20251015-003: Briefing Report for CD-2025-0003 - Townlake YMCA PUD — original pdf

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DEVELOPMENT ASSESSMENT CASE NUMBER: CD-2025-0003 BRIEFING SUMMARY SHEET REQUEST: Presentation of a Development Assessment Report for Townlake YMCA Planned Unit Development (PUD), located at 1100 West Cesar Chavez Street, 206 1/2 and 220 1/2 North Lamar Boulevard - within the Lady Bird Lake Watershed - Urban Watershed in District Area 9. DEPARTMENT COMMENTS: The applicant has submitted a development assessment for a 4.8 acre mixed use project generally located at 1100 West Cesar Chavez Street; 206 1/2 and 220 1/2 North Lamar Boulevard (see Case Map – Exhibit A). The PUD will consist of a mixed-use development of up to 750 condominium homes, a minimum of 90 affordable housing units, 110, 000 square feet of civic and office uses and approximately 35, 000 square feet of pedestrian oriented uses on the ground floor of the project. Approximately 10, 000 square feet of ground floor pedestrian oriented space will be for a restaurant use. The parking for the development will be achieved through parking structures (see Development Assessment Application Letter – Exhibit B). The applicant is proposing the LI, Limited Industrial Services District, as the baseline zoning district for the PUD. The property in question is zoned Limited Industrial Services – Conditional Overlay – Neighborhood Plan (LI-CO-NP). It is designated as “Civic” on the Land Use Map in the Old West Austin Neighborhood Plan that was adopted on June 29, 2000. The property is located within the Lady Bird Lake Watershed, which is classified as an Urban Watershed, and is part of the Lamar Waterfront District. The applicant has stated in the submittal materials that the project will meet all of the applicable Tier One PUD development standards, two Tier One Additional Requirements and offer elements of superiority in eleven Tier 2 categories (Open Space/Parkland; Environmental/Drainage; Austin Greener Builder Program; Art; Community Amenities; Transportation; Building Design; Parking Structure Frontage; Affordable Housing; Accessibility; Local Small Business). Therefore, they have stated that the proposed PUD will result in a superior development to that which could be developed under conventional zoning standards (see Basis of Superiority Table – Exhibit C). In the PUD Development Assessment submittal letter, the applicant states that they are seeking LI, Limited Industrial Services District zoning and site development regulations for the PUD. The staff will provide a review of the proposed site development standards, including the applicant’s request for an increase in height up to 425 feet and a Floor to Area request of 7.5 to 1 which of course, the existing zoning does not allow when the zoning/formal PUD request is submitted. In addition to the allowed uses within the LI zoning district, the applicant has requested multifamily residential to be permitted within the PUD. The applicant is also willing to prohibit several uses that are not compatible with the proposed residential use in the PUD (see Land Use Plan – Exhibit D). The envisioned PUD proposal will seek sixteen modifications from the Land Development Code requirements (see Proposed Code Modifications to Development Regulations Table - Exhibit E). 1 The staff’s comments on the applicant’s Development Assessment submittal for this proposed PUD project are compiled in the Master Report for case CD-2025-0003 (see Staff Comment Report – Exhibit F). OWNER/APPLICANT: Greater Austin YMCA AGENT: Drenner Group, PC (David Anderson) ENVIRONMENTAL COMMISSION BRIEFING DATE: October 15, 2025 CITY COUNCIL BRIEFING DATE: TBD ASSIGNED STAFF: Cynthia Hadri Email: cynthia.hadri@austintexas.gov Phone: 512-974-7620 LIST OF ATTACHMENTS Exhibit A: Case Map Exhibit B: Development Assessment Application Letter Exhibit C: Basis of Superiority Table Exhibit D: Land Use Plan Exhibit E: Proposed Code Modifications to Development Regulations Table Exhibit F: Staff Comment Report 2 T L S L E W O P GO-CO-NP LO-NP GO-NP LO-NP E V LR-NP D A N LA K A O LO-NP GO-NP LO-NP T R S E L S S E R P CS-MU-V-CO-NP WIN R O D L F LO-CO-NP GR-V-CO-NP CS-MU-CO-NP CS-MU-V-CO-NP CS-MU-V-CO-NP MF-4-H-HD-NP N S A H T R A H T CS-MU-CO-HD-NP W 6TH ST SF-3-HD-NP MF-4-HD-NP T O S C N A BL CS-MU-CO-HD-NP MF-3-NP MF-4-H-HD-NP MF-4-HD-NP SF-3-HD-NP CS-MU-V-CO-NP W 9TH ST P MF-4-HD-NP SF-4A-HD-NP MF-4-HD-NP SF-5-HD-NP W 7TH ST MF-4-HD-NP SF-3-HD-NP SF-3-HD-NP DMU-CO-CURE CS-MU-V-CO-NP MF-4-H-HD-NP MF-4-HD-NP CS-MU-CO-NP LO-NP CS-MU-CO-NP LI-CO-NP T L S U A P GR-V-CO-NP LR-V-NP CS-MU-V-CO-NP PUD-NP CS-MU-CO-H-NP CS-MU-V-CO-NP CS-MU-CO-NP SF-3-H-HD-NP CS-MU-V-CO-NP T MF-4-HD-NP R S O L Y A B CS-MU-V-CO-NP D V L B R A M A N L CS LI-PDA-NP W 5TH ST PUD-NP CS-MU-CO-NP LI-PDA-NP T H S S L A W CS-MU-CO-NP CS-MU-V-CO-NP CS-MU-CO-NP CS-MU-V-CO-NP LI-CO-NP CS-MU-CO-NP CS-MU-V-CO-NP CS-H-NP LI-PDA-NP LI-PDA-NP T D S R A H C R O LI-PDA-NP LI-PDA-NP RESERVE RD LI-CO-NP W 4TH ST LI-CO-NP CS-MU-V-CO-NP T S S R E Y A S CS-MU-CO-NP CS-H-NP CS-MU-CO-NP SAYERS ST P-H-NP LI-CO-NP ROSE ST CS-MU-V-CO-NP DMU CS-CO T N S O S R E D N E H CS-CO CS CS CS DMU CS-MU-V-CO-NP T R S O L CS-MU-CO-NP Y A B B D S R V D S V L B R A M A N L T WIE S O B B D N R V D S V L B R A M A N L DMU DMU-CURE DMU P DMU DMU-CURE-CO P C E S A R C H A V E Z W B T O R E S E R V R A M P P-NP LI-NP W 3RD ST LI-PDA-NP W C E S A R C HAV EZ ST P-NP P MF-6-CO SUBJECT TRACT ZONING BOUNDARY LI-CO-NP B R REYN R OLDS D P-NP D V L R B A M A S L P-H DMU-CURE-CO DMU-CO DMU-CO DMU DMU-CO DMU-CURE P P PO WER PLANT DR P DMU-CURE-CO P W 2ND ST P P R D M L O H A E S R E T L A W P E V A T S E W CS-1 S L A M A R B L V D N B B S D V L R B A M A S L W RIVERSIDE DR PUD P DEVELOPMENT ASSESSMENT CASE#: CD-2025-0003 P-NP 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. 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. P P MF-6 CS ± TO O M E Y R D 1 " = 400 ' Exhibit A Exhibit B direct dial: (512) 807-2908 danderson@drennergroup.com July 8, 2025 Via Hand Delivery Ms. Lauren Middleton-Pratt Planning and Zoning Department City of Austin 6310 Wilhelmina Delco Dr. Austin, TX 78752 Re: TownLake YMCA PUD – Development Assessment for the 4.8-acre piece of property located at 1100 West Cesar Chavez St., Austin, Travis County, Texas (the “Property”) Ms. Middleton-Pratt: As representatives of the owner of the Property, we respectfully submit the enclosed Development Assessment application package. The project is titled YMCA PUD and is located near the northwest corner of North Lamar Blvd. and Cesar Chavez Street. Following review of the Development Assessment, the owners intend to request the rezoning of the Property from LI- CO-NP, Limited Industrial Services – Conditional Overlay – Neighborhood Plan zoning to PUD-NP, Planned Unit Development District – Neighborhood Plan zoning. The Property is currently developed as the 74,000 square foot TownLake YMCA, which first opened in September 1970 and currently welcomes 400,000 visits each year. The TownLake YMCA is home to a wide array of programs meeting the needs of the surrounding communities, including health & fitness programs, swimming & swim lessons, and youth & adult sports. The TownLake YMCA is at the end of its useful life and can no longer provide cost-effective services to the Austin community. The proposed project (the “Project”) will include a new 110,000 square foot TownLake YMCA, inclusive of a 13,000 square foot Tomorrow Academy preschool/daycare facility. The new 110,000 SF TownLake YMCA will also include a minimum of 4,500 SF of specific youth development programming, a minimum of 7,500 SF of child play area, and, all told, more than 50,000 SF of programmable space for youth. The new TownLake YMCA will also provide dedicated space for mental health and counseling services, a small performing arts theater, a rooftop garden, art studios, coworking spaces, a state-of-the-art pool/natatorium, and meeting spaces for local non-profit and community-focused organizations. 2705 Bee Cave Road, Suite 100 | Austin, Texas 78746 | 512-807-2900 | www.drennergroup.com P a g e | 2 Additionally, the Project will include approximately 111,000 square feet of on-site affordable rental housing comprised of a minimum of 90 units serving households with average incomes in the 55% Median Family Income (MFI) range, the majority of which will be 2- and 3- bedroom units focused on providing families with the opportunity to live close to their downtown employers. The market rate housing portion of the Project will include approximately 1,000,000 square feet of habitable market-rate housing comprised of up to 750 condominium homes in three residential towers. There will be approximately 35,000 square feet of pedestrian-oriented uses on the ground floor of the Project between the new TownLake YMCA, the affordable housing portion of the project, and the market rate housing portion of the project. A Traffic Impact Analysis (TIA) will be required as indicated in the attached TIA Determination Form executed by Manar Hasan dated June 2, 2025. The TIA will be submitted for review prior to, or concurrent with, submittal of the formal PUD application. The Property is located within the Lamar Subdistrict of the Waterfront Overlay and will substantially comply with the Waterfront Overlay regulations; the modifications proposed are minor in nature and will not impact the superior project developed in close proximity to Lady Bird Lake. The Property is also located within the Old West Austin Neighborhood Planning Area and although the Neighborhood Plan does not include a Future Land Use Map, the Old West Austin Existing Land Use: Neighborhood Plan Proposed Land Use and Zoning Changes figure (page 26) designates the Property as “Change from Light Industrial (LI) to Mixed Use: Mix of residential with commercial and/or office would apply to lots currently zoned LI.” As such, no change to a Future Land Use Map is required. The PUD proposes Limited Industrial Services (LI) zoning subdistrict as the base district for the PUD. As described in the attached superiority chart, the proposed PUD meets or exceeds all applicable Tier I and Tier II requirements as defined in the Land Development Code, thus resulting in a superior development that could not be achieved via conventional zoning. Code modifications are requested with the PUD as outlined in the attached Code Modification Table. Please let me know if you or your team members require additional information or have any questions. Thank you for your time and attention to this project. P a g e | 3 Very truly yours, David J. Anderson Director of Land Use & Entitlements Drenner Group cc: Joi Harden, City of Austin Zoning Officer File Exhibit C TownLake YMCA PUD Matrix: Tier 1 & Tier 2 Compliance Tier I Requirement Compliance Superiority PUD Notes 2.3.1.A. Meet the objectives of the City Code. Yes. The City of Austin goals and objectives for the property can most readily be understood by reviewing past plans encompassing the property including: • Town Lake Corridor Study (1985) • Town Lake Park Comprehensive Plan (1987) • Old West Austin Neighborhood Plan (2000) • Volma Overton Sr. Beach Vision Plan (2017) The 1985 Town Lake Corridor Study “encourages development that is diverse, intimate, full of surprises and creates the maximum opportunity to walk and linger” and “encourages and provides incentives for a variety of housing opportunities in the Corridor, accessible to all income groups.” This can be done by providing “incentives to increased residential uses in the Corridor such as additional floor area allowance…” The Study has goals to protect and improve the water quality of Town Lake to “achieve the highest possible standards, creating superior planning, design, and mixing of land uses that are waterfront dependent or waterfront related” that “require people-oriented activities on the ground and second levels of buildings.” The Study also states that the property “…is zoned LI (Light Industrial). Uses which are more compatible with Town Lake and the parkland should be considered.” The 1987 Town Lake Park Comprehensive Plan identifies the TownLake YMCA facility on the property is a “significant institutional facility … a recreationally oriented institution that is particularly compatible with adjacent parklands.” This Plan posits the idea that “arts/cultural/museum facilities should be centralized in district along both side of Town Lake…” and that “new development should be scaled for human use and create a positive synergy between it and adjacent parklands” and that “Housing, especially for moderate to low-income families, should be considered for future development.” The Old West Austin Neighborhood Plan (2000) lists 13 Neighborhood Plan goals, many of which can be applied to the property, including encouraging mixed use, protecting the character of the neighborhood, maintaining the social and economic diversity of residents, providing for the safe movement for all modes of transportation, improving existing parks and increasing recreational amenities in the neighborhood, and preserving and improving green space. The Plan also calls for “restoring the old Union Pacific underpass or building a new underpass…”and states “the neighborhood will encourage developers to include residences of an appropriate size for families with children.” The Old West Austin Neighborhood Plan Proposed Land Use and Zoning Changes map lists the property as “Change from Light Industrial (LI) to mixed use.” The 2017 Volma Overton Sr. Beach Vision Plan has identified the property as an Activity Node in the Plan and calls for concentrating significant programming and design proposals into these strategic hubs of activity. As it relates to the property, the Preferred Alternative in the Volma Overton Sr. Beach Vision Plan includes ball field improvements, roadway reconfigurations to improve connectivity within the park, improvements to water quality via the addition of a water quality pond near B.R. Reynolds Dr., and the addition of surface parking west of the existing APA! Facility and immediately south of the TownLake YMCA to facilitate increased access to the parkland. Today, the property is located within the City of Austin Desired Development Zone as well as within the Urban Core and is immediately west of the Lower Shoal Creek District of the Downtown Austin Plan. The Project abuts North Lamar Blvd., a City of Austin Core Transit Corridor, an Imagine Austin Corridor, and an Austin Strategic Mobility Plan (ASMP) Level 3 Vehicle, Transit, and Bicycle Priority roadway. Activity Corridors call for a variety of activities and types of buildings located along the roadways. Similarly, the site abuts B.R. Reynolds Dr., an ASMP Level 2 Vehicle, 1 Yes. 2.3.1.B. Provide for development standards that achieve equal or greater consistency with the goals in Section 1.1 than development under the regulations in the Land Development Code. TownLake YMCA PUD Matrix: Tier 1 & Tier 2 Compliance Transit, and Bicycle Priority roadway. The Project abuts the Volma Overton Sr. Beach segment of the Town Lake Metropolitan Park on the west and southern portion of the site. The Cap Metro MetroRapid 803 line runs along B.R. Reynolds Dr. less than 50 feet from Project. Cesar Chavez Street runs to the south of the Project along Lady Bird Lake. The Lance Armstrong Bikeway runs parallel to Cesar Chavez and is a major east-west connector in the Austin bicycle network. The Project lies within the Lamar Beach section of the Waterfront Overlay but outside of any setback areas. The property currently encompasses the 74,000 square foot (SF) TownLake YMCA which first opened in September 1970. As a regional mega center of the Greater Austin Y, TownLake YMCA welcomes 400,000 visits each year and is home to a wide array of programs meeting the needs of the surrounding communities, including health & fitness programs, swimming & swim lessons, and youth & adult sports. The TownLake YMCA is at the end of its useful life and can no longer provide cost-effective services to the Austin community. The Project will consist of repurposing a 4.8-acre urban infill site with a community-focused health and wellness mixed use project by demolishing the existing YMCA on the site and constructing a dense and highly activated live-work-play environment. Anchored by a brand new 110,000 SF TownLake YMCA facility that will directly abut the Volma Overton Sr. Beach segment of the Town Lake Metropolitan Park, and lying less than 500 feet from downtown, the mixed-use nature of the Project is consistent with the vision for the site as indicated in the Old West Austin Neighborhood Plan and the development that was envisioned as part of the Imagine Austin Comprehensive Plan along Imagine Austin Corridors, activating this space and welcoming all users to this part of Austin’s “Living Room.” U.1, U.2, U.3 AF.1, AF.2, AF.3 The Volma Overton Sr. Beach segment of the Town Lake Metropolitan Park directly south and west of the property currently hosts West Austin Youth Association (WAYA) activities (one baseball field, one softball field, three little league baseball/softball fields, one football field, and one soccer/lacrosse field – and the ancillary support structures related to either maintenance or shading for spectators), the Austin Pets Alive! Town Lake Animal Center, and other parks users. As part of its PUD superiority, the Project intends to work with the City to improve access to this parkland for pedestrians, cyclists, and vehicles from all parts of the City, and access through this parkland to the Ann and Roy Butler Hike and Bike Trail at Lady Bird Lake and parkland beyond. It is also intended to provide better experiences for WAYA users and APA! patrons. In addition to the well-known physical health and wellness programming offered by the YMCA, the new TownLake YMCA will also include a minimum of 13,000 SF of a YMCA Tomorrow Academy preschool/daycare area (projected to serve more than 100 children from ages 6 months to 5 years) that is available to the general public at a location where there is no publicly available childcare services today. It is anticipated that children enrolled in the Tomorrow Academy will receive over 250,000 hours of education annually, resulting in over 200 children graduating from the Tomorrow Academy over a 10-year period, with 95% of them being Kindergarten-ready. 20% of these children will receive some form of financial assistance. On top of the YMCA Tomorrow Academy, YMCA Kids’ Play drop-in care is estimated to provide an additional 25,000 hours of drop-in childcare to nearly 2,000 kids annually. Childcare has been a clear policy goal and objective for the City of Austin as evidenced by City Council activities in 2023 that made Austin the first Texas city to ensure a 100 percent property tax abatement for eligible childcare providers and expanded zoning allowances for local childcare facilities. Finally, it is important to note that in 2024 the Downtown Austin Alliance identified a full-day preschool as a Critical Need for downtown hospitality employees. The new TownLake YMCA will also include a minimum of 4,500 SF of specific youth development programming, a minimum of 7,500 SF of child play area, and, all told, more than 50,000 SF of programmable space for youth. The new TownLake YMCA will also provide dedicated space for mental health and counseling services, a small performing arts theater, a rooftop garden, art studios, coworking spaces, a state-of-the-art pool/natatorium, and meeting spaces for local non-profit and community-focused organizations. 2 TownLake YMCA PUD Matrix: Tier 1 & Tier 2 Compliance Additionally, the Project includes a minimum of 90 units as on-site affordable rental housing providing a mix of units in the 30%, 50%, 60%, and 80% Median Family Income (MFI) range, with the overall average affordability level under 55%. The majority of units will be 2- and 3-bedroom focused on providing families with the opportunity to live close to their downtown employers. There is no housing on the property today. On-site affordable housing in District 9 is a goal of the City of Austin Strategic Housing Blueprint, with District 9 only achieving 30% of the desired number of affordable units as of 2023 – the 4th lowest total among all Districts. This Project is unique in the fact that it has paid for every affordable housing resident to have guaranteed membership at the TownLake YMCA (subject to TownLake YMCA rules and regulations). The Project will provide up to 750 market rate units in three residential towers and, similar to the affordable housing portion of the Project, every market rate resident will have guaranteed membership at the TownLake YMCA (also subject to TownLake YMCA rules and regulations). Finally, the Project will provide up to 35,000 SF of ground floor pedestrian oriented space as defined in the City of Austin Land Development Code (LDC) §25-2-691. Simply stated, this Project provides a unique opportunity to positively impact the health and wellness of generations of future Austinites. In accordance with 2.3.1.C.2, for urban properties where the Project characteristics make open space infeasible if other community benefits are provided, providing 10-20% open space is infeasible for this Project given its urban location. This urban mixed-use Project directly abuts the Volma Overton Sr. Beach segment of Town Lake Metropolitan Park on the west and southern boundaries of the site. Given the Project’s adjacency to abutting parkland, the Butler Hike and Bike Trail on Lady Bird Lake, and Lady Bird Lake itself, there is unsurpassed access to publicly accessible open space. TR.1.A PI.3.A The Project will comply with current City of Austin requirements for parkland dedication and will provide structured parking for 100% of Project residents (a minimum number of on-street spaces may be allowed as approved by the Director), Project employees, and TownLake YMCA patrons and staff. In addition to the PARD contribution, to meet the intent, the Project is providing an enhanced pedestrian experience through Town Lake Metropolitan Park to the Lance Armstrong Bikeway, the Ann and Roy Butler Hike and Bike Trail, and Lady Bird Lake. This enhanced area will improve existing sidewalks in public Right of Way to the east of the Project along North Lamar Boulevard and in the park south of the Project along B.R. Reynolds Drive to meet ADA standards and provide shade trees along those pedestrian walkways. The Project will exceed the requirements of the City of Austin’s Green Building Program, with a minimum 3-star rating. The Project is currently evaluating the ability to commit to a 4-star rating. EV.5.A 3 Yes. 2.3.1.C. Provide a total amount of open space that equals or exceeds 10% of the residential tracts, 15% of the industrial tracts, and 20% of the nonresidential tracts within the PUD, except that: 1. 1. A detention or filtration area is excluded from the calculation unless it is designed and maintained as an amenity, and 2. 2. The required percentage of open space may be reduced for urban property with characteristics that make open space infeasible if other community benefits are provided. 2.3.1.D. Provide a two-star Austin Energy Green Building Rating. Yes. Yes 2.3.1.E. Be consistent with the applicable neighborhood plans, neighborhood conservation combining district regulations, historic area, and landmark regulations and compatible with adjacent property and land uses. TownLake YMCA PUD Matrix: Tier 1 & Tier 2 Compliance The Project is located within the Old West Austin Neighborhood Planning Area and will provide accessibility and amenities to complement the existing community. Although the Old West Austin Neighborhood Plan (OWANP) does not include a Future Land Use Map, the Project is consistent with the Neighborhood Plan, which states for the property that “Change from Light Industrial (LI) to Mixed Use: Mix of residential with commercial and/or office would apply to lots currently zoned LI.” As such, no change to a Future Land Use Map is required. U.2, U.3 AF.1, AF.2, AF.3 PI.2.A The Project will be consistent with the surrounding land use by providing housing and indoor/outdoor recreational amenities that complement those activities currently taking place on the existing site and adjacent parkland. The new TownLake YMCA will also provide dedicated space for childcare, mental health and counseling services, a small performing arts theater, a rooftop garden, art studios, coworking spaces, a state-of-the- art pool/natatorium, and meeting spaces for local non-profit and community-focused organizations. Additionally, up to 35,000 SF of ground floor pedestrian oriented space (as defined in the City of Austin LDC §25-2-691) will be included in the Project. The OWANP states that “the neighborhood will encourage developers to include residences of an appropriate size for families with children.” The Project includes a minimum of 90 units as on-site affordable rental housing providing a mix of units in the 30%, 50%, 60%, and 80% MFI range, with the overall average affordability level under 55%. The majority of units will be 2- and 3-bedroom focused on providing families with the opportunity to live close to their downtown employers. All affordable housing units will have guaranteed memberships to the TownLake YMCA (subject to TownLake YMCA rules and regulations). The OWANP also calls for “restoring the old Union Pacific underpass or building a new underpass…” and the Project is working with Union Pacific Railroad on a new, dedicated pedestrian crossing north of the Project to 3rd Street. 2.3.1.F. Provide for environmental preservation and protection relating to air quality, water quality, trees, buffer zones and greenbelt areas, critical environmental features, soils, waterways, topography, and the natural and traditional character of the land. Yes. The PUD will provide for a development that exceeds what would be required under current code. The PUD will achieve a 3-star green builder rating at a minimum as well as provide for water quality treatment from currently un-treated off-site flows. Development of the Project prohibits undesirable land uses currently permitted on the property, including Automotive Rentals, Automotive Repair Services, Automotive Sales, Bail Bond Services, Basic Industry, Funeral Services, Kennels, Scrap and Salvage Services, Service Station, Vehicle Storage, Custom Manufacturing, General Warehousing and Distribution, Light Manufacturing, Distribution Recycling Center, and Resource Extraction, among others. The existing impervious cover on the property is 56% with no on-site water quality controls. Development of the Project to <95% impervious cover will provide Code compliant water quality treatment for all stormwater generated from the Project. 115% of required site stormwater will be treated using on-site water quality methods as opposed to paying the fee-in-lieu of treatment. Project landscaping will integrate water quality treatment into landscape features via raingardens throughout the Project. Coincident with the ephemeral drainage channel are both a Critical Water Quality Zone and an Erosion Hazard Zone. The Project intends to extend the current stormwater pipe through the Project to outfall south of the property to remove the Critical Water Quality Zone and Erosion Hazard Zone in this area. Creek restoration and associated passive in-channel water quality treatment will occur from that point through the parkland to Cesar Chavez Street in concert with PARD and the Watershed Protection Department. The existing tree canopy on the property consists of four (4) trees that have been identified on the survey as dead (53”) and an additional five (5) trees that have been studied by a Certified Arborist and identified as dead, partially dead or in very poor condition (185”). There are four (4) Heritage Trees on the site (107”), two (2) of which have been identified as good candidates for transplant and 2 in only fair condition. There are 25 Protected Trees on or impacted by the site, eight (8) of which are in good condition (167”), and of those eight (8), four (4) EV.1.D, EV.2.A, EV.2.B, EV.2.C, EV.3.A, EV.3.B, EV.3.C, EV.4.E, EV.4.F, EV.4.G, EV.4.H, EV.4.L, EV.4.M, EV.5.A, EV.6.A SDR.8, SDR.9 CM.3, CM.5, CM.6, CM.7, CM.8 4 TownLake YMCA PUD Matrix: Tier 1 & Tier 2 Compliance are good candidates for transplant (80”). There are 14 Protected Trees in fair condition (364”) and three (3) that are in dead or dying condition. There are 44 regulated trees on the site; four (4) of which are in good condition that are good candidates for transplant (54”). After consultation with a Certified Arborist and in coordination with PARD and TPW, the Project intends to transplant all ten (10) good transplant candidate trees (185”) in the adjacent parkland, in public Right-of-Way, and along pedestrian walkways. All other trees will be removed and mitigated per Code. Replacement trees will be Appendix F trees and will exceed the minimum tree replacement diameter by having a minimum diameter of 3” for new trees planted on the property and 4” for new trees planted in adjacent parkland. The Project will exceed the minimum soil volume for transplanted trees and new plantings by providing a minimum of 16” of planting soil for each tree. 5-year tree care plans will be developed and implemented for all transplanted trees. The tree canopy on the Property resulting from transplants and planting new trees after 5 years will be 33% compared to the existing tree canopy for healthy trees of 19%, almost doubling the urban tree canopy at this location and reducing the heat island effect. Further, 185” of transplanted and 352” of new trees will be planted in the adjacent parkland, improving the pedestrian and cyclist experience, reducing the heat island effect, providing added shade for park users, and restoring the natural and traditional character of the land. Air quality will be improved by providing a mix of uses on site and thereby reducing vehicle trips from suburban areas into the Central Business District. The Project will capture, treat, and reuse rooftop rainfall on the site for landscape irrigation, cooling tower use, and toilet flushing and will incorporate an on-site graywater collection and treatment system to capture graywater generated from the PUD. Concept designs show that alternative water supplies from captured and treated gray water, air conditioning condensate, and rainwater will provide 100% of the on-site water demands from cooling tower make-up water, toilet flushing, and on-site irrigation. The Project will meet City of Austin Exterior Lighting requirements with the criteria outlined in one of the following ratings allowed in 5.2.10 - SUBCHAPTER E, SECTION 2.5, EXTERIOR LIGHTING RULES FOR ALTERNATIVE EQUIVALENT COMPLIANCE (AEC) for all buildings and site lighting: • Austin Energy Green Building Star Rating System Light Pollution Reduction Criteria ST7 as outlined in the 2022 Commercial Rating System (or latest applicable version). • U.S. Green Building Council Leadership in Energy and Environmental Design - Sustainable Site credit Lighting Pollution Reduction as outlined in LEED v4 NC BD+C (or latest applicable version). 2.3.1.G. Provide for public facilities and services that are adequate to support the proposed development including school, fire protection, emergency service and police facilities. Yes. The Project will not necessitate the additional City of Austin infrastructure costs associated with suburban development and will provide density to support proposed urban infrastructure improvements proposed by the City. The Project will provide a minimum of 13,000 SF of a YMCA Tomorrow Academy preschool/daycare area (projected to serve more than 100 children from ages 6 months to 5 years) that is available to the general public at a location where there are no publicly available childcare services today. It is anticipated that children enrolled in the Tomorrow Academy will receive over 250,000 hours of education annually, resulting in over 200 children graduating from the Tomorrow Academy over a 10-year period, with 95% of them being Kindergarten-ready. 20% of these children will receive some form of financial assistance. On top of the YMCA Tomorrow Academy, YMCA Kids’ Play drop-in care is estimated to provide an additional 25,000 hours of drop-in childcare to nearly 2,000 kids annually. Childcare has been a clear policy goal and objective for the City of Austin as evidenced by City Council activities in 2023 that made Austin the first Texas city to ensure a 100 percent property tax abatement for U.1 OSP.2.A E.1.A, E.1.B, E.1.C BD.3.A, BD.4.A CM.14 5 TownLake YMCA PUD Matrix: Tier 1 & Tier 2 Compliance eligible childcare providers and expanded zoning allowances for local childcare facilities. Finally, in 2024 the Downtown Austin Alliance identified a full-day preschool as a Critical Need for downtown hospitality employees. Additionally, the new TownLake YMCA will also include a minimum of 4,500 SF of specific youth development programming, a minimum of 7,500 SF of child play area, and, all told, a minimum of 80,000 SF of fitness/recreation space across 3 levels, including more than 50,000 SF of programmable space for youth. The new TownLake YMCA will also provide dedicated space for mental health and counseling services, a small performing arts theater, a rooftop garden, art studios, coworking spaces, a state-of-the-art pool/natatorium, and meeting spaces for local non- profit and community-focused organizations. Similar to the rooftop amenities at the Austin Public Library, up to 15,000 square feet of rooftop areas of the YMCA will be accessible to the public during designated hours alongside YMCA programming. The Project as currently envisioned will span the existing 72” Ullrich Water Transmission Main as it traverses the western portion of the property, but if so desired by the City, the Project could relocate and replace this line along the rear of the property, improving this important public facility with a new 72” water transmission main. This would avoid spanning the existing main with residential multifamily and parking structures (at a height of approximately 25 feet) and provide the City which a new section of transmission main, increasing the life span of the main and reducing the potential for deterioration due to aging. Accommodations to the width of the water easement in this area would be needed. The owners will work with City of Austin emergency services, fire, and police facilities to ensure that there is adequate service for the Project during the Development Assessment for this proposed PUD. The PUD will exceed the minimum landscape requirements of the City Code and will utilize native and adaptive species as well as non-invasive plants per the City of Austin Grow Green program. All required tree plantings shall use native tree species selected from Appendix F (Descriptive Categories of Tree Species) of the ECM. All required tree plantings shall use Central Texas native seed stock. 100% of all non-turf plant materials shall be selected from the ECM Appendix N (City of Austin Preferred Plant List) or the "Grow Green Native and Adapted Landscape Plants Guide". An integrated pest management plan (the "IPM') that complies with ECM Section 1.6.9.2(D) and (F) shall be submitted for approval with each site plan application. The Landowner shall provide copies of the IPM plan to all property owners within the PUD. EV.4.A, EV.4.C, EV.4.D, EV.4.E, EV.4.F, 3V.4.G, EV.4.H, EV.4.I, EV.4.K, EV.4.L, EV.4.M Tree transplants and new tree planting will exceed the minimum tree replacement diameter by having a minimum diameter of 3” for new trees planted on the Property and 4” for new trees planted in adjacent parkland. The Project will exceed the minimum soil volume for transplanted trees and new plantings by providing a minimum of 16” of planting soil for each tree. 5-year tree care plans will be developed and implemented for all transplanted trees. The Project will exceed the Street Yard landscaping requirements with one (1) additional street yard tree and up to 50% more landscape buffering elements such as plants, berms, and decorative fences/walls than required. The Project will also meet the Austin Energy Green Building Rating System Restore Soil Heath criteria STIP1 as outlined in the 2022 Commercial Rating System (or latest applicable version) for all buildings. 2.3.1.H. Exceed the minimum landscaping requirements of the City Code. Yes. 2.3.1.I. Provide for appropriate transportation and mass transit connections to areas adjacent to the PUD district and Yes. The Property is located in close proximity to various transportation, mass transit, bicycle, and pedestrian infrastructure. The Project abuts North Lamar Blvd., a City of Austin Core Transit Corridor, an Imagine Austin Corridor, and an Austin Strategic Mobility Plan (ASMP) Level 3 Vehicle, Transit, and Bicycle Priority roadway. Activity Corridors call for a variety of activities and types of buildings located along the roadways. Similarly, TR.2.A, TR.2.B, TR.2.C, TR.2.D, TR.2.E, TR.3.C 6 mitigation of adverse cumulative transportation impacts with sidewalks, trails, and roadways. TownLake YMCA PUD Matrix: Tier 1 & Tier 2 Compliance the site abuts B.R. Reynolds Dr., an ASMP Level 2 Vehicle, Transit, and Bicycle Priority roadway. The Project abuts the Volma Overton Sr. Beach segment of the Town Lake Metropolitan Park on the west and southern portion of the site. EV.1.B The Cap Metro MetroRapid 803 line runs along B.R. Reynolds Dr. and Lamar Boulevard less than 50 feet from Project. Cesar Chavez Street runs to the south of the Project along Lady Bird Lake. The Lance Armstrong Bikeway lies less than 1/10th of a mile to the south of the Project running parallel to Cesar Chavez and is a major east-west connector in the Austin bicycle network. The Ann and Roy Butler Hike and Bike Trail lies 450 feet to the south of the Project. Providing daytime density on this site will support future transit and provide daytime “feet on the street” for surrounding businesses. The Project will coordinate with the Transportation and Public Works Department to better understand the future vision for pedestrian and bicycle infrastructure improvements along North Lamar Boulevard and Cesar Chavez Street. The Project is also currently in conversations with Cap Metro regarding their long-range plans for this area and will work to identify and construct up to $10,000 worth of improvements to the bus infrastructure in this area. The Project will also work with the Parks and Recreation Department, the West Austin Youth Association, Austin Pets Alive!, and other stakeholders to increase access to the abutting parkland for pedestrians, cyclists, and vehicles by funding and constructing several components of the Volma Overton Beach, Sr. Vision Plan, adopted by the City Council in 2017. This superiority item includes: 1. Improving existing sidewalks in the park south of the Project along B.R. Reynolds Drive to meet ADA standards and providing shade trees along those pedestrian walkways. 2. Improving and expanding the existing east-west access road/parking area on parkland immediately south of the Project to meet Level 1 public roadway design standards and TCM roadway design standards, including on-street parking, sidewalks, and bike lanes. On the southern edge of this proposed roadway, the TCM design standards would be exceeded by including grade-separated facilities for bicycles and pedestrians. 3. Providing a new north-south vehicular access road to the parkland from Cesar Chavez Street to meet Level 1 public roadway design standards and TCM roadway design standards, including sidewalks and bike lanes. 4. Providing Cesar Chavez Street Minor Improvements to facilitate the new north-south vehicular access road, including the potential for a signalized intersection on Cesar Chavez Street. 5. Providing vehicle parking in the South Parking Area. This is noted in the Volma Overton, Sr. Beach Vision Plan Preferred Alternative, Phase One, Item 10. 6. Constructing a roundabout on B.R. Reynolds Drive to facilitate safer vehicular and pedestrian movements for access and egress to the parkland, North Lamar Boulevard and the Project. 7. Constructing a water quality pond to treat currently untreated stormwater runoff from North Lamar Boulevard as well as the transportation improvements envisioned in the Volma Overton Sr. Beach Vision Plan. This is noted in the Volma Overton, Sr. Beach Vision Plan Preferred Alternative, Phase Two, Item 18. 2.3.1.J. Prohibit gated roadways Yes. No gated roadways will be permitted within the PUD. TR.1.B 7 2.3.1.K. Protect, enhance, and preserve the areas that include structures or sites that are of architectural, historical, archaeological, or cultural significance. 2.3.1.L. Include at least 10 acres of land, unless the property is characterized by special circumstances, including unique topographic constraints. TownLake YMCA PUD Matrix: Tier 1 & Tier 2 Compliance Yes. The TownLake YMCA first opened in September 1970, but this entire facility is at the end of its useful life and can no longer provide cost-effective services to the Austin community. Redevelopment will allow the YMCA to stay at this location and continue serving the community as it has done for 55 years. Yes. The property does not exceed 10 acres of land but is characterized by special circumstances. The Project abuts the Union Pacific Railroad and associated Amtrak Station to the North, grade separated North Lamar Boulevard to the east, and parkland to the south and west. It is unique in its location because 1) it has the ability to provide community health and wellness facilities in very close proximity to the Central Business District; 2) it has the ability to improve access and connectivity to the parkland and ball fields to the south; and 3) it has the ability to improve access and connectivity to the Roy Butler Hike and Bike Trail at Lady Bird Lake. Redevelopment allows for improved connectivity to the north, south, and west, including better access to the Volma Overton Sr. Beach segment of Town Lake Metropolitan Park and the Ann and Roy Butler Hike and Bike Trail at Lady Bird Lake. 8 TownLake YMCA PUD Matrix: Tier 1 & Tier 2 Compliance Compliance Superiority Yes. The Project will comply with the City of Austin Subchapter E, Commercial Design Standards. PUD Notes PI.1.A CM.8 Yes. The Project will comply with the Core Transit Corridor sidewalk requirements along North Lamar Boulevard. Additional coordination will be required with Transportation and Public Works staff to determine the feasible dimensions for sidewalk infrastructure due to the Lamar Boulevard bridge section. PI.3.A CM.10 N/A No residents will be displaced with this PUD Project. Yes. The Project will contain pedestrian-oriented uses on the ground floor of multistory commercial and mixed-use buildings, including residential units on the ground floor of the affordable housing building, TownLake YMCA lobby along with other YMCA uses such as administration offices, drop-in childcare services, youth development services, changing rooms with showers, a warm water pool, and a sauna, and finally up to 35,000 SF of ground floor pedestrian oriented space (as defined in the City of Austin LDC §25-2-691) throughout the project. U.2 Tier I - Additional PUD Requirements for a mixed-use development 2.3.2.A. Comply with Chapter 25-2, Subchapter E (Design Standards and Mixed Use) 2.3.2.B. Inside the Urban Roadway boundary depicted in Figure 2, Subchapter E, Chapter 25-2 (Design Standards and Mixed Use), comply with the sidewalk standards in Section 2.2.2, Subchapter E, Chapter 25-2 (Core Transit Corridor Sidewalk and Building Placement). 2.3.2.C. Pay the tenant relocation fee established under 25-1-715 (Tenant Relocation Assistance – Developer Funded) if approval of the PUD would allow multifamily redevelopment that may result in tenant displacement. 2.3.2.D. Contain pedestrian oriented uses as defined in Section 25-2-691(C) (Waterfront Overlay District Uses) on the first floor of a multi-story commercial or mixed-use building. 9 PUD Notes PI.3.A OSP.2.A, OSP.3.A, OSP.4.A, OSP.4.B EV.1.B TR.2.A, TR.2.B, TR.2.C, TR.2.D, TR.2.E 2.4 Tier II Requirement Compliance Superiority TownLake YMCA PUD Matrix: Tier 1 & Tier 2 Compliance 1. Open Space – Provide open space at least 10% above the requirements of Section 2.3.1.A (Minimum Requirements). Alternatively, within the Urban Roadway boundary established in Figure 2 of Subchapter E of Chapter 25- 2 (Design Standards and Mixed Use), provide for proportional enhancements to existing or planned trails, parks, or other recreational common open space in consultation with the Director of the Parks and Recreation Department. Yes. The Project is within the Urban Roadway boundary and shall comply with current City of Austin PUD requirements for parkland dedication. In addition to the PARD contribution, to meet the intent, the Project is providing an enhanced pedestrian experience through Town Lake Metropolitan Park to the Lance Armstrong Bikeway, the Ann and Roy Butler Hike and Bike Trail, and Lady Bird Lake. This enhanced area will improve existing sidewalks in the park south of the Project to meet ADA standards and provide shade trees along those pedestrian walkways. Additionally, the Project is providing: 1. 2. 3. TownLake YMCA portion of the property: up to 15,000 square feet of YMCA rooftop areas accessible to the public during designated hours alongside YMCA programming. Affordable Housing portion of the property: a minimum of 3,000 SF of publicly accessible landscaped community open space and a minimum of 1,300 SF of plaza/patio space on the ground floor. Market rate housing portion of the property: a minimum of 3,000 SF of publicly accessible plaza/patio space on the ground floor and a minimum of 15,000 SF of private common open space on the roof top and amenity decks. Further, the Project is proposing to work with PARD and TPW to increase access to the abutting parkland for pedestrians, cyclists, and vehicles by making improvements to the adjacent parkland open space area that realize the vision of the Volma Overton Sr. Beach Vision Plan. These improvements include: 1. 2. 3. 4. 5. 6. 7. Improving existing sidewalks in the park south of the Project along B.R. Reynolds Drive to meet ADA standards and providing shade trees along those pedestrian walkways. Improving and expanding the existing east-west access road/parking area on parkland immediately south of the Project to meet Level 1 public roadway design standards and TCM roadway design standards, including on-street parking, sidewalks, and bike lanes. On the southern edge of this proposed roadway, the TCM design standards would be exceeded by including grade-separated facilities for bicycles and pedestrians. Providing a new north-south vehicular access road to the parkland from Cesar Chavez Street to meet Level 1 public roadway design standards and TCM roadway design standards, including sidewalks and bike lanes. Providing Cesar Chavez Street Minor Improvements to facilitate the new north-south vehicular access road, including the potential for a signalized intersection on Cesar Chavez Street. Providing vehicle parking in the South Parking Area. This is noted in the Volma Overton, Sr. Beach Vision Plan Preferred Alternative, Phase One, Item 10. Constructing a roundabout on B.R. Reynolds Drive to facilitate safer vehicular and pedestrian movements for access and egress to the parkland, North Lamar Boulevard and the Project. Constructing a water quality pond to treat currently untreated stormwater runoff from North Lamar Boulevard as well as the transportation improvements envisioned in the Volma Overton Sr. Beach Vision Plan. This is noted in the Volma Overton, Sr. Beach Vision Plan Preferred Alternative, Phase Two, Item 18. 2. Environment: Yes. The Project will develop under current code except as modified under the PUD. a. Comply with current code instead of asserting In concert with PARD and Watershed Protection, the Project proposes to construct a water quality pond to treat currently untreated stormwater runoff from 3.4 acres of North Lamar Boulevard and north of the Project flowing into Lady Bird Lake as envisioned in the Volma Overton Sr. Beach EV.1.B, EV.1.C, EV.1.D, EV.3.B, EV.3.C. EV.3.D, 10 entitlement to follow older code provisions by application of law or agreement. b. Provide water quality controls superior to those otherwise required by Code. c. Use green water quality controls as described in the Environmental Criteria Manual to treat at least 50 percent of the water quality volume required by code. d. Provide water quality treatment for currently untreated, developed off-site areas of at least 10 acres in size. e. Reduce impervious cover by 5% below the maximum otherwise allowed by code or include off-site measures that lower overall impervious cover within the same watershed by 5% below that allowed by code. f. Provide minimum 50- foot setback for at least 50 percent of all unclassified waterways with a drainage area of 32 acres. TownLake YMCA PUD Matrix: Tier 1 & Tier 2 Compliance Vision Plan. It is estimated that this water quality pond will remove up to 2,000 pounds of Total Suspended Solids (TSS) per year that is currently flowing untreated into Lady Bird Lake. Further, an ephemeral drainage channel traverses north to south on the western portion of the site that currently receives flow from approximately 95 acres of infill development within the Old West Austin neighborhood through two (2) 54-inch stormwater pipes routed underneath the Union Pacific Rail line. An unknown portion of this drainage area may be currently treated, but much of this drainage area does not have existing water quality controls, including the 6 to 7-acre abandoned Tipps Iron Works property which has no water quality treatment facilities. The Project proposes to construct a water quality treatment facility under Tower A to treat approximately 3.5 acres of untreated offsite runoff from north of the railroad. It is estimated that this water quality treatment facility will remove up to 2,000 pounds of Total Suspended Solids (TSS) per year that is currently flowing untreated into Lady Bird Lake. The Project will also restore this drainage channel from the southern end of the Project through parkland to Cesar Chavez Street in concert with PARD and the Watershed Protection Department utilizing best practices via riparian renewal and natural channel design techniques, which are also estimated to provide appreciable water quality benefits for stormwater currently flowing untreated into Lady Bird Lake. These natural channel design techniques will be utilized to keep maintenance needs low by restoring and stabilizing the channel to provide unobstructed conveyance to reduce erosion in the future as well as providing a desirable riparian area, adding significant social benefits. The Project will also incorporate the following Functional Green concepts to further augment water quality treatment on the property: EV.4.A, EV.4.C, EV.4.E, EV.4.F, EV.4.G, EV.4.H, EV.4.J. EV.4.L, EV.4.M, EV.5.B CM.5, CM.6, CM.7, CM.8 TR.1.D BD.2.C Irrigation with an alternative water source Intensive and Extensive Green Roof • Environmental Criteria Manual (ECM) soil volumes for newly planted trees • ECM Appendix N species for Shrubs, Ornamental Grasses, and Perennial Forbs. • • • Retention Irrigation (Sitewide) • Shrub Planting • Rain gardens and Raingarden Planting • Newly Planted Tree: Large • Newly Planted Tree: Medium • Existing Tree Canopy • Pollinator Resources The Project does not propose any changes to the 100-year floodplain and will meet Code requirements. The Project will work with the City of Austin to analyze the benefits of participation in the Regional Stormwater Management Program given the hydrologic characteristics of the watershed and will design detention facilities that minimize flood impacts to the local area. The Project will work with Watershed Protection to determine if off-site drainage infrastructure serving the site may be appropriate for improvements. The existing tree canopy on the property consists of four (4) trees that have been identified on the survey as dead (53”) and an additional five (5) trees that have been studied by a Certified Arborist and identified as dead, partially dead or in very poor condition (185”). There are four (4) Heritage Trees on the site (107”), two (2) of which have been identified as good candidates for transplant and 2 in only fair condition. There are 25 Protected Trees on or impacted by the site, eight (8) of which are in good condition (167”), and of those eight (8), four (4) 11 TownLake YMCA PUD Matrix: Tier 1 & Tier 2 Compliance are good candidates for transplant (80”). There are 14 Protected Trees in fair condition (364”) and three (3) that are in dead or dying condition. There are 44 regulated trees on the site; four (4) of which are in good condition that are good candidates for transplant (54”). After consultation with a Certified Arborist and in coordination with PARD and TPW, the Project intends to transplant all ten (10) good transplant candidate trees (185”) in the adjacent parkland, in public Right-of-Way, and along pedestrian walkways. All other trees will be removed and mitigated per Code. Replacement trees will be Appendix F trees and will exceed the minimum tree replacement diameter by having a minimum diameter of 3” for new trees planted on the property and 4” for new trees planted in adjacent parkland. The Project will exceed the minimum soil volume for transplanted trees and new plantings by providing a minimum of 16” of planting soil for each tree. 5-year tree care plans will be developed and implemented for all transplanted trees. The tree canopy on the Property resulting from transplants and planting new trees after 5 years will be 33% compared to the existing tree canopy for healthy trees of 19%, almost doubling the urban tree canopy at this location and reducing the heat island effect. Further, 185” of transplanted and 352” of new trees will be planted in the adjacent parkland, improving the pedestrian and cyclist experience, reducing the heat island effect, providing added shade for park users, and restoring the natural and traditional character of the land. A minimum of 10,000 SF of green roof will be provided on the Project and will receive a minimum of 120” of newly planted trees. These green roofs will integrate pollinator gardens into the natural landscaping. The PUD will meet or exceed the landscape requirements of Subchapter E by providing a diverse mixture of landscaping from the City of Austin Grow Green Native and Adaptive Landscape Plan Guide utilizing drought-resistant and non-toxic plants. The Project will provide approximately one (1) additional street yard tree and up to 50% more landscape buffering elements such as plants, berms, and decorative fences/walls than required. The Project will also provide 10% of the overall parking spaces as dedicated spaces for electric vehicle charging within the parking garage for use by residents and employees of the Project. Further, an additional 15% of the vehicular spaces in the Project will be reserved for future electric vehicle charging capabilities. Harnessing the power of the sun, the Project will include up to 2,500 square feet of photovoltaic solar panels on the roof terrace of the YMCA – proudly on display and offering a powerful, visible reminder of our commitment to sustainability - to generate power on site. Accompanied by engaging interpretive signage, these panels will not only generate clean energy but also spark curiosity and inspire visitors to learn about renewable energy and its direct impact on the YMCA community. The Project will continue to study building architecture, construction methods, and operational considerations for the buildings proposed as part of the PUD to maximize energy efficiency and ameliorate the impacts of the Texas climate on energy usage. g. Provides volumetric flood detention as described in the Drainage Criteria Manual. h. Provide drainage upgrades to off-site drainage infrastructure that does not meet current criteria in the Drainage or Environmental Criteria Manuals, such as storm drains and culverts that provide a public benefit. i. Propose no modifications to the existing 100-year floodplain. j. Use natural channel design techniques as described in the Drainage Criteria Manual. k. Restores riparian vegetation in existing, degraded Critical Water Quality Zone areas. l. Removes existing impervious cover from the Critical Water Quality Zone. m. Preserve all heritage trees; preserve 75% of the caliper inches associated with native protected size trees; and 12 TownLake YMCA PUD Matrix: Tier 1 & Tier 2 Compliance preserve 75% of all the native caliper inches. n. Tree plantings use Central Texas seed stock native with adequate soil volumes. o. Provide at least a 50 percent increase in the minimum waterway and/or critical environmental feature setbacks required by code. p. Clusters impervious cover and disturbed areas in a matter that preserves the most environmentally sensitive areas of the site that are not otherwise protected. q. Provides porous pavement for at least 20 percent or more of all paved areas for non- pedestrian in non- aquifer recharge areas. r. Provides porous pavement for at least 50 percent or more of all paved areas limited to pedestrian use. s. Provides rainwater harvesting for landscape irrigation to serve not less than 50% of the landscaped areas. 13 t. Directs stormwater runoff from impervious surfaces to a landscaped area at least equal to the total required landscape area. u. Employs other creative or innovative measures to provide environmental protection. 3. Austin Green Builder Yes. Program – Provides a rating under the Austin Green Builder program of three stars or above. 4. Art – Provides art approved by the Art In Public Places Program in open spaces, either by providing the art directly or by making a contribution to the City’s Art In Public Places Program or a successor program. 5. Great Streets – Complies with City’s Great Streets Program, or a successor program. Applicable only to commercial retail, or mixed- use development that is not subject to the requirements of Chapter 25-2, Subchapter E (Design Standards and Mixed Use) TownLake YMCA PUD Matrix: Tier 1 & Tier 2 Compliance The Project will participate in the Austin Energy Green Builder program at or above the 3-star level. The Project is currently evaluating the ability to commit to a 4-star rating. EV.5.A Yes. The Project will commission a minimum of two (2) art pieces by artists who principally reside in Austin within the Project, inclusive of some combinations of murals, signage , or sculptures. BD.2.A, BD.2.B, BD.2.C In addition, The TownLake YMCA can commit to a permanent installation that tells the story of Clarksville, the oldest surviving freedman’s town west of the Mississippi, by working with local historians and artists in the African American community which could include signage, a mural, or other art in recognition of its unique and valuable history to the community. The Project will also provide educational signage to educate the public on the sustainable strategies being utilized within the Project (i.e., stormwater, native planting, tree relocating, rainwater collection, etc.). N/A. While the Project is subject to, and will comply with, the requirements of Subchapter E, the Project will also comply with the requirements of the Transportation Criteria Manual (TCM). Additionally, the Project Team will coordinate with the Transportation and Public Works Department to better understand any specific visions for this Project that would differ from the TCM. CM.10 14 6. Community Amenities: Yes. a. Provides community or public amenities, which may include space for community meetings, day care facilities, non- profit organizations, or other uses that fulfill an identified community need. b. Provides publicly accessible multiuse trail and greenway along creek or waterway TownLake YMCA PUD Matrix: Tier 1 & Tier 2 Compliance The TownLake YMCA has been providing community amenities in Austin since September 1970. As the economic engine for YMCAs throughout the Greater Austin area, revenue specific to the TownLake YMCA provides approximately $1M of a $3.4M annual budget for scholarships, program expansion, and operational expenses for various facilities throughout the Greater Austin YMCA area, including: U.1, U.3 AF.1, AF.2, AF.3 • Financial assistance to students at the YMCA Tomorrow Academy in Dove Springs. • Financial assistance for afterschool childcare at 35 elementary campuses within the City of Austin and 15 camp locations. • Scholarships through its Membership for All program along with reduced HAAM (Health Alliance for Austin Musicians) memberships at all Y centers. • Operational expenses at the City of Austin/YMCA North Austin Community Recreation Center, which it operates in partnership with the city’s Parks & Recreation Department. Redevelopment and expansion of the TownLake YMCA will continue this important contribution to YMCAs throughout the City of Austin. In addition to the well-known physical health and wellness programming offered by the YMCA, the new TownLake YMCA will also include a minimum of 13,000 SF of a YMCA Tomorrow Academy preschool area (projected to serve more than 100 children from ages 6 months to 5 years) that is available to the general public at a location where there is no publicly available childcare services today. It is anticipated that children enrolled in the Tomorrow Academy will receive over 250,000 hours of education annually, resulting in over 200 children graduating from the Tomorrow Academy over a 10-year period, with 95% of them being Kindergarten-ready. 20% of these children will receive some form of financial assistance. On top of the YMCA Tomorrow Academy, YMCA Kids’ Play drop-in care is estimated to provide an additional 25,000 hours of drop-in childcare to nearly 2,000 kids annually. Additionally, the new TownLake YMCA will also include a minimum of 4,500 SF of specific youth development programming, a minimum of 7,500 SF of child play area, and, all told, more than 50,000 SF of programmable space for youth. Further, the new TownLake YMCA will also provide dedicated space for mental health and counseling services, a small performing arts theater, a rooftop garden, art studios, coworking spaces, a state-of-the-art pool/natatorium, and meeting spaces for local non-profit and community-focused organizations. Dating back to the 1987 Town Lake Park Comprehensive Plan, affordable housing has been identified as another community need, and the OWANP specifically identified the need for affordable housing that focused on families. The Project will fulfill these goals by providing a minimum of 90 units as on-site affordable rental housing with a mix of units in the 30%, 50%, 60%, and 80% MFI range, with the overall average affordability level under 55%. The Project will also provide a minimum of 2,000 SF of commercial space for a local business or non-profit use on the TownLake YMCA rooftop made available at subsidized non-profit and community partnership rates (i.e., no more than eighty percent (80%) of the market costs for similarly sized and located commercial space). All Project residents and homeowners within the Project will have guaranteed memberships at the TownLake YMCA (subject to TownLake YMCA rules and regulations). 7. Transportation – Provides bicycle facilities that connect to existing or planned bicycle routes or Yes. The Project’s proximity to the Cap Metro MetroRapid 803 line (50 ft), the Lance Armstrong Bikeway (300 ft), the Ann and Roy Butler Hike and Bike Trail at Lady Bird Lake (550 ft), and even the Shoal Creek Trail (1600 ft) provide excellent opportunities to enhance bicycle and multi-modal transportation features within and adjacent to the Project. The Project is currently in conversations with Cap Metro regarding their long-range plans for this area and will work to identify and construct up to $10,000 worth of improvements to the bus infrastructure in this area. TR.1.D, TR.1.E, TR.3.A, TR.3.B, TR.3.C BD.1.B 15 TownLake YMCA PUD Matrix: Tier 1 & Tier 2 Compliance provides other multi-modal transportation features not required by code. The TownLake YMCA, the affordable housing building, and the market rate housing buildings all include designated bicycle storage facilities and bike racks. The Project will exceed the minimum on site bicycle parking requirements by 10% above the Code requirements for use by TownLake YMCA users, residents, commercial patrons, trail users, and residents. Including off-site short-term bike parking within the street ROW immediately in front of the Project, we are 60% above the required base short-term bike parking spaces. PI.2.A, PI.3.B The TownLake YMCA includes a minimum of 5,000 SF of changing rooms and shower facilities which will be available for use by all Project residents with TownLake YMCA memberships. Shower and changing facilities will also be available for retail employees within the Project. The Project will also provide up to 10% of the overall parking spaces as dedicated spaces for electric vehicle charging within the parking garage for use by residents and employees of the Project. Further, an additional 15% of the vehicular spaces in the Project will be reserved for future electric vehicle charging capabilities. The Project will include a designated area for electric scooter parking. The Project is currently working with Union Pacific Railroad on a new, dedicated pedestrian crossing north of the Project to allow safe access and egress across the tracks to the 3rd Street area. If a pedestrian crossing is allowed, the Project can commit to funding approximately 220 feet of pedestrian improvements (increasing sidewalk width to 5’, making ADA compliant, and adding a crosswalk as necessary) to facilitate east-west movements on 3rd Street from the western intersection with North Lamar Boulevard Southbound Service Road to the existing sidewalk associated with the Spring Condominiums. The market rate housing portion of the Project will be parked at 23% or more below the previous Code minimum requirements. The affordable housing portion of the Project will be parked at 37% or more below the previous Code minimum requirements. The TownLake YMCA will be parked at a rate based on empirical YMCA parking data obtained over the last 5 years of use. Loading and trash collection facilities for the PUD shall be located on site. Maneuvering for loading and trash facilities shall also be located on- site. Public Right-of-Way shall not be used for maneuvering. Yes. Subchapter E requires that every project achieves at least one point from the table in 3.3.2 of the City Code. The Project will exceed the minimum number of points as follows: 1. YMCA – 8 points a. City of Austin Green Building program b. Provide primary entrance design c. Provide roof design d. Integrate solar power generation into building design 2. Affordable Housing – 3 points a. Achieve a 3 star rating (at a minimum) under the City of Austin Green Building program 3. Tower A – 5 points a. City of Austin Green Building program b. Provide for liner stores in building façade c. Provide primary entrance design 4. Tower B – 4 points 16 BD.1.A. BD.4.A EV.6.A CM.14 8. Building Design – Exceed the minimum points required by the Building Design Options of Section 3.3.2 of Chapter 25-2, Subchapter E (Design Standards and Mixed Use) TownLake YMCA PUD Matrix: Tier 1 & Tier 2 Compliance a. City of Austin Green Building program b. Provide primary entrance design 5. Tower C – 5 points a. City of Austin Green Building program b. Provide for liner stores in building façade c. Provide primary entrance design The Project will meet City of Austin Exterior Lighting requirements with the criteria outline in one of the following ratings allowed in 5.2.10 - SUBCHAPTER E, SECTION 2.5, EXTERIOR LIGHTING RULES FOR ALTERNATIVE EQUIVALENT COMPLIANCE (AEC) for all buildings and site lighting: • Austin Energy Green Building Star Rating System Light Pollution Reduction Criteria ST7 as outlined in the 2022 Commercial Rating System (or latest applicable version). • U.S. Green Building Council Leadership in Energy and Environmental Design - Sustainable Site credit Lighting Pollution Reduction as outlined in LEED v4 NC BD+C (or latest applicable version). The Project will continue to study building architecture, construction methods, and operational considerations for the buildings proposed as part of the PUD ton maximize energy efficiency and ameliorate the impacts of the Texas climate on energy usage. Yes The Project will contain pedestrian-oriented uses on the ground floor of multistory commercial and mixed-use buildings, including residential units on the ground floor of the affordable housing building, TownLake YMCA lobby along with other YMCA uses such as administration offices, drop-in childcare services, youth development services, changing rooms with showers, a warm water pool, and a sauna, and finally up to 35,000 SF of ground floor pedestrian oriented space (as defined in the City of Austin LDC §25-2-691) throughout the project. U.2 9. Parking Structure Frontage – In a commercial or mixed- use development, at least 75% of the building frontage of all parking structures is designed for pedestrian- oriented uses as defined in Section 25-2-691 (C) (Waterfront Overlay District Uses) in ground floor spaces. 10. Affordable Housing – Yes. Provides for affordable housing or participation in programs to achieve affordable housing. The Project includes a minimum of 90 units as on-site affordable rental housing providing a mix of units in the 30%, 50%, 60%, and 80% MFI range, with the overall average affordability level under 55%. The majority of units will be 2- and 3-bedroom focused on providing families with the opportunity to live close to their downtown employers. AF.1, AF.2 This Project is unique in the fact that it has paid for every affordable housing resident to have guaranteed membership (subject to TownLake YMCA rules and regulations) at the TownLake YMCA, meaning that the building can dedicate every available square foot to providing actual housing units. Support services such as physical health and wellness, mental health services, childcare, counseling, art studios, etc. will all be provided by the adjacent TownLake YMCA. According to the most recent update (2023) to the City of Austin Affordable Housing Blueprint, the inclusion of the 90 units on the Project averaging below 55% MFI is a 100% increase over the number of 50-60% MFI units constructed in Zip Code 78701 as of 2023, and a 67% increase 17 11. Historic Preservation – Preserves historic structures, landmarks, or other features to a degree exceeding applicable legal requirements. 12. Accessibility – Provides for accessibility for persons with disabilities to a degree exceeding applicable legal requirements. 13. Local Small Business – Yes. Provides space at affordable rates to one or more independent retail or restaurant small businesses whose principal place of business is within the Austin metropolitan statistical area. TownLake YMCA PUD Matrix: Tier 1 & Tier 2 Compliance in the number of 20-60% MFI units constructed in Zip Code 78701 as of the same date. With approximately 2/3 of these units planned to be 2- and 3-bedroom, this Project is making a generational impact on the affordable housing landscape in downtown Austin. Further, the YMCA and Foundation Communities have worked together to secure a St. David’s Foundation HOUSING + HEALTH Grant for planning and predevelopment of the affordable housing within the PUD. N/A Yes. The Project will provide accessibility for persons with disabilities to a degree that meets or exceeds applicable legal regulations for the residential portions of the Project. TR.1.C The YMCA will provide a minimum of 50% more ADA parking spaces than Code requires, will quadruple the number of drinking fountains required (with 50% ADA accessible), and at this stage of design is planned to provide 11 showers with 2 ADA accessible and 1 family/assisted use, 20 individual changing rooms, 2 same-sex communal rooms with lockers, and 1 universal communal changing area that better serve the needs of families with young children and of individuals requiring mobility assistance. Up to 15% of the individual changing rooms can be ADA accessible. The TownLake YMCA will also exceed ADA accessibility requirements for toilets and urinals. The affordable housing and market rate housing portions of the Project will meet the Code accessibility requirements for persons with disabilities. The Project will provide a minimum of 13,000 SF of a YMCA Tomorrow Academy preschool/daycare area (projected to serve more than 100 children from ages 6 months to 5 years) that is available to the general public at a location where there are no publicly available childcare services today. It is anticipated that children enrolled in the Tomorrow Academy will receive over 250,000 hours of education annually, resulting in over 200 children graduating from the Tomorrow Academy over a 10-year period, with 95% of them being Kindergarten-ready. 20% of these children will receive some form of financial assistance. On top of the YMCA Tomorrow Academy, YMCA Kids’ Play drop-in care is estimated to provide an additional 25,000 hours of drop-in childcare to nearly 2,000 kids annually. U.1, U.2 AF.3 Additionally, the new TownLake YMCA will also include a minimum of 4,500 SF of specific youth development programming, a minimum of 7,500 SF of child play area, and, all told, a minimum of 80,000 SF of fitness/recreation space across 3 levels, including more than 50,000 SF of programmable space for youth. The new TownLake YMCA will also provide dedicated space for mental health and counseling services, a small performing arts theater, a rooftop garden, art studios, coworking spaces, a state-of-the-art pool/natatorium, and meeting spaces for local non- profit and community-focused organizations. The Project will also provide a minimum of 2,000 SF of commercial space for a local business or non-profit use on the TownLake YMCA rooftop made available at subsidized non-profit and community partnership rates (i.e., no more than eighty percent (80%) of the market costs for similarly sized and located commercial space). The PUD will also provide a target of 10,000 SF of ground floor pedestrian oriented space (as defined in the City of Austin LDC §25-2-691) for local businesses for lease. 18 Exhibit D ) S E I T E E R T S R A V . W . O . R O L Y A B R ( W E S T 3 R D S T R E E T ( R . O . W . V A R I E S ) B A Y L O R S T R E E T ( V A C A T E D ) LOT 1 LOT 2 LOT 1 LOT 2 1-STORY BRICK COMMERCIAL APPROXIMATE LOCATION OF ZONE "X" (SHADED) AS SHOWN ON FEMA FLOOD MAP (SOLID HATCH AREA) APPROXIMATE LOCATION OF ZONE "AE" AS SHOWN ON FEMA FLOOD MAP C H A M B E R S S U R V E Y T H O M A S J A B S T R A C T N O . 7 MULTI-STORY BRICK & CONCRETE COMMERCIAL ) E V A R D A R B O U L I E S N O R T H ( R . L O . A M A R W . V APPROXIMATE LOCATION OF ZONE "AE" AS SHOWN ON FEMA FLOOD MAP C H A M B E R S S U R V E Y T H O M A S J A B S T R A C T N O . 7 WEST CESAR CHAVEZ STREET (R.O.W. VARIES) ) S E I R A V . E V I R D S D L O N Y E R . W O R ( . . R B . N A L P E S U D N A L E K A L N W O T A C M Y 1 NUMBER OF ON-STREET SPACES MAY BE ALLOWED AS APPROVED BY THE DIRECTOR. A MINIMUM ” ” ” ” ” ” ” ” ” S E T O N N A L P E S U D N A L E K A L N W O T A C M Y 2 LOT 1 LOT 2 1-STORY BRICK COMMERCIAL APPROXIMATE LOCATION OF ZONE "X" (SHADED) AS SHOWN ON FEMA FLOOD MAP (SOLID HATCH AREA) APPROXIMATE LOCATION OF ZONE "AE" AS SHOWN ON FEMA FLOOD MAP ) S E I T E E R T S R A V . W . O . R O L Y A B R ( W E S T 3 R D S T R E E T ( R . O . W . V A R I E S ) B A Y L O R S T R E E T ( V A C A T E D ) LOT 1 LOT 2 N O R T H ( R . L MULTI-STORY BRICK & CONCRETE COMMERCIAL ) E V A R D A R B O U L I E S O . A M A R W . V APPROXIMATE LOCATION OF ZONE "AE" AS SHOWN ON FEMA FLOOD MAP APPROXIMATE LOCATION OF ZONE "X" (SHADED) AS SHOWN ON FEMA FLOOD MAP (SOLID HATCH AREA) WEST CESAR CHAVEZ STREET (R.O.W. VARIES) ) S E I R A V . E V I R D S D L O N Y E R . W O R ( . . R B . I T S L D N A Y E V R U S E E R T E K A L N W O T A C M Y 3 Exhibit E Code Section §25-2, Subchapter B, Article 2, Division 5, Section 2.5.3 §25-2-491 Permitted, Conditional and Prohibited Uses TownLake YMCA PUD Code Modifications Table July 1, 2025 Code Requirement If rental housing units are included in a PUD, dwelling units equal to at least 10 percent of the bonus area square footage within the PUD must: A. be affordable to a household whose income is 60 percent or below the median family income in the Austin metropolitan statistical area; B. remain affordable for 40 years from the date a certificate of occupancy is issued; and C. be eligible for federal housing choice vouchers. The following are permitted or conditional uses: Administrative & Business Offices Agricultural Sales and Services Art Gallery Art Workshop Automotive Rentals Automotive Sales Automotive Washing (of any sort) Bail Bond Services Building Maintenance Services Business or Trade School Business Support Services Campground Commercial Off-Street Parking Communications Services Construction Sales and Services Consumer Convenience Services Convenience Storage • • • • • • • • • • • • • • • • • • Drop-Of Recycling Collection Facility Electronic Prototype Assembly Electronic Testing • • Modification Request The Development Bonus Area for this PUD shall be calculated solely based on the gross square footage of the market rate housing portion of the project divided by the total gross site area. The PUD shall receive credit for satisfying the requirements of City of Austin LDC §25-2, Subchapter B, Article 2, Division 5, Section 2.5.3 through the provision of on-site daycare services. Such services shall meet the requirements of LDC §25-2- 586 (E)(3) and be credited on a square-foot per square-foot basis. The following are added permitted uses (along with appropriate accessory uses as defined in §25-2-891): • Multifamily Residential is a permitted use per the Waterfront Overlay. The following are prohibited uses: • • • • • • • Agricultural Sales and Services Automotive Rentals Automotive Sales Bail Bond Services Building Maintenance Services Campground Construction Sales and Services Convenience Storage • • Drop-Of Recycling Collection Facility TownLake YMCA PUD Code Modifications Table July 1, 2025 Equipment Repair Services Equipment Sales Exterminating Services Financial Services Indoor Entertainment Indoor Sports and Recreation Kennels Laundry Services Liquor Sales (C) • • • • • General Retail Sales (Convenience) • General Retail Sales (General) • Hotel-Motel • • • • • • Medical Offices (>5000 SF) • Medical Offices (<5000 SF) • Monument Retail Sales • Off-Site Accessory Parking • Outdoor Entertainment (C) • Outdoor Sports and Recreation • Pedicab Storage and Dispatch • Personal Improvement Services • Personal Services • Plant Nursery • Printing and Publishing • Professional Office • Research Services • Restaurant (General) • Restaurant (Limited) • Scrap & Salvage (C) • Service Station • Software Development • Theater • Vehicle Storage • Veterinary Services • Basic Industry • Custom Manufacturing • General Warehousing and • • Distribution Light Manufacturing Limited Warehousing and Distribution Recycling Center Resource Extraction Community Garden Indoor Crop Production • • • • • Urban Farm • • • Electronic Prototype Assembly Electronic Testing Equipment Repair Services • Equipment Sales • Exterminating Services • Kennels • Laundry Services • Medical Offices (>5000 SF) • Monument Retail Sales • Off-Site Accessory Parking • Outdoor Entertainment • (C) Pedicab Storage and Dispatch • Plant Nursery • Printing and Publishing • Research Services • Scrap & Salvage (C) • Service Station • Software Development • Vehicle Storage • Veterinary Services • Basic Industry • Custom Manufacturing • General Warehousing and • • Distribution Light Manufacturing Limited Warehousing and Distribution Recycling Center Resource Extraction Indoor Crop Production • • • • Urban Farm • College and University Facilities Congregate Living (General) • • • Group Home, Class I (Limited) • Group Home, Class II • Local Utility Services • Maintenance and Service Facilities TownLake YMCA PUD Code Modifications Table July 1, 2025 Club or Lodge (C) College and University Facilities Communication Service Facilities Community Events Community Recreation (Private) Community Recreation (Public) Congregate Living Counseling Services Cultural Services • • • • • • • • • • Day Care Services (Commercial) • Day Care Services (General) • Day Care Services (Limited) • Employee Recreation • Group Home, Class I (General) • Group Home, Class I (Limited) • Group Home, Class II • Local Utility Services • Maintenance and Service Facilities • • • • • • • In the LI base zoning district: Maximum Height: 60 feet Minimum Setbacks Front Yard: -- Street Side Yard: -- Interior Side Yard: 10 feet Rear Yard: 10 feet Maximum Building Coverage: 75% Maximum Impervious Cover: 80% Maximum FAR: 1.6:1 Railroad Facilities Religious Assembly Residential Treatment Safety Services Telecommunications Tower Transitional Housing (C) Transportation Terminal (C) Note: Per § 25-2-714, the Maximum FAR may be increased by up to 60%. The PUD qualifies for this 60% increase in the base district FAR per § 25-2- 714(B) and (D). • • • • Residential Treatment Safety Services Transitional Housing (C) Transportation Terminal (C) In the PUD: Maximum Height: 425 feet Minimum Setbacks Front Yard: 0 feet Street Side Yard: 0 feet Interior Side Yard: 0 feet Rear Yard: 0 feet Maximum Impervious Cover: 95% Maximum FAR: 7.5:1 §25-2-492 Site Development Regulations §25-2-721(E)(1) Waterfront Overlay (WO) Combining District Regulations §25-2 Subchapter E, Section 2.7.3.A Private Common Open Space and Pedestrian Amenities – Design Criteria §25-8-261 Critical Water Quality Zone Development TownLake YMCA PUD Code Modifications Table July 1, 2025 Exterior mirrored glass and glare producing glass surface building materials are prohibited. 8. This subsection provides for the covering of a required open space. (a.) Not more than 50 percent of ground level open space may be covered by a fixed manmade obstruction, including a roof, balcony, or building projection. Roof gardens and sculptural elements that are accessible to the public are not to be considered manmade obstructions. In all watersheds, development is prohibited in a critical water quality zone except as provided in this Division. §25-8-263 (B) Floodplain Modification Floodplain modification within a critical water quality zone is prohibited except as allowed under Section 25-8- 261 (Critical Water Quality Zone Development). §25-8-301 Construction of a Roadway or Driveway A person may not construct a roadway or driveway on a slope with a gradient of more than 15 percent unless the construction is necessary to provide primary access to: (1) at least two contiguous acres with a gradient of 15 percent or less; or (2) building sites for at least five residential units. The PUD will not use mirrored glass products and will mitigate reflectivity and glare for all building surfaces through building orientation, shading devices, and façade articulation and materiality. The project may have up to 70% of the required ground floor private open space covered with a building or building projection. The PUD proposes to eliminate the CWQZ on the property through the installation of a stormwater treatment and conveyance facility underneath the proposed development and out-falling south of the property. The PUD proposes to eliminate the CWQZ on the property through the installation of a stormwater treatment and conveyance facility underneath the proposed development and out-falling south of the property. The PUD proposes to construct a fire lane along the rear property line on slopes with gradients up to 45%. Such cut and fill within the limits of construction for the fire lane shall be revegetated, or if a cut or fill has a finished gradient of more than 33 percent, stabilized with a permanent structure. §25-8-621 (A) TownLake YMCA PUD Code Modifications Table July 1, 2025 Except as otherwise provided in this section, a person may not remove a protected tree unless the Planning and Development Review Department has issued a permit for the removal under this division §25-8-641 (A) Removal of a heritage tree is prohibited unless the Planning and Development Review Department has issued a permit for the removal under this division. §25-12-1, International Building Code Section 403.5.1 - Remoteness of Interior Exit Stairways Required interior exit stairways shall be separated by a distance not less than 30 feet (9144 mm) or not less than one- fourth of the length of the maximum overall diagonal dimension of the building or area to be served, whichever is less. The distance shall be measured in a straight line between the nearest points of the enclosure surrounding the interior exit stairways. In buildings with three or more interior exit stairways, not fewer than two of the interior exit stairways shall comply with this section. Interlocking or scissor stairways shall be counted as one interior exit stairway. The PUD proposes to remove 18 Protected Trees from the site and an additional 4 Protected Trees that are good candidates for transplant will be transplanted on adjacent public land or parkland. Removed trees will be mitigated per Code. The PUD proposes to remove 2 Heritage Trees from the site and an additional 2 Heritage Trees that are good candidates for transplant will be transplanted on adjacent public land or parkland. Removed trees will be mitigated per Code. The PUD shall utilize a reinforced concrete double helix stair configuration within a single reinforced concrete and/or grout-filled CMU enclosure. Exit access into the two-hour (90-min. doors) rated enclosure from occupied areas will be through one-hour (20-min. doors) rated exit corridors located at opposite sides of the building core, approximately fifty feet apart. Stairwells will be pressurized as required by code. The concrete/masonry stairwell enclosure is a significant upgrade from a normal code-compliant two- hour fire-rated gypsum board assembly. Although the stairwells are housed within a single enclosure in lieu of two, separated by code specified distances, the design will provide an equivalent level of safe §25-12-1, International Building Code Section 1007.1.1 - Two Exits or Exit Access Doorways TownLake YMCA PUD Code Modifications Table July 1, 2025 Where two exits, exit access doorways, exit access stairways or ramps, or any combination thereof, are required from any portion of the exit access, they shall be placed a distance apart equal to not less than one-half of the length of the maximum overall diagonal dimension of the building or area to be served measured in a straight line between them. Interlocking or scissor stairways shall be counted as one exit stairway. Exceptions: 1) Where interior exit stairways or ramps are interconnected by a 1-hour fire-resistance- rated corridor conforming to the requirements of Section 1020, the required exit separation shall be measured along the shortest direct line of travel within the corridor.; 2) Where a building is equipped throughout with an automatic sprinkler system in accordance with Section 903.3.1.1 or 903.3.1.2, the separation distance shall be not less than one- third of the length of the maximum overall diagonal dimension of the area served. Transportation Criteria Manual 7.6.1 Maximum Site Access Site frontages over 600 feet are allowed to have no more than 3 driveway entrances. discharge from the building, and not compromise fire fighter safety. The PUD shall utilize a reinforced concrete double helix stair configuration within a single reinforced concrete and/or grout-filled CMU enclosure. Exit access into the two-hour (90-min. doors) rated enclosure from occupied areas will be through one-hour (20-min. doors) rated exit corridors located at opposite sides of the building core, approximately fifty feet apart. Stairwells will be pressurized as required by code. The concrete/masonry stairwell enclosure is a significant upgrade from a normal code-compliant two- hour fire-rated gypsum board assembly. Although the stairwells are housed within a single enclosure in lieu of two, separated by code specified distances, the design will provide an equivalent level of safe discharge from the building, and not compromise fire fighter safety. The PUD will provide four (4) driveway connections to the Principal Roadway, including one (1) one-way drive, two (2) residential tower drop offs, and one (1) residential tower garage access. The PUD shall provide electric service for the project utilizing underground and vault service in accordance with the Austin Energy Design Criteria and Austin Energy Network Construction Standards. The PUD shall be permitted to accommodate the relocation of Austin Energy Pole 38 on a slope greater than 30% with the corresponding retaining wall located within the Austin Energy Clearance Zone. The PUD shall be permitted to allow up to five (5) buildings and associated appurtenances, including retaining walls, sidewalks, and roadways within the working area. The PUD shall be permitted to include the following encroachments within easements for Austin Energy Transmission Facilities: 725 LF of retaining wall and one (1) fire hydrant. TownLake YMCA PUD Code Modifications Table July 1, 2025 Underground/Vault Network Service Voltages and Maximum Demand Ampacities for Residential and Commercial Only in Network Area. Electric service is normally available in the AE network service area (See map in Section 1.11.5) as shown in Table 1.5.1.2. (See Section 1.3.2.) Working clearance under a 345 KV transmission line shall be 15.33 feet. Utilities Criteria Manual 1.31.A AE Electric Distribution Service Voltages and Maximum Demand Ampacities Utilities Criteria Manual 1.14.3 Easements for Transmission Facilities Utilities Criteria Manual 1.14.4.B Access to Transmission Facilities No above ground obstructions within 100 feet from the edge of a transmission structure, unless otherwise approved by Austin Energy. Utilities Criteria Manual 1.14.7.A-D Easements for Transmission Facilities A. Any permanent structures including, but not limited to, habitable structures such as homes, mobile homes, garages, or offices, B. Any structure of any kind in such proximity to the electric transmission or distribution lines, poles, structures, towers, or appurtenant facilities that would result in a violation of the required clearances in effect at the time the structure is erected, nor C. Any structures including, but not limited to, fences, storage sheds, drainage, filtration, or detention ponds which would impair Austin Energy's access to the transmission easements or its lines, poles, structures, towers or appurtenant facilities in the easements. D. Fire hydrants cannot be located inside the transmission easement and must be a minimum of 20 feet from any transmission structure. Exhibit F STAFF COMMENT REVIEW REPORT CASE NUMBER:CD-2025-0003 CASE MANAGER: Cynthia Hadri PHONE #: 512-974-7620 PROJECT NAME: Town Lake YMCA PUD SUBMITTAL DATE: July 11, 2025 REPORT DUE DATE: August 19, 2025 FINAL REPORT DATE: August 19, 2025 REPORT LATE: DAYS: LOCATION: Town Lake YMCA PUD DISTRICT: 9 STAFF REVIEW: This report includes all comments received to date concerning your Development Assessment application. IF YOU HAVE ANY FURTHER QUESTIONS CONCERNING THE COMMENTS LISTED BELOW PLEASE CONTACT YOUR CASE MANAGER. THE FOLLOWING COMMENTS SHOULD BE ADDRESSED PRIOR TO SUBMITTING A FORMAL PLAN TO THE DEPARTMENT OF PLANNING AND ZONING. IT IS THE RESPONSIBILITY OF THE APPLICANT OR HIS/HER AGENT TO MODIFY THE PROPOSED PLANNED UNIT DEVELOPMENT (PUD) PLAN SO THAT IT COMPLIES WITH THESE REQUIREMENTS. INCORPORATED IN THE NUMBERING OF EACH COMMENT IS THE RELEVANT REVIEW SECTION. FOR THESE REFERENCES, THE FOLLOWING ABBREVIATIONS APPLY SP – SITE PLAN SR – SUBDIVISION TR – TRANSPORTATION CN – CONSTRUCTION DR – DRAINAGE EG – ENGINEERING LR – LANDSCAPE REVIEW AR – ARBORIST EV – ENVIRONMENTAL WW – WATER AND WASTEWATER FI – FIRE DEPARTMENT HD – HIGHWAY DEPARTMENT CM – CAPITAL METRO CO – COUNTY MD – MUD REVIEW PH – PHONE COMPANY PK – PARK PO – POST OFFICE PW – PUBLIC WORKS SD – SCHOOL DISTRICT HE – HEALTH DEPARTMENT EL – ELECTRIC AD – TPSD – ADDRESS DG – DRAFTING REQUIREMENTS: of Austin, Texas. Based on ordinances and written rules adopted by the City 1 Arborist Review - Taylor Horton - 512-974-1218 CA1 The proposed PUD does not meet Tier 2 Superiority requirements for trees. CA2 More information is needed to determine if transplanting of Heritage Trees is feasible. No information regarding condition of existing trees is included in the submittal. CA3 Consider scheduling a meeting on site with the City Arborist to evaluate the trees and confirm the findings of the third-party arborist. CA4 A tree transplanting feasibility report with tree care plan is standard requirement and is not considered a measure toward superiority. CA5 Trees are not allowed to be transplanted in the R.O.W. CA6 Transplanting trees in Parkland requires approval from PARD. CA7 Clarify the superiority of the proposed PUD soil volume. Elaborate on the existing soil volume reference. CA8 All Heritage Trees are to be preserved and 75% of caliper inches of all other native trees are to be preserved for Tier 2 Superiority. AFD Planning & Facilities Review - Laura Ayres - 512-972-4134 The redevelopment of the Townlake YMCA will bring new residents and an increase in visitors to an already strained area, which exceeds National Fire Protection Agency standards of 8 minute emergency response time, 90 percent of the time. Due to the existing large call volume, this response area has had a 9 minute 27 second emergency incident response time, 90 percent of the time, in 2025 (Jan 1 – July 18) and is meeting the 8 minute national response time standard only 80.2% of the time. The additional affordable housing and market rate housing will add unsustainable strain to the limited public safety resources available downtown. The Austin Fire Department cannot provide timely emergency response without additional stations and resources to serve this development. To ensure the life safety of the residents and visitors to this redevelopment, AFD recommends the following to be provided by the developer:  9,000 to 11,000 square feet unfinished space within the level of discharge ("ground floor") and floor above to serve as a Fire/EMS facility, with a private convenience stair, adequate space for 2-3 apparatus bays and appropriate apron for fire/EMS apparatus, and an entrance/egress on a major roadway. Final selection of the location must be approved by the Austin Fire Department, Austin-Travis County EMS, and the Developer, with a lease executed or the space conveyed prior to 55% of certificates of occupancy for the development having been issued. 2 If an on-site fire/EMS station is not feasible, AFD requests an alternative nearby site for a Fire/EMS station to ensure timely and effective emergency response to this development without further detriment to the existing City of Austin residents in the area. NPZ Austin Water Utility Review - Virginia Collier - 512-972-0117 FYI: The landowner intends to serve the site with City of Austin water and wastewater utilities. The landowner, at own expense, will be responsible for providing the water and wastewater utility improvements, offsite main extensions, system upgrades, utility relocations and or abandonments required. Each lot in the P.U.D. shall have separate wastewater taps, separate water meters, and their respective private water and wastewater service lines shall be positioned or located in a manner that will not cross lot lines. No lot shall be occupied until the structure is connected to the City of Austin water and wastewater utility system. 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. The water and wastewater plan must be in accordance with the City of Austin utility design criteria. The water and wastewater utility plan must be reviewed and approved by Austin Water. All water and wastewater construction must be inspected by the City of Austin. The landowner must pay the City inspection fee with the utility construction. The landowner must pay the tap and impact fee once the landowner makes an application for a City of Austin water and wastewater utility tap permit. All new development within the proposed project will be subject to City Code Chapter 25-9 and any future amendments relating to reclaimed water connections, water benchmarking, and mandatory onsite water reuse. Dedication of private streets and public utility easements does not obligate the City to approve the placement of City water and wastewater mains within same. Water and wastewater service shall be provided to each lot at their Right of Way frontage. NPZ Comprehensive Planning Review - Chase Gonsoulin - 512-974-3170 Project Name and Proposed Use: 1100 W CESAR CHAVEZ STREET. CD-2025-0003. Project: TownLake YMCA PUD. The applicant is requesting a development assessment for planned unit development. Existing: Recreational Community Center (74,000 SF). Proposed: Recreational Community Center (110,000 SF), Multifamily High-Rise (750 DU), Multifamily 3 Mid-Rise (100 DU), and Sit-Down Restaurant (16,000 SF). Additionally, the applicant describes more than 50,000 SF of programmable space for youth, inclusive of preschool/daycare facilities. Yes Y Imagine Austin Decision Guidelines Complete Community Measures * Imagine Austin Growth Concept Map: Located within or adjacent to an Imagine Austin Activity Center, Imagine Austin Activity Corridor, or Imagine Austin Job Center as identified the Growth Concept Map. Names of Activity Centers/Activity Corridors/Job Centers *:  Adjacent to the Lamar Boulevard Activity Corridor; 0.12 miles from the 5th/6th Streets/Lake Austin Blvd Activity Corridor; Adjacent to the Downtown Regional Center Y Mobility and Public Transit *: Located within 0.25 miles of public transit stop and/or light rail station.  Adjacent to bus stop along N Lamar BLVD Y Mobility and Bike/Ped Access *: Adjoins a public sidewalk, shared path, and/or bike lane.  Sidewalk present along S Lamar BLVD and N Lamar BLVD Y Connectivity, Good and Services, Employment *: Provides or is located within 0.50 miles to goods and services, and/or employment center.  Within 0.5 miles to Goods and Services located along N Lamar BLVD Y Connectivity and Food Access *: Provides or is located within 0.50 miles of a grocery store/farmers market.  Within 0.5 miles of the Whole Foods Market grocery store along N Lamar BLVD Connectivity and Education *: Located within 0.50 miles from a public school or university. Y Connectivity and Healthy Living *: Provides or is located within 0.50 miles from a recreation area, park or walking trail.  0.3 miles to Ladybird Lake-Lamar Beach Metro Park Y 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.)  Within 0.5 miles of dentist located along W 5th ST Y 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. Y Housing Affordability *: Provides a minimum of 10% of units for workforce housing (80% MFI or less) and/or fee in lieu for affordable housing. Y Mixed use *: Provides a mix of residential and non-industrial uses. Y Culture and Creative Economy *: Provides or is located within 0.50 miles of a cultural resource (ex: library, theater, museum, cultural center).  0.5 miles to Austin Central Library Culture and Historic Preservation: Preserves or enhances a historically and/or culturally significant site. Y Creative Economy: Expands Austin’s creative economy (ex: live music venue, art studio, film, digital, theater.)  A small performing arts theater and art studios are proposed 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. 4 Industrial Land: Preserves or enhances industrial land. Not located over Edwards Aquifer Contributing Zone or Edwards Aquifer Recharge Zone 12 Number of “Yes’s” Imagine Austin Priority Program PUD Specific Bonus Features Y Public Space Features and Public Art: Incorporates public space features and/or public art into project (Ex: plazas, streetscapes, gardens, and other people-friendly spaces where different ages can socially interact).  Two or more art pieces will be commissioned by local artists, and a permanent installation telling the story of historic Clarksville with incorporated art pieces are proposed; 3,000 Sf of publicly accessible open space including plaza/patio space Y Integrates and/or Expands Green Infrastructure: Preserves or expands Austin’s green infrastructure (ex: parkland, community gardens, green streets, creeks, stormwater features that mimic natural hydrology) into the urban environment and transportation network.  10,000 SF of green roof will be included in the project Y Protects the Environment: Reduces greenhouse gas emissions, water, energy usage, and/or increases waste diversion.  2,500 feet of solar panels will generate on site renewable energy; the project will meet or exceed the requirements of the 3-star rating of the City of Austin Green Building Program Protects Environmentally Sensitive Lands: Protects Austin’s natural resources and environmental systems by limiting land use and transportation development over or near environmentally sensitive areas, preserves open space, and protects natural resources more than ordinance requirements. Y Water/Wastewater Infrastructure: Sustainably manages Austin’s water resources and stream corridors through on-site use of storm water detention, effective landscaping, flood mitigation, and other low-impact development techniques more than ordinance requirements.  Provides for the treatment of stormwater runoff through the construction of a water quality pond will remove 2,000 pounds of Total Suspended Solids annually 4 Total Number of “Yes’s” NPZ Drainage Engineering Review - Kena Pierce - 512-978-1832 RELEASE OF THIS APPLICATION DOES NOT CONSTITUTE A VERIFICATION OF ALL DATA, INFORMATION, AND CALCULATIONS SUPPLIED BY THE APPLICANT. THE ENGINEER OF RECORD IS SOLELY RESPONSIBLE FOR THE COMPLETENESS, ACCURACY, AND ADEQUACY OF HIS/HER SUBMITTAL, WHETHER OR NOT THE APPLICATION IS REVIEWED FOR CODE COMPLIANCE BY CITY ENGINEERS. DE 1. Please confirm that no Code/Criteria are being altered under this PUD, specifically LDC 25-7 and the Drainage Criteria Manual. DE 2. There was a reference to removing the Erosion Hazard Zone by installing a pipe. The EHZ is defined as a waterway having 64 acres of contributing area. The elimination of the EHZ 5 through proposed improvements would need to be approved through WPD. Not that proposed improvements can intersect the EHZ as long as protective works are provided. Electric Review – Rosemary Avila - rosemary.avila@austinenergy.com EL 1: FYI- Electric easement locations will be determined once more information is submitted. Easements to be determined at time of site plan submittal. EL 2: FYI- This site will be going through AE Major Project for design. Coordination with Thomas Whitaker will be needed for design. EL 3: FYI- AE Transmission Engineering Review will be required with the site plan application. Please continue to coordinate this review with Oliver Chiang. EL 4: Remove all transmission easement notes on sheet 2. Environmental Office – Leslie Lilly - leslie.lilly@austintexas.gov EO1 U0 – Provide an environmental exhibit showing the location and conceptual plans for any proposed innovative environmental superiority elements. EO2 U0 – The Land Use Plan and superiority chart indicate improvements including water quality treatment will be located on offsite parkland. It is unclear at this time if off-site improvements can be regulated under the PUD ordinance and additional coordination will be required with other affected departments. EO3 U0 – The applicant is proposing the removal of the CWQZ and floodplain modification on the site for the purpose of increasing developable area. This is a significant environmental code modification that will require commensurate superiority. Proposed superiority will need to be significant and demonstrate that the site and creek function better than existing conditions with quantifiable measures including but not limited to a Functional Assessment of Floodplain Health, creek restoration plan, and water quality modeling. EO4 – U0 – As proposed, the project does not currently demonstrate superiority from an environmental perspective. Additional environmental superiority elements should be coordinated with staff in advance of the formal submittal of the PUD application. 6 NPZ Environmental Review - Pamela Abee-Taulli - 512-974-1879 EV 1 Provide the proposed development plan in the Land Use Plan. EV 2 The removal of the CWQZ is concerning. To be seriously considered, we would need to see significant ecological superiority proposed on-site (not in the adjacent public parkland). EV 3 Tier 1, 2.3.1.F The plan does not appear to provide for environmental preservation and protection.  It proposes to remove the CWQZ riparian buffer and significant trees, both of which are crucial for protecting air and water quality, as well as soil and waterway health.  The project claims it will increase tree canopy from what exists and provide rain gardens “throughout the project.” However, proposed impervious cover is over 95%, and we have not received a proposed land use plan or a landscape plan. Therefore, the environmental value of these proposals cannot be evaluated at this time. EV 4 Tier 1, 2.3.1.H The plan does not appear to exceed minimum landscape requirements.  Landscape code does not explicitly prohibit use of invasive plants, but that is a standard best practice, especially given the site’s proximity to Lady Bird Lake.  Using native plantings from Appendices F and N is standard practice in Austin projects. A proposal to use plantings native to the eco-region would be welcome, as would a proposal to increase tree and plant variety in relation to neighboring projects.  There is no soil volume requirement, so it cannot be exceeded. A proposal to work with staff to determine and provide superior soil volume would be welcome.  Without a proposed development exhibit, it is not possible to evaluate the proposal to provide one additional street yard tree. As for increasing buffering, it is not likely that any landscape buffering would be required. EV 5 Tier 2  The green roof could demonstrate superiority for landscape and environment. The proposal needs to be quantified (e.g., the planting area will be at least X percent of total roof area or at least X square feet) and qualified (e.g., soil volume, types of plants, type of planters).  Most of the items listed as landscape-related Tier 2 environmental superiority are standard practice, such as using Appendix N plants; or they are so general that their value is undeterminable, such as planting trees and shrubs. Others need quantification and specification to be evaluated, such as pollinator resources and use of alternative water sources.  Regarding irrigation with alternative water sources, I would need to know AWU’s requirements in order to evaluate superiority.  There is no soil volume requirement, so it cannot be exceeded. A proposal to work with staff to determine and provide superior soil volume would be welcome. EV 6 Code modifications 7  Covering 70% of required ground floor open space is an environmental issue, since plants do not thrive in such shade.  Elimination of the CWQZ is not desired by staff without considerable proposals for environmental superiority, which we do not see in the current proposal. Flood Plain Review - Zach Kretsch – 512-552-5174 General notes: There is a portion of a FEMA zone AE floodplain and COA 100-year floodplain that encroaches the site. At any future development submittals, LDC 25-7 section of code will be required to be met. FYI: There is a CWQZ indicating a drainage area of 64 acres or more draining through the site which indicates an unmapped COA regulatory floodplain that must be determined at the time of the development application per DCM 1.2.6 and LDC 25-7-6. FYI: All sections of LDC 25-7 must be met upon a development submittal. Keep this in mind when determining the location of the proposed building footprint, parking, and any additional grading with future development submittals. Housing Review – Robert Anderson - 512-974-0823 The development will be subject to Chapter 4-18 of the Land Development Code. As such, the proposal to delay the provision of affordable housing until after the certificates of occupancy have been issued for the YMCA and at least one of the market-rate buildings is not Code compliant. LDC 4-18-23(E) requires the simultaneous availability of affordable units. Further, applicant should be advised that dispersal of affordable units throughout the site is a requirement of the Fair Housing Act; thus, a stand-alone affordable housing building would not be permissible. Chapter 4-18 of the Land Development Code also requires a comparable unit mix of affordable to market rate housing (LDC 4-18-23(D)). The emphasis on family-friendly units is unclear. Is it the intention to count the 2- and 3-bedroom affordable units as multiple efficiency units, per the option stated in Code? Generally, calculating the Bonus Area against only the floor area of the market-rate housing portion of the project is confusing, and it seems unnecessary. The provision of 111,000 sq ft of affordable housing meets or exceeds what a development bonus would require with the underlying LI base zoning (FAR of 1:1). The intention of the following text within the PUD Code Modifications Table is unclear: “The PUD shall receive credit for satisfying the requirements of City of Austin LDC §25-2, Subchapter B, Article 2, Division 5, Section 2.5.3 through the provision of on-site daycare services. Such services shall meet the requirements of LDC §25-2- 586 (E)(3) and be credited on 8 a square-foot per square-foot basis.” Other sections of the application indicate the intention is to provide housing at or below 60% MFI. The provision of Day Care services doesn’t appear to be needed to gain additional bonus area. Furthermore, the project location is not within the geographic boundaries of the Downtown Density Bonus Program. Overall, the proposal seems unnecessarily complicated and perhaps even contradictory. Staff is concerned about the ability to effectively interpret this into the future. Specifically: 1) the proposal to consider the development bonus baseline against only the market rate housing portion of the project is imprecise and would shift according to the actual proposal; 2) the reference text stating that the provision of day care services satisfies requirements for rental housing is problematic. Hydro Geologist Review - Eric Brown - 512-978-1539 HG1_U0 This project is located within the Edwards Aquifer Recharge Zone as defined by The City of Austin Land Development Code 25-8-2(D)(5). This site is NOT within the Edwards Aquifer Recharge Zone as defined TCEQ Texas Administrative Code (30 TAC) Chapter 213. If desired, the applicant may conduct Geotech borings to analyze the underlying strata and determine if the Edwards formation is present. If the Edwards formation is shown to be absent, the applicant can remove the callout of a portion of the site being within the Recharge Zone and applicable LDC requirements. No additional hydrogeologic CEFs were identified on or within 150’ of the project area. PARD Review - Robynne Heymans - robynne.heymans@austintexas.gov PR 1: Please provide a set of plans, drawings, sections and circulation diagrams to show the proposed changes to BR Rynolds Dr. Include a survey of the project’s property boundary as well as dedicated parkland. Include the proposed development on the Land Use Plan. How does the proposed roadway realignment align with the Volma Overton Vision Plan? Further, the Project is proposing to work with PARD and TPW to increase access to the abutting parkland for pedestrians, cyclists, and vehicles by making improvements to the adjacent parkland open space area that realize the vision of the Volma Overton Sr. Beach Vision Plan. These improvements include: 1. Improving existing sidewalks in the park south of the Project along B.R. Reynolds Drive to meet ADA standards and providing shade trees along those pedestrian walkways. 2. Improving and expanding the existing east-west access road/parking area on parkland immediately south of the Project to meet Level 1 public roadway design standards and TCM roadway design standards, including on-street parking, sidewalks, and bike lanes. On the southern edge of this proposed roadway, the TCM design standards 9 would be exceeded by including grade-separated facilities for bicycles and pedestrians. 3. Providing a new north-south vehicular access road to the parkland from Cesar Chavez Street to meet Level 1 public roadway design standards and TCM roadway design standards, including sidewalks and bike lanes. 4. Providing Cesar Chavez Street Minor Improvements to facilitate the new north-south vehicular access road, including the potential for a signalized intersection on Cesar Chavez Street. 5. Providing vehicle parking in the South Parking Area. This is noted in the Volma Overton, Sr. Beach Vision Plan Preferred Alternative, Phase One, Item 10. 6. Constructing a roundabout on B.R. Reynolds Drive to facilitate safer vehicular and pedestrian movements for access and egress to the parkland, North Lamar Boulevard and the Project. 7. Constructing a water quality pond to treat currently untreated stormwater runoff from North Lamar Boulevard as well as the transportation improvements envisioned in the Volma Overton Sr. Beach Vision Plan. This is noted in the Volma Overton, Sr. Beach Vision Plan Preferred Alternative, Phase Two, Item 18 PR 2: Provide details showing the proposed driveways onto the adjacent ROW- do these connections rely on passage through parkland? “The PUD will provide four (4) driveway connections to the Principal Roadway, including one (1) one-way drive, two (2) residential tower drop offs, and one (1) residential tower garage access” PR 3: Provide details for the tree relocations on parkland, type of trees, size, number, relocation sites, tree care plan, etc: The PUD proposes to remove 18 Protected Trees from the site and an additional 4 Protected Trees that are good candidates for transplant will be transplanted on adjacent public land or parkland. Removed trees will be mitigated per Code PR 4: Provide details showing improvements to Heron Creek on Parkland, what are the extents of the improvements, how will they impact park use, how do they expand access to nature in the parkland? PR 5: The above impacts to parkland are prohibited under the Parks and Wildlife Code Title 3 Parks, Chapter 26: Protection of Public Parks and Recreation Lands and the City of Austin Charter Article II 5. Powers of the Council. Chapter 26 requires that projects on parkland cannot be approved by the City unless it is determined that 1. There is no feasible and prudent alternative to the use of taking of such land, and 2. The project includes all reasonable planning to minimize the harm to the land, as a park The City Charter prevents the City from selling, leasing, mortgaging, or otherwise alienating any land which is now, or shall hereafter, dedicated for park purposes, unless the qualified voters of the city shall authorize such activity in a general or special election. 10 Please schedule a meeting with this reviewer to discuss. PR 6: If no alternate route can be found for the proposed impacts to parkland, the project will need a City Department to sponsor a Chapter 26 process through the City’s Park and Recreation Board and the City Council. This process will include field notes and mitigation determined by PARD for damage done to parkland. Please provide this reviewer with the relevant City sponsors for this work Site Plan Review – Meg Greenfield - 512-978-4663 Site plans will be required for any new development except for residential only project SP1 with up to 4 units. SP2 Any new development is subject to Subchapter E. Design Standards and Mixed Use. Additional comments will be made when the site plan is submitted. SP3 The land use site plan appears to be only existing conditions. Please provide a land use plan for the proposed development. I don’t see where the bottom 3 items will be added: SP4 Waterfront overlay - Review of a site plan by the director of the Parks and Recreation Department is required before the site plan may be approved. Why is 25-2-721(E)(1) in the code modifications table if no modifications are proposed? Please remove if no modifications are proposed. Please note that per 25-2-736(E) surface parking is prohibited. In your language on heritage tree removal I suggest specifying that you are changing the SP5 code to administrative approval because the language as stated isn’t actually requesting a different process. Same with some other code modification requests. ‘the PUD proposes’ isn’t a waiver. Suggest saying no waiver will be required during review etc. Is there only one zoning category in this PUD? According to the permitted uses and site SP6 dev regulations in the code modifications chart I assume that is the case. 11 SP7 This site lies within/is bisected by the BARTON CREEK PEDESTRIAN BRIDGE Capitol View Corridor. A height analysis will be required with site plan submittal. PUD appears to be in compliance with maximum elevation. Elevation 1: 445 Elevation 2: 460 Please clarify if/how cocktail lounges and liquor sales will be further restricted; will they SP8 be limited by overall square footage, distancing requirements, or both? please check use list—urban farm and transportation terminal are listed as both permitted SP9 and prohibited. SP10 please clarify that modifications from B & C are not being requested: ZC - Subdivision Review Comments – Juan Enriquez – juan.enriquez@austintexas.gov 1. New proposed public or private streets requires a preliminary plan application and processed through the subdivision review process. Also, any extension of an existing street (public or private) requires approval of a preliminary plan. Both can be combined into one application. 2. Please note that any ROW vacation may require a plat vacation application that is reviewed via the subdivision process, or it may require to go through our Land Management office which is approved by the City Council. We review several factors to determine the appropriate route. Some of the factors are, does the ROW have existing infrastructure? Is the ROW a major Transportation roadway? Has Transportation staff reviewed your request? 12 TPW-TDS Review – Bryan Golden – 512-974-9183 TPW 1. Zoning transportation analysis shall be performed at zoning where anticipated trips are anticipated to exceed 2,000 unadjusted trips to satisfy the LDC requirement for a TIA but does not diminish the authority to require a traffic impact analysis at site plan. LDC 25-6, TCM 10.5.0. TPW 2. Proposed TCM code amendment will be subject to the findings of the TIA and a submitted conceptual site plan. NPZ Water Quality Review - Kena Pierce - 512-978-1832 Release of this application does not constitute a verification of all data, information, and calculations supplied by the applicant. The engineer of record is solely responsible for the completeness, accuracy, and adequacy of his/her submittal, whether or not the application is reviewed for code compliance by city engineers. WQ 1. Please confirm that no Code/Criteria dealing with WQ requirements are being changed with this PUD. It appears that WQ controls are going to be provided but the reviewer is wondering how that will be done using GIS with 95% impervious cover on site. NPZ Wetlands Biologist Review - Sean Watson - sean.watson@austintexas.gov WB1. Update 0. The Land Use plan does not show what development is proposed and only shows current conditions and that the YMCA will be demolished. Please, provide a Land Use Plan exhibit that shows what development is proposed for this PUD. WB2. Update 0. Commit to the development of a natural areas management plan, including an Integrated Pest Management Plan, for the restoration of the creek to be approved by the Director of WPD at the time of site plan approval. The plan should establish baseline maintenance practices to support a healthy riparian habitat including but not limited to the management of invasive species, establishment and monitoring of native plant community, and activities to support the health of canopy and understory trees. 13 WB3. Update 0. The PUD intends to restore the creek within the CWQZ. For the floodplain restoration requirements, the plan will need to use a Zone 2 Functional Assessment of Floodplain Health (Zone 2 floodplain in CWQZ) for the site. WB4. Update 0. Plant selection for GSI storm water controls must utilize plants native to the Central Texas Blackland Prairie and Edwards Plateau ecoregions and be approved by a WPD wetland biologist. WB5. Update 0. Provide standards on plant diversity and species composition (eg. minimum of 3 native herbaceous species, all plantings native to eco region, etc.) for the planting specifications within the landscape areas, green roof, and designated creek restoration areas. Include pollinator and wildlife friendly plant species. Zoning/Land Use Review – Cynthia Hadri - 512-974-7620 ZN 1. Per City Code (25-2-144 (D)) “A PUD district must include at least 10 acres of land, unless the property is characterized by special circumstances, including unique topographic constraints.” The applicant will need to submit a code modification in the Site Development Regulations section of the Code Modifications Chart as this site is approximately 4.8 acres and not 10 acres. ZN 2. Regarding the uses on the Code Modifications Chart and the Land Use Plan Set: A. Staff has received advice that residential treatment and transitional housing should not be prohibited uses of the Property because it could be viewed as discriminating against those suffering from a medical condition. Please remove these uses from the Prohibited Use list on the Code Modifications Chart and the Land Use Plan Set. B. For similar reasons, please remove Congregate Living, Group Home, Class I (General), Group Home, Class I (Limited), Group Home, Class II and Local utility services from the Prohibited Use list on the Code Modifications Chart and the Land Use Plan Set. C. Transitional Housing is listed as a Conditional use on the Code modifications document but listed as a prohibited use on the Land Use Plan Set. This use can be conditional but cannot be a prohibited use. Please correct this on the Land Use Plan set. ZN3. The housing review states confusion on the MFI percentage for the affordable housing units. “Other sections of the application indicate the intention is to provide housing at or below 60% MFI.” Please correct this on all documents submitted with the MFI percentage when submitting the PUD. ZN4. This site lies within the Capitol View Corridor Overlay, specifically the Barton Creek Pedestrian Bridge. Per site plan comments a height analysis will be required with site plan submittal. ZN5. Zoning staff supports the environmental concerns regarding: 14 A. The removal of the CWQZ and floodplain modification on the site for the purpose of increasing developable area. This is a significant environmental code modification that will require commensurate superiority. B. The significant tree removal on the site and an impervious cover of 95%. As proposed, the project does not currently demonstrate superiority from an environmental perspective. ZN6. In the Land Use Notes on the land use plan, the applicant states that they will incorporate public art into the project. If a public art plan is proposed, please identify the potential location(s) on an exhibit to be included in the PUD application. Review by the Art in Public Places staff at the Economic Development Department will be necessary with the PUD submittal. 15