20240528-002: NPA-2023-0023.03.SH - 6304 Manor Rd; District 4 — original pdf

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Planning Commission: May 28, 2024 NEIGHBORHOOD PLAN AMENDMENT REVIEW SHEET DATE FILED: July 31, 2023 NPA-2023-0023.03.SH NEIGHORHOOD PLAN: University Hills/Windsor Park Combined CASE#: PROJECT NAME: 6304 Manor Road PC DATE: May 28, 2024 May 14, 2024 April 23, 2024 February 27, 2024 January 9, 2024 6304 Manor Rd ADDRESS/ES: DISTRICT AREA: 4 SITE AREA: 0.2488 acres OWNER/APPLICANT: Anmol Mehra AGENT: Drenner Group, PC (Leah M. Bojo, AICP) CASE MANAGER: Maureen Meredith STAFF EMAIL: Maureen.Meredith@austintexas.gov TYPE OF AMENDMENT: Change in Future Land Use Designation PHONE: (512) 974-2695 From: Single Family Base District Zoning Change To: Mixed Use Related Zoning Case: C14-2024-0012.SH From: SF-3-NP NEIGHBORHOOD PLAN ADOPTION DATE: August 9, 2007 CITY COUNCIL DATE: TBD ACTION: To: LR-MU-V-CO-NP Planning Commission: May 28, 2024 PLANNING COMMISSION RECOMMENDATION: May 28, 2024 – (Action pending) May 14, 2024 – Postponed to May 28, 2024 on the consent agenda at the request of Staff. [A. Azhar – 1st; A. Haynes -2nd] Vote: 9-0 [P. Howard, R. Johnson, J. Mushtaler, and A. Woods absent]. April 23, 2024 – Postponed to May 14, 2024 on the consent agenda at the request of the request of Staff. [G. Anderson – 1st; A. Woods – 2nd] Vote: 10 – 0 [ J. Mushtaler, G. Cox and A. Phillips off the dais]. February 27, 2024 – Postponed to April 23, 2024 on the consent agenda at the request of the Applicant. [A. Azhar – 1st: A. Woods – 2nd] Vote: 11-0 [J. Mushtaler off the dais. F. Maxwell absent]. January 9, 2024 – Postponed to February 27, 2024 on the consent agenda at the request of the Applicant. [F. Maxwell – 1st; A. Azhar – 2nd] Vote: 10-0 [G. Anderson and A. Woods absent. One vacancy on the dais]. STAFF RECOMMENDATION: Staff supports the applicant’s request for Mixed Use land use. BASIS FOR STAFF’S RECOMMENDATION: The property is located with frontage along Manor Road, which is an activity corridor where Mixed Use land use appropriate. The 0.25-acre lot will be developed with two lots directly to the east that have Mixed Use land use and LR-MU-V-CO-NP zoning. The proposed development is S.M.A.R.T. Housing Certified where 40 residential units are proposed with approximately 4,000 square feet of ground-floor retail. 2 Planning Commission: May 28, 2024 Below are sections of the University Hills/Windsor Park Neighborhood Plan staff believea supports the applicant’s request. Although the plan document has an Objective to preserve single family zoning and residential parcels along Manor Road, since the neighborhood was approved by City Council in 2007, City Council priorities have been to increase the housing supply and the number of affordable housing units. 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; 3 Planning Commission: May 28, 2024 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 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 4 Planning Commission: May 28, 2024 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 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: • Manor Road is an activity corridor. 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. • • 0.6 miles from HEB 0.7 miles from La Canasta Market Yes Connectivity and Education: Located within 0.50 miles from a public school or university. 05. Miles from Pecan Springs Elementary School 0.6 miles from Winn Montessori Elementary School Yes Connectivity and Healthy Living: Provides or is located within 0.50 miles from a recreation area, park or walking trail. 0.4 miles from Little Walnut Creek Greenbelt 0.8 miles from Dottie Jordan Neighborhood Plan 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. • 10% of units (four units) are reserved for 80% MFI or below. 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. • • • • Yes Yes Yes Yes Yes No Yes Yes Yes 5 Planning Commission: May 28, 2024 No No No No No 10 N/A N/A N/A N/A N/A 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” PUD zoning is not proposed 6 Planning Commission: May 28, 2024 Proximity to Imagine Austin Activity Centers and Corridors 7  Proximity to Public Parks Planning Commission: May 28, 2024 8 Planning Commission: May 28, 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. 9 Planning Commission: May 28, 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 10 Planning Commission: May 28, 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 July 31, 2023. The applicant proposes to change the land use on the future land use map (FLUM) from Single Family to Mixed Use land use. The applicant proposes to change the zoning on the property from SF-3-NP (Family Residence district – Neighborhood Plan) to LR-MU-V-CO-NP (Neighborhood Commercial district – Mixed Use combining district – Vertical Mixed Use Building combining district – Conditional Overlay combining district – Neighborhood Plan. The applicant proposes to build 40 residential dwelling units and approximately 4,000 sq. ft. of ground-floor commercial. The 0.25-acre property in this plan amendment application will be developed with two lots directly to the east. The project is S.M.A.R.T. Housing Certified and will provide 10% of units are reserved for 80% MFI or below. PUBLIC MEETINGS: The ordinance-required community meeting was virtually held on March 25, 2024. The recorded meeting can be found here: https://publicinput.com/m3781. Approximately 204 community meeting notices were mailed to people who rent or own property within 500 feet of the subject property in additional to neighborhood and environmental groups who requested notification for the area. Two staff members from the Planning Department attended, Maureen Meredith and Mark Walters. Leah Bojo and Drew Raffaele from Drenner Group, PC, the applicant’s agents attended the meeting and one person from the neighborhood. Below are highlights from Leah Bojo’s presentation: • There are three lots that will be developed together along with this lot for this plan amendment case. The other two lots are 3209 and 3211 Jack Cook which already has the LR-MU-V-CO-NP zoning. • The lot is 0.2488 acres and with the other two lots the area will be 1.27-acre site. • There are homes on the site but are vacant at this time. • This is an excellent transit location and has access to the Walnut Creek Trail. • The Conditional Overlay was approved on the adjacent property on December 9, 2021 which we will prohibit on this tract as well. Those prohibited uses will be offsite-accessory parkin, pedicab storage and dispatch and service station. • The proposed use is approximately 40 residential units along the three lots. • It’s a S.M.A.R.T. Housing certified project: 11 Planning Commission: May 28, 2024 o 10% of units are reserved for 80% MFI or below. o 10% of units comply with ADA requirements. o Min. 1-start Austin Energy Green Building rating. • Also planning for approx. 4,000 square feet of ground-floor pedestrian-oriented commercial uses along Manor Road. • Site constraints are heritage trees. No questions were asked. 12  S.M.A.R.T. Housing Certification Letter Planning Commission: May 28, 2024 13  Planning Commission: May 28, 2024 14 Applicant Summary Letter from Application Planning Commission: May 28, 2024 15 Planning Commission: May 28, 2024 16 Letter of Recommendation from the Windsor Park NPCT Planning Commission: May 28, 2024 (No letter as of May 21, 2024) From: Meredith, Maureen Sent: Tuesday, May 7, 2024 6:28 PM Cc: Tomko, Jonathan <Jonathan.Tomko@austintexas.gov> Subject: WP NPCT Rec?: NPA-2023-0023.03.SH_6304 Manor Rd Dear Windsor Park NPCT: Cases NPA-2023-0023.03.SH and C14-2024-0012.SH_6304 Manor Rd are scheduled for the May 28, 2024 Planning Commission hearing date. If you would like your Team’s letter of recommendation to be included in the staff case reports, please email to me and Jonathan (the zoning planner) no later than Wednesday, May 22, 2024 by 5:00 pm which is when are staff reports are due. If we receive it after this date and time, we will submit it as late material to the Planning Commission. Maureen Maureen Meredith (she/her) Senior Planner – Inclusive Planning Division City of Austin Planning Department 6310 Wilhelmina Delco Dr. Austin, Texas 78752 (4th Floor) P: (512) 974-2695 E: Maureen.Meredith@austintexas.gov Correspondence and information submitted to the City of Austin are subject to the Texas Public Information Act (Chapter 552) and may be published online. 17 Planning Commission: May 28, 2024 Site 18 Planning Commission: May 28, 2024 19 Planning Commission: May 28, 2024 20 Planning Commission: May 28, 2024 21 Planning Commission: May 28, 2024 22 Planning Commission: May 28, 2024 23 Planning Commission: May 28, 2024 24  Leah Bojo’s Presentation at the March 25, 2024 Virtual Community Meeting Planning Commission: May 28, 2024 25 Planning Commission: May 28, 2024 26 Planning Commission: May 28, 2024 27 Planning Commission: May 28, 2024 28 Planning Commission: May 28, 2024 29 Planning Commission: May 28, 2024 Correspondence Received From: erin phillips Sent: Thursday, August 17, 2023 8:31 PM To: Meredith, Maureen <Maureen.Meredith@austintexas.gov> Subject: Amendment Request: Case number NPA-2023-0023.03 External Email - Exercise Caution Hello, I live extremely proximate to 6304 Manor Rd and other properties owned by Anmol Mehra. I'm curious what the plans are for this vacant lot. So far, our street is already clogged up with commercial vans (moving company) and other issues coming from these properties on Jack Cook Drive. In the past, I've tried to contact Anmol himself with no success. I know he purchases property with the stated intention of encouraging "a diversity of housing options at various levels of affordability.." but what we're seeing in the neighborhood does not seem to be this. Anything you can tell me about this notice and the amendment request would be much appreciated. I did click on the provided link and saw: The proposed rezoning will create a unified zoning category and support a vertical mixed use building with pedestrian-oriented commercial uses and multifamily residential on the Property. The project intends to participate in the City of Austin’s SMART Housing Program. This proposed rezoning and NPA aligns with the University Hills and Windsor Park NPA’s stated goal of encouraging a diversity of housing options at various levels of affordability dispersed throughout the neighborhood. -- Erin M Phillips From: Meredith, Maureen Sent: Tuesday, August 22, 2023 10:56 AM To: erin phillips < Subject: RE: Amendment Request: Case number NPA-2023-0023.03 Erin: So far, the only information I have on the proposed project is what was submitted with the plan amendment application. See attached. Eventually, I will 30 Planning Commission: May 28, 2024 schedule a virtual community meeting where you can ask questions about the proposed project, or you can contact Leah Bojo, the applicant’s agent, to see if she is able to provide details at this time. Maureen 31