18 NPA-2023-0015.06 - Springdale Beauty Salon; District 3.pdf — original pdf

Backup

Planning Commission: April 23, 2024 NEIGHBORHOOD PLAN AMENDMENT REVIEW SHEET DATE FILED: December 19, 2023 NEIGHORHOOD PLAN: East MLK Combined (MLK-183) CASE#: NPA-2023-0015.06 PROJECT NAME: Springdale Beauty Salon PC DATE: April 23, 2024 ADDRESS/ES: 1035 Springdale Road DISTRICT AREA: SITE AREA: 0.132 acres OWNER/APPLICANT: AGENT: Thrower Design, LLC (Victoria Haase and Ron Thrower) CASE MANAGER: Maureen Meredith STAFF EMAIL: Maureen Meredith@austintexas.gov TYPE OF AMENDMENT: Change in Future Land Use Designation Isaacs Yvonne Sandoval Living Trust 3 From: Higher Density Single Family To: Mixed Use Base District Zoning Change Related Zoning Case: C14-2023-0156 From: SF-3-NP NEIGHBORHOOD PLAN ADOPTION DATE: CITY COUNCIL DATE: TBD PLANNING COMMISSION RECOMMENDATION: April 23, 2024 – (action pending) PHONE: (512) 974-2695 To: GO-MU-NP November 7, 2002 ACTION: Planning Commission: April 23, 2024 STAFF RECOMMENDATION: Staff supports the applicant’s request for Mixed Use land use. BASIS FOR STAFF’S RECOMMENDATION: The applicant proposes to rezone the property from SF-3-NP to GO-MU-NP to open a beauty salon on the property. The applicant proposes to change the future land use map from Higher Density Single Family to Mixed Use land use. The property is located on Springdale Road which is an activity corridor where mixed use land use and developments are appropriate. Below are section of the neighborhood plan that supports the applicants request: LAND USE DESCRIPTIONS: EXISTING LAND USE: Single family - Single family detached or up to three 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 Planning Commission: April 23, 2024 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: 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; 5. The Mixed Use (MU) Combining District should be applied to existing residential uses to avoid creating or maintaining a non‐conforming use; and 3 Planning Commission: April 23, 2024 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: • Property is along Springdale Road, which is an Activity Corridor • Near the Springdale Station Activity Center. Yes Mobility and Public Transit: Located within 0.25 miles of public transit stop and/or light rail station. • Public transportation along Springdale Road and Airport Blvd. Yes Mobility and Bike/Ped Access: Adjoins a public sidewalk, shared path, and/or bike lane. • Bike lanes and sidewalks along Springdale Road 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. • 0.6 miles form Poco loco Supermercado #6 No Connectivity and Education: Located within 0.50 miles from a public school or university. • • • 0.8 miles from Oak Springs Elementary School 0.8 miles form Ortega Elementary School Connectivity and Healthy Living: Provides or is located within 0.50 miles from a recreation area, park or walking trail. 0.35 miles form Givens District 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. 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 applicant’s proposed zoning of GO-MU-NP would allow for residential uses. Yes Mixed use: Provides a mix of residential and non-industrial uses. • The applicant proposes a beauty salon and possible residential use. Culture and Creative Economy: Provides or is located within 0.50 miles of a cultural resource (ex: library, theater, museum, cultural center). • 0.8 miles from Willie Mae Kirk Branch Library 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 Yes Yes Yes No No Yes No No No No 8 n/a 4 Planning Commission: April 23, 2024 socially interact). n/a n/a n/a n/a 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 Center and Activity Corridor PUD zoning is not proposed 5  Proximity to Public Parks Planning Commission: April 23, 2024 6 Planning Commission: April 23, 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. 7 Planning Commission: April 23, 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 8 Planning Commission: April 23, 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 December 19, 2023. The applicant proposes to change the land use on the future land use map (FLUM) from Higher Density Single Family to Mixed Use. The applicant proposes to change the zoning on the property from SF-3-NP (Family Residence district – Neighborhood Plan) to GO-MU-NP (General Office district – Mixed Use combining district – Neighborhood Plan) for a beauty salon. For more information on the associated zoning case, see case report C14-2023-0156. PUBLIC MEETINGS: The ordinance -required community meeting was virtually held on March 5, 2024. Approximately 455 meeting notices were mailed to people with utility accounts and property owners within 500 feet of the property, 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 Planning Department. Victoria Haase and Ron Thrower from the Thrower Design, the applicant’s agents attended and two people from the neighborhood. Below are highlights from Ron Thrower’s presentation: • The property is near the Springdale Neighborhood center and on an activity corridor that has public transportation, which has a rapid bus. • The request is to go from HDSF to MU. • Proposed zoning is GO-M-NP for personal services which the first time it is an allowable use is in the GO zoning. We will work with the neighborhood and staff to prohibit uses that are allowed un the GO zoning district. • The lot is 5750 sq. ft. in size. • The existing building is a little over 1,000 and has been recently renovated. Q: What are the plans for the property? A: The owner’s daughter wants to open a beauty salon on the property. She is a hair stylist. It’s a small site so adding to the building would be difficult. There will need to be a handicapped parking space and ramp will need to be added. Those are the only changes that we foresee will need to be made. We are asking for Mixed Use which allows for residential uses in addition to the salon, so it could be a live/work use. 9 Planning Commission: April 23, 2024 Q: We live right behind the lot. Where will the parking be? The backyard is not very big. A: Parking can be accommodated in the front yard, maybe the parking in the rear could be for residential tenants and the business parking could be up front. 10 Planning Commission: April 23, 2024 Applicant Summary Letter from Application 11 Letter of Recommendation from the Neighborhood Plan Contact Team (NPCT) Planning Commission: April 23, 2024 12  Planning Commission: April 23, 2024 13 Site Planning Commission: April 23, 2024 14 Planning Commission: April 23, 2024 15 Planning Commission: April 23, 2024 16 Planning Commission: April 23, 2024 17 Victoria Haase’s Presentation at the March 5, 2024 Community Meeting Planning Commission: April 23, 2024 18 Planning Commission: April 23, 2024 19 Planning Commission: April 23, 2024 20 Planning Commission: April 23, 2024 Correspondence Received & Applicant’s Agents Responses -----Original Message----- From: Kacie Duffy Sent: Sunday, March 10, 2024 9:16 AM To: Meredith, Maureen <Maureen.Meredith@austintexas.gov> Cc: Ethan Vernon Subject: 1035 Springdale Rd project Hi Maureen, I’m reaching out in regards to Neighborhood Plan Amendment Case #NPA-2023-0015.06 for the address of 1035 Springdale Road. We really appreciate your time last week going over the plans for the changes to property. We wanted you to have our contact information (Kacie and Ethan) should anyone involved in the project need it. As we mentioned our house backs up right to the lot. Separately, we have been curious about this property because of the excessive noise that’s been occurring recently there. We are wondering if we’d be able to confirm if the current tenants will also be the ones taking over the new beauty salon space, and if so could we get in touch with them or maybe the property managers to discuss the noise issues? Thanks in advance for your help. Kacie Duffy From: Victoria < > Sent: Tuesday, March 19, 2024 10:27 AM To: kacieduffy; ethan.vernon Cc: Ron Thrower < >; Meredith, Maureen <Maureen.Meredith@austintexas.gov> Subject: 1035 Springdale Road Hello Kacie and Ethan, Thank you for allowing Maureen to share your contact information with us. It is my understanding that there has been concern over loud noise coming from the subject property and I have informed the landowner of the excessive noise. They will follow up with the tenant and asked that y’all continue to inform if the matter continues. The current tenant is temporary. Once the rezoning takes place, a family member of the landowner will occupy the space as a live-work opportunity. Please continue to keep us informed of any concerns y’all have about the proposed NPA and rezoning or with the current tenant. I can be reached best by email or cell phone, number is below. 21 Planning Commission: April 23, 2024 Victoria Haase O: 512-476-4456 | C: 512-587-3062 throwerdesign.com Mail: P.O. Box 41957, Austin, Texas 78704 Physical: 1507 Inglewood St., Austin, Texas 78741-1141 From: Brian Humphrey Sent: Sunday, March 17, 2024 11:20 AM To: Meredith, Maureen <Maureen.Meredith@austintexas.gov> Subject: Re: Case Number NPA-2023-0015.06 Hi there, I'm the homeowner of 4600 Munson St. Is there any information about what the mixed use will actually be for 1035 Springdale? The lot in question is very small for a business use, and there's already very large areas of mixed use on springdale Thanks, BHump From: Victoria Sent: Tuesday, March 19, 2024 11:18 AM To: thebhump@gmail.com Cc: Ron Thrower <ront@throwerdesign.com>; Meredith, Maureen <Maureen.Meredith@austintexas.gov> Subject: 1035 Springdale Road Hello Brian, Thank you for allowing Maureen to share your contact information. The rezoning is born from a desire to provide a live-work space for a family member of the landowner who plans to operate a salon chair out of the home. We are aware 22 Planning Commission: April 23, 2024 of the concern for parking. It is most likely that formal parking will be provided in the front of the property with parking for the residential use at the rear of the property. Parking will be formalized through a City permit that can only occur after the rezoning takes place. For now, I’ve informed the landowner of the concern for parking that is occurring at this time, on the front lawn. The landowner will communicate the matter with the current, temporary tenant. Please continue to keep us informed if you have any additional questions/concerns as they relate to the existing use of the property or the proposed mixed-use. I can be reached easiest by email or by cell phone, number is below. Victoria Haase www.throwerdesign.com 512-998-5900 Cell 512-476-4456 Office Mail: P.O. Box 41957 Austin, Texas 78704 23