23 C14-2024-0066 - 1500 Crossing Place; District 3 Staff Report — original pdf

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ZONING CHANGE REVIEW SHEET DISTRICT: 3 TO: ERC-CMU (Hub) CASE: 1500 Crossing Place (C14-2024-0066) ADDRESS: 1300 1/2, 1400, 1500, 1500 1/2, 1600 1/2, 1700 1/2, and 1706 1/2 Crossing Place ZONING FROM: ERC-UR SITE AREA: approximately 11.39 acres (approximately 496,148 square feet) PROPERTY OWNER: 1500 Crossing Place Apartments AGENT: Armbrust & Brown PLLC (Michael J. Whellan) CASE MANAGER: Jonathan Tomko (512) 974-1057, jonathan.tomko@austintexas.gov STAFF RECOMMEDATION: Staff recommends granting East Riverside Corridor-Corridor Mixed Use (ERC-CMU) and adding the subject tract to the hub boundary and to increase the maximum building height up to 160 feet through participation in the City of Austin’s voluntary density bonus program. For a summary of the basis of Staff’s recommendation, please see the basis of recommendation section below. PLANNING COMMISSION ACTION / RECOMMENDATION: August 13, 2024: Case is scheduled to be heard by Planning Commission. CITY COUNCIL ACTION: TBD ORDINANCE NUMBER: N/A ISSUES: None CASE MANAGER COMMENTS: The property in question is currently occupied by the Belara Austin Apartments consisting of approximately 157 units on 11.39 acres, or approximately 13.7 dwelling units per acre. The site is located within the East Riverside Corridor (ERC) Regulating Plan whose intent is to, “present a long- term vision for the area to redevelop the existing low density, auto-oriented commercial and residential uses into an urban mixed-use neighborhood that is more pedestrian and bicycle friendly.” The tract is within 1/3 mile of a proposed blue line stop for Capital Metro’s Project Connect light rail line. The residential density required to support fixed or dedicated transit service is a minimum of 50 dwelling units per acre. Target residential densities to support robust fixed or dedicated transit in an urban center are within the range of 75 to 150 dwelling units per acre within a ½ mile radius of the C14-2024-0066 2 station area. Without an increase in density, and additional mixed-use development as parcels redevelop within the station area, the CapMetro Blue Line Pleasant Valley Station and associated connecting MetroRapid Bus Rapid Transit (BRT) will struggle to perform. The tract is surrounded on all four sides by several auto-centric older apartment complexes. The current land use pattern does not support transit and makes it rather unpleasant to reach daily needs. While it is noted that Crossing Place is not a through street today, the East Riverside Corridor Roadway Type Map within the adopted ERC Regulating Plan identifies a connection between the northern terminus of Crossing Place and Elmont Drive to the west as an “ERC Pedestrian Priority Collector (PPC) Future Street.” This means certain pedestrian and bicycle urban design standards will have to be met as this currently non-existent street, that completes the grid and improves connectivity, is prioritized with denser redevelopment. BASIS OF RECOMMENDATION: The proposed zoning should be consistent with the goals and objectives of the City Council. The East Riverside Corridor (ERC) Regulating Plan created land use districts to help guide development in accordance with proposed transit improvements. The proposed transit improvements, now known as Project Connect’s Blue Line Project, maintain the same general alignment and transit center alignment as shown in the ERC Regulating Plan. This site is located just north of East Riverside Drive which is identified as a Core Transit Corridor within the ERC. The Corridor Mixed Use (CMU) subdistrict is a more intensive district as it relates to density and height and allows participation in the City of Austin’s voluntary density bonus program. Rezoning this lot to the CMU subdistrict and allowing inclusion within the Hub boundary would promote higher density and supports transit development. Based on the information above, Staff believes the proposed rezoning change is supported by the East Riverside Corridor Regulating Plan. Zoning should promote clearly identified community goals, such as creating employment opportunities or providing for affordable housing. This rezoning case presents an opportunity as older properties within the station area begin to redevelop, to increase housing density to a level that will support fixed route transit. This case supports community goals by increasing the mix of land uses, increases employment opportunities, and provides more destinations within the station area. Lastly, the rezoning request also increases the height and provides income restricted affordable housing in exchange for the density bonus. Income restricted housing units near transit achieve a deeper level of affordability due to their locational advantages– they can reduce what is typically a household’s second largest expense, transportation costs. EXISTING ZONING AND LAND USES: Site ERC-UR North MF-3-NP South East Belara Austin Apartments Estates at East Riverside Apartments Tempo Apartments Wildcreek Apartments ERC-CMU and ERC-CMU ERC-UR and MF-2 LAND USES ZONING C14-2024-0066 3 ERC-CMU Collective on Riverside Apartments West NEIGHBORHOOD PLANNING AREA: East Riverside/Oltorf Combined (Pleasant Valley) Neighborhood Planning Area WATERSHED: Country Club West Watershed SCHOOLS: Del Valle I.S.D. Baty Elementary School Ojeda Middle School Del Valle High School COMMUNITY REGISTRY LIST: Austin Independent School District, Austin Lost and Found Pets, Austin Neighborhoods Council, Crossing Gardenhome Owners Assn. (The), Del Valle Community Coalition, Del Valle Independent School District, East Austin Conservancy, East Riverside Corridor Staff Liaison, East Riverside/Oltorf Neighborhood Plan Contact Team, Friends of Austin Neighborhoods, Homeless Neighborhood Association, Neighborhood Empowerment Foundation, Pleasant Valley, Preservation Austin, SELTexas, Sierra Club, Austin Regional Group, Southeast Austin Neighborhood Alliance AREA CASE HISTORIES: Request Commission City Council TBD TBD Number C14-2024-0018 (2323 Town Lake Circle) C14-2023-0134 (2201 Willow Creek Drive) C14-2022-0090 (2239 Cromwell Circle) The applicant is requesting to rezone approximately 1.0439 acres from ERC-NP (NMU-No Bonus) to ERC-NP (CMU-160). The applicant is proposing to rezone approximately 7.085 acres from MF-3 to GR-V-MU. Applicant amended their request to GR- MU-V-DB90 The Applicant is proposing to rezone approximately 12.20 acres from ERC-UR (Urban Residential Subdistrict) to ERC- NMU (Neighborhood TBD TBD 08.08.2023: Motion by Commissioner Maxwell, seconded by Commissioner Connolly to grant staff recommendation, approved on a vote 05.30.2024: The public hearing was conducted and a motion to close the public hearing and approve Ordinance No. 20240530-141 for East Riverside C14-2024-0066 4 Mixed Use Subdistrict), inclusion in the Hub boundary with eligibility for a development bonus of 120 feet. of 9-1. Commissioner Cox voted nay. Chair Shaw and Commissioner Mushtaler absent. One vacancy on the dais. Corridor (ERC) base district (neighborhood mixed use subdistrict) zoning was approved on Council Member Ellis' motion, Council Member Qadri's second on an 11-0 vote. RELATED CASES: None ADDITIONAL STAFF COMMENTS: Comprehensive Planning The subject property located at 1500 Crossing Place is currently the site of Belara Austin, one amongst many renovated and updated properties marketed as luxury apartments in the immediate area with two bedrooms starting at $1,626 ranging to $1,706. The property is within the ‘Vulnerable’ displacement risk area according to the Project Connect Anti-Displacement Map which states that vulnerable populations are present with no significant demographic change, while some tracts are near or contain high-value and high- appreciation area. Dashboard website: https://austin.maps.arcgis.com/apps/MapSeries/index.html?appid=799dbd68b43a4d9d8c029 2befe8c9b34. The ERC Urban Residential district is intended to provide a range of housing types including townhouses, rowhouses, condos, or multifamily residential, education, and civic uses with a maximum base building height of 40 feet. The ERC Corridor Mixed Use subdistrict is primarily intended to provide residential and office over ground-floor commercial retail or office with a maximum base building height of 60 feet. The site is currently not within the Hub area (Figure 1-6) which allows properties to participate in the development bonus for additional entitlements with the ERC Development Bonus Height Map (Figure 1-8) showing the Property as being ineligible for development bonus. The applicant has requested the subject property be included in the Hub area eligible for the development bonus up to 160 feet in building height, as are adjacent tracts to the west/northwest. It appears existing zoning capacity has not allowed the subject property and others like it to respond to market forces which desire to fulfill the intent of the East Riverside Corridor plan through the creation of transit-supportive, higher-density mix of uses with the density bonus eligibility necessary to provide Affordable housing. The zoning request appears to be consistent with the intent of the East Riverside Corridor Master Plan in supporting the Pleasant C14-2024-0066 5 Valley Transit Plaza Development Hub serving as a gateway to downtown as well as urban planning and design best practices by increasing intensity of a mix of land uses in the urban core along a well-used transit line. Environmental 1. The site is not located over the Edwards Aquifer Recharge Zone. The site is in the Country Club West Creek Watershed of the Colorado River Basin, which is classified as a Suburban Watershed by Chapter 25-8 of the City's Land Development Code. The site is in the Desired Development Zone. 2. Under current watershed regulations, development or redevelopment on this site will be subject to the following impervious cover limits: Development Classification % of Gross Site Area % of Gross Site Area Single-Family (minimum lot size 5750 sq. ft.) Other Single-Family or Duplex Multifamily Commercial 50% 55% 60% 80% with Transfers 60% 60% 70% 90% 3. According to floodplain maps there is a floodplain within or adjacent to the project location. Based upon the location of the floodplain, offsite drainage should be calculated to determine whether a Critical Water Quality Zone exists within the project location. Development is extremely limited in a Critical Water Quality Zone, per LDC 25-8-261 and 25-8-262. 4. Standard landscaping and tree protection will be required in accordance with LDC 25- 2 and 25-8 for all development and/or redevelopment. 5. 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. 6. Under current watershed regulations, development or redevelopment requires water quality control with increased capture volume and control of the 2-year storm on site. 7. At this time, no information has been provided as to whether this property has any preexisting approvals that preempt current water quality or Code requirements. Fire No comments on rezoning. PARD – Planning & Design Review PR1: Parkland dedication will be required for the new residential units proposed by this development, multifamily with ERC-CMU zoning, at the time of subdivision or site plan, per C14-2024-0066 6 City Code § 25-1-601. The requirement may be met with dedicated land as determined using the criteria in City Code Title 25, Article 14, as amended. The East Riverside Corridor Regulating Plan has specific requirements regarding the eligibility for the development bonus: to be eligible for the bonus, there must be some parkland dedicated as part of the development (cannot be satisfied only through fee in-lieu). See Article 6.4.2 of the Regulating Plan. PARD approval is required to authorize the development bonus. PARD may consider additional area along Country Club Creek toward dedication so long as the area meets PARD criteria. Should any fees in-lieu also be required, those fees shall be used toward park investments in the form of land acquisition and/or park amenities within the surrounding area, per the Parkland Dedication Operating Procedures § 14.3.11 and City Code § 25-1-609. If the applicant wishes 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 of whether fees in-lieu of land will be allowed. Site Plan SP 1. Site plans will be required for any new development other than single-family or duplex residential. SP 2. Any development which occurs in an SF-6 or less restrictive zoning district which is located 540-feet or less from property in an SF-5 or more restrictive zoning district will be subject to compatibility development regulations. SP 3. Any new development is subject to Subchapter E. Design Standards and Mixed Use. Additional comments will be made when the site plan is submitted. SP 4. This tract is already developed, and the proposed zoning change is a footprint within the existing development Transportation and Public Works Department (TPW) – Engineering Review 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 EXISTING STREET CHARACTERISTICS: Name ASMP Classification Existing ROW Existing Pavement Sidewalks Bicycle Route ASMP Required ROW Capital Metro (within ¼ mile) C14-2024-0066 7 Crossing Place Level 3 96’ 99’ 82’ Yes No Yes TIA: A Zoning Transportation Analysis is required, see exhibit C. Austin Water Utility No comments on rezoning INDEX OF EXHIBITS AND ATTACHMENTS TO FOLLOW: A. Zoning Map B. Applicant’s Summary Letter C. Zoning Transportation Analysis (ZTA) Final Memo dated May 31, 2024 ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! CP72-54 APTS ERC 84-344 VAC BAR C14-02-0047 SP-00-2212C C14-02-0047 SP-OO-2260C 00-2044 83-163RC 72-204 C14-72-204(RCA4) C14-2018-0027(RCA) C14-2018-0028 APARTMENTS E L M O N T D R APARTMENTS 83-163RC C14-00-2044 00-2044 G AS/C S T O R E O N V. C14-02-0055 C14-72-204(RCA2) C14-05-0112 C14-72-204(RCA3) 02-0055 ERC FE STIVAL PAT H 00-2231 C14-00-2231 C14-97-0044(RCT) C14-2014-0099 ERC C14-05-0113 97-0044 D Y R E L L A T V N A S A E L S P C14-2018-0026(RCT) C14-2018-0026 C14-97-0010(RCT) C14-2018-0027(RCA) C14-72-204(RCA4) C14-97-0010 97-0010 APARTMENTS ERC 72-204 WIC KE R S H A M LN C14-2018-0027(RCA) APARTMENTS SP96-0159C C14-72-204 r86-232 NPA-2012-0021.02 NPA-2011-0021.02 C14-72-204(RCA4) C14-2018-0027 ! ! 72-204 ! ! SP-85-53 APARTMENTS 94-0071 ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! L ! G P SIN S O R C ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! 72-204 750814-B P83- 87 F A R O D R SP95-0133C None r86-156 p86-028 ERC 72-204 750814-B P82-91 ERC APTS. C814-74-008 (VOID) 72-204 SP-96-0242C 72-204 MF-3-NP 72-204 SP-96-0242C SP-00-2260C MF-2 72-204 750814-B P83-72 72-204 750814-B MF-2-NP P83-72 ( ( PUD-NP ( ( ( ( S U M M E R D R ( ( ( ( ( ( ( ( ( ( PUD-NP ( S U M M E R C I R ( ( ( ( PUD-NP ( S I N G C I R ( ( ( ( ( ( ( ( PUD-NP WHITNEY WAY 73-27 C14-05-0113.04 05-0113.04 ERC SP-02-0312D 72-327 C14-06-0138 06-0138 71-260 SP07-0126C CP72-29 CRO M W ERC C14-2022-0172 ELL CIR ! ! ! ! ± ! ! ! ! ! ! ! ! ! SUBJECT TRACT ! ! ! ! ! ! ! PENDING CASE ! ! ! ! ! ! ! ! ZONING BOUNDARY ! ! ! ! ! E R C R O S R I V 72-204 750814-B C814-83-0101 PUD-NP D EV ELO PE D WITH TO W N H O U SE S E RIVERSIDE D R ( ERC ( C14-2018-0088 ( ERC C14-99-0102 ZONING ZONING CASE#: C14-2024-0066 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: 4/18/2024 ( PUD-NP ( ( ( PUD-NP ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ERC C14-2012-0111 ! ! ! ! ! ! ! 72-204 ! ! ! ! ! ! ! ! ! ! ! ! 94-0071 SP-95-0129C 750814-B SP-03-0132C C14-02-0022 02-0022 72-204(RCA) S T N E M T R A P A 84-98 > OFFC. > > > R Y D E S K KIR = = > > = = = C14-05-0113 = = = SF-3-NP = = = E V H A T = E N N SF-3-NP E K = = = = = ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ARMBRUST & BROWN, PLLC A T T O R N E Y S A N D C O U N S E L O R S 100 CONGRESS AVENUE, SUITE 1300 AUSTIN, TEXAS 78701-2744 512-435-2300 FACSIMILE 512-435-2360 April 10, 2024 Joi Hardin, Zoning Officer City of Austin Housing and Planning Department 1000 E. 11th St. Austin, Texas 78702 Re: Rezoning application for 1400 & 1500 Crossing Pl. (the “Property”) Dear Ms. Hardin, On behalf of 1500 Crossing Place Apartments, LLC (the “Applicant”), please accept the attached application requesting that the city revise the East Riverside Corridor Regulating Plan to designate the Property for the: Corridor Mixed Use (“CMU”) subdistrict (Figure 1-2 of the Regulating Plan). East Riverside Corridor Hub (Figure 1-6 of the Regulating Plan).  Development bonus, up to 160 ft. (Figure 1-8 of the Regulating Plan). Land Use Context The Property is roughly 11.39 acres and is characterized by the following land use context: The Property adjoins over 100 acres of Corridor Mixed Use with 160 ft. of bonus height. As shown in Figure 2 below, the Applicant’s request for CMU up to 160 ft. of height is consistent with the existing land use context: Council has already designated over 100 acres of adjoining property west and northwest of the Property for CMU zoning up to 160 ft. of height. The Property is along the East Riverside corridor, within Riverside Station’s ‘station area,’ and along the Country Club Creek Trail. The Property ties directly into, and will help support, the city’s multimodal mobility system – its transit corridors and its trails (Figure 1). It is also along the future Austin Light Rail line and has easy access to the only bus route with service running to and from the airport. This information is discussed more below. Figure 1. Property and Land Use Context     The Property Riverside Station Area Imagine Austin Corridor Country Club Creek  Figure 2. Land Use Context Direction West South East North Location Adjoining the Property Adjoining the Property Across Crossing Place Adjoining the Property Zoning Designation Corridor Mixed Use Corridor Mixed Use Urban Residential, MF-2 MF-3-NP Height 160 ft. 160 ft. 40 ft. 40 ft. Council Approval Year 2019 2019 2013, 1975 2006 Policy Context The city has planned the East Riverside corridor for transit-supportive growth, with increased housing along the new Austin Light Rail – including through the following:      Imagine Austin (2012), which identified East Riverside Drive and Pleasant Valley Road as Imagine Austin corridors and identified the entire area as the Riverside Stations Imagine Austin center. East Riverside Corridor Plan and Regulating Plan (2013), which planned the corridor area for transit- supportive growth and revised its land use regulations accordingly. East Riverside Drive Corridor Mobility Plan (2013), which planned multimodal improvements to enhance connectivity and pedestrian and bicycle safety, and was funded through the 2016 Mobility Bond. Project Connect (2020), which planned East Riverside Drive for the Austin Light Rail and Pleasant Valley Road for MetroRapid bus transit. The Equitable Transit-Oriented Development (“ETOD”) Policy Plan (2023), which planned priorities for equitable transit-oriented policymaking along the Austin Light Rail and MetroRapid corridors.  Updates to the East Riverside Corridor Regulating Plan (Ongoing), an effort that plans to revise the ERC Regulating Plan in accordance with the city’s ETOD policies. Policy Goals and Affordability These planning efforts have identified a number of goals for the entire East Riverside area, including increasing housing to support robust transit service and to increase on-site affordable housing. The primary tool through which the city seeks to achieve non-subsidized, on-site affordable housing in private projects is through the ERC Regulating Plan’s development bonus program, created in 2013. Yet we have calculated that, in the decade since the program started, it has seen only a roughly 35 percent participation rate among approved site plans for eligible, private projects.1 As a result, income-restricted affordable units constitute only about 4 percent of the total units built on bonus-eligible sites to date. Furthermore, this relatively low participation rate occurred despite a favorable macroeconomic environment, with lower interest rates and lower financing costs. Today’s environment is much more challenging, with increasing interest rates and more hesitant lenders. This information indicates that the ERC Regulating Plan’s development bonus program may be miscalibrated, leading to a lower participation rate and hindering affordable unit production. Macroeconomic issues may pose further challenges to development bonus program participation. 1 This analysis is based on approved site plans that: (1) were submitted under the East Riverside Corridor Regulating Plan’s regulations, (2) are located in the ERC Hub and thus are eligible for the development bonus, and (3) did not involve subsidization or public participation at time of development. 4868-5134-0432, v. 3 2  Ultimately, these factors will need to be addressed through study and recalibration process, such as the code amendment process Council has recently initiated for the ERC Regulating Plan. In the meantime, though, the city can continue to work to encourage applicants to use the city’s bonus program and provide on-site affordable housing by approving requests for the full bonus height of 160 ft. Case Rationale We request that the city approve the CMU subdistrict designation for this Property, up to 160 ft. of bonus height, for the following reasons:     It is consistent with city policies for transit-supportive growth, providing increased housing along two Transit Priority Network roadways (East Riverside Drive and Pleasant Valley Road) and within the Riverside Station’s ‘station area.’ Additionally, the Property has easy access to CapMetro’s 20 high- frequency bus route, the only route with service to and from the Austin-Bergstrom International Airport. It will encourage on-site affordability by making the Property eligible for the ERC’s bonus program. It is consistent with the city’s land use policies, which identify this area as the Riverside Stations Imagine Austin center and identify East Riverside and Pleasant Valley Road as Imagine Austin corridors. It is supported by zoning case precedent, in which Council has already designated over 100 acres adjoining the Property for the CMU subdistrict up to 160 ft. of bonus height – the same designation this Applicant is requesting. As noted, this request would incentivize the Applicant to provide on-site, income-restricted affordable housing. However, we also recognize that the Property currently features a number of older market-rate, low-rise units today – and that the city is sensitive to housing growth in such areas. The Applicant plans to address such concerns by fully complying with the city’s tenant relocation notification requirements. They additionally plan to go above and beyond those requirements by providing relocation compensation to tenants eligible for relocation notification and a ‘right to return’ preference policy for any existing tenants eligible for future income-restricted affordable units. Conclusion The city has planned this corridor for transit-supportive growth, including on-site affordable housing. However, the corridor’s affordable housing bonus program has, to date, experienced a relatively low participation rate. This request will support the city’s transit and affordability goals by increasing housing opportunities on the Property and by making the Property eligible for the full bonus height – thus incentivizing the Applicant to participate in the affordable housing bonus program. I appreciate your consideration and look forward to answering any questions and providing further details. Respectfully, Michael J. Whellan 4868-5134-0432, v. 3 3  MEMORANDUM Date: To: CC: Reference: May 31, 2024 Aditya Jatar, P.E., BOE Consulting Services Eduardo Mariño PhD., Julie Apagya Bonney Transportation & Public Works Department (TPW) 1500 Crossing Place Zoning Transportation Analysis (ZTA) Final Memo (C14-2024-0066) The Transportation & Public Works Department (TPW) has reviewed the “1500 Crossing Place” ZTA, prepared by BOE Consulting Services. The site is comprised of one parcel located at 1500 Crossing Place (shown in Figure 1 below). The proposed redevelopment for this tract is multifamily residential buildings. The tract will contain 996 high-rise multifamily dwelling units. The existing site is comprised of 156 low-rise multifamily dwelling units. Two full-access driveways will service the site. One driveway, situated at the intersection of Crossing Place and Faro Drive, will remain unchanged and serve as the main entrance for traffic and emergency services. The other driveway will be shifted southwest on Crossing Place, with coordination required to address any disrupted utilities. The development is anticipated to be built out by 2025. Figure 1: Site Location Adjacent Roadway Characteristics: The site proposes two driveways on Crossing Place. Crossing Place: A two-lane road with a raised median and turning lanes. It is classified as a Level 3 road in the Austin Strategic Mobility Plan (ASMP), requiring 96 feet of right-of-way (ROW). The speed limit is 30 mph. The site frontage includes sidewalks, bus stops, and a pedestrian crosswalk, but no street parking or bicycle lanes. The existing average daily traffic (ADT) on Crossing Place is estimated at 7,700 vehicles per day. Faro Drive: A two-lane road divided by a double yellow line, classified as a Level 1 road in the ASMP, requiring 58 to 64 feet of ROW. The site frontage includes sidewalks, a pedestrian crosswalk, street parking, and curbs and gutters. The existing ADT on Faro Drive is estimated at 2,500 vehicles per day. Trip Generation and Traffic Analysis: According to the 11th Edition of the Institute of Transportation Engineers (ITE) Trip Generation Manual, the development will generate approximately 3,047 net new daily trips, 167 AM peak hour trips, and 194 PM peak hour trips. ITE Code Land Use Size Table 1: Trip Generation 24-Hour Two-Way Volume AM Peak Hour PM Peak Hour Enter Exit Total Enter Exit Total EXISTING DEVELOPMENT 220 Multi-Family (Low Rise) PROPOSED DEVELOPMENT 222 Multi-Family (High Rise) du EXISTING DEVELOPMENT 156 1,075 1,075 54 54 71 71 55 55 32 32 88 88 996 du PROPOSED DEVELOPMENT NET DEVELOPMENT 4,122 4,122 3,047 176 176 122 238 238 167 175 175 120 107 107 75 282 282 194 17 17 62 62 45 1This table was populated utilizing the criteria set by the ITE Trip Generation Handbook defining when a rate is to be utilized versus an equation. The 2025 projected volumes were calculated using current traffic data and applying a 2% annual growth rate. According to the Austin Street Design Guide, Level 3 streets in an urban setting are expected to have 10,000-20,000 vehicles per day, and Level 1 streets are expected to have less than 2,000 vehicles per day. Projected volume analysis showed that the unadjusted site traffic plus forecasted volume at the anticipated build-out year will not exceed the typical ADT for Crossing Place but will exceed it by roughly 500 vehicles for Faro Drive. Table 2 Projected Volume Analysis Recommendations/Conclusions: 1. The site is required to achieve a minimum of 20% trip reduction using various Transportation Demand Management (TDM) measures per the Transportation Criteria Manual (TCM). Potential measures include: • Transit Proximity • Mobility Wallet • Daily Tenant Parking Rates • Bicycle Access and Connectivity • Visitor Parking Pricing • Sustainable Modes Improvements • Delivery Supportive Amenities • Marketing and Information 2. ASMP ROW requirements have been assessed, and dedications of ROW may be necessary to fulfill ASMP criteria, to be confirmed during the Site Plan phase. 3. The development is subject to the City of Austin Street Impact Fee, governed by Ordinance #20201220-061 & 20201210-062. The fee will be calculated during the Site Plan submission and collected upon obtaining the building permit. Any fee reductions will only be granted after completing specified construction tasks, unless already included in the initial Site Plan application. 4. The site proposes utilizing two existing driveways for traffic circulation, located at the intersection of Faro Drive and Crossing Place, and along Crossing Place south of the site. Approval of this ZTA does not guarantee approval of the proposed driveway locations, which will be reviewed during the site plan process by appropriate City departments. 5. This ZTA does not exempt the development from being required to conduct a Transportation Assessment or Full TIA at the time of site plan. Please contact me at 512-974-7136 if you have questions or require additional information. Sincerely, Nate Aubert P.E.,