05 C14-2024-0121 - Red River; District 9 Staff Report — original pdf

Backup

ZONING CHANGE REVIEW SHEET CASE: C14-2024-0121– Red River Rezone DISTRICT: 9 ADDRESS: 4305, 4307 & 4309 Red River Street ZONING FROM: SF-3-CO-NP TO: LR-MU-DB90-NP SITE AREA: 0.35 acres PROPERTY OWNER: Sierra Halo LLC (C. Copeland) AGENT: Thrower Design, LLC (Victoria Haase) CASE MANAGER: Marcelle Boudreaux (512-974-8094, marcelle.boudreaux@austintexas.gov) STAFF RECOMMENDATION: The Staff recommendation is to grant general neighborhood commercial– mixed use building – vertical mixed use building – conditional overlay - neighborhood plan (LR- MU-V-CO-NP) combining district zoning. The Conditional Overlay would prohibit the following uses permitted within the LR base zoning district: alternative financial services; consumer convenience services; communication services facilities; financial services; food sales; local utility services; off-site accessory parking; personal improvement services; pet services; plant nursery; printing and publishing; restaurant (limited); restaurant (general); safety services; service station; urban farm; community recreation; club/lodge; custom manufacturing; college and university facilities; community events; community recreation (private); community recreation (public); guidance services; hospital services (limited); residential treatment; and special use historic. The Conditional Overlay would make conditional the following uses permitted within the LR base zoning district: community garden; day care services (general); day care services (commercial); family home; bed & breakfast (group 1); bed & breakfast (group 2); and medical offices – not exceeding 5,000 sq. ft. gross floor area. The Staff recommendation is to not continue the Conditional Overlay limiting maximum height to 30 feet or 2 stories, added to the site in 2004. PLANNING COMMISSION ACTION / RECOMMENDATION: January 28, 2025: CITY COUNCIL: 05 C14-2024-0121 - Red River; District 91 of 23C14-2024-0121 Page 2 ORDINANCE NUMBER: ISSUES: Staff recommends LR-MU-V-CO-NP. However, staff does not recommend the DB90 combining district. The applicant’s requested zoning of LR-MU-DB90-NP does not promote compatibility with adjacent and nearby uses. This area of Red River is low-slung, primarily single family or townhome-type density with some limited sites zoned for and being used as neighborhood commercial uses. It is not a transition area of sites developed for dense and intense multifamily uses also situated in tall (greater than 40 feet) buildings. And, although Red River Street is categorized as ASMP level 3 at the site, it changes to an ASMP level 1 just two blocks north. Staff does support rezoning this site as mixed use and to increase housing density, including affordable units. The staff recommends rezoning the site to include the Mixed Use (MU) and Vertical Mixed Use Building (V) combining districts, which allows for a reasonable use of the property without detrimental impacts to the adjacent neighborhood. The base district of neighborhood commercial (LR) promotes a transition between adjacent and nearby zoning districts, especially those immediately adjacent properties zoned single family. Staff recommends a Conditional Overlay (“CO”) with prohibited and conditional uses similar to a site rezoned LR-MU-CO-NP located 100 feet south on the west side of Red River Street (C14-2012-0065). Further, during the 2004 rezoning for the Hancock Neighborhood Plan area, a CO was placed on the site, and others, to limit height to 30 feet and two stories, including the subject property. In order for the LR base district zoning height to be applicable for this rezoning (maximum of 40 feet or 3 stories), removing the height limitation from the NP rezoning is recommended by Staff (Ordinance 040826-59). On September 30, 2024, City of Austin staff sponsored a virtual community meeting to provide an opportunity for the neighborhood plan contact team, nearby residents, property owners, and any other interested parties to discuss the proposed development and the neighborhood plan amendment request. CASE MANAGER COMMENTS: The subject rezoning area consists of two legally platted lots (“site”) and is approximately 0.35 acres. They are developed with three single-family residences, which are occupied. The rezoning area is on the east side of Red River Street, at the corner of and with access to East 44th Street. Development along Red River Street in the vicinity of the site is primarily residential in nature, with some intermittent neighborhood commercial and civic uses, such as small medical office, guitar store, middle school and church, with a multifamily apartment and commercial shopping center further to the south (SF-3-CO-NP; LO-MU-NP; LR-MU- CO-NP; LR-MU-NP; CS-CO-NP). Please refer to Exhibits A (Zoning Map), A-1 (Aerial View). The site is equidistant from the Imagine Austin activity corridor on Airport Boulevard (less than 1/3rd mile) and three Imagine Austin activity centers (approximately .6 miles from each). 05 C14-2024-0121 - Red River; District 92 of 23C14-2024-0121 Page 3 A neighborhood traffic analysis (NTA) memo issued October 30, 2024 (see attached), analyzing traffic on the neighborhood streets, at the corner of the site at East 44th Street and at Bennet Ave. The analysis found that based on the LDC criteria, E 44th St and Bennett Ave are currently operating at desirable levels and will continue operating at desirable levels with the addition of site traffic. The Applicant proposes to rezone the property to the neighborhood commercial – mixed use - density bonus 90- neighborhood plan (LR-MU-DB90-NP) combining district that would allow for a mixed use redevelopment that could include approximately 7 residential dwelling units and 750 square feet commercial. BASIS OF RECOMMENDATION: 1. The proposed zoning should be consistent with the purpose statement of the district sought. The Neighborhood Commercial (LR) district is intended for neighborhood shopping facilities which provide limited business service and office facilities predominately for the convenience of residents of the neighborhood. 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 neighborhood plan (NP) district denotes a tract located within the boundaries of an adopted Neighborhood Plan. 2. 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 dimensional requirements in exchange for income- restricted housing. The recommendation for the -V combining district continues to align with City objectives to increase density and affordability in exchange for relaxed development standards. 3. The rezoning should be consistent with the policies and principles adopted by the City Council. 05 C14-2024-0121 - Red River; District 93 of 23C14-2024-0121 Page 4 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. This supports the Climate Equity Plan’s goal to locate new housing within half mile of Imagine Austin activity corridor. Zoning changes should promote an orderly relationship among land uses. 4. The staff recommends rezoning the site to include the Mixed Use (MU) and Vertical Mixed Use Building (V) combining districts, which allows for a reasonable use for the property without detrimental impacts to the adjacent neighborhood. The base district of neighborhood commercial (LR) promotes a transition between adjacent and nearby zoning districts, especially those immediately adjacent properties zoned single family. EXISTING ZONING AND LAND USES: Site North South ZONING SF-3-CO-NP SF-3-CO-NP; LR- MU-NP SF-3-CO-NP; CS-CO- NP East West SF-3-CO-NP LO-MU-NP; SF-3- CO-NP; LR-MU-CO- NP LAND USES Single family residential Single family residential; Private secondary educational facilities Single family residential; Undeveloped/ Construction staging; Commercial center anchored by Food sales, includes General retail sales (convenience), Personal improvement services, Personal services, Pet services, Medical offices, Restaurant (Limited & General) Single family residential Professional office; Single family residential; General retail sales (convenience) SCENIC ROADWAY: No NEIGHBORHOOD PLANNING AREA: Central Austin Combined (Hancock) WATERSHED: Boggy Creek – Urban CAPITOL VIEW CORRIDOR: No SCHOOLS: Austin Independent School District Lee Elementary School COMMUNITY REGISTRY LIST: Austin Neighborhoods Council Austin Independent School District Friends of Austin Neighborhoods CANPAC (Central Austin Neigh Plan Area Committee) Homeless Neighborhood Association Preservation Austin Kealing Middle School North Austin Neighborhood Alliance Hancock Neighborhood Assn. 45th Street Concerned Citizens McCallum High School 05 C14-2024-0121 - Red River; District 94 of 23C14-2024-0121 Page 5 AREA CASE HISTORIES: NUMBER C14-2012-0065 – Austin Vintage Guitars – 4306 Red River St REQUEST LO-MU-NP to LR-MU-NP CITY COUNCIL Apvd LR-MU-CO- NP, as Commission recommended COMMISSION To Grant (7/24/12) LR- MU-CO-NP per Staff recommendation, with CO Prohibiting uses: Alternative financial services, consumer convenience services, communication services facility, counseling services, financial services, food sales, local utility services, off site accessory parking, personal improvement services, pet service, plant nursery, printing and publishing, restaurant (limited and general), safety services, service station, urban farm, community recreation, club/lodge, custom manufacturing, college and university facilities, community events, community recreation (private and public), guidance services, hospital services (limited), residential treatment and special use historic. And CO establishing Conditional Uses: community garden, day care services (general and commercial), family home, bed & breakfast (group 1 & group 2), medical offices – not exceeding 05 C14-2024-0121 - Red River; District 95 of 23C14-2024-0121 Page 6 C14-2014-0063 – Commodore Perry Estate – Tract 3 – 710 East 41st Street C14-2014-0064 – Commodore Perry Estate – 710 East 41st Street SF-3-CO-NP to SF-6-CO-NP 5,000SF gross floor area. To Grant SF-6-CO-NP, as staff recommended (7/22/14) GR-MU-CO-NP, GR-CO-H-NP to GR-MU-CO-NP, GR-MU-CO-H- NP to change conditions of zoning To Grant GR-MU-CO- NP, GR-MU-CO-H-NP to change conditions of zoning (regarding access to Red River Street and residential setbacks) (5/27/14) Apvd SF-6-CO-NP, as Commission recommended (8/7/14) Apvd GR-MU-CO- NP, GR-MU-CO-H- NP to change conditions of zoning (6/26/14) RELATED CASES: The subject property is within the boundaries of the Central Austin Combined (Hancock) Neighborhood Planning Area. The –NP combining district was added to the existing SF base district in 2004 (Ordinance No. 040826-56). NPA-2022-0019.01 – corresponding neighborhood plan amendment to change the Future Land Use Designation from Single Family to Neighborhood Mixed Use. ADDITIONAL STAFF COMMENTS: 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 Boggy 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. 05 C14-2024-0121 - Red River; District 96 of 23C14-2024-0121 Page 7 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. Fire Department No comments. PARD – Planning & Design Review Parkland dedication will be required for the new applicable uses proposed by this development, (Mixed use in the LR-MU-NP zoning category) at the time of subdivision or site plan, per City Code § 25-1-601. Whether the requirement shall be met with fees in-lieu or dedicated land will be determined using the criteria in City Code Title 25, Article 14, as amended. Should fees in-lieu be required, 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. If the applicant wishes to discuss parkland dedication requirements in advance of site plan or subdivision applications, please contact me at: scott.grantham@austintexas.gov. At the applicant’s request, PARD can provide an early determination of whether fees in-lieu of land will be allowed. 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. Compatibility Standards, if not complying with DB90: The site is subject to compatibility standards due to the surrounding SF3 properties. Reference 25-2-1051, 25-2-1053 Any structure that is located: a. At least 50 feet but less than 75 feet from any part of a triggering property may not exceed 60 feet. Less than 50 feet from any part of a triggering property may not exceed 40 feet. b. Reference 25-2-1061 An on-site amenity, including a swimming pool, tennis court, ball court, or playground, may not be constructed 25 feet or less from the triggering property. Reference 25-2-1062 05 C14-2024-0121 - Red River; District 97 of 23C14-2024-0121 Page 8 This tract is already developed, and the proposed zoning change is a footprint within the existing development. 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. Red River is the Principal Street for this site. Any buildings fronting this street will be required to have 75% of the ground floor as commercial uses. This site is adjacent to a site that contains one to three dwelling units and is zoned SF-5 or more restrictive. A compatibility buffer 25’ in width, designed to 25-8-700 and 25-2- 652(G) will be required. FYI, this site is within the Hancock Neighborhood Plan. Austin Transportation Department – Engineering Review Assessment of required transportation mitigation, including the potential dedication of right of way and easements and participation in roadway and other multi-modal improvements, will occur at the time of site plan application. The traffic impact analysis for this site is not required, the traffic generated by the proposal does not exceed the thresholds established in the City of Austin Land Development Code. [LDC 25-6-113]. The Austin Strategic Mobility Plan (ASMP) calls for 80 feet of right-of-way for RED RIVER ST. It is recommended that 40 feet of right-of-way from the existing centerline should be dedicated for RED RIVER ST according to the Transportation Plan 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 E 44TH ST. It is recommended that 29 feet of right-of-way from the existing centerline should be dedicated for E 44TH ST according to the Transportation Plan with the first subdivision or site plan application. [LDC 25-6-51 and 25-6-55]. The adjacent street characteristics table is provided below: Name ASMP Classification ASMP Required ROW Existing ROW Existing Pavement Sidewalks Bicycle Route RED RIVER ST Corridor Mobility - Level 3 80 feet 58 feet 35 feet Existing 6 feet sidewalks Shared lane (on- street) Capital Metro (within ¼ mile) Yes E 44TH ST Local Mobility 58 feet 46 feet 23 feet No No Yes - Level 1 05 C14-2024-0121 - Red River; District 98 of 23C14-2024-0121 Page 9 Austin Water Utility No comments on zoning change. 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 Public Correspondence Attachment A: Neighborhood Transportation Analysis (NTA) 05 C14-2024-0121 - Red River; District 99 of 23( ( ( ( ( SF-3-NCCD-NP ( ( E H U N E AV SF-3-NCCD-NP ( ( LO-NCCD-NP MF-3-NCCD-NP T L S A V U D ( ( ( 64-68 MF-3-NCCD-NP 04-0196 69-188 C14-04-0196 GR-NCCD-NP ( SF-3-NCCD-NP ( ( ( SF-3-NCCD-NP ( ( ( ( ( 04-0196 ( ( ( 04-0196 ( ( ( ( E V S A R E EIL ( SF-3-NCCD-NP ( ( ( 04-0196 ( ( SF-3-NCCD-NP ( ( ( CS-NCCD-NP APTS. SF-3-NCCD-NP ( LR-HD-NCCD-NP G R O C. CS-HD-NCCD-NP ( CS-1-MU-V-CO-NP ( C14-2013-0119 C14-01-0046.01 C14-01-0046 ( C14H-2010-0019 CS-MU-V-CO-NP SF-3-HD-NCCD-NP ( ( ( ( ( C14-2007-0262 ( ( ( ( SF-3-CO-NP W A O R R A B ( MF-2-NP E V ( ( ( ( ( ( ( 84-287 SF-3-CO-NP ( 0 1 73-0 ( 72-150 ( SF-3-CO-NP ( HYD C H RISTIA E PARK N C H U R C H APTS. 80-113 5 2 64-1 65-168 ( C14-04-0196.03 ! ! ( 04-0196 ! ! ( ! ( ! SF-3-NCCD-NP ! ( ! ! ( ( ( 04-0196 ( SF-3-NCCD-NP ( ( ( ( ( ( ( ( 04-0196 ( SF-3-NCCD-NP ( 85-074 ( ( ( ( SF-3-CO-NP ( ( ( ( E V L A L E W S A C ( ( ( ( ( ( ( C14H-04-0025 ( ( SF-3-H-NCCD-NP SF-3-NCCD-NP ( H2008-0039 ( ( E 47T ( C14H-2008-0039 SF-3-H-NCCD-NP ( ( H S T ( 04-0196 ( ( MF-2-NP ( ( CS-MU-CO-NP E 47T ( CS-MU-CO-NP H S T NPA-2008-0011.01 C14-2008-0002 CS-MU-CO-NP ( C14-2008-0002 NPA-2008-0011.01 ( MF-3-NP ( NPA-2008-0011.01 C14-2008-0002 MF-3-NP ( ( ( ( SF-3-NP ( ( ( ( E V A N O S K R A L C ( SF-3-NCCD-NP ( ( NPA-2008-0011.01 C14-2008-0002 CS-MU-CO-NP SF-3-NP ( ( ( ( ( MF-3-NP ( ( ( R O ( LT A E R ( ( ( 04-0196 ( ( ( E 46T SF-3-NCCD-NP H ST ( ( SF-3-NCCD-NP SF-3-H-NCCD-NP 04-0196 ( SF-3-NCCD-NP ( E 45TH H 04-0196 ( ( ALF ST ( SF-3-NCCD-NP ( ( ( ( 96 1 04-0 ( ( SF-3-NCCD-NP ( ( ( ( ( SF-3-NP 71-036 ( ( ( ( MF-2-NP E 46TH ST ( MF-2-NP ( ( E V W A ( ( ( SF-3-NP ( E P E D ( SF-3-NP ( A PT S. MF-3-NP ( ( ( ( SF-3-NP ( C14-02-0009 H80-02 ( SF-3-H-CO-NP MF-4-NP COND OS ( ( ( ( ( ( ( ( ( ( ( SF-3-CO-NP ( ( ( ( SF-3-CO-NP ( ( SF-3-CO-NP 72-55 S. T P A ( ( SF-3-H-CO-NP ( SF-3-CO-NP ( H84-004 ( ( ( SF-3-CO-NP ( ( 04-0196 ( SF-3-NCCD-NP ( ( 96 1 04-0 ( ( ( H S T ( ( SF-3-NCCD-NP ( ( ( E 45T ( ( SF-3-CO-NP ( ( ( ( ( ( 4 0 1-0 9 ( ( SF-3-CO-NP ( ( SF-3-CO-NP ( ( ( ( ( KE A S ( ( ( SF-3-CO-NP ( B E ( Y ST ( ( ( ( ( ( SF-3-CO-NP ( ( ( ( ( ( ( SF-3-NP ( 7 73-7 74-127 ( ( ( ( A P T S. MF-4-NP 7 6 7-1 6 ( ( ( SF-3-NP ( ( ( ( ( ( SF-3-NP ( ( ( ( ( SF-3-NP ( ( ( ( ( ( C H U R C H 54-48 LR-MU-NP ( MF-4-NP APTS. ( ( ( SF-3-NP ( ( ( E V T A T E N N E B ( ( SF-3-NP ( ( A P T S. ( ( SF-3-CO-NP ( ( ( E 43R ( ( ( D S T ( ( ( ( ( SF-3-CO-NP ( ( ( ( ( ( ( ( ( ( ( ( ( ( SF-3-CO-NP ( ( ( E 44TH ST ( ( ( ( ( ( VAC ANT LO-MU-NP OFFC. NURSING HOME ( ( ( ( MF-3-NP SF-3-CO-NP L. H C S ( ( ( 72-120 ( ( ( ELLIN ( ( G S O N LN ( ( ( ( ( ( ( ( ( ( ( ( SF-3-CO-NP ( MF-2-NP APTS. ( ( ( ( NPA-2012-0019.04 C14-2012-0065 LR-MU-CO-NP MF-3-NP ! ! ! ! ! ! ( ! ! ( ! ! ! ! ( ! ! ! ! ( ( ! ! ! ! ( ( ( E 44T ( SF-3-CO-NP ( H ST ( ( ( ( ( ( ( ( ( SF-3-CO-NP ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ELLIN ( ( ( ( ( ( SF-3-CO-NP ( ( ( ( G S O ( ( ( N LN ( ( ( ( ( ( SF-3-CO-NP ( ( ( ( E V A N O S K R A L C 67-96R CS-MU-CO-NP R67-96 MF-4-CO-NP APTS. E 43 ( ( R D S T ( ( ( SF-3-CO-NP ( ( ( ( E V W A O R R A B ( ( ( ( ( ( ( P A R ( ( K BLV D ( ( ( ( ( ( ( ( SF-3-CO-NP ( E ( V K A C E P ( ( ( ( ( ( ( E 43R ( D ST ( ( ( SF-3-CO-NP ( ( ( ( ( ( ( ( ( ( ( SF-3-CO-NP LO-MU-NP ( ( ( SF-3-CO-NP ( ( ( ( ( ( SF-3-H-CO-NP 1 0 0 9-2 9 H ( ( ( ( APTS. ( ( 7 1 7-1 7 ( 5 7-5 6 ( ( 67-82 ( C14H-2022-0078 ( SF-3-H-CO-NP GR-MU-CO-NP BALLET SC HO OL NPA-2013-0019.01 C14-2014-0064 T E R S D RIV E R GR-MU-CO-H-NP SP-91-0030C C14-2008-0071 CS-1-CO-NP 98-0105 CS-CO-NP RZ86-0071 C14-98-0105 CS-1-CO-NP ( ( ( ( ( ( SF-3-CO-NP ( ( ( ( ( ( ( ( ( E V N A O M R A H ( ( ( ( ( ( ( ( ( SF-3-CO-NP ( ( ( ( ( ( ( ( ( ( ( 2 5 66-1 MF-3-NP ( ( 2 71-9 ( ( SF-3-CO-NP ( ( ( ( ( ( ( ( SP-90-0038C SP-96-0237C ( ( SF-6-CO-NP C14-2014-0063 NPA-2014-0019.01 76-62 P-NP 65-137 C14-2008-0002 GAS ( E 48TH ST GAS CS-CO-NP SF-3-NP GR-CO-NP C14-2014-0085 P85-037 C14-2008-0002 C14-2014-0085 59-34 D V L B T R O P R A I E V N A O M R A H ( ( ( 58-93 CS-V-CO-NP CS-CO-NP CS-1-V-CO-NP C14-2008-0002 CS-V-CO-NP C14-2019-0045.SH EQUIP. T I R C E O . P M A R B S D U 5 3 H I O T B S T R O P R A I P M A R B S D U 5 3 H B K S C E R D E P P 5 U N IH 3 B D N R V 5 S N IH 3 I O T T R O P R A I B D S R V 5 S N IH 3 B B 5 S 5 N N IH 3 N IH 3 SF-3-NP ( NO-NP N W O O D R D B K N C E R D E P P 5 U N IH 3 AR D E PRIVATE PRIMARY C14-02-0057 81-118 ( ( ( SF-3-NP ( ( ( ( ( ( SF-3-NP ( ( D R D O O W D A R B SHOPPING CENTER SP95-0436C SP91-0030C 92-111 S A G 95-75 59-172 0 67-9 E TIR CENTE ( R A P A R T M E N T S E 41S T ST APTS. 6 7 - 7 1 MF-3-NP C14-2007-0262 GR-MU-V-CO-NP 83-259 E 40TH ST 70-238 MF-3-NP ( 9 70-8 67-71 9 9 64-1 9 O 62-6 FFIC E S ZONING ZONING CASE#: C14-2024-0121 CS-MU-V-CO-NP ( 02-0057 ( 02-0057 HANCOCK GOLF COURSE & RECREATION CENTER 72-184 SP90-0004B ± SUBJECT TRACT ! ! ! ! ! ! PENDING CASE ZONING BOUNDARY 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: 8/12/2024 05 C14-2024-0121 - Red River; District 910 of 2305 C14-2024-0121 - Red River; District 911 of 23 August 26, 2024 Ms. Lauren Middleton-Pratt Director, Planning Department City of Austin 1000 E 11th Street Austin, TX 78702 Dear Ms. Middleton-Prat: Via Electronic Delivery Re: Rezoning & Neighborhood Plan Amendment Application – 4305, 4307, 4309 Red River St. On behalf of the Owner(s) of the properties referenced above, we respectfully submit the enclosed Neighborhood Plan Amendment and Rezoning applications. The subject properties are comprised of two legally platted lots in the Speckles & Staehely Addition Subdivision that total 0.35 acres located within the Hancock Neighborhood Planning Area, in District 9, representing by Council Member Zo Qadri. The lots have a combination “Single Family” Future Land Use designation, and SF-3-CO-NP zoning established per Ord. No. 040826-59. There is a building height limitation of the CO restricting building height to no greater than 30ft of 35ft and 2-stories, depending on proximity of building to property lines. There is 155 ft of frontage on Red River Street with CapMetro Bus lines 345 & 10 and a bus stop immediately at the corner of the property, intersecting with E 44th Street. Red River is an ASMP Level 3 roadway and Airport Boulevard, an Imagine Austin Activity Corridor is 0.34 miles away, by walking path. The request is to amend the FLUM to Neighborhood Mixed-Use for both parcels and to rezone the properties to LR-MU-DB90-NP zoning. The properties are on the edge of the residential block with frontage on Red River, immediate access to bus service, and near existing, major commercial development, the request creates a transition in intensity of uses and development that does not exist today. The rezoning will allow for in-fill mixed use opportunity at 40feet or 70 feet at most, if utilizing the DB90 overlay and providing income restricted units. The location of these properties along a neighborhood throughway will bring development that aligns with the goals of increasing housing in proximity to transit, resulting in a more sustainable Austin now and for generations to come. As such, we respectfully request Staff’s support. Please contact our office or me directly should you have need for additional information. Thank you for your time and attention to this application. P . O . B O X 4 1 9 5 7 , A U S T I N , T E X A S 7 8 7 0 4 1 5 0 7 I N G L E W O O D S T . , A U S T I N , T E X A S 7 8 7 4 1 05 C14-2024-0121 - Red River; District 912 of 23Kind regards, Victoria Haase cc: Joi Harden, Housing & Planning Department (via electronic delivery) 05 C14-2024-0121 - Red River; District 913 of 2305 C14-2024-0121 - Red River; District 914 of 23CANPAC Central Austin Neighborhood Planning Advisory Committee Jan 9, 2025 To: Members of the Austin Planning Commission, Maureen Meredith From: CANPAC – Central Austin Neighborhoods Planning Advisory Committee Re: 4305, 4307, 4309 Red River St- Neighborhood Plan Amendment/Rezoning- NPA-2024- 0019.01 / C14-2024-0121 CANPAC, the Neighborhood Plan Contact Team, has voted to oppose the Neighborhood Plan Amendment to revise the Future Land Use Map for the property with the following addresses: 4305, 4307, 4309 Red River St. This opposition is to support Hancock NA in their opposition to the land use application. CANPAC is in District 9, and represents Hancock/Eastwoods, Heritage, North University, Shoal Crest, Original West University Neighborhood and University Area Partners in West Campus. The applicant is requesting the following: 1. Zoning change from SF3-CO-NP to DB-90 2. Revise the FLUM from Single Family to Mixed Use. Hancock has noted to CANPAC the following: 1. No plans or description of project specifics has been submitted to the neighborhood. 2. The applicant told the neighborhood the owner was unsure of what they wanted to do beyond add some mix of uses and density, and they wanted flexibility. 3. The proposed land use is not consistent with surrounding land uses, and it is inconsistent with the future land uses in the neighborhood plan. 4. There are no assurances we will get the same level of affordability or better affordability with the proposed zoning & land use change. We request you oppose the applicant’s request. Sincerely, CANPAC / Central Austin Combined Neighborhood Plan Team Bart Whatley, Co-Chair ( bart.whatley@gmail.com - 512-470-4318 ) Adam Stephens, Co-Chair ( adam.stephens@capstarlending.com - 512-459-2407 ) CANPAC MEMBERS Hancock Neighborhood Association, Heritage Neighborhood Association, North University Neighborhood Association, Shoal Crest Neighborhood Association, Original West University Neighborhood Association, and University Area Partners 05 C14-2024-0121 - Red River; District 915 of 23Dear Sirs: I’m going to take off my neighborhood association president hat now and write to you just as someone who’s lived here for fifty years and been involved in neighborhood issues since the mid-1980s. Residents’ concerns not only deserve to be heard at the Planning Commission, but for your commission to be impartial, our views must be given the weight as any investor’s. After all, we live here, we pay taxes, and we suffer the consequences of what you approve if investors merely pocket their profits. I’ve laid awake at night, wondering what I could possibly say to you that would have any impact on your decision to re-zone 4305, 4307 and 4309 Red River St., based on your decisions in the past year, cases that not only were not good planning decisions, but which have probably permanently harmed my neighborhood. I decided that I needed to send you a letter and ask that it be included in the record. Two cases that you decided this past year will already have a fundamental negative impact on our neighborhood. One unique architectural reminder of our history has been erased with its demolition, another may well disappear, and with it, a daily link to history that Austin claims to support preserving, but has consistently ignored in Hancock. First, there was the demolition of the 1925 house on Sparks Ave. that our own city had recommended for the National Register of Historic Places, 71 neighbors signed letters supporting its preservation, but you gave the demolition green light to the absentee owner of this 12th neighborhood property acquisition--an owner who refused to even test it for asbestos and lead—and then the city refused to test accumulated rainwater in the hole left behind by the demolition company----even though the property sits on the edge of Eastwoods Park (and the Waller Creek watershed), the last remnant of Wheeler’s Grove, where Austin’s African-American community was first allowed to celebrate Juneteenth. 05 C14-2024-0121 - Red River; District 916 of 23Then, there are the five units on Duval St. on the site of the farm that Sam Houston sold to a survivor of the Alamo. You gave the green light again to an absentee investor to up-zone the property (which could include complete demolition), even though the owner’s dilemma resulted from a lack of due diligence to learn that two units were illegal when he purchased the property, even though he could have just subdivided the lot, even though it was pointed out to you that the property is on the corner of Harris Ave. where a bus stop lets children off to walk to Lee Elementary. Maximum development could endanger those children because neighbors already complain that impatient drivers routinely speed up when they turn off Duval St and Red River St. onto Harris Ave. What was the owner’s response to our overtures to come up with a satisfactory solution for both him and the neighborhood?---that it was none of our business what he does, that he wanted to keep all his options open------and wasn’t interested in providing affordable housing with any increased development. That bus stop brings up the question why the city would give us signs to promote traffic calming, ----when one side of the sign said Look Out for Our Children---but the other side said---Your Speed, Your Choice. ?! The application before you now to up-zone 4305, 4307, and 4309 Red River St. as well as change the neighborhood plan will disrupt and harm our neighborhood much more than the previous two cases because it consists of little to no planning whatsoever, only up-zoning to benefit an owner who actually lives in the neighborhood. The only contact we have had with the owners was one email claiming that the three modest houses currently on the property were in such disrepair that they can only be demolished. There was a preliminary call in late June, 2024, with the applicant’s agent, the email from the owner I submitted to you from August, 2024, an online Community meeting on September 30, 2024, that the owners did not attend, and neither their representative nor the owners came to our November neighborhood meeting when the opposition vote was taken. The owners’ representative failed to disclose any details of the application other than it would entail allowing height to 70 feet, with housing, commercial and retail zoning, and a mention that a traffic 05 C14-2024-0121 - Red River; District 917 of 23study was being done on 44th St. Neighbors at the association meeting said that the houses were currently rented, they are worried that future development would not provide affordable housing and that they could be forced from their homes with few options themselves. The traffic implications are also not being addressed. That’s why the neighborhood voted to oppose the application, because we had no disclosed plan to show any benefit whatsoever to the neighborhood. With respect to traffic, the traffic study for the subject application that I was only provided on January 10th, when I inquired whether it was completed, does not reflect the realities of area traffic or the ability of streets to absorb the kind of development being proposed. Red River St. is on the VisionZero map as a dangerous pedestrian street. Yet, when, several years ago, as someone who depends on public transit, I asked why CapMetro abruptly moved the southbound #10 bus route, forcing bus riders at Hancock Center to cross Red River St. mid-block to take the southbound #10 bus, instead of leaving the stop safely by the H.E.B. along with other route stops, CapMetro’s answer was that it was not safe for the bus to make a left- hand turn onto Red River St. and the #10 was more popular than the other routes that use five feet shorter buses. When I reported that when I crossed Red River St. at the mid-block light, that at least 50% of the time, cars sped up to try to beat me through the light, I was told “that will only become a priority once someone is killed”. CapMetro refused to consider using shorter buses for the #10 or re-routing the bus through the parking lot to turn onto 41st St. and Red River St. at the intersection. The mid-block crossing remains unsafe for pedestrians, many of whom are carrying groceries. Not only is Red River St. narrow as a main corridor street, so are the surrounding streets. Although there may be increasing demand for housing near the University and downtown, the city chose to locate housing for 100 formerly homeless people at 39th St. and I-35, never explaining what services residents would need to get to and how many bus routes and how long multiple bus route trips would take. Three more major developments are in the works along I-35 (one with two fourteen story buildings), which altogether will house at least 700 more residents, but traffic flow during construction—and 05 C14-2024-0121 - Red River; District 918 of 23the planned expansion of I-35, have yet to be explained to the neighborhood, or how the new influx of traffic will be absorbed once residents move in. (Neighbors in the Concordia PUD already periodically complain about traffic congestion.) Area residents are not abandoning their cars for public transit because our straight line infrequent bus routes aren’t more efficient than driving to even “nearby” destinations; the #335 route frequency was decreased in January, 2024, to every 30 minutes from every 15 minutes, “due to low ridership”. Currently, it takes longer to take the two required bus routes (the crosstown #335 that runs along 38th St. and the #10 that runs along Red River St.), from 38th and Duval St to 41st5 St and Red River St. (to Hancock Center)----around 45 minutes by bus, than to walk----about 30 minutes, weather---and aggressive drivers----- permitting; it is approximately the same timing southbound to St. David’s Hospital and doctor’s offices. Nothing in CapMetro’s plans will improve neighborhood transit because all routes are straight lines to nowhere nearby in particular, and the old Dillos and UT circulators—that worked---were eliminated. There is no disclosed information whether the proposed Red River St. development will include parking garages, but even if it does, there is an unanswered question whether 44th St.—or Red River St.---provides sufficient ingress and egress, given the traffic congestion that can already be observed every day right now. Adjacent narrow streets also have bike bollards that slow traffic flow. There are also questions about our area infrastructure, and how such a large development would impact surrounding aging infrastructure (water lines, sewer lines, pavement) that never seems to get adequately repaired. If proposed elimination (or reduction) of drainage requirements becomes law, increased flooding is also a distinct prospective problem. Finally, the fact that these neighborhood property owners have declined to speak to the neighborhood association about their proposed project or answer any questions sent to them is a clear indication that they cannot justify the proposed zoning change to their neighbors. 05 C14-2024-0121 - Red River; District 919 of 23Please do not approve this re-zoning and neighborhood plan application. Sincerely, Barbara Epstein 05 C14-2024-0121 - Red River; District 920 of 23 MEMORANDUM To: CC: FROM: DATE: SUBJECT: Victoria Haase Kaylie Coleman, Matiur Rahman, Bryan Golden Manar Hasan, P.E. October 30, 2024 Red River Rezoning Neighborhood Traffic Analysis (C14-2024-0121) The proposed development consists of 7 Multifamily Housing units and 750 square feet of Retail. The site is a 0.35-acre tract on Red River St, south of E 44th St, as shown in Figure 1 below. This site proposes access to Red River St and E 44th St. E 44th St is a Level 1 street. The Transportation Development Services (TDS) division has conducted an NTA and offers the following comments. Roadways E 44th St: Figure 1: Site Location The ASMP designates E 44th St as a Level 1 road. The pavement width of E 44th St along the site frontage is approximately 30 feet. There are two unstriped travel lanes and on street parking with curb and gutter along the site frontage of E 44th St. There is no continuous sidewalk in the vicinity of the site on E 44th St. It functions as a 25-mph street. According to the ASMP, the required right-of-way of E 44th St in the vicinity of the site is 58/64 feet. Page 1 of 3 05 C14-2024-0121 - Red River; District 921 of 23Bennett Ave: The ASMP designates Bennet Ave as a Level 1 road. The pavement width of Bennet Ave along the site frontage is approximately 30 feet. There are two unstriped travel lanes and on street parking with curb and gutter along the site frontage of Bennet Ave. There is sidewalk on the NB side in the vicinity of the site on Bennet Ave. It functions as a 25-mph street. According to the ASMP, the required right-of-way of Bennet Ave in the vicinity of the site is 58/64 feet. Trip Generation and Traffic Analysis Based on the Institute of Transportation Engineer’s Trip Generation Manual, 11 Edition, the proposed development will generate 341 adjusted vehicle trips per day. See Table 1 for a detailed breakdown of the trip generation. Table 1. Trip Generation th Land Use Units Trip Generation ITE Code Existing Single-Family Detached Housing 210 3 Dwelling Units Proposed Multifamily Housing (Low-Rise) Strip Retail Plaza 220 822 7 Dwelling Units 750 SQFT NET TRIPS 40 120 341 261 24-hour traffic volumes were collected at two points, see Figure 2 below, on E 44th St and Bennett st Ave on October 1 , 2024. , and 3 , 2 nd rd Figure 2: Tube count locations Table 2 provides an assumed trip distribution for the proposed land uses. This development proposes access to E 44th St and Red River St. It has been assumed 40% of the site traffic will use E 44th St to access the site, 60% of the site traffic will use Red River St to access the site, and 5% will use Bennett Ave to access the site (through E 44th St). Page 2 of 3 05 C14-2024-0121 - Red River; District 922 of 23Table 2. Trip Distribution Street Expected Trip Distribution (Percentage) E 44th St, East of Red River St (Location 1) Bennett Ave, South of E 44th St (Location 2) Red River St 40% 5% 60% Table 3 represents a breakdown of traffic on E 44th St and Bennett Ave: existing traffic, proposed site traffic, and total traffic after development. Table 3. Traffic Summary Street Adjusted Existing Traffic from Counts (vehicles per day, vpd) Site Traffic added to Roadway (vpd) Total Future Traffic (vpd) E 44th St, East of Red River St (Location 1) Bennett Ave, South of E 44th St (Location 2) 139 276 136 17 275 293 According to Section 25-6-116 of the Land Development Code (LDC), residential local or collector streets that have between 30 and 40 feet of pavement width are operating at an undesirable level if the average daily traffic volume for such a roadway exceeds 1,800 vehicles per day. Based on the LDC criteria, E 44th St and Bennett Ave are currently operating at desirable levels and will continue operating at desirable levels with the addition of site traffic. This site will be subject to Street Impact Fee (SIF), which will help fund roadway capacity projects identified in RCP necessitated by new developments. SIF calculation shall be performed during the Site Plan review and fee will be collected at the time of building permit. For SIF-related information, please visit the City’s SIF website (https://www.austintexas.gov/department/street-impact-fee). This assessment is based on the proposed uses and access; any changes in these assumptions may require an updated NTA. 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 manar.hasan@austintexas.gov if you have questions or require additional information. Sincerely, Manar Hasan, P.E. Transportation and Public Works Department, City of Austin Page 3 of 3 05 C14-2024-0121 - Red River; District 923 of 23