Planning CommissionDec. 20, 2022

04 NPA-2022-0007.01 - 10810 Newmont Rd; District 4.pdf — original pdf

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Planning Commission: December 20, 2022 DATE FILED: February 24, 2022 (In-cycle) NEIGHBORHOOD PLAN AMENDMENT REVIEW SHEET 10810 Newmont Road NEIGHORHOOD PLAN: North Austin Civic Association (NACA) CASE#: NPA-2022-0007.01 PROJECT NAME: 10810 Newmont Road PC DATES: December 20, 2022 November 15, 2022 November 8, 2022 September 27, 2022 August 9, 2022 ADDRESS/ES: DISTRICT AREA: SITE AREA: 0.304 acres OWNER/APPLICANT: 10810 Newmont Apartments, LLC/Kinereth Polner AGENT: Kim Polner CASE MANAGER: Maureen Meredith STAFF EMAIL: TYPE OF AMENDMENT: Change in Future Land Use Designation PHONE: (512) 974-2695 4 From: Single Family Base District Zoning Change Related Zoning Case: C14-2022-0136 From: SF-2-NP To: GO-MU-NP NEIGHBORHOOD PLAN ADOPTION DATE: June 29, 2000 CITY COUNCIL DATE: TBD ACTION: To: Mixed Use/Office (as amended on August 11, 2022) 1 of 244 Planning Commission: December 20, 2022 PLANNING COMMISSION RECOMMENDATION: December 20, 2022- November 15, 2022 – Postponed on the consent agenda to December 20, 2022 by the Planning Commission. [A. Azhar – 1st; J. Thompson – 2nd] Vote: 9-0 [G. Cox, R. Schneider, and J. Shieh absent. One vacancy on the dais]. November 8, 2022 – Postponed on the consent agenda to November 15, 2022 at the Neighborhood’s request. [C. Hempel – 1st; J. Shieh – 2nd] Vote: 11-0 [J. Shieh absent. One vacancy on the dais]. September 27, 2022 – Postponed to November 8, 2022 on the consent agenda at the request of staff. [C. Hempel – 1st; G. Cox – 2nd] Vote: 9-0 [J. Mushtaler, J. Thompson, and R. Schneider absent. One vacancy on the dais]. August 9, 2022 – Postponed to September 27, 2022 on the consent agenda at the request of staff. [A. Azhar – 1st; C. Hempel – 2nd] Vote: 9-0 [G. Anderson off the dais. J. Mushtaler, S.R. Praxis and R. Schneider absent]. STAFF RECOMMENDATION: Recommended BASIS FOR STAFF’S RECOMMENDATION: Staff supports the applicant’s request for Mixed Use/Office because there is Mixed Use land use across the street and Commercial land use to the north. Mixed Use/Office land use will serve as a step-down buffer to the single-family zoning and land use south of the property. Commercial Single Family Commercial Mixed Use 2 of 244 Planning Commission: December 20, 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/Office - An area that is appropriate for a mix of residential and office uses. Purpose development; and 1. Accommodate mixed use development in areas that are not appropriate for general commercial 2. Provide a transition from residential use to non Application ‐ residential or mixed use. 3 of 244 Planning Commission: December 20, 2022 1. Appropriate for areas such as minor corridors or local streets adjacent to commercial 2. May be used to encourage commercial uses to transition to residential use; and 3. Provide limited opportunities for live/work residential in urban areas. areas; 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: • Approx. 0.25 miles west of N. Lamar Blvd, an activity corridor Yes Mobility and Public Transit: Located within 0.25 miles of public transit stop and/or light rail station. • Approx. 0.25 miles west of N. Lamar Blvd, and activity corridor Mobility and Bike/Ped Access: Adjoins a public sidewalk, shared path, and/or bike lane. • There are no sidewalks on Newmont Road Yes Connectivity, Good and Services, Employment: Provides or is located within 0.50 miles to goods and services, and/or employment center. • N. Lamar Blvd has numerous businesses Yes Connectivity and Food Access: Provides or is located within 0.50 miles of a grocery store/farmers market. • 0.50 miles from MT Supermarket, 10901 N. Lamar Blvd. Connectivity and Education: Located within 0.50 miles from a public school or university. • 0.7 miles from McBee Elementary School on W. Braker Lane Connectivity and Healthy Living: Provides or is located within 0.50 miles from a recreation area, park or walking trail. • 1.2 miles from Cook School Park 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. • Not known 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 existing 10-unit multifamily apartment complex provide housing for the area and the city Yes Mixed use: Provides a mix of residential and non-industrial uses. • Existing use is a 10-unit apartment complex, but the proposed zoning of GO-MU would allow for a mix of residential and office 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” 6 Imagine Austin Priority Program PUD Specific Bonus Features 4 of 244 Planning Commission: December 20, 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 Corridors and Centers 0 5 5 of 244 Planning Commission: December 20, 2022 Proximity to Public Parks 6 6 of 244 Planning Commission: December 20, 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 244 Planning Commission: December 20, 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 244 Planning Commission: December 20, 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 February 24, 2022, which is in-cycle for neighborhood planning areas on west side of IH-35. The applicant’s original application was proposed to change the future land use map (FLUM) from Single Family to Multifamily Residential. On August 11, 2022, Kim Polner, the owner/applicant/agent amended the application to request a change in FLUM from Single Family to Mixed Use/Office land use. The applicant proposes to change the zoning on the property from SF-2-NP (Single Family Residence Standard Lot district – Neighborhood Plan combining district) to GO-MU-NP (General Office district -Mixed Use combining district-Neighborhood Plan combing district). There is an existing ten-unit multifamily complex on the property. For more information on the proposed zoning request, see case report C14-2022-0136. PUBLIC MEETINGS: The ordinance-required community meeting was virtually held on October 12, 2022. The recorded meeting can be found at Approximately 222 meeting notices were mailed to people who rent or own property within 500 feet of the subject property. Two staff members attended the meeting, Maureen Meredith and Mark Walters from the Housing and Planning Department and Kim Polner, the owner/applicant/agent. One person from the neighborhood attended who was a member of the North Austin Civic Association Neighborhood Plan Contact Team. Kim Polner did not have a presentation. Q: Are there any renderings of the proposed changes? A: Right now, there are no plans. We already have amnesty, which basically means that if the building burns down, we can rebuild to the existing 10 units within the same footprint that we have. In order to expand and add more units, we need to change the zoning to at least MF-4 which would allow approximately an additional four units. Zoning staff recommended GO-MU which would allow the density to increase a little bit. 9 9 of 244 Amended Application Planning Commission: December 20, 2022 10 10 of 244 Applicant Summary Letter from Application Planning Commission: December 20, 2022 Applicant amended the proposed zoning request from MF-4- NP to GO-MU-NP after this summary letter was submitted. 11 11 of 244 Letter of Recommendation from the Neighborhood Plan Contact Team (NPCT) Planning Commission: December 20, 2022 12 12 of 244 Planning Commission: December 20, 2022 Attachment to Frank Lam’s NACA NPCT Letter of Recommendation 13 13 of 244 Planning Commission: December 20, 2022 Attachment to Frank Lam’s NACA Letter of Recommendation 14 14 of 244 Planning Commission: December 20, 2022 Attachment to Frank Lam’s NACA NPCT Letter of Recommendation 15 15 of 244 Attachment to Frank Lam’s NACA NPCT Letter of Recommentation Planning Commission: December 20, 2022 16 16 of 244 Attachment to Frank Lam’s NACA NPCT Letter of Recommendation Planning Commission: December 20, 2022 17 17 of 244 Planning Commission: December 20, 2022 18 18 of 244 Planning Commission: December 20, 2022 Site 19 19 of 244 Planning Commission: December 20, 2022 20 20 of 244 Planning Commission: December 20, 2022 21 21 of 244 Planning Commission: December 20, 2022 22 22 of 244 Planning Commission: December 20, 2022 23 23 of 244 Planning Commission: December 20, 2022 Subject Tract: 10810 Newmont Rd 24 24 of 244