09 NPA-2023-0020.02 - 106 and 118 Red Bird Lane; District 3.pdf — original pdf

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Planning Commission: April 9, 2024 NEIGHBORHOOD PLAN AMENDMENT REVIEW SHEET NEIGHORHOOD PLAN: South Congress Combined (West Congress) CASE#: NPA-2023-0020.02 DATE FILED: February 28, 2023 PROJECT NAME: 106 and 118 Red Bird Lane PC DATE: April 9, 2024 December 12, 2023 November 28, 2023 November 14, 2023 October 10, 2023 September 26, 2023 August 8, 2023 ADDRESS/ES: 106 and 118 Red Bird Lane DISTRICT AREA: 3 SITE AREA: 0.5068 OWNER/APPLICANT: RPC 106 Red Bird Ln, LLC AGENT: Drenner Group, PC (Amanda Swor) 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: Mixed Use Base District Zoning Change Related Zoning Case: C14-2023-0034 From: SF-2-NP To: CS-MU-V-DB90-NP (amended zoning request) NEIGHBORHOOD PLAN ADOPTION DATE: November 6, 2014 1 of 4909 NPA-2023-0020.02 - 106 and 118 Red Bird Lane; District 3 CITY COUNCIL DATE: December 14, 2023 January 18, 2024 Planning Commission, April 9, 2024 ACTION: Postponed to January 18, 2024 at the request of the Neighborhood ACTION: Postponed indefinitely at the request of the Applicant. [Z. Qadri – 1st; P. Ellis – 2nd] Vote: 11-0. PLANNING COMMISSION RECOMMENDATION: April 9, 2024 – (Applicant amended their zoning application to request DB-90 combing district which requires the zoning case to be renotified for Planning Commission. The revised zoning request did not trigger a change in the future land use map request of Mixed Use). December 12, 2023 – After discussion, approved for staff recommendation for Mixed Use land use. [F. Maxwell – 1st; G. Anderson – 2nd] Vote: 10-0 [G. Cox off the dais. N. Barrera- Ramirez and P. Howard absent]. November 28, 2023- After discussion, postponed to December 12, 2023 by the Planning Commission. [G. Cox -1st; J. Mushtaler – 2nd] Vote: 7-4-2 [C. Hempel and A. Woods absent] November 14, 2023 – Postponed by the Planning Commission to November 28, 2023 on the consent agenda. [A. Azhar – 1st; F. Maxwell – 2nd] Vote: 12-0 [N. Barrera-Ramirez absent]. October 10, 2023 – Postponed to November 14, 2023 on the consent agenda at the request of the neighborhood. [A. Azhar – 1st; F. Maxwell – 2nd] Vote: 11-0 [G. Cox and A. Phillips absent]. September 26, 2023 – Postponed to October 10, 2023 on the consent agenda at the request of staff. [A. Azhar – 1st; F. Maxwell – 2nd] Vote: 10-0 [C. Hempel, and P. Howard absent]. August 8, 2023 – Postponed to September 26, 2023 on the consent agenda at the request of staff. [A Azhar – 1st; F. Maxwell – 2nd] Vote: 10-0 [J. Mushtaler absent. A. Phillips not on the dais pending completion of membership requirement]. STAFF RECOMMENDATION: Recommended applicant’s request for Mixed Use land use. BASIS FOR STAFF’S RECOMMENDATION: The subject tract is part of a larger area associated with C14-2023-0034 which has Mixed Use land use on most of the properties. The one lot with Single Family land use that is part of this plan amendment application is supported by staff for the applicant’s request for Mixed Use land use because it will be 2 2 of 4909 NPA-2023-0020.02 - 106 and 118 Red Bird Lane; District 3Planning Commission, April 9, 2024 consistent with properties included in the associated zoning case. See maps below. The property is near South Congress Avenue which is an activity corridor as identified in the Imagine Austin Growth Concept map where mixed-use developments are appropriate. The property has access to public transportation and is near a future extension to the light rail lines and a future planned station near the intersection of Stassney Lane and South Congress Ave. The proposed development will provide a mix of commercial and residential uses that will provide additional housing options for the planning area and the city. NPA-2023-0020.02 – Applies to one lot for request from Single Family to Mixed Use 3 3 of 4909 NPA-2023-0020.02 - 106 and 118 Red Bird Lane; District 3Planning Commission, April 9, 2024 C14-2023-0034 – Includes five lots, only one with Single Family land use Below are sections from the South Congress Combined Neighborhood Plan that supports the applicant’s request for Mixed Use land use. 4 4 of 4909 NPA-2023-0020.02 - 106 and 118 Red Bird Lane; District 3Planning Commission, April 9, 2024 5 5 of 4909 NPA-2023-0020.02 - 106 and 118 Red Bird Lane; District 3Planning Commission, April 9, 2024 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; 5. Encourage the transition from non‐residential to residential uses; 6 6 of 4909 NPA-2023-0020.02 - 106 and 118 Red Bird Lane; District 3Planning Commission, April 9, 2024 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 Complete Community Measures Yes 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: • Near South Congress Avenue and E. Stassney Lane Activity Corridors Yes Mobility and Public Transit: Located within 0.25 miles of public transit stop and/or light rail station. • This property is near a future extension to the light rail lines, with a future planned station near the intersection of Stassney Lane and S. Congress Ave, just north of the intersection so the property would be adjacent or nearly adjacent to a future 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 Lone Star Family Market #4 0.6 miles from QC Meat Market 0.9 miles from Fiesta Mart Yes Connectivity and Education: Located within 0.50 miles from a public school or university. • 0.3 miles Sweet Briar Child Development Center Yes Yes 7 7 of 4909 NPA-2023-0020.02 - 106 and 118 Red Bird Lane; District 3Planning Commission, April 9, 2024 • • • 1.2 miles from Odom Elementary School 1.7 miles KIPP Austin Public Schools- South Campus 1.9 miles City School Yes Connectivity and Healthy Living: Provides or is located within 0.50 miles from a recreation area, park or walking trail. • Williamson Creek Greenbelt • 0.8 miles Battlebend Springs Neighborhood 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.) • 1.4 miles from Austin Oaks Hospital Yes Yes 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. • Approx. 250 dwelling units • DB90 zoning request will require affordable housing units. 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. Mixed use: Provides a mix of residential and non-industrial uses. • Proposed for residential uses and approx. 9,600 sq. ft. of ground floor pedestrian oriented commercial 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” 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” 9 n/a n/a n/a n/a n/a PUD zoning is not proposed 8 8 of 4909 NPA-2023-0020.02 - 106 and 118 Red Bird Lane; District 3Planning Commission, April 9, 2024 Proximity to Imagine Austin Activity Corridors 9 9 of 4909 NPA-2023-0020.02 - 106 and 118 Red Bird Lane; District 3 Proximity to Public Parks Planning Commission, April 9, 2024 10 10 of 4909 NPA-2023-0020.02 - 106 and 118 Red Bird Lane; District 3Planning Commission, April 9, 2024 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. 11 11 of 4909 NPA-2023-0020.02 - 106 and 118 Red Bird Lane; District 3Planning Commission, April 9, 2024 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 12 12 of 4909 NPA-2023-0020.02 - 106 and 118 Red Bird Lane; District 3Planning Commission, April 9, 2024 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 28, 2023, which is in-cycle for neighborhood planning areas located on the west side of IH-35. The applicant proposes to change the land use on the future land use map (FLUM) from Single Family to Mixed Use for a multifamily and commercial development. The applicant proposes to change the zoning on the property from SF-3-NP (Family Residence district – Neighborhood Plan) to CS-MU-V-DB 90-NP (Commercial Services district – Mixed Use combining district - Vertical Mixed Use combining district – Density Bonus 90 combining district - Neighborhood Plan). For more information on the proposed zoning case, see case report C14-2023-0034. The applicant amended their zoning request which required the need for the cases to be renotified for a Planning Commission hearing. The amended zoning request did not trigger a change in the applicant’s request for Mixed Use land use on 106 and 118 Red Bird Lane which are the only tracts included in the neighborhood plan amendment application. The zoning change application includes more tracts of land that already have Mixed Use land use. PUBLIC MEETINGS: The ordinance-required community meeting was virtually held on May 15, 2023. The recorded meeting can be found here: https://publicinput.com/neighborhoodplanamendmentcases. Approximately 602 community meeting notices were mailed to utility account holders and property owners who live within 500 feet of the subject tract, in addition to neighborhood and environmental groups who requested notification for the area. Two city staff members from the Planning Department attended the meeting, Maureen Meredith and Jesse Gutierrez. Amanda Swor and Drew Raffael from Drenner Group attended and Francisco Resendiz and Nicole Sawaya from Rastegar Properties. Five people from the neighborhood attended. NOTE: The virtual community meeting was held before the application was amended to CS-MU-V-DB90-NP. Below are highlights from Amanda Swor’s presentation at the virtual community meeting. Her presentation is included in this report. • The property is comprised of five properties with a total of 2.72 acres. • The current uses are single family, automobile sales and undeveloped. 13 13 of 4909 NPA-2023-0020.02 - 106 and 118 Red Bird Lane; District 3Planning Commission, April 9, 2024 • Th current zoning is SF-2-NP (Single Family Residence Standard Lot –Neighborhood Plan), CS-MU-NP (General Commercial Services –Mixed Use –Neighborhood Plan), and CS-MU-CO-NP(General Commercial Services –Mixed Use –Conditional Overlay –Neighborhood Plan) • Proposed zoning is CS-MU-V-CO-NP (General Commercial Services –Mixed Use Overlay –Vertical Mixed Use Building –Conditional Overlay –Neighborhood Plan) • 111 W. Mockingbird Lane Conditional Overlay was established with the adoption of the South Congress Combined Neighborhood Plan: o 30-foot vegetative buffer along the west property line; and Prohibits automotive sales, automotive washing (of any type), automotive repair services and pawnshop service uses. • Proposed uses are Approx. 250 multifamily units; and VMU1 affordable units –10% of units @ 60% MFI; or VMU2 affordable units –15% of units @ 60% MFI, or 12% of units @ 50%. Affordable units will be proportionate to market rate units. • Approx. 9,600 SF –Ground Floor Pedestrian Oriented Uses Q: Why did RPG abandon the original site plan in 2021? A: Because of changes due to the market. It was a co-living project, and it wasn’t the best location because it’s far from the Austin core. They are usually near university campuses. After market research it transitioned to multifamily. Q: What’s the difference in total units from 2021 to now? A: There was a proposed 90 co-unit development that had a combination of one-, two- and three- bedroom units with five roommates in one unit. Q: What about parking? A: All parking will be structurally parked. I don’t know the exact number of parking spaces, but we will park to Code. Q: What about sidewalks? A: Sidewalks will be required along W. Mocking Bird Lane and Red Bird Lane. Q: Will there be rear-facing units with porches? A: We don’t know if there will be rear-facing units. Q: Will there be on-street parking? A: There will be no on-street parking. Q: When can we see the site plan? A: We are working on this. Q: We support the entrance to the development to be on South Congress Avenue. A: It will depend on ATD. I don’t anticipate that ATD will allow a driveway on South Congress Avenue. 14 14 of 4909 NPA-2023-0020.02 - 106 and 118 Red Bird Lane; District 3Planning Commission, April 9, 2024 Q: How will the traffic be managed? A: There will be a TIA at the site plan stage. Q: How will stormwater retention/detention be planned? A: At the site plan stage, we will meet the LDC requirements. Q: I’m concerned about light pollution. A: Exterior lighting will meet Code requirements to be shielded from single family property lines. Q: Will there be a trailhead on the property? A: There has been no parkland determination at this time. Q: Will the owners sell the property once they get the zoning? A: We don’t plan to sell the property. If we decide to sell, we will introduce the new owners to the neighborhood. Q: We don’t want to see vacant commercial spaces. A: We will work to make it a vibrant part of the community, not empty spaces. 15 15 of 4909 NPA-2023-0020.02 - 106 and 118 Red Bird Lane; District 3Applicant Summary Letter from Application Planning Commission, April 9, 2024 16 16 of 4909 NPA-2023-0020.02 - 106 and 118 Red Bird Lane; District 3Planning Commission, April 9, 2024 17 17 of 4909 NPA-2023-0020.02 - 106 and 118 Red Bird Lane; District 3Letter of Recommendation from the Neighborhood Plan Contact Team (NPCT) Planning Commission, April 9, 2024 18 18 of 4909 NPA-2023-0020.02 - 106 and 118 Red Bird Lane; District 3Planning Commission, April 9, 2024 No updated letter received as of April 3, 2024 From: Meredith, Maureen Sent: Monday, April 1, 2024 2:36 PM Cc: Estrada, Nancy <Nancy.Estrada@austintexas.gov>; Drew Raffaele <draffaele@drennergroup.com>; Amanda W. Swor <aswor@drennergroup.com> Subject: April 9 PC - SCC NPCT Rec?: NPA-2023-0020.02_106 Red Bird Ln Importance: High Dear South Congress Combined NPCT and Interested Parties: The applicants for C14-2023-0034, which is the associated zoning case for NPA- 2023-0020.02_106 & 118 Red Bird Lane has amended their zoning request to CS- MU-V-DB90-CO-NP (Density Bonus 90 combining district). You may have already received the Notice of Public Hearing notices in the mail. The plan amendment request is for Mixed Use and has not changed on the one lot with Single Family land use. If you would like to submit a letter of recommendation to be included in the staff case reports for the April 9, 2024 PC hearing, please email it to me and Nancy no later than Wednesday, April 3, 2024 by 5:00 pm which is when our staff reports will be submitted. If we get your recommendation after this date and time, we will submit it as late material to be submitted to the Planning Commission. Thanks. Maureen 19 19 of 4909 NPA-2023-0020.02 - 106 and 118 Red Bird Lane; District 3 Planning Commission, April 9, 2024 20 Site • 20 of 4909 NPA-2023-0020.02 - 106 and 118 Red Bird Lane; District 3Planning Commission, April 9, 2024 21 21 of 4909 NPA-2023-0020.02 - 106 and 118 Red Bird Lane; District 3Planning Commission, April 9, 2024 22 22 of 4909 NPA-2023-0020.02 - 106 and 118 Red Bird Lane; District 3Planning Commission, April 9, 2024 23 23 of 4909 NPA-2023-0020.02 - 106 and 118 Red Bird Lane; District 3Planning Commission, April 9, 2024 24 24 of 4909 NPA-2023-0020.02 - 106 and 118 Red Bird Lane; District 3Planning Commission, April 9, 2024 25 25 of 4909 NPA-2023-0020.02 - 106 and 118 Red Bird Lane; District 3Planning Commission, April 9, 2024 26 26 of 4909 NPA-2023-0020.02 - 106 and 118 Red Bird Lane; District 3Planning Commission, April 9, 2024 27 27 of 4909 NPA-2023-0020.02 - 106 and 118 Red Bird Lane; District 3Planning Commission, April 9, 2024 28 28 of 4909 NPA-2023-0020.02 - 106 and 118 Red Bird Lane; District 3Planning Commission, April 9, 2024 29 29 of 4909 NPA-2023-0020.02 - 106 and 118 Red Bird Lane; District 3Planning Commission, April 9, 2024 30 30 of 4909 NPA-2023-0020.02 - 106 and 118 Red Bird Lane; District 3Planning Commission, April 9, 2024 Correspondence Received From: John Estrada Sent: Thursday, April 13, 2023 12:39 PM To: Meredith, Maureen <Maureen.Meredith@austintexas.gov> Cc: Estrada, Nancy <Nancy.Estrada@austintexas.gov> Subject: Case Number NPA-2023-0020.02 Hello! I'm writing in regards to this current project referenced in the subject of this email but also involves case number: C14-2023-0034 (106/116/118 Red Bird Ln and 5402/5408/5412 S Congress Ave). I'm not writing today in opposition of this project. I know this project likely has all the green lights. I'm writing today to voice my concern with what will happen once construction begins on this project, and its aftermath. As I'm receiving these notifications from the city in the mail, I'm not seeing anything addressing the impact that Blue Bird Lane and the 300 block of Red Bird Lane will experience from the city's POV traffic wise. As Blue Bird and Red Bird are level 1 streets, they aren't intended to be used for heavy traffic and mixed use. How much traffic is estimated to be brought in by this mixed use project? I know the assumption might be that plenty of that traffic will come through Congress, but with parking requirements disappearing has any thought gone towards how that will impact Blue Bird and Red Bird? Especially given the fact that the stretch of Red Bird between Congress and Blue Bird has official "No Parking" signs along a majority of it. I'm concerned about this because we've been given a preview of it. This image (IMG_0452) of the GIS shows the area affected. The green indicates where heavy on-street parking would be, yellow where there are no parking signs, and red where the proposed changes are coming. Before Sagebrush, located at 5500 S Congress Ave, started using the vacant lot at 5412 S Congress for additional parking, Blue Bird and Red Bird started looking like this: https://drive.google.com/file/d/18OIFKhRMSWF0aNWJo6lGKwp- Bwf3cA9i/view?usp=drivesdk Since the street doesn't really have a buffer zone or sidewalks, it made taking a walk with my family dangerous. We liked taking our son for walks in his stroller on weekends, but we don’t really do that anymore. 31 31 of 4909 NPA-2023-0020.02 - 106 and 118 Red Bird Lane; District 3Planning Commission, April 9, 2024 Cars, in the search for parking since there wasn't any at the bar or on the street, would do u-turns in the intersection of Red Bird and Blue Bird. It makes seeing oncoming traffic difficult at that intersection. With cars on both sides of the street it could even make it difficult for emergency vehicles such as fire trucks or EMS to navigate. Now that that vacant lot is about to undergo a makeover into a mixed use project, and the parking on the side of Congress leading up to Sagebrush is likely going to be blocked due to construction, I'm expecting these sights and dangers again only permanently. (This image IMG_0454 shows overflow parking building up in the vacant lot and on Congress) Were there any plans to address this? Was a TIA performed? If there was, I'd like to wager it's likely inaccurate due to the fact that the bar/music venue was using this vacant lot as temporary overflow and because the tax office located on the corner of Stassney and Blue Bird is currently awaiting reconstruction due to a fire (that has a heavy impact on daily traffic too). Thanks for your time and patience! John Estrada From: Andrea Hendrix Sent: Tuesday, October 3, 2023 2:01 PM To: Meredith, Maureen <Maureen.Meredith@austintexas.gov> Subject: Re: Case# NPA-2023-0020.02 Ms. Meredith, I would like to provide my input on the encroachment of development upon our tiny neighborhood in South Austin. I live on Red Bird Lane (78745) in a house which has been standing since 1940. My in- laws live next door to me and have lived in their home for 40+ years. My brother-in-law lives next to them. This is a neighborhood of low turnover for the most part, with many of my neighbors also living here for decades. These few blocks inside Stassney and South Congress with the Bird names (Red Bird, Hummingbird, Blue Bird and Mockingbird) are very unique and quiet, mostly untouched from development. There have been exceptions to this just in the last few years: one house on the corner of Red Bird and Hummingbird was bought for a song and razed, making way for a larger, "fancy" home; the occupants built a tall fence around their entire property and we have barely ever seen them. They now rent their home to the public as an Air BnB on the weekends. Another house across the street from my brother-in-law was razed and SIX houses were built on the property; the same thing happened on a property across the street from that new development. Slowly but surely the flavor of the neighborhood is being changed. I understand you can't stop progress. Just like the rest of Austin, nothing stays the same forever. That should not stop us from fighting to keep Developers from destroying the last parts of unique Austin. There are ways to develop Austin responsibly. I am strongly against another huge apartment building/mixed use property being built on South Congress between Mockingbird and Red Bird Lane. This proposed development, which would take a big parcel of land on Red Bird Lane, threatens to 32 32 of 4909 NPA-2023-0020.02 - 106 and 118 Red Bird Lane; District 3Planning Commission, April 9, 2024 destroy the disctinct character and peaceful quiet of our small, South Austin hamlet. Beyond that, it threatens our neighborhood resources and our very homes. There are already two large apartment buildings coming up in the neighborhood - one on Stassney and Hummingbird and one on Congress and Mockingbird. We will be bordered by large buildings and face a proliferation of people and traffic. This should not be the fate of an older South Austin neighborhood of longtime residents. Thank you, Andrea Hendrix 306 Red Bird Ln Austin, TX 78745 33 33 of 4909 NPA-2023-0020.02 - 106 and 118 Red Bird Lane; District 3Planning Commission, April 9, 2024 34 34 of 4909 NPA-2023-0020.02 - 106 and 118 Red Bird Lane; District 3Planning Commission, April 9, 2024 35 35 of 4909 NPA-2023-0020.02 - 106 and 118 Red Bird Lane; District 3Planning Commission, April 9, 2024 36 36 of 4909 NPA-2023-0020.02 - 106 and 118 Red Bird Lane; District 3Planning Commission, April 9, 2024 37 37 of 4909 NPA-2023-0020.02 - 106 and 118 Red Bird Lane; District 3 Planning Commission, April 9, 2024 38 38 of 4909 NPA-2023-0020.02 - 106 and 118 Red Bird Lane; District 3Planning Commission, April 9, 2024 39 39 of 4909 NPA-2023-0020.02 - 106 and 118 Red Bird Lane; District 3Planning Commission, April 9, 2024 40 40 of 4909 NPA-2023-0020.02 - 106 and 118 Red Bird Lane; District 3Planning Commission, April 9, 2024 41 41 of 4909 NPA-2023-0020.02 - 106 and 118 Red Bird Lane; District 3Planning Commission, April 9, 2024 Comments form received after zoning application was amended to CS-MU-V-DB90-NP. From: Brad Massingill <solarconcerts@gmail.com> Sent: Wednesday, April 3, 2024 7:30 AM To: Meredith, Maureen <Maureen.Meredith@austintexas.gov> Subject: NPA-2023-0020.02 42 42 of 4909 NPA-2023-0020.02 - 106 and 118 Red Bird Lane; District 3Planning Commission, April 9, 2024 External Email - Exercise Caution Hello Maureen Please, find enclosed my (and the Bird Streets of Pleasant Hill neighborhood group) Objections to case # NPA-2023-0020.02 Brad Massingill Case # NPA-2023-0020.02 Maureen Meredith Planning Commission Public Hearing: April 9, 2024 The Bird Streets of Pleasant Hill neighborhood group are opposed to the proposed amendment(s) to the Future Land Use Map or the South Congress Comb Neighborhood Plan. If these lots (106 & 108 Red Bird Lane) are allowed to be moved to a different designation on the FLUM or removed from our Neighborhood Plan , the process can not be reversed. We think those SF lots, along with Mystery Creek are part of the Bird Streets Neighborhood. We need Mystery Creek to be remediated and to remain on the single family, forested lot where it currently resides, as a vital part of our neighborhood. Mystery Creek is an ephemeral stream that traverse the proposed site(s). That means this site is NOT suitable for the proposed project or the proposed changes to the FLUM/Neighborhood Plan. The Bird Streets Neighborhood has hired a hydrologist (Glen Rose Engineering) to ascertain the veracity of the artesian spring that feeds Mystery Creek. We are confident in what the hydrologist will find in the course of their research, a headwater artesian spring, as the source for the ephemeral flow traversing the proposed project. THIS IS A PROTECTED WATERWAY! We will not back down on this point. Several environmental groups are currently onboard in our adamant opposition to this proposal. SOS, Save Barton Creek Association, The South Austin Creek 43 43 of 4909 NPA-2023-0020.02 - 106 and 118 Red Bird Lane; District 3Planning Commission, April 9, 2024 Alliance and other groups recognize the existential threat these types of projects pose to the aquifer and our fragile Austin ecosystem. Ignoring natural hydrological features, does not mean they do not exist! City Council should not even consider this amendment, without a determination being made on Mystery Creek first. Once it’s proven that Mystery Creek has the right to flow unhindered to the larger watershed via Little Turtle Creek, the available square footage for this project will no longer be viable for the proposed project. The applicant could decide to sell, once a positive determination on the creek’s status is made; at which point we would be stuck with an errant half acre MU lot, between the neighborhood and Mystery Creek! On paper, it wouldn’t be a part of the neighborhood anymore, either. Again, non-reversible. We’re not opposed to something being built on these properties (after all, the applicant owns them). We just want something that will be well thought out and not just a project looking for a piece of bare ground to plop itself down on. That ain’t bare ground! That’s Mystery Creek. We are opposed to the proposed amendments presented in NPA-2023-0020.02. Do not approve these changes without a determination on Mystery Creek. Thank you Brad Massingill Representing the Bird Streets of Pleasant Hill neighborhood group and The Friends of Mystery Creek (770) 355-2120 44 44 of 4909 NPA-2023-0020.02 - 106 and 118 Red Bird Lane; District 3Planning Commission, April 9, 2024 From: Lauren Ross Sent: Wednesday, April 3, 2024 4:47 PM To: Meredith, Maureen <Maureen.Meredith@austintexas.gov> Cc: Brad Massingill Subject: Zoning Request to CS-MU-V-DB90-CO-NP (Density Bonus 90 combining district) You don't often get email from Learn why this is important External Email - Exercise Caution Dear Ms. Meredith, Attached is my letter to the City of Austin Planning Commission recommending denial of the subject zoning request for zoning case NPA-2023-0020.02_106 & 118 Red Bird Lane (C14-2023- 0034). Thank you for submitting my letter to the Planning Commission. Sincerely, Lauren Ross D. Lauren Ross, Ph. D., P. E. she/her Glenrose Engineering, Inc. TBPE Firm F4092 512 431 7988 cell and text www.glenrose.com 45 45 of 4909 NPA-2023-0020.02 - 106 and 118 Red Bird Lane; District 3 Planning Commission, April 9, 2024 46 46 of 4909 NPA-2023-0020.02 - 106 and 118 Red Bird Lane; District 3 Planning Commission, April 9, 2024 47 47 of 4909 NPA-2023-0020.02 - 106 and 118 Red Bird Lane; District 3Planning Commission, April 9, 2024 48 48 of 4909 NPA-2023-0020.02 - 106 and 118 Red Bird Lane; District 3Planning Commission, April 9, 2024 49 49 of 4909 NPA-2023-0020.02 - 106 and 118 Red Bird Lane; District 3