10 NPA-2024-0025.02 - W US Hwy 290; District 8.pdf — original pdf

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Planning Commission: April 23, 2024 NEIGHBORHOOD PLAN AMENDMENT REVIEW SHEET NEIGHORHOOD PLAN: Oak Hill Combined (East Oak Hill) CASE#: NPA-2024-0025.02 DATE FILED: March 20, 2024 PROJECT NAME: W US Hwy 290 PC DATE: April 23, 2024 ADDRESS/ES: 5151 W US 290 HWY EB DISTRICT AREA: 8 SITE AREA: 24.83 acres OWNER/APPLICANT: Jimmy Nassour (Member) AGENT: Drenner Group, PC (Leah Bojo) CASE MANAGER: Maureen Meredith PHONE: (512) 974-2695 STAFF EMAIL: Maureen.Meredith@austintexas.gov TYPE OF AMENDMENT: Change in Future Land Use Designation From: Mixed Use To: High Density Mixed Use Base District Zoning Change Related Zoning Case: From: LO-CO-NP, DR-NP, GO-CO-NP, GR-MU-CO-NP and GR-CO-NP To: CH-PDA-NP NEIGHBORHOOD PLAN ADOPTION DATE: December 11, 2008 CITY COUNCIL DATE: May 2, 2024 ACTION: PLANNING COMMISSION RECOMMENDATION: April 23, 2024 – (action pending) 1 of 3010 NPA-2024-0025.02 - W US Hwy 290; District 8Planning Commission: April 23, 2024 STAFF RECOMMENDATION: Recommended for applicant’s request for High Density Mixed Use land use. BASIS FOR STAFF’S RECOMMENDATION: The property is located at the southwest corner near the intersection of two major highways, West US 290 Hwy EB and South MOPAC Expressway. The applicant proposes to add multifamily residential uses to the southern undeveloped portion of the site. On the site fronting West US 290 Hwy EB is a Home Goods store, which the applicant said will remain but could be redeveloped in the future. The applicant’s request to change the future land use map from Mixed Use to High Density Mixed Use is supported by staff because this land use is appropriate in this area near two major highways. The plan amendment request meets the following neighborhood plan goals and recommendations: Land Use Goals: 2 2 of 3010 NPA-2024-0025.02 - W US Hwy 290; District 8Planning Commission: April 23, 2024 Housing Goals: 3 3 of 3010 NPA-2024-0025.02 - W US Hwy 290; District 8Planning Commission: April 23, 2024 LAND USE DESCRIPTIONS: EXISTING LAND USE: Mixed Use - An area that is appropriate for a mix of residential and non‐residential uses. Purpose 1. Encourage more retail and commercial services within walking distance of residents; 2. Allow live‐work/flex space on existing commercially zoned land in the neighborhood; 3. Allow a mixture of complementary land use types, which may include housing, retail, offices, commercial services, and civic uses (with the exception of government offices) to encourage linking of trips; 4. Create viable development opportunities for underused center city sites; 5. Encourage the transition from non‐residential to residential uses; 6. Provide flexibility in land use standards to anticipate changes in the marketplace; 7. Create additional opportunities for the development of residential uses and affordable housing; and 8. Provide on‐street activity in commercial areas after 5 p.m. and built‐in customers for local businesses. Application 1. Allow mixed use development along major corridors and intersections; 2. Establish compatible mixed‐use corridors along the neighborhood’s edge 3. The neighborhood plan may further specify either the desired intensity of commercial uses (i.e. LR, GR, CS) or specific types of mixed use (i.e. Neighborhood Mixed Use Building, Neighborhood Urban Center, Mixed Use Combining District); 4. Mixed Use is generally not compatible with industrial development, however it may be combined with these uses to encourage an area to transition to a more complementary mix of development types; 5. The Mixed Use (MU) Combining District should be applied to existing residential uses to avoid creating or maintaining a non‐conforming use; and 6. Apply to areas where vertical mixed use development is encouraged such as Core 4 4 of 3010 NPA-2024-0025.02 - W US Hwy 290; District 8Planning Commission: April 23, 2024 Transit Corridors (CTC) and Future Core Transit Corridors PROPOSED LAND USE: High Density Mixed Use - An area that is appropriate for a mix of residential and non‐residential uses with floor‐to‐area ratios of 3.0 or higher. 1. Encourage dense, pedestrian‐ oriented development in downtown, areas near downtown, and sites with exceptional transportation access; 2. Provide a transition between the central core and surrounding districts; and 3. Encourage redevelopment of sites in or near the center city. Purpose Application 1. Applicable to most mixed‐use/commercial sites in the Central Business District; 2. May be applied to other central areas, such as the Central Urban Redevelopment Area, where existing population and infrastructure can support higher‐density development; 3. May also be applied to areas outside of the central core where higher densities can be supported and neighborhood impacts are minimal; and 4. Can be used to accommodate Transit‐Oriented Development at existing or proposed transit stations. Imagine Austin Decision Guidelines Complete Community Measures Imagine Austin Growth Concept Map: Located within or adjacent to an Imagine Austin Activity Center, Imagine Austin Activity Corridor, or Imagine Austin Job Center as identified the Growth Concept Map. Name(s) of Activity Center/Activity Corridor/Job Center: Mobility and Public Transit: Located within 0.25 miles of public transit stop and/or light rail station. Mobility and Bike/Ped Access: Adjoins a public sidewalk, shared path, and/or bike lane. • There are sidewalks along the north side of W US Hwy 290 in front of the Home Goods store. • There are sidewalks along Staggerbrush Road. Connectivity, Good and Services, Employment: Provides or is located within 0.50 miles to goods and services, and/or employment center. Connectivity and Food Access: Provides or is located within 0.50 miles of a grocery store/farmers market.\ • Target grocery store directly east of the property Connectivity and Education: Located within 0.50 miles from a public school or university.\ Patton Elementary School is 2.8 miles from the site Connectivity and Healthy Living: Provides or is located within 0.50 miles from a recreation area, park or walking trail. • Archstone Greenbelft directly south of property 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.) • Baylor Scott & White Medical Center 0.8 miles by car and 0.4 miles by foot. 5 Yes No Yes Yes Yes Yes No Yes Yes 5 of 3010 NPA-2024-0025.02 - W US Hwy 290; District 8Planning Commission: April 23, 2024 No Housing Affordability: Provides a minimum of 10% of units for workforce housing (80% MFI or less) and/or fee in lieu for affordable housing. • Applicant is not proposing affordable housing units, but said in community meeting they would work with the neighborhood. Yes Housing Choice: Expands the number of units and housing choice that suits a variety of household sizes, incomes, and lifestyle needs of a diverse population (ex: apartments, triplex, granny flat, live/work units, cottage homes, and townhomes) in support of Imagine Austin and the Strategic Housing Blueprint. • Applicant proposes to build a multifamily development, although the proposed number Yes Mixed use: Provides a mix of residential and non-industrial uses. of dwelling units was not available. • The development will be a mix of commercial uses along the highway frontage and multifamily uses on the southern portion of the site. Culture and Creative Economy: Provides or is located within 0.50 miles of a cultural resource (ex: library, theater, museum, cultural center). Culture and Historic Preservation: Preserves or enhances a historically and/or culturally significant site. Creative Economy: Expands Austin’s creative economy (ex: live music venue, art studio, film, digital, theater.) Workforce Development, the Economy and Education: Expands the economic base by creating permanent jobs, especially in industries that are currently not represented in particular area or that promotes a new technology, and/or promotes educational opportunities and workforce development training. Industrial Land: Preserves or enhances industrial land. Number of “Yes’s” Imagine Austin Priority Program PUD Specific Bonus Features 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). 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. Protects the Environment: Reduces greenhouse gas emissions, water, energy usage, and/or increases waste diversion. 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. Water/Wastewater Infrastructure: Sustainably manages Austin’s water resources and stream corridors through on-site use of storm water, effective landscaping, flood mitigation, and other low- impact development techniques more than ordinance requirements. Total Number of “Yes’s” Not known No No No No 8 n/a n/a n/a n/a n/a PUD zoning is not proposed. 6 6 of 3010 NPA-2024-0025.02 - W US Hwy 290; District 8Planning Commission: April 23, 2024 Proximity to Imagine Austin Activity Corridors and Centers 7 7 of 3010 NPA-2024-0025.02 - W US Hwy 290; District 8Planning Commission: April 23, 2024 Proximity to Public Parks 8 8 of 3010 NPA-2024-0025.02 - W US Hwy 290; District 8Planning Commission: April 23, 2024 Proximity to Public Transportation and Urban Trails IMAGINE AUSTIN GROWTH CONCEPT MAP Definitions Neighborhood Centers - The smallest and least intense of the three mixed-use centers are neighborhood centers. As with the regional and town centers, neighborhood centers are walkable, bikable, and supported by transit. The greatest density of people and activities in neighborhood centers will likely be concentrated on several blocks or around one or two intersections. However, depending on localized conditions, different neighborhood centers can be very different places. If a neighborhood center is designated on an existing commercial area, such as a shopping center or mall, it could represent redevelopment or the addition of housing. A new neighborhood center may be focused on a dense, mixed-use core surrounded by a mix of housing. In other instances, new or redevelopment may occur incrementally and concentrate people and activities along several blocks or around one or two intersections. Neighborhood centers will be more locally focused than either a regional or a town center. Businesses and services—grocery and department stores, doctors and dentists, shops, branch libraries, dry cleaners, hair salons, schools, restaurants, and other small and local businesses—will generally serve the center and surrounding neighborhoods. 9 9 of 3010 NPA-2024-0025.02 - W US Hwy 290; District 8Planning Commission: April 23, 2024 Town Centers - Although less intense than regional centers, town centers are also where many people will live and work. Town centers will have large and small employers, although fewer than in regional centers. These employers will have regional customer and employee bases, and provide goods and services for the center as well as the surrounding areas. The buildings found in a town center will range in size from one-to three-story houses, duplexes, townhouses, and rowhouses, to low-to midrise apartments, mixed use buildings, and office buildings. These centers will also be important hubs in the transit system. Regional Centers - Regional centers are the most urban places in the region. These centers are and will become the retail, cultural, recreational, and entertainment destinations for Central Texas. These are the places where the greatest density of people and jobs and the tallest buildings in the region will be located. Housing in regional centers will mostly consist of low to high-rise apartments, mixed use buildings, row houses, and townhouses. However, other housing types, such as single-family units, may be included depending on the location and character of the center. The densities, buildings heights, and overall character of a center will depend on its location. Activity Centers for Redevelopment in Sensitive Environmental Areas - Five centers are located over the recharge or contributing zones of the Barton Springs Zone of the Edwards Aquifer or within water-supply watersheds. These centers are located on already developed areas and, in some instances, provide opportunities to address long-standing water quality issues and provide walkable areas in and near existing neighborhoods. State-of-the-art development practices will be required of any redevelopment to improve stormwater retention and the water quality flowing into the aquifer or other drinking water sources. These centers should also be carefully evaluated to fit within their infrastructural and environmental context. Job Centers - Job centers accommodate those businesses not well-suited for residential or environmentally- sensitive areas. These centers take advantage of existing transportation infrastructure such as arterial roadways, freeways, or the Austin-Bergstrom International airport. Job centers will mostly contain office parks, manufacturing, warehouses, logistics, and other businesses with similar demands and operating characteristics. They should nevertheless become more pedestrian and bicycle friendly, in part by better accommodating services for the people who work in those centers. While many of these centers are currently best served by car, the growth Concept map offers transportation choices such as light rail and bus rapid transit to increase commuter options. Corridors - Activity corridors have a dual nature. They are the connections that link activity centers and other key destinations to one another and allow people to travel throughout the city and region by bicycle, transit, or automobile. Corridors are also characterized by a variety of activities and types of buildings located along the roadway — shopping, restaurants and cafés, parks, schools, single-family houses, apartments, public buildings, houses of worship, mixed-use buildings, and offices. Along many corridors, there will be both large and small redevelopment sites. These redevelopment opportunities may be continuous along stretches of the corridor. There may also be a series of small neighborhood centers, connected by the roadway. Other corridors may have fewer redevelopment 10 10 of 3010 NPA-2024-0025.02 - W US Hwy 290; District 8Planning Commission: April 23, 2024 opportunities, but already have a mixture of uses, and could provide critical transportation connections. As a corridor evolves, sites that do not redevelop may transition from one use to another, such as a service station becoming a restaurant or a large retail space being divided into several storefronts. To improve mobility along an activity corridor, new and redevelopment should reduce per capita car use and increase walking, bicycling, and transit use. Intensity of land use should correspond to the availability of quality transit, public space, and walkable destinations. Site design should use building arrangement and open space to reduce walking distance to transit and destinations, achieve safety and comfort, and draw people outdoors. BACKGROUND: The plan amendment application was filed on March 20, 2024. Previously, the zoning change application was filed requesting a zoning change to LI-PDA- NP, which did not trigger a change in the future land use map with the existing Mixed Use land use. At some point, the applicant amended their zoning request to CH-PDA-NP and the case proceeded to Planning Commission and was approved on the consent agenda. However, the Long-Range Planning staff was not aware of the change in the zoning change request to CH-PDA-NP which would have triggered a plan amendment application from Mixed Use to High Density Mixed use, therefore, a plan amendment application was filed, and the two cases were notified for the April 23, 2024 Planning Commission hearing date and the May 2, 2024 City Council hearing date. The applicant proposes to change the future land use map (FLUM) from Mixed Use to High Density Mixed Use to add multifamily residential uses to the site. The applicant proposes to change the zoning from DR-NP - Development Reserve district— Neighborhood Plan), LO-CO-NP - Limited Office district-Neighborhood Plan), GO-CO-NP - General Office district– Neighborhood Plan) and GR-CO-NP - Community Commercial district-Neighborhood Plan) to CH-PDA-NP (Commercial Highway district-Planned Development Area-Neighborhood Plan). For more information on the proposed zoning change, see associated zoning case report C14-2023-0056. PUBLIC MEETINGS: The ordinance-required community meeting was virtually held on April 4, 2024. Approximately 69 community meeting notices were mailed to utility account holders and property owners within 500 feet of the property, in addition to neighborhood and environmental groups who requested notification for the area. Two city staff members attended the meeting, Maureen Meredith and Mark Walters from the Planning Department. Leah Bojo and Temaria Davis from Drenner Group, PC, the applicant’s agents attended, and three people from the neighborhood. Below are highlights from Leah Bojo’s presentation: • The site is 24.83 acres. • The site is currently developed with Home Goods store. There is a site plan in review which currently has an office use, but we want to change it to multifamily uses. • There is public transportation access near the property and also the Archstone greenbelt trail near the site as well. 11 11 of 3010 NPA-2024-0025.02 - W US Hwy 290; District 8Planning Commission: April 23, 2024 • Now the site is a mix of zoning districts. We are asking for CH-PDA-NP. The FLUM request is from Mixed Use to High Density Mixed Use. CH has FAR of 3:1. • We offer environmental superiority is to reduce the permitted IC by 3.5% • Our request is to increase the building height from 60 ft to 120 ft. • We want to add residential uses, waive setbacks and remove heavy uses allowed. Q: How much IC is on the site? A: The whole site is about 60% IC on its area. The site is divided into two phases. The front of the site with Home Goods is Phase I and it is staying for now. The part where the multifamily is proposed is Phase II where the IC would have to reduce by 3.5%, so it would be 56.5% IC, so the total would be 57.6% IC, but it would have to be over the total site. Q: The entire site is asking for 120 ft height? A: Yes, but eventually the Home Goods site could be redeveloped, but right now we are talking about the back portion of the site for multifamily. Q: So why aren’t you providing affordable housing? A: The City cannot ask for affordable housing except through density bonus program. There is not a density bonus program that allows us to get 120 feet through this zoning process, but we could discuss this with you separately, not in a City meeting. Q: What are the conditional overlays? A: There are certain prohibited uses that we carried over from existing zoning and I can forward those to you and your neighbors. Q: Will the Home Goods store be torn down? A: There are no immediate plans to tear it down, but eventually it could be. Q: How many units could be built on the multifamily part? A: We don’t have that number ready to give, but we can get back to you. Q: Where will the ingress and egress be? A: I believe the primary entrance will be off Hwy 290, but there is an existing access point off Staggerbrush Rd, which might be for emergency vehicles, but this would be something we would have to work with the City. Q: What about the flooding concerns regarding building on the back lot? A: We will have to comply with the City’s flood plain requirements and rules for drainage. Q: What’s the need to go up to 120 feet? A: There are a lot of height limits that are not based on construction reality. There is a fire code change at 70 feet, so 90 feet is not a realistic height to build to, but 120 feet is. Q: So this will be market-rate housing and will it be condos or apartments for rent? 12 12 of 3010 NPA-2024-0025.02 - W US Hwy 290; District 8Planning Commission: April 23, 2024 A: Yes, it will be market-rate housing and it has not been 100% determined if it will be rentals or condos. Q: Will drainage and detention/retention be improved on the site? A: The site currently has detention/retention on it with the existing development and with the new development it will be required and will certainly be improved. Q: I understand they are proposing to expand Hwy 290. Has that affected your property? A: I’ll have to get back to you if ROW request has been submitted. Q: Do you know what other commercial/retail uses will be on the property? A: The multifamily stage will not have a commercial phase, but eventually the part with the Home Goods will be redeveloped but I can’t tell you at this time what commercial uses will be there. 13 13 of 3010 NPA-2024-0025.02 - W US Hwy 290; District 8Applicant Summary Letter from Application Planning Commission: April 23, 2024 14 14 of 3010 NPA-2024-0025.02 - W US Hwy 290; District 8Letter of Recommendation from the Neighborhood Plan Contact Team (NPCT) Planning Commission: April 23, 2024 April 17, 2024 Maureen Meredith, Please provide answers to stakeholder requests for information regarding 5151 W US 290 HWY: • Text of the existing Conditional Overlay details • Details regarding the proposed height, bulk and location of such building and line of sight analyses from adjoining properties and/or rights of way. • Schematic drawings which illustrate the height, bulk and location of such buildings and line-of-sight analyses from adjoining properties and/or rights of way. • Schematics and acreage square footage of open space or buffer areas • The phasing of the development and the manner in which each phase can exist as a stable independent unit consistent with the provision of adequate public facilities and services. • Right of way widths, wastewater disposal, stormwater analysis. • Details regarding the addition of fire-fighting infrastructure, staff, and equipment, including additional ladder trucks, adequate water pressure and quantity to serve the added height and density proposed • Firewise construction requirements for the proposed project. • Evacuation plans in the event of a fire or other natural or manmade disaster affecting the proposed 1000 units and surrounding inhabitants. • The expected population impact upon school overcrowding in the area The Oak Hill NPCT concludes that the current land use (MU) seems most appropriate and allows for housing growth consistent with recent Council density 15 15 of 3010 NPA-2024-0025.02 - W US Hwy 290; District 8Planning Commission: April 23, 2024 allowances. Over more, it is obvious that much is missing from this project request. The project claims 1000 housing units but requires a 3:1 FAR and is not considering affordable housing. It is evident another use could occupy over half of the project- perhaps the reason for the non-conforming LI zoning request. In the case of this 24.83 acres property at 5151 Highway 290 strategically located for opportunities in development, the Oak Hill Neighborhood Planning Contact Team cannot support the requested height/density, nor the non-conforming zoning request. Most importantly, we would like to be certain that any development in this area while perhaps more intense than surrounding areas will not jeopardize the safety of residents. The area of request is predominantly 2-4 stories in height and is nestled near the convergence of Barton Creek, Williamson Creek and Sunset Valley. We ask the developer to define the need for 120 ft in height when 70 ft (the height we are told maximum development cost/profit below q20 ft) would produce the highest building along our major traffic arteries. This area is not downtown and there have been no significant improvements in infrastructure. Please do not move forward with this land use change until greater focus is given to the project. Thank you in advance for addressing the concerns of our neighbors and attach this initial request for information to the case file. Leigh Ziegler OHNPCT, Chair From: Estrada, Nancy <Nancy.Estrada@austintexas.gov> Sent: Wednesday, April 17, 2024 3:10 PM To: LEIGH ZIEGLER < >; Meredith, Maureen <Maureen.Meredith@austintexas.gov> Subject: RE: NPA-2024-0025.02 and C14-2023-0056_5151 W US 290 Hwy Hi Leigh, Thank you for your email. It will be included in the back-up materials for the staff report. The first bullet point request does pertain to zoning; however, the majority of the items/questions below pertain to a proposed site plan and this information would need to be provided by the applicant. I can provide their contact information to you. I will get the conditional overlay information and email it to you. I will do my best to send it to you before your mtg. but I may not be able to get it to you until tomorrow. 16 16 of 3010 NPA-2024-0025.02 - W US Hwy 290; District 8Planning Commission: April 23, 2024 The applicant’s contact information: Drenner Group, PC (Leah M. Bojo) 512-807-2918 Thank you, Nancy Estrada Planner Principal |Current Planning City of Austin, Planning Department 17 17 of 3010 NPA-2024-0025.02 - W US Hwy 290; District 8Planning Commission: April 23, 2024 Site 18 18 of 3010 NPA-2024-0025.02 - W US Hwy 290; District 8Planning Commission: April 23, 2024 19 19 of 3010 NPA-2024-0025.02 - W US Hwy 290; District 8Planning Commission: April 23, 2024 20 20 of 3010 NPA-2024-0025.02 - W US Hwy 290; District 8Planning Commission: April 23, 2024 21 21 of 3010 NPA-2024-0025.02 - W US Hwy 290; District 8Planning Commission: April 23, 2024 22 22 of 3010 NPA-2024-0025.02 - W US Hwy 290; District 8Planning Commission: April 23, 2024 23 23 of 3010 NPA-2024-0025.02 - W US Hwy 290; District 8Planning Commission: April 23, 2024 24 24 of 3010 NPA-2024-0025.02 - W US Hwy 290; District 8Planning Commission: April 23, 2024 Agent’s Presentation at the April 4, 2024 Virtual Community Meeting 25 25 of 3010 NPA-2024-0025.02 - W US Hwy 290; District 8Planning Commission: April 23, 2024 26 26 of 3010 NPA-2024-0025.02 - W US Hwy 290; District 8Planning Commission: April 23, 2024 27 27 of 3010 NPA-2024-0025.02 - W US Hwy 290; District 8Planning Commission: April 23, 2024 28 28 of 3010 NPA-2024-0025.02 - W US Hwy 290; District 8Planning Commission: April 23, 2024 Correspondence Received & Leah Bojo’s Response From: Signe Porteshawver < Sent: Saturday, March 30, 2024 3:33 PM To: Meredith, Maureen <Maureen.Meredith@austintexas.gov> Subject: NPA-2024-0025.02 I just got a notice about the rezoning case for Oak Hill Combined Neighborhood Plan. Is the zoning change to allow the building of an apartment complex? Hi Maureen, Thank you, Signe From: Signe Porteshawver Sent: Thursday, April 4, 2024 5:08 PM To: Leah Bojo < > Cc: Meredith, Maureen <Maureen.Meredith@austintexas.gov>; Estrada, Nancy <Nancy.Estrada@austintexas.gov>; Temaria Davis > Subject: Re: NPA-2024-0025.02 Thanks all, I wrote because that lot is currently wild space, lined by old oaks, a small patch of forest, and filled in with meadow. This is already home to a consortium of wild creatures and it breaks my heart that all might get raised to build yet another dwelling for humans, even though Austin is already over-built. I understand this is private land and not up to me, but I remain faithful to the wild ones by advocating for them anyway. I hope your plans will include leaving the trees standing. I will grieve for this place. Signe On Mon, Apr 1, 2024 at 3:52 PM Leah Bojo < > wrote: Thank you, Maureen, and hello Signe, Yes, we are requesting this change in order to build multifamily instead of office. Not a complex, but more likely a MF building. Please let me know if you have any other questions I can answer. Thank you! Leah M. Bojo, AICP, Director of Land Use & Entitlements 29 29 of 3010 NPA-2024-0025.02 - W US Hwy 290; District 8 2705 Bee Caves Road, Suite 100, Austin, TX 78746 Drenner Group, PC | 512-665-1570 cell | | www.drennergroup.com Planning Commission: April 23, 2024 30 30 of 3010 NPA-2024-0025.02 - W US Hwy 290; District 8