B-19 (NPA-2018-0005.02.SH - Mary Vice Estates PUD Lot 27 Amendment #1; District 3).pdf — original pdf

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NEIGHBORHOOD PLAN AMENDMENT REVIEW SHEET Planning Commission: March 8, 2022 DATE FILED: July 31, 2018 NPA-2018-0005.02.SH 6301 Circulo De Amistad August 27, 2019 March 12, 2019 January 19, 2019 NEIGHORHOOD PLAN: Montopolis Neighborhood Plan CASE#: PROJECT NAME: Mary Vice Estates PUD Lot 27 Amendment PC DATES: March 8, 2022 February 8, 2022 December 14, 2021 July 14, 2020 January 28, 2020 ADDRESS/ES: DISTRICT AREA: 3 SITE AREA: APPLICANT/OWNER: Habitat for Humanity, Inc. (Andy Alcaron) AGENT: CASE MANAGER: Maureen Meredith, Housing and Planning Dept. PHONE: (512) 974-2695 EMAIL: Maureen.Meredith@austintexas.gov TYPE OF AMENDMENT: Change in Future Land Use Designation Husch Blackwell, LLP (Nikelle Meade) Approx. 0.6914 acres / 26,600 sf. From: Commercial To: Mixed Use Base District Zoning Change Related Zoning Case: C814-97-0002.01 From: PUD-NP To: PUD-NP NEIGHBORHOOD PLAN ADOPTION DATE: September 27, 2001 1 1 of 27B-19Planning Commission: March 8, 2022 ACTION: CITY COUNCIL DATE: To be determined PLANNING COMMISSION RECOMMENDATION: March 8, 2022 – (pending) February 8, 2022 – Postponed to March 8, 2022 on the consent agenda at the request of staff. [J. Shieh – 1st; G. Cox – 2nd] Vote: 11-0 [C. Hempel abstained from Items B-15 & B-16. S.R. Praxis absent]. December 14, 2021 – Postponed to February 8, 2022 on the consent agenda at the request of the neighborhood. [A. Azhar – 1st; R. Schneider – 2nd] Vote: 11-0 [J. Howard off the dais. J. Shieh absent]. July 14, 2020 – Indefinitely postponed on the consent agenda at the request of staff. [A. Azhar – 1st; J. Shieh – 2nd] Vote: 12-0 [G. Anderson recused (employed by Applicant)]. January 28, 2020 – Indefinitely postponed on the consent agenda at the request of staff. [J. Shieh – 1st; Y. Flores – 2nd] Vote: 8-0 [Vice Chair C. Kenny, G. Anderson, C. Llanes-Pulido, P. Seeger and T. Shaw absent]. August 27, 2019 – Indefinitely postponed on the consent agenda at the request of staff. [J. Shieh – 1st; R. Schneider – 2nd] Vote: 11-0 [G. Anderson recused on this item due to a conflict of interest (employed by the Applicant). Vice Chair C. Kenny off the dais] March 12, 2019 – Indefinitely postponed on the consent agenda at the request of staff. [P. Seeger – 1st; K. McGraw – 2nd] Vote: 11-0 [G. Anderson recused on this item due to conflict of interest (employed by Applicant). A. De Hoyos Hart absent] January 19, 2019 – Postponed to March 12, 2019 on the consent agenda at the request of staff. [J. Schissler – 1st; C. Kenny – 2nd] Vote: 11-0 [De Hoyos Hart and P. Seeger absent]. STAFF RECOMMENDATION: Recommended for applicant’s request for Mixed Use land use. BASIS FOR STAFF’S RECOMMENDATION: Staff recommends the applicant’s request for Mixed Use land use because the proposed project will provide much needed affordable housing, will add to the need for a variety of housing types in the City, is within ¼ mile of two Cap Metro Bus Stops, and is within ½ mile of Roy G. Guerrero Metro Park and two additional neighborhood parks. The parcel to the south is on Montopolis is already Mixed Use. Below are relevant sections of the Montopolis Neighborhood Plan: Goal 1- Improve the Quality of Life in Montopolis through Land Use and Zoning Decisions. 2 2 of 27B-19Planning Commission: March 8, 2022 Objective 1: Support the role Montopolis Drive has historically played as the heart of the neighborhood, especially from Riverside Drive to the River. Action 1: Preserve the existing mix of zoning along Montopolis Drive, which allows a for a variety of business and residential uses. (Please refer to the Proposed Future Land Use Map for the specific land uses and zoning.) Objective 2: Continue to promote the existing neighborhood pattern of development with new and Smart Growth Infill Development. Action 4: The properties north of Riverside and east of Lawrence should be built out with commercial uses along the corridors of Riverside and 183. Residential uses are recommended on the remaining undeveloped land where permissible. Residential uses may include Smart Growth infill options and zoning designations that would allow the development of affordable housing. Appropriate residential zoning designations may include the following zoning options: Small Lot Amnesty, Cottage Lot Infill, Urban Home Lot Infill, Secondary Apartment Infill, SF-4A, SF-6, and MF-4. (Please refer to the Proposed Future Land Use Map for specific land uses and locations.) Goal 2 - Create Homes for all Stages of Life within Montopolis. Objective 5: Create multiple housing types of varied intensities. LAND USE DESCRIPTIONS EXISTING LAND USE ON THE PROPERTY Commercial - Lots or parcels containing retail sales, services, hotel/motels and all recreational services that are predominantly privately owned and operated for profit (for example, theaters and bowling alleys). Included are private institutional uses (convalescent homes and rest homes in which medical or surgical services are not a main function of the institution), but not hospitals. Purpose: 1. Encourage employment centers, commercial activities, and other non residential development to locate along major thoroughfares; and 2. Reserve limited areas for intense, auto oriented commercial uses that are generally not compatible with residential or mixed use environments. ‐ 1. Focus the highest intensity commercial and industrial activities along freeways and major Application: highways; and ‐ 3 3 of 27B-19Planning Commission: March 8, 2022 2. Should be used in areas with good transportation access such as frontage roads and arterial roadways, which are generally not suitable for residential development. ‐ ‐ residential uses. residential to residential uses; work/flex space on existing commercially zoned land in the neighborhood; PROPOSED LAND USE ON THE PROPERTY Mixed Use - An area that is appropriate for a mix of residential and non Purpose: 1. Encourage more retail and commercial services within walking distance of residents; 2. Allow live 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 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 businesses. ‐ Application: 1. Allow mixed use development along major corridors and intersections; 2. Establish compatible mixed 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 conforming use; and avoid creating or maintaining a non street activity in commercial areas after 5 p.m. and built use corridors along the neighborhood’s edge in customers for local ‐ ‐ ‐ ‐ 4 4 of 27B-19Planning Commission: March 8, 2022 6. Apply to areas where vertical mixed-use development is encouraged such as Core Transit Corridors (CTC) and Future Core Transit Corridors. 5 5 of 27B-19Application Summary Letter Planning Commission: March 8, 2022 6 6 of 27B-19 Planning Commission: March 8, 2022 7 7 of 27B-19 Planning Commission: March 8, 2022 S.M.A.R.T. Housing Certification Letter 8 8 of 27B-19 Letter of Support Submitted with the Application Planning Commission: March 8, 2022 9 9 of 27B-19Planning Commission: March 8, 2022 Montopolis Neighborhood Plan Contact Team Letter of Recommendation (No letter submitted as of March 1, 2022) From: Meredith, Maureen Sent: Saturday, February 26, 2022 5:30 PM To: mlallen14@; Poder.austin@; candacecar@; Delwingoss@; evasmic2@; mdjackson38@hotmail.com; corpezcontracting@; pataym@; fmcghee@; tmonrealmendoza@; florence.ponziano@yahoo.com; Pam@; stefan@; Frfmcghee@; mrs.m.noyola@; munizmillie@; agolden@; crharrismoore@gmail.com; Serape2@; Corazon.renteria@; Liberated512@; liz_brightwell@; mannyvcamero1@yahoo.com; wayne.gerami@; paul.karagas@; junior612ph@; csebilia@; rjarmstrongatx@ Cc: Meade, Nikelle <Nikelle.Meade@huschblackwell.com>; King, Micah <Micah.King@huschblackwell.com>; Sirwaitis, Sherri <Sherri.Sirwaitis@austintexas.gov> Subject: Montopolis NPCT Rec: NPA-2018-0005.02.SH_6301 Circulo De Amistad Importance: High Dear Montopolis NPCT: Please let me know if you’d like to have a letter of recommendation added to staff case reports for NPA- 2018-0005.02.SH and C814-97-0002.01_6301 Circulo De Amistad. If we get your letter by 4:30 pm on Tuesday, March 1st, it will be added to staff reports. If we get it after that date and time, it will be submitted as late back up. Thanks. Maureen 10 10 of 27B-19 -- Planning Commission: March 8, 2022 Montopolis NCPT Postponement Request at the December 14, 2021 Planning Commission hearing From: Susana Almanza Sent: Thursday, December 9, 2021 2:20 PM To: Sirwaitis, Sherri <Sherri.Sirwaitis@austintexas.gov>; Meredith, Maureen <Maureen.Meredith@austintexas.gov>; Shaw, Todd - BC <BC-Todd.Shaw@austintexas.gov>; Hempel, Claire - BC <BC-Claire.Hempel@austintexas.gov> Subject: MNPCT Postponement request for 6301 Circulo de Amistad *** External Email - Exercise Caution *** Hello Planning Commissioners - The Montopolis Neighborhood Plan Contact Team is requesting a postponement for Case Number C814-97-0002.01 and Case Number NPA-2018-0005.02.SH for the property located at 6301 Circulo De Amistad. The MNPCT has not had the opportunity to review the zoning request nor the neighborhood plan amendment. The MNPCT will not be meeting in December due to vacations being taken by Contact Team members. We request that this case be first reviewed by the Contact Team. Our next scheduled meeting is January 31st. The Montopolis Contact Team meets the last Monday of each month. Again, we request a postponement for the above cases. Thank you for your assistance. Susana Almanza, President MNPCT PODER P.O. Box 6237 Austin, TX 78762-6237 www.poderaustin.org 11 11 of 27B-19Planning Commission: March 8, 2022 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 townhomes will provide a mix of housing types for the area and for Austin. The property has frontage on Montopolis Drive which has numerous businesses. The Montopolis Recreation and Community Center and Montopolis Neighborhood Park is south of the property. 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 along Montopolis Drive which is a busy commercial corridor with access to numerous businesses. There is public transportation along Montopolis Drive and on surrounding streets. 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 not located on an activity corridor or activity center, is considered an infill site. 4. Expand the number and variety of housing choices throughout Austin to meet the financial and lifestyle needs of our diverse population. • The proposed townhomes will expand the number and variety of housing choices for Montopolis Planning Area and the city. 5. Ensure harmonious transitions between adjacent land uses and development intensities. • The applicant’s request for Mixed Use land use is appropriate because there is mixed use land use to the south of the property and the property is on a busy commercial corridor. 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 within 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. • Not directly applicable. 8. Protect, preserve and promote historically and culturally significant areas. • To staff’s knowledge, there is no historic or cultural significance to this property. 12 12 of 27B-19Planning Commission: March 8, 2022 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 located along Montopolis Drive which is a busy commercial corridor with numerous businesses within walking and biking distance from the property. 10. Expand the economic base, create job opportunities, and promote education to support a 11. Sustain and grow Austin’s live music, festivals, theater, film, digital media, and new creative 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. strong and adaptable workforce. • Not applicable. art forms. • Not applicable. • Not applicable Proximity to Imagine Austin Activity Corridors and Centers 13 13 of 27B-19Planning Commission: March 8, 2022 Proximity to Public Parks 14 14 of 27B-19Planning Commission: March 8, 2022 Proximity to Public Transporation 15 15 of 27B-19Planning Commission: March 8, 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. 16 16 of 27B-19Planning Commission: March 8, 2022 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. 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. Activity Centers for Redevelopment in Sensitive Environmental Areas - Five centers are located over the recharge or contributing zones of the Barton Springs Zone of the Edwards Aquifer or within water-supply watersheds. These centers are located on already developed areas and, in some instances, provide opportunities to address long-standing water quality issues and provide walkable areas in and near existing neighborhoods. State-of-the-art development practices will be required of any redevelopment to improve stormwater retention and the water quality flowing into the aquifer or other drinking water sources. These centers should also be carefully evaluated to fit within their infrastructural and environmental context. One of the Land Use and Transportation policies, LUT P21 (p. 120), clarifies the intent, “Ensure that redevelopment in the Edwards Aquifer’s recharge and contributing zones maintains the quantity and quality of recharge of the aquifer. 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. 17 17 of 27B-19Planning Commission: March 8, 2022 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 31, 2018, which is in-cycle for neighborhood planning areas located on the east side of IH-35. The applicant proposes to change the land use designation of this property on the PUD land use map and the Montopolis Neighborhood Plan future land use map (FLUM) from Commercial to Mixed Use to develop residential uses on the 0.61-acre site. The site is currently undeveloped. The Long-Range Planning staff recommends this project for the following reasons: the project will provide much needed affordable housing, will add to the need for a variety of housing types in the City, is within ¼ mile of two Cap Metro Bus Stops, and is within ½ mile of Roy G. Guerrero Metro Park and two additional neighborhood parks. The parcel to the south is on Montopolis is already Mixed Use. The applicant is proposing a PUD zoning amendment to make the following changes: increase the allowable maximum building square footage from 6,000 SF to 30,000 SF; to reduce the building setback from 25’ to 15’ along Montopolis Drive and Circulo de Amistad and to 10’ along the read and side property lines; and to allow townhouse, condominium and duplex residential uses in addition to existing allowable uses. The NPA and zoning cases have been on hold since 2018 while the PUD application has been under review by city staff. Please see the zoning case report C814-97-0002.01 for information on the proposed changes to the PUD. PUBLIC MEETING: The ordinance required plan amendment community meeting was held on September 13, 2018. This meeting took place at the Ruiz Branch Library. Approximately 216 meeting notices were mailed to property owners and renters located within 500 feet of the subject property, in addition to neighborhood and environmental groups who requested notification for the area on the Community Registry. Additionally, an email was sent notifying the Montopolis neighborhood contact team of this meeting. Two members of the public attended the meeting, two staff members representing the applicant, and three city staff members representing Planning and Zoning Department. NOTE: Since this meeting was held in 2018, the Planning and Zoning Department is now called the Housing and Planning Department. The meeting began informally with the applicant answering a few questions posed by one member of the community that left soon after and before the formal presentation began. The sole remaining community member lives next door to the proposed development. Maureen Meredith introduced Micah King, the developer’s agent and Wayne Gerami with Habitat for Humanity. 18 18 of 27B-19Planning Commission: March 8, 2022 Wayne and Micah introduced renderings of the proposed condominiums and answered questions from staff and the lone community member. Q: Where is the “Mix” in this proposed development? I only see residential. A: It’s just a formality. There will be no mixed-use on the site. It will be only Townhomes. Q: Thought it would be Condos with commercial on the bottom floor. A: Habitat for Humanity has not built any Mixed Use. Q: What is the timeline? A: There is no exact timeline. Q: What makes these Townhomes affordable? A: All units will be owner-occupied and 100% of them will be offered to people making 80% area MFI. Q: What happens if this is not approved? A: It should get approved. It has been 20 years since the first phase of the project (Mary Vice Estates PUD) was built. Habitat for Humanity (HH) has been meeting with the community. HH has built 100 homes in Montopolis. We have the neighborhood’s approval. Q: I’m most concerned about traffic. A: The designs call for a protected left-hand turn including a light at the end of the street at the corner of Circulo de Amistad and Montopolis. Q: Will Townhomes have a Montopolis street address? A: We will ask the addressing office what address we will use. Q: How many bedrooms will these Townhomes have? A: There will be three bedrooms, at the very least three to four bedrooms. Q: Will all the units have parking? A: Yes, each Townhome will have parking. Q: Will the number of Townhomes change? Will it be 12? A: In this lot, there will be 12-14 units. The square footage will stay the same. This project is made for families. Q: Why wasn’t this lot built up in the 1990’s along with the rest of the PUD? A: Initially it was intended to become a community center with daycare but that never materialized. This was the first full subdivision built by Habitat for Humanity. 19 19 of 27B-19Planning Commission: March 8, 2022 Q: Do you regret leaving a big patch of land in the middle of the street (Circulo de Amistad)? A: We’ve been told we cannot put anything there. Q: Does it serve as a water retention pond? A: I don’t know. Q: Which way will the homes be facing? Will they be facing in towards established homes? A: Believe they will all be facing out towards Montopolis. It does not make sense to have them face the single-family homes that are there now. Q: There are plants on part of that land (that my father planted). Will they be able to remain? A: We’ll try to keep some of them. We don’t know for sure. Q: What is the timeline? A: We hope to have it in front of Planning Commission in 3 months. We need the entitlements before construction. We’re looking at one year for planning and design and one year for construction. Two years after entitlements for structures. You would begin to see the street improvements first. City Staff: Conceivably November/December for Planning Commission and City Council to obtain those entitlements. 20 20 of 27B-19Planning Commission: March 8, 2022 Site 21 21 of 27B-19Planning Commission: March 8, 2022 22 22 of 27B-19Planning Commission: March 8, 2022 23 23 of 27B-19Planning Commission: March 8, 2022 24 24 of 27B-19Planning Commission: March 8, 2022 25 25 of 27B-19Planning Commission: March 8, 2022 26 26 of 27B-19 Planning Commission: March 8, 2022 Correspondence Received 27 27 of 27B-19