Planning CommissionJune 11, 2024

12 NPA-2023-0015.03 - 6605 Regiene Road; District 1 — original pdf

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Planning Commission: June 11, 2024 , NEIGHBORHOOD PLAN AMENDMENT REVIEW SHEET DATE FILED: August 2, 2023 January 9, 2024 6605 Regiene road NEIGHORHOOD PLAN: East MLK Combined (MLK-183) CASE#: NPA-2023-0015.03 PROJECT NAME: 6605 Regiene Road PC DATE: June 11, 2024 ADDRESS/ES: DISTRICT AREA: 1 SITE AREA: 0.56 acres OWNER/APPLICANT: Regiene Holdings, LLC AGENT: Drenner Group, PC (Leah M. Bojo, AICP) CASE MANAGER: Maureen Meredith STAFF EMAIL: TYPE OF AMENDMENT: Change in Future Land Use Designation From: Industry Base District Zoning Change To: Major Planned Development Related Zoning Case:C14-2024-0021 From: LI-CO-NP To: LI-PDA-NP NEIGHBORHOOD PLAN ADOPTION DATE: November 7, 2002 CITY COUNCIL DATE: TBD PLANNING COMMISSION RECOMMENDATION: June 11, 2024 – (action pending) ACTION: PHONE: (512) 974-2695 Planning Commission: June 11, 2024 January 9, 2024 – Indefinitely postponed at the request of the Applicant on the consent agenda. [F. Maxwell – 1st; A. Azhar – 2nd] Vote: 10-0 [G. Anderson and A. Woods absent. One vacancy on the dais]. STAFF RECOMMENDATION: Recommended for applicant’s request for Major Planned Development land use. BASIS FOR STAFF’S RECOMMENDATION: Staff supports the applicants request for Major Planned Development because this 0.56-acre tract is proposed to be included in previously approved planned amendment and zoning cases to be combined for a proposed 21-acre mixed use development. The development is proposed to include clean industrial creative and maker spaces, retail, office, restaurant, and multifamily uses. This area was once proposed for industrial uses but has transitioned over the years to include a mix of uses that will provide services and additional housing for the east side of City. To the south of the property is an opportunity to potentially connect to a future Capital Metro Green Line train station and the opportunity to create a trail connecting to the Southern Walnut Creek Greenbelt. Sections from the East MLK Combined Neighborhood Plan that staff believes supports the applicant’s request. Goal One: Preserve established residential areas and improve opportunities for home ownership by promoting the rehabilitation of existing housing and new, infill housing compatible with the existing style of this neighborhood. Objective 1.2: Promote new infill housing in appropriate locations. Goal Two: Promote a mix of land uses that respect and enhance the existing neighborhood and address compatibility between residential, commercial, and industrial uses. Objective 2.2: Reduce the impact of commercial and industrial uses on residential areas. Goal Three: Preserve existing small businesses and encourage new neighborhood-serving commercial services in appropriate locations. Goal Four: Promote the development and enhancement of the neighborhood’s major corridors. Goal Five: Provide housing that helps maintain the social and economic diversity of residents. Objective 5.1: Allow a mix of residential types on larger tracts having access to major roadways. 2 Planning Commission: June 11, 2024 LAND USE DESCRIPTIONS: EXISTING LAND USE: Industry - Areas reserved for manufacturing and related uses that provide employment but are generally not compatible with other areas with lower intensity use. Industry includes general warehousing, manufacturing, research and development, and storage of hazardous materials. Purpose 1. To confine potentially hazardous or nuisance‐creating activities to defined districts; 2. To preserve areas within the city to increase employment opportunities and increased tax base; 3. To protect the City’s strategic advantage as a high tech job center; and 4. To promote manufacturing and distribution activities in areas with access to major transportation systems. Application 1. Make non‐industrial properties in areas with a dominant industrial character compatible with the prevailing land use scheme; 2. Where needed, require a buffer area for industrial property that abuts residentially used land; 3. Industry should be applied to areas that are not appropriate for residential or mixed use development, such as land within the Airport Overlay; 4. In general, mixed use and permanent residential activities are not appropriate in industrial areas. An exception may be the edge of an industrial area along the interface with an area in which residential activities are appropriate. Such exceptions should be considered case by case, with careful attention to both land use compatibility and design; 5. Industry should not be either adjacent to or across the road from single family residential or schools; 6. Use roadways and/or commercial or office uses as a buffer between residential and industry; and 7. Smaller scale “local manufacturing” districts may be appropriate in some locations to preserve employment opportunities and cottage industries of local artisans. In these areas, hazardous industrial uses (i.e. basic industry, recycling centers, and scrap yards) should be prohibited. 3 Planning Commission: June 11, 2024 PROPOSED LAND USE: and good design. Application Major Planned Developments - Master‐planned developments for large multi‐acre tracts that incorporate a wide variety of land uses that may include, but are not limited to, single family and multifamily residential, commercial, and clean industrial. Purpose 1. Provides flexibility in development for large sites but ensures compatibility between uses 1. Generally used to designate pre‐existing Planned Unit Developments or Planned Development Areas, or in response to proposed multiuse developments for large sites; 2. By designating an area for this land use, the neighborhood plan signifies its support for the entire range of land uses included in the definition; and This designation should not be applied to single‐use developments of any type. 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: 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. Connectivity and Education: Located within 0.50 miles from a public school or university. Connectivity and Healthy Living: Provides or is located within 0.50 miles from a recreation area, park or walking trail. • Walnut Creek Hike and Bike Trail directly south 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. • Proposed for a mixed use project to include multifamily residential uses. Yes Mixed use: Provides a mix of residential and non-industrial uses. • Proposed for a mixed use project to include clean industrial creative and maker spaces, retail, office, restaurant and multifamily uses. No Culture and Creative Economy: Provides or is located within 0.50 miles of a cultural resource (ex: library, 4 Yes No No No No No No Yes No No Yes Planning Commission: June 11, 2024 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” No Not known Not known No Yes Proximity to Imagine Austin Activity Centers & Corridors 5 Planning Commission: June 11, 2024 Proximity to Public Parks 6 Planning Commission: June 11, 2024 Proximity to Public Transportation 7 Planning Commission: June 11, 2024 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. 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. 8 Planning Commission: June 11, 2024 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 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 applicant proposes to change the future land use map (FLUM) from Industry to Major Planned Development. The applicant proposes to change the zoning from LI-CO-NP (Limited Industrial district – Conditional Overlay combining district) to LI-PDA-NP (limited Industrial district – Planned Development Area – Neighborhood Plan. For more information on the zoning change request see case C14-2024-0021. The applicant proposes a mixed use development to include clean industrial creative and maker spaces, retail, office, restaurant, and multifamily uses. The following cases were previously approved for Major Planned Development and are proposed to be developed with the current case NPA-2023-0015.03 for approximately a total of 21 acres. • NPA-2020-0015.03 – Approx. 15.69 acres Approved for Major Planned Development future land use and C14-2020-0150 for LI-PDA. 9 Planning Commission: June 11, 2024 • NPA-2021-0015.03 – Approx. 0.52 acres approved for Major Planned Development future land use and C14-2021-0158 for LI-PDA-NP. • NPA-2021-0015.04 – Approx. 4.26 acres approved for Major Planned Development future land use and C14-2021-0157 for LI-PDA-NP. PUBLIC MEETINGS: The ordinance-required community meeting was virtually held on April 22, 2024. Approximately 37 community meeting notices were mailed to people who have utility accounts or own property within 500 feet of the property. Two staff members from the Planning Department attended, Maureen Meredith and Mark Walters. Leah Bojo and Drew Rafaele from Drenner Group, PC attended. No one from the neighborhood attended. Below are highlights from Leah Bojo’s presentation: • Property is east of Hwy 181. • It’s a small piece of property with the larger 21-acre PDA. We have had several rezonings over the last couple years. • The existing zoning is LI-CO-NP and the request of LI-PDA-NP. • The FLUM request is from Industry to Major Planned Development. • We are incorporation the site into the adjacent mixed use PDA with the following site development standards: setback; o Change permitted uses to allow residential and brewery uses with 50-foot o Prohibit Basic Industry, Resource Extraction, General Warehousing and Distribution, Recycling Center; o Maximum Height of 275 feet; o Maximum FAR of 2:1; o Setbacks reduced interior and rear setback to 0 feet. o The definition of a Major-planned development is for large-multi-acre tracts that incorporate a wide variety of land uses that may include, but are not 10 Planning Commission: June 11, 2024 limited to, single family and multifamily residential, commercial, and clean industrial. This is what we are working towards with the recent rezonings. No one from the neighborhood attended so no questions were asked. 11 Applicant Summary Letter from Application Planning Commission: June 11, 2024 12 Letter of Recommendation from the Neighborhood Plan Contact Team (NPCT) Planning Commission: June 11, 2024 (No letter as of June 5, 2024) From: Meredith, Maureen Sent: Monday, May 27, 2024 3:11 PM Cc: Tomko, Jonathan <>; Drew Raffaele <>; Leah Bojo <> Subject: E MLK NPCT Rec?: NPA-2023-0015.03_6605 Regiene Rd Importance: High Dear East MLK Combined NPCT: Cases NPA-2023-0015.03 and C14-2024-0021_6605 Regiene Rd will be on the June 11, 2024 Planning Commission hearing date. If your team would like to have a letter of recommendation included in the staff case report, please email it to me and Jonathan, the zoning case manager, no later than Wednesday, June 5, 2024 by 5:00 pm when our staff reports are due. If we receive it after this date and time, we will submit it as late material for the PC hearing. Thanks. Maureen Maureen Meredith (she/her) Senior Planner – Long-Range Planning Division City of Austin Planning Department 6310 Wilhelmina Delco Dr. Austin, Texas 78752 (4th Floor) P: (512) 974-2695 E: 13 Planning Commission: June 11, 2024 Site 14 Planning Commission: June 11, 2024 15 Planning Commission: June 11, 2024 16 Planning Commission: June 11, 2024 17 Planning Commission: June 11, 2024 18 Planning Commission: June 11, 2024 Leah Bojo’s Presentation at the Virtual Community Meeting on April 22, 2024 19 Planning Commission: June 11, 2024 20 Planning Commission: June 11, 2024 21 Planning Commission: June 11, 2024 22 Planning Commission: June 11, 2024 23 Planning Commission: June 11, 2024 Correspondence Received (No correspondence received) 24