08- NPA-2024-0 016.02 - 5200 East 5th Street; District 3 Staff Report — original pdf

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Planning Commission: July 9, 2024 NEIGHBORHOOD PLAN AMENDMENT REVIEW SHEET DATE FILED: March 13, 2024 5200 East 5th Street NEIGHORHOOD PLAN: Govalle/Johnston Terrace Combined (Govalle) CASE#: NPA-2024-0016.02 PROJECT NAME: 5200 East 5th Street PC DATE: July 9, 2024 ADDRESS/ES: DISTRICT AREA: 3 SITE AREA: 1.333 acres OWNER/APPLICANT: CSW 5th Street Manager, LLC AGENT: Drenner Group, PC (Amanda Swor) CASE MANAGER: Mark Walters STAFF EMAIL: mark.walters@austintexas.gov TYPE OF AMENDMENT: Change in Future Land Use Designation PHONE: (512) 974-7695 From: Commercial Base District Zoning Change To: Mixed Use Related Zoning Case: C14-2024-0037 From: CS-CO-NP To: CS-MU-V-DB90-CO-NP NEIGHBORHOOD PLAN ADOPTION DATE: March 27, 2003 CITY COUNCIL DATE: TBD PLANNING COMMISSION RECOMMENDATION: July 9, 2024 – (action pending) STAFF RECOMMENDATION: To grant the Applicant’s request for Mixed Use land use. Planning Commission: July 9, 2024 BASIS FOR STAFF’S RECOMMENDATION: The requested amendment is in alignment with several of the neighborhood plan’s goals. Below are sections from the neighborhood plan that supports the applicant’s request: GOAL 3: Land Use - Develop a balanced and varied pattern of land use. Key Principles • Provide a balance of land use and zoning for people to both live and work in the • Encourage mixed use so that residential uses are allowed on some commercial area. properties. Staff Comment: The requested zoning (CS-MU-V-DB90-CO-NP) and associated future land use map amendment (Mixed Use) would be similar to the adjacent lot to the north: CS-V-CO-NP and Mixed Use. The surrounding properties indicated on the FLUM are designated a variety of different land use categories ranging from Industrial, Commercial, Civic, and Mixed Use. The proposed change maintains the varied land use pattern. GOAL 8: Housing - Increase opportunities for people to live in close proximity to daily needs such as shopping and transportation. Staff Comment: The subject track is approximately 300’ from the Austin Grayhoud Station which also serves as a transfer center for Capital Metro bussess serving six different routes as well as for CARTS service. Although there are not many goods and servies available in the immediate area, future development of the site may inlcude a retail element. Located south of the subject tract, on Levander Loop is the recently rezoned Bordon Tract PDA (Ordinance No. 20230720-181) allowing for multi-family buildings up to 120’ and a large cocktail lounge. As the subject tract and the Bordon Tract develop, new retail uses may be attacted to the area. GOAL 9: Transportation - The transportation network should be safe, accessible and attractive to pedestrians, bicycles, and vehicles. Staff Comment: See the first comment for Goal 8 above. LAND USE DESCRIPTIONS EXISTING FUTURE LAND USE DESIGNATION ON THE PROPERTY Commercial - Lots or parcels containing retail sales, services, hotel/motels and all recreational services that are predominantly privately owned and operated for profit (for 2 Planning Commission: July 9, 2024 example, theaters and bowling alleys). Included are private institutional uses (convalescent homes and rest homes in which medical or surgical services are not a main function of the institution), but not hospitals (see Civic). Purpose 1. Encourage employment centers, commercial activities, and other nonresidential development to locate along major thorough fares; and 2. Reserve limited areas for intense, auto-oriented commercial uses that are generally not compatible with residential or mixed use environments. Application highways; and 1. Focus the highest intensity commercial and industrial activities along freeways and major 2. Should be used in areas with good transportation access such as frontage roads and arterial roadways, which are generally not suitable for residential development. PROPOSED FUTURE LAND USE DESIGNATION 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. Provide flexibility in land use standards to anticipate changes in the marketplace; 7. Create additional opportunities for the development of residential uses and affordable 8. Provide on‐street activity in commercial areas after 5 p.m. and built‐in customers for housing; and 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 Planning Commission: July 9, 2024 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 7. Transit Corridors (CTC) and Future Core Transit Corridors. Yes 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: • The property is located near two activity corridors, E. 7th Street and E. Cesar Chavez Street Mobility and Public Transit: Located within 0.25 miles of public transit stop and/or light rail station. Yes • The property is near bus routes and urban trails 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. Yes 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. 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. Mixed use: Provides a mix of residential and non-industrial 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. 4 Planning Commission: July 9, 2024 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. 3 Number of “Yes’s” 5 Proximity to Imagine Austin Activity Corridors and Centers Planning Commission: July 9, 2024 6  Proximity to Public Parks Planning Commission: July 9, 2024 7  Planning Commission: July 9, 2024 Proximity to Public Transportation 8 Planning Commission: July 9, 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, bikeable, 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. Job Centers - Job centers accommodate those businesses not well-suited for residential or environmentally- sensitive areas. These centers take advantage of existing transportation 9 Planning Commission: July 9, 2024 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 application was filed on March 12, 2014. The applicant proposes to change the future land use map from Commercial to Mixed Use. The applicant proposes to change the zoning on the property from CS-CO-NP (Commercial Services – Conditional Overlay combining district – Neighborhood Plan combining district) to CS-MU-V-DB90-CO-NP (Commercial Services – Mixed Use combining district – Vertical Mixed Use Building – Density Bonus 90 combining district -Conditional Overlay combining district – Neighborhood Plan combining district). For more information on the zoning change request, see case report C14-2024-0037. PUBLIC MEETINGS: The ordinance-required community meeting was virtually held on May 20, 2024. The recorded meeting can be found at https://publicinput.com/neighborhoodplanamendmentcases. Approximately 47 meeting notices were mailed to people who rent or own property within 500 feet of the subject tract, in addition to neighborhood and environmental groups who requested notification for the area. Two city staff members attended, Maureen Meredith and Mark Walters from the Planning Department, in addition to the applicant’s agents Drew Raffaele and Amanda Swor from Drenner Group. Nobody from the neighborhood attended. 10 Planning Commission: July 9, 2024 Amanda Swor, the applicant’s agent, provided the following information: • The property is 1.333 acres • Current Use • Nearby transportation infrastructure/facilities • Nearby parkland • Proposed change to the Govalle-Johnston Terrace future land use map (FLUM) from commercial to mixed use • The associated zoning change request from CS-CO-NP to CS-MU-V-DB90-CO-NP • Proposed Conditional Overlay with the proposed prohibited and conditional uses • Previous recent zoning requests for the tract. There were no attendees. 11 Applicant Summary Letter from Application Planning Commission: July 9, 2024 12 Planning Commission: July 9, 2024 13 Letter of Recommendation from the Neighborhood Plan Contact Team (NPCT) Planning Commission: July 9, 2024 (No letter as of July 3, 2024) From: Meredith, Maureen Sent: Monday, July 1, 2024 4:59 PM Cc: Walters, Mark <Mark.Walters@austintexas.gov>; Tomko, Jonathan <Jonathan.Tomko@austintexas.gov>; Amanda W. Swor <aswor@drennergroup.com>; Drew Raffaele <draffaele@drennergroup.com> Subject: G/JT NPCT Rec?: NPA-2024-0016.02_5200 E. 5th Street Dear G/JT NPCT: NPA-2024-0016.02 and C14-2024-0037_5200 E. 5th Street cases are on the July 9, 2024 Planning Commission hearing date. If you would like staff to include a letter of recommendation from your Team in the staff case reports, please email it to Mark Walters and Jonathan Tomko no later than Wednesday, July 3, 2024 by 4:30 pm. If we get it after this date and time, we will submit it as late material to the Planning Commissioners. If you want to watch the virtual meeting, it can be found here: https://publicinput.com/j4385. 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: Maureen.Meredith@austintexas.gov 14 Planning Commission: July 9, 2024 15 Site Planning Commission: July 9, 2024 16 Planning Commission: July 9, 2024 17 Planning Commission: July 9, 2024 Future Land Use Map Current Zoning 18  Planning Commission: July 9, 2024 19 Planning Commission: July 9, 2024 Amanda Swor’s Presentation at the May 20, 2024 Virtual Community Meeting 20 Planning Commission: July 9, 2024 21  Planning Commission: July 9, 2024 22 Planning Commission: July 9, 2024 23  Planning Commission: July 9, 2024 24 Planning Commission: July 9, 2024 Correspondence Received (No correspondence received) 25