13 C14-2024-0110 – Brentwood Multifamily DB90; District 7 Staff Report — original pdf

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ZONING CHANGE REVIEW SHEET CASE: C14-2024-0110 – Brentwood Multifamily DB90 ADDRESS: 5401 Burnet Road; 5401, 5403, and 5407 Clay Avenue; 5402, 5404, 5406, and 5408 William Holland Avenue; and 1705, 1721 ½ Houston Street ZONING FROM: CS-MU-V-CO-NP, MF-6-NP TO: CS-MU-V-CO-DB90-NP, DISTRICT: 7 CS-MU-V-DB90-NP SITE AREA: 2.96 acres PROPERTY OWNER: Burnet Rd. Property, JV, (John E. Meddaugh and Andrew M. Cotton) and GDC-NRG Brentwood, LLC (Adam Moore) AGENT: Dubois, Bryant and Campbell LLP (David Hartman) CASE MANAGER: Marcelle Boudreaux (512-974-8094, marcelle.boudreaux@austintexas.gov) STAFF RECOMMENDATION: The Staff recommendation is to grant general commercial services – mixed use - vertical mixed use building – conditional overlay - density bonus 90 – neighborhood plan (CS-MU-V-CO-DB90-NP) combining district zoning for the entire site. The Conditional Overlay would prohibit the following uses in the CS base zoning district: Agricultural sales and service, Campground, Commercial blood plasma center, Drop-off recycling collection facility, Equipment repair services, Equipment sales, Kennels, Outdoor entertainment, Outdoor sports and recreation, and Vehicle storage. The Conditional Overlay would make conditional this use: Construction sales and service. PLANNING COMMISSION ACTION / RECOMMENDATION: November 12, 2024: CITY COUNCIL ACTION: December 12, 2024: ORDINANCE NUMBER: C14-2024-0110 Page 2 ISSUES: In December 2023, Ordinance No. 20220609-080, Ordinance No. 20221201-056 and Ordinance No. 20221201-055 were invalidated. On March 11, 2024, Ordinance No. 20240229-073, was enacted to create the “DB90” combining district, which amended City Code Title 25 (Land Development) to create a new zoning district for a density bonus program that grants 30 feet in height above the base zoning district, to a maximum of 90 feet, and modifies site development regulations including compatibility standards. Subsequently, the applicant submitted this new rezoning application to request the -DB90 combining district. In 2023 a rezoning to CS-MU-V-CO-NP and to MF-6-NP was approved through Ordinance No. 20230921-105 (Case No. C14-2022-0140). Since that time, the development site has expanded: a triangular piece of land with primary frontage on Burnet Road was acquired and the portion of Clay Avenue that lay between the original site and newly acquired land has been vacated and added to the project. The conditions establishing conditional and prohibited uses in the Conditional Overlay for case number C14-2022-0140 are continued to be recommended. Staff further recommends expanding the CO to the entire site in this new rezoning request and the Applicant is in agreement. Planning Commission Previous Action June 13, 2023: Approved CS-MU-V-CO-NP combining district zoning and MF-6-NP zoning, as staff recommended. [G. COX; N. BARRERA-RAMIREZ – 2ND] (11-0) C. HEMPEL – ABSENT. ONE VACANCY ON THE DAIS. City Council Previous Action September 14, 2023: Approved Neighborhood Postponement request to September 21, 2023. VOTE: 7-0. Mayor Pro Tem Ellis – off the dais. A. Alter, N. Harper-Madison and L. Pool – absent. September 21, 2023: Approved CS-MU-V-CO-NP combining district zoning and MF-6-NP zoning, as Planning Commission recommended. VOTE: 11-0. Prior Rezoning Case C14-2022-0140 Ordinance No. 20230921-105 approved September 21, 2023 CASE MANAGER COMMENTS: The subject rezoning area consists of 2.96 acres, comprised of 9 tracts/lots, including a recently vacated right of way on Clay Avenue, and is located at the east side of Burnet Road, a transit-rich Imagine Austin corridor, with connectivity to a diversity of goods and services, grocery store and greenbelt within ½-mile. The site is developed with a restaurant with drive C14-2024-0110 Page 3 through service use and two residential condominium buildings (2 residential units; 1 currently occupied and 1 vacated), which still occupy the property. Much of the rest of the site exhibits impervious cover, in the form of surface parking and demolished building foundations. The subject site is surrounded by diverse commercial, single-family, duplex and multifamily residential, mixed use and offices. To the west, the site has frontage on Burnet Road and is across from restaurants (general and limited), personal improvement uses, cocktail lounges, office uses and mixed use multifamily residences (CS, CS-1, CS-MU-V- CO, CS-MU-V). To the east across William Holland Avenue are multifamily apartments, single family residences and vacant single story commercial uses (SF-3-NP, MF-3-NP, CS- MU-CO-NP). To the south are properties fronting onto Burnet Road and William Holland Avenue with a small multi-tenant commercial building and parking with personal improvement service, convenience and restaurant uses (CS-MU-V-CO-NP, GR-MU-CO- NP). To the north across Houston Street are small apartments and single family residence uses and single story commercial structures (NO-MU-NP, SF-3-NP, LO-MU-NP). A Neighborhood Traffic Analysis (NTA) was prepared for this case by Transportation and Public Works, which recommends completing the sidewalk gaps on William Holland Avenue and Houston Street to enhance connectivity as part of this project. Please refer to Exhibits A (Zoning Map), A-1 (Aerial View), and C (Neighborhood Traffic Analysis). The applicant is requesting general commercial services – mixed use – vertical mixed use building – conditional overlay -density bonus 90- neighborhood plan (CS-MU-V-CO-DB90- NP) combining district for a proposed development that would include multi-family units requiring an affordable component. A building constructed under density bonus 90 (–DB90) standards allows for a mix of residential uses and commercial uses, and the result is typically retail, restaurants and offices on the ground floor, and residential units on upper levels. The overall project would consist of approximately 375 residential units and pedestrian-oriented commercial or civic use at ground floor. In addition, the Parks and Recreation Department identified a parks deficiency in the neighborhood, and the development plan is to dedicate park land at the northeast corner of the site, to be open to the public. A development utilizing the “density bonus 90” incentives is permitted with a base CS district, and must include an affordability component for residential use in order to obtain incentives, including height maximum of 90 feet in the CS district (60 feet base plus 30 feet incentive) and relaxation of development and compatibility standards, such as FAR, setbacks and building coverage. There are several methods of satisfying DB90 development affordability requirements. There are two options for projects including rental units: 1) a minimum of 12% of the rental units in a building are affordable for a 40-year period for households earning 60% or less than the Austin-Round Rock Metropolitan Statistical Area MFI; or 2) a minimum of 10% of the rental units are affordable for a 40-year period as described above for households earning 50% or less MFI. There are two options of satisfying DB90 development affordability requirements which include ownership units: 1) a minimum of 12% of the units in a building are affordable for a 40-year period for households earning 80% or less than the Austin-Round Rock Metropolitan Statistical Area MFI; or C14-2024-0110 Page 4 2) an in-lieu-fee payment to the Housing Trust Fund, equivalent to the required percentage of the total residential units, including the mix of bedrooms required, at the rate set in the fee schedule at the time of final site plan submission. A similar rezoning request was previously approved for this property by the Planning Commission and City Council. However, the Court’s ruling invalidated the bonuses authorized for a “VMU2” building. The analysis and basis for recommendation for the previous -V combining district is the same for this rezoning request to add the -DB90 combining district. BASIS OF RECOMMENDATION: 1. The rezoning should be consistent with the policies and principles adopted by the City Council. City Council has provided policy and direction for having more residential density and increased affordability, as well as incentivizing vertical mixed use buildings throughout the City. City Council previously approved rezoning this property to allow for vertical mixed-use buildings. This request is consistent with the “VMU2” option and Ordinance No. 20240229-073 (new DB90), which replaced the invalidated “VMU2” option. 2. The proposed zoning should be consistent with the purpose statement of the district sought. The general commercial services (CS) district zoning is intended for commercial or industrial uses that typically have operating characteristics or traffic service requirements generally incompatible with residential environments. Mixed Use combining district (MU) is intended for combination with selected base districts, in order to permit any combination of office, retail, commercial, and residential uses within a single development. Vertical Mixed Use Building (V) combining district may be applied in combination with any commercial base zoning district and allows for a combination of office, retail, commercial and residential uses within a vertical mixed use building. The Conditional Overlay (CO) combining district may be applied in combination with any base district. The district is intended to provide flexible and adaptable use or site development regulations by requiring standards tailored to individual properties The proposed density bonus 90 (DB90) combining district, in exchange for providing affordable housing units and in combination with commercial base zoning districts, allows a mixture of office, retail, commercial, and residential uses with modifications of compatibility standards and site development regulations including increased building height. C14-2024-0110 Page 5 The neighborhood plan (NP) district denotes a tract located within the boundaries of an adopted Neighborhood Plan. 3. Zoning should promote clearly-identified community goals, such as creating employment opportunities or providing for affordable housing. This rezoning authorizes a property to participate in a voluntary density bonus or incentive program that provides modifications to development regulations or other regulatory-related benefits in exchange for community benefits. In exchange for increased development potential, the development is required to comply with affordable housing requirements. 4. Zoning changes should promote an orderly relationship among land uses. Staff recommends the Applicant’s request as described above for CS-MU-V-CO-DB90- NP combining district zoning for the subject property based on the following considerations: 1) Recognizing the site’s location on Burnet Road, which is a Core Transit Corridor, Imagine Austin Activity Corridor, and exhibits high diversity of neighborhood and regional serving uses; 2) there are numerous multifamily mixed use projects located all along Burnet Road; 3) number of units and housing choice that could be produced would suit a variety of household sizes, incomes, and lifestyle needs of a diverse population in support of Imagine Austin and the Strategic Housing Blueprint; 4) it is within a ¼-mile of a Metro Rapid Bus stop, which runs frequent service to UT and downtown, and a bus stop at the corner of site which serves two other bus lines (local and crosstown). EXISTING ZONING AND LAND USES: Site ZONING CS-MU-V-CO-NP, and MF-6-NP North NO-MU-NP, SF-3-NP, LO-MU-NP South CS-MU-V-CO-NP, GR- MU-CO-NP East West SF-3-NP, MF-3-NP, CS- MU-CO-NP CS, CS-1, CS-MU-V- CO, CS-MU-V LAND USES Demolished commercial structures; two residential condominium units Small apartments and single family residence uses and single story commercial structures Small multi-tenant commercial building and parking with personal improvement service, convenience and restaurant uses Multifamily apartments, single family residences and vacant single story commercial uses Restaurants (general and limited), personal improvement uses, cocktail lounges, office uses and mixed use multifamily residences NEIGHBORHOOD PLANNING AREA: Brentwood/ Highland Combined NP C14-2024-0110 Page 6 SCENIC ROADWAY: No WATERSHED: Shoal Creek Watershed CAPITOL VIEW CORRIDOR: No SCHOOLS: Austin Independent School District Elementary: Brentwood Elementary School Middle: Lamar Middle School High School: McCallum High School COMMUNITY REGISTRY LIST: Austin Independent School District, Austin Neighborhoods Council, Brentwood Neighborhood Assn., Brentwood Neighborhood Plan Contact Team, Friends of Austin Neighborhoods, Homeless Neighborhood Association, Lower District 7 Green, NW Austin Neighbors, North Austin Neighborhood Alliance, Preservation Austin, Shoal Creek Conservancy, Allandale Neighborhood Association AREA CASE HISTORIES: REQUEST CS-MU-V-CO- NP, CS-MU- CO-NP, MF-3- NP to CS-MU- V-CO-NP, MF- 6-NP CS-MU-V-CO- NP to CS-1-MU- V-CO-NP LI-CO to CS-V NUMBER C14-2022-0140 – Brentwood MF rezonings C14-2012-0097 – Little Woodrow’s Bar and Grill C14-04-0012 – Brentwood/ Highland Neighborhood Plan rezonings COMMISSION Apvd CS-MU-V-CO- NP, MF-6-NP as staff recommended CITY COUNCIL Apvd as Commission recommended (5/13/2004) Apvd 3rd reading as Commission recommended (2/14/13) Apvd CS-V-CO with conditions as Commission recommended (11-9- 2023). Apvd CS-1-MU-V- CO-NP as Staff recommended To Grant CS-V-CO, with certain prohibited uses, and condition read into record restricting ingress/egress on Ralph Ablanedo Drive to emergency and service vehicles RELATED CASES: NPA-2024-0018.03 – related request to change FLUM from Multifamily to Mixed use on land currently zoned MF-6-NP C14-2022-0140 – Rezoned to CS-MU-V-CO-NP and to MF-6-NP ADDITIONAL STAFF COMMENTS: C14-2024-0110 Page 7 Comprehensive Planning Project Name and Proposed Use: C14-2024-0110. 5401 BURNET ROAD. Project: Brentwood Multifamily DB90. 2.96 acres from CS-MU-V-DB90-NP to CS-MU-V-CO- DB90-NP. Brentwood/Highland Combined (Brentwood) Neighborhood Plan. FLUM: Mixed Use and Multifamily (for which a Neighborhood Plan Amendment request is on file to request Mixed Use). Existing: salon, multi-family low rise (30 units), fast food restaurant, medical office. Proposed: multi-family mid-rise (375 units). Demolition is proposed for 2 existing residential units. Proposal seeks Density Bonus 90 Combining District (Ordinance No. 20240229-073), which sets affordability minimums on ownership and rental units, and further allows for an increase of up to 30 ft in height above the base zone allowance, with a maximum limit of 90 feet in total height. DB90 additionally releases the site from some base zoning district development standards, including maximum floor area ratio. Yes Imagine Austin Decision Guidelines Complete Community Measures * Y 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. Names of Activity Centers/Activity Corridors/Job Centers *: • Adjacent to Burnet Road Activity Corridor Y Mobility and Public Transit *: Located within 0.25 miles of public transit stop and/or light rail station. • Adjacent to bust stop, and 0.21 miles to Capital Metro Rapid Bus Stop Y Mobility and Bike/Ped Access *: Adjoins a public sidewalk, shared path, and/or bike lane. • Sidewalk present along Burnet Rd, Houston St, and Clay Ave Connectivity, Good and Services, Employment *: Provides or is located within 0.50 miles to goods and services, and/or employment center. • Goods and services present along Burnet Rd Connectivity and Food Access *: Provides or is located within 0.50 miles of a grocery store/farmers market. • 0.4 miles to HEB 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. • 0.5 miles to Shoal Creek Greenbelt 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.) • 0.2 miles to Ally Medical Emergency Room 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. Housing Affordability *: Provides a minimum of 10% of units for workforce housing (80% MFI or less) and/or fee in lieu for affordable housing. Mixed use *: Provides a mix of residential and non-industrial uses. Y Y Y Y Y Y C14-2024-0110 Page 8 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 a particular area or that promotes a new technology, and/or promotes educational opportunities and workforce development training. Industrial Land: Preserves or enhances industrial land. Not located over Edwards Aquifer Contributing Zone or Edwards Aquifer Recharge Zone Y 10 Number of “Yes’s” Drainage The developer is required to submit a pre- and post-development drainage analysis at the subdivision and site plan stage of the development process. The City’s Land Development Code and Drainage Criteria Manual require that the Applicant demonstrate through engineering analysis that the proposed development will have no identifiable adverse impact on surrounding properties. Environmental The site is not located over the Edwards Aquifer Recharge Zone. The site is located in the Shoal Creek Watershed of the Colorado River Basin, which is classified as an Urban Watershed by Chapter 25-8 of the City's Land Development Code. It is in the Desired Development Zone. Zoning district impervious cover limits apply in the Urban Watershed classification. According to floodplain maps there is no floodplain within or adjacent to the project location. Standard landscaping and tree protection will be required in accordance with LDC 25-2 and 25-8 for all development and/or redevelopment. At this time, site specific information is unavailable regarding vegetation, areas of steep slope, or other environmental features such as bluffs, springs, canyon rimrock, caves, sinkholes, and wetlands. This site is required to provide on-site water quality controls (or payment in lieu of) for all development and/or redevelopment when 8,000 s.f. cumulative is exceeded, and on site control for the two-year storm. At this time, no information has been provided as to whether this property has any preexisting approvals that preempt current water quality or Code requirements. C14-2024-0110 Page 9 PARD – Planning & Design Review Parkland dedication will be required at the time of subdivision or site plan application for new residential units, per City Code § 25-1-601, as amended. The proposed development meets the criteria for land dedication in City Code Title 25, Article 14. As such, a partial land dedication may be required, as well as any remaining fees in-lieu. The surrounding neighborhood area is currently park deficient, defined as being outside walking distance to existing parks. The development as proposed will require parkland dedication for the new residential units that will serve the neighborhood through the additional park investment. The Parks and Recreation Department (PARD) would consider a pocket park clustered around any mature or heritage trees toward satisfying the requirement at time of permitting (whether subdivision or site plan). Such a park would improve neighborhood park access, a recommendation identified in the Parks and Recreation Department’s Long Range Plan. Should there be any remaining fees in-lieu, those fees shall be used toward park investments in the form of land acquisition and/or park amenities within the surrounding area, per the Parkland Dedication Operating Procedures § 14.3.11 and City Code § 25-1-609, as amended. Should the applicant wish to discuss parkland dedication requirements in advance of site plan or subdivision applications, please contact this reviewer: thomas.rowlinson@austintexas.gov. At the applicant’s request, PARD can provide an early determination letter of the requirements as stated in this review. Site Plan Site plans will be required for any new development other than single-family or duplex residential. Any new development is subject to Subchapter E. Design Standards and Mixed Use. Additional comments will be made when the site plan is submitted. existing development This tract is already developed, and the proposed zoning change is a footprint within the FYI This site is in the Brentwood Neighborhood Plan DB90 Rezoning This site must meet affordability minimums to be eligible for DB90. A signed approval letter from the Housing Department will be required with site plan submittal. Burnet Road is the Principal Street for this site. Any buildings fronting this street will be required to have 75% of the ground floor frontage on Principal Street as commercial or civic uses. Austin Fire Department No comments. C14-2024-0110 Page 10 Austin Transportation Department – Engineering Review Portion of Clay Ave between Burnet Rd and Houston St has been vacated by the City – Ordinance No. 20240307-034. The Austin Strategic Mobility Plan (ASMP) calls for 58 feet of right-of-way for Houston St. 29 feet of right-of-way from the existing centerline will need to be dedicated for Houston St according to the ASMP with the first subdivision or site plan application. [LDC 25-6-51 and 25-6-55]. The Austin Strategic Mobility Plan (ASMP) calls for 58 feet of right-of-way for William Holland Ave. 29 feet of right-of-way from the existing centerline will need to be dedicated for William Holland Ave according to the ASMP with the first subdivision or site plan application. [LDC 25-6-51 and 25-6-55]. The Austin Strategic Mobility Plan (ASMP) calls for 116 feet of right-of-way for Burnet Rd. 58 feet of right-of-way from the existing centerline will need to be dedicated for Burnet Rd. according to the ASMP with the first subdivision or site plan application. [LDC 25-6-51 and 25-6-55]. A Neighborhood Traffic Analysis memo has been prepared by the City for this request, and is attached as Exhibit C. The adjacent street characteristics table is provided below: Name Existing ROW Existing Pavement Sidewalks Bicycle Route ASMP Classification ASMP Required ROW Houston St Level 2 58’ 49’ 30’ Yes No Capital Metro (within ¼ mile) Yes William Holland Ave Level 1 58’ 58’ 28’ No NO Yes Burnet Rd. Level 2 80’ 65’ 42’ Yes No Yes Austin Water Utility C14-2024-0110 Page 11 No comments on zoning change. FYI: The landowner intends to serve the site with existing City of Austin water utilities. Based on current public infrastructure configurations, it appears that service extension requests (SER) will be required to provide service to this lot. For more information pertaining to the Service Extension Request process and submittal requirements contact the Austin Water SER team at ser@austintexas.gov. INDEX OF EXHIBITS AND ATTACHMENTS TO FOLLOW: Exhibit A: Zoning Map Exhibit A-1: Aerial Map Exhibit B: Applicant’s Summary Letter Exhibit C: Neighborhood Transportation Analysis (NTA) Memo ( ( ( SF-2 ( ( ( CS-V C14-2008-0088 CS-1-V-CO C14-99-0142 OFFC. LO 70 -1 2 9 LO-CO ( ( C14-2015-0085 C14-2014-0029 NORTHLAND DR GR-MU-CO LR-MU-CO C14-2014-0025 CS-1-MU-V-CO-NP 91-049 90-14 CS-MU-V-CO-NP C14-2009-0055 ( ( ( ( ( ( ( ( ( ( ( ( SF-2 SF-2 ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( S H O A L W O O D A V E ( ( ( ( ( ( ( ( ( ( SF-3 SP-06-0559DS SF-2 ( ( ( ( ( ( ( ( ( ( ( ( SF-2 ( ( ( SF-2 ( ( ( ( ( ( ( ( ( ( LO-MU-NP ( SF-3-NP ( ( ( ( ( ULLRICH AVE ( ( ( ( LO-MU-NP ( NO-MU-NP ( LR-MU-CO-NP LR-MU-CO-NP OFC 82-166 O F C ( VEH\INSP ( 98-0079 ( SF-3-NP ( 95-0080 ( ( ( LR-MU-CO-NP SF-3-NP LR-MU-CO-NP BEAUTY 82-205 W K O E LO-MU-NP 85-293 ( LR-MU-CO-NP ( ( ( ( ( SF-3 SF-3 ( ( CS-CO C14-04-0113 04-0113 SF-3 85-04 71-186 SF-3 71-204 ( ( ( ( 84-43 M O N T V I E W S T MF-3 ( SF-2 73-97 VET. BAN K C14-2008-0088 CS FOOD S ALES B U R N E T R D 63-162 SF-3-NP 71-45 73-140 TATT O O LOAN OFC. S E R V. STA. SHP. APPL. LR-MU-V-CO-NP E V S A M A D A LA W N S E R V. G KIN R PA SERV. G PIN P O H S R E T N E C NO-MU-NP 0 6 71-0 LR-MU-CO-NP ( ( ( MF-3 ( C14-70-116 70-116 ( C14-02-0166 SF-3-CO ( ( ( LO ( SF-2 ( ( REPAIR LAUNDRY SH OALM ONT DR ( LR ( LO 02-0166 AUTO\SUPPLY PUMBING\SUPPLY COMPUTER\STORAGE 04-0012.001 OFFICE ( CS-MU-CO-NP SALES C14-04-0012(PART) LO-NP ( O FFIC E C14-2008-0088 C14-2009-0055 FENCE COMP. CS PLUMBING CO. SHOE R EP. CS-1 FRA ELECTR PLASTER SHP. E SHP. M O NIC SH P. M A C HIN E CS-MU-V-CO-NP REST. S ( P-98-0409 C ( ( ( TV SA LE S CS-1-MU-V-CO-NP C14-2012-0097 REAL ESTATE CS-MU-CO-NP CS-MU-V-CO-NP ( ( ( ( ( SF-3-NP ( ( ( ( E V Y A A L C ( 71-304 ( ( DAY- CAR E ( SF-3-NP ( ( ( 76-75 73-21 75-38 ( ( ( 70-219 ( ( ( ( ( ( E V D A N A L L O M H LIA WIL ( ( ( ( ( ( 80-31 ( ( ( ( ( ( ( ( ( ( ( ( ( I R C Y H T R A C C M ( ( ( ( ( ( ( ( ( ( ( ( SF-3-NP ( ( ( ( ( ( ( ( E V G A G O 74-42 ( MF-2-CO-NP ( JIM H ( ( SP-05-1535C ( MF-2-CO-NP ( SP-06-0638C S. T P A ( MF-2-NP ( 04-0012.001 ( ( NIG L N 8 9 7 69-2 83-2 LO-MU-NP ( ( SF-3-NP ( ULLRIC H AVE ( ( ( ( ( ( SF-3-NP ( ( O C E S O Y O R R A ( TH E C KLA TE R ( ( ( ( ( ( ( ( ( ( ( ( SF-3 ( SF-2 ( ( ( LAWNMO NT AVE ( ( ( ( ( APARTMENTS MF-4 APARTMENTS ( ( ( ( ( SF-2 69-293 CS ( ( FA ST FOOD SP07-0016C C14-2007-0161 C14-00-2250 CS-MU-CO-V SP06-0352C C14-2008-0088 04-0098 CS-V APARTMENTS APARTMENTS C14-04-0098 CS-1-V LR 73-230 OFFICES CAFETERIA APARTMENTS CS-1-V 57-107 ! ! ! 73-153 ! CS-MU-V-CO-NP C14-2009-0055 ! ! ! ! S 7C 2-6 P9 S ! ! ! ! LO-MU-NP NO-MU-NP ! O ! FFIC E BEA UTY ! ! ! ! ! ! 73-105 ! ! ( ( 85-150 ! CS-MU-V-CO-NP ! C14-2022-0140 ! ! APA R TM E N T S ( ! ! ( ( ( ( ( TAX IN ! ! LIQ BEA ! U O R 69-227 C O M E ! UTY S ! ! H ! P. MF-6-NP ! ! ! ! ! ! ! ( ( SF-3-NP ( ( 68-58 C HILD C A R E ( ( ( ( ( ( ( ( C14-04-0012 ( ( ( ! ! 83-95 ! ! ! !! GR-MU-CO-NP ! ( 83-166 CS-MU-V-CO-NP C14-2009-0055 APARTMENTS 72-16 98-283 80-217 SP93-382CF SP-02-0451C SP-01-0290C SP-02-0451C(XT2) CS-MU-CO-NP APARTMENTS MF-3-NP S E VIC R E L\S CIA N A FIN S M MINIU O D N O C ( ( ( SF-3-NP ( ( ( ( ( ( ( ( ( ( ( SF-3-NP ( ( ( ( SHOPPING CENTER LR-MU-NP PHARMACY SP97-0338C SP97-0316C SALES CS-V C14-2008-0004 CS-MU-CO-NP 92-43 UNDEV A U T O R ETAIL R CENTE VACANT BLDG. CS-MU-CO-NP 03-0148 C14-03-0148 72-58 JIM H ( C14-2009-0055 S A L E S LO-MU-V-NP CONDOMINIUMS P78-18 68-77 P81-39 E FIC F T\O TIS N E D 73-246 PAIR 36 1 02-0 OFC. S. T P A E V G A G O LR-CO-MU-NP E V R T AUTO\REPAIR C14-2023-0060 GO-MU-NP MF-3-NP S. T P A CS-MU-V-CO-NP LO-MU-NP UNDEV SHO P PI NG C E N TE R GR-V APP L IAN CES TIRE SALES MF-2-NP SF-3-NP ( MF-2-NP 67-118 APTS. TH E ATE R S P - 0 5-1 4 7 4 C S A U T O R EPA IR T V CS-MU-V-CO-NP FO O D S A L E S C14-2009-0055 CS-MU-CO-NP CS P O H S Y D O B LR-MU-V-NP ( N O RTH ST ( 2 82-6 ( SF-3-NP ( ( LO-MU-NP D AY C A R E ( ZONING ZONING CASE#: C14-2024-0110 MF-3-NP 1 8 1-1 7 4 4 1 7-0 9 ( 69-20 C. F O ( A PA R T M E ( NO-MU-ETOD-DBETOD-NP 6 SF-3-NP 74-3 ( NPA-2009-0018.02 N T S ( ( ( ( ( APTS. MF-3-NP 69-277 11 68-2 ( ( ( ( ( MF-2-NP 69-211 ( DAY CAR E ( ( ( ( ( ( ( ( 68-284 ( ( ( ( ( ( ( SF-3-NP ( ( ( ( ( ( T C T H A R RIE ( ( SF-3-NP ( ( ( ( ( ( ( ( ( SF-3-NP ( ( ( ( ( ( ( ( ( MF-2-ETOD-DBETOD-NP ( ( ( ( ( ( ( E V S A R E Y A E S JO ( ( ( ( ( SF-3-NP S ( P85-06 ( ( ( ( MF-3-ETOD-DBETOD-NP DAYCARE ( ( H O U S T O ( N S T ( ( ( ( SF-3-NP ( ( ( ( ( ( E V W A O R D O O W ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( SF-3-NP ( ( ( ( ( E V LT A ( ( ( E V E S O O R ( ( ( SF-3-NP ( ( ( ( ( ( ( ( ( ( UNZ W O O D V I E W A V E ( ( ( ( ( ( ( ( ( ( 0 2 - 0 1 0 4 ( E X P I R E D ) ( ( SF-3 ( ( ( ( ( ( LAUNDRY 69-14 GR REST. 6 7 - 6 4 R W N O R T H L O O P B L V D S C 7 7 2 0 - 8 9 P S C O N V . . T A R E T L A H I R S A L . ( GR H A N C O C K D R 6 6 -1 6 5 R E T A I L 61-75 GR-CO C14-96-0023 OFFICE CENTER PARKING A PT S. BEA UTY S H O P RETAIL A PT S. SF-3 S H O A L W O O D A V E O F FIC E S ( ( ( ( ( ( ( RETAIL RY LIBRA B E A U T Y S A L . CS ( ( ( 92 -2 4 ( D E ( N TIS ( T TAX OFC. CS ( SF-3 ( SUBJECT TRACT ! ! ! ! ! ! PENDING CASE ZONING BOUNDARY GR ( ( ( E S T A T E O F C . ( ( ( ( ( ( ± This product is for informational purposes and may not have been prepared for or be suitable for legal, engineering, or surveying purposes. It does not represent an on-the-ground survey and represents only the approximate relative location of property boundaries. 1 " = 400 ' This product has been produced by the Planning Department for the sole purpose of geographic reference. No warranty is made by the City of Austin regarding specific accuracy or completeness. Created: 7/22/2024  July 11, 2024 David Hartman (512) 685-3409 dhartman@dbcllp.com 303 Colorado, Suite 2300 Austin, TX 78701 www.dbcllp.com Lauren Middleton-Pratt Director, Planning Department City of Austin 1000 E. 11th Street, Suite 200 Austin, Texas 78702 Re: Dear Ms. Middleton-Pratt: Brentwood Multifamily DB90 - Rezoning Application for 2.96 acres located at 5401, 5403, and 5407 Clay Ave.; 5402, 5404, 5406, and 5408 William Holland Ave.; 1705 and 1721 ½ Houston St.; and 5401 Burnet Rd. (“Property”); and Neighborhood Plan Amendment (“NPA”) Application for 1.1939 acres at 5402, 5404, 5406, and 5408 William Holland Ave., and 1705 Houston St (“NPA Property”). We respectfully submit the enclosed rezoning application for the above stated Property as representatives of the owners of the Property (“DB90 Zoning Application).” The various Tracts 1-9 that comprise the Property included in the DB90 Zoning Application are identified in the attached Exhibit “A.” The Property is currently zoned Commercial Services-Mixed Use-Vertical Mixed Use-Conditional Overlay- Neighborhood Plan (“CS-MU-V-CO-NP”) and Multifamily-Highest Density-Neighborhood Plan (“MF-6-NP”). This zoning application requests Commercial Services-Mixed Use-Vertical Mixed Use-Conditional Overlay-Density Bonus 90-Neighborhood Plan (“CS-MU-V-CO-DB90-NP”) zoning and Commercial Services-Mixed Use-Vertical Mixed Use-Density Bonus 90- Neighborhood Plan (“CS-MU-V-DB90-NP”) for the Property. The DB90 Zoning Application carries forward the existing Conditional Overlays that currently exist and are applicable to the Property. The current future land use designation is Multifamily for the NPA Property (Tracts 4-7), and Mixed Use for the remainder of the Property. The NPA application requests a change in the Future Land Use Map to Mixed-Use for the NPA Property. In September 2022 the applicant filed a zoning application assigned Case #C14-2022-0140 covering 2.44 acres to add the -V overlay district on Tracts 1-3 and MF-6-NP on Tracts 4-7 (“2022 Zoning Case”). The 2022 Zoning Case was approved per Ordinance #20230921-105. Tracts 8 and Tract 9 that provide access to Burnet Road for the proposed DB90 multifamily development on the Property were not previously included in the 2022 Zoning Case, but are included in the DB90 Zoning Application. The DB90 Zoning Application is submitted pursuant to Ord. No 20240229-073 (“DB90 Ordinance”), and as such qualifies for partial waived application fees as provided in Section 5 of the DB90 Ordinance. Specifically, zoning application fees will be waived for Tracts 1-3 (1.25 acres), and the applicant will be responsible for zoning application fees covering the remaining Property (1.71 acres), and the fees for the NPA application. The Property is located at Burnet Rd., Houston St., and William Holland Ave., and has direct access to Burnet Rd. The Property is located near multiple bus stops/routes, including a Metro-rapid route/stop, which makes it an excellent location for multi-family use. Burnet Rd. is an Imagine Austin Corridor, an ASMP Level 3 Street, an ASMP Transit Priority Network street, and a Core Transit Corridor. If you have any questions about the application or need additional information, please do not hesitate to contact me at your convenience. Thank you for your time and attention to this project. cc: 3988951.4 Very truly yours, Joi Harden, Planning Department (via electronic delivery) Marcelle Boudreaux, Planning Department (via electronic delivery) David Hartman 1  Exhibit A 3988951.4 2  MEMORANDUM To: CC: FROM: DATE: SUBJECT: Kathy Smith, P.E. PTOE (HDR) Renee Johns, AICP; Ramin Komeili, P.E. Austin Jones, P.E. October 1, 2024 Brentwood Multifamily NTA | C14-2024-0110 The proposed development includes of 9 tracts making up 2.96-acres at 5401, 5403, 5407 Clay Ave; 5402, 5405, 5406, 5408 William Holland Ave, 1705 Houston St, 5498-5400 Clay Ave.; and 5401 Burnet Rd, as shown in Figure 1 below. The site is currently zoned CS-MU-V-CO-NP, and MF-6-NP. The applicant is looking to rezone to CS-MU-DB90. The site proposes access to Houston St and William Holland Ave, both are classified as Level 1 substandard collector streets, and Burnet Rd, designated as a Level 3 roadway in the vicinity of the project. The Transportation Development Services (TDS) division has conducted a Neighborhood Traffic Analysis (NTA) and offers the following comments. Figure 1: Site Location Page 1 of 5 Roadways Clay Ave has 40 feet of right-of-way, 27 feet of pavement width, two unstriped travel lanes, curb and gutter, sidewalk on the west side of the street only, and no bicycle facilities. The street functions with a speed limit of 25 mph. According to the Austin Strategic Mobility Plan (ASMP), the required right-of-way in the vicinity of the site is 58 or 64 feet. Clay Avenue right-of-way between Houston Street and Burnet Road has been vacated by the City (Case: 2023-03387 LM – 5403 Clay Avenue). [NOTE: The obligations associated with the ROW vacation will need to be satisfied prior to the issuance of any TCO/CO for this development.] Houston St has approximately 50 feet of right-of-way, 26 feet of pavement width, two unstriped travel lanes, curb and gutter with sidewalk on the north side of the street only, and no bicycle facilities. The street functions with a speed limit of 25 mph. According to the Austin Strategic Mobility Plan (ASMP), the required right-of-way in the vicinity of the site is 58 or 64 feet. William Holland Ave has approximately 49 feet of right-of-way, 26 feet of pavement width, two unstriped travel lanes, curb and gutter on both sides of the street with sidewalk along the frontage of a neighboring property on the eastern side, and no bicycle facilities. The street functions with a speed limit of 25 mph. According to the Austin Strategic Mobility Plan (ASMP), the required right-of-way in the vicinity of the site is 58 or 64 feet. Burnet Rd has approximately 71 feet of right-of-way, 38 feet of pavement width, two stripped travel lanes in each direction, curb and gutter and sidewalks on both sides of the street, and no bicycle facilities. The street functions with a speed limit of 35 mph. According to the Austin Strategic Mobility Plan (ASMP), the required right-of-way in the vicinity of the site is 116 feet. Trip Generation and Traffic Analysis The zoning case assumes 375 dwelling units of mid-rise multifamily housing (ITE Code 221). Based on the Institute of Transportation Engineer’s Trip Generation Manual, 11th Edition, the proposed development will generate 1,742 vehicle trips per day. This site includes several existing land uses that currently generate 925 vehicle trips per day. Assuming the existing land uses and the proposed uses as part of this zoning case, this development will generate 817 vehicle trips per day. See Table 1 for a detailed breakdown of the existing and proposed land uses and trip generation. Page 2 of 5  Table 1 – Trip Generation Unadjusted Trip Generation Land Use (ITE Code) Size Existing Multifamily (Low-Rise) Housing (220) Single-Family Attached Housing (215) 30 Dwelling Units 2 Dwelling Units Medical Office (720) 6489 Square Feet Salon (918) 4936 Square Feet Fast Food Restaurant w/ Drive Thru (934) SUM EXISTING Multifamily Housing (Mid- Rise) (221) NET TRIPS 864 Square Feet Proposed Uses 375 Dwelling Units 268 14 171 70 402 925 1,742 817 Average 24-hour traffic volumes were collected on Clay Ave, Houston St, and William Holland Ave on December 6, 2022. Based on these collected counts and a 2.0% growth rate based on historical traffic volumes, the 2024 daily traffic volumes on Houston St, William Holland Avenue, and Burnet Road were approximately 3,100 vpd (vehicles per day), 550 vpd, and 15,700 vpd, respectively. Table 2 provides the expected distribution of site trips throughout the study area. Table 2 – Trip Distribution Street Houston Street William Holland Ave Burnet Rd Traffic Distribution by Percent 30% 10% 60% Page 3 of 5 Table 3 represents a breakdown of traffic on Houston St, and William Holland Ave: existing traffic, proposed site traffic, total traffic after development, and percentage increase in traffic. Street Width Table 3 – Traffic Summary Existing (vpd) Site Traffic added to Roadway (vpd) Houston St William Holland Ave 27’ 26’ 3193 573 245 82 Total Future Traffic (vpd) 3438 655 Percentage Increase (%) 8% 14% According to Section 25-6-116 of the Land Development Code, Traffic on a residential local or collector street with a pavement width of less than 30 feet is operating at a desirable level if it does not exceed 1,200 vehicles per day. Houston St is less than 30 feet in width and exceeds 1,200 vpd. Recommendations and Conclusions Based on the results of the NTA, the Transportation Public Works (TPW) has the following recommendations and conclusions: 1. As per the ASMP, Burnet Rd is being proposed to be studied for Corridor Mobility Improvements. Those improvements include mobility, safety and connectivity improvements to accommodate multiple modes of transportation. 2. William Holland Ave has sidewalk gaps in the vicinity of the site. At time of site plan, this development will be required to complete gaps in the sidewalk network to adhere to ASMP standards. 3. Houston St currently lacks sidewalks along its length on one side. During the site plan review, this development will be required to construct sidewalks, along with associated curb 4. As per the ASMP, the required ROW for Burnet Rd is 80 feet, and for Houston St and William 5. If the number of units proposed in Table 1 is exceeded, the TDS division may be required to ramps and gutters along its frontage. Holland Ave, it is either 58 or 64 feet. reassess the NTA. 6. Clay Avenue right-of-way between Houston Street and Burnet Road has been vacated by the City (Case: 2023-03387 LM – 5403 Clay Avenue). [NOTE: The obligations associated Page 4 of 5 with the ROW vacation will need to be satisfied prior to the issuance of any TCO/CO for this development.] 7. This site will be subject to Street Impact Fee (SIF), which will help fund roadway capacity projects identified in RCP necessitated by new developments. The SIF calculation shall be performed during the Site Plan review, and the fee will be collected at the time of building permit application. For more information on Impact Fees, please visit the City’s SIF website (https://www.austintexas.gov/department/street-impact-fee). 8. This assessment is based on the proposed uses. Any changes in these assumptions may require an updated NTA. 9. This NTA does not grant nor guarantee approval of proposed driveway types or locations. Driveway types and locations will be reviewed with the site plan application. Please contact me at austin.jones2@austintexas.gov or (512)-978-1671 if you have questions or require additional information. Austin Jones, P.E. Transportation and Public Works Department, City of Austin Page 5 of 5