06 NPA-2022-0014.02 - Sage @ Franklin Park; District 2.pdf — original pdf

Backup

Planning Commission: October 11, 2022 DATE FILED: June 30, 2022 (Out-of-Cycle) NEIGHBORHOOD PLAN AMENDMENT REVIEW SHEET 4500 Nuckols Crossing NEIGHORHOOD PLAN: Southeast Combined (Franklin Park) CASE#: NPA-2022-0014.02 PROJECT NAME: Sage @ Franklin Park PC DATE: October 11, 2022 ADDRESS/ES: DISTRICT AREA: 2 SITE AREA: 15.96 acres OWNER/APPLICANT: Austin Leasing Housing Associates V, LLP AGENT: Jackson Walker, LLP (Pamela Madere) CASE MANAGER: Maureen Meredith STAFF EMAIL: Maureen.Meredith@austintexas.gov TYPE OF AMENDMENT: Change in Future Land Use Designation To: Multifamily Residential From: Single Family Base District Zoning Change PHONE: (512) 974-2695 Related Zoning Case: C14-2022-0088 (21.63 acres) From: SF-2-NP, SF-3-NP and MF-2-NP To: MF-3-NP Note: The area included in the zoning application is larger than the area included in the plan amendment application. NEIGHBORHOOD PLAN ADOPTION DATE: October 10, 2002 CITY COUNCIL DATE: TBD PLANNING COMMISSION RECOMMENDATION: ACTION: 1 of 376Planning Commission: October 11, 2022 October 11, 2022 - STAFF RECOMMENDATION: To support the applicant’s request for Multifamily Residential land use. BASIS FOR STAFF’S RECOMMENDATION: The property in the plan amendment application is a 15.96-acre undeveloped tract of land. The land area included in the zoning application is 21.63 acres. The area included in the plan amendment application is smaller than the zoning application because part of the property already has Multifamily Residential land use on the future land use map. See maps below. Staff supports the applicant’s request to change the land use on the future land use map from Single Family to Multifamily Residential to be consistent with the rest of the property. The proposed project is a 100% affordable housing development comprised of 298 apartment units, a 5,000 square foot club house and other amenities. The development will include on- site social services for the residents. The proposed project will provide much-needed affordable housing opportunities for people in the city. Orange – Multifamily Residential land use Yellow – Single Family land use FLUM - Zoning Case Area (21.63 acres) FLUM - Plan Amendment Case Area (15.96 acres) Below is a section of the Southeast Combined Neighborhood Plan document that staff believes supports the request. 2 2 of 376Planning Commission: October 11, 2022 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. 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. 3 3 of 376Planning Commission: October 11, 2022 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: • The property is within the Dove Springs Neighborhood Center Mobility and Public Transit: Located within 0.25 miles of public transit stop and/or light rail station. Mobility and Bike/Ped Access: Adjoins a public sidewalk, shared path, and/or bike lane. • Nuckols Crossing has partial sidewalks along developed areas. Connectivity, Good and Services, Employment: Provides or is located within 0.50 miles to goods and services, and/or employment center. Connectivity and Food Access: Provides or is located within 0.50 miles of a grocery store/farmers market. Connectivity and Education: Located within 0.50 miles from a public school or university. Connectivity and Healthy Living: Provides or is located within 0.50 miles from a recreation area, park or walking trail. 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. • Proposed project is a 100% 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. • The proposed project is a 298-unit affordable housing multifamily development Mixed use: Provides a mix of residential and non-industrial uses. 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” 3 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” 4 4 of 376Proximity to Imagine Austin Activity Centers and Corridors Planning Commission: October 11, 2022 5 5 of 376Planning Commission: October 11, 2022 Proximity to Public Parks 6 6 of 376Planning Commission: October 11, 2022 Proximity to Public Transportation 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. 7 7 of 376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 8 8 of 376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 plan amendment application was filed on June 30, 2022, which is out-of-cycle for the planning areas on the east side of IH-35. The Southeast Combined Neighborhood Plan Contact Team submitted a letter allowing the applicant to file outside of the July open filing period. The application proposes to change the land use on the future land use map from Single Family to Multifamily Residential land use for a 298-unit affordable multifamily housing development. The land area included in the plan amendment application is 15.96 acres. The applicant proposes to change the zoning on the property from SF-2-NP (Single Family Residence Standard Lot district – Neighborhood Plan), SF-3-NP (Family Residence district – Neighborhood Plan) and MF-2-NP (Multifamily Residence Low Density district – Neighborhood Plan) to MF-3-NP (Multifamily Residence District Medium Density – Neighborhood Plan). The land area for the zoning application is 21.61 acres. For more information on the associated zoning application, see case report C14-2022-0088. PUBLIC MEETINGS: The ordinance-required community meeting was virtually held on August 18, 2022. The recorded meeting can be found at https://www.speakupaustin.org/npa. Approximately 559 community meeting notices were mailed to people who rent or own property within 500 feet of the subject tract. Two city staff members attended the meeting, Maureen Meredith and Mark Walters. Pam Madere from Jackson Walker was in attendance and five people from Dominium Group, Inc. and Portfolio Residence Services. Five people from the neighborhood attended the meeting. Ryan Lunderby from Dominium and Kendrell Washington from Portfolio Residence Services made the following presentation: • We have been presenting our project to the neighborhood for a year. • Dominium is a multifamily owner, developer and manager has offices around country but team on the call is based in Dallas, TX. • We’re a 50-year-old company and have developing affordable housing throughout the country. • We purchased Woodway Village and Franklin Park apartments. We have made improvements to these apartments and will own them for 15-20 years, at a minimum. • We propose primarily three-story buildings with breezeway and walk-up entrances and dog park, green space area, play area for children, walking paths, on-site compost facility and pool, with on-site management and on-site maintenance. 9 9 of 376Planning Commission: October 11, 2022 • There will be a third-party entity to provide on-site social services. • Building step down based on the grade. Development as internal drive to create a neighborhood experience. Pedestrian-friendly sidewalks. Ground-floor apartments have front door stoops to create the pedestrian friendly environment. • Site is 22.14 acres. • Clubhouse is approximately 5,000 s.f. • Proposed is 182 two-bedroom units; 116 three-bedroom units. • Density 13.5 units per acre. • There will be 90 on-street parking spaces; 564 off-street parking space. • When we met with the neighborhood, they had concerns about traffic on Nuckols Crossing so we working to address that. • We will work with Urban Roots to provide a “food security station” for this project so residents have access to fresh food. The applicant’s presentation is included in this report. Q: Who are Austin Leasing household Associates shown at the beginning of the presentation? A: They are an affiliate of Dominium. The project must be owned in a single-asset partnership. Q: The crossing guard is always broken and the fence. The residents have broken the fence of Maufrais Lane. Are you going to have 24-hour security to ensure safety of the residence in the facility? A: Woodway Village on Nuckols Crossing, we will fix anything that is broken. I will follow up with our management team. We’re trying to limit traffic at the four-way stop. Comments: • • I’m a landowner next to you. I’ve seen developers come into this area for over 20 years, your presentation seems more heartful than other developers. I care about the environment. With all the good intentions, there must be oversight of the property owners. There must be cooperation between us. I appreciate whey you’re doing where people can walk and mingle. I’m familiar with Urban Roots and glad you are working with them. I live in Dove Springs. I have appreciated talking to Pam, Austin and Ryan. Dominium has gone out of their way to work with the neighborhood. My concerns are with the City. The City has ignored safety issues and left it to the neighborhood work with the developers. Nuckols Crossing is dangerous. There is not enough infrastructure to accommodate this development. How will these residence access jobs, groceries, medicines? We have poor city planning. It’s bad city planning to concentrate affordable housing where it already exists. The city ignores the Austin Housing Blueprint. There should be a good reason to amend the future land use map. Why have it if we ignore it? It should be amended for good reasons. I can’t support this development where it is, but I applaud what you’re doing. 10 10 of 376Applicant Summary Letter from Application Planning Commission: October 11, 2022 11 11 of 376Planning Commission: October 11, 2022 Out-of-Cycle Letter Authorization from Neighborhood Plan Contact Team (NPCT) 12 12 of 376Letter of Recommendation from the Neighborhood Plan Contact Team (NPCT) Planning Commission: October 11, 2022 13 13 of 376Planning Commission: October 11, 2022 14 14 of 376Planning Commission: October 11, 2022 15 15 of 376Planning Commission: October 11, 2022 16 16 of 376Planning Commission: October 11, 2022 17 17 of 376Planning Commission: October 11, 2022 18 18 of 376Planning Commission: October 11, 2022 19 19 of 376Planning Commission: October 11, 2022 20 20 of 376Planning Commission: October 11, 2022 21 21 of 376Planning Commission: October 11, 2022 22 22 of 376Applicant’s Presentation at the August 18, 2022 Community Meeting Planning Commission: October 11, 2022 23 23 of 376Planning Commission: October 11, 2022 24 24 of 376Planning Commission: October 11, 2022 25 25 of 376Planning Commission: October 11, 2022 26 26 of 376Planning Commission: October 11, 2022 27 27 of 376Planning Commission: October 11, 2022 28 28 of 376Planning Commission: October 11, 2022 29 29 of 376Planning Commission: October 11, 2022 30 30 of 376Planning Commission: October 11, 2022 31 31 of 376Planning Commission: October 11, 2022 32 32 of 376Planning Commission: October 11, 2022 33 33 of 376Planning Commission: October 11, 2022 34 34 of 376Planning Commission: October 11, 2022 35 35 of 376Planning Commission: October 11, 2022 36 36 of 376Planning Commission: October 11, 2022 Correspondence Received From: mls4598@ Sent: Thursday, August 18, 2022 11:14 AM To: cbradford@jw.com; pmadere@jw.com; l.francel@yahoo.com; a- aguirre@prodigy.net; jasonlucio@gmail.com; Austin.Holmes@Dominiuminc.com; RLunderby@Dominiuminc.com; Lilly.Deprey@Dominiuminc.com Cc: Meredith, Maureen <Maureen.Meredith@austintexas.gov> Subject: EMAIL IN SUPPORT OF THE SAGE AT FRANKLIN PARK DEVELOPMENT *** External Email - Exercise Caution *** Neighbors and SAGE Reps ----- Having neither camera nor microphone capabilities on my computer, I will not be participating in today's Virtual Community Meeting. However, as already formally expressed via email to Chris Bradford, in light of the protections and assurances to be afforded the Neighborhoods, both informally in discussions with the developers and their legal representatives and also formally through Covenants and Agreements (specifically the Franklin Park Restrictive Covenant and the Amendment to the Zoning Modification Agreement), I am in support of the zoning and plan modifications needed for this project to proceed. M. L. Sloan President Kensington Park Homeowners Association 37 37 of 376