B-04 (NPA-2020-0015.02.SH - 2011 & 2015 E. M. Franklin; District 1).pdf — original pdf

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Planning Commission: March 22, 2022 NEIGHBORHOOD PLAN AMENDMENT REVIEW SHEET NEIGHORHOOD PLAN: East MLK Combined (MLK) CASE#: NPA-2020-0015.02.SH PROJECT NAME: 2011 & 2015 EM Franklin PC DATE: March 22, 2022 March 8, 2022 DATE FILED: July 29, 2020 ADDRESS/ES: 2011 & 2015 E.M. Franklin Ave DISTRICT AREA: 1 SITE AREA: 4.03 acres OWNER/APPLICANT: 2011 & 2015 EM Franklin, LLC (Anmol Mehra) AGENT: Drenner Group, PC (Leah Bojo) 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 From: Single Family To: Multifamily and Neighborhood Mixed Use, as amended on December 8, 2021. Base District Zoning Change Related Zoning Case: C14-2022-0008.SH From: SF-4-NP NEIGHBORHOOD PLAN ADOPTION DATE: November 2002 CITY COUNCIL DATE: To be determined ACTION: To: MF-4-NP and LR-MU-NP, as amended 1 1 of 64B-4Planning Commission: March 22, 2022 PLANNING COMMISSION RECOMMENDATION: March 22, 2022 – Pending March 8, 2022 – Postponed to March 22, 2022 on the consent agenda at the request of staff. [R. Schneider – 1st; A. Azhar – 2nd] Vote: 10-0 [Mushtaler off the dais. J. Thompson and J. Shieh absent]. STAFF RECOMMENDATION: Staff supports the applicant’s request for Multifamily and Neighborhood Commercial land use. BASIS FOR STAFF’S RECOMMENDATION: The applicant proposes a 143-unit housing development with 100% of the units owner-occupied. Forty-three units will be affordable, and 100 units will be market rate, The surrounding land uses are Mixed Use to the north, Recreation & Open Space to the east, Single Family to the south and Single Family land use on the west side of E. M. Franklin Avenue. The existing land use on the two tracts is Single Family. The proposed land use is Multifamily Residential on 2011 E. M. Franklin Avenue and Neighborhood Mixed Use on 2015 E. M. Franklin Ave. Staff supports the applicant’s request because the Neighborhood Mixed Use and Multifamily Residential land uses will provide a stepping down in land use intensity from the Mixed Use land use to the north and the Single Family land use to the south. The property is near the Mueller Activity Center, two activity corridors, and near public transportation. The proposed development will provide much-needed housing opportunities for the planning area and the city. 2015 EM Franklin- Neighborhood Mixed Use 2011 EM Franklin - Multifamily Residential 2 2 of 64B-4Planning Commission: March 22, 2022 Below are sections of the E. MLK Combined Neighborhood Plan that supports the applicant’s request. 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 64B-4Planning Commission: March 22, 2022 PROPOSED LAND USE ON THE PROPERTY Multifamily Residential - Higher-density housing with 3 or more units on one lot. Purpose 1. Preserve existing multifamily and affordable housing; 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. scale retail or offices, professional services, convenience retail, and Neighborhood Mixed Use - An area that is appropriate for a mix of neighborhood commercial (small shopfront retail that serve a market at a neighborhood scale) and small to medium residential uses. Purpose 1. Accommodate mixed use development in areas appropriate for a mix of residential uses density ‐ ‐ and neighborhood commercial uses that serve surrounding neighborhoods; and 2. Provide transition from residential use to high intensity commercial or mixed use. Application 1. Appropriate for areas such as minor arterials and collectors, small parcels along major family residential development, and areas in environmentally arterials that abut single sensitive zones where high intensity commercial uses are discouraged; and 2. May be used as a transition from high intensity commercial and residential uses to ‐ single family residential uses. ‐ 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 4 4 of 64B-4 have easy access to daily needs such as schools, retail, employment, community services, and parks and other recreation options. Planning Commission: March 22, 2022 • The proposed development is a 143 mixed income housing development (multifamily and single-family units) with 43 affordable unit. This development will provide a mix of housing types for the planning area and the City. The property is located between Manor Road and E. MLK Jr. Blvd where there are public transportation routes. 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 south of the Mueller Town Center and between two activity corridors, Manor Road and E. MLK Jr. Blvd. 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 near the Mueller Activity Center and between two activity corridors, Manor Road and E. MLK Jr. Blvd. 4. Expand the number and variety of housing choices throughout Austin to meet the financial and lifestyle needs of our diverse population. • The proposed mixed income development will provide additional housing. 5. Ensure harmonious transitions between adjacent land uses and development intensities. • There is mixed use land use to the north of the site. The applicant’s request for Neighborhood Mixed Use and Multifamily land use will step-down the land uses from the Mixed Use to the single family 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 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. • The development will have an acre of green space and is adjacent to the Morris Williams Golf Course. 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. 5 5 of 64B-4 • The property is in a bikeable and walkable area near hospital facilities at Mueller Development and adjacent to the Morris Williams Golf Course.-+ Planning Commission: March 22, 2022 10. Expand the economic base, create job opportunities, and promote education to support a strong and adaptable workforce. • Not 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. 6 6 of 64B-4Proximity to Imagine Austin Activity Corridors and Center Planning Commission: March 22, 2022 7 7 of 64B-4Planning Commission: March 22, 2022 Proximity to Parks 8 8 of 64B-4Planning Commission: March 22, 2022 Proximity to Public Transportation 9 9 of 64B-4Planning Commission: March 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 10 10 of 64B-4Planning Commission: March 22, 2022 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. 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. 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 11 11 of 64B-4Planning Commission: March 22, 2022 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 29, 2020, which is out-of-cycle for neighborhood planning areas located on the east side of IH-35. The out-of- cycle application was allowed because it is a S.M.A.R.T. Housing Certified development, The applicant proposes to change the land use on the future land use map from Single Family to Multifamily Residential land use on 2011 E.M. Franklin Avenue and Neighborhood Mixed Use on 2015 E.M. Franklin Avenue. The applicant proposes to change the zoning on the property from SF-3-NP, Family Residential district- Neighborhood Plan to MF-4-NP, Multifamily Residence Moderate-High Density district and LR-MU-NP, Neighborhood Commercial district - Mixed Use combining district – Neighborhood Plan for a 143-unit housing development, 43 units of which will be affordable. PUBLIC MEETINGS: The ordinance required community meeting was held on November 18, 2021. Approximately 244 meeting notices were mailed to people who rent or own property within 500 feet of the submit tract, in addition to neighborhood and environmental organizations who requested notification for the area. Two city staff members attended the meeting, Maureen Meredith and Mark Walters. Conor Kenny from Civilitude attended, in addition to the property owner, Anmol Mehra. Twelve people from the neighborhood attended. Conor Kenny, Civilitude: (See his presentation in this report for details) • Franklin Common is a mixed-income, 143-unit development. 30% of them (43 units) will income restricted affordable community with an acre dedicated to green open space. • 2011 E.M. Franklin Avenue is single family and we are proposing multifamily to accommodate and MF-4-NP with a conditional overlay. • 2015 E.M. Franklin Avenue is currently single family, and we are proposing Mixed Use/Office to accommodate a LO-MU-NP zoning. Note: On December 8, 2021 the zoning request and FLUM change was amended to LR-MU-NP zoning and Neighborhood Mixed Use future land use. 12 12 of 64B-4Planning Commission: March 22, 2022 • 2011 is currently vacant and 2015 has a current structure that has been used as storage which may have been a residence prior to 2017. • The property is less than ¼ mile walk from two metro rapid bus transit corridors and less than ¼ mile from two Imagine Austin growth corridors, which the Strategic Housing Blueprint and Austin Strategic Mobility Plan says we should put our new housing near these corridors. • Single family homes in this area can’t be found under $600,000, but the small apartments and townhomes we are hoping to build will run somewhere in the $200,000 to $500,000, even though they are not officially income restricted. • There will be a coffee shop that will double as a community center which will be available for reservations. • Units will be 100% ownership • 25% of the total land area will be dedicated green space. • One acre of land will be dedicated open and green space, the bulk of which will be along the creek beds. There will be native plantings and native trees along the creek bed to increase habitat and to also prevent pedestrian access to the south which is an agreement the Franklin Grove Neighborhood to the south. • There will be a dog park. • We are aware of the displacement of people in the neighborhood so there will be priority for affordable units in a pre-sale period where it is open to the public for people who have been displace. • In the renderings for 2011 E.M. Franklin we have two-story townhomes to the south, three-story small multifamily homes in the middle and on 2015 E.M. Franklin there is a three-story building and a four-story building with Affordability Unlocked, where we can get extra story of height to be able to see the affordably on the project. • There is a provision in the Code that says when you’re and SF-3 lot adjacent to a large open space, such as a park or a golf course, your impervious cover increases to 55%, not 45%. Q: Can you share the requests the neighborhood made and identify the places in your in presentation that address those requests? A: There were a number of requests that we tried to speak to with regard to tree plantings and stepping back in height. We were very happy to grant that in terms of agreeing to forgo the affordable bonus that's given with Affordability Unlocked for the same distance from the western homes as from the southern homes. We were asked to downgrade the height to two- stories in some areas, but we already have two-stories. That’s lower height than the current zoning. We were asked to provide two parking spaces plus 20% for visitor parking. That is more parking than the current zoning allows or really than any zone requires. We tried to accommodate some of those requests, but some would economically kill the project. Q: Can you share the inputs and outputs that under grid your interpretation of the slide about why MF-4 zoning is being requested? A: With the MF-4, the units per acres isn’t just governed by the zoning, there is minimum site area that depends on the units, so the number we have listed are the maximum number of 13 13 of 64B-4Planning Commission: March 22, 2022 units that you can do under that zoning which is based on efficiency and one-bedroom. To do two bedrooms you’re actually allowed to do less, so that determines the number of units. We wanted to keep it at least 20 or 10% affordable because we didn’t want to segregated community. We wanted the income levels to be interspersed throughout. With the increase construction costs, on 2015 EM Franklin, the affordable units are built at a loss. With City subsidies you can maybe build at cost, but you’re reducing the number of units that are profitable on 2011, then essentially 2015 is likely built at a lost and 2015 loss subsidized so you can reduce the amount of income off 2015 E.M. Franklin. Q: Tell us more about mid-block precedence for rezonings like this in our neighborhood on two-lane roads with freshly striped like lanes. A: The George is going to be mid-block. There was a school of thought about 60 years ago that said folks who lived a multifamily should be restricted to living on busy streets and single-family homes should be protected from that is kind of falling out of favor. Q: Have you developed this type of projects Austin? A: My organization is handling the engagement on the zoning and the land planning. Anmol has hired experience engineers and architects who have done this type of development. Q: How much green space lies in the creek bed? A: About 0.24 acres. Q: How are you getting the word out about the displaced people and the affordable units? A: We are in discussions right now with a local Black-lead nonprofit in Austin do marketing because they have a lot of connections with the local community that's been here for awhile as well as folks that have already been displaced as well as folks from Pflugerville and Manor. Q: Why can’t you build affordable single-family homes? A: It costs at minimum $250,000 to build a single-family home, then there’s about $50,000 in City fess, the lot costs of $200,000 and you’re looking at $500,000 in costs. Then you add the risk and soft costs. Also, it is what the market can bear because our housing growth has not kept pace with our job growth. There is a shortage of housing. When you have more buyers than there are homes, it is only the richest people are able to buy. Most upper-income folks want single family homes outside of Downtown. If you are attached or stacked, that automatically lowers your price on the market. Form dictates the price in Austin. Comments: • This development proposal is very ambitious and is much higher intensity than the surrounding properties. It doesn’t seem compatible with the existing land uses. • A resident from the Franklin Grove HOA read a letter from the President of the HOA who said Anmol Mehra has worked with them in shaping the development and the Franklin Grove HOA took a vote where 93% of the residents voted in favor of the development. 14 14 of 64B-4Planning Commission: March 22, 2022 • We are generally supportive. As Conor noted, pricing and other buildings in the neighborhood is not affordable. We are excited about the potential for this creation of housing for folks who can't afford the 600K going rates these days. • This neighborhood is less than four miles from downtown on two growth corridors and two rapid transit quarters and one of the fastest growing cities in the country. To say this isn't the right neighborhood for missing middle housing is naïve at best. I welcome the idea of bringing so many new neighbors to the area I fully support the rezoning. • We are supporting affordable housing right down the block on Manor, but this is mid- block and you have one ingress/egress in this low density in order to achieve it. • Good project, wrong location. 15 15 of 64B-4S.M.A.R.T. Housing Certification Letter Planning Commission: March 22, 2022 16 16 of 64B-4Planning Commission: March 22, 2022 17 17 of 64B-4Applicant Summary Letter from Application Planning Commission: March 22, 2022 18 18 of 64B-4Planning Commission: March 22, 2022 Letter of Recommendation from the Neighborhood Plan Contact Team (NPCT) 19 19 of 64B-4Planning Commission: March 22, 2022 20 20 of 64B-4 Planning Commission: March 22, 2022 21 Site 21 of 64B-4Planning Commission: March 22, 2022 22 22 of 64B-4Planning Commission: March 22, 2022 23 23 of 64B-4 Planning Commission: March 22, 2022 24 24 of 64B-4Planning Commission: March 22, 2022 25 25 of 64B-4Planning Commission: March 22, 2022 26 26 of 64B-4Applicant’s Presentation at the Community Meeting Planning Commission: March 22, 2022 27 27 of 64B-4Planning Commission: March 22, 2022 28 28 of 64B-4Planning Commission: March 22, 2022 29 29 of 64B-4Planning Commission: March 22, 2022 30 30 of 64B-4Planning Commission: March 22, 2022 31 31 of 64B-4Planning Commission: March 22, 2022 32 32 of 64B-4Planning Commission: March 22, 2022 Correspondence Received From: rsm other Sent: Monday, September 20, 2021 4:01 PM To: Meredith, Maureen <Maureen.Meredith@austintexas.gov> Subject: EM Franklin construction effect on spring-fed creek *** External Email - Exercise Caution *** I live at 3620 Clary Way and noticed that the quality of the water in the normally clear, spring-fed creek at our development (Franklin Grove) is currently running cloudy. A large development is being constructed north of us at 2211 EM Franklin (George by StoryBuilt), invloving a great deal of dirt removal and excavation. I don’t know if there’s a connection of construction work to disrupted creek, but I’d like to have someone check it out. We value our normally clear creek and want the city to protect it. Please note the attached photo of today. Thanks, Randy Mallory 33 33 of 64B-4Planning Commission: March 22, 2022 From: Rob Schuwerk <r Sent: Monday, February 21, 2022 3:48 PM To: Chaffin, Heather <Heather.Chaffin@austintexas.gov> Cc: lauren <lauren@ ivan.lafrinere@; Justin Hennard <hurrahjustin@ Lars Stanley <larsstan1@ >; Delia Brownson <deliamailed@ >; Meredith, Maureen <Maureen.Meredith@austintexas.gov>; Mary Summerall <marysummerall@ >; Anne Woods <awoodstx@ > Subject: Re: Valid Petition - 2011/2015 E.M. Franklin Ave Upzoning Heather, Please see attached our CURRENT petition, with four signatures. We are in the process of collecting more but I'm sending to you now on the understanding that you can provide the 200' radius that staff would require. Can you also indicate, as part of that, what percentage is represented by the signatures currently on the petition page 3? Thanks, Rob 34 34 of 64B-4Planning Commission: March 22, 2022 35 35 of 64B-4Planning Commission: March 22, 2022 36 36 of 64B-4 Planning Commission: March 22, 2022 37 37 of 64B-4Planning Commission: March 22, 2022 38 38 of 64B-4Planning Commission: March 22, 2022 From: Liz Johnson <jjseabrookpresident@gmail.com> Sent: Saturday, November 13, 2021 7:44 AM To: Anmol Mehra <anmolmehra1@gmail.com>; Harper-Madison, Natasha <Natasha.Madison@austintexas.gov>; Tovo, Kathie <Kathie.Tovo@austintexas.gov>; Kitchen, Ann <Ann.Kitchen@austintexas.gov>; Alter, Alison <Alison.Alter@austintexas.gov>; Ellis, Paige <Paige.Ellis@austintexas.gov>; Pool, Leslie <Leslie.Pool@austintexas.gov>; Kelly, Mackenzie <Mackenzie.Kelly@austintexas.gov>; Casar, Gregorio <Gregorio.Casar@austintexas.gov>; Renteria, Sabino <Sabino.Renteria@austintexas.gov>; Rivera, Andrew <Andrew.Rivera@austintexas.gov> Cc: Michael Brennan <jjseabrookvicepresident@gmail.com>; Dianna Holman <jjseabrooktreasurer@gmail.com>; Elizabeth Greenwood <jjseabrooksecretary@gmail.com>; EMLKCT Chair <emlkchair@gmail.com>; Pritchard, Caleb <Caleb.Pritchard@austintexas.gov>; Hartnett, Lauren <Lauren.Hartnett@austintexas.gov>; Conor Kenny <conor@civilitudegroup.com>; Meredith, Maureen <Maureen.Meredith@austintexas.gov>; Chaffin, Heather <Heather.Chaffin@austintexas.gov> Subject: JJ Seabrook Neighborhood Response to 2011/2015 EM Franklin Proposed Development *** External Email - Exercise Caution *** Hello, Mr. Mehra, Mayor Pro Tem Harper-Madison, Policy Aides, Council Members & Planning Commission. I've attached the JJ Seabrook neighborhood's most recent response to the proposed development for 2011 & 2015 EM Franklin Avenue in anticipation of the upcoming EMLK Contact Team vote. It centers data from a recent neighborhood survey. I am also attaching our August neighborhood response, so we can keep this engagement in context. We greatly appreciate the role neighbors and our contact team are playing in this engagement. We look forward to ongoing moves toward a mutually agreeable outcome and discussions with city leadership as we navigate this process. Sincerely, Liz Johnson JJ Seabrook Neighborhood Association President jjseabrookpresident@gmail.com https://jjseabrookneighborhood.org/ 39 39 of 64B-4Planning Commission: March 22, 2022 40 40 of 64B-4Planning Commission: March 22, 2022 41 41 of 64B-4Planning Commission: March 22, 2022 42 42 of 64B-4Planning Commission: March 22, 2022 43 43 of 64B-4Planning Commission: March 22, 2022 44 44 of 64B-4Planning Commission: March 22, 2022 45 45 of 64B-4Planning Commission: March 22, 2022 46 46 of 64B-4Planning Commission: March 22, 2022 47 47 of 64B-4Planning Commission: March 22, 2022 48 48 of 64B-4Planning Commission: March 22, 2022 49 49 of 64B-4Planning Commission: March 22, 2022 50 50 of 64B-4Planning Commission: March 22, 2022 51 51 of 64B-4Planning Commission: March 22, 2022 52 52 of 64B-4Planning Commission: March 22, 2022 53 53 of 64B-4Planning Commission: March 22, 2022 54 54 of 64B-4Planning Commission: March 22, 2022 From: Liz Johnson Sent: Wednesday, January 26, 2022 2:22 PM To: Meredith, Maureen <Maureen.Meredith@austintexas.gov> Cc: Chaffin, Heather <Heather.Chaffin@austintexas.gov> Subject: Re: NPA-2020-0015.02.SH Hello, Maureen. Thank you for the information. Can you clarify the zoning request for C14-2022- 0008.SH? Austin Build Connect is currently down. We will stay tuned for information regarding a future hearing date. Will we hear electronically or by regular post? On a related note, I am attaching a response letter following the public PC community engagement session held on November 18, 2021. I hope the attached letter can be entered into the file and shared with anyone who might review that video as evidence of community engagement around this FLUM amendment NPA- 2020-0015.02.SH_2011 & 2015 EM Franklin. Looking forward to hearing from you all soon, Liz (203-415-3951) Liz Johnson JJ Seabrook Neighborhood Association President https://jjseabrookneighborhood.org/ 55 55 of 64B-4Planning Commission: March 22, 2022 56 56 of 64B-4Planning Commission: March 22, 2022 57 57 of 64B-4Planning Commission: March 22, 2022 58 58 of 64B-4Planning Commission: March 22, 2022 From: Lauren Stanley Sent: Thursday, November 18, 2021 5:59 PM To: Meredith, Maureen <Maureen.Meredith@austintexas.gov> Subject: Comment for community meeting: 2011&2015 EM Franklin Ave. *** External Email - Exercise Caution *** Hi Maureen, I am submitting written comments for the upcoming community meeting for this case, as I will needing to be joining by phone. This proposed development is simply too much for this particular site. A - It’s an intensive jump in zoning that would set a critical precedent for similar mid- block, inner neighborhood development and definitively alter the social fabric and long-term investment of many of the current residents. - We as a neighborhood are seeing an immense amount of development activity, absorbing a tremendous amount of housing. On this street alone, we’ll have 116 new units with The George; much more is underway (800+) along Manor Rd. Near Tillery; the city of Austin is planning another 200-300 new deeply affordable units closer by on Manor. We are doing our part. - This is hardly a developed site. It is completely green and backs onto a spring-fed creek. A considerable retention / water quality facility would be located downhill near the creek and floodplain line, as other developments have done. The required excavation for a multifamily and commercial build-out will definitely impact the groundwater table and creek. - The carrot of affordable housing does not warrant the kind of intensity being sought, especially if the upzoning, if granted, triggers more MF development in the middle of the neighborhood that could be all market rate. Furthermore, a percentage of units at 80% MFI does not touch the deeply affordable housing planned for the city lot on Manor. We have yet to see what creative clustered housing solutions, which use the Affordability Unlocked program, are possible using SF-3 or SF-6. The development team has claimed this is a non-starter, which does not make sense. It is illogical not to consider a development scenario at the existing zoning of the property, which JJ Seabrook neighbors urged them to do before the purchase was finalized. We remain firmly committed as residents who care deeply about our community to envisioning balanced density and environmental protections as we grow. Thank you, Lauren Lauren Woodward Stanley, AIA STANLEY STUDIO www.larsstanley.com P 512.445.0444 C 512.632.1772 59 59 of 64B-4Planning Commission: March 22, 2022 -----Original Message----- From: Lars Stanley Sent: Thursday, November 18, 2021 7:29 PM To: Meredith, Maureen <Maureen.Meredith@austintexas.gov> Cc: lars <lars@larsstanley.com> Subject: FLUM and Zoning change, 2011-2015 EM Franklin Ms. Meredith, Please register my opposition to changing the FLUM for this property from SF3 to a higher MF use, which I feel would not be appropriate for this mid block location, nor in step with the majority of folks who live here. It would also be a devastating precedent for the neighborhood which would encourage other developers to do similarly, and open the potential to eliminate its humanizing characteristics, Thanks Lars Stanley 60 60 of 64B-4Planning Commission: March 22, 2022 61 61 of 64B-4Planning Commission: March 22, 2022 62 62 of 64B-4Planning Commission: March 22, 2022 63 63 of 64B-464 of 64B-4