02 NPA-2024-0008.02 2967 Manor Road Revision; Districts 1 and 9 Staff Report — original pdf

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Planning Commission: March 11, 2025 NEIGHBORHOOD PLAN AMENDMENT REVIEW SHEET NEIGHBORHOOD PLAN: Rosewood Neighborhood Plan and the Martin Luther King Jr. Boulevard Transit Oriented Development (MLK TOD) Station Area Plan CASE#: NPA-2024-0008.02 DATE FILED: July 25, 2024 PROJECT NAME: 2967 Manor Road Revision PC DATE: March 11, 2025 February 11, 2025 January 28, 2025 January 14, 2025 ADDRESS/ES: 2967 Manor Road DISTRICT AREA: 1 and 9 SITE AREA: 0.68 acres (for parcel) OWNER/APPLICANT: 2967 Manor AGV, LLC AGENT: Thrower Design, LLC (Victoria Haase and Ron Thrower) CASE MANAGER: Maureen Meredith PHONE: (512) 974-2695 STAFF EMAIL: Maureen.Meredith@austintexas.gov TYPE OF AMENDMENT: Change in Future Land Use Designation From: Specific Regulating District To: Mixed Use Base District Zoning Change Related Zoning Case: C14-2024-0107 From: TOD-NP To: CS-DB90-NP NEIGHBORHOOD PLAN ADOPTION DATE: Rosewood Neighborhood Plan adopted January 10, 2002. Martin Luther King, Jr. Transit Oriented Development (TOD) Station Area Plan adopted March 12, 2009. Page 1 of 32 02 NPA-2024-0008.02 - 2967 Manor Road Revision; Districts 1 and 91 of 32 CITY COUNCIL DATE: January 30, 2025 March 6, 2025 Planning Commission: March 11, 2025 ACTION: Postponed to March 6, 2025 at the request of Staff. ACTION: Staff postponement request to April 10, 2025. ACTION: (action pending) April 10, 2025 PLANNING COMMISSION RECOMMENDATION: March 11, 2025 – (action pending) February 11, 2025 – Postponed to March 11, 2025 on the consent agenda at the request of staff. [A. Azhar – 1st; F. Maxwell – 2nd] Vote: 10-0 [P. Howard, A. Phillips, and A. Haynes absent]. January 28, 2025 – After postponement discussion, postponed to February 11, 2025 on the consent agenda at the request of the applicant. [F. Maxwell – 1st; A. Azhar – 2nd] Vote: 7-3 [G. Anderson and A. Woods absent. G. Cox, A. Haynes, and N. Barrera-Ramirez voted nay]. January 14, 2025 – Postponed to January 28, 2025 on the consent agenda at the request of staff. STAFF RECOMMENDATION: Staff supports the applicant’s request for Mixed Use land use and to be removed from the boundaries of the MLK TOD Station Area Plan. BASIS FOR STAFF’S RECOMMENDATION: Staff supports the applicant’s request for Mixed Use land use and for the property to be removed from the MLK TOD boundaries because the proposed rezoning will allow for a denser development that is more transit- supportive than could be achieved under the existing TOD-NP. The proposed rezoning would allow for approximately 81 housing units and 10 income restricted units, as opposed to 30 units with no income restricted units provided. The property is on the edge of the TOD boundaries and would not cause a “donut-hole” in the TOD area. The property is near public transportation along Manor Road (activity corridor), Airport Blvd (activity corridor) and E. MLK Jr. Boulevard (activity corridor). The property is also approximate 0.6 miles from the MLK Rail Station. Page 2 of 32 02 NPA-2024-0008.02 - 2967 Manor Road Revision; Districts 1 and 92 of 32Planning Commission: March 11, 2025 LAND USE DESCRIPTIONS: EXISTING LAND USE: Specific Regulating District - This map designation is intended for areas that have an adopted regulating plan. This district will be identified on the Future Land Use Map, but is not considered a typical land use category. The purpose of this designation is to make the user aware of the Regulating Plan and that it should be reviewed for development regulations. Approved Regulating Plans: 1. Plaza Saltillo TOD Station Area Plan 2. Martin Luther King (MLK) Boulevard TOD Station Area Plan 3. Lamar/Justin TOD Station Area Plan PROPOSED LAND USE: Mixed Use - An area that is appropriate for a mix of residential and non‐residential uses. Page 3 of 32 02 NPA-2024-0008.02 - 2967 Manor Road Revision; Districts 1 and 93 of 32Planning Commission: March 11, 2025 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 Transit Corridors (CTC) and Future Core Transit Corridors. Page 4 of 32 02 NPA-2024-0008.02 - 2967 Manor Road Revision; Districts 1 and 94 of 32Planning Commission: March 11, 2025 Imagine Austin Decision Guidelines Complete Community Measures Yes Yes Imagine Austin Growth Concept Map: Located within or adjacent to an Imagine Austin Activity Center, Imagine Austin Activity Corridor, or Imagine Austin Job Center as identified the Growth Concept Map. Name(s) of Activity Center/Activity Corridor/Job Center: • Less than 300 feet east of the MLK Station Neighborhood Center • Approx. 0.33 miles from the Mueller Town Center • Near three activity corridors: Manor Road, Airport Blvd., and E. MLK Jr. Blvd Yes Mobility and Public Transit: Located within 0.25 miles of public transit stop and/or light rail station. • 0.6 miles from the MLK Rail Station • Public transit along Manor Road, Airport Blvd, and E. MLK Jr. Blvd Yes Mobility and Bike/Ped Access: Adjoins a public sidewalk, shared path, and/or bike lane. • Bike lanes along Manor Rd • Sidewalks along Manor Rd • Sidewalks along Airport Blvd Yes Connectivity, Good and Services, Employment: Provides or is located within 0.50 miles to goods and services, and/or employment center. • Multiple businesses along Manor Rd, Airport Blvd, and E. MLK Jr. Blvd Yes Connectivity and Food Access: Provides or is located within 0.50 miles of a grocery store/farmers market. • 0.3 miles from Lone Star Family Market #3 • 0.5 miles from RBM Food Mart • 0.5 miles from Sky Market No No No Connectivity and Education: Located within 0.50 miles from a public school or university. • 0.6 miles from Lee Lewis Campbell Elementary School Connectivity and Healthy Living: Provides or is located within 0.50 miles from a recreation area, park or walking trail. • 1 mile from Alamo Recreation Center Connectivity and Health: Provides or is located within 0.50 miles of health facility (ex: hospital, urgent care, doctor’s office, drugstore clinic, and/or specialized outpatient care.) • 0.6 miles from CareNow Urgent Care Mueller Yes Housing Affordability: Provides a minimum of 10% of units for workforce housing (80% MFI or less) and/or fee in lieu for affordable housing. • 81 dwelling units proposed with 10-unit income restricted units 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. • 81 dwelling units proposed Yes Mixed use: Provides a mix of residential and non-industrial uses. • The proposed CS-DB90-NP zoning would allow for a mix of commercial and residential units No No Not known 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.) Page 5 of 32 02 NPA-2024-0008.02 - 2967 Manor Road Revision; Districts 1 and 95 of 32Planning Commission: March 11, 2025 Not known No 8 Workforce Development, the Economy and Education: Expands the economic base by creating permanent jobs, especially in industries that are currently not represented in particular area or that promotes a new technology, and/or promotes educational opportunities and workforce development training. Industrial Land: Preserves or enhances industrial land. Number of “Yeses” Proximity to Imagine Austin Activity Centers and Corridors Page 6 of 32 02 NPA-2024-0008.02 - 2967 Manor Road Revision; Districts 1 and 96 of 32 Proximity to Public Parks Planning Commission: March 11, 2025 Page 7 of 32 02 NPA-2024-0008.02 - 2967 Manor Road Revision; Districts 1 and 97 of 32Planning Commission: March 11, 2025 Proximity to Public Transportation IMAGINE AUSTIN GROWTH CONCEPT MAP Definitions Neighborhood Centers - The smallest and least intense of the three mixed-use centers are neighborhood centers. As with the regional and town centers, neighborhood centers are walkable, bikable, and supported by transit. The greatest density of people and activities in neighborhood centers will likely be concentrated on several blocks or around one or two intersections. However, depending on localized conditions, different neighborhood centers can be very different places. If a neighborhood center is designated on an existing commercial area, such as a shopping center or mall, it could represent redevelopment or the addition of housing. A new neighborhood center may be focused on a dense, mixed-use core surrounded by a mix of housing. In other instances, new or redevelopment may occur incrementally and concentrate people and activities along several blocks or around one or two intersections. Neighborhood centers will be more locally focused than either a regional or a town center. Businesses and services—grocery and department stores, doctors and dentists, shops, branch libraries, dry cleaners, hair salons, schools, restaurants, and other small and local businesses—will generally serve the center and surrounding neighborhoods. Page 8 of 32 02 NPA-2024-0008.02 - 2967 Manor Road Revision; Districts 1 and 98 of 32Planning Commission: March 11, 2025 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 Page 9 of 32 02 NPA-2024-0008.02 - 2967 Manor Road Revision; Districts 1 and 99 of 32Planning Commission: March 11, 2025 opportunities, but already have a mixture of uses, and could provide critical transportation connections. As a corridor evolves, sites that do not redevelop may transition from one use to another, such as a service station becoming a restaurant or a large retail space being divided into several storefronts. To improve mobility along an activity corridor, new and redevelopment should reduce per capita car use and increase walking, bicycling, and transit use. Intensity of land use should correspond to the availability of quality transit, public space, and walkable destinations. Site design should use building arrangement and open space to reduce walking distance to transit and destinations, achieve safety and comfort, and draw people outdoors. BACKGROUND: The applicant has requested that the property be removed from the MLK Station Area Plan TOD and to change the land use designation from Specific Regulating District to Mixed Use. The applicant proposes to change the zoning on the property from TOD-NP to CS-DB90-NP to build approximately 81 dwelling units, 10 of which would be income restricted. For more information on the proposed zoning change, see case report C14-2024-0107. PUBLIC MEETINGS: The ordinance-required community meeting was held on January 6, 2025. Approximately 3,452 community meeting notices were mailed to people who have utility accounts or own property within the MLK TOD Station Area Plan boundary and within 500 feet of the notification area of the TOD boundary. The recorded meeting can be found here: https://publicinput.com/neighborhoodplanamendmentcases. Five Planning Department staff members attended, Maureen Meredith, Mark Walters, Jonathan Tomko, Sophia Benner, and Chase Gonsoulin. Victoria Haase and Ron Thrower from Thrower Design, LLC attended, who are the applicant’s agent. Seven people from the neighborhood attended. Below are highlights from Victoria Haase’s presentation: • We want to change the FLUM to Mixed Use from Specific Regulating District • We want to remove the property from the TOD and rezone to DB90. • The site is 0.68 acres, but there is a 30-foot drainage easement on the property to the rear of the site, within that is a 7.5-foot public utility easement. Beyond the 30-foot drainage easement is a 10-foot vegetative buffer, which is a compatibility screening buffer. There is another 30-feet for a detention pond. We are left with .40 acres available for development. In the TOD Mixed Use district, there is a maximum height of 60 feet and maximum of 30 dwelling units available on the property, with no affordable units provided. Because of all the site issues, an affordable project would not work here. DB90 allows up to 90 feet and no limit to density. Approximately 81 units are possible with 12% of the dwelling units must be income restricted which would be 10 units. • The TOD was created to make transit supportive density, but DB90 will do more for transit supportive density than the TOD regulating plan. It’s a great location to bring more density. • Page 10 of 32 02 NPA-2024-0008.02 - 2967 Manor Road Revision; Districts 1 and 910 of 32Planning Commission: March 11, 2025 Q: I have no issues with the requested change here. 90 feet should be by-right here because it’s near major corridors and transit. My question is why take it out of the TOD as opposed to amending the TOD? A: It would take a Code amendment to amend the TOD. Changing the zoning would be simpler process than amending the entire TOD. The MLK TOD was adopted in 2009. One of the concerns is lack of staff resources to update this TOD and all the TODs. There are TODs located along the Project Connect line with Federal funding that is at stake for fixed-rail transit and there is no rail coming to this area in the near future. Q: There’s a big ROW triangle taken out shown on the map. Would the applicant be interested in pursuing acquiring this ROW? A: This yellow area is currently ROW, taken by TXDOT then transferred to the City. The City doesn’t know what it wants to do with this area. We asked for a waiver of the ground floor under DB90 because we don’t know what will happen with the ROW. That doesn’t mean ground-floor retail won’t happen, but we just don’t know what will happen with this ROW. Vacating ROW is a lengthy and costly process and there is no guarantee who the City will sell the property to. There are a lot of unknowns. We would like to have that land back, but vacating ROW takes over a year to do. Even though we are asking to have the TOD pulled from the boundary, the development will bring a level of density that can support transit, especially if the project will bring more units than what is allowed under the TOD. It will have a positive impact, which is what the TOD was supposed to do. The sidewalk regulations would also be removed taking it out of the TOD, but with this property the landowner has agreed to follow the TOD Core Transit Corridor sidewalk regulations which requires wider sidewalks and larger planting areas, because we want it to be consistent with other properties in the TOD. Maybe this can be done through a public restrictive covenant. Page 11 of 32 02 NPA-2024-0008.02 - 2967 Manor Road Revision; Districts 1 and 911 of 32Planning Commission: March 11, 2025 Q: Are you asking for any other waivers? Are there any other agreements? A: There are no other waivers and not sure if any would be needed during site plan. No, there are no other agreements. Comments: • I’m generally supportive of the proposed development here, which is better than what we have now, especially with the sidewalk design standards being kept up. • The TOD was applied to this area because the city wanted it, not necessarily because of the neighborhood. I don’t know how this request will affect the TOD that it’s in, but I know how it will affect residents around it by putting a higher density development in the middle of the neighborhood and not on the edge. What happens to the larger TOD when landowners are piece-meal taking their properties out of it? All the TODs should be updated at one time. • I’m also generally supportive of the development because we need more housing along the corridor, especially with our housing crises. The quicker the better through this rezoning because we need more housing. • Aside from the process issue, I certainly support the additional intensity at this location where it is very appropriate - the height request amounts to mid-rise which should be by-right in this area. I don't understand the limitation on units - it seems contrary to the interest of an effective TOD. If an amendment to the TOD isn't possible in this case, I certainly support revisiting and updating the TOD in this area going forward given the rapid change in this area. Page 12 of 32 02 NPA-2024-0008.02 - 2967 Manor Road Revision; Districts 1 and 912 of 32 Planning Commission: March 11, 2025 Applicant Summary Letter Page 13 of 32 02 NPA-2024-0008.02 - 2967 Manor Road Revision; Districts 1 and 913 of 32Planning Commission: March 11, 2025 Page 14 of 32 02 NPA-2024-0008.02 - 2967 Manor Road Revision; Districts 1 and 914 of 32Planning Commission: March 11, 2025 Letter of Recommendation from the Neighborhood Plan Contact Team (NPCT) No letter as of March 5, 2025 From: Meredith, Maureen Sent: Tuesday, January 21, 2025 1:14 PM Cc: Tomko, Jonathan <Jonathan.Tomko@austintexas.gov> Subject: Rosewood Ltr Rec? NPA-2024-0008.02_2967 Manor Rd Dear Rosewood NPCT and Interested Parties; Cases NPA-2024-0008.02 and C14-2024-0107 were postponed from the January 14, 2025 PC hearing to the January 28, 2025 PC hearing date. If your team would like to submit a letter of recommendation to be included in the staff case reports, please email it to me and Jonathan Tomko, the zoning planner, no later than 3:00 pm on Wednesday, January 22nd. If we get the letter after this date and time, we will submit it as late material to the Planning Commission, but it will not be included in the staff report. Thanks. Maureen Page 15 of 32 02 NPA-2024-0008.02 - 2967 Manor Road Revision; Districts 1 and 915 of 32 Land Use and Design Concept Map and Maximum Building Heights Map from the MLK Station Area Plan Planning Commission: March 11, 2025 Site Page 16 of 32 02 NPA-2024-0008.02 - 2967 Manor Road Revision; Districts 1 and 916 of 32Planning Commission: March 11, 2025 Site Page 17 of 32 02 NPA-2024-0008.02 - 2967 Manor Road Revision; Districts 1 and 917 of 32Planning Commission: March 11, 2025 Site Page 18 of 32 02 NPA-2024-0008.02 - 2967 Manor Road Revision; Districts 1 and 918 of 32Planning Commission: March 11, 2025 Page 19 of 32 02 NPA-2024-0008.02 - 2967 Manor Road Revision; Districts 1 and 919 of 32Planning Commission: March 11, 2025 Page 20 of 32 02 NPA-2024-0008.02 - 2967 Manor Road Revision; Districts 1 and 920 of 32Planning Commission: March 11, 2025 Page 21 of 32 02 NPA-2024-0008.02 - 2967 Manor Road Revision; Districts 1 and 921 of 32Planning Commission: March 11, 2025 Page 22 of 32 02 NPA-2024-0008.02 - 2967 Manor Road Revision; Districts 1 and 922 of 32Planning Commission: March 11, 2025 Page 23 of 32 02 NPA-2024-0008.02 - 2967 Manor Road Revision; Districts 1 and 923 of 32 Victoria Haase’s Presentation at the January 6, 2025 Virtual Community Meeting Planning Commission: March 11, 2025 Page 24 of 32 02 NPA-2024-0008.02 - 2967 Manor Road Revision; Districts 1 and 924 of 32Planning Commission: March 11, 2025 Page 25 of 32 02 NPA-2024-0008.02 - 2967 Manor Road Revision; Districts 1 and 925 of 32Planning Commission: March 11, 2025 Page 26 of 32 02 NPA-2024-0008.02 - 2967 Manor Road Revision; Districts 1 and 926 of 32Planning Commission: March 11, 2025 Correspondence Received From: Marty Combs Sent: Friday, January 3, 2025 5:04 PM To: Meredith, Maureen <Maureen.Meredith@austintexas.gov> Subject: Case C14-2024-0107 / NPA-2024-0008.02 I received 2 notices in the mail, and am therefore referring to both of them below. Case Number: C14-2024-0107 Case Number: NPA-2024-0008.02 Contact: Maureen Meredith, 512-974-2695 or Maureen.Meredith@austintexas.gov Public Hearings: Jan 14, 2025 - Planning Commission Jan 30, 2025 - City Council I have concerns regarding the zoning change from TOD-NP to CS- DB90-NP for 2967 Manor Road. I'm all for increasing building height - especially along transit corridors such as Airport and Manor. I think it's one of the only ways we're going to encourage use of other forms of transportation outside the automobile. What I cannot understand is the reason for the zoning change. If the zoning change is for the purpose of increasing building height, according to my reading of the MLK Blvd TOD Station Area Plan, the City of Austin's description of TODs, and the TOD Guidebook, taller buildings are encouraged within TODs. Therefore, a building height of 90 feet should already be covered within the existing TOD zone designation. Why is this zoning change necessary? The TOD zone designation explicitly references access for other forms of transit modalities such as pedestrians, bicycles, and public transit. The CS zone designation does not contain these references. Page 27 of 32 02 NPA-2024-0008.02 - 2967 Manor Road Revision; Districts 1 and 927 of 32Planning Commission: March 11, 2025 The TOD zone designation contains guiding principles of mixed use development with community spaces such as a parks or plazas. The CS zone designation does not contain these references. Most importantly, the TOD zone designation contains references to protections for environmental and natural resources. The CS zone designation does not. This lot is not only adjacent to the Capital Metro Red Line, but also to an upstream waterway which feeds into the Boggy Creek Greenbelt. Is this zoning change request simply to avoid these other zone designation requirements? Location, location, location The intersection of Manor Road and Airport will become a critical bridge in the coming decades between the Mueller, Rosewood, and Cherrywood communities. As density in these communities increases and, as the I-35 expansion progresses on the western edge of these communities, it will become crucial for the City of Austin to draw a balance between the automobile versus alternative, community driven transit modalities such as bicycle, bus, and pedestrian. I am all for increasing the height limit to 90 feet for this lot as long as the requirements within the TOD are included with reasonable, data-driven goals. In addition, I have several questions for the developer. rack capacity for the building? • What will be the bicycle • • How will residents • or visitors find the bicycle racks? • How will residents • or visitors know what types of public transit is available to them from this location? • What types of protection • from the elements - hail, direct summer sun - are provided for residents or visitors as they enter or leave the property and building?What kind of landscaping elements will be included along the street to welcome residents or visitors as they approach the • building? Page 28 of 32 02 NPA-2024-0008.02 - 2967 Manor Road Revision; Districts 1 and 928 of 32Planning Commission: March 11, 2025 Once we start carving out exceptions for the sake of a short term gain, we will have to live with the consequences of that decision for several decades to come. Regards, Marty Combs Grayson Lane, 78722 From: Meredith, Maureen Sent: Tuesday, January 7, 2025 1:59 PM To: Marty Combs < Subject: RE: Case C14-2024-0107 / NPA-2024-0008.02 Hi, Mr. Combs: I just now found your email in my email junk folder, so I apologize for responding late. I’m not sure if you attended the meeting last night, but if you didn’t, the recorded meeting can be found here if you want to listen to the discussion of the proposal with the applicant: https://publicinput.com/a4768. I forwarded your email to Jonathan Tomko, the zoning case manager and Sophia Benner, the planner who works in Urban Design and works with the MLK TOD requirements. Their emails are Tomko, Jonathan Jonathan.Tomko@austintexas.gov; Benner, Sophia Sophia.Benner@austintexas.gov, so they can also provide responses. Attached is the presentation Victoria Haase made at the meeting. One of the main reasons she mentioned for the proposed zoning change was because with the current TOD-NP zoning only allows for approx. 48 DUs to be built, but under the CS-DB90-NP zoning, approx. 81 DUs could be built. She goes into more details in the recorded meeting. Here are the emails for the applicant’s agents, Victoria Haase Victoria@throwerdesign.com; Ron Thrower ront@throwerdesign.com, who you can direct your questions to regarding the proposed development or, if I have your permission, can I forward your email to Victoria Haase and Ron Thrower so they can respond? Page 29 of 32 02 NPA-2024-0008.02 - 2967 Manor Road Revision; Districts 1 and 929 of 32Planning Commission: March 11, 2025 Maureen From: Meredith, Maureen Sent: Tuesday, January 7, 2025 4:29 PM To: Marty Combs Subject: RE: Case C14-2024-0107 / NPA-2024-0008.02 Hi, Here’s some basic information from Jonathan and Sophia: The application is seeking to leave the TOD regulating plan to build up to 90 feet instead of the maximum of 60 feet of height they are allowed to build within the TOD. The applicant estimates that they would be able to provide 30 dwelling units and no affordable units under the TOD zoning, and 81 dwelling units with 12%, or 10 units affordable with DB90. This is largely because in addition to 30 feet in height, they would receive unlimited floor to area ratio and would not be subject to the maximum density cap of 45 units per acre in the TOD. In this TOD/Regulating Plan, the density bonus permits a maximum height of 60 feet. Since this particular property has a base height of 60’ it is not eligible to participate in the development bonus. • 10% (of the entire square footage of the development) affordability set aside when participating in the development bonus Page 30 of 32 02 NPA-2024-0008.02 - 2967 Manor Road Revision; Districts 1 and 930 of 32Planning Commission: March 11, 2025 From: Jared Shrode < Sent: Monday, January 6, 2025 4:50 PM To: Meredith, Maureen <Maureen.Meredith@austintexas.gov> Cc: Qadri, Zo <Zo.Qadri@austintexas.gov>; Harper-Madison, Natasha <Natasha.Madison@austintexas.gov> Hi Maureen, I hope you had a wonderful Holiday season and New Year! I am writing to understand more about Case # NPA-2024-0008.02 My hope is to understand the impact and reasoning for the removal of this area from the MLK TOD Station Area Plan. As I understand the current TOD use, it is to help promote urban development with pedestrian/bike/car safety in mind. Knowing the amount of development along Manor Rd both East and West of Airport, I am hoping to understand how removing this property from the MLK TOD plan would continue to support this. Is there a time we could chat or material you could provide that would help me better understand this? I have added both Zo and Natasha as Manor Rd would impact both of their districts. Best, Jared Shrode From: Meredith, Maureen Sent: Tuesday, January 7, 2025 1:38 PM To: 'Jared Shrode' Cc: Qadri, Zo <Zo.Qadri@austintexas.gov>; Harper-Madison, Natasha <Natasha.Madison@austintexas.gov>; Tomko, Jonathan <Jonathan.Tomko@austintexas.gov> Subject: RE: Case # NPA-2024-0008.02 (Airport & Manor Rd Mixed Use Development) Hi, Jared: The virtual community meeting was recorded and posted here https://publicinput.com/a4768 if you want to watch and listen to the discussion to get more details on the proposal. Attached is Victoria Haase’s (the applicant’s agent) presentation that she made at the meeting. One of the points she made was removing the property from Page 31 of 32 02 NPA-2024-0008.02 - 2967 Manor Road Revision; Districts 1 and 931 of 32Planning Commission: March 11, 2025 the TOD and rezoning to CS-DB90-NP would allow for approximately 81 DUs versus the 48 DUs they could get under the existing TOD-NP zoning. She said the denser development would be more supportive of the public transportation. I’ve included Jonathan Tomko with this email because he is the zoning case manager processing the zoning request from TOD-NP to CS-DB90-NP. The zoning case number is C14-2024- 0107. If you have any more questions after watching the video, please reach out to us and/or the applicant’s agents, Victoria Victoria@throwerdesign.com, Ron Thrower ront@throwerdesign.com. Staff has not made a recommendation on the cases at this time. Staff will request a postponement of the cases at the January 14, 2025 Planning Commission hearing to the January 28, 2025 hearing date to allow staff additional time to review the applications. Maureen Page 32 of 32 02 NPA-2024-0008.02 - 2967 Manor Road Revision; Districts 1 and 932 of 32