B-09 (NPA-2021-0005.01 - ALPHA .95; District 3).pdf — original pdf

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Planning Commission: February 22, 2022 NEIGHBORHOOD PLAN AMENDMENT REVIEW SHEET DATE FILED: July 26, 2021 (In-cycle) NEIGHORHOOD PLAN: Montopolis CASE#: NPA-2021-0005.01 PROJECT NAME: Alpha .95 PC DATE: February 22, 2022 February 8, 2022 January 25, 2022 November 9, 2021 October 12, 2021 September 28, 2021 2404 Thrasher Lane ADDRESS/ES: DISTRICT AREA: 3 SITE AREA: 0.95 acres OWNER/APPLICANT: Alpha Builders (Gino Shvetz) AGENT: *Husch Blackwell, LLP (Nikelle Meade) *New agent as of November 9, 2021 CASE MANAGER: Maureen Meredith STAFF EMAIL: Maureen.Meredith@austintexas.gov TYPE OF AMENDMENT: Change in Future Land Use Designation PHONE: (512) 974-2695 From: Single Family *Revised on November 10, 2021 from Higher Density Single Family to Mixed Use land use. To: *Mixed Use Base District Zoning Change Related Zoning Case: C14-2021-0128 From: CS-NP To: CS-MU-NP *Revised on November 10, 2021 from SF-6-NP to CS-MU-NP NEIGHBORHOOD PLAN ADOPTION DATE: September 27, 2001 1 1 of 37B-9Planning Commission: February 22, 2022 ACTION: CITY COUNCIL DATE: To be scheduled PLANNING COMMISSION RECOMMENDATION: February 22, 2022 - February 8, 2022 – Postponed to February 22, 2022 on the consent agenda by the Planning Commission. [J. Shieh – 1st; G. Cox – 2nd] Vote: 11-0 [C. Hempel abstain on Items B-15 & B-16. S. R. Praxis absent]. January 25, 2022 - Postponed to February 8, 2022 on the consent agenda by the Planning Commission. [J. Shieh – 1st; C. Hempel – 2nd] Vote: 10-0 [P. Howard, J. Mushtaler and S. R. Praxis absent]. November 9, 2021 – Approved the applicant’s request for an indefinite postponement on the consent agenda. [C. Hempel – 1st; G. Cox – 2nd] Vote: 9-0-1 [C. Llanes Pulido abstained. Y. Flores, S. R. Praxis and R. Schneider absent]. October 12, 2021- Postponed on the consent agenda to November 9, 2021 at the request of the neighborhood. [R. Schneider – 1st; J. Shieh – 2nd] Vote: 9-0 [A. Azhar, J. Paulo Connolly, and C. Hempel absent]. September 28, 2021- Postponed on the consent agenda to October 12, 2021 at the request of the neighborhood. [A. Azhar – 1st; R. Schneider – 2nd] Vote: 10-0 [G. Cox and J. Shieh absent. C. Hempel recused from Item B-10]. STAFF RECOMMENDATION: Recommended for applicant’s request for Mixed Use land use. BASIS FOR STAFF’S RECOMMENDATION: The property is a 0.95-acre vacant tract of land with CS-NP zoning and 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 the property to the north 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 Mixed Use land use. The Mixed use land use and CS-MU-NP zoning would allow for the development of housing units which could provide 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 37B-9Planning Commission: February 22, 2022 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 of 37B-9Planning Commission: February 22, 2022 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 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 4 4 of 37B-9Planning Commission: February 22, 2022 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. 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 proposed land use and zoning could allow for the development of residential uses that could 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. 3. Protect neighborhood character by ensuring context-sensitive development and directing more intensive development to activity centers and corridors, redevelopment, and infill sites. • Mixed Use land use appropriate between the commercial zoning and land uses to the south and the single family residential to the north. 4. Expand the number and variety of housing choices throughout Austin to meet the financial and lifestyle needs of our diverse population. • The proposed zoning and land use could allow for residential development that could expand the number and variety of housing choices. 5. Ensure harmonious transitions between adjacent land uses and development intensities. 5 5 of 37B-9Planning Commission: February 22, 2022 • The proposed Mixed Use 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. • Not applicable. 6 6 of 37B-9Proximity to Imagine Austin Activity Corridors and Center Planning Commission: February 22, 2022 7 7 of 37B-9Planning Commission: February 22, 2022 Proximity to Park Facilities 8 8 of 37B-9 Proximity to Public Transportation Planning Commission: February 22, 2022 9 9 of 37B-9Planning Commission: February 22, 2022 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, 10 10 of 37B-9Planning Commission: February 22, 2022 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. Regional Centers - Regional centers are the most urban places in the region. These centers are and will become the retail, cultural, recreational, and entertainment destinations for Central Texas. These are the places where the greatest density of people and jobs and the tallest buildings in the region will be located. Housing in regional centers will mostly consist of low to high-rise apartments, mixed use buildings, row houses, and townhouses. However, other housing types, such as single-family units, may be included depending on the location and character of the center. The densities, buildings heights, and overall character of a center will depend on its location. 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. 11 11 of 37B-9Planning Commission: February 22, 2022 The applicant proposes to change the land use on the future land use map from Commercial to Mixed Use land use. The applicant proposes to change the zoning from CS-NP (General Commercial Services district – Neighborhood Plan) to CS-MU-NP (General Commercial Services district-Mixed Use Combining district-Neighborhood Plan). 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 1,500 meeting notices were mailed to people who have a utility account or own property within 500 feet of the property, in addition to neighborhood and environmental groups who requested notification for the area on the Community Registry. Two staff members, Maureen Meredith and Mark Walters, attended the meeting and two people from the neighborhood. The applicant’s agent did not attend the meeting because he thought the start time was 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 https://www.speakupaustin.org/npa. 12 12 of 37B-9Revised Application Letter Planning Commission: February 22, 2022 13 13 of 37B-9 New Agent Designation Letter Planning Commission: February 22, 2022 14 14 of 37B-9Applicant Summary Letter from Application Planning Commission: February 22, 2022 15 15 of 37B-9Letter of Recommendation from the Neighborhood Plan Contact Team (NPCT) Planning Commission: February 22, 2022 16 16 of 37B-9Planning Commission: February 22, 2022 Site 17 17 of 37B-9Planning Commission: February 22, 2022 18 18 of 37B-9Planning Commission: February 22, 2022 19 19 of 37B-9Planning Commission: February 22, 2022 20 20 of 37B-9Planning Commission: February 22, 2022 21 21 of 37B-9 2404 Thrasher Lane Planning Commission: February 22, 2022 22 22 of 37B-9Planning Commission: February 22, 2022 View north on Thrasher Lane View east of property across Thrasher Lane 23 23 of 37B-9Planning Commission: February 22, 2022 View south on Thrasher Lane 24 24 of 37B-9Planning Commission: February 22, 2022 Applicant’s Proposed Development Drawings 25 25 of 37B-9Planning Commission: February 22, 2022 26 26 of 37B-9Planning Commission: February 22, 2022 Correspondence Received From: Fred McGhee Sent: Monday, February 7, 2022 11:13 AM To: Rhoades, Wendy <Wendy.Rhoades@austintexas.gov>; Meredith, Maureen <Maureen.Meredith@austintexas.gov> Subject: 2404 Thrasher Lane (C14-2021-ALPHA.95) *** External Email - Exercise Caution *** Dear Wendy and Maureen, RE: 2404 Thrasher Lane: Please add the attached files to the backup for this planning and zoning case for tomorrow's planning commission meeting. Thanks, flm ∆ ∆ ∆ ∆ ∆ ∆ ∆ ∆ ∆ ∆ ∆ ∆ ∆ ∆ ∆ ∆ ∆ ∆ ∆ ∆ ∆ ∆ ∆ ∆ ∇ ∇ ∇ ∇ ∇ ∇ ∇ ∇ ∇ ∇ ∇ ∇ ∇ ∇ ∇ ∇ ∇ ∇ ∇ ∇ ∇ ∇ ∇ Fred L. McGhee, Ph.D. President, Montopolis CDC www.montopolis.org ∇ 27 27 of 37B-9Planning Commission: February 22, 2022 28 28 of 37B-9Planning Commission: February 22, 2022 29 29 of 37B-9Planning Commission: February 22, 2022 30 30 of 37B-9Planning Commission: February 22, 2022 31 31 of 37B-9Planning Commission: February 22, 2022 32 32 of 37B-9Planning Commission: February 22, 2022 33 33 of 37B-9Planning Commission: February 22, 2022 34 34 of 37B-9Planning Commission: February 22, 2022 35 35 of 37B-9Planning Commission: February 22, 2022 36 36 of 37B-9Planning Commission: February 22, 2022 37 37 of 37B-9