B-01 (NPA-2021-0005.01 - ALPHA .95; District 3).pdf — original pdf

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Planning Commission: September 28, 2021 NEIGHBORHOOD PLAN AMENDMENT REVIEW SHEET DATE FILED: July 26, 2021 (In-cycle) PHONE: (512) 974-2695 2404 Thrasher Lane NEIGHORHOOD PLAN: Montopolis CASE#: NPA-2021-0005.01 PROJECT NAME: Alpha .95 PC DATE: September 28, 2021 ADDRESS/ES: DISTRICT AREA: 3 SITE AREA: 0.95 acres OWNER/APPLICANT: Alpha Builders (Gino Shvetz) AGENT: Bennett Consulting (Rodney K. Bennett) CASE MANAGER: Maureen Meredith STAFF EMAIL: Maureen.Meredith@austintexas.gov TYPE OF AMENDMENT: Change in Future Land Use Designation From: Single Family Base District Zoning Change To: Higher Density Single Family Related Zoning Case: C14-2021-0128 From: CS-NP To: SF-6-NP NEIGHBORHOOD PLAN ADOPTION DATE: September 27, 2001 CITY COUNCIL DATE: Not scheduled at this time ACTION: 1 1 of 23B-1Planning Commission: September 28, 2021 PLANNING COMMISSION RECOMMENDATION: September 28, 2021- STAFF RECOMMENDATION: Recommended for applicant’s request for Higher Density Single Family land use. BASIS FOR STAFF’S RECOMMENDATION: The property is a 0.95-acre vacant tract of land with zoned CS-NP with Commercial future land use. To the north is a single-family home zoned SF-3-NP with primary frontage on Carson Ridge. The FLUM shows Transportation on this property presumably because the plan supported the extension of Carson Ridge, an undeveloped road that has proposed right-of-way through this property. The property to the south is a single-family home zoned CS-NP with a future land use of Commercial. Staff supports the applicant’s request for Higher Density Single Family land use because it will provide a transition between the single-family use and zoning north of the property and commercial land use and zoning to the south of the property. The request will also add additional housing units and types to the Montopolis planning area and the city. The Montopolis Plan supports creating homes for all stages of life and the creation of multiple housing types. 2 2 of 23B-1Planning Commission: September 28, 2021 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. 3 3 of 23B-1Planning Commission: September 28, 2021 PROPOSED LAND USE ON THE PROPERTY Higher Density Mixed Use - An area that is appropriate for a mix of residential and non‐residential uses with floor‐to‐area ratios of 3.0 or higher. 1. Encourage dense, pedestrian‐ oriented development in downtown, areas near downtown, and sites with exceptional transportation access; 2. Provide a transition between the central core and surrounding districts; and 3. Encourage redevelopment of sites in or near the center city. Purpose Application 1. Applicable to most mixed‐use/commercial sites in the Central Business District; 2. May be applied to other central areas, such as the Central Urban Redevelopment Area, where existing population and infrastructure can support higher‐density development; 3. May also be applied to areas outside of the central core where higher densities can be supported and neighborhood impacts are minimal; and 4. Can be used to accommodate Transit‐Oriented Development at existing or proposed transit stations. 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 applicant proposes to build ten townhomes on a 0.95 tract of land. The proposed development will add to the variety of housing types in the City and the planning area. There are bus routes on E. Riverside Drive to the north and along Grove Boulevard to west. There are numerous businesses located along E. Riverside Drive. 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 located between the McKinney Jobs Center to the south of the property and the Riverside Station Town Center to the north of the property. E. Riverside Drive is an activity corridor. 4 4 of 23B-1Planning Commission: September 28, 2021 3. Protect neighborhood character by ensuring context-sensitive development and directing more intensive development to activity centers and corridors, redevelopment, and infill sites. • The proposed development of ten townhomes is an appropriate density for this location. 4. Expand the number and variety of housing choices throughout Austin to meet the financial and lifestyle needs of our diverse population. • The proposed development of 10 townhomes will expand the number and variety of housing choices. 5. Ensure harmonious transitions between adjacent land uses and development intensities. • The proposed Higher Density Single Family land use will provide a transition between the single-family use to the north and the commercial land use to the south. 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 in the Desired Development 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. • The nearest park is to the west of the property that appears to be associated with The Mont apartment complex. 8. Protect, preserve and promote historically and culturally significant areas. • To staff’s knowledge there is no historic or cultural significance to this 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 not the most walkable environment. 10. Expand the economic base, create job opportunities, and promote education to support a strong and adaptable workforce. • Not directly applicable. creative art forms. property. 11. Sustain and grow Austin’s live music, festivals, theater, film, digital media, and new • There are several music venues along E. Riverside Drive to the north of the 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. 5 5 of 23B-1• Not applicable. Planning Commission: September 28, 2021 Proximity to Imagine Austin Activity Corridors and Center 6 6 of 23B-1Planning Commission: September 28, 2021 Proximity to Park Facilities 7 7 of 23B-1Planning Commission: September 28, 2021 Proximity to Public Transportation 8 8 of 23B-1Planning Commission: September 28, 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 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, 9 9 of 23B-1Planning Commission: September 28, 2021 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 July 26, 2021 which is in-cycle for neighborhood planning areas located on the east side of I.H.-35. The applicant proposes to change the land use on the future land use map from Commercial from Higher Density Single Family land use. The applicant proposes to change the zoning from CS-NP (General Commercial Services district – Neighborhood Plan) to SF-6-NP (Townhouse and Condominium Residence district) for ten townhomes. For more information on the proposed zoning, see case report C14-2021- 0128. PUBLIC MEETINGS: The ordinance-required virtual community meeting was held on August 30, 2021 and can be found at https://www.speakupaustin.org/npa. Approximately 10 10 of 23B-1Planning Commission: September 28, 2021 1,500 meeting notices were mailed to people who have a utility account or own property within 500 feet of the property. Two staff members attended the meeting and two people from the neighborhood. The applicant’s agent did not attend the meeting because he confused the start time of the meeting for 7:30 p.m. instead of the actual start time of 6:00 p.m. One attendee asked questions about the process which staff provided information. Staff received Rodney Bennett’s presentation and uploaded it to the SpeakUpAustin/NPA website. 11 11 of 23B-1Applicant Summary Letter from Application Planning Commission: September 28, 2021 12 12 of 23B-1Planning Commission: September 28, 2021 Letter of Recommendation from the Neighborhood Plan Contact Team (NPCT) (As of Tuesday, September 21, 2021 no letter was received) ************************************************************************************ From: Meredith, Maureen Sent: Thursday, September 9, 2021 1:41 PM To: mlallen14@hotmail.com; Poder.austin@gmail.com; candacecar@gmail.com; Delwingoss@aol.com; doulos2k@gmail.com; evasmic2@sbcglobal.net; mdjackson38@hotmail.com; corpezcontracting@yahoo.com; pataym@yahoo.com; flm@earthlink.net; tmonrealmendoza@yahoo.com; florence.ponziano@yahoo.com; Pam@iconmedia.org; stefan@iconmedia.org; flm@earthlink.net; mrs.m.noyola@gmail.com; munizmillie@yahoo.com; agolden@mygrande.net; crharrismoore@gmail.com; Serape2@att.net; Corazon.renteria@gmail.com; Liberated512@gmail.com; liz_brightwell@yahoo.com; mannyvcamero1@yahoo.com; wayne.gerami@gmail.com; paul.karagas@gmail.com; junior612ph@yahoo.com; csebilia@ahfh.org; rjarmstrongatx@gmail.com Cc: Rodney K. Bennett <jb.rbconsulting@yahoo.com>; Clark, Kate <Kate.Clark@austintexas.gov> Subject: Montopolis NPCT Rec: NPA-2021-0005.01_2404 Thrasher Ln Importance: High Dear Montopolis NPCT: The plan amendment and associated zoning case C14-2021-00128 for 2404 Thrasher Lane will be scheduled for the September 28, 2021 Planning Commission hearing date. If your team would like your letter of recommendation included in the staff case reports, please send it to me and Kate Clark no later than Tuesday, September 21, 2021 by 4:30 p.m. If we get the letter after that date and time, it will not be in the staff reports but will be submitted separately as late back-up for the Sept. 28th PC hearing. All public hearings at this time are being conducted with in-person participation only (no remote/telephone option available). If you have questions about this, please refer to this website: https://austintexas.gov/news/person-public-meetings-are-back-following-expiry- governors-covid-19-exemptions. Please let me know if you have any questions. Maureen 13 13 of 23B-1Planning Commission: September 28, 2021 Site 14 14 of 23B-1Planning Commission: September 28, 2021 15 15 of 23B-1Planning Commission: September 28, 2021 16 16 of 23B-1Planning Commission: September 28, 2021 17 17 of 23B-1Planning Commission: September 28, 2021 18 18 of 23B-1 2404 Thrasher Lane Planning Commission: September 28, 2021 19 19 of 23B-1Planning Commission: September 28, 2021 View north on Thrasher Lane View east of property across Thrasher Lane 20 20 of 23B-1Planning Commission: September 28, 2021 View south on Thrasher Lane 21 21 of 23B-1Planning Commission: September 28, 2021 Applicant’s Proposed Development Drawings 22 22 of 23B-1Planning Commission: September 28, 2021 23 23 of 23B-1