04 NPA-2022-0028.02 - Jonwood Way - 33 Degrees; District 1.pdf — original pdf

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Planning Commission: October 25, 2022 DATE FILED: June 7, 2022 (Out-of-Cycle) NEIGHBORHOOD PLAN AMENDMENT REVIEW SHEET NEIGHORHOOD PLAN: Heritage Hills/Windsor Hills Combined CASE#: NPA-2022-0028.02 PROJECT NAME: Jonwood Way – 33 Degrees PC DATE: October 25, 2022 ADDRESS/ES: 10600 Jonwood Way DISTRICT AREA: District 1 SITE AREA: 5.48 acres OWNER/APPLICANT: 33D Dessau Road, Austin LLC (Wayne McDonald) AGENT: H.D. Brown Consulting, LLC (Amanda Brown) CASE MANAGER: Maureen Meredith STAFF EMAIL: Maureen.Meredith@austintexas.gov TYPE OF AMENDMENT: Change in Future Land Use Designation PHONE: (512) 974-2695 To: Higher Density Single Family From: Single Family Base District Zoning Change Related Zoning Case: C14-2022-0085 From: SF-2-NP To: SF-6-NP NEIGHBORHOOD PLAN ADOPTION DATE: January 13, 2011 CITY COUNCIL DATE: TBD PLANNING COMMISSION RECOMMENDATION: October 25, 2022 - ACTION: 1 of 334Planning Commission: October 25, 2022 STAFF RECOMMENDATION: Staff supports the applicant’s request for Higher Density Single Family. BASIS FOR STAFF’S RECOMMENDATION: Staff supports the applicant’s request to change the future land use map from Single Family to Higher Density Single Family land use because the proposed development will increase the housing choices in the neighborhood and the city. The applicant proposes to build approximately nine townhomes. Much of the property will be preserved in the natural state due to development constraints. The plan supports diversity of housing choices in the planning area. Below are sections of the neighborhood plan that supports the applicant’s request. 2 2 of 334Planning Commission: October 25, 2022 3 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. 3 of 334Planning Commission: October 25, 2022 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 Higher Density Single Family - Is housing, generally up to 15 units per acre, which includes townhouses and condominiums as well as traditional small‐lot single family. Purpose 1. Provide options for the development of higher‐density, owner‐occupied housing in urban areas; and 2. Encourage a mixture of moderate intensity residential on residential corridors. Application 1. Appropriate to manage development on major corridors that are primarily residential in nature, and 2. Can be used to provide a buffer between high‐density commercial and low‐density residential areas. 3. Applied to existing or proposed mobile home parks. 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: • Approximately 500 feet west of Dessau Road, which is an activity corridor. Mobility and Public Transit: Located within 0.25 miles of public transit stop and/or light rail station. • Nearest bus route are approximately 0.56 miles to the west along the IH-35 frontage Road Mobility and Bike/Ped Access: Adjoins a public sidewalk, shared path, and/or bike lane. 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. Yes Connectivity and Healthy Living: Provides or is located within 0.50 miles from a recreation area, park or 4 4 of 334Planning Commission: October 25, 2022 walking trail. • The residential development is proposed to include land for Parkland Dedication 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.) Housing Affordability: Provides a minimum of 10% of units for workforce housing (80% MFI or less) and/or fee in lieu for affordable housing. 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 are nine to ten townhomes. 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). Yes 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” 1 5 5 of 334Proximity to Imagine Austin Activity Centers and Corridors Planning Commission: October 25, 2022 6 6 of 334Planning Commission: October 25, 2022 Proximity to Public Parks 7 7 of 334 Proximity to Public Transporation Planning Commission: October 25, 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 334Planning Commission: October 25, 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 334Planning Commission: October 25, 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 7, 2022, which is out- of-cycle for neighborhood planning areas located on the west side of IH-35. The Heritage Hills/Windsor Hills Neighborhood Plan Contact Team submitted a letter allowing the plan amendment and zoning change applications to be filed outside of the July open filing period. The applicant proposes to change the future land use map from Single Family to Higher Density single family. The applicant proposes to change the zoning on the property from SF-2-NP (Single Family Residence Standard Lot district – Neighborhood Plan) to SF-6-NP (Townhouse and Condominium district – Neighborhood Plan) for nine condominiums. The applicant also owns the adjacent tract of land to east that is currently zoned SF-6-NP which will be developed with this 5.48 tract of land. For more information on the zoning request, see case report for C14-2022-0085. 10 10 of 334Planning Commission: October 25, 2022 PUBLIC MEETINGS: The ordinance-required community meeting was virtually held on August 4, 2022. Approximately 182 meeting notices were mailed to people who rent or owner property within 500 feet of the subject tract, in addition to neighborhood and environmental groups who requested notification for the area. Two city staff members attended the meeting, Maureen Meredith and Mark Walters from the Housing and Planning Department. Two people from Kimley-Horn were present, Amanda Brown and Jonathan Sosebee attended representing the owner/applicant. Twenty-two people from the neighborhood were also in attendance. Jonathan Sosebee from Kimley-Horn made a presentation describing the proposed development. Below are highlights from his presentation. His complete PowerPoint presentation is in the report. • Proposing rezoning from SF-2-NP to SF-6-NP • FLUM change request is from Single Family to Higher Density Single Family • Compatibility Standards will apply • The maximum impervious over is 55% • The maximum height is 35 feet. • Creek buffer zoning is from centerline of the waterway • All these things will limit the density that is allowed on the property. • The creek buffer limits the developable so only about ten townhomes would be allowed on the site. • For any trigger property, we cannot go above a certain height. For 25 feet, there will be no structures, and no higher that two-stories. Q: When was this area zoned for Single Family? We were told when we purchased our home that it was a green belt. A: The creek is private property, however, there is substantial critical water quality zone that does not allow for development. We have had meetings with neighbors and there was an interest in this as park space. We are working with the Parks Department to hopefully get this dedicated as parkland. Q: SF-6 to the east, is that also owned by your client? A: The property to the east currently limited to 35 units and we expect it to be cohesive townhome development with the proposed nine to ten units on this tract. Q: How many units could be built under the current zoning? A: As currently zoned, we would subdivide the lost and get six single family homes. Q: Will the houses be for rent or for sale? A: It will be a for rent project. Market price is too early to know at this time. We expect to be more attainable than purchasing a home. Q: Did I see on one of the slides there would be 50 residents on property? 11 11 of 334Planning Commission: October 25, 2022 A: No, we expect to have ten total. Q: Are there plans for a playground? A: Developments are required to provide park land. It was our understanding that the neighbors wanted more raw, open space, but we are open to ideas. Q: How will address flooding in the area? A: Any buildings to the site, we have to detain and clean all the water before it leaves the site. We cannot increase flooding in the area. Q: Can you include sound barrier because this will be higher density? A: No, there are no plans for a sound barrier. Most of the area will be completely untouched. This lot will be less dense than our neighbors. Q: Will there Short-term rentals? A: These will be long-term rentals. Q: Will traffic come through Jonwood Way? A: It will come through Dessau Road through the adjacent property. There will be an emergency access of Jonwood Way, but this needs to be approved by staff. Q: How will you address habitat loss on the area? How close will you develop to the existing homes? A: The majority of the property will be natural, so that will remain a habitat. The setback requirements for single family zoning will be met and the compatibility requirements are higher for SF-6. Our setbacks will be 25 feet. Q: The driveway entrances off Dessau are not safe. A: We haven’t engineered the site yet, but we will work closely with ATD and will have the entrances at the most ideal and safe location. There are traffic mitigation and impact fees to make sure developments are safe. This will happen during the site planning stage. Q: Can parkland dedication happened before all three readings at City Council? A: The Parks Department does not put parkland dedication on zoning ordinances. They are legally bound by either site plan or subdivision process. An Early Parkland Determination Letter can be submitted, and we expect to have that before Council. Q: Is there a parkland dedication requirement for the ten units? A: Parkland dedication is calculated by number of units and with certain density but this will be calculated at site plan. Q: Will there be a vegetative buffer between new units and the neighborhood? A: Yes, there is already a 25-foot buffer. If there are any gaps, we can plant trees. Q: We don’t want to lose the Heritage Trees. 12 12 of 334Planning Commission: October 25, 2022 A: We don’t want to remove Heritage Trees; they are an amenity to our development. You cannot remove them; the City of Austin prohibits that. Q: Will there be a barrier from the southside of the property to prohibit people from wandering into the creek? A: We don’t intend to fence it. The neighborhood desire was to keep it open to the public. Q: There are hazards left behind by homeless camps. A: We are aware of the homeless issues in the area. The owner cleared four truckloads of stuff from the area. Q: Why did you settle on this parcel of land with all the restrictions? A: There is an on-going housing crisis in Austin and nationally. There is a need for homes in the central area and near amenities. We view the property as beautiful just as you do and we wanted to build a community here. Q: How long will it take if you get the zoning? A: If we get the zoning, I expect people would move into the development in about two years. Comments: • This plan makes me sick. You are turning one of the most beautiful peaceful cities in into a nightmare, like Los Angeles. I first came here and appreciated this city as a UT student back in 1967 and how we are ruining this city by overdevelopment is absolutely shocking. It’s based on the greed of people who want to get rich who are destroying our beautiful city. Urban forests improve the air quality by reducing atmospheric carbon dioxide levels and absorbing air pollutants. Trees add beauty and improve personal health. Trees reduce noise pollution. Trees create wildlife and plant diversity so I and many others stand firmly opposed to cutting down this forest to put in housing. There's plenty of open land available for this purpose. Do not, I repeat, do not cut down our neighborhoods, trees. I am concerned about the construction noise during the development / building process. We already have had a lot of noise (pollution) from the building on E. Applegate near Dessau. This sort of noise pollution is very difficult for humans and wildlife to live with. • 13 13 of 334Applicant Summary Letter from Application Planning Commission: October 25, 2022 14 14 of 334Planning Commission: October 25, 2022 15 15 of 334Planning Commission: October 25, 2022 16 16 of 334Planning Commission: October 25, 2022 17 17 of 334Planning Commission: October 25, 2022 Out-of-Cycle Letter Authorization from Neighborhood Plan Contact Team (NPCT) 18 18 of 334Planning Commission: October 25, 2022 Letter of Recommendation from the Neighborhood Plan Contact Team (NPCT) (No letter received as of October 18, 2022) 19 19 of 334Planning Commission: October 25, 2022 20 20 of 334Planning Commission: October 25, 2022 21 21 of 334Planning Commission: October 25, 2022 22 22 of 334Planning Commission: October 25, 2022 23 23 of 334Planning Commission: October 25, 2022 24 24 of 334Planning Commission: October 25, 2022 25 25 of 334Applicant’s Presentation at the August 4, 2022 Virtual Community Meeting Planning Commission: October 25, 2022 26 26 of 334Planning Commission: October 25, 2022 27 27 of 334Planning Commission: October 25, 2022 28 28 of 334Planning Commission: October 25, 2022 29 29 of 334Planning Commission: October 25, 2022 30 30 of 334Planning Commission: October 25, 2022 31 31 of 334Planning Commission: October 25, 2022 Correspondence Received From: Marie Matisans Sent: Tuesday, October 18, 2022 9:25 AM To: Meredith, Maureen <Maureen.Meredith@austintexas.gov> Subject: Case: NPA-2022-0028.02 *** External Email - Exercise Caution *** Hello, Based on neighborhood discussion I would like to repeat the comments from Angele Davidson regarding 10600 Jonwood Way Rezoning Case: NPA-2022-0028.02. I oppose the project should the following conditions NOT be met: - the developer works with the city to fund barrier or fence around the edge of the north side of Pole Cat Creek. The edges are unsafe and littered with sharp and dangerous debris from past homeless camps that dot the area. - a clear entrance and exit to the park area is marked and information about where those locations are shared with the local community as the exclusive ways in and out of the park. - signs posted on the north side of the creek informing folks in the designated park area that all the property on the south side of the creek is private and not to be crossed over onto. We have frequent issues with trespassing and gun use in this area behind our properties on E Applegate Dr If these are met I am happy for the change to take place, but I want assurance that it won't cause more trespassing from folks trying to get into the park as there will be no public access from our side of the creek. Best, -- Marie Matisans 32 32 of 334Planning Commission: October 25, 2022 From: Angèle Davidson Sent: Sunday, October 16, 2022 10:14 AM To: Meredith, Maureen <Maureen.Meredith@austintexas.gov> Subject: Case: NPA-2022-0028.02 Hello, I'm writing because I received the notice for public hearing for 10600 Jonwood Way. I will be unable to attend the hearing in person on October, 25th, but I would like to send my comments. I'm in favor of the project under the condition that that the developer works with the city to fund barrier or fence around the edge of the north side of Pole Cat Creek. The edges are unsafe and littered with sharp and dangerous debris from past homeless camps that dot the area. I'd suggest that a clear entrance and exit to the park area is marked and information about where those locations are shared with the local community as the exclusive ways in and out of the park. Additionally, it would be appreciated if there are signs posted on the north side of the creek informing folks in the designated park area that all the property on the south side of the creek is private and not to be crossed over onto. We have frequent issues with trespassing and gun use in this area behind our properties on E Applegate Dr, so I'm happy for this development to take place, but I want assurance that it won't cause more trespassing from folks trying to get into the park as there will be no public access from our side of the creek. Thank you, Angèle Davidson 1400 E Applegate Dr Austin, TX 78753 33 33 of 334