02 NPA-2022-0023.01.SH - 5107-5115 Lancaster; District 4.pdf — original pdf

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Planning Commission: September 13, 2022 NEIGHBORHOOD PLAN AMENDMENT REVIEW SHEET NEIGHORHOOD PLAN: University Hills/Windsor Park Combined (Windsor Park) CASE#: NPA-2022-0023.01.SH DATE FILED: February 25, 2022 (Out-of-Cycle) PROJECT NAME: 5107-5115 Lancaster Ct PC DATE: September 13, 2022 August 23, 2022 July 26, 2022 July 12, 2022 June 28, 2022 ADDRESS/ES: 5107, 5109, 5111, 5113 and 5115 Lancaster Ct DISTRICT AREA: 4 SITE AREA: 0.7874 acres OWNER/APPLICANT: Plancaster, LLC; SEMIZI, LLC; Lancaster Office Three, LLC; and Fayez Kazi AGENT: Capital A Housing (Conor Kenny) 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: Multifamily Residential and Mixed Use/Office To: Mixed Use Base District Zoning Change Related Zoning Case: C14-2022-0018.SH From: MF-3-NP and NO-MU-NP NEIGHBORHOOD PLAN ADOPTION DATE: August 9, 2007 To: GR-MU-V-CO-NP (as amended) 1 Planning Commission: September 13, 2022 CITY COUNCIL DATE: July 28, 2022 September 1, 2022 ACTION: Postponed to September 1, 2022 at the request of staff ACTION: Postponed to September 29, 2022 at the request of staff ACTION: (pending) September 29, 2022 PLANNING COMMISSION RECOMMENDATION: September 13, 2022 – (action pending) August 23, 2022 – Postponed by applicant to September on the consent agenda. [J. Thompson – 1st; R. Schneider – 2nd] Vote: 12-0 [S.R. Praxis absent]. July 26, 2022 – Postponed by staff to August 23, 2022 on the consent agenda. [J. Thompson – 1st; P. Howard – 2nd] Vote: 9-0 [C. Hempel, J. Mushtaler, J. Shieh, and S. R. Praxis absent]. July 12, 2022 – Postponed on the consent agenda to July 26, 2022 at the request of staff. [J. Shieh – 1st; J. Thompson -2nd] Vote: 9-0 [Y. Flores, J. Mushtaler, S.R. Praxis, and C. Llanes Pulido absent]. June 28, 2022 – Postponed on the consent agenda to July 12, 2022 at the request of staff. [C. Hempel – 1st; R. Schneider – 2nd] Vote: 10-0 [P. Howard, S.R. Praxis and Y. Flores absent]. STAFF RECOMMENDATION: Staff supports the applicant’s request for Mixed Use land use. BASIS FOR STAFF’S RECOMMENDATION: The property is a 0.78-acre tract of land that is located directly north of E. 51st Street, an activity corridor where mixed use developments are encouraged. Although located on Lancaster Court, the five tracts of land are transitioning from a mixed use/office and multifamily land uses and zoning to a mixed-use development. The property is near public transportation and numerous businesses and public services such as hospitals and parks. Three of the five lots are proposed development is a 60-unit, 100% very low affordable housing development for victims of domestic violence. Two of the tracts are proposed for an office building 2 Planning Commission: September 13, 2022 Multifamily Mixed Use/office Mixed Use Below are sections of the neighborhood plan that staff believes supports the request. 3 Planning Commission: September 13, 2022 LAND USE DESCRIPTIONS EXISTING 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. 4 Planning Commission: September 13, 2022 Mixed Use/Office - An area that is appropriate for a mix of residential and office uses. Purpose 1. Accommodate mixed use development in areas that are not appropriate for general commercial development; and 2. Provide a transition from residential use to non‐residential or mixed use. Application 1. Appropriate for areas such as minor corridors or local streets adjacent to commercial areas; 2. May be used to encourage commercial uses to transition to residential use; and 3. Provide limited opportunities for live/work residential in urban areas. 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; 5 Planning Commission: September 13, 2022 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. Yes Yes Imagine Austin Decision Guidelines Complete Community Measures Imagine Austin Growth Concept Map: Located within or adjacent to an Imagine Austin Activity Center, Imagine Austin Activity Corridor, or Imagine Austin Job Center as identified the Growth Concept Map. Name(s) of Activity Center/Activity Corridor/Job Center: • Property is approximately 200 feet north of E. 51st Street, an activity corridor. • To the west of the property is the Highland Mall Regional Center • Property is directly north of the Mueller Town Center. Yes Mobility and Public Transit: Located within 0.25 miles of public transit stop and/or light rail station. Yes Mobility and Bike/Ped Access: Adjoins a public sidewalk, shared path, and/or bike lane. Yes Connectivity, Good and Services, Employment: Provides or is located within 0.50 miles to goods and services, and/or employment center. Yes Connectivity and Food Access: Provides or is located within 0.50 miles of a grocery store/farmers market. • Property is approximately 0.63 miles from an HEB grocery store. Connectivity and Education: Located within 0.50 miles from a public school or university. Yes Connectivity and Healthy Living: Provides or is located within 0.50 miles from a recreation area, park or walking trail. • Property is approximately 0.68 miles from the Mueller Park Yes Connectivity and Health: Provides or is located within 0.50 miles of health facility (ex: hospital, urgent care, doctor’s office, drugstore clinic, and/or specialized outpatient care.) • Property is approximately 0.17 miles from the nearest hospital in the Mueller Development Yes Housing Affordability: Provides a minimum of 10% of units for workforce housing (80% MFI or less) and/or fee in lieu for affordable housing. • Proposed on part of the property is a 60-unit affordable housing development Yes Housing Choice: Expands the number of units and housing choice that suits a variety of household sizes, incomes, and lifestyle needs of a diverse population (ex: apartments, triplex, granny flat, live/work units, cottage homes, and townhomes) in support of Imagine Austin and the Strategic Housing Blueprint. • Proposed on a part of the property is a 60-unit affordable housing development Yes Mixed use: Provides a mix of residential and non-industrial uses. • Proposed is an affordable housing project and an office building Culture and Creative Economy: Provides or is located within 0.50 miles of a cultural resource (ex: library, theater, museum, cultural center). Culture and Historic Preservation: Preserves or enhances a historically and/or culturally significant site. 6 Planning Commission: September 13, 2022 Creative Economy: Expands Austin’s creative economy (ex: live music venue, art studio, film, digital, theater.) Workforce Development, the Economy and Education: Expands the economic base by creating permanent jobs, especially in industries that are currently not represented in particular area or that promotes a new technology, and/or promotes educational opportunities and workforce development training. Industrial Land: Preserves or enhances industrial land. 10 Number of “Yes’s” Imagine Austin Priority Program PUD Specific Bonus Features Public Space Features and Public Art: Incorporates public space features and/or public art into project (Ex: plazas, streetscapes, gardens, and other people-friendly spaces where different ages can socially interact). Integrates and/or Expands Green Infrastructure: Preserves or expands Austin’s green infrastructure (ex: parkland, community gardens, green streets, creeks, stormwater features that mimic natural hydrology) into the urban environment and transportation network. Protects the Environment: Reduces greenhouse gas emissions, water, energy usage, and/or increases waste diversion. Protects Environmentally Sensitive Lands: Protects Austin’s natural resources and environmental systems by limiting land use and transportation development over or near environmentally sensitive areas, preserves open space, and protects natural resources more than ordinance requirements. Water/Wastewater Infrastructure: Sustainably manages Austin’s water resources and stream corridors through on-site use of storm water, effective landscaping, flood mitigation, and other low-impact development techniques more than ordinance requirements. Total Number of “Yes’s” 10 7 Proximity to Imagine Austin Activity Centers and Corridors Planning Commission: September 13, 2022 8 Planning Commission: September 13, 2022 Proximity to Public Park Facilities 9 Planning Commission: September 13, 2022 Proximity to Public Transporation 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. 10 Planning Commission: September 13, 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. 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 11 Planning Commission: September 13, 2022 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 February 25, 2022 which is out-of-cycle for neighborhood planning areas located on the east side of I.H.-35 which would normally be July. The application is S.M.A.R.T. Housing certified and was allowed to file out-side of the July open filing period. The applicant proposes to change the future land use map (FLUM) from Mixed Use/Office and Multifamily Residential to Mixed Use land use. The applicant proposes to rezoned the property from MF-3-NP and NO-MU-NP to CS-V-NP for a 60-unit, 100% very low income building for survivors of domestic violence and sexual assault. This building will be on three of the five lots and the other two lots will be for the construction of a new Civilitude office building. PUBLIC MEETINGS: The ordinance-required community meeting was held on June 13, 2022. Approximately 614 community meeting notices were mailed to people who own property or have a City utility account within 500 feet of the property, in addition neighborhood and environmental groups who requested notification for the area. Two city staff members attended, Maureen Meredith and Mark Walters, including Conor Kenny from Capital A Housing, the applicant’s agent. Sixteen people from the neighborhood were also in attendance. After staff gave a brief presentation, Conor Kenny made the following comments on the proposed development. His presentation is included at the end of this report. • The subject properties are five tracts. • We deleted the Cloverdale property from a previous meeting presentation. • Three lots owned by SAFE Alliance. The units will be 100% affordable to very low- income for survivors of domestic violence and sexual assault. • There will be 24-hour security to keep residents safe. • Support services will be on the first floor. • The building architect used Trauma-Informed Designed. • The two blue lots will be the replacement for the Civilitude office at 5110 Lancaster Court. The owners of 5113 Lancaster Ct would not sell, so they would only trade for the Civilitude office at 5110 Lancaster Ct. 12  • SAFE Alliance had choice of site and they choose this because it’s close to services Planning Commission: September 13, 2022 and bus routes. • Proposing CS-V-NP zoning which will allow us to go up to 60 feet. The current zoning is MF-3-NP and NO-MU-NP. • The entire E. 51st Street corridor is developing pretty intense uses. • Proposing 60 dwelling units with one and two-bedroom studios for single parents with kids. • When the properties are re-developed, they will not be allowed to flow onto property to the east. There will be a rainwater capture system along the fence line to facilitate downslope flow. Now there is no storm water detention so run off should be substantially reduced. Q: Is the project still planned for 95% impervious cover? A; Yes. We need this to get the 60 units. Q: Have you modified the drainage plan since the last meeting? A: All commercial developments must have a drainage plan and cannot increase run-off. Q: How many stories? A: Four and half stories. Will be 100% accessible building. Q: Where will the parking be? A: Underneath about ½ the building, parking deck. Q: Will you replace the trees that were cut down? A: Landscaping plan for street trees along Lancaster Q: Where will ingress/egress be? A: It will be on Lancaster Ct. Q: At a previous meeting you said you were a proponent of affordable housing. How do you justify getting rid of these affordable houses? A: The development is 100% affordable houses for victims of domestic violence, which are not market rate and being built by a non-profit. Q: What do you say about the homes being sold for inflated prices? Now all our property taxes will go up. A: The owners wouldn’t sell to us for below market value. We are not allowed to buy more than appraised market value, not above market value, by State Law. The property is zoned multifamily and office, so it’s not single-family zoned. Q: With SAFE Alliance properties in the past, what has been the crime rate around their developments before they moved in and then after? A: There is the Safe property at Rathgeber Village and on Grove Blvd. It’s difficult to isolate the impact of those. While it allows men, it’s going to be 95% women and it will be mostly 13 Planning Commission: September 13, 2022 parents. It will have a 100% secured entry site. I can’t tell you anything definitively, but if you had affordable housing that was set up to not increase in crime, this would be it. I don’t have that data to give you. I only have what Safe Alliance tells me is that don’t have problems outside their developments. Q: I noticed that you have 5105 Lancaster Ct in your presentation as part of the development which is my property and is not part of the development. A: Some of the diagrams are old and will be updated. Q: Housing Tax Credit application shows 60 units in the building, but it says will have five total parking space provided. Seems insufficient to me. There is a parking issue along Lancaster Ct and people who live there will have visitors and will need parking space. A: These are individuals at the bottom of the poverty scale and the demographic information says they will not have cars. SAFE Alliance picked this site because it has access to public transportation. SAFE Alliance says this is the number of parking spaces that they need. Q: I live near the property, if this development is built, will there be on-going conversations with the community? Will there be a committee formed to work with the neighborhood? A: I can connect you with SAFE Alliance, but from what I understand the people who live there have experienced great trauma and tend to want to keep to themselves. There is a tenant committee, like an HOA, that is formed with these developments so maybe there could be a meeting with this committee and the neighborhood, but I can’t guarantee this. Q: Have you done a similar development to this? A: This is one of the seven homeless response projects that we have been working on, but this one is unique because it will permanent housing and not temporary and most residents will have children. We expect people to be there for a decade or more. None of the other homeless response project are completed at this time. People stay there two to 10 years. They can stay there as long as they want and pay 30% of their income no matter what that is. Q: Why is the typical parking ratio not being enforced here? A: Because the women here are fleeing with no assets and won’t have the money to have cars. Once the tenants stabilize and they get money to afford cars, they typically transition out of this housing when they don’t need this level of support anymore. Parking is expensive and we were trying to get SAFE the 60 dwelling units SAFE needed. Q: Are there any restriction on uses you would be willing to consider? A: We would be happy to restrict to multifamily and office on the two lots to the south. Q: Pacos Tacos was supposed to be in this new development as was presented in previous meetings you had with us. Is that still happenings? A: Pacos Tacos wanted too much for their land so they will not be in this development. Q: What is the reason for SAFE building this facility? A: This is for unmet demand. 14 Planning Commission: September 13, 2022 Q: I see Capital A Housing is part of Civilitude. Isn’t this a conflict of interest? Was this case initiated by Civilitude needing space or by SAFE Alliance? A: I don’t see how this would be a conflict. Owners of 5113 Lancaster Ct wouldn’t sell and wanted to swap property with Civilitude at 5110 Lancaster Ct so we need to build a new office. Q: What stats do you have on people getting their independence who live there? A: I don’t have that and will get it from SAFE Alliance to get to you. I will bring SAFE Alliance to the second meeting on June 21st so they can talk about this. Q: With the staffing on site as well, will they be using some of those five parking spaces? A: We will have SAFE Alliance to talk about this at the June 21st meeting. Q: Is there maximum occupancy per unit? A: The studio unit it is for one person. There will be one- and two-bedroom units which will be for a single parent and one or two children. I don’t know the occupancy limits in the City. I’ll have to defer to SAFE Alliance for the meeting on June 21st. Comments: • The idea that people will move out of the affordable housing development once they stabilize is not realistic because with the cost of housing in Austin, who would want to move out? • Five parking spaces is not enough for this development. • We need to help with these kinds of projects and be supportive because the housing issues in Austin are not going to get any better. We moved from the Bay Area and we saw how bad it got. When I lived in San Antonio, we didn’t get a car until I was 17 years old. This part of the City has good public transportation. It’s not a bad location for this development. I don’t know why there is fear for these people. I used to live on Grove Blvd and SAFE Alliance has about a 10-foot-tall fence around it so that tells me there is a need for security. It is important to have adequate security. • June 21, 2022 a second NPA Community Meeting was held. At this meeting, Julia Spann the CEO of SAFE Alliance attended this meeting to answer questions about the SAFE Alliance organization and the proposed 60-unit affordable supportive housing building. Q: We understand the SAFE Alliance building will have only five parking spaces. A: In the many years we’ve provided housing for victims we found that victims who are homeless do not have vehicles. When you come to our site our housing site, we have vacant parking lots with few cars in them. We might have to purchase a few slots from Civilitude. There will be on staff overnight and during the day four or five staff members. We have talked to Civilitude for our staff to park in their lot. There might be overflow parking on the 15 Planning Commission: September 13, 2022 street. We also operate the Austin’s Children’s Shelter at E. 51st and Manor so we can share resources and help each other out. We want to work together to address your concerns. Q: Will the new Civilitude office have parking, to free up Lancaster and E. 52nd? A: Yes, the new Civilitude office will have a full story of parking in that building. Q: My question is about the height and our concerns at Verandas at 52nd (as their HOA president representing several folks with concerns) about the height and the impact to our green space where we grow vegetables and fruits for the community. My understanding is that the height of the new developments, even with the very recent changes from City Council limits height for new building within 100 feet of single-family zoned buildings/lots. Is this being waived because it seems to be several of these within the map area I can see. A: For several years now, housing that has at least 50% affordable have been exempt from compatibility requirements and the Affordability Unlock bonus give you a 50% bonus height. Multifamily does not trigger compatibility. Q: Also curious about green space and considerations about the heat island effect after all the trees were taken down. A: We try to put street trees on all our developments. The biggest cause of heat island effect is asphalt or cement on the site. Q: How many parking on Civilitude site? A: It will be as required by City Code. I don’t know, but I guess around 20 – 30 parking spaces. It will be a parking deck, where first story is parking, and the office is above that. Q: What is the mix of residents, homeless, single parents with children? A: All will be victims of domestic violence. The vast majority are women, and some will have children with them. It won’t be for families with many children. Q: How does the 60-unit facility consider in size, large, medium? A: Our largest is 184 units. We didn’t want to go above 60 units, we could have considered 100 units in another project but that seemed too big for us. As operators of housing, we don’t want to go above this. Q: Is this project already approved? What’s the purpose of this meeting? A: The cases must go before Planning Commission and City Council, which they have not done yet, so no action has been taken. The purpose of the meeting is for people who live within 500 feet to meet the applicant to learn more about the project. Q: What is the long-term vision for these tenants, in one to five years? A: This is structured as permanent housing for people who need a lot of support to live their best lives. People with complex trauma need time to heal. There could be people who live here for many years. Others might eventually be in a new and healthy relationship and want to move on. 16 Planning Commission: September 13, 2022 Q: What happens when people start getting cars? A: This could happen that people get cars if they get good jobs, but still there is a strong reliance on public transportation. Q: How many residents will there be per dwelling unit? A: There will be many people living in the efficiency units, they won’t have kids. One- bedroom units might have kids and there is a fewer number of two-bedroom units Q: What were the other locations considered? A: The other location was the 100-unit Cady Lofts, it was all efficiency units and didn’t work for us because 100 units was too big, and the efficiency units were too small for people with children. This location is closer to the other campus on Manor Road so we can share resources. Also this location has amenities like the grocery store, hospitals and employment options. This location is also near parks. Q: Trees were cut down on the property. Our neighborhood was very upset by this. A: These were not Heritage Trees, but I can understand how you would be upset. I would hope that the City permitting process will make sure that the right civil work will be done correctly. Q: You talked about planting trees, having green space and roof top garden. Is this empty talk? A: The concept plan of the buildings shows it and it’s in the budget. I hope that I don’t make empty promises. It’s not in my nature and not part of our business. Perhaps we can have a meeting with the neighborhood to show you the plans when we get them. We want to be good community partners. Q: Not to be a naysayer as a fan of SAFE as an org, but I wanted to make sure that SAFE is aware of the violent crime along our street (and on our condo parking lot twice - a murder a while back, and once very recently against two women in our condos by a stranger) and what the plan for security will be for them to keep them safe? Will it extend to the streets directly outside? A: We will have outdoor security and cameras that look onto the streets, and we have some Constable services. We don’t want tell people exactly what the security plan is, but we have found that people feel safer because we have a good relationship with the Police. You will see more EMS vehicles due to people who have trauma. There might be more Police because people with trauma might feel more scared. If there is danger from a person’s partner, we will move them to our emergency shelter to keep them safer. Unfortunately, we will never be able to stop all the crimes. Q. Will there be outside visitors? A: Yes, they will have visitors, but they will be on approved guest lists. Q: There have been several incidences with safety/crime in our area. Adding this Shelter could further increase resident safety risks. For example, it is unclear whether a “housing- focused” shelter would morph into an intake facility (vs. referral-based) like downtown's 17 Planning Commission: September 13, 2022 Austin Resource Center for the Homeless on 500 E 7th St., in which case, the initially planned “shelter” would lead to more people living on the neighborhood streets and thus threaten our safety. A: This an apartment community, tenants will have leases. This is not a shelter where people come in daily for services. The city needs housing, and I don’t see this facility turning into a referral-based shelter. This is for permanent supportive housing. Q: Are you not concerned about the lack of green space for children living at SAFE? A: Yes, we are concerned about that, but there is a large, proposed development to the west of Lancaster for the entire block and they are proposing open space. Also, Bartholomew Park is about 1/2 mile from the development to the east on E. 51st Street. Q: Do you have data that supports the safety of the community before and after? A: That could probably be pulled, but I don’t’ know exactly where that data is. We have few incidents on our campuses. An abuser is looking for a particular person, they are typically not trying to create mayhem. The number of incidents we have are minimal. Comments: I don’t trust the developers. • • Concept plans and meetings would be wonderful. Being partners is the one thing our condo residents value most. We have been scared off by developer actions, but we hope to build deep trust with whoever we are direct neighbors with. 18 Revised S.M.A.R.T. Housing Letter Planning Commission: September 13, 2022 19 Planning Commission: September 13, 2022 20 Application Summary Letter Planning Commission: September 13, 2022 21 Letter of Recommendation from the Neighborhood Plan Contact Team (NPCT) Planning Commission: September 13, 2022 (No letter as of September 8, 2022) From: Rodney Ahart Sent: Monday, August 15, 2022 12:02 PM To: Meredith, Maureen <Maureen.Meredith@austintexas.gov> Cc: Chaffin, Heather <Heather.Chaffin@austintexas.gov>; Jones, Nathan <Nathan.Jones@austintexas.gov> Subject: Re: Windsor Park NPCT Rec?: NPA-2022-0023.01.SH_5107 Lancaster Ct *** External Email - Exercise Caution *** Hi Maureen, Thank you for providing this additional detail. It is really helpful. The contact team will be meeting on Tuesday, August 16. I hope to send you a recommendation on the case shortly thereafter. My best, Rodney 22 Planning Commission: September 13, 2022 23 Site Planning Commission: September 13, 2022 24 Planning Commission: September 13, 2022 25 Planning Commission: September 13, 2022 26 Planning Commission: September 13, 2022 27 Planning Commission: September 13, 2022 Subject tracts 5115 and 5113 Lancaster Ct. Subject tracts 5111 and 5109 Lancaster Ct 28 Planning Commission: September 13, 2022 Subject tract 5107 Lancaster Ct 29  Conor Kenny’s Presentation at the June 13 and June 21, 2022 Community Meetings Planning Commission: September 13, 2022 30  Planning Commission: September 13, 2022 31 Planning Commission: September 13, 2022 32  Planning Commission: September 13, 2022 33 Planning Commission: September 13, 2022 34 Planning Commission: September 13, 2022 35 Planning Commission: September 13, 2022 Correspondence Received Objection to Case NPA-2022-0023.01.SH, submitted by Fu Woon on 06/19/22 Given the already unsafe area of Lancaster CT and 52nd ST, where drugs are traded and violence has occurred, residents are afraid of walking their dogs due to crimes and encounters with individuals committing other illegal acts, such as dumpster diving and package theft. Adding this Shelter could further increase resident safety risks. For example, it is unclear whether a “housing-focused” shelter would morph into an intake facility (vs. referral-based) like downtown's Austin Resource Center for the Homeless on 500 E 7th St., in which case, the initially planned “shelter” would lead to more people living on the neighborhood streets and thus threaten our safety. Given this concern, we expect measures to ensure security around the new shelter (eg. 24/7 patrolling, fencing around the shelter, limitation on visitors). These measures must be legally enforceable and attached to the property (i.e., cannot operate the property without meeting those requirements). At the least, we expect a personal case manager who will meet with the neighborhood representatives/HOA committees on a regular basis and make sure the Shelter are on track for permanent housing and removing threats to safety of the residents and their *children*. In short, we, the residents, would like to 1) have a copy of an "enforceable legal guarantee/instrument" laying out the details to ensure the shelter is operated as intended (limiting the shelter to 60 beds; prohibiting drop-ins and camping in the surrounding area), 2) have legally enforceable safety measures being in place, and 3) be involved in the process for developing the Shelter. Otherwise, the Shelter should be developed in an industrial area away from neighborhoods. 36 Planning Commission: September 13, 2022 37 Planning Commission: September 13, 2022 From: Jane A Parker Sent: Tuesday, June 21, 2022 3:10 PM To: Chaffin, Heather <Heather.Chaffin@austintexas.gov>; Meredith, Maureen <Maureen.Meredith@austintexas.gov> Subject: Virtual Community Meeting for The Lancaster, NPA-2022-0023.01.SH; C14-2022-0018.SH *** External Email - Exercise Caution *** Hi Heather and Maureen, I would like to submit the following statements of opposition to the above named Plan Amendment and Zoning Case. I am also attaching two articles regarding violence that has occurred in very close proximity to the planned project, as well as the current floodplain map for our neighborhood. Please let me know if you have any questions, and we will see you at the meeting tonight. Thank you, Jane Ann Parker 512-636-0410 38 Planning Commission: September 13, 2022 Submitted by Jane Ann Parker 39 Planning Commission: September 13, 2022 Submitted by Jane Ann Parker 40 Planning Commission: September 13, 2022 Submitted by Jane Ann Parker 41 Planning Commission: September 13, 2022 Submitted by Jane Ann Parker 42  Submitted by Jane Ann Parker Planning Commission: September 13, 2022 43 Submitted by Jane Ann Parker Planning Commission: September 13, 2022 44 Submitted by Jane Ann Parker Planning Commission: September 13, 2022 45  Submitted by Jane Ann Parker Planning Commission: September 13, 2022 46 Submitted by Jane Ann Parker Planning Commission: September 13, 2022 47 Planning Commission: September 13, 2022 From: Jamie Nielson Sent: Tuesday, June 21, 2022 3:22 PM To: Meredith, Maureen <Maureen.Meredith@austintexas.gov> Cc: Jamie Nielson <jamie@nielsonlegal.com> Subject: Re: NPA-2022-0023.01.SH Lancaster Court *** External Email - Exercise Caution *** Maureen – Attached is a letter containing my comments for inclusion in the staff case report regarding NPA-2022-0023.01.SH. Please confirm receipt. Thank you. Jamie Jamie Nielson P.O. Box 30530 Austin, Texas 78755-3530 48 Planning Commission: September 13, 2022 Submitted by Jamie Nielson 49  Submitted by Jamie Nielson Planning Commission: September 13, 2022 50  Submitted by Jamie Nielson Planning Commission: September 13, 2022 51  Submitted by Jamie Nielson Planning Commission: September 13, 2022 52  Submitted by Jamie Nielson Planning Commission: September 13, 2022 53 Submitted by Jamie Nielson Planning Commission: September 13, 2022 54  Submitted by Jamie Nielson Planning Commission: September 13, 2022 55  Submitted by Jamie Nielson Planning Commission: September 13, 2022 From: Jamie Nielson Sent: Tuesday, July 12, 2022 12:09 PM To: Meredith, Maureen <Maureen.Meredith@austintexas.gov>; Chaffin, Heather <Heather.Chaffin@austintexas.gov> Cc: Jamie Nielson Rhoades, Wendy <Wendy.Rhoades@austintexas.gov> Subject: Neighborhood Plan Amendment Case NPA-2022-0023.01.SH and Zoning Case C14-2022-0018.SH *** External Email - Exercise Caution *** Dear Ms. Meredith and Ms. Chaffin – On June 21, 2022, I filed the attached letter on behalf of Rock Stop, LLC – Series II (“Rock Stop”) protesting the applications that are Neighborhood Plan Amendment Case NPA-2022-0023.01.SH and Zoning Case C14-2022-0018.SH. Rock Stop is affected by the applications because it owns 5105 Lancaster Court. As set out in the letter, a primary objection is the proposed 60-unit Lancaster SAFE facility will have only 5 parking spaces. 56 Planning Commission: September 13, 2022 The failure of The Lancaster to have adequate parking is worse than set out in my June 21st letter. All 5 parking spaces for the project are apparently going to be restricted to handicapped parking. Attached are two pages from the developer’s application filed with the Texas Department of Housing and Community Affairs for 9% Tax Credits (application No. 22000 viewable at: https://www.tdhca.state.tx.us/multifamily/docs/imaged/2022-9- challenges/22000.pdf). The attached pages depict all 5 parking spaces for the 60-unit Lancaster as designated handicapped. I am not advocating for a reduction in the number of handicapped spaces. However, with no general parking spaces for the 60-unit complex, Lancaster Court and 52nd Street can be expected to become nearly impassible under routine traffic volume. Please include these additional comments and attachments in the staff case report regarding Neighborhood Plan Amendment Case NPA-2022- 0023.01.SH and Zoning Case C14-2022-0018.SH. Thank you Jamie Nielson Manager Rock Stop, LLC – Series II P.O. Box 30530 Austin, Texas 78755-3530 57 Submitted by Jamie Nielson Planning Commission: September 13, 2022 58 Submitted by Jamie Nielson Planning Commission: September 13, 2022 59