B-03 (NPA-2021-0023.01.SH - Manor Road and Northeast Drive; District 1).pdf — original pdf

Backup

Planning Commission: November 9, 2021 NEIGHBORHOOD PLAN AMENDMENT REVIEW SHEET NEIGHORHOOD PLAN: University Hills/Windsor Park (Windsor Park) Combined CASE#: NPA-2021-0023.01.SH PROJECT NAME: Manor Road and Northeast Drive PC DATE: November 9, 2021 October 26, 2021 DATE FILED: July 30, 2021 (In-cycle) ADDRESS: 3209 Jack Cook Drive DISTRICT AREA: 1 SITE AREA: 0.517 acres OWNER/APPLICANT: AM1031, LLC (Managed by Anmol Mehra) AGENT: Drenner Group, PC (Leah M. Bojo) CASE MANAGER: Maureen Meredith, Housing and Planning Dept. PHONE: (512) 974-2695 STAFF EMAIL: Maureen.Meredith@austintexas.gov TYPE OF AMENDMENT: Change in Future Land Use Designation From: Single Family Base District Zoning Change To: Mixed Use To: LR-MU-V-NP Related Zoning Case: C14-2021-0133.SH From: SF-3-NP NEIGHBORHOOD PLAN ADOPTION DATE: August 9, 2007 CITY COUNCIL DATE: December 2, 2021 ACTION: 1 of 34B-3Planning Commission: November 9, 2021 PLANNING COMMISSION RECOMMENDATION: November 9, 2021 - October 26, 2021 – Postponed to November 9, 2021 on the consent agenda at the request of the neighborhood. [J. Paulo Connolly – 1st; J. Mushtaler – 2nd] Vote: 13-0. STAFF RECOMMENDATION: Staff supports the applicant’s request for Mixed Use land use. BASIS FOR STAFF’S RECOMMENDATION: Staff supports Mixed Use land use because the property has frontage along Manor Road which is an activity corridor on the Imagine Austin Growth Concept map and there is Mixed Use land use adjacent to the property to the east. 2 2 of 34B-3Planning Commission: November 9, 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 34B-3Planning Commission: November 9, 2021 PROPOSED LAND USE ON THE PROPERTY Mixed Use - An area that is appropriate for a mix of residential and non‐residential uses. Purpose 1. Encourage more retail and commercial services within walking distance of residents; 2. Allow live‐work/flex space on existing commercially zoned land in the neighborhood; 3. Allow a mixture of complementary land use types, which may include housing, retail, offices, commercial services, and civic uses (with the exception of government offices) to encourage linking of trips; 4. Create viable development opportunities for underused center city sites; 5. Encourage the transition from non‐residential to residential uses; 6. Provide flexibility in land use standards to anticipate changes in the marketplace; 7. Create additional opportunities for the development of residential uses and affordable housing; and 8. Provide on‐street activity in commercial areas after 5 p.m. and built‐in customers for local businesses. Application 1. Allow mixed use development along major corridors and intersections; 2. Establish compatible mixed‐use corridors along the neighborhood’s edge 3. The neighborhood plan may further specify either the desired intensity of commercial uses (i.e. LR, GR, CS) or specific types of mixed use (i.e. Neighborhood Mixed Use Building, Neighborhood Urban Center, Mixed Use Combining District); 4. Mixed Use is generally not compatible with industrial development, however it may be combined with these uses to encourage an area to transition to a more complementary mix of development types; 5. The Mixed Use (MU) Combining District should be applied to existing residential uses to avoid creating or maintaining a non‐conforming use; and 6. Apply to areas where vertical mixed use development is encouraged such as Core Transit Corridors (CTC) and Future Core Transit Corridors. 4 4 of 34B-3Planning Commission: November 9, 2021 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 a small mixed-use development with approximately 10 dwelling units with ground-floor retail facing Manor Road. The existing single- family home is proposed to be preserved. The property is near commercial uses, a public school, and several city parks. 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 has frontage on Manor Road which is an activity corridor with public transportation, sidewalks and bike lanes. 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 has frontage on Manor Road which is an activity corridor. 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 small mixed-use development with approximately 10 units and ground floor retail. 5. Ensure harmonious transitions between adjacent land uses and development intensities. • Mixed Use land use is appropriate in this location because the property has frontage of Manor Road which is an activity corridor where mixed use is appropriate. The adjacent property to the east has Mixed Use land use. 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 within 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. • Within walking distance is the Dottie Jordon Neighborhood Park, the Little Walnut Creek Greenbelt and the Pecan Springs School Park. 8. Protect, preserve and promote historically and culturally significant areas. 5 5 of 34B-3 • To staff’s knowledge there is no historic or cultural significance to this property. Planning Commission: November 9, 2021 9. Encourage active and healthy lifestyles by promoting walking and biking, healthy food choices, access to affordable healthcare, and to recreational opportunities. • The property has frontage on Manor Road and Jack Cook Drive and is within walking distance to commercial uses. 10. Expand the economic base, create job opportunities, and promote education to support a strong and adaptable workforce. • The proposed commercial uses could provide a limited number of jobs. 11. Sustain and grow Austin’s live music, festivals, theater, film, digital media, and new creative art forms. • Not applicable. • Not applicable. 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. 6 6 of 34B-3 Planning Commission: November 9, 2021 7 7 of 34B-3Planning Commission: November 9, 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. 8 8 of 34B-3Planning Commission: November 9, 2021 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, 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 plan amendment application was filed on July 20, 2021 which is in- cycle for neighborhood planning areas located on the east side of I.H.-35. The applicant proposes to change the future land use map (FLUM) from Single Family to Mixed Use land use for a multifamily residential development with ground-floor retail. The applicant proposes to change the zoning from SF-3-NP (Family Residence district) to LR-MU-V-NP (Neighborhood Commercial district -Mixed Use combining district-Vertical 9 9 of 34B-3Planning Commission: November 9, 2021 Mixed Use Building combining district- Neighborhood Plan combining district. For more information on the proposed zoning, please see zoning case report C14-2021-0133.SH. PUBLIC MEETINGS: The ordinance-required community meeting was virtually held on September 16, 2021. The recorded meeting can be found at https://www.speakupaustin.org/npa. Approximately 455 meeting notices were mailed to people who own property or have a utility account within 500 feet of the property, in addition to neighborhood and environmental groups who requested notification for the area on the City’s Community Registry. Two staff members attended the meeting, Mark Walters and Maureen Meredith, in addition to two people associated with the application, Leah Bojo and Anaiah Johnson, agents from Drenner Group, PC. Seven people from the neighborhood also attended the virtual meeting. After staff gave a brief presentation outlining the applicant’s plan amendment and zoning change requests, Leah Bojo, the applicant’s agent, provided the following information. • The intention is to keep the house that faces Jack Cook Road but to remove the pool and to put the mixed-use project on the back of the lot facing Manor Road. • We are committed to 40% of the units at 80% of MFI, which is the S.M.A.R.T. Housing program. We have agreed to with a 40-year term for the rental. • We propose pedestrian oriented uses with the housing units above, about 10 dwelling units. • We are requesting the same zoning as the adjacent lot to the east zoned LO-MU-V- CO-NP with the same conditional use overlay. This other lot prohibits service stations, so we are OK with prohibiting this use and we are open to also talk to you about other uses you might want to prohibit. • The lot adjacent to the west is proposed for an Affordability Unlocked development for housing for refugees called Casa Marianella. • We believe this rezoning will serve a seamless transition between land uses. • Property is on the Capital Metro bus route 20. Q: I’m concerned about the parking, if you’re going to keep the house where will the parking be? A: We are probably talking about ten residential units over first floor pedestrian-oriented mixed use, so parking is something we will have to figure out because the site is tight and is constrained. We are hoping to keep the house, but parking may be a limiting factor on how many units we can fit on the site, we might have to wait until the site planning stage. Q: Doesn't that SF-3 adjacent zoning and use trigger compatibility standards? A: Yes, compatibility standards will be triggered by the surrounding single family uses and zoning. Q: Is there a height limit? A: The maximum height limit under the LR zoning is 40 feet. I don’t know yet if we will be able to reach that with compatibility, but we will essentially meet whatever requirement is more restrictive. 10 10 of 34B-3Planning Commission: November 9, 2021 Q: How do we ensure that this VMU zoning designation that is intended to provide ground floor commercial street frontage facing Manor Road will happen? A: With the VMU ordinance we would have to follow the rules. I know the City allows live/work units to meet the first-floor commercial requirements as long as the first floor meets commercial standards, but our intent is to put commercial uses on the first floor and to not have live/work substitutions. Q: I know that the developer for this project is AM 1031, I'm just wondering if you could provide the neighborhood any information about other projects that they've done in the neighborhood? A: This site is owned by an LLC. The person is named Anmol Mehra, has done some other projects around town but I don't know if he's done any in your neighborhood. I'm happy to talk to him to get that information to you. Q: Is compatibility required between the existing house to remain, and the new mixed-use building? A: It would not, if we did a site plan that included all of it on one site. Q: A lot of times these projects lose the integrity of the neighborhood, so how is the developer going to take that into consideration and what does the affordability look like? A: One of the major reasons the developer wants to keep the single family home is to keep the integrity of the neighborhood, to have the single family home facing Jack Cook Drive and the pedestrian-oriented uses facing Manor Road where it’s appropriate for higher density and where there transit service. For affordability, we are committing to at least 40% of the units at 80% MFI for a 40-year term. Q: Where will your access be, will it be on Manor Road or Jack Cook Drive? A: We don’t know yet where the access will be, we need to talk to the City. If we keep the house, then the house will have access on Jack Cook Drive. We don’t know yet if the City will let us take access on Manor Road for the other portion. Q: Is the adjacent property owned by the same owner/developer? ...if so, wouldn't it be useful to rezone both lots, to avoid compatibility issues between the 2 lots? Maybe allowing for a more creative solution that fits better in the neighborhood - uses some common driveways, etc.? A: This site is owned by the same person but it's not the same LLC. The other lot to the west is using Affordability Unlocked so we decided to just leave this one out of the zoning. That does not mean that there couldn't be some sort of shared elements included, such as driveway or other things. We're just not far enough down the line in the process to know yet exactly how they work together but they will be complementary. Q: If the existing house is saved, will it stay as a single-family home or will it be split into multiple dwelling units? 11 11 of 34B-3Planning Commission: November 9, 2021 A: I don’t know the answer to that, but it’s possible it could be made unto two units because it’s a big house. Q: One concern I have is, with the proposed zoning of LR-MU-V-NP, if the developer of decides build under the MU and not the VMU, there is no requirement for commercial uses and the property could be built with only multifamily uses. A: If the owner decides to keep the existing single-family home, the MU is probably necessary to preserve the house. Q: Have you met with the neighborhood associations? A: We met with Rodney Hart and his group on Monday before this meeting and we plan to meet with Seth Fowler and the neighbors across the street as well, so this is definitely a priority of ours. Comments: • The vertical mixed use brings a lot of bonuses to the table. It’s my understanding that they don’t have to develop under VMU, if they don’t then those bonuses are not going to be there. I would like to suggest against live/work on Manor Road because the live/work units don't necessarily get converted into commercial, so it can be another way of just doing housing and not doing commercial. • 12 12 of 34B-3S.M.A.R.T. Housing Letter Planning Commission: November 9, 2021 13 13 of 34B-3Planning Commission: November 9, 2021 14 14 of 34B-3Planning Commission: November 9, 2021 15 15 of 34B-3Planning Commission: November 9, 2021 Application Summary Letter 16 16 of 34B-3Planning Commission: November 9, 2021 17 17 of 34B-3Planning Commission: November 9, 2021 Letter of Recommendation from the Neighborhood Plan Contact Team (NPCT) (No letter received as of November 2, 2021) 18 18 of 34B-3Planning Commission: November 9, 2021 Windsor Park NPCT Postponement Request From: Rodney Ahart Sent: Thursday, October 21, 2021 9:53 AM To: Meredith, Maureen <Maureen.Meredith@austintexas.gov> Cc: Leah Bojo <lbojo@drennergroup.com>; Anaiah Johnson <ajohnson@drennergroup.com> Subject: Postponement Request: 3209 Jack Cook Drive *** External Email - Exercise Caution *** Dear Ms. Meredith, The Windsor Park Neighborhood Plan Contact Team (WPNPCT) requests the postponement of the public hearing scheduled for 3209 Jack Cook Drive - Case Numbers: C14-2021-0133.SH and NPA- 2021-0023.01.SH - with the Planning Commission until Tuesday, November 9. This is the contact team's first postponement request in regards to the case. In light of new information, the WPNPCT would like to review and discuss the case further with the agent at its next regularly scheduled meeting on Monday, November 8. We have shared our desire to postpone the case with the owner and agent, and they are not opposing the request. If you have any questions, please do not hesitate to contact me. Thank you, Rodney E. Ahart Windsor Park Neighborhood Plan Contact Team, Chair 512-587-3442 c 19 19 of 34B-3Planning Commission: November 9, 2021 Site 20 20 of 34B-3Planning Commission: November 9, 2021 21 21 of 34B-3Planning Commission: November 9, 2021 22 22 of 34B-3Planning Commission: November 9, 2021 23 23 of 34B-3Planning Commission: November 9, 2021 24 24 of 34B-3Planning Commission: November 9, 2021 25 25 of 34B-3Planning Commission: November 9, 2021 Subject Property – 3209 Jack Cook Dr. View west 26 26 of 34B-3Planning Commission: November 9, 2021 View north View east 27 27 of 34B-3Planning Commission: November 9, 2021 Site Manor Road – view east Site Manor Road – view west 28 28 of 34B-3Planning Commission: November 9, 2021 Applicant’s Presentation at the September 16, 2021 Community Meeting 29 29 of 34B-3Planning Commission: November 9, 2021 30 30 of 34B-3Planning Commission: November 9, 2021 31 31 of 34B-3Planning Commission: November 9, 2021 32 32 of 34B-3Correspondence Received Planning Commission: November 9, 2021 33 33 of 34B-3Planning Commission: November 9, 2021 34 34 of 34B-3