06 NPA-2019-0013.01 - Copeland South; District 9.pdf — original pdf

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Planning Commission: October 25, 2022 NEIGHBORHOOD PLAN AMENDMENT REVIEW SHEET DATE FILED: February 28, 2019 December 14, 2021 March 9, 2021 July 14, 2020 January 28, 2020 August 13, 2019 NEIGHORHOOD PLAN: Bouldin Creek CASE#: NPA-2019-0013.01 PROJECT NAME: Copeland South PC DATE: October 25, 2022 October 11, 2022 September 27, 2022 August 23, 2022 July 26, 2022 February 8, 2022 ADDRESSES: 909, 911, 915, 1001, 1003 S. 2nd Street and 604, 606 Copeland St. DISTRICT AREA: 9 SITE AREA: 0.98 acs OWNER/APPLICANT: SB-Frank South, LLC AGENT: StoryBuilt (Mike Melson) CASE MANAGER: Maureen Meredith STAFF EMAIL: Maureen.Meredith@austintexas.gov TYPE OF AMENDMENT: Change in Future Land Use Designation PHONE: (512) 974-2695 From: Single Family Base District Zoning Change To: Mixed Use Related Zoning Case: C14-2021-0185 From: SF-3-NP NEIGHBORHOOD PLAN ADOPTION DATE: May 23, 2002 To: CS-MU-V-CO-NP 1 1 of 386Planning Commission: October 25, 2022 ACTION: CITY COUNCIL DATE: TBD PLANNING COMMISSION RECOMMENDATION: October 25, 2022 - October 11, 2022 – Postponed to October 25, 2022 on the consent agenda at the request of staff. [A. Azhar – 1st; C. Hempel – 2nd] Vote: 11-0 [C. Llanes Pulido absent. One vacancy]. September 27, 2022 – Postponed to October 25, 2022 on the consent agenda at the request of staff. [C. Hempel – 1st; G. Cox – 2nd] Vote: 9-0 [J. Mushtaler, R. Schneider, J. Thompson absent. One vacancy]. August 23, 2022 – Postponed to September 27, 2022 on the consent agenda at staff’s request. [J. Thompson – 1st; R. Schneider – 2nd] Vote: 12-0 [S.R. Praxis absent]. July 26, 2022 – Postponed to August 23, 2022 on the consent agenda at staff’s request. [J. Thompson – 2nd; P. Howard – 2nd] Vote: 9-0 [C. Hempel, J. Mushtaler, S.R. Praxis and J. Shieh absent]. February 8, 2022 – Approved the applicant’s request for an indefinite postponement on the consent agenda. [J. Shieh – 1st; G. Cox – 2nd] Vote: 11-0 [J.P. Connolly off the dais. S.R. Praxis absent]. December 14, 2021 – Approved staff’s request for a postponement to February 8, 2022 on the consent agenda. [A. Azhar-1st; R. Schneider – 2nd] Vote: 11-0 [J. Howard off the dais. J. Shieh absent]. July 14, 2020 – Approved the applicant’s request for an indefinite postponement on the consent agenda. [A. Azhar – 1st; J. Shieh- 2nd] Vote: 12-0 [C. Hempel recused due to a conflict of interest (rendered professional services)]. January 28, 2020 – Approved the applicant’s request for an indefinite postponement on the consent agenda. [J. Thompson – 1st; A. Azhar – 2nd] Vote: 10-0 [C. Llanes Pulido and P. Seeger absent. C. Hempel recused due to a conflict of interest (rendered professional services)] August 13, 2019 – Approved the applicant’s request for an indefinite postponement on the consent agenda. [C. Kenny – 1st; G. Anderson – 2nd] Vote: 9-0 [A. Azhar, P. Howard, R. Schneider, and P. Seeger absent]. STAFF RECOMMENDATION: Recommended for applicant’s request for Mixed Use land use. 2 2 of 386Planning Commission: October 25, 2022 BASIS FOR STAFF’S RECOMMENDATION: The subject tracts are seven lots located approximately 150 feet west of South 1st Street, which is an activity corridor as identified on the Imagine Austin Comprehensive Plan Growth Concept Map. The applicant proposes to change the future land use map from Single Family to Mixed Use for a proposed mixed-use development to include a hotel, condominiums, retail services, and parkland. The applicant proposes 20% for-sale affordable housing for a total of 24 housing units. The proposed development will provide additional housing units for the city along a transportation corridor. Mixed Use Single Family Mixed Use Mixed Use Below are sections from the neighborhood plan that supports the applicant’s request. 3 3 of 386Planning Commission: October 25, 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 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; 4 4 of 386Planning Commission: October 25, 2022 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 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: • Located approximately 150 feet west of S. 1st Street, an activity corridor. 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. Connectivity and Food Access: Provides or is located within 0.50 miles of a grocery store/farmers market. • Approx. 1.5 miles from HEB on S. Congress Ave. Yes Connectivity and Education: Located within 0.50 miles from a public school or university. • Texas School for the Deaf is directly east of the property. Yes Connectivity and Healthy Living: Provides or is located within 0.50 miles from a recreation area, park or walking trail. • Approx. 260 feet north of Dawson Neighborhood Park Connectivity and Health: Provides or is located within 0.50 miles of health facility (ex: hospital, urgent care, 5 5 of 386Planning Commission: October 25, 2022 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. • VMU: 5% of units at 100% MFI and 5% at 80% MFI • • Total of at least 24 units. In addition, 10% units at 80% and 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. Yes 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 a particular area or that promotes a new technology, and/or promotes educational opportunities and workforce development training. • The proposed development will include a hotel and retail establishments. I 9 Industrial Land: Preserves or enhances industrial land. 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). 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. • A portion of the property is proposed for parkland. 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 6 6 of 386Planning Commission: October 25, 2022 Proximity to Imagine Austin Activity Corridor and Centers 7 7 of 386 Proximity to Public Parks Planning Commission: October 25, 2022 8 8 of 386Planning Commission: October 25, 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. 9 9 of 386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 10 10 of 386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 application was filed on February 28, 2019 which is in-cycle for neighborhood planning areas located on the west side of IH-35. The applicant has requested postponements over the last four years since the application was filed to work with the neighborhood. The applicant proposed to change the future land use map from Single Family to Mixed use land use. The zoning request is to change the zoning on the property from SF-3-NP (Family Residence District – Neighborhood Plan) to CS-MU-V-CO- NP (General Commercial Services district – Mixed Use – Vertical Mixed Use building – Conditional Overlay – Neighborhood Plan ) for a mixed-use development. For information on the zoning case, see report for C14-2021- 0185. There are two additional zoning cases associated with this proposed development, C14-2022-0081 and C14-2022-0082, which did not trigger a change in the future land use map because the existing land use is Mixed Use. PUBLIC MEETINGS: The ordinance-required community meeting was virtually held on July 7, 2022. The recorded meeting is at https://www.speakupaustin.org/npa. Approximately 892 meeting notices were mailed to people who rent or owner property within 500 feet of the subject tracts, in addition to neighborhood and environmental groups who requested notification for the area. Two staff members attended the meeting, Maureen Meredith and 11 11 of 386Planning Commission: October 25, 2022 Mark Walters from the Housing and Planning Department. Mike Melson, Emily Cole, Jeff Blackburn and Ross Wilson from Storybuilt and Michael Gaudini from Armbrust and Brown were also in attendence. Five people from the neighborhood attended the meeting. Mike Melson from Storybuilt made a presentation outlining the proposed development. His full Powerpoint presentation is included in this report. • Storybuilt owns the seven lots and owns lots surrounding these lots which are separate zoning cases. The total acreage is four acres where we propose to build a mixed-use development to include condos, a hotel, retail spaces, a plaza and parkland. • We’ve worked with the Bouldin Creek Neighborhood Association for the last year and has worked out an agreement. Q: Will the pool from the hotel be open to the neighbors? A: It will be private at this point and property of the hotel and residents of the units. Q: What are the plans for the parcel that was in the corner that says that single family? How does that fit into your overall proposed plan? A: We are not rezoning that parcel. That we remain as is and we will be part of our Parkland Dedication, public recreation easement. It will be designed to be green space. Q: What is the design rational for placing hotel at the south end of parcels? A: We wanted to push that aspect of the project to the commercial center of South 1st Street that exists today. Also, with the typography of the land the site slopes down significantly there and it allows us a property loading entry. Q: Noise travels in our neighborhood especially along the creek bed. I’m concerned about outdoor music. Would you consider a time or decibel level restrictions on your outdoor hotel area? A: We will follow the City noise ordinance requirements, but any other location of the hotel would put it closer to the single family residential uses. Q: In the proposed site plan you showed the plaza and meadow, those are described as public amenities. Is this an easement privately owned and maintained, but it will be public? A: Between the office and the condo building we envision a deck. There will be retail and restaurants that will have outdoor dining. There will be access to the deck, but it will not be reserved. This space will be governed by the Restrictive Covenant. The meadow will be a dedicated public recreation easement, but we will maintain it for public use. Q: How much of the parkland will be dedicated versus fee in lieu. What is the ratio? A: For the specifics of what areas will be dedicated; we will have to work with Parks Department. We don’t know the exact area yet, but we are committed to making it open to the public. The Early Determination Letter asks for dedication of land, instead of fee in lieu, although it’s not binding, it’s only good for six months. 12 12 of 386Planning Commission: October 25, 2022 Q: I see there was an administrative site plan filed. Can you talk about that? A: I believe that’s a site development permit. 13 13 of 386 Planning Commission: October 25, 2022 Applicant Summary Letter 14 14 of 386Planning Commission: October 25, 2022 15 15 of 386Planning Commission: October 25, 2022 16 16 of 386Letter of Recommendation from the Neighborhood Plan Contact Team (NPCT) Planning Commission: October 25, 2022 17 17 of 386Planning Commission: October 25, 2022 18 18 of 386Planning Commission: October 25, 2022 19 19 of 386Planning Commission: October 25, 2022 20 20 of 386Planning Commission: October 25, 2022 21 21 of 386Planning Commission: October 25, 2022 22 22 of 386Planning Commission: October 25, 2022 23 23 of 386Planning Commission: October 25, 2022 24 24 of 386Mike Melson’s presentation at Community Meeting Planning Commission: October 25, 2022 25 25 of 386 Planning Commission: October 25, 2022 26 26 of 386 Planning Commission: October 25, 2022 27 27 of 386 Planning Commission: October 25, 2022 28 28 of 386 Planning Commission: October 25, 2022 29 29 of 386 Planning Commission: October 25, 2022 30 30 of 386Planning Commission: October 25, 2022 31 31 of 386Planning Commission: October 25, 2022 32 32 of 386Planning Commission: October 25, 2022 Correspondence Received 33 33 of 386Planning Commission: October 25, 2022 34 34 of 386Planning Commission: October 25, 2022 35 35 of 386 Planning Commission: October 25, 2022 36 36 of 386Planning Commission: October 25, 2022 37 37 of 386Planning Commission: October 25, 2022 38 38 of 386