13 NPA-2022-0029.01 - 7601 Cameron Road; District 1.pdf — original pdf

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Planning Commission: November 8, 2022 NEIGHBORHOOD PLAN AMENDMENT REVIEW SHEET DATE FILED: July 22, 2022 (In-cycle) NEIGHORHOOD PLAN: St. John/Coronado Hills Combined CASE#: NPA-2022-0029.01 PROJECT NAME: 7601 Cameron Road PC DATE: November 8, 2022 ADDRESS/ES: 7601 and 7601 ½ Cameron Road DISTRICT AREA: 1 SITE AREA: 1.60 acres OWNER/APPLICANT: Area 51st, LLC 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 From: Commercial Base District Zoning Change To: Mixed Use PHONE: (512) 974-2695 Related Zoning Case: C14-2022-0094 From: GR-CO-NP To: GR-MU-V-CO-NP NEIGHBORHOOD PLAN ADOPTION DATE: April 26, 2012 CITY COUNCIL DATE: December 8, 2022 PLANNING COMMISSION RECOMMENDATION: November 8, 2022 - ACTION: 1 of 3813Planning Commission: November 8, 2022 STAFF RECOMMENDATION: Staff supports the applicant’s request for Mixed Use land use. BASIS FOR STAFF’S RECOMMENDATION: Staff supports the applicant’s request to change the land use from Commercial to Mixed Use because the property fronts on Cameron Road an activity corridor where mixed use is appropriate. The proposed project is 23 multifamily units with ground floor retail. Ten percent of the residential units will be available to people earning 60% MFI for a proposed three units. Below are sections from the neighborhood plan that supports the applicant’s request. 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 2 2 of 3813Planning Commission: November 8, 2022 1. Focus the highest intensity commercial and industrial activities along freeways and major highways; and 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; 3 3 of 3813Planning Commission: November 8, 2022 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: • Cameron Road is an activity corridor Yes Mobility and Public Transit: Located within 0.25 miles of public transit stop and/or light rail station. • There is public transportation on Cameron Road Yes Mobility and Bike/Ped Access: Adjoins a public sidewalk, shared path, and/or bike lane. • There are sidewalks along Cameron Road 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 businesses along Cameron Road Yes Connectivity and Food Access: Provides or is located within 0.50 miles of a grocery store/farmers market. La Hacienda Market is 0.2 miles from the property. Lone Star Family Market #2 and La Michoacana Meat Market are approximately 0.6 miles south • Connectivity and Education: Located within 0.50 miles from a public school or university. • Northeast Early College High School is 0.7 miles • JJ Pickle Elementary School 0.8 miles Connectivity and Healthy Living: Provides or is located within 0.50 miles from a recreation area, park or walking trail. • Virginia L. Brown Recreation Center is 0.8 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. • Applicant proposes three affordable 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. • Applicant proposes three affordable units at 60% MFI Yes Mixed use: Provides a mix of residential and non-industrial uses. • Proposed project includes ground floor retail and multifamily units. Culture and Creative Economy: Provides or is located within 0.50 miles of a cultural resource (ex: library, theater, museum, cultural center). • St. John Branch Public Library 0.8 miles 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 4 4 of 3813 Imagine Austin Priority Program PUD Specific Bonus Features Planning Commission: November 8, 2022 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” Proximity to Imagine Austin Activity Centers and Corridors 5 5 of 3813Planning Commission: November 8, 2022 Proximity to Public Transporation 6 6 of 3813Planning Commission: November 8, 2022 Proximity to Public Parks 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 3813Planning Commission: November 8, 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 3813Planning Commission: November 8, 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 July 22, 2022 which is in-cycle for neighborhood planning areas located on the east side of IH-35. The applicant proposes to change the future land use map from Commercial to Mixed Use. The applicant proposes to change the zoning from GR-CO-NP (Community Commercial district – Mixed Use combining district – Conditional Overlay combining district – Neighborhood Plan combining district) to GR-MU-V-CO-NP(Community Commercial district – Mixed Use combining district – Vertical Mixed Use Building combining district - Conditional Overlay combining district – Neighborhood Plan combining district) for a mixed use development to include ground floor retail, 23 multifamily residential units with 10% (three units) affordable at 60% MFI. For more information on the proposed zoning, see case report for C14-2022-0094. PUBLIC MEETINGS: The ordinance- required community meeting was virtually held on October 3, 2022. The recorded meeting can be viewed at https://www.speakupaustin.org/npa. Approximately 630 community meeting notices was sent to people who rent or own 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 representing the property owner attended, Leah Bojo and Drew Raffaele from Drenner Group and six people from the neighborhood attended the meeting. Leah Bojo, Drenner Group, made a presentation, which is provided in this report. Below are highlights from her presentation: • Property is 1.6 acres and is currently vacant. • Cameron Rd is an Imagine Austin activity corridor and future core transit corridor • We will keep the 25-foot vegetative buffer. • Request is to add VMU overlay and change FLUM Commercial to Mixed Use • Proposed Building will have 23 MF units, three-stories with ground floor pedestrian • With VMU will provide10% of the units at 60% MFI which will be three affordable uses. units. • We will provide street scape improvements • Only access will be on Cameron Road 9 9 of 3813Planning Commission: November 8, 2022 • Meets the goals of the neighborhood plan Q: Do you proposed three-story or four-story building? A: Right now we are looking at a three-story building, but at the southwest corner of the property there is a possibility for a four-story building, although that’s not what we’re planning on. Q: Can you clarify what you mean by “more intense” on slide seven? A: I was describing the transition between the less intense uses being the single-family homes behind the property and the more intense uses that would be in the building proposed on Cameron Road. Q: Your property stops right at Glenhill Road. Is it safe to say you will not have access to Glenhill Road? A: We will not access Glenhill Road. Q: What is the notification if you plan to change your development plans? A: For the access question on Glenhill Road, we can put it in a zoning ordinance that prohibits access to Glenhill Road. We would have to check with the City to do that, but if they don’t allow it we can put it in a private restrictive covenant. For the height of the building, there is a stair-step setback from single family, only that one corner is far enough away from single family to have four-stories. Q: Do you have tenants requesting to rent on the bottom floor and do you have any control of that? We don’t need a liquor store. A: We don’t have people asking right now. Liquor stores are not allowed in this proposed zoning. Q: I’m concerned about the imperious cover and how it will affect Buttermilk Creek. A: When we get to the site plan stage, we will have to measure and control any water coming off the site and make sure that it is not eroding or coming off faster than it is today. We'll have to put in detention and water quality. Q: With the VMU, does it substantially change what you’re allowed to do? A: The VMU doesn’t change the height and compatibly, but it allows you to put more units on the property. 10 10 of 3813Applicant Summary Letter from Application Planning Commission: November 8, 2022 11 11 of 3813Planning Commission: November 8, 2022 12 12 of 3813Planning Commission: November 8, 2022 Letter of Recommendation from the Neighborhood Plan Contact Team (NPCT) (No letter from the Coronado Hills NPCT as of November 2, 2022) 13 13 of 3813Letter of Recommendation from Neighborhood Association(s) Planning Commission: November 8, 2022 From: CHCRNA VP Sent: Tuesday, November 1, 2022 7:57 PM To: Meredith, Maureen <Maureen.Meredith@austintexas.gov>; Chaffin, Heather <Heather.Chaffin@austintexas.gov> Cc: Drew Raffaele <draffaele@drennergroup.com>; Leah Bojo <lbojo@drennergroup.com> Subject: CH/CNA Response for NPA-2022-0029.01 *** External Email - Exercise Caution *** [Bcc: 13] Hello, Maureen, Thank you for the opportunity to obtain approval from the CH/CNA Board during our monthly meeting this afternoon before submitting our response. The attached documents include PDF versions of the email below and letters/emails from impacted neighbors (some of which you may already have). November 2, 2022 FROM: Coronado Hills / Creekside Neighborhood Association PO Box Austin Texas, 78752 TO: City of Austin Housing & Planning The following is the Coronado Hills / Creekside Neighborhood Association (CH/CNA) response for rezoning case: NPA-2022-0029.01 The official vote for CH/CNA to support or object to the rezoning request has been delayed. The residents have requested more substantive information from the Drenner Group before voting. See our Future Land Use criteria in our adopted Neighborhood Plan for our agreed- upon zoning for 7601 Cameron Rd. CH/CNA acknowledges and appreciates the effort the Drenner Group representatives have exhibited through their participation in several neighborhood meetings. They have been proactive and responsive to our questions and concerns, and willing to consider our conversation starters: 1. Vegetation buffer 2. Concrete/Stone Noise Wall (min. 8’) 3. “NO access” via Glenhill Rd. 14 14 of 3813Planning Commission: November 8, 2022 To date, neighbors have not received substantive information on the proposal the developer is most likely considering. The Drenner Group's answers are contingent on multiple factors which they aren’t able to share. And, although we’ve tried to understand their position, we are frustrated by the number of unanswered questions. We’re being asked to “trust” them, but they are being deliberately vague and noncommittal. Thus, our lack of trust in the process. The neighborhood recognizes the likelihood the property will be developed soon and we are eager to support development that values: ● Housing options that maximize SAFETY for all road users ● Environment protection from short-sighted planning goals Below are the concerns about the reasonable development of 7601 Cameron that CH/CNA residents sincerely hope will be addressed: ● Safety! Human Life Protection - need for a Traffic Impact Analysis in that area. Many fatal accidents and constant vehicle crashes. Too dangerous for pedestrians. ● Flooding & Stormwater Runoff - impervious cover increases flooding possibilities. That area has the propensity to flood. See City records for documentation. ● Irreparable Erosion to Buttermilk Creek - the City STILL hasn't addressed years (decades) of concerns and alarms regarding the erosion and (mostly man-made) damage of the creek. ● Heritage Vegetation - that area has historical Live Oak trees and vegetation. The protected land use and need for a City Park have been repeatedly requested. This neighborhood doesn’t have a City park that is easily or safely accessible on foot. ● Compatibility Concerns - the neighboring properties are not compatible (in multiple ways) and resident privacy concerns will increase anxiety and actions about safety. It’s our understanding the Planning Commissioners will receive a pack with recommendations and requests from various stakeholders. We ask that you please READ the Concerned Citizen Letters from the most impacted families: Last Name: Most Impacted Properties Grimes Hardin 7612 Barcelona Cove 7613 Barcelona Cove Halverson 7600 Cameron Rd Saldana/Kumar 7603 Cameron Rd Saldana/Kumar 7605 Cameron Rd 15 15 of 3813Planning Commission: November 8, 2022 Saldana/Kumar 7609 Cameron Rd Sincerely submitted, The CH/CNA Board c/o Cheryl Thompson CH/CNA Vice President CH/CNA District & Development Lead-Contact www.CHCRNA.com Kind regards, ~Cheryl Thompson CHCRNA Vice President www.CHCRNA.com Coronado Hills/Creekside Neighborhood Association, District 1 Community Development Commission, Board Member 16 16 of 3813Attachments to Cheryl Thompson’s Email Planning Commission: November 8, 2022 17 17 of 3813Planning Commission: November 8, 2022 18 18 of 3813Planning Commission: November 8, 2022 19 19 of 3813Planning Commission: November 8, 2022 20 20 of 3813Planning Commission: November 8, 2022 21 21 of 3813Planning Commission: November 8, 2022 22 22 of 3813Planning Commission: November 8, 2022 23 23 of 3813Planning Commission: November 8, 2022 24 24 of 3813Planning Commission: November 8, 2022 25 25 of 3813Planning Commission: November 8, 2022 26 26 of 3813Planning Commission: November 8, 2022 27 27 of 3813Planning Commission: November 8, 2022 28 28 of 3813Planning Commission: November 8, 2022 29 29 of 3813Planning Commission: November 8, 2022 30 30 of 3813Planning Commission: November 8, 2022 31 31 of 3813Planning Commission: November 8, 2022 32 32 of 3813Planning Commission: November 8, 2022 33 33 of 3813Planning Commission: November 8, 2022 34 34 of 3813Planning Commission: November 8, 2022 35 35 of 3813Planning Commission: November 8, 2022 36 36 of 3813Planning Commission: November 8, 2022 37 37 of 3813Planning Commission: November 8, 2022 Correspondence Received From: Rob Halverson Sent: Tuesday, October 11, 2022 2:52 PM To: Meredith, Maureen <Maureen.Meredith@austintexas.gov> Subject: Re: Proposed mixed use at 7601 and 7601 1/2 Cameron Rd *** External Email - Exercise Caution *** Hello My name is Rob Halverson and I reside at 7600 Cameron Rd which is zoned SF-3- NP. I have reviewed the zoom meeting online that was posted Oct 3 (NPA-2022- 0029.01_7601 Cameron Rd (St John/Coronado Hills NP Area). I have several concerns regarding the proposed structure that may be built on this lot which is directly across Cameron Rd from us at less than 100 ft away. I am wondering if you have any advice on contacting resources that I may need to address my concerns. First is the proposal that a 3 or possibly 4 story building be built on the south-west corner of the lot. That area is less than 100 ft from our property directly across the street and would look directly into our yard from four stories up. I need to find out if there is any ordinance that protects single family lots like ours from being built that close to, with that height of a structure. Another concern is that there is a historic heritage Live Oak tree on the proposed property. The tree is approximately 375 years old. I would like to find out if there is protection in the law for preserving the large tree on the property. Third, is the amount of car accidents that happen at the 35 degree turn of Cameron Rd northbound at 7601 Cameron Rd. There have been at least 3 deaths (2 pedestrians hit) and 8 known accidents in which cars simply veer off the road in this area. I have documented these accidents since 2012. Thank you for any info or advice you might have for me to look into these issues. Rob Halverson 7600 Cameron Rd Austin 78752 38 38 of 3813