11 C14-2024-0063 - 501 Pedernales Street; District 2 Staff Report — original pdf

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TO: CS-MU-V-CO-DB90-NP ZONING CHANGE REVIEW SHEET DISTRICT: 3 CASE: C14-2024-0063 – 501 Pedernales Street ADDRESS: 501 Pedernales Street, 2503, 2505, 2507, 2511 East 6th Street ZONING FROM: CS-MU-V-CO-NP SITE AREA: 1.79 acres PROPERTY OWNER: Pedernales Property Holdings, LLC (Jesus Turullols) AGENT: Land Use Solutions (Michele Haussmann) CASE MANAGER: Marcelle Boudreaux (512-974-8094, marcelle.boudreaux@austintexas.gov) STAFF RECOMMENDATION: The Staff recommendation is to grant general commercial services – mixed use - vertical mixed use building – conditional overlay - density bonus 90 - neighborhood plan (CS-MU-V-CO-DB90-NP) combining district zoning. The Conditional Overlay would: 1) Prohibit the following uses: Adult Oriented Business, Campground, Convenience Storage, Exterminating Services, Kennels, and Pawn Shop Services; and 2) Make the following uses as Conditional: Automotive Washing (of any type) and Commercial Off-Street Parking PLANNING COMMISSION ACTION / RECOMMENDATION: June 25, 2024: CITY COUNCIL ACTION: July 18, 2024: ORDINANCE NUMBER: ISSUES: In December 2023, Ordinance No. 20220609-080, Ordinance No. 20221201-056 and Ordinance No. 20221201-055 were invalidated. On March 11, 2024, Ordinance No. 20240229-073, was enacted to create the “DB90” combining district, which amended City Case number C14-2024-0063 Page 2 Code Title 25 (Land Development) to create a new zoning district for a density bonus program that grants 30 feet in height above the base zoning district, to a maximum of 90 feet, and modifies site development regulations including compatibility standards. Subsequently, the applicant submitted this new rezoning application to request the -DB90 combining district. The conditional and prohibited uses for this tract included in the Conditional Overlay for case number C14-2023-0013, which originated in the Holly Neighborhood Plan rezonings (2001), are continued to be recommended in this new rezoning, as requested by the applicant. Planning Commission Previous Action September 12, 2023: Approved CS-MU-V-CO-NP combining district zoning as staff recommended, by consent. [C. HEMPEL; A. AZHAR – 2ND] (12-0) ONE VACANCY ON THE DAIS July 25, 2023: Approved a Postponement Request by Applicant to September 12, 2023 [A. WOODS; CONOLLY – 2ND] (11-0) J. MUSHTALER – ABSENT; ONE VACANCY ON THE DAIS. June 13, 2023: Approved a Postponement Request by Neighborhood to July 25, 2023, on consent. [A. WOODS; A. AZHAR – 2ND] (11-0) C. HEMPEL – ABSENT; ONE VACANCY ON THE DAIS City Council Previous Action October 19, 2023: Approved CS-MU-V-CO-NP combining district zoning as Planning Commission recommended, by consent. [Mayor Pro Tem Ellis; Council Member Pool – 2nd] VOTE: 10-0. Council Member Harper-Madison was absent. Prior Rezoning Case C14-2023-0013 Ordinance No. 20231019-061, approved October 19, 2023 CASE MANAGER COMMENTS: The subject lot is currently zoned CS-MU-V-CO-NP, and is developed with the Pedernales Station, including Performance venue, Cocktail lounge, Convenience Retail Sales, Personal Improvements service uses. To the north includes multi-family and single-family residences, mostly newer structures with at least two units per lot (MF-2-NP). Across the railroad tracks to the south, are a variety of uses, including Restaurant (Limited), Administrative and Business office, single family uses, and a telecommunications yard under redevelopment (CS-CO-MU-NP, CS-MU-V-CO-NP, and GR-CO-MU-NP). To the east is the East Poultry Company warehouse (CS-MU-V-CO-NP). To the west across Pedernales Street is multifamily with ground floor retail fronting on East 6th Street, the Pedernales Lofts, (CS- CO-MU-NP). Please refer to Exhibits A (Zoning Map), A-1 (Aerial View). Case number C14-2024-0063 Page 3 The applicant is requesting general commercial services – mixed use – vertical mixed use – conditional overlay - density bonus 90 – neighborhood plan (CS-MU-V-CO-DB90-NP) combining district zoning for a proposed development that would include multi-family units requiring an affordable component. A building constructed under density bonus 90 (–DB90) standards allows for a mix of residential uses and commercial uses, and the result is typically retail, restaurants and offices on the ground floor, and residential units on upper levels. The overall project would consist of 200 residential units and mix of uses. A development utilizing the “density bonus 90” incentives is permitted with a base CS district, and must include an affordability component for residential use in order to obtain incentives, including height maximum of 90 feet in the CS district (60 feet base plus 30 feet incentive) and relaxation of development and compatibility standards, such as FAR, setbacks and building coverage. There are several methods of satisfying DB90 development affordability requirements. There are two options for projects including rental units: 1) a minimum of 12% of the rental units in a building are affordable for a 40-year period for households earning 60% or less than the Austin-Round Rock Metropolitan Statistical Area MFI; or 2) a minimum of 10% of the rental units are affordable for a 40-year period as described above for households earning 50% or less MFI. There are two options of satisfying DB90 development affordability requirements which include ownership units: 1) a minimum of 12% of the rental units in a building are affordable for a 40-year period for households earning 80% or less than the Austin-Round Rock Metropolitan Statistical Area MFI; or 2) an in-lieu-fee payment to the Housing Trust Fund, equivalent to the required percentage of the total residential units, including the mix of bedrooms required, at the rate set in the fee schedule at the time of final site plan submission. A similar rezoning request was previously approved for this property by the Planning Commission and City Council. However, the Court’s ruling invalidated the bonuses authorized for a “VMU2” building. The analysis and basis for recommendation for the previous -V combining district is the same for this rezoning request to add the -DB90 combining district. BASIS OF RECOMMENDATION: 1. The rezoning should be consistent with the policies and principles adopted by the City Council. City Council has provided policy and direction for having more residential density and increased affordability, as well as incentivizing vertical mixed use buildings throughout the City. City Council previously approved rezoning this property to allow for vertical mixed-use buildings. This request is consistent with the “VMU2” option and Ordinance No. 20240229-073 (new DB90), which replaced the invalidated “VMU2” option. Case number C14-2024-0063 Page 4 2. The proposed zoning should be consistent with the purpose statement of the district sought. The general commercial services (CS) district zoning is intended for commercial or industrial uses that typically have operating characteristics or traffic service requirements generally incompatible with residential environments. Mixed Use combining district (MU) is intended for combination with selected base districts, in order to permit any combination of office, retail, commercial, and residential uses within a single development. Vertical Mixed Use Building (V) combining district may be applied in combination with any commercial base zoning district and allows for a combination of office, retail, commercial and residential uses within a vertical mixed use building. The Conditional Overlay (CO) combining district may be applied in combination with any base district. The district is intended to provide flexible and adaptable use or site development regulations by requiring standards tailored to individual properties. The proposed density bonus 90 (DB90) combining district, in exchange for providing affordable housing units and in combination with commercial base zoning districts, allows a mixture of office, retail, commercial, and residential uses with modifications of compatibility standards and site development regulations including increased building height. The neighborhood plan (NP) district denotes a tract located within the boundaries of an adopted Neighborhood Plan. 3. Zoning should promote clearly-identified community goals, such as creating employment opportunities or providing for affordable housing. This rezoning authorizes a property to participate in a voluntary density bonus or incentive program that provides modifications to development regulations or other regulatory-related benefits in exchange for community benefits. In exchange for increased development potential, the development is required to comply with affordable housing requirements. EXISTING ZONING AND LAND USES: Site ZONING CS-MU-CO-NP North MF-2-NP LAND USES Performance venue, Cocktail lounge, Convenience Retail Sales, Personal Improvements service (Pedernales Station) Multi-Family and Single-Family residences, mostly newer structures with at least two units per lot. Case number C14-2024-0063 Page 5 South CS-CO-MU-NP CS- MU-V-CO-NP, and GR- CO-MU-NP CS-MU-V-CO-NP CS-CO-MU-NP Restaurant (limited), Administrative and Business offices, single-family residences, telecommunications yard in redevelopment East Poultry Company warehouse Multifamily with ground floor retail (Pedernales Lofts) East West NEIGHBORHOOD PLANNING AREA: Holly WATERSHED: Lady Bird Lake CAPITOL VIEW CORRIDOR: No SCHOOLS: Austin Independent School District SCENIC ROADWAY: No Elementary: Govalle Middle: Martin High: Eastside Memorial COMMUNITY REGISTRY LIST: Austin Independent School District, Austin Neighborhoods Council, Barrio Unido Neighborhood Assn., Capital Metro, Del Valle Community Coalition, East Austin Conservancy, El Concilio Mexican-American Neighborhoods, Friends of Austin Neighborhoods, Guadalupe Neighborhood Development Corporation, Homeless Neighborhood Association, Neighborhood Empowerment Foundation, Preservation Austin, Tejano Town, Buena Vista Neighborhood Association, Holly Neighborhood Association, Red Line Parkway Initiative AREA CASE HISTORIES: Number C14-2023-0013 – 501 Pedernales Request CS-MU-CO-NP to CS-MU-V-NP C14-2023-0111 – 518 N. Pleasant Valley Road From LI-CO-NP to CS-MU-V-NP C14-2022-0112 - 2615 - 2617 East 6th Street LI-CO-NP to CS- MU-V-CO-NP City Council Apvd as Commission recommended (10/19/2023) Apvd CS-MU-V- CO-NP as Commission recommended (2/1/2024) 5/18/2022: To grant CS-MU-V-CO-NP Commission To Grant CS-MU-V- CO-NP as Staff recommended with Prohibited and conditional uses (9/12/2023) To Grant CS-MU-V- CO-NP with conditions to continue prohibition on some uses as per NP, and add some uses as Conditional 3/14/2022: approved CS-MU-V-CO-NP as staff recommended on consent. Case number C14-2024-0063 Page 6 C14-2021-0179 Govalle Twin Liquors GR-NP to CS-1-NP To grant CS-1-NP 6/9/2022: To grant CS-1-CO-NP C14-2021-0011 712 & 714 Pedernales St. and 2409 Coronado St. C14-2020-0145 2700, 2716, 2726 E 5th St SF-3-NP to CS-MU- NP CS-MU-CO-NP to CS-MU-V-CO-NP with the added condition that Cocktail Lounge land use be prohibited To grant GR-MU- CO-NP with the prohibited and conditional uses. To grant CS-MU-V- CO-NP with conditional and prohibited uses. 7/29/2021: To grant GR-MU-CO-NP 06/10/21: to grant RELATED CASES: C14-2023-0013 501 Pedernales rezoning to CS-MU-V-CO-NP (Ordinance No. 20231019- 061) ADDITIONAL STAFF COMMENTS: Comprehensive Planning Project Name and Proposed Use: 501 PEDERNALES STREET. C14-2024-0063. Holly NP. FLUM: Mixed Use. Project: Pedernales Property Holdings LLC. 1.79 acres from CS- MU-V-CO-NP to CS-MU-V-DB90-CO-NP. Existing: retail (8,450 sf) and office (21,550 sf). Proposed: 200 units of multifamily mid-rise, and specialty retail (10,000 sf). Demolition is proposed with no existing residential units. Proposal seeks Density Bonus 90 Combining District (Ordinance No. 20240229-073), which sets affordability minimums on ownership and rental units, and further allows for an increase of up to 30 ft in height above the base zone allowance, with a maximum limit of 90 feet in total height. DB90 additionally releases the site from some base zoning district development standards, including maximum floor area ratio. Yes 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 *: • Plaza Saltillo Neighborhood Center; within nexus of E 7th St Activity Corridor, Pleasant Valley Activity Corridor, and East Cesar Chavez Activity Corridor Y Mobility and Public Transit *: Located within 0.25 miles of public transit stop and/or light rail station. 0.14 miles to bus stops at intersection of Pedernales St and E 7th St Y Mobility and Bike/Ped Access *: Adjoins a public sidewalk, shared path, and/or bike lane. • • Sidewalks present along E 7th St and Pedernales St, with bike lane present on Pedernales St Y Connectivity, Good and Services, Employment *: Provides or is located within 0.50 miles to goods and services, and/or employment center. Case number C14-2024-0063 Page 7 • • • walking trail. Y Connectivity and Food Access *: Provides or is located within 0.50 miles of a grocery store/farmers market. Y Connectivity and Education *: Located within 0.50 miles from a public school or university. 0.2 miles to HEB along Calles St 0.4 miles to Zavala Elementary School Y Connectivity and Healthy Living *: Provides or is located within 0.50 miles from a recreation area, park or 0.4 miles to Parque Zaragoza Neighborhood 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.) • 0.4 miles to Austing Regional Clinic at E 7th St and N Pleasant Valley Rd 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). • 0.4 miles to Cepeda Branch Austin Public Library Culture and Historic Preservation: Preserves or enhances a historically and/or culturally significant site. Creative Economy: Expands Austin’s creative economy (ex: live music venue, art studio, film, digital, theater.) Workforce Development, the Economy and Education: Expands the economic base by creating permanent jobs, especially in industries that are currently not represented in a particular area or that promotes a new technology, and/or promotes educational opportunities and workforce development training. Industrial Land: Preserves or enhances industrial land. Y Not located over Edwards Aquifer Contributing Zone or Edwards Aquifer Recharge Zone 13 Number of “Yes’s” Drainage The developer is required to submit a pre- and post-development drainage analysis at the subdivision and site plan stage of the development process. The City’s Land Development Code and Drainage Criteria Manual require that the Applicant demonstrate through engineering analysis that the proposed development will have no identifiable adverse impact on surrounding properties. Environmental The site is not located over the Edwards Aquifer Recharge Zone. The site is located in the Lady Bird Lake Watershed of the Colorado River Basin, which is classified as an Urban Watershed by Chapter 25-8 of the City's Land Development Code. It is in the Desired Development Zone. Zoning district impervious cover limits apply in the Urban Watershed classification. According to floodplain maps there is no floodplain within or adjacent to the project location. Standard landscaping and tree protection will be required in accordance with LDC 25-2 and 25-8 for all development and/or redevelopment. Case number C14-2024-0063 Page 8 At this time, site specific information is unavailable regarding vegetation, areas of steep slope, or other environmental features such as bluffs, springs, canyon rimrock, caves, sinkholes, and wetlands. This site is required to provide on-site water quality controls (or payment in lieu of) for all development and/or redevelopment when 8,000 s.f. cumulative is exceeded, and on site control for the two-year storm. At this time, no information has been provided as to whether this property has any preexisting approvals that preempt current water quality or Code requirements. PARD – Planning & Design Review Parkland dedication may be required at the time of subdivision or site plan application for new residential units, per City Code § 25-1-601, as amended. The proposed development meets the criteria for land dedication in City Code Title 25, Article 14. As such, a partial land dedication may be required, as well as any remaining fees in-lieu. The Parks and Recreation Department (PARD) would consider a connection along the rail line, from Pedernales Street to Calles Street, toward satisfying the requirement at time of permitting (whether subdivision or site plan). Such a connection would improve neighborhood connectivity, and satisfy an acquisition need for the Mokan Corridor Trail, a recommendation identified in the Parks and Recreation Department’s Long Range Plan. Should there be any remaining fees in-lieu, those fees shall be used toward park investments in the form of land acquisition and/or park amenities within the surrounding area, per the Parkland Dedication Operating Procedures § 14.3.11 and City Code § 25-1-607 (B)(1) & (2). Should the applicant wish to discuss parkland dedication requirements in advance of site plan or subdivision applications, please contact this reviewer: thomas.rowlinson@austintexas.gov. At the applicant’s request, PARD can provide an early determination letter of the requirements as stated in this review. Site Plan Site plans will be required for any new development other than single-family or duplex residential. This site would be subject to LDC 25-2-652. Any new development is subject to Subchapter E. Design Standards and Mixed Use. Additional comments will be made when the site plan is submitted. This tract is already developed, and the proposed zoning change is a footprint within the existing development This site is in the Holly Neighborhood Plan. Case number C14-2024-0063 Page 9 Austin Fire Department No comments. Austin Transportation Department – Engineering Review The Austin Strategic Mobility Plan (ASMP) calls for 84 feet of right-of-way for East 5th Street. It is recommended that 42 feet of right-of-way from the existing centerline should be dedicated for East 5th Street according to the Transportation Plan with the first subdivision or site plan application. [LDC 25-6-51 and 25-6-55]. The Austin Strategic Mobility Plan (ASMP) calls for 84 feet of right-of-way for Pedernales Street. It is recommended that 42 feet of right-of-way from the existing centerline should be dedicated for Pedernales Street according to the Transportation Plan with the first subdivision or site plan application. [LDC 25-6-51 and 25-6-55]. There are two proposed Urban Trails adjacent to this site (East Link Trail along Pedernales Street and Mokan Corridor Trail along East 5th Street), along the southern and western property boundaries. The easement required is a minimum of 20 ft as this allows for a 12 ft trail (minimum trail width per the urban trails plan) and room for maintenance activity. The adjacent street characteristics table is provided below: Name ASMP Classification Existing ROW Existing Pavement Sidewalks Bicycle Route ASMP Required ROW Capital Metro (within ¼ mile) Level 2 84’ 57’ 35’ Yes Yes Yes Level 2 84’ 59’ 29’ Yes Yes Yes Level 1 58’ 60’ 29’ Yes No Yes East 5th Street Pedernales Street East 6th Street Case number C14-2024-0063 Page 10 Austin Water Utility No comments on zoning change. The landowner intends to serve the site with existing City of Austin water utilities. Based on current public infrastructure configurations, it appears that service extension requests (SER) will be required to provide service to this lot. For more information pertaining to the Service Extension Request process and submittal requirements contact the Austin Water SER team at ser@austintexas.gov. INDEX OF EXHIBITS AND ATTACHMENTS TO FOLLOW: Exhibit A: Zoning Map Exhibit A-1: Aerial Map Exhibit B: Applicant’s Summary Letter ( ( SF-3-NP ( ( ( SF-3-NP ( ( ( ( ( SF-3-NP 01-0148 NPA-2011-0009.01 C14-2011-0079 GO-MU-CO-NP SF-3-NP CS-CO-MU-NP ( L V I L D E R ( ( ( SF-3-NP T L S MIL ( ( 01-0148 ( ( ( ( ( ( SF-3-NP E 8TH ST ( ( ( ( SF-3-NP C14-01-0148.004 ( ( CONV. CS-CO-MU-NP PAWN C14-2009-0041 P R O S P E C T A V E STR. GAS SPC-02-0040C SF-3-NP S A N S A B ( ( 01-0148 ( SF-3-NP C14-01-0148 A S T ( ( ( ( ( ( ( CS-CO-MU-NP ( 1 - 0 0 8 4 1 ( ( ( C14-2019-0074 SF-3-NP 8 4 1 1 - 0 0 ( ( ( CS-CO-MU-NP ( ( ( ( ( P81-028 CS-CO-MU-NP ( W E B E B R ( ( ( E V N A R E T S CS-CO-MU-NP E W H T R O N ( ( ( ( ( ( ( SF-3-NP ( ( CORONADO ST ( ( SF-3-NP ( ( NPA-2020-0016.04 ( C14-2021-0011 GR-MU-CO-NP ( CS-CO-MU-NP ( 3C 0-9 9 ( P S CORONADO ST BAR 01-0148 01-0 1 48 A U T O\R E P AIR ( NPA-2008-0016.01 C14-2007-0259 CS-CO-NP PAWN CONV. 01-0148 USE C14-2009-0041 CS-MU-V-CO-NP CS-1-CO-NP ( C14-2023-0020 ( CS-CO-MU-NP ( CS-CO-MU-NP C14-2009-0041 CS-1-CO-MU-NP CS-CO-MU-NP 01-0148 MORELOS ST ( ( C14-2009-0041 CS-CO-MU-NP ( C14-2009-0041 CS-CO-MU-NP ( REPAIR C14-2012-0147 BANK SP93-0571C FAST FOOD CS-CO-MU-NP SP-05-1280C 01-0166 SP-03-0193C 01-0166 C14-01-0166.002 CS-MU-CO-NP T R S Z J E TIN R A T T M R E B O R CS-CO-MU-NP AIL T E R T. S E R HIDALGO ST MANUFACTURING CO. CS-CO-MU-NP 01-0166 P O H S P O H E \ S MACH. SHOP H I N C A M VACANT ( CHECK CASHING CS-MU-CO-NP NPA-2016-0010.01 C14-2016-0003 C14-01-0166.002 NPA-2016-0010.01 CS-CO-MU-NP ( P O H S CS-CO-MU-NP ( ( CS-MU-CO-NP NPA-2016-0010.02 C14-2016-0043 C14-01-0166.002 WHSE T S S E L A N R E D E P S T R A P FIBERGLASS CO. CS-MU-CO-NP CS-CO-MU-NP E 6TH ST SPC -01-0018A SP-06-0424C C14-01-0166.002 C14-2013-0083 CS-V-CO-NP NPA-2013-0010.01 RECYCLING CENTER ! ! ! ! ( ( ! ! ! ! ( ( ( SF-3-NP G O NZALES ST ( ! ! ! ! ! ! NPA-2008-0016.01 ( C14-2007-0259 ( ( ( GR-MU-CO-NP SF-3-NP COMMERCIAL E 7TH ST SP-04-0950C ( ( ( CS-CO-MU-NP ( SF-3-NP ( SF-2-NP ( ( ( ( CS-CO-MU-NP ( ( R A B ( 97-0040 ( ( ( ( SF-3-NP ( ( ( DIAZ ST S E IC ( V ( ( R E S SF-3-NP ( ( SP92- 0048CS USED AUTO SALES ( ( 01-0166 ( FAST FOOD ( ( ( ( ( 01-0166 ( ( ( ( HIDALGO ST ( ( ( ( ( SF-3-NP P-NP LI-NP ( ( ( ZARAGOSA PARK 91-0044 ( ( ( ( ( ( ( ( ( FRANCISCO ST ( ( SF-3-NP ( ( ( SF-3-NP ( ( ( ( ( ( ( ( 70-78 P-NP PARK 91-0044 70-078 SP-94-0238C BOGGY CREEK ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! CS-CO-NP NPA-2008-0016.01 C. F R. O D NPA-2008-0016.01 C14-2007-0259 CS-V-CO-NP NPA-2008-0016.01 C14-2007-0259 ! ! CS-V-NP ! ! ! ! 91-0044 ! ! 70-077 ! ! ! ! AUT O PARTS STORE ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ( ! ! ! ! SF-3-NP ( C14-2016-0041 ( C14-01-0166.003 LR-MU-NP ( ( ( 97-0040 CS-CO-MU-NP ( ( ( ( 01-0166 ( ( ( 97-0040 SF-3-NP ( ( ( ! WHSE ! ! 01-0166 ( ( MF-2-NP ( ( CS-CO-MU-NP ! ! VACANT 01-0166 ! CS-1-CO-MU-NP ! ! ! SP-03-0098C.SH ! ! ! ! C14-2023-0013 ! C14-01-0166.002 ! HARDWARE SUPPLY ! ! CS-MU-V-CO-NP ! ! ! ! ! ! POULTRY ! ! C14-2022-0112 NPA-2022-0010.01 ! ! ! ! ! ! ! ! ! 01-0166.005B C14-2023-0111 C14-01-0166.005 WHSE LI-CO-NP T S S E L L A C ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! 01-0166 GR-NP 98-0039 CS-1-CO-NP C14-2021-0179 P-NP CS-MU-CO-NP ! ! ! ! ! WHSE ! ! ! ! COMM. BLDG. CS-NP ! ! ! ! ( 01-0166.002b ( CS-CO-MU-NP ( ( ( GR-CO-MU-NP ( NP-2019-0010.01 C14-2019-0089 CS-CO-MU-NP ( CS-CO-MU-NP ( ( CS-NP ( ( ( LI-CO-NP C14-01-0166.002 ( ( ( ( ( ( SF-3-NP ( ( ( ( 01-0166 ( ( ( SF-3-NP ( C . O R G ( ( ( ( ( 01-0166 ( ( ( MF-3-NP BODY SHOP E G A R O T S ( NP-01-0010 ( ( SF-3-NP ( ( ( T. UIP Q E ( ( ( ( ( ( ( ( ( ( H C R U H C D Y R E L L A T V N A S A E L N P BUS PARKING P-NP 86-298/P86-040 NPA-2019-0010.01 C14-01-0166.004 C14-2020-0145 CS-MU-V-CO-NP 01-0166.004 ( ! GR-CO-MU-NP ( ! ( ( E 5TH ST ( ! ! ! LR-CO-MU-NP ! ! GR-CO-MU-NP ! ! ICE & 01-0166 S C 0 6 3 -0 6 0 P- S T 01-0166 ( ( T A S B A ( N S A S ( ( ( ( ( ( ( ( ( ( ( ( ! ( SANTA ROSA ST ( ( SF-3-NP (( E 4TH ST ( ( ( ( ( ( ( 01-0166 ( ( ( SF-3-NP ( 01-0166 ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( E 3RD ST ( ( ( ( CS-CO-MU-NP SP85-031 ( ( ( ( ( E S C A CS-MU-NP P C14-2018-0034 CS-1-MU-CO-NP ( CS-1-CO-MU-NP ( ( ( GR-MU-NP IR A P E O R T U A CS-MU-CO-NP OFFICE SF-3-NP ( ( ( ( ( ( ( ( MF-2-NP ( SF-3-NP ( ( NPA-2014-0016.03 ( C14-2014-0194 LO-MU-CO-NP ( ( ( ( SF-3-NP ( ( ( ( M.H. ( ( ( ( 01-0166 ( ( ( ( ( ( ( ( ( MF-2-NP ( ( ( ( SF-3-NP C H U R C H MF-2-NP ( ( ( AUTO SF-3-NP ( ( ( ( ( ( ( ( SF-3-NP ( ( ( SF-3-NP ( ( 01-0166 C14-2008-0225 ( ( ( ( ( ( SF-3-NP ( ( ( 01-0166 ( ( AIR P E R O T U A ( ( E 2ND ST ( ( ( SF-3-NP 01-0166 MF-3-NP C H U R C H ( ( ( ( ( M.H. E GR-MU-NP Y TIR R E T T A B D N A ( SF-3-NP ( ( ( ( ( ( ( ( ( ( ( ( P-NP T N S E D LIN ( ( ( ( SF-3-NP ( ( ( ( ( ( ( H C R U H C ( ( ( ( SF-3-NP ( ( ( ( 01-0166 ( ( ( ( ( ( ( C14-01-0166 SF-3-NP 01-0166 ( ( ( ( ( ( ( ( ( ( ( ( ( ( SF-3-NP ( ( 01-0166 ( ( ( CS-CO-MU-NP ( ( ( 01-0166 ( ( ( ( ( CS-CO-MU-NP ( 01-0166 ( ( ( E E S C U N LIA P P A 01-0166 ( ( ( SF-3-NP ( ( SF-3-NP ( ( ( ( SF-3-NP ( ( ( 01-0166 CS-CO-MU-NP ( ( R AI H ( CS-CO-MU-NP T RIS O L F O T U A AIR ( P E R ( ( R O T O M MF-2-NP E L C C A Y V C CS-CO-MU-NP ( ( ( CS-1-CO-MU-NP O T U P. SF-3-NP A S IN ( ( SP-91-0038C LO-MU-NP V E D N U Y A W D A O R B ( SF-3-NP ( ( ( ( GR-MU-NP ( SF-3-NP NPA-2014-0016.01 C14-2014-0115 SF-5-NP ( CS-MU-CO-NP GR-MU-NP ( 01-0166 H C R U H C ( ( ( ( ( ( ( ( ( ( SF-3-NP ( ( 80-025 ( ZONING ZONING CASE#: C14-2024-0063 CS-MU-CO-NP C14-01-0166.002 01-0166.002C 01-0166.002a LUMBER CO. LI-NP T S S O R O M A T A M ( CS-CO-MU-NP ( ( GO-CO-MU-NP ( ( ( ( ( 01-0166 ( SF-3-NP ( ( ( ( ( ( ( ( SF-3-NP ( ( ( ( ( 01-0166 ( ( ( ( ( ( ( ( ( ( ( ( ( ( SF-3-NP ( ( ( ( ( 01-0166 ( ( ( ( ( ( ( C. O R G ( 01-0166 ( ( SF-3-NP ( ( ( ( ( ( ( ( ( ( ( ( ( ( 01-0166 ( ( ( ( ( ( ( ( ( ( ( SF-3-NP ( ( ( 01-0166 SANTA ROSA ST ( ( ( ( ( ( ( ( ( ( ( SANTA MARIA ST ( ( ( ( ( ( ( ( ( ( ( ( ( ( SF-3-NP ( ( ( ( R U H C ( H C ( ( ( ( ( ( ( ( ( ( ( SF-3-NP ( ( ( ( ( SANTA RITA ST ( ( ( ( 01-0166 ( ( ( ( ( T ( N S A ( ( R E N T ( ( LIA U J ( ( ( ( C14-06-0196 APARTMENTS CORTA ST MF-5-NP 01-0166 SP-06-0279D APARTMENTS ( LO-CO-NP ( ( T ! ! ! ! ! ! ! ! SP-00-2123C ! ( ! SF-3-NP ! ! ( ! ! ! ! ! ! ! 82-208 ! ! !!! LO-NP ! LO-CO-MU-NP NPA-2022-0010.03 ! LO-NP NPA-2022-0010.03 ( ! ! ( NPA-2021-0010.01 01-0166 ( ( ! ! ! ! ( D S E R D MIL ! CS-CO-MU-NP ( ( ! ! ! S E C R U O S E ! ! NPA-2022-0010.03 ( NPA-2022-0010.03 ( ( SF-3-NP ! R ! E CESAR CHAVEZ ST ! ! ! ! CS-CO-MU-NP VAC ANT ! ! ! ! ( L A E R E T A T S E C H U R C H 01-0166 VACANT BLDG. C A V G. D L B ( ( CS-CO-MU-NP ( ( CS-CO-MU-NP ( ( ( 01-0166 T. S E R S. T P A ( ( ( ( ( SF-3-NP ( ( WILLOW ST ( ( SF-3-NP ( ( 01-0166 ( ( ( T A S R A L C ( ( 01-0166 SF-3-NP ± SUBJECT TRACT ! ! ! ! ! ! PENDING CASE ZONING BOUNDARY This product is for informational purposes and may not have been prepared for or be suitable for legal, engineering, or surveying purposes. It does not represent an on-the-ground survey and represents only the approximate relative location of property boundaries. 1 " = 400 ' This product has been produced by the Planning Department for the sole purpose of geographic reference. No warranty is made by the City of Austin regarding specific accuracy or completeness. Created: 4/17/2024 !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(K21K22C14-2024-0063C14-01-0166C14-01-0148C14-01-0148.004C14-01-0166.002C14-2020-0145C14-01-0166.002C14-01-0166.005C14-2023-0111NPA-2013-0010.01C14-01-0166.004NPA-2023-0010.01C14-2007-0259NPA-2008-0016.01C14-01-0166.002C14-2013-0083C14-2016-0041C14-2023-0013C14-2009-0041C14-2007-0259NPA-2019-0010.01C14-01-0166.002C14-01-0166.002C14-2016-0043NPA-2008-0016.01C14-01-0166.002C14-2019-0074C14-2022-0112NPA-2016-0010.02C14-2007-0259NPA-2022-0010.01C14-2019-0089C14-2016-0003C14-01-0166.002C14-2009-0041C14-2014-0115C14-2023-0020NPA-2014-0016.01NP-2019-0010.01NPA-2008-0016.01NPA-2016-0010.01C14-2018-0034NPA-2016-0010.01C14-2021-0011C14-2008-0225NPA-2008-0016.01C14-2014-0194C14-2007-0259NPA-2022-0010.03NPA-2020-0016.04NPA-2022-0010.03C14-2012-0147NPA-2022-0010.03NPA-2014-0016.03NPA-2008-0016.01C14-2009-0041NPA-2021-0010.01C14-2009-0041C14-2009-0041NPA-2022-0010.03C14-01-0166.003C14-06-0196C14-2011-0079NPA-2011-0009.01C14-2021-0179E 5TH STE 7TH STE 2ND STE 6TH STE 3RD STE 4TH STPEDERNALES STE 8TH STN PLEASANT VALLEY RDSAN SABA STCALLES STBROADWAYLINDEN STWEBBERVILLE RDE CESAR CHAVEZ STSANTA RITA STDIAZ STSANTA MARIA STWILLOW STGONZALES STCORTA STNORTHWESTERN AVEHIDALGO STCLARA STSANTA ROSA STPROSPECT AVEPACE STROBERT T MARTINEZ JR STMORELOS STFRANCISCO STMATAMOROS STMILDRED STMILL STCORONADO STJULIAN TERAN STSANTA ROSA STHIDALGO STSAN SABA STCORONADO STP-NPP-NPGR-NPMF-5-NPSF-3-NPSF-3-NPLI-CO-NPCS-V-NPCS-MU-CO-NPP-NPSF-3-NPSF-3-NPSF-3-NPCS-V-CO-NPSF-3-NPCS-MU-CO-NPSF-3-NPCS-MU-V-CO-NPSF-3-NPSF-3-NPSF-3-NPSF-3-NPCS-CO-MU-NPSF-3-NPSF-3-NPCS-CO-MU-NPSF-3-NPSF-3-NPSF-3-NPSF-3-NPSF-3-NPSF-3-NPSF-3-NPSF-3-NPSF-3-NPSF-3-NPCS-MU-V-CO-NPSF-3-NPSF-3-NPSF-3-NPSF-3-NPCS-CO-NPSF-3-NPSF-3-NPSF-3-NPSF-3-NPSF-3-NPCS-CO-MU-NPSF-3-NPSF-3-NPCS-CO-MU-NPSF-3-NPCS-CO-MU-NPSF-3-NPLI-CO-NPSF-3-NPCS-CO-MU-NPSF-3-NPSF-3-NPSF-3-NPSF-3-NPCS-CO-MU-NPCS-CO-MU-NPSF-3-NPCS-CO-MU-NPCS-CO-MU-NPCS-NPCS-CO-MU-NPCS-MU-CO-NPMF-3-NPCS-MU-CO-NPSF-3-NPSF-3-NPCS-CO-MU-NPSF-3-NPLO-MU-NPCS-CO-MU-NPSF-3-NPCS-CO-MU-NPMF-2-NPSF-3-NPSF-3-NPSF-3-NPMF-2-NPCS-CO-MU-NPSF-3-NPCS-CO-MU-NPCS-CO-MU-NPSF-5-NPCS-CO-MU-NPCS-CO-MU-NPCS-CO-MU-NPMF-3-NPCS-MU-CO-NPCS-CO-NPCS-CO-MU-NPCS-CO-MU-NPLO-CO-NPSF-3-NPCS-CO-MU-NPCS-MU-V-CO-NPSF-3-NPCS-CO-MU-NPCS-1-CO-NPGR-MU-NPGR-MU-NPCS-MU-CO-NPSF-3-NPGR-CO-MU-NPMF-2-NPGR-CO-MU-NPP-NPCS-CO-MU-NPCS-MU-CO-NPMF-2-NPMF-2-NPSF-3-NPGR-MU-NPGO-CO-MU-NPLO-NPSF-3-NPLO-NPSF-3-NPSF-3-NPCS-V-CO-NPCS-CO-MU-NPCS-CO-MU-NPGR-MU-CO-NPLO-CO-MU-NPLO-MU-CO-NPCS-MU-NPCS-CO-MU-NPCS-CO-MU-NPLR-CO-MU-NPCS-NPLR-MU-NPCS-CO-MU-NPSF-3-NPCS-1-MU-CO-NPSF-3-NPSF-2-NPCS-CO-MU-NPLI-NPCS-CO-MU-NPCS-CO-MU-NPSF-3-NPCS-1-CO-MU-NPCS-CO-MU-NPCS-CO-MU-NPCS-1-CO-MU-NPP-NPCS-1-CO-MU-NPLI-NPCS-CO-MU-NPGR-MU-CO-NPGO-MU-CO-NPCS-1-CO-NPGR-CO-MU-NPCS-1-CO-MU-NPGR-MU-NPCS-MU-CO-NPPedernales Property Holdings LLC±This product has been produced by the Planning Department for the sole purpose of geographic reference. No warrantyis made by the City of Austin regarding specific accuracy or completeness.CASE#:LOCATION:SUBJECT AREA:GRID:MANAGER:C14-2024-0063501 Pedernales St;2503, 2505, 2507, 2511 E 6th St1.79 AcresK21Marcelle BoudreauxCreated: 5/28/2024SUBJECT TRACTZONING BOUNDARY!!!!!!PENDING CASECREEK BUFFER0200400600800100FeetMichele Haussmann PRINCIPAL Michele@LandUseSolutionsTX.com April 1, 2024 Ms. Joi Harden, Division Manager Planning Department City of Austin VIA Electronic Mail Joi.Harden@AustinTexas.gov Re: Zoning Application for Project known as 501 Pedernales Street, approximately 1.79 acres located at 501 Pedernales Street and 2503, 2505, 2507, 2511 East 6th Street, in the City of Austin, Travis County, Texas (“Property”) Dear Ms. Harden: As representatives of the owner of the above stated Property, Jesus Turullols (“Applicant”), we respectfully submit the enclosed zoning application and submittal package. The Property was rezoned to add the VMU combining district in October 2023 under the VMU2 Ordinance resulting in the CS-MU-CO-V-NP zoning district, Zoning Ordinance 20231019-061. With the rezoning case being approved on October 19, 2023, this places the application within the timeline for the DB90 fee waiver outlined in DB90 Ordinance 20240229-073. The Property consists of approximately 1.79 acres and is in the Holly Neighborhood Plan area. The Applicant is requesting a rezoning of the Property to allow for the development of a mixed-use project including multifamily units and commercial uses (“Project”). The Project is known as 501 Pedernales Street. The request is to rezone the Property to CS-MU-V-DB90-NP. Please see the enclosed aerials, zoning, neighborhood plan, and other exhibits for your review. The Property was rezoned in 2003 from LI to CS-MU-CO-NP as part of the adoption of the Holly Neighborhood Plan, Ordinance 030612-Z-13. The Conditional Overlay (“CO”) prohibited the following uses: Adult Oriented Business, Campground, Convenience Storage, Exterminating Services, Kennels, Pawn Shop Services. The Conditional Overlay established Automotive Washing (of any type) and Commercial Off-Street Parking as conditional uses. The same CO was included in the 2023 Zoning Ordinance and the same is being proposed with this zoning case. The Property is perfectly located to support individuals and families as it is within walking distance of a bus stop and Parque Zaragoza neighborhood park and is near Parque Zaragoza Recreation Center and Zavala Elementary School.  The Property is located on a Core Transit Corridor, Compatibility on Corridors backup material for the draft ordinance approved by City Council on December 1, 2022. Access is proposed to East 6th Street and Pedernales Street. The Property is surrounded by compatible land use designations including Mixed Use to the north, south, and west. The Property is surrounded by compatible zoning districts including CS-V-CO-NP to the north, CS-MU-V-CO-NP to the south, and CS-MU-CO-NP to the west. The requested DB90 combining district is consistent and compatible with the surrounding zoning and land uses. Please contact me if you or your team members have any questions or need additional information. Thank you for your time and assistance with the requests. Respectfully, Michele Haussmann Enclosures CC: Marcelle Boudreaux, Planning Department, via electronic mail Jonathan Tomko, Planning Department, via electronic mail Jesus Turullols, via electronic mail Valerie Turullols, via electronic mail Dylan Coons, Land Use Solutions, via electronic email  Aerial Zoomed In Aerial Zoomed Out  Future Land Use Map Zoning Map  Core Transit Corridors Park Distance Map  Bike Route Map School Distance Map  Recreation Center Map Bus Stop Map