bergstrom International airport. Job centers will mostly contain office parks, manufacturing, warehouses, logistics, and other businesses with similar demands and operating characteristics. They should nevertheless become more pedestrian and bicycle friendly, in part by better accommodating services for the people who work in those centers. While many of these centers are currently best served by car, the growth Concept map offers transportation choices such as light rail and bus rapid transit to increase commuter options. Corridors - Activity corridors have a dual nature. They are the connections that link activity centers and other key destinations to one another and allow people to travel throughout the city and region by bicycle, transit, or automobile. Corridors are also characterized by a variety of activities and types of buildings located along the roadway — shopping, restaurants and cafés, parks, schools, single-family houses, apartments, public buildings, houses of worship, mixed-use buildings, and offices. Along many corridors, there will be both large and small redevelopment sites. These redevelopment opportunities may be continuous along stretches of the corridor. There may also be a series of small neighborhood centers, connected by the roadway. Other corridors may have fewer redevelopment opportunities, but already have a mixture of uses, and could provide critical transportation connections. As a corridor evolves, sites that do not redevelop may transition from one use to another, such as a service station becoming a restaurant or a large retail space being divided into several storefronts. To improve mobility along an activity corridor, new and redevelopment should reduce per capita car use and increase walking, bicycling, and transit use. Intensity of land use should correspond to the availability of quality transit, public space, and walkable destinations. Site design should use building arrangement and open space to reduce walking distance to transit and destinations, achieve safety and comfort, and draw people outdoors. BACKGROUND: The application was filed on February 11, 2021 which is in-cycle for neighborhood planning areas located on the west side of I.H.-35. The applicant proposes to change the future land use map from Single Family to Multifamily land use for a multifamily development. The applicant proposes to change the zoning on the property from SF-3-NP (Family Residence district- Neighborhood Plan) to MF-3-NP (Multifamily Residence Medium Density district- Neighborhood Plan). For more information on the proposed zoning request, see case report C14-2021-0018. 9 9 of 22B-21Planning Commission: June 8, 2021 PUBLIC MEETINGS: The ordinance-required community was held virtually on March 22, 2021. The recorded meeting can be found at www: speakupaustin.org/npa. Approximately 408 meeting notices were mailed to people who own property or have a utility account within 500 feet of the property, in addition to neighborhood organizations and environmental groups who requested notification for the area on the Community Registry. Two staff members attended the meeting in addition to Rodney Bennett, the applicant’s agent and nine people from the neighborhood. After staff gave a brief presentation outlining the applicant’s plan amendment and zoning requests, Rodney Bennett, the applicant’s agent provided the following information: • The applicant does not expect more than 12 dwelling units, but it could be realistically about 6 to 8 units. • The dwelling units are proposed to be condos; • The applicant does not have a site plan at this time; • The detention pond will be near the rear of the lot; • The applicant is proposing one building with parking under the building at grade level and two-floors of living units above the parking; • The number of bedrooms will be between two-bedrooms and four-bedrooms; • The applicant is not asking for S.M.A.R.T. Housing; • They feel the proposed project is compatible with Roosevelt Avenue because it’s a single-family lot with multifamily on three sides. If it remains a single-family home, it will be a small house surrounded by apartment complexes. Q: Right now you could subdivide the lot and put four units on the property. Why do you want to put so many units on the property? A: The lot is not very wide. If we were granted MF-3 zoning, we could get more units on the property and we feel multifamily is a better land use being sandwiched between two multifamily-zoned lots. Q: How large would the two-bedroom and four-bedroom units be? A: We don’t have the exact square footage at this time, but we would estimate that a two- bedroom would be about 600 square feet and a four-bedroom would be about 1,200 square feet. Q: Have you approached Dart Bowl to the north about doing an integrated development with them instead of developing this piece-meal? A: There has been some communication from my client with Dart Bowl but I don’t know how those discussions have progressed. I’ll have to reach out to my client. Q: How many floors to you propose and how tall will the building be? 10 10 of 22B-21Planning Commission: June 8, 2021 A: The building will be three floors. The first floor would be parking and then two livable floors above the parking. On average the floors are 10 to 12 feet tall, so the building will be 30 to 35 feet tall. Q: If you look a the zoning map of properties across the street, the zoning map shows the properties zoning SF-3-NP, but the future land use map shows the land use as Multifamily. Why hasn’t the FLUM been updated to show the land use as Single Family? A: Staff’s response: A future land use map is not a zoning map; it’s created as an aspirational way to say what the community desires on this land in the future. So, it might have been during the planning process that the discussions were that in the future these properties on Roosevelt Avenue would somehow convert to multifamily, so that is why they were not rezoned to multifamily during the planning process. Comments: • Is there a way for the Brentwood NPCT to update the future land use map to change the land use on the properties across the street with SF-3-NP zoning with Multifamily land use to be changed to show Single Family land use? o Staff’s answer: Yes, a NPCT can submit a plan amendment application. CITY COUNCIL DATE: July 29, 2021 ACTION: 11 11 of 22B-21Applicant Summary Letter from Application Planning Commission: June 8, 2021 12 12 of 22B-21Planning Commission: June 8, 2021 Letter of Recommendation from the Neighborhood Plan Contact Team (NPCT) (As of June 1, 2021, no letter was received from the Brentwood NPCT) From: Meredith, Maureen Sent: Tuesday, May 18, 2021 12:38 PM To: Liz_bill@; tellerman@; nbessent@; ckalonzi@; dave@; dlhenry@; dlbarch55@; tgyoung@; greg1austin@; mcabarnes@; latoncarr@; pamlb53@ Cc: Rodney K. Bennett <jb.rbconsulting@yahoo.com>; Graham, Mark <Mark.Graham@austintexas.gov> Subject: Brentwood NPCT Rec?: NPA-2021-0018.01_5610 Roosevelt Ave Dear Brentwood NPCT: We are aiming to have the NPA and zoning case (C14-2021-0018) on the June 8, 2021 Planning Commission hearing date. If you’d like to have your letter of recommendation added to the staff case reports, please send it to me and Mark Graham no later than Tuesday, June 1, 2021 by 4:30 pm which is when our reports are due. If we get the letter after that date and time it will not be in the staff reports, but the letter will be uploaded to the PC website for that hearing date. Maureen Maureen Meredith, Senior Planner City of Austin, Housing & Planning Dept. Mailing Address: P.O. Box 1088 Austin, Texas 78767 Phone: (512) 974-2695 Maureen.meredith@austintexas.gov 13 13 of 22B-21Planning Commission: June 8, 2021 14 Site 14 of 22B-21Planning Commission: June 8, 2021 15 15 of 22B-21Planning Commission: June 8, 2021 16 16 of 22B-21 Planning Commission: June 8, 2021 17 17 of 22B-21 Planning Commission: June 8, 2021 18 18 of 22B-21Planning Commission: June 8, 2021 5610 Roosevelt Ave – Subject Property View north of property – 5612 Roosevelt Ave. 19 19 of 22B-21Planning Commission: June 8, 2021 View east of property Property to the east 20 20 of 22B-21Planning Commission: June 8, 2021 View south of property View south of Roosevelt Ave Site 21 21 of 22B-21Planning Commission: June 8, 2021 View north of Roosevelt Ave. Property to the west along Woodrow Ave. 22 Site 22 of 22B-21