08 NPA-2024-0023.01 1211 East 52nd Street; District 4 Staff Report — original pdf

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NEIGHBORHOOD PLAN AMENDMENT REVIEW SHEET NEIGHORHOOD PLAN: University Hills/Windsor Park Combined CASE#: NPA-2024-002.01 DATE FILED: December 10, 2024 PROJECT NAME: 1211 East 52nd Street NPA PC DATE: February 11, 2025 ADDRESS/ES: 1211 East 52nd Street DISTRICT AREA: 4 SITE AREA: 0.2649 acres OWNER/APPLICANT: Yellow 52 Investment, LLC AGENT: Drenner Group, PC (Amanda Swor) CASE MANAGER: Maureen Meredith PHONE: (512) 974-2695 STAFF EMAIL: Maureen.Meredith@austintexas.gov TYPE OF AMENDMENT: Change in Future Land Use Designation From: Multifamily Residential To: Mixed Use Base District Zoning Change Related Zoning Case: C14-2024-0180 From: MF-2-NP To: CS-V-CO-DB90-NP NEIGHBORHOOD PLAN ADOPTION DATE: August 9, 2007 CITY COUNCIL DATE: TBD ACTION: PLANNING COMMISSION RECOMMENDATION: February 11, 2025 - (action pending) 08 NPA-2024-0023.01 - 1211 East 52nd Street; District 4 1 of 24STAFF RECOMMENDATION: To grant the applicant’s request for Mixed Use land use. BASIS FOR STAFF’S RECOMMENDATION: The property is proposed to be part of a larger mixed-use development that was previously approved by City Council on August 29, 2024. The applicant’s request to change the land use on the property from Multifamily Residential to Mixed Use is supported by staff because the property is within the Highland Mall Station Regional Center and is near two activity corridors, Cameron Road and E. 51st Street. The larger mixed-use development to include 1211 E. 52nd Street, is proposed to include approximately 40,000 sq. ft. of retail space, a 40,000 sq. ft. grocery store, 150,000 sq. ft. of office space, and 550 multifamily residential units. The development will provide additional housing to the area and city along with more neighborhood-serving commercial uses. LAND USE DESCRIPTIONS: EXISTING LAND USE: Multifamily Residential - Higher‐density housing with four or more dwelling units on one lot. Purpose 1. Preserve existing multifamily and affordable housing; 2. Maintain and create affordable, safe, and well-managed rental housing; and 3. Make it possible for existing residents, both homeowners and renters, to continue to live in 08 NPA-2024-0023.01 - 1211 East 52nd Street; District 4 2 of 24their neighborhoods. 4. Applied to existing or proposed mobile home parks. Application 1. Existing apartments should be designated as multifamily unless designated as mixed use; 2. Existing multifamily-zoned land should not be recommended for a less intense land use category, unless based on sound planning principles; and 3. Changing other land uses to multifamily should be encouraged on a case-by-case basis. PROPOSED LAND USE: Mixed Use - An area that is appropriate for a mix of residential and non‐residential uses. Purpose 1. Encourage more retail and commercial services within walking distance of residents; 2. Allow live‐work/flex space on existing commercially zoned land in the neighborhood; 3. Allow a mixture of complementary land use types, which may include housing, retail, offices, commercial services, and civic uses (with the exception of government offices) to encourage linking of trips; 4. Create viable development opportunities for underused center city sites; 5. Encourage the transition from non‐residential to residential uses; 6. Provide flexibility in land use standards to anticipate changes in the marketplace; 7. Create additional opportunities for the development of residential uses and affordable housing; and 8. Provide on‐street activity in commercial areas after 5 p.m. and built‐in customers for local businesses. Application 1. Allow mixed use development along major corridors and intersections; 2. Establish compatible mixed‐use corridors along the neighborhood’s edge 3. The neighborhood plan may further specify either the desired intensity of commercial uses (i.e. LR, GR, CS) or specific types of mixed use (i.e. Neighborhood Mixed Use Building, Neighborhood Urban Center, Mixed Use Combining District); 08 NPA-2024-0023.01 - 1211 East 52nd Street; District 4 3 of 244. Mixed Use is generally not compatible with industrial development, however it may be combined with these uses to encourage an area to transition to a more complementary mix of development types; 5. The Mixed Use (MU) Combining District should be applied to existing residential uses to avoid creating or maintaining a non‐conforming use; and 6. Apply to areas where vertical mixed use development is encouraged such as Core Transit Corridors (CTC) and Future Core Transit Corridors. Yes Imagine Austin Decision Guidelines Complete Community Measures Yes 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: • Within the Highland Mall Station Regional Center • North of the Mueller Station Town Center • Near Cameron Road and E. 51st Street, activity corridors Yes Mobility and Public Transit: Located within 0.25 miles of public transit stop and/or light rail Yes Mobility and Bike/Ped Access: Adjoins a public sidewalk, shared path, and/or bike lane. • Sidewalks on north side of E. 52nd Street Yes Connectivity, Good and Services, Employment: Provides or is located within 0.50 miles Yes Connectivity and Food Access: Provides or is located within 0.50 miles of a grocery station. • Bus routes along E. 51st Street • Cameron Road • Berkman Drive to goods and services, and/or employment center. • Commercial uses along Cameron Road • Commercial uses along E. 51st Street store/farmers market. • 0.5 miles from Sprouts • 1.5 miles from HEB Mueller • 0.7 miles from Ridgetop Elem. School • 1.4 miles from Blanton Elm. School No Connectivity and Education: Located within 0.50 miles from a public school or university. No Connectivity and Healthy Living: Provides or is located within 0.50 miles from a recreation area, park or walking trail. • 0.8 miles from Bartholomew District Park Yes 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.) • 0.6 miles from Del Children’s Medical Ctr Yes Housing Affordability: Provides a minimum of 10% of units for workforce housing (80% MFI or less) and/or fee in lieu for affordable housing. • The proposed zoning is CS-V-CO-DB90- NP. If DB90 is pursued, affordable residential units will be required. Yes 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, 08 NPA-2024-0023.01 - 1211 East 52nd Street; District 4 4 of 24triplex, granny flat, live/work units, cottage homes, and townhomes) in support of Imagine Austin and the Strategic Housing Blueprint. • Applicant proposes 550 multifamily residential units Yes Mixed use: Provides a mix of residential and non-industrial uses. • Applicant proposes approximately 40,000 sq. ft of retail space, a 40,000 sq. ft. grocery store, 150,000 sq. ft. of office space and 550 multifamily residential units. Culture and Creative Economy: Provides or is located within 0.50 miles of a cultural resource (ex: library, theater, museum, cultural center). • 1.6 miles from Windsor Park Library Culture and Historic Preservation: Preserves or enhances a historically and/or culturally significant site. Creative Economy: Expands Austin’s creative economy (ex: live music venue, art studio, film, digital, theater.) Workforce Development, the Economy and Education: Expands the economic base by creating permanent jobs, especially in industries that are currently not represented in particular area or that promotes a new technology, and/or promotes educational opportunities and workforce development training. Industrial Land: Preserves or enhances industrial land. Number of “Yeses” No No Not known Not known No 7 08 NPA-2024-0023.01 - 1211 East 52nd Street; District 4 5 of 24Proximity to Imagine Austin Activity Centers and Corridors 08 NPA-2024-0023.01 - 1211 East 52nd Street; District 4 6 of 24Proximity to Public Parks 08 NPA-2024-0023.01 - 1211 East 52nd Street; District 4 7 of 24Proximity to Public Transportation IMAGINE AUSTIN GROWTH CONCEPT MAP Definitions Neighborhood Centers - The smallest and least intense of the three mixed-use centers are neighborhood centers. As with the regional and town centers, neighborhood centers are walkable, bikable, and supported by transit. The greatest density of people and activities in neighborhood centers will likely be concentrated on several blocks or around one or two intersections. However, depending on localized conditions, different neighborhood centers can be very different places. If a neighborhood center is designated on an existing commercial area, such as a shopping center or mall, it could represent redevelopment or the addition of housing. A new neighborhood center may be focused on a dense, mixed-use core surrounded by a mix of housing. In other instances, new or redevelopment may occur incrementally and concentrate people and activities along several blocks or around one or two intersections. Neighborhood centers will be more locally focused than either a regional or a town center. Businesses and services—grocery and department stores, doctors and dentists, shops, branch libraries, dry cleaners, hair salons, schools, restaurants, and other small and local businesses—will generally serve the center and surrounding neighborhoods. 08 NPA-2024-0023.01 - 1211 East 52nd Street; District 4 8 of 24Town Centers - Although less intense than regional centers, town centers are also where many people will live and work. Town centers will have large and small employers, although fewer than in regional centers. These employers will have regional customer and employee bases, and provide goods and services for the center as well as the surrounding areas. The buildings found in a town center will range in size from one-to three-story houses, duplexes, townhouses, and rowhouses, to low-to midrise apartments, mixed use buildings, and office buildings. These centers will also be important hubs in the transit system. Regional Centers - Regional centers are the most urban places in the region. These centers are and will become the retail, cultural, recreational, and entertainment destinations for Central Texas. These are the places where the greatest density of people and jobs and the tallest buildings in the region will be located. Housing in regional centers will mostly consist of low to high-rise apartments, mixed use buildings, row houses, and townhouses. However, other housing types, such as single-family units, may be included depending on the location and character of the center. The densities, buildings heights, and overall character of a center will depend on its location. Activity Centers for Redevelopment in Sensitive Environmental Areas - Five centers are located over the recharge or contributing zones of the Barton Springs Zone of the Edwards Aquifer or within water-supply watersheds. These centers are located on already developed areas and, in some instances, provide opportunities to address long-standing water quality issues and provide walkable areas in and near existing neighborhoods. State-of-the-art development practices will be required of any redevelopment to improve stormwater retention and the water quality flowing into the aquifer or other drinking water sources. These centers should also be carefully evaluated to fit within their infrastructural and environmental context. Job Centers - Job centers accommodate those businesses not well-suited for residential or environmentally- sensitive areas. These centers take advantage of existing transportation infrastructure such as arterial roadways, freeways, or the Austin-Bergstrom International airport. Job centers will mostly contain office parks, manufacturing, warehouses, logistics, and other businesses with similar demands and operating characteristics. They should nevertheless become more pedestrian and bicycle friendly, in part by better accommodating services for the people who work in those centers. While many of these centers are currently best served by car, the growth Concept map offers transportation choices such as light rail and bus rapid transit to increase commuter options. Corridors - Activity corridors have a dual nature. They are the connections that link activity centers and other key destinations to one another and allow people to travel throughout the city and region by bicycle, transit, or automobile. Corridors are also characterized by a variety of activities and types of buildings located along the roadway — shopping, restaurants and cafés, parks, schools, single-family houses, apartments, public buildings, houses of worship, mixed-use buildings, and offices. Along many corridors, there will be both large and small redevelopment sites. These redevelopment opportunities may be continuous along stretches of the corridor. There may also be a series of small neighborhood centers, connected by the roadway. Other corridors may have fewer redevelopment 08 NPA-2024-0023.01 - 1211 East 52nd Street; District 4 9 of 24opportunities, but already have a mixture of uses, and could provide critical transportation connections. As a corridor evolves, sites that do not redevelop may transition from one use to another, such as a service station becoming a restaurant or a large retail space being divided into several storefronts. To improve mobility along an activity corridor, new and redevelopment should reduce per capita car use and increase walking, bicycling, and transit use. Intensity of land use should correspond to the availability of quality transit, public space, and walkable destinations. Site design should use building arrangement and open space to reduce walking distance to transit and destinations, achieve safety and comfort, and draw people outdoors. BACKGROUND: The applicant proposes to change the land use on the future land use map (FLUM) from Multifamily Residential to Mixed Use land use. The applicant proposes to change the zoning on the property from MF-2-NP (Multifamily Residential Low Density district – Neighborhood Plan) to CS-V-CO-DB90-NP (General Commercial Services district – Vertical Mixed Use Building combining district – Density Bonus 90 combining district – Neighborhood Plan). For more information on the proposed zoning case, see case report for C14-2024-0180. This property will be included in a larger mixed-use development that encompasses much of the block. The proposed larger development including 1211 E. 52nd Street will have approximately 150,000 sq. ft. of office space, a 40,000 sq. ft grocer, and 550 multifamily units. The larger area for which this one property will be included was approved by City Council on August 29, 2024 for CS-V-CO-DB90-NP. PUBLIC MEETINGS: The ordinance-required community meeting was virtually held on January 27, 2025. The recorded meeting can be found here: https://publicinput.com/neighborhoodplanamendmentcases. Approximately 215 community meeting notices were mailed to people with utility accounts or own property within 500 feet of the subject property, in addition to neighborhood and environmental groups who requested notification for the area. Two staff members from the Planning Department attended the meeting, Maureen Meredith and Mark Walters. Amanda Swor and Kate Kniejski from Drenner Group, PC attended along with two people from the neighborhood. Below are highlights from Amanda Swor’s presentation: • This is the third time we have rezoned property in this area for a larger development. The area shown in blue is the larger area. 08 NPA-2024-0023.01 - 1211 East 52nd Street; District 4 10 of 24 • At the time these two tracts on the map, were not included in the previous cases. We said at the time that if they ever came up for sale we would like to purchase the property. This property at 1211 E. 52nd Street was purchased in January. • We will carry over the Conditional Overlays. • The project teams are looking at the property with this new addition. Q: What will happen with the homeless people in the area? This will only push them into the creek, again. A: We have been working with City by putting up fencing to make sure the property is maintained and secured because there have been issues with fires. Demolish has started. Q: We saw some concept plans and this property was located where the open space was. Are there any thoughts if this lot will be incorporated into the open space? A: We do want to have open space on the property with a north/south connection on the property, but I haven’t seen any new concept plans. 08 NPA-2024-0023.01 - 1211 East 52nd Street; District 4 11 of 24 Applicant Summary Letter from Application 08 NPA-2024-0023.01 - 1211 East 52nd Street; District 4 12 of 24 08 NPA-2024-0023.01 - 1211 East 52nd Street; District 4 13 of 24Letter of Recommendation from the Neighborhood Plan Contact Team (NPCT) From: Meredith, Maureen Sent: Wednesday, January 29, 2025 5:04 PM Cc: Villela, Beverly <Beverly.Villela@austintexas.gov> Subject: UH/WP Rec Ltr: NPA-2024-0023.01_1211 E 52nd Street Dear Windsor Park NPCT: Cases NPA-2024-0023.01 and C14-2024-0180_1211 E. 52nd Street are scheduled for the February 11, 2025 PC hearing date. If your team would like to submit a recommendation letter to be included in our staff case reports, please email it me and Beverly, the zoning planner, no later than Wednesday, February 5, 2025 by 3:00 pm. If we get it after this date and time, we will submit it as late material to the Planning Commission. Thanks. Maureen Maureen Meredith (she/her) Senior Planner, Long-Range Planning Planning Department 512-974-2695 maureen.meredith@austintexas.gov Please Note: Correspondence and information submitted to the City of Austin are subject to the Texas Public Information Act (Chapter 552) and may be published online. Por Favor Tome En Cuenta: La correspondencia y la información enviada a la Ciudad de Austin está sujeta a la Ley de Información Pública de Texas (Capítulo 552) y puede ser publicada en línea. 08 NPA-2024-0023.01 - 1211 East 52nd Street; District 4 14 of 24Site 08 NPA-2024-0023.01 - 1211 East 52nd Street; District 4 15 of 2408 NPA-2024-0023.01 - 1211 East 52nd Street; District 4 16 of 24 08 NPA-2024-0023.01 - 1211 East 52nd Street; District 4 17 of 24 08 NPA-2024-0023.01 - 1211 East 52nd Street; District 4 18 of 24 08 NPA-2024-0023.01 - 1211 East 52nd Street; District 4 19 of 24 08 NPA-2024-0023.01 - 1211 East 52nd Street; District 4 20 of 24Amanda Swor’s Presentation at the January 27, 2025 Virtual Community Meeting 08 NPA-2024-0023.01 - 1211 East 52nd Street; District 4 21 of 24 08 NPA-2024-0023.01 - 1211 East 52nd Street; District 4 22 of 24 08 NPA-2024-0023.01 - 1211 East 52nd Street; District 4 23 of 24 Correspondence Received (No correspondence) 08 NPA-2024-0023.01 - 1211 East 52nd Street; District 4 24 of 24