09 NPA-2023-0023.01 - Sheridan; District 4.pdf — original pdf

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Planning Commission: January 23, 2023 NEIGHBORHOOD PLAN AMENDMENT REVIEW SHEET NEIGHORHOOD PLAN: University Hills/Windsor Park Combined CASE#: NPA-2023-0023.01 DATE FILED: June 5, 2023 PROJECT NAME: Sheridan PC DATE: November 28, 2023 October 10, 2023 September 12, 2023 ADDRESS/ES: 6103 Sheridan Ave DISTRICT AREA: 4 SITE AREA: 0.1866 acres OWNER/APPLICANT: Leslie Elliott AGENT: Leslie Elliott CASE MANAGER: Maureen Meredith PHONE: (512) 974-2695 STAFF EMAIL: Maureen.Meredith@austintexas.gov TYPE OF AMENDMENT: Change in Future Land Use Designation From: Single Family To: Commercial Base District Zoning Change Related Zoning Case: C14-2023-0035 From: SF-3-NP To: LR-MU-CO-NP (as amended) NEIGHBORHOOD PLAN ADOPTION DATE: May 29, 2008 CITY COUNCIL DATE: TBD ACTION: 1 of 2509 NPA-2023-0023.01 - Sheridan; District 4Planning Commission: January 23, 2023 PLANNING COMMISSION RECOMMENDATION: January 23, 2024 – (action pending) November 28, 2023 – Approved for the applicant’s request for a postponement to January 23, 2023 on the consent agenda. [A. Azhar – 1st; F. Maxwell – 2nd] Vote: 10-0 [C. Hempel and A. Woods absent]. October 10, 2023 - Postponed to November 28, 2023 on the consent agenda at the request of the applicant. [A. Azhar – 1st; F. Maxwell – 2nd] Vote: 11-0 [A. Phillips and G. Cox absent]. September 12, 2023- Postponed to October 10, 2023 on the consent agenda at the request of staff. [C. Hempel – 1st; A. Azhar – 2nd] Vote: 12-0 [A. Phillips off the dais pending completion of membership requirements]. STAFF RECOMMENDATION: To support an alternate land use of Mixed Use land use. BASIS FOR STAFF’S RECOMMENDATION: To the north of the property are commercial and office buildings with Mixed Use land use. To the east of the subject property is an office building with Mixed Use/Office land use. Transitioning the land use to Mixed Use on this property is appropriate given the property’s location between three commercial tracts. The property to the south at 6101 Sheridan Ave is zoned LO-NP although it has Single Family land use on the future land use map. See maps below. 2 2 of 2509 NPA-2023-0023.01 - Sheridan; District 4Planning Commission: January 23, 2023 Mixed Use Mixed Use/Office 3 3 of 2509 NPA-2023-0023.01 - Sheridan; District 4Planning Commission: January 23, 2023 Subject Property LAND USE Objective: Preserve the single-family residential homes on Rosemont, Sheridan, and Broadview Streets − They provide affordable housing and are nearby many services. Recommendation: • Maintain the existing residential zoning on these properties. ECONOMIC DEVELOPMENT This section includes objectives and recommendations that support the following 4 4 of 2509 NPA-2023-0023.01 - Sheridan; District 4Planning Commission: January 23, 2023 UHWP Neighborhood Plan goal: • Attract needed vendors and service providers into the planning area through sup- port for local businesses, and encourage revitalization/redevelopment of neighbor- hood shopping areas Objective: Attract desired businesses and service providers into the planning area. Recommendations: • Create an inventory and directory of all existing area businesses located in the area. • Define desirable uses for specific areas within UHWP, quality retail, coffee shops, cafes, more restaurants, a movie theater and businesses that cater to daily needs 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 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 5 5 of 2509 NPA-2023-0023.01 - Sheridan; District 4Planning Commission: January 23, 2023 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 major highways; and 1. Focus the highest intensity commercial and industrial activities along freeways 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. 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: • Within the Highland Mall Reginal 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. 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. • • • 0.4 miles from Mi Pueblito 0.6 miles from Target 0.8 miles from El Rancho Supermercado Yes Connectivity and Education: Located within 0.50 miles from a public school or university. 0.1 miles from TEACH Quest Special Education School 0.5 miles from Ascent Academy 1.1 miles from Harris Elementary School 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.) 0.1 miles from Family Medicine Austin 1.0 miles from WellMed at St. John's 0.8 miles from People's Community Clinic Housing Affordability: Provides a minimum of 10% of units for workforce housing (80% MFI or less) and/or fee in lieu for affordable housing. 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 LR-MU-CO-NP zoning could allow for residential uses. Yes Mixed use: Provides a mix of residential and non-industrial uses. • The proposed LR-MU-CO-NP zoning could allow for a mix of commercial and residential uses. Culture and Creative Economy: Provides or is located within 0.50 miles of a cultural resource (ex: • • • • • • 6 Yes Yes Yes Yes Yes Yes Yes 6 of 2509 NPA-2023-0023.01 - Sheridan; District 4Planning Commission: January 23, 2023 8 n/a n/a n/a n/a na 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” 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” PUD zoning is not proposed 7 7 of 2509 NPA-2023-0023.01 - Sheridan; District 4Planning Commission: January 23, 2023 Proximity to Imagine Austin Activity Centers and Corridors 8 8 of 2509 NPA-2023-0023.01 - Sheridan; District 4 Proximity to Public Parks Planning Commission: January 23, 2023 9 9 of 2509 NPA-2023-0023.01 - Sheridan; District 4Planning Commission: January 23, 2023 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. 10 10 of 2509 NPA-2023-0023.01 - Sheridan; District 4Planning Commission: January 23, 2023 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 11 11 of 2509 NPA-2023-0023.01 - Sheridan; District 4Planning Commission: January 23, 2023 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 5, 2023, which is out- of-cycle for neighborhood plan areas located on the east side of IH-35. The Windsor Park Neighborhood Plan Contact Team allowed the application to be filed out-of-cycle. The applicant proposes to change the land use on the future land use map (FLUM) from Single Family to Commercial land use. The applicant proposes to change the zoning on the property from SF-3-NP to LR-MU-NP for commercial/office use. For more information on the zoning request, see case report C14- 2023-0035. PUBLIC MEETINGS: The ordinance-required community meeting was virtually held on July 27, 2023. The recorded meeting can be found here: https://publicinput.com/neighborhoodplanamendmentcases. Approximately 84 community meeting notices were mailed to people who have utility accounts or own property within 500 feet of the subject property, in addition to neighborhood and environmental groups who requested notification for the area. Below are highlights from Ricca Keeper’s presentation. Her full presentation is at the back of this report. • Leslie Elliot, the owner/applicant, bought the property for her pool staffing business and was originally told by the Development Services Department that LR-NP would be the zoning she needed. However, it was discovered that the outside storage she needs for her business is not allowed in LR, so she is requesting CS-CO-NP zoning with conditions to prohibit certain uses. • Leslie wanted a lot inside Austin. There were previous businesses on the property. We want to be good neighbors. • For LR zoning, we would only be allowed a shed that could be only 10% of the square footage of the primary structure, which would only be 80 sq. ft. which is not enough for her needs. • The uses highlighted in the list of CS uses are the ones we are requesting to be • We need Construction, Sales and Services use and an office use. • We want to work with the neighborhood to limit the site development standards to the prohibited. LR zoning district. 12 12 of 2509 NPA-2023-0023.01 - Sheridan; District 4Planning Commission: January 23, 2023 Q: What is the size of lot? A: It’s 8, 130 sq. ft. Q: Do you plan to expand the structure? A: Not really. It’s a great space. The previous owner opened up inside, so the space works well for us. We are also renting the lot next door at 6101 Sheridan Ave for office space. We just need a space for the parts and supply area. 13 13 of 2509 NPA-2023-0023.01 - Sheridan; District 4Planning Commission: January 23, 2023 Applicant Summary Letter from Application 14 14 of 2509 NPA-2023-0023.01 - Sheridan; District 4Planning Commission: January 23, 2023 Out-of-Cycle Letter Authorization from Neighborhood Plan Contact Team (NPCT) From: rodneyeahart@ Sent: Tuesday, September 13, 2022 10:30 AM To: Meredith, Maureen <Maureen.Meredith@austintexas.gov> Cc: Ricca Keepers < >; Denise Jordan <denise@ >; Shae Willard < Subject: 6103 Sheridan Avenue *** External Email - Exercise Caution *** Dear Maureen, On September 12, 2022, the Windsor Park Neighborhood Plan Contact Team (WPNPCT) met to discuss an out-of-cycle neighborhood plan amendment request for 6103 Sheridan Avenue. The property is located within the boundaries of the Windsor Park Neighborhood Planning Area. The WPNPCT voted unanimously to support the filing of an out-of-cycle neighborhood plan amendment for this property. After the application is submitted and the required community meeting is held, the contact team will make a recommendation on the applicant’s official request. If you have any questions, please do not hesitate to contact me. Thank you, Rodney E. Ahart, Chair Windsor Park Neighborhood Plan Contact Team 15 15 of 2509 NPA-2023-0023.01 - Sheridan; District 4Letter of Recommendation from the Neighborhood Plan Contact Team (NPCT) Planning Commission: January 23, 2023 16 16 of 2509 NPA-2023-0023.01 - Sheridan; District 4Planning Commission: January 23, 2023 Site 17 17 of 2509 NPA-2023-0023.01 - Sheridan; District 4Planning Commission: January 23, 2023 18 18 of 2509 NPA-2023-0023.01 - Sheridan; District 4Planning Commission: January 23, 2023 19 19 of 2509 NPA-2023-0023.01 - Sheridan; District 4Planning Commission: January 23, 2023 20 20 of 2509 NPA-2023-0023.01 - Sheridan; District 4Planning Commission: January 23, 2023 21 21 of 2509 NPA-2023-0023.01 - Sheridan; District 4Planning Commission: January 23, 2023 22 22 of 2509 NPA-2023-0023.01 - Sheridan; District 4Planning Commission: January 23, 2023 23 23 of 2509 NPA-2023-0023.01 - Sheridan; District 4 Applicant’s Presentation at the Community Meeting Planning Commission: January 23, 2023 24 24 of 2509 NPA-2023-0023.01 - Sheridan; District 4 Planning Commission: January 23, 2023 25 25 of 2509 NPA-2023-0023.01 - Sheridan; District 4