23 C14-2024-0175 - Airport and Oak Springs; District 1 Staff Report — original pdf

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ZONING CHANGE REVIEW SHEET CASE: Airport and Oak Springs (C14-2024-0175) DISTRICT: 1 ADDRESS: 1157 Airport Boulevard; 3306, 3312, and 3404 Oak Springs Drive ZONING FROM: CS-MU-NP and LR-MU-NP TO: CS-MU-V-CO-DB90-NP SITE AREA: approximately 4.44 acres (approximately 193,406 square feet) PROPERTY OWNER: 2016 Airplane LP; 2016 Round Oak Tree LP; 2023 Square Oak Brush LP; 2016 Square Oak Brush LP AGENT: Armbrust & Brown, PLLC, Michael J. Whellan CASE MANAGER: Jonathan Tomko (512) 974-1057, jonathan.tomko@austintexas.gov STAFF RECOMMEDATION: Staff recommends granting general commercial services-mixed use-vertical mixed use- conditional overlay-density bonus 90-neighborhood plan (CS-MU-V-CO-DB90-NP) combining district zoning. The conditional overlay would prohibit the following 23 uses: - Agricultural Sales & Services - Automotive Repair Services - Automotive Sales - Bail Bond Services - Commercial Off-Street Parking - Drive thru as an accessory use (to any use) - Equipment Repair Services - Exterminating Services - Laundry Services - Outdoor Entertainment - Pawn Shop Services - Vehicle Storage and conditionally allow the following use: - Off-site Accessory Parking - Alternative Financial Services - Automotive Rentals - Automotive Washing (of any type) - Building Maintenance Services - Construction Sales and Services - Drop Off Recycling Collection Facility - Equipment Services - Funeral Services - Limited Warehouse Distribution - Outdoor Sports and Recreation - Service Station Staff also recommends granting a waiver to the ground floor commercial requirement of DB90 under Section 25-2-652(F)(3)(b) as allowed under Section 25-2-652(F)(3)(e) requested in the applicant letter dated November 18, 2024, found in exhibit C. For a summary of the basis of Staff’s recommendation, please see the basis of recommendation section below. PLANNING COMMISSION ACTION / RECOMMENDATION: 23 C14-2024-0175 - Airport and Oak Springs; District 11 of 17C14-2024-0175 2 March 25, 2025: Case is scheduled to be heard by Planning Commission. CITY COUNCIL ACTION: TBD ORDINANCE NUMBER: TBD ISSUES: N/A CASE MANAGER COMMENTS: The property in question is currently a mix of undeveloped land, one restaurant, a single-family home and duplex, as well as an additional single-family home being used as a pet boarding service (Dogs Around Austin). The property sits northeast of the intersection of Airport Boulevard (an Imagine Austin Activity Corridor and ASMP level 3 corridor), and Oak Springs Drive (an ASMP level 2 corridor). Both roadways are identified as part of the ASMP transit priority network. The subject tract is approximately 1,300 feet northwest of the Springdale Station Imagine Austin Activity Center. Capital Metro’s new Pleasant Valley Line (Route 800) has a northbound stop at the northeast corner of Airport Boulevard and Oak Springs Drive and a southbound stop at the northwest corner of Airport Boulevard and Oak Springs Drive. This is a new high frequency service, with limited stops that provides access to Mueller, East Austin, Riverside Drive, Pleasant Valley, Franklin Park, Dove Springs, and Goodnight Ranch. The subject tract is at grade with both Airport and Oak Springs Drive to the south and west, however there is a substantial grade change near the north side of the property that encompasses more of the property as you move from west to east. The single-family homes to the north of the property along Pennsylvania Avenue and Greenwood Avenue sit along a ridge approximately 50 feet higher in elevation. BASIS OF RECOMMENDATION: Zoning should promote clearly-identified community goals, such as creating employment opportunities or providing for affordable housing. Granting the requested rezoning would promote clearly-identified community goals. It would support the Imagine Austin Comprehensive Plan, the Austin Strategic Housing Blueprint, Austin Climate Equity Plan, and Austin Strategic Mobility Plan (ASMP) by increasing the supply of market rate and income-restricted affordable housing near high frequency transit, as the Metro Rapid Route 800 Pleasant Valley has stops within walking distance of the site. The rezoning should be consistent with the policies and principles adopted by the City Council or Planning Commission. The Austin City Council and Planning Commission have recognized the importance of adopting and implementing Imagine Austin, the Austin Strategic Housing Blueprint, the Austin Climate Equity Plan, and the Austin Strategic Mobility Plan (ASMP) to both current and future Austinites. These plans highlight the importance of encouraging new development and transit supportive housing density along major roadways and along Imagine Austin Activity Corridors where future public capital improvements can be focused. This includes 23 C14-2024-0175 - Airport and Oak Springs; District 12 of 17C14-2024-0175 3 public transportation, bike lanes, sidewalks and other infrastructure which can provide more transportation alternatives. This site is approximately 1,300 feet northwest of the Springdale Station Imagine Austin Activity Center. Airport Boulevard is an Imagine Austin Corridors and both it and Oak Springs Drive are identified as part of the ASMP Transit Priority Network. Zoning should not constitute a grant of special privilege to an individual owner; Granting of the request should result in an equal treatment of similarly situated properties. 2900 Oak Springs DB90 (C14-2024-0061) – see area case histories section below – was recently granted CS-MU-V-DB90-NP. It is a similar site in that it is only 1,000 feet west of the subject tract in this case. It also predominantly has frontage along Oak Springs Drive, and it is below a ridgeline of single-family homes to the north. Granting this request would result in an equal treatment of similarly situated properties. EXISTING ZONING AND LAND USES: Site LAND USES ZONING CS-MU-NP and LR- MU-NP North SF-3-NP and SF-6-NP CS-MU-NP and SF-3- NP South (across Oak Springs Drive) East West SF-6-NP CS-NP Undeveloped land, one restaurant, one single family home, one duplex, one single family home (office/retail) being used as a pet boarding service. Six single family homes, one duplex, and one two- story medical office (Integral Care) of approximately 27,000 square feet with approximately 50,000 square feet of paved parking. One service station of approximately 6,000 square feet, one small store (tobacco shop), one church (Freedom Home Baptist Church), and one single family home. Undeveloped land, and one single family home. One approximately 2,500 square foot fast food restaurant (Jack in the Box) with approximately 11,500 square feet of paved parking. Across Airport Blvd.: One approximately 2,000 square feet fast food restaurant (Arby’s) – currently vacant with approximately 13,500 square feet of paved parking. across Airport Blvd. One small retail store (pawn shop) of approximately 6,000 square feet. NEIGHBORHOOD PLANNING AREA: East MLK Combined Neighborhood Planning Area (MLK) WATERSHED: Boggy Creek Watershed SCHOOLS: A.I.S.D. Norman-Sims Elementary School Martin Middle School Northeast High School 23 C14-2024-0175 - Airport and Oak Springs; District 13 of 17C14-2024-0175 4 Please note an Educational Impact Statement (EIS) was conducted on this case as required on January 15, 2025, and is attached as exhibit D below. COMMUNITY REGISTRY LIST: Austin Independent School District, Austin Neighborhood Council, Del Valle Community Coalition Non-Profit, East Austin Conservancy, East MLK Combined Neighborhood Plan Contact Team, Friends of Austin Neighborhoods, Guadalupe Neighborhood Development Corporation, Homeless Neighborhood Association, Overton Family Committee, Preservation Austin, Save Our Springs Alliance AREA CASE HISTORIES: Request Commission Number C14-2024-0109 (Gunter Street Rezoning) The applicant is proposing to rezone approximately 2.75 acres from SF-3-NP to MF-3-NP and SF- 6-NP. C14-2024-0061 (2900 Oak Springs DB90) The applicant is requesting to rezone approximately 2.06 acres from CS-MU- V-NP to CS-MU-V- DB90-NP. C14-2024-0070 (3117-3121 E. 12th Street) The applicant is requesting to rezone approximately 1.0 acres from CS-MU- V-CO-NP to CS- MU-V-CO-DB90- NP. City Council 02.27.2025: To grant MF-3-CO-NP and SF-6-NP on consent agenda on Council Member Velasquez’s motion, Mayor Pro Tem Fuentes’s second - unanimous. 09.12.2024: To grant CS-MU-V-DB90- NP on Council Member Vela’s motion, Council Member Ellis’ second on a 10-1 vote. Council Member Alison Alter voted nay. 09.26.2024: To grant CS-MU-V-CO- DB90-NP on Mayor Pro Tem Pool's motion, Council Member Qadri's second on a 10-0 vote. Council Member Alison Alter was off the dais. 12/10/2024: To grant MF-3-CO-NP and SF-6-NP on Commissioner Phillips motion, Commissioner Azhar’s second (12-0 vote) Commissioner Cox was off the dais. 05.28.2024: To grant CS-MU-V-DB90- NP on Commissioner Johnston’s motion, Commissioner Azhar’s second (11- 0) Commissioners Howard and Phillips absent. 07.09.2024: Motion to approve CS-MU- V-CO-DB90-NP Fails and forwarded to City Council without a recommendation due to lack of affirmative vote [A. AZHAR; F. MAXWELL – 2ND] (6-2-1) A. HAYNES, G. COX 23 C14-2024-0175 - Airport and Oak Springs; District 14 of 17C14-2024-0175 5 - NAY; N. BARRERA- RAMIREZ – ABSTAIN; D. SKIDMORE – OFF DAIS; C. HEMPEL, A. PHILLIPS, P. HOWARD – ABSENT RELATED CASES: None ADDITIONAL STAFF COMMENTS: Comprehensive Planning Project Name and Proposed Use: 1157 AIRPORT BOULEVARD. C14-2024-0175. Project: Airport and Oak Springs. 4.44 acres from CS-MU-NP to CS-V-MU-DB90-NP. FLUM: Mixed Use. East MLK Combined NP. Existing: Single family, restaurant and pet services. Proposed: 400 units multifamily, restaurant and retail. Demolition is proposed, with 3 residential units to be demolished. Note that the applicant seeks Vertical Mixed Use, which modifies development regulations, and additionally seeks a waiver of ground floor commercial requirements. 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 Imagine Austin Decision Guidelines Complete Community Measures * Y Imagine Austin Growth Concept Map: Located within or adjacent to an Imagine Austin Activity Center, Imagine Austin Activity Corridor, or Imagine Austin Job Center as identified the Growth Concept Map. Names of Activity Centers/Activity Corridors/Job Centers *: • Adjacent to Airport Blvd Activity Corridor Y Mobility and Public Transit *: Located within 0.25 miles of public transit stop and/or light rail station. • 0.2 miles to bus stop along Airport Blvd Y Mobility and Bike/Ped Access *: Adjoins a public sidewalk, shared path, and/or bike lane. • Sidewalk present along Airport Blvd Y Y Y Y Connectivity, Good and Services, Employment *: Provides or is located within 0.50 miles to goods and services, and/or employment center. • Goods and Services present along Airport Blvd Connectivity and Food Access *: Provides or is located within 0.50 miles of a grocery store/farmers market. • 0.2 miles to Poco Loco Supermercado Connectivity and Education *: Located within 0.50 miles from a public school or university. • 0.45 miles to Oak Springs Elementary School Connectivity and Healthy Living *: Provides or is located within 0.50 miles from a recreation area, park or walking trail. 23 C14-2024-0175 - Airport and Oak Springs; District 15 of 17C14-2024-0175 6 Y Y Y Y Y • 0.3 mile to Givens District Park 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.) • 0.3 miles to Lone Star Circle of Care at Oak Springs medical clinic 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. Housing Affordability *: Provides a minimum of 10% of units for workforce housing (80% MFI or less) and/or fee in lieu for affordable housing. Mixed use *: Provides a mix of residential and non-industrial uses. Culture and Creative Economy *: Provides or is located within 0.50 miles of a cultural resource (ex: library, theater, museum, cultural center). • 0.3 miles to Willie Mae Kirk 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. Not located over Edwards Aquifer Contributing Zone or Edwards Aquifer Recharge Zone 12 Number of “Yes’s” Environmental 1. The site is not located over the Edwards Aquifer Recharge Zone. The site is located in the Boggy Creek 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. 2. Zoning district impervious cover limits apply in the Urban Watershed classification. 3. According to floodplain maps there is no floodplain within or adjacent to the project location. 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. 23 C14-2024-0175 - Airport and Oak Springs; District 16 of 17C14-2024-0175 7 6. 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. 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 at the time of subdivision or site plan application for new residential units, per City Code § 25-1-601, as amended. Whether the requirement shall be met with fees in-lieu or dedicated land will be determined using the criteria in City Code Title 25, Article 14, as amended. Should fees in-lieu 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, as amended. Note that residential units that are certified affordable and income-restricted are exempt from the parkland dedication requirements per City Code § 25-1-601(D)(4). If the applicant wishes to discuss parkland dedication requirements in advance of site plan or subdivision applications, please contact this reviewer: ann.desanctis@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 SP1. Site plans will be required for any new development except residential only projects with up to 4 units. SP2. Any new development is subject to Subchapter E Design Standards and Mixed Use of the Land Development Code. Additional comments will be made when the site plan is submitted. Existing Conditions SP3. This tract is already developed and the proposed zoning change is within the footprint of an existing development. Airport Overlay SP4. The site is located within Austin-Bergstrom Airport Overlay {CCLUA}. No use will be allowed that creates electrical interference with navigational signals or radio communications between airport and aircraft, makes it difficult for pilots to distinguish between the airport lights and others, results in glare in the eyes of pilots using the airport, impairs visibility in the vicinity of the airport, creates bird strike hazards or otherwise in any way endangers or interferes with the landing, taking off, or 23 C14-2024-0175 - Airport and Oak Springs; District 17 of 17C14-2024-0175 8 maneuvering of aircraft intending to use the Austin-Bergstrom Airport. Height limitations and incompatible uses with each Airport Overlay zone are established in the Airport Overlay Ordinance. Airport Hazard Zoning Committee review may be required prior to Planning Commission Hearing. DB90 Rezoning SP5. This site must meet affordability minimums to be eligible for DB90. A signed approval letter from the Housing Department will be required with site plan submittal. SP6. This site is adjacent to a site that contains one to three dwelling units and is zoned SF- 5 or more restrictive. A compatibility buffer 25’ in width, designed to 25-8-700 and 25- 2-652(G) will be required. Transportation and Public Works (TPW) – Engineering Review TPW 1. Please provide an approved TIA determination worksheet. TIA determination worksheet must be completed and submitted via https://atd.knack.com/development- services#services/traffic-impact-analysis-determination/ for review. [LDC 25-6-113]. COMPLETED - A traffic impact analysis is NOT required. Traffic generated by the proposal does not exceed the thresholds established in the City of Austin Land Development Code (LDC). Mitigation per LDC 25-6-101 may still apply. TPW 2. The Austin Strategic Mobility Plan (ASMP) calls for 120 feet of right-of-way for AIRPORT BLVD. It is recommended that 60 feet of right-of-way from the existing centerline should be dedicated for AIRPORT BLVD according to the Transportation Plan with the first subdivision or site plan application. [LDC 25-6-51 and 25-6-55]. TPW 3. The Austin Strategic Mobility Plan (ASMP) calls for 84 feet of right-of-way for OAK SPRINGS DR. It is recommended that 42 feet of right-of-way from the existing centerline should be dedicated for OAK SPRINGS DR according to the Transportation Plan with the first subdivision or site plan application. [LDC 25-6-51 and 25-6-55]. EXISTING STREET CHARACTERISTICS: Name ASMP Classification Existing ROW Existing Pavement Sidewalks Bicycle Route ASMP Required ROW 120 feet 113 feet 57 feet No 84 feet 64 feet 42 feet Capital Metro (within ¼ mile) Yes Yes Existing 5 feet sidewalks Existing 4 feet sidewalks Bike Lane - Protected One- Way AIRPORT BLVD OAK SPRINGS DR Corridor Mobility - Level 3 Local Mobility - Level 2 TIA: 23 C14-2024-0175 - Airport and Oak Springs; District 18 of 17C14-2024-0175 9 A traffic impact analysis is NOT required. Traffic generated by the proposal does not exceed the thresholds established in the City of Austin Land Development Code (LDC). Mitigation per LDC 25-6-101 may still apply. Austin Water Utility AW1. No comments on zoning change. FYI: The landowner intends to serve the site with existing City of Austin water utilities. Depending on the development plans submitted, water and or wastewater service extension requests may be required. All water and wastewater construction must be inspected by the City of Austin. 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: A. Zoning Map B. Aerial Map C. Applicant’s Summary Letter dated November 18, 2024 D. Educational Impact Statement (EIS) prepared January 15, 2025 23 C14-2024-0175 - Airport and Oak Springs; District 19 of 17CEMETERY P-NP ( ( SF-3-NP E 1 4 T H H A L F S T ( ( SF-3-NP ( ( ( ( E 1 4 T H S T ( ( ( ( ( LR-MU-NP 8 5 - 3 0 1 O F T I C . L L E R Y S T ( ( ( ( ( SF-3-NP ( ( ( ( E 1 3 T H S T ( 7 3 - 1 4 5 7 9 - 2 7 1 CS-MU-CO-NP ( ( ( ( ! 6 7 - 1 7 ! ! ! P A R K I N G ! ! ( 9 2 - 0 0 0 7 ( P R O D U C E ( CS-NP ! CS-MU-V-CO-DB90-NP ! NPA-2022-0008.01 ! ! ! ! C14-2022-0150 CS-CO-NP ( C14-2009-0106 CS-MU-V-CO-NP ( ( ( ( M H ! ! ! ! L O U ! ! N G E ! S P 9 2 - 1 3 1 C ( ( ( C14-02-0142.003 ( ( ( U N D E V ( LR-MU-NP 52-547 CS-1-MU-NP 64-008 A U T O P A I N T S E R V I C E L I Q U O R I D G ( ( E D R ( ( C A R S A L E S ( SF-5-NP ( C14-2022-0052 ( ( ( ( L O V D ( T E C ( ( ( E E B R ( SF-3-NP ( ( ( ( ( ( ( ( ( ( G R E E N W O O D A V E ( ( ( ( ( ( ( ( ( ( ( E M F R A N K L I N A V E SF-3-NP ( ( ( = ( SF-3-NP P E R E Z S T ( ( ( ( ( ( ( ( ( SF-3-NP ( ( ( ( ( D E L O N E Y S T ( ( ( ( ( ( ( SF-3-NP ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( G R E E N W O SF-3-NP ( ( O D A V E ( ( ( ( P O O L ( ( ( ( ( ( E 1 2 T H S T ( ( ( S A R A B E T H W A Y ( ( I E V A N L K N A R F M E ( ( ( SF-3-NP ( ( ( ( ( G R A N T S T ( ( ( ( ( ( ( ( ( SF-3-NP CHURCH SP88-0210D SF-3-NP ( C H U R C H ( ( ( ( ( ( ( ( ( ( ( ( SF-3-NP ( ( ( ( ( PE N N S Y LVA N I A AV E = = ( = = ( ( P-NP GIVENS PARK 2 2 0 - 1 8 SP-02-0409C R S T O C14-02-0142.003 R E S ( ( C14-01-0150 CS-NP P80-88 64-93 CS-MU-NP APARTMENTS MF-3-NP 64-037 SP-00-2253C ( ( ( SF-6-NP ! ! ! ! ! ( ( ( ( SF-3-NP ! ! ! ! ! ! ! ! ! TREATMENT\CENTER REST HOME SP88-0165BS ! CS-MU-V-NP ! C14-2009-0106 CS-MU-V-DB90-NP ! ! S P - 9 8 - 0 2 3 9 C ! 01-0150 SP-88-165BS ! T R E A T M E N T \ C E N T E R CS-MU-NP ! 7 2 - 2 5 4 ! ! ! ! ! ! ! ! O A K S P R I N G S D R C A R \ W A S H 3 6 4 - 9 ! ! ! ! ! ! ! A U T O R E P . G A R A G E ! P A W N \ S H O P ! ! ! CS-MU-NP CS-NP SP-02-0360C SP-06-0208C SP-89-0245C ( ( ! ! ! ! S P - 9 9 - 0 2 7 7 C R Z 8 7 - 1 6 R E S T . ! ! ! R E S T . ! ! SERV. STATION F A S T \ F O O D DRIVE THR U BANK RZ86-66 SP91-132C GROCERY STR. ! ! ! ! ! S P 9 1 - 0 0 0 2 C S ! 8 5 - 2 1 5 ! ! ! ! LR-MU-NP 87-012 90-061 BEAUTY SHOP ! ( SHOP ! ! ! ! ( ( ( ( C14-02-0142.003 SF-6-NP ( MH ( ( 80-205 ( ( ( ( ( ( ( MF-3-NP 02-0127.SH SP-02-0341C.SH P-NP 87-103 SPC-05-0006C SOCCER FIELD CONV. STR. SP-03-0019C SF-3-NP GR-NP CS-MU-NP FAST FOOD SP88-366C CS-MU-CO-NP CS-1-MU-CO-NP FAST FOOD LIQUOR STR. FAST FOOD RETAIL STRIP REST. LIBRARY T Y S R E L TIL ABBATE CIR ! ! ! ! ! ! ! ! ! ! R D Y O R E N Y A W ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! 86-102RC. SF-3-NP ! ! ! ! ! ! ! ! 7 5 -1 2 7 T ! ! ! ! R S E T N U G ! ! ! ! ! ! ! ! CENTER LAUNDRY MAT REST./TAVERN CS-MU-CO-NP A I R P O R T B L V D GR-MU-NP AUTO SUPPLY ! ! ! ! ! ! ! ! ! ! ! ! ! ! 63-141 63-141 MF-3-NP ! ! ! ! ! ! ! SF-3-NP ! ! ! ! ! ! SPC-04-0005A GAS/CONV. CS-CO-NP CS-MU-CO-NP C14-2013-0055 NPA-2013-0015.01 SF-3-NP BENGSTON ST SF-3-NP MUNSON ST SF-3-NP CS-MU-NP GAS/CONV. STR. APARTMENTS ZONING ZONING CASE#: C14-2024-0175 SP-01-0509C.SH SF-6-NP 70-172 P R O C K LN D E R L A D G RIN P S SF-3-NP ( ( NPA-2007-0015.01 C14-2007-0105 SF-6-NP SF-3-NP ! ! ! ! ! ! ! GOODWIN AVE SP90-10102C SF-5-NP SF-3-NP KAY ST 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: 12/3/2024 23 C14-2024-0175 - Airport and Oak Springs; District 110 of 1723 C14-2024-0175 - Airport and Oak Springs; District 111 of 17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 November 18, 2024 Joi Harden, Zoning Officer Planning Department 6310 Wilhelmina Delco Dr. Austin, Texas 78752 Site Context The Property is: Subject: Rezoning of 1157 Airport Blvd. & 3306, 3312, 3404 Oak Springs Dr. (the “Property”) Dear Ms. Harden, On behalf of 2016 Airplane LP, 2016 Round Oak Tree LP, 2023 Square Oak Springs LP, and 2016 Square Oak Brush LP (the “Owners”), I am requesting that the city:  Rezone the Property from CS-MU-NP and LR-MU-NP to CS-MU-V-DB90-NP; and  Waive Section 25-2-652(F)(3)(b) of the Land Development Code (the ground-floor commercial requirement), as allowed under Section 25-2-652(F)(3)(e).  Within a five-minute walk of five bus routes, including a High-Frequency Route (2), one of only five Night Owl Routes, with service until 3am (485), a Crosstown route (350), a Flyer route (135), and a Special Service Route (493). Located along a major corridor and at the intersection of two Transit Priority Network roadways. The Property is located along Airport Boulevard (an Imagine Austin corridor and Transit Priority Network roadway) and along Oak Springs Drive (a Transit Priority Network roadway).   Designated for more intensive zoning and multifamily – but is not yet eligible for an affordability bonus. Most of the Property currently features General Commercial Services (CS) base zoning, one of the most intensive zoning designations allowed outside of downtown, allowing a wide variety of commercial uses; a portion of the Property features Neighborhood Commercial (LR) base zoning. The Owners envision developing residential uses, which are inherently less intensive than the commercial uses allowed today. However, while the Property’s current zoning allows residential uses, it is not yet eligible to participate in a city-run affordable housing bonus program. The Owners are requesting the ability to participate in two such programs, through which they can provide long-term, income-restricted affordable units in exchange for more flexible site development standards. Primarily surrounded by areas designated for commercial, multifamily, and missing middle zoning – and is buffered from single-family properties. The Property is primarily surrounded by properties with comparable zoning (CS-MU-NP and CS-NP) and with missing middle zoning (SF-6-NP). There are two nearby areas featuring single-family zoning (SF-3-NP), to the southeast and to the northeast – both of which are buffered from the Property. The Property is buffered from the southeastern SF-3-NP land by Oak Springs Drive and from the northeastern SF-3-NP land by a significant and varied grade change. (The land slopes downward meaningfully from north to south, such that ground level for the Property is meaningfully lower  23 C14-2024-0175 - Airport and Oak Springs; District 112 of 17 than that of the SF-3-NP property to the northeast, buffering that area and mitigating the visual impact of any increased height.) This land use context is summarized as follows: o West: o South: o East: o North: CS-MU-NP and Airport Boulevard (beyond that, CS-NP) Oak Springs Drive (beyond that, CS-MU-NP, SF-3-NP) SF-6-NP CS-MU-NP, SF-6-NP, SF-3-NP Case Rationale We believe that this request is appropriate for the following reasons:    This request will support the city’s housing goals by making the Property eligible for two city-run affordable housing bonus programs, Density Bonus 90 (“DB90”) and Vertical Mixed-Use (“VMU”). This will provide optionality that encourages future projects to participate in a city-run affordability program requiring on- site, income-restricted housing. This request will support the city’s transit goals by allowing for increased housing and affordability at the intersection of two Transit Priority Network roadways, within a five-minute walk of five different bus routes. This request is consistent with the surrounding zoning and the Future Land Use Map. As noted, the Property is primarily bounded by properties with commercial base zoning or ‘missing middle’ zoning – and is buffered by single-family zoning by Oak Springs to the southeast and meaningful and varied slope to the northeast. Additionally, the Owners’ requested rezoning is consistent with the Future Land Use Map and does not require a neighborhood plan amendment. Ground-Floor Waiver Rationale The Owners have also requested a waiver of the ground-floor commercial requirement, in order to have the option to construct a fully residential building. We believe this request is appropriate given the Property layout, as shown in Figure 1 and discussed in more detail below. Figure 1. The Property More limited frontage on the ‘commercial corridor’ 4877-6245-2215, v. 4 Greater frontage on the ‘residential corridor’ 23 C14-2024-0175 - Airport and Oak Springs; District 113 of 17 In short, the Property features more limited frontage along its ‘commercial corridor’ side (Airport Boulevard) and greater frontage along its ‘residential corridor’ side (Oak Springs Drive). While both are Transit Priority Network roadways, they operate differently. Airport Boulevard generally features a greater expectation for commercial uses, reflected in the commercial and mixed-use zoning along that corridor. In contrast, the city has primarily designated Oak Springs Drive for different types of residential development. Given that the Property is generally oriented toward this ‘residential corridor, we believe the ground-floor waiver is appropriate. Conclusion We believe that our requests for CS-MU-V-DB90-NP zoning and for a waiver of the ground-floor commercial mandate are appropriate, consistent with the land-use context in the area, and would help support the city’s housing and transit goals. I appreciate your consideration and am available if you have questions or if you would like to discuss this case further. Respectfully, Michael J. Whellan 4877-6245-2215, v. 4 23 C14-2024-0175 - Airport and Oak Springs; District 114 of 17EDUCATIONAL IMPACT STATEMENT Prepared for the City of Austin Austin Independent School District PROJECT NAME: Airport and Oak Springs ADDRESS/LOCATION CASE #: :: 1157 Airport Blvd. and 3306, 3312, & 3404 Oak Springs Dr. NEW SINGLE FAMILY NEW MULTIFAMILY DEMOLITION OF SINGLE FAMILY TAX CREDIT STUDENTS PER UNIT ASSUMPTION Elementary School: STUDENTS PER UNIT ASSUMPTION Elementary School: .059 Middle School: High School: Middle School: .029 High School: .039 # SF UNITS: # MF UNITS: 400 IMPACT ON SCHOOLS In December 2024 the Educational Impact Statement was submitted to the City of Austin for 400 MF units The student yield factor of 0.127 (across all grade levels) for apartment homes was used to determine the number of projected students. This was determined by the district’s demographer by looking at the district average for multifamily units. The project will demolish 3 units and propose 400-unit multifamily development. It is projected to add approximately 52 students across all grade levels to the projected student population. It is estimated that of the 52 students, 24 will be assigned to Norman-Sims Elementary School, 12 to Martin Middle School, and 16 to Northeast ECHS. The percentage of permanent capacity by enrollment for School Year 2028-29, including the additional students projected with this development, would all be below the optimal utilization target range of 85-110% at Norman - Sims ES (58%), Martin MS (32%), and Northeast ECHS (69%). At this time Martin Middle School does not provide 6th grade and the projections consider 6th grade is not offered. The impacts of this development will need to be looked at once 6th grade is provided. TRANSPORTATION IMPACT All students will be eligible for transportation, but no added buses will be necessary at this time. SAFETY IMPACT There are not any identified safety impacts currently. Date Prepared: 01.15.2025 Executive Director: [1] 23 C14-2024-0175 - Airport and Oak Springs; District 115 of 17EDUCATIONAL IMPACT STATEMENT Prepared for the City of Austin Austin Independent School District DATA ANALYSIS WORKSHEET ELEMENTARY SCHOOL: Norman-Sims ADDRESS: 4001 Tannehill Ln POPULATION (without mobility rate) ELEMENTARY SCHOOL STUDENTS 2023-24 Population Number 323 59% % of Permanent Capacity ENROLLMENT (with mobility rate) ELEMENTARY SCHOOL STUDENTS 2023-24 Enrollment Number % of Permanent Capacity 283 52% MIDDLE SCHOOL: Martin ADDRESS: 1601 Haskell St. POPULATION (without mobility rate) MIDDLE SCHOOL STUDENTS 2023-24 Population Number 765 96% % of Permanent Capacity ENROLLMENT (with mobility rate) MIDDLE SCHOOL STUDENTS 2023-24 Enrollment Number % of Permanent Capacity 248 31% PERMANENT CAPACITY: MOBILITY RATE: -12.4% 548 5- Year Projected Population (without proposed development) 5-Year Projected Population (with proposed development) 5- Year Projected Enrollment (without proposed development) 5-Year Projected Enrollment (with proposed development) PERMANENT CAPACITY: MOBILITY RATE: -67.6% 794 5- Year Projected Population (without proposed development) 5-Year Projected Population (with proposed development) 5- Year Projected Enrollment (without proposed development) 5-Year Projected Enrollment (with proposed development) 357 65% 317 58% 761 96% 254 32% 333 61% 293 53% 749 94% 242 30% [2] 23 C14-2024-0175 - Airport and Oak Springs; District 116 of 17EDUCATIONAL IMPACT STATEMENT Prepared for the City of Austin Austin Independent School District HIGH SCHOOL: Northeast ADDRESS: 7104 Berkman Dr. POPULATION (without mobility rate) HIGH SCHOOL STUDENTS 2023-24 Population Number 1,460 89% % of Permanent Capacity ENROLLMENT (with mobility rate) HIGH SCHOOL STUDENTS 2023-24 Enrollment Number % of Permanent Capacity 980 60% PERMANENT CAPACITY: MOBILITY RATE: -32.9% 1,640 5- Year Projected Population (without proposed development) 5-Year Projected Population (with proposed development) 5- Year Projected Enrollment (without proposed development) 5-Year Projected Enrollment (with proposed development) 1,615 98% 1,135 69% 1,599 98% 1,119 68% [3] 23 C14-2024-0175 - Airport and Oak Springs; District 117 of 17