03 NPA-2022-0028.01 - 11114 and 11206 Joseph Clayton Drive; District 1.pdf — original pdf

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Planning Commission: October 11, 2022 NEIGHBORHOOD PLAN AMENDMENT REVIEW SHEET 11114, 11206, 11206 ½, 11212 ½ & 11220 JOSEPH CLAYTON DR DATE FILED: June 24, 2022 NEIGHORHOOD PLAN: Heritage Hills/Windsor Hills Combined CASE#: NPA-2022-0028.01 PROJECT NAME: 11114 and 11206 Joseph Clayton Drive PC DATE: October 11, 2022 ADDRESS/ES: DISTRICT AREA: 1 SITE AREA: 5.945 Acres OWNER/APPLICANT: Steve A. Stratton AGENT: Drenner Group, PC (Leah Bojo) CASE MANAGER: Maureen Meredith STAFF EMAIL: Maureen.Meredith@austintexas.gov TYPE OF AMENDMENT: Change in Future Land Use Designation PHONE: From: Commercial Base District Zoning Change To: Mixed Use Related Zoning Case: C14-2022-0089 From: CS-CO-NP & CS-NP To: CS-MU-V-CO-NP NEIGHBORHOOD PLAN ADOPTION DATE: January 13, 2011 CITY COUNCIL DATE: TBD PLANNING COMMISSION RECOMMENDATION: October 11, 2022 - ACTION: (512) 974-2695 1 of 263Planning Commission: October 11, 2022 STAFF RECOMMENDATION: Staff supports the applicant’s request for Mixed Use land use. BASIS FOR STAFF’S RECOMMENDATION: The application includes two tracts that total 5.94-acres of land located approximately 200 feet south of East Braker Lane with frontage along Joseph Clayton Drive. East Braker Lane is designated as an activity corridor on the Imagine Austin Comprehensive Plan where mixed-use developments are encouraged. The applicant proposes a mixed-use development to include first floor pedestrian-oriented uses to include 6,000 square feet of office and retail uses. The development will also include approximately 315 multifamily units with 10% of the unit reserved for people who earn less than 60% MFI. 2 2 of 263Planning Commission: October 11, 2022 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. Application major highways; and 1. Focus the highest intensity commercial and industrial activities along freeways and 3 3 of 263Planning Commission: October 11, 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. PROPOSED LAND USE ON THE PROPERTY Mixed Use - An area that is appropriate for a mix of residential and non‐residential uses. Purpose 1. Encourage more retail and commercial services within walking distance of residents; 2. Allow live‐work/flex space on existing commercially zoned land in the neighborhood; 3. Allow a mixture of complementary land use types, which may include housing, retail, offices, commercial services, and civic uses (with the exception of government offices) to encourage linking of trips; 4. Create viable development opportunities for underused center city sites; 5. Encourage the transition from non‐residential to residential uses; 6. Provide flexibility in land use standards to anticipate changes in the marketplace; 7. Create additional opportunities for the development of residential uses and affordable housing; and 8. Provide on‐street activity in commercial areas after 5 p.m. and built‐in customers for local businesses. Application 1. Allow mixed use development along major corridors and intersections; 2. Establish compatible mixed‐use corridors along the neighborhood’s edge 3. The neighborhood plan may further specify either the desired intensity of commercial uses (i.e. LR, GR, CS) or specific types of mixed use (i.e. Neighborhood Mixed Use Building, Neighborhood Urban Center, Mixed Use Combining District); 4. Mixed Use is generally not compatible with industrial development, however it may be combined with these uses to encourage an area to transition to a more complementary mix of development types; 5. The Mixed Use (MU) Combining District should be applied to existing residential uses to avoid creating or maintaining a non‐conforming use; and 4 4 of 263Planning Commission: October 11, 2022 6. Apply to areas where vertical mixed use development is encouraged such as Core Transit Corridors (CTC) and Future Core Transit Corridors. Yes Imagine Austin Decision Guidelines Yes 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 located approx.. 200 feet south of E. Braker Lane, an activity corridor. Yes Mobility and Public Transit: Located within 0.25 miles of public transit stop and/or light rail station. • E. Braker Lane has public transportation options. 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. • There are numerous commercial businesses near the property. Connectivity and Food Access: Provides or is located within 0.50 miles of a grocery store/farmers market. Yes 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 • Graham Elementary School is 0.6 miles. walking trail. • North Oaks Neighborhood Park 0.6 miles 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.) 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. • 10% of proposed 315 units at 60% MFI 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. • Approximately 315 apartment units proposed Yes Mixed use: Provides a mix of residential and non-industrial uses. • Proposed 6,000 sq. feet of commercial/office uses with residential units. 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. 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. Number of “Yes’s” 8 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 5 5 of 263Planning Commission: October 11, 2022 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” Proximity to Imagine Austin Activity Corridors and Centers 6 6 of 263 Proximity to Public Parks Planning Commission: October 11, 2022 7 7 of 263Proximity to Public Transportation Planning Commission: October 11, 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. 8 8 of 263Planning Commission: October 11, 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 9 9 of 263Planning Commission: October 11, 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 application was filed on June 24, 2022, which is out-of-cycle for neighborhood planning areas located on the east side of IH-35. The Heritage Hills/Windsor Hills Neighborhood Plan Contact Team allowed the application to be filed outside of the July open filing period. The applicant proposed to change the land use on the future land use map from Commercial to Mixed Use. The applicant proposed to change the zoning on the property from CS-CO-NP (General Commercial Services district – Conditional Overlay combining district – Neighborhood Plan) and CS-NP (General Commercial Services district – Neighborhood Plan) to CS-MU-V-CO- NP (General Commercial Services district – Mixed Use – Vertical Mixed Use Building combining district – Conditional Overlay combining district – Neighborhood Plan) for a mixed-use development. PUBLIC MEETINGS: The ordinance-required community meeting was virtually held on August 3, 2022. Approximately 487 meeting notices were mailed to people who rent or own property within 500 feet of the subject tracts. The recorded meeting can be found at https://www.speakupaustin.org/npa. Two staff members attended the meeting, Maureen Meredith and Mark Walters. One person representing the property owner/applicant was in attendance, Drew Raffaele from Drenner Group. Seven people from the neighborhood attended the meeting. Drew Raffaele’s full presentation is in the staff report. Below are the highlights of Drew’s presentation: • The original application included 821 and 823 E. Braker Lane. Those two properties have been removed from the application. • 11206 Joseph Clayton Lane has a warehouse/maintenance uses, and 11114 Joseph Clayton is undeveloped. Total of 5.96 acres for the two tracts. • No site plan has been submitted. • We will add a conditional overlay to the property and a VMU (Vertical Mixed Use) overlay to provide residential uses. The VMU overlay eliminates site area requirements so we can provide more units. 10 10 of 263Planning Commission: October 11, 2022 • The unit count right now is approximately 315 units. We proposed that 10% of the unites will be reserved for people earning 60% MFI. The VMU requires ground floor 6,000 sq. ft. office and retail. • Near 392 Capital Metro route. Near urban trail connector with access to Walnut Creek Trail. • The conditional overlay (CO) will be extended on to 11206 Joseph Clayton. The CO prohibits adult oriented businesses, agricultural sales, exterminating service, pawn shop services and vehicle storage. Q: Why were the properties on Braker Lane not included? A: The owner and the purchaser could not come to agreement on terms. Q: Why was the TIA not done at this time? A: Our proposal does not trigger the trip limit to require a TIA. We will pay street impact fees and will let you know if there will be any improvements with those fees. Q: Traffic is the main concern. Mixed Use is no problem. We really want a coffee shop. The concern is Joseph Clayton at E. Braker is really bad and will impact your residents who will live there. A: At site plan a transportation review will happen. Q: The CO overlay will stay on the property? A: Yes, this is what we plan to do. Q: Most developments have some kind of parkland. Will you have to do that for this neighborhood? A: We have not submitted for a Parkland determination at this time. The Parks Department will review the proposal and they will determine if they want to request on-site Parkland or if they want to request a fee in lieu of which will have to comply with one or the other. It’s early in the process to know exactly what Parks Department will want. I will find out if the neighborhood can request where that money goes. Q: Will there be potential housing for teachers for AISD, specially for Graham and McBee Elementary School? A: I don’t know what the marketing will be, but I’ll take note of this and pass it along to the team, so we discuss it. I just don’t know at this time. Q: Do you have renderings so we can know what it will look like and also have information on how many one-bedrooms, two-bedrooms, etc.? A: We do not have any sketches or renderings at this time, but we are intending for this to be rental units. I also don’t have a unit mix, either. Things are kind of evolving in the past few days once the two other tracts were removed from the project. We will work through what the layout will look like on the smaller area and hopefully by the time we get to Planning Commission we’ll have a better idea. Q: I read that this will be transitional housing. Can you talk about this? 11 11 of 263Planning Commission: October 11, 2022 A: We do not intend for this to be transitional housing. It will be office and retail uses that includes multifamily housing. 10% of the housing units to be set aside for people at 60% MFI. Q: Will the development have access to the unnamed road to the south? A: I’ll have to look into that. It might come about during the site plan stage, maybe there might be a shared access to that road. Q: Was the St. Johns property considered for this project? Can the decision be changed to add homes instead of multifamily? A: There is a proposal for affordable housing on the St. Johns site. Comments: • Joseph Clayton is not a great area. We hope your development will improve the area. 12 12 of 263Applicant Summary Letter from Application Planning Commission: October 11, 2022 13 13 of 263Planning Commission: October 11, 2022 14 14 of 263Planning Commission: October 11, 2022 Out-of-Cycle Letter Authorization from Neighborhood Plan Contact Team (NPCT) 15 15 of 263Letter of Recommendation from the Neighborhood Plan Contact Team (NPCT) Planning Commission: October 11, 2022 Heritage Hills/Windsor Hills Neighborhood Plan Contact Team Austin, Texas 78753 October 4, 2022 Maureen, This is a letter concerning NPA and zoning case (C14-2022-0089) and the property on Joseph Clayton Drive. From meetings I attended, there were no major objections to the rezoning. Residents wanted to be sure that any business in the mixed-used section is a local business, not a chain. The major concern is the traffic that will be introduced. The light at Braker and N135 Frontage Road is very congested most of the day. We hope that there will be a traffic survey conducted. • There are currently other projects planned (expansion of Braker Lane at Dessau, development on the north side of Braker Lane) that will also increase the amount of traffic in this location. • There isn’t an easy way to turn left on Joseph Clayton Dr to go West on Braker. Because of this, new residents will be forced to turn right (east) to find a way back to I35. It is probably they will use Bluff Bend through existing neighborhoods as a way to avoid the traffic. • Since it is currently hard (impossible at times) to turn left here, new residents will need to use the existing access road and Ruby Dr to get to the frontage road to access I35. • There is not a safe way to get across Braker at Joseph Clayton to get to the westbound bus stop. Aside from the traffic, there were no major objections to this proposal. Thank you, Gina Rosenthal HHWH Contact Team Member 16 16 of 263Planning Commission: October 11, 2022 17 17 of 263Planning Commission: October 11, 2022 18 18 of 263Planning Commission: October 11, 2022 19 19 of 263Planning Commission: October 11, 2022 20 20 of 263Planning Commission: October 11, 2022 21 21 of 263 Applicant’s Presentation at the Community Meeting Planning Commission: October 11, 2022 22 22 of 263Planning Commission: October 11, 2022 23 23 of 263Planning Commission: October 11, 2022 24 24 of 263Planning Commission: October 11, 2022 25 25 of 263Planning Commission: October 11, 2022 26 26 of 263