05 C14-2025-0034.SH - Waverly North; District 9 - Staff Report — original pdf

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ZONING CHANGE REVIEW SHEET CASE: Waverly North (C14-2025-0034.SH) DISTRICT: 9 ADDRESS: 3710 Cedar Street ZONING FROM: SF-3-H-NCCD-NP and TO: MF-4-H-NCCD-NP and SF-3-NCCD-NP MF-4-NCCD-NP SITE AREA: approximately 1.57 acres (approximately 68,200 square feet) PROPERTY OWNER: Austin Groups for the Elderly (Suzanne Anderson) AGENT/APPLICANT: O-SDA Industries (Abigail Tatkow) CASE MANAGER: Jonathan Tomko (512) 974-1057, jonathan.tomko@austintexas.gov STAFF RECOMMEDATION: Staff recommends granting multifamily residence-moderate-high density-historic landmark-neighborhood conservation combining district-neighborhood plan (MF-4-H- NCCD-NP) combining district zoning. For a summary of the basis of Staff’s recommendation, please see the basis of recommendation section below. PLANNING COMMISSION ACTION / RECOMMENDATION: April 22, 2025: Staff postponement request to May 13, 2025 Planning Commission, granted. May 13, 2025: Case is scheduled to be heard by Planning Commission. CITY COUNCIL ACTION: June 5, 2025: Case is tentatively scheduled to be heard by City Council. ORDINANCE NUMBER: N/A ISSUES: This development is seeing to utilize the city’s Affordability Unlocked Program, as detailed in the applicant’s summary letter (see exhibit C below). Developments that meet the requirements of the Affordability Unlocked Program may be subject to qualifying development exceptions as detailed in section 25-2-534 of the City Code. CASE MANAGER COMMENTS: The property in question is located between Home Lane and Cedar Street just south of West 28th Street. It is approximately 1,000 feet east of Guadalupe Street which is an Imagine Austin Activity Corridor and approximately 2,000 feet north of the Downtown Imagine Austin Activity Center. 05 C14-2025-0034.SH - Waverly North; District 91 of 20C14-2025-0034.SH 2 The site currently a two-story multifamily/office use of approximately 31,000 square feet with approximately 15,000 square feet of paved area. The northern portion of the building is historic, the southern portion was a later addition which is not. To the north, across West 38th Street are two two-story multifamily apartment buildings, one with approximately 34 units, and another with approximately 14 units. To the east, across Cedar Street is one three-story multifamily apartment building with approximately 14 units, one two-story multifamily apartment building with approximately 16 units, one two-story six-plex, three single family homes, and one duplex. To the south, across West 35th Street is one single family home constructed in the late 1920s with an accessory dwelling unit constructed in the late 1930s. To the west, across Home Lane is one two-story multifamily apartment building with approximately 18 units, and two single family homes. BASIS OF RECOMMENDATION: Zoning should allow for reasonable use of the property. The subject tract has been used as a multifamily residential development; not as single family as the current base zoning district of SF-3. The proposed use would help restore the historic portion of the property and result in redevelopment of the southern addition which is not historic. This would allow for reasonable use of the property given the context. The rezoning should be consistent with the policies and principles adopted by the City Council or Planning Commission. Both Council and Planning Commission have adopted policies and principles to increase development and uses proximate to Imagine Austin Activity Centers and Activity Corridors and where major public transportation assets exist. Granting this rezoning is consistent with those policies and principles. The subject tract is approximately 1,000 feet east of Guadalupe Street which is an Imagine Austin Activity Corridor and approximately 2,000 feet north of the Downtown Imagine Austin Activity Center. It is a 15-minute walk from the subject tract to bus stops for CapMetro high-frequency routes 801, 803, and 7 and regular bus routes: 1, 3, 30, 481, 335. Zoning should promote clearly-identified community goals, such as creating employment opportunities or providing for affordable housing. Granting this rezoning would create additional opportunities for affordable housing and result in renovated units to co-exist with the restoration of a centrally located historic structure, proximate to a vast array of transportation choices. EXISTING ZONING AND LAND USES: ZONING Site SF-3-H-NCCD-NP LAND USES Two-story multifamily/office use of approximately 31,000 square feet with approximately 15,000 square feet of paved area. The northern portion of the building is historic, the southern portion was a later addition which is not. 05 C14-2025-0034.SH - Waverly North; District 92 of 20 C14-2025-0034.SH North (across W. 38th St.) MF-4-NCCD-ETOD-DBETOD-NP South (across W. 35th St.) SF-3-NCCD-NP East (across Cedar St.) SF-3-NCCD-NP, MF-2-NCCD-ETOD-DBETOD-NP, MF-4-NCCD-ETOD-DBETOD-NP West (across Home Ln.) SF-3-NCCD-NP, MF-4-NCCD-ETOD-DBETOD-NP 3 Two two-story multifamily apartment buildings, one with approximately 25,000 square feet and approximately 34 units, and another with approximately 11,000 square feet and approximately 14 units. Both constructed in the early 1960s. One single family home constructed in the late 1920s with an accessory dwelling unit constructed in the late 1930s. One three-story multifamily apartment building of approximately 6,500 square feet with approximately 14 units constructed in the late 1970s. One two-story multifamily apartment building of approximately 7,200 square feet with approximately 16 units constructed in the late 1960s. One two-story six-plex, three single family homes, and one duplex. One two-story multifamily apartment building of approximately 7,500 square feet with approximately 18 units constructed in the early 1970s. Two single family homes constructed in the early 1920s and 1930s. NEIGHBORHOOD PLANNING AREA: Central Austin Combined Neighborhood Planning Area (North University) WATERSHED: Waller Creek Watershed SCHOOLS: A.I.S.D. Lee Elementary School Kealing Middle School McCallum High School COMMUNITY REGISTRY LIST: Austin Independent School District, Austin Lost and Found Pets, Austin Neighborhoods Council, CANPAC (Central Austin Neigh Plan Area Committee), Central Austin Community 05 C14-2025-0034.SH - Waverly North; District 93 of 20 C14-2025-0034.SH 4 Development Corporation, Friends of Austin Neighborhoods, Friends of Hyde Park, Friends of Sparky Park, Homeless Neighborhood Association, Hyde Park Neighborhood Assn., Hyde Park Neighborhood Plan Contact Team, Neighborhood Empowerment Foundation, North Austin Neighborhood Alliance, North University Neighborhood Association, North University Neighborhood Association Development Review Committee, Preservation Austin, SELTexas, Save Our Springs Alliance, Sierra Club, Austin Regional Group AREA CASE HISTORIES: Number C14-2018-0101 aka C14-01-0046.03 (Helping Hand Home for Children) Request The Applicant proposes to rezone 0.878 acres (two parcels of land) from SF-3-NCCD-NP and SF-3-NCCD-NP to MF-4-NCCD-NP Commission 11.13.2018: to grant MF-4-NCCD-NP as staff recommended. [P. Seeger, R. Schneider – 2nd] Vote 12 – 0. C14-2016-0072 (39th Street Apartments) The applicant is requesting to a zoning change from SF-3-NCCD-NP (Tracts 1 & 2) to MF-4-NCCD-NP. 10.11.2016: to grant MF-4-NCCD-NP as staff recommended, on consent (12-0) Motion by Commissioner Seegar, seconded by Commissioner Vela, Commissioner Schissler was off the dais. City Council 12.13.2018: to grant MF-4-NCCD-NP removing condition restricting each structure to no more than ten people. Council Member Alter’s motion, Council Member Casar’s second on a 9-0 vote. Mayor Adler was off the dais. Council Member Renteria was absent. 11.10.2016: to grant MF-4-NCCD-NP as staff recommended, on an (11-0) vote. Motion by Council Member Renteria, seconded by Council Member Zimmerman. RELATED CASES: NPA-2025-0019.01.SH – Future Land Use Map (FLUM) change request from Civic to Multifamily Residential. ADDITIONAL STAFF COMMENTS: Environmental 1. The site is not located over the Edwards Aquifer Recharge Zone. The site is located in the Waller 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. 05 C14-2025-0034.SH - Waverly North; District 94 of 20 C14-2025-0034.SH 5 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. 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. Residential units that are certified affordable and income-restricted are exempt from the parkland dedication requirements per City Code § 25-1-601(D)(4). Parkland dedication will be required for any new market-rate residential units that may be proposed by this development, at the time of subdivision or site plan, per City Code § 25-1-601. 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 parkland dedication requirements. Site Plan SP1. Site plans will be required for any new development except for residential only projects with up to 4 units. SP2. Any new development is subject to LDC Subchapter E Design Standards and Mixed Use. Additional comments will be made when the site plan is submitted. SP3. The applicant is responsible for requesting relocation and demolition permits once the site plan is approved. The City Historic Preservation Officer will review all proposed building demolitions and relocations prior to site plan approval. If a building meets city historic criteria, the Historic Landmark Commission may initiate a historic zoning case on the property. 05 C14-2025-0034.SH - Waverly North; District 95 of 20 C14-2025-0034.SH 6 SP4. If this site is approved for participation in the Affordability Unlocked program (Ordinance No. 20190509-027, then it is not required to comply with the height and setback standards of Article 10 (Compatibility Standards). However, it must comply with the screening requirements as outlined within Section 25-2-1063 of Article 10 (Compatibility Standards). Transportation and Public Works (TPW) Department – Engineering Review TPW 1. A transportation assessment/traffic Impact analysis shall be required at the time of site plan if triggered, when land uses and intensities will be known per LDC 25-6-113 and TCM 10.2.1. TPW 2. The Austin Strategic Mobility Plan (ASMP) calls for 58 feet of right-of-way for Home LN. It is recommended that 29 feet of right-of-way from the existing centerline should be dedicated for Home LN 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 58 feet of right-of-way for Cedar ST. It is recommended that 29 feet of right-of-way from the existing centerline should be dedicated for Cedar ST according to the Transportation Plan with the first subdivision or site plan application. [LDC 25-6-51 and 25-6-55]. TPW 4. The Austin Strategic Mobility Plan (ASMP) calls for 80 feet of right-of-way for W 38th ST. It is recommended that 40 feet of right-of-way from the existing centerline should be dedicated for W 38th ST 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 ASMP Required ROW Existing ROW Existing Pavement Sidewalks Bicycle Route Capital Metro (within ¼ mile) Home LN Level 1 58’ Varies: 25’ to 33’ Varies: 22’ to 25’ No No Yes W 35th ST Level 1 Cedar ST Level 1 W 38th ST Level 3 58’ 58’ 80’ 63’ 53’ 70’ 30’ 30’ 30’ Yes Yes Yes No No Yes Yes Yes Yes TIA: A transportation assessment/traffic Impact analysis shall be required at the time of site plan if triggered, when land uses and intensities will be known per LDC 25-6-113 and TCM 10.2.1. Austin Water Utility 05 C14-2025-0034.SH - Waverly North; District 96 of 20 C14-2025-0034.SH 7 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 D. Memo from City of Austin Historic Preservation Office E. Correspondence from City of Austin Housing Department F. 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T S S M EL H ( MF-4-NCCD-ETOD-DBETOD-NP ( MF-4-NCCD-ETOD-DBETOD-NP ( ( ( ( SF-3-NCCD-NP ( ( SF-3-NCCD-NP ( ( ( ( ( ( ( ( ( ( ( SF-3-NCCD-NP ( 70-06 ( ( ( MF-2-NCCD-ETOD-DBETOD-NP MF-3-NCCD-ETOD-DBETOD-NP ( E 35T ( ( SF-3-NCCD-NP ( H S T 2 2 ( 1-0 9 H ( SF-3-NCCD-NP ( ( ( ( ( C14-2011-0016 ( ( ( SF-3-NCCD-NP ( ( SF-3-H-NCCD-NP ( ( ( ( ( SF-3-NCCD-NP ( ( 70-008 ( ( C14H-03-0021 MF-2-NCCD-ETOD-DBETOD-NP ( MF-3-H-NCCD-ETOD-DBETOD-NP SF-3-NCCD-NP ( MF-3-NCCD-ETOD-DBETOD-NP H04-0007 ( SF-3-H-NCCD-NP ( C14H-2014-0013 SF-3-NCCD-NP SF-3-NCCD-NP ( SF-3-NCCD-NP ( C14H-04-0007 MF-3-H-NCCD-ETOD-DBETOD-NP ( ( MF-3-NCCD-ETOD-DBETOD-NP S. T P A ( ( SF-3-H-NCCD-NP C14-H-07-0021 ( ( E 34TH ST SF-3-NCCD-NP ( ( ( SF-3-CO-NP ( ( SF-3-CO-NP ( ( ( ( SF-3-CO-NP ( C A R O LY N A ( V E ( ( SF-3-CO-NP ( C14-04-0023 ( ( 73-16 ( ( ( SF-3-NCCD-NP H83-10 72-03 ( MF-3-NCCD-ETOD-DBETOD-NP E 33R APTS. D S T C14-04-0022 APTS. A PT S. SF-3-NCCD-NP MF-2-NCCD-NP A PT S. SF-3-NCCD-NP P-HD-NCCD-NP W 31S MF-4-NCCD-ETOD-DBETOD-NP T S SF-3-NCCD-NP MF-1-NCCD-ETOD-DBETOD-NP T MF-4-NCCD-ETOD-DBETOD-NP ( MF-4-NCCD-ETOD-DBETOD-NP ( ( APTS. T. P A E 32N MF-4-NCCD-ETOD-DBETOD-NP ( S D S T P-03-0184 C 68-156 MF-3-NCCD-ETOD-DBETOD-NP SF-3-H-NCCD-NP ( X LE P U D 80-119 ( P-87-036 SF-3-NCCD-NP PT. A ( ( SF-3-H-NCCD-NP H06-0031 T ( L S A V U D ! ! ( H SF-3-CO-NP ( T. P A 11 0 3-0 0 H ! A R ! ( MF-1-NP ! C14-2024-0035 ! SF-3-CO-NP ( RIS A ( ! ! ! ! V E ( C14H-03-0011 ( SF-3-CO-NP ( ( ( ( C14H-04-0023 ( SF-3-H-HD-NCCD-NP ( ( ( NO-H-NCCD-ETOD-DBETOD-NP ( ( MF-3-NCCD-ETOD-DBETOD-NP P-NCCD-NP ± ( SUBJECT TRACT ! ! ! ! ! ! PENDING CASE ZONING BOUNDARY ZONING ZONING CASE#: C14-2025-0034.SH 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: 2/28/2025 05 C14-2025-0034.SH - Waverly North; District 98 of 20 !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(C14-2025-0034.SHC14-04-0022.01C14-01-0046C14-01-0046.01C14H-2010-0019C14-04-0022C14H-2016-0053C14-04-0021C14-04-0023C14-2017-0153C14H-2020-0087C14-2007-0262C14-2007-0263C14-2007-0262C14-2007-0262C14-2007-0262C14-2018-0101C14-01-0046.03C14-2007-0262C14-2007-0262C14-2007-0262C14-2007-0262C14-2007-0263C14-2007-0262C14-2007-0262C14-2007-0263C14-2007-0262C14H-04-0007C14H-02-0006C14-2016-0072C14-2007-0263C14-2007-0262C14H-04-0021C14H-2009-0037C14H-2008-0014C14-2024-0035C14H-04-0002C14H-03-0006C14-2007-0262C14H-03-0004C14-H-07-0021C14H-03-0018C14H-97-0007C14-2007-0263C14-2007-0263C14H-06-0034C14H-05-0030C14H-04-0019C14H-2016-0122C14H-01-0003C14H-2015-0164C14-2011-0016C14H-2015-0053C14H-2007-0018C14H-2011-0004C14H-2007-0024C14H-2010-0021C14H-03-0011C14H-2007-0019C14H-04-0023C14H-06-0041C14-2007-0262NPA-2010-0019.01NPA-2010-0019.02C14H-03-0021C14-2007-0262C14-2007-0263C14H-04-0004C14H-2014-0013C14-2010-0079C14-2007-0263.001SPEEDWAYW 38TH STW 34TH STGUADALUPE STAVENUE FW 37TH STW 39TH STW 40TH STW 32ND STW 33RD STAVENUE BW 35TH STGROOMS STHELMS STE 34TH STE 35TH STE 33RD STAVENUE DE 38TH STAVENUE CHOME LNDUVAL STW 38TH HALF STTOM GREEN STW 41ST STAVENUE GCEDAR STLAUREL LNE 40TH STE 39TH STKING STMAIDEN LNE 32ND STWHEELER STEAST DRE 41ST STGRIFFITH STFRUTH STAVENUE HW 31ST STAVENUE AWHITIS AVEHARRIS AVERONSON STHEMPHILL PARKLIPSCOMB STE 42ND STCAROLYN AVEE 37TH STW 33RD STW 35TH STE 39TH STPUDUNZSF-3-HD-NCCD-NPSF-3-HD-NCCD-NPSF-3-HD-NCCD-NPSF-3-HD-NCCD-NPSF-3-HD-NCCD-NPSF-3-HD-NCCD-NPSF-3-HD-NCCD-NPSF-3-NCCD-NPSF-3-HD-NCCD-NPSF-3-NCCD-NPSF-3-NCCD-NPSF-3-CO-NPSF-3-NCCD-NPSF-3-NCCD-NPSF-3-NCCD-NPSF-3-NCCD-NPSF-3-CO-NPSF-3-CO-NPSF-3-CO-NPSF-3-NCCD-NPSF-3-NCCD-NPSF-3-HD-NCCD-NPSF-3-NCCD-NPSF-3-NCCD-NPSF-3-NCCD-NPGR-HD-H-NCCD-ETOD-DBETOD-NPSF-3-H-NCCD-NPCS-NCCD-ETOD-DBETOD-NPSF-3-NCCD-NPSF-3-HD-NCCD-NPMF-3-NCCD-ETOD-DBETOD-NPSF-3-NCCD-NPP-HD-NCCD-NPSF-3-NCCD-NPMF-3-NCCD-ETOD-DBETOD-NPMF-4-NCCD-ETOD-DBETOD-NPSF-3-NCCD-NPSF-3-HD-NCCD-NPSF-3-NCCD-NPP-HD-NCCD-NPMF-4-NCCD-ETOD-DBETOD-NPSF-3-HD-NCCD-NPSF-3-HD-NCCD-NPMF-4-NCCD-ETOD-DBETOD-NPSF-3-NCCD-NPSF-3-HD-NCCD-NPSF-3-NCCD-NPSF-3-HD-NCCD-NPSF-3-HD-NCCD-NPSF-3-H-HD-NCCD-NPCS-NCCD-ETOD-DBETOD-NPP-HD-NCCD-NPSF-3-NCCD-NPSF-3-HD-NCCD-NPSF-3-HD-NCCD-NPSF-3-NCCD-NPSF-3-HD-NCCD-NPMF-3-NCCD-ETOD-DBETOD-NPSF-3-HD-NCCD-NPSF-3-HD-NCCD-NPCS-NCCD-ETOD-DBETOD-NPSF-3-HD-NCCD-NPMF-4-HD-NCCD-ETOD-DBETOD-NPSF-3-CO-NPSF-3-HD-NCCD-NPGR-CO-ETOD-DBETOD-NPMF-4-NCCD-ETOD-DBETOD-NPMF-4-NCCD-ETOD-DBETOD-NPCS-V-NCCD-ETOD-DBETOD-NPSF-3-NCCD-NPMF-4-NCCD-ETOD-DBETOD-NPMF-4-NCCD-ETOD-DBETOD-NPSF-3-NCCD-NPSF-3-HD-NCCD-NPSF-3-NCCD-NPCS-CO-ETOD-DBETOD-NPSF-3-H-HD-NCCD-NPMF-1-NPSF-3-HD-NCCD-NPSF-3-H-NCCD-NPSF-3-NCCD-NPSF-3-NCCD-NPSF-3-NCCD-NPMF-4-NCCD-ETOD-DBETOD-NPSF-3-HD-NCCD-NPMF-4-NCCD-ETOD-DBETOD-NPP-H-NCCD-NPSF-3-HD-NCCD-NPP-HD-NCCD-NPSF-3-NCCD-NPGR-HD-NCCD-ETOD-DBETOD-NPSF-3-HD-NCCD-NPSF-3-H-HD-NCCD-NPSF-3-HD-NCCD-NPGR-CO-ETOD-DBETOD-NPSF-3-HD-NCCD-NPMF-4-NCCD-ETOD-DBETOD-NPSF-3-NCCD-NPSF-3-HD-NCCD-NPSF-3-H-HD-NCCD-NPGR-V-CO-ETOD-DBETOD-NPMF-3-NCCD-ETOD-DBETOD-NPSF-3-HD-NCCD-NPMF-3-ETOD-DBETOD-NPSF-3-NCCD-NPSF-3-H-HD-NCCD-NPSF-3-H-NCCD-NPMF-3-NCCD-ETOD-DBETOD-NPMF-1-NCCD-ETOD-DBETOD-NPSF-3-NCCD-NPMF-3-NCCD-ETOD-DBETOD-NPSF-3-H-HD-NCCD-NPSF-3-HD-NCCD-NPSF-3-NCCD-NPMF-1-NCCD-ETOD-DBETOD-NPMF-4-NCCD-ETOD-DBETOD-NPSF-3-H-HD-NCCD-NPCS-V-CO-ETOD-DBETOD-NPSF-3-HD-NCCD-NPSF-3-NCCD-NPSF-3-CO-NPCS-V-NCCD-ETOD-DBETOD-NPMF-3-NCCD-ETOD-DBETOD-NPSF-3-CO-NPSF-3-HD-NCCD-NPMF-4-NCCD-ETOD-DBETOD-NPSF-3-H-HD-NCCD-NPSF-3-HD-NCCD-NPSF-3-H-HD-NCCD-NPSF-3-H-HD-NCCD-NPSF-3-HD-NCCD-NPMF-4-NCCD-ETOD-DBETOD-NPSF-3-H-NCCD-NPLO-NCCD-ETOD-DBETOD-NPSF-3-H-HD-NCCD-NPSF-3-HD-NCCD-NPSF-3-H-HD-NCCD-NPMF-4-HD-NCCD-ETOD-DBETOD-NPSF-3-NCCD-NPSF-3-HD-NCCD-NPMF-3-NCCD-ETOD-DBETOD-NPMF-3-NCCD-ETOD-DBETOD-NPCS-NCCD-ETOD-DBETOD-NPMF-2-NCCD-ETOD-DBETOD-NPLO-NCCD-ETOD-DBETOD-NPCS-MU-CO-ETOD-DBETOD-NPSF-3-NCCD-NPMF-2-NCCD-ETOD-DBETOD-NPMF-1-NCCD-ETOD-DBETOD-NPCS-NCCD-ETOD-DBETOD-NPCS-V-NCCD-ETOD-DBETOD-NPMF-3-NCCD-NPMF-3-H-NCCD-ETOD-DBETOD-NPNO-V-NCCD-ETOD-DBETOD-NPMF-4-NCCD-ETOD-DBETOD-NPCS-NCCD-ETOD-DBETOD-NPCS-NCCD-ETOD-DBETOD-NPMF-3-NCCD-ETOD-DBETOD-NPMF-4-HD-NCCD-ETOD-DBETOD-NPSF-3-H-HD-NCCD-NPSF-3-H-HD-NCCD-NPMF-4-HD-NCCD-ETOD-DBETOD-NPSF-3-HD-NCCD-NPSF-3-H-HD-NCCD-NPMF-4-HD-NCCD-ETOD-DBETOD-NPSF-4A-CO-NPCS-V-NCCD-ETOD-DBETOD-NPMF-3-NCCD-ETOD-DBETOD-NPMF-4-NCCD-ETOD-DBETOD-NPSF-3-NCCD-NPCS-CO-ETOD-DBETOD-NPSF-3-NCCD-NPLO-NCCD-ETOD-DBETOD-NPSF-3-NCCD-NPCS-HD-NCCD-ETOD-DBETOD-NPSF-3-H-HD-NCCD-NPCS-HD-NCCD-ETOD-DBETOD-NPSF-3-NCCD-NPSF-3-HD-NCCD-NPMF-2-NCCD-NPCS-HD-NCCD-ETOD-DBETOD-NPSF-3-H-HD-NCCD-NPSF-3-HD-NCCD-NPCS-NCCD-ETOD-DBETOD-NPCS-CO-ETOD-DBETOD-NPSF-3-NCCD-NPSF-3-NCCD-NPSF-3-H-HD-NCCD-NPCS-1-V-CO-ETOD-DBETOD-NPSF-3-NCCD-NPSF-3-NCCD-NPSF-3-H-HD-NCCD-NPLO-NCCD-ETOD-DBETOD-NPSF-3-HD-NCCD-NPSF-3-H-HD-NCCD-NPSF-3-H-HD-NCCD-NPMF-4-NCCD-ETOD-DBETOD-NPSF-3-H-NCCD-NPMF-4-HD-NCCD-ETOD-DBETOD-NPMF-2-NCCD-ETOD-DBETOD-NPMF-4-HD-NCCD-ETOD-DBETOD-NPMF-3-NCCD-ETOD-DBETOD-NPSF-3-CO-NPMF-4-HD-NCCD-ETOD-DBETOD-NPLR-NCCD-ETOD-DBETOD-NPMF-2-NCCD-ETOD-DBETOD-NPMF-4-HD-NCCD-ETOD-DBETOD-NPMF-3-NCCD-ETOD-DBETOD-NPMF-4-NCCD-ETOD-DBETOD-NPGO-NCCD-ETOD-DBETOD-NPMF-3-NCCD-ETOD-DBETOD-NPMF-3-H-NCCD-ETOD-DBETOD-NPMF-4-NCCD-ETOD-DBETOD-NPSF-3-NCCD-NPSF-3-H-NCCD-NPMF-1-NCCD-ETOD-DBETOD-NPSF-3-HD-NCCD-NPSF-3-H-HD-NCCD-NPCS-CO-ETOD-DBETOD-NPLR-MU-HD-NCCD-ETOD-DBETOD-NPSF-3-HD-NCCD-NPSF-3-HD-NCCD-NPSF-3-HD-NCCD-NPSF-3-HD-NCCD-NPLO-NCCD-ETOD-DBETOD-NPMF-3-NCCD-ETOD-DBETOD-NPSF-3-H-HD-NCCD-NPMF-2-H-HD-NCCD-ETOD-DBETOD-NPSF-3-NCCD-NPCS-CO-ETOD-DBETOD-NPMF-4-NCCD-ETOD-DBETOD-NPLO-H-HD-NCCD-ETOD-DBETOD-NPNO-H-NCCD-ETOD-DBETOD-NPMF-1-NCCD-ETOD-DBETOD-NPMF-2-HD-NCCD-ETOD-DBETOD-NPCS-H-HD-NCCD-ETOD-DBETOD-NPLO-NCCD-ETOD-DBETOD-NPMF-3-NCCD-ETOD-DBETOD-NPLR-MU-HD-NCCD-ETOD-DBETOD-NPMF-4-HD-NCCD-ETOD-DBETOD-NPLO-V-NCCD-ETOD-DBETOD-NPMF-1-H-NCCD-ETOD-DBETOD-NPMF-3-HD-NCCD-ETOD-DBETOD-NPMF-3-NCCD-ETOD-DBETOD-NPMF-4-NCCD-ETOD-DBETOD-NPLR-MU-V-HD-NCCD-ETOD-DBETOD-NPSF-3-HD-NCCD-NPWaverly North±This product has been produced by Planning Department for the sole purpose of geographic reference. No warranty ismade by the City of Austin regarding specific accuracy or completeness.ZONING CASE#:LOCATION:SUBJECT AREA:MANAGER:C14-2025-0034.SH3710 Cedar St1.5657 AcresJonathan TomkoCreated: 3/5/2025SUBJECT TRACTZONING BOUNDARY!!!!!PENDING CASECREEK BUFFER1 inch equals 400 '05 C14-2025-0034.SH - Waverly North; District 99 of 20Ms. Lauren Middleton-Pratt Planning Department City of Austin 1000 E 11th Street Austin, TX 78702 Re: Rezoning and Neighborhood Plan Amendment for 1.567-acre property located at 3710 Cedar Street Austin, TX 78705 Dear Ms. Middleton-Pratt: As the owner of O-SDA Industries, a women-owned real estate development firm with a focus on detail-oriented, mixed-income, infill development, I am writing to respectfully submit the enclosed Neighborhood Plan Amendment (NPA) and rezoning application packages. The project, Waverly North, is a proposed adaptive reuse of the existing historic structures on ±1.567 acres on Cedar Street between 35th and 38th Streets in the North University neighborhood in Central Austin. As submitted on 2/28/25 to the Texas Department of Housing and Community Affairs in its Housing Tax Credit (LIHTC) application, Waverly North would involve the preservation of the existing historic structures and the creation of 76 affordable apartment units. The property is located in the North University Neighborhood Conservation Neighborhood Planning Area and has a Future Land Use Map designation of Civic. The NP amendment application requests to amend the FLUM from Civic to Multifamily and runs concurrently with the rezoning application. The property is currently zoned SF-3-H-NCCD-NP. Rezoning for the site will be required to comply with impervious cover requirements for the new development. The requested zoning is MF-4-H-NCCD-NP. As the development will be applying to further designate the historic structures beyond their status as a state antiquities landmark, it will maintain the historic landmark (H) zoning and will pursue a Certificate of Appropriateness through the Historic Landmark Commission concurrently with the permitting process in Fall 2025. As such, the development will comply with the City of Austin’s Historic Design Standards. This development has also applied for the City of Austin Affordability Unlocked Type 2 Density Bonus Program, which will afford the development several development entitlements and waivers. This proposal aligns with the goals and vision laid out in the Central Austin Combined Neighborhood Plan, which is inclusive of the North University Neighborhood Planning area, by providing multifamily development that reflects and preserves the historic nature and residential character of the neighborhood. As the LIHTC process enshrines strict deadlines, the development must have approved zoning by July 2025 in order to proceed. As such, our firm is available to answer any questions about this important historic preservation and affordable housing development and appreciates your efficient consideration of these applications. Best, Megan Lasch President, O-SDA Industries 5501-A Balcones Dr. #302 Austin, TX 78731 05 C14-2025-0034.SH - Waverly North; District 910 of 20The following provides an overview of the information that can be found in the applicant’s LIHTC application: Unit Mix The proposed development will consist of a mix of efficiency, one-, two-, and three-bedroom units serving families at 30%, 50%, 60%, and 80% median area income levels. 76 units Studio = 10 units 1-Bedroom = 28 units 2-Bedroom = 29 units 3-bedroom = 9 units 30% AMI Units = 17 (22% of total units) 50% AMI Units = 20 (26% of total units) 60% AMI Units = 27 (36% of total units) 80% AMI Units = 12 (16% of total units) Historic Preservation There are several structures on site that are currently designated as State Antiquities Landmarks. Waverly North will be applying for state and federal historic tax credits as part of the financing of this project, which involves further designation at the state and federal levels. O-SDA Industries has successfully completed this process on other historic rehab projects in the DFW area, including Cielo Place that converted the Riverside Baptist Church into 90 units of affordable housing. An initial Determination of Eligibility submission was submitted to the Texas Historic Commission on January 30th. The project intends to keep and restore the exterior of the original building to ensure that it meets all local, state and federal historic guidelines. Waverly North will also go before the Austin Historic Landmark Commission due to the -H zoning category on the site to request a Certificate of Appropriateness in Fall 2025. We have already set up initial meetings and are on the agenda for the upcoming architectural review board as well. On-site Amenities Resident on-site amenities will include a fitness center, snack kitchen and gathering space, cyber lounge, kids playroom and beautiful outdoor spaces. 5501-A Balcones Dr. #302 Austin, TX 78731 05 C14-2025-0034.SH - Waverly North; District 911 of 20 Cielo Place Apartments, Fort Worth Texas (Former Riverside Baptist Church) Residential unit Community Gathering Space and Management Office 5501-A Balcones Dr. #302 Austin, TX 78731 05 C14-2025-0034.SH - Waverly North; District 912 of 20 Fitness Center Community Space Accessible to Fort Worth Community Organziations 5501-A Balcones Dr. #302 Austin, TX 78731 05 C14-2025-0034.SH - Waverly North; District 913 of 20 M E M O R A N D U M TO: Planning Commission FROM: Kim McKnight, Historic Preservation Division Manager, Planning Department Kalan Contreras, Historic Preservation Officer, Planning Department DATE: March 12, 2025 SUBJECT: Historic Landmark Commission review schedule for modifications to historic landmark building at 3710 Cedar Avenue This memorandum provides information about the Historic Landmark Commission’s (HLC) review of the proposed modifications to the Confederate Woman’s Home, a City of Austin landmark and State Antiquities Landmark. The building was designated as a State Antiquities Landmark in 1986, as a City landmark in 1988, and was approved for a State of Texas Historical Marker in 2013. As a City of Austin Historic Landmark, the building at 3710 Cedar Avenue is subject to the City’s Historic Design Standards and must submit an application for a Certificate of Appropriateness to ensure that any proposed modifications comply with the Standards, per Land Development Code § 25-11-212 (A) (Certificate Required): Until a person obtains a certificate of appropriateness from the Commission or the building official, the person may not: (1) change, restore, rehabilitate, alter, remove, or demolish an exterior architectural or site feature of a designated historic landmark or a contributing structure, whether or not a building or demolition permit is required, and including but not limited to the replacement of windows, doors, exterior siding materials, installation of shutters or exterior lighting, or the replacement of roof materials; (2) change, restore, remove or demolish an exterior architectural or site feature of a structure for which a designation is pending under Section 25-11-214 (Pendency Of Designation); or (3) construct a new, standalone, ground-up structure on a historic landmark (H) property or within a historic area (HD) combining district. When a property owner applies to alter the exterior appearance of an H-zoned historic property, the historic review process—and the Historic Design Standards—must be followed. If a conflict with the Land Development Code arises, the Historic Design Standards shall control, and can modify other Land Development Code regulations for building setbacks and height, compatibility, permanent landscape elements, parking, and signs. The Historic Design Standards specify that historic review is required to: Replace elements on the exterior of a historic building, including but not limited to siding, porches, doors, windows, or roof materials (except in-kind replacement of roof materials); alter permanent site features of a historic property, including but not limited to decks, pools, walls, fences, and bridges; construct an addition to a historic building; construct a stand-alone new building; relocate a building to a historic district or a historic landmark property; demolish or relocate a historic 05 C14-2025-0034.SH - Waverly North; District 914 of 20 building or parts of a historic building; install a commercial awning or a sign; clean, repoint, or paint a masonry building; or paint a historic landmark building. Because of the significance of historic landmarks (H-zoned properties), the Historic Landmark Commission may further limit allowable alterations and additions. While the Historic Landmark Commission and Historic Preservation Office regulate exterior modifications to H-zoned properties through the Certificate of Appropriateness application process, they do not have purview over the property’s intended use, which is controlled by its base zoning. When a historic landmark property subject to a rezoning application, the Zoning Case Manager typically advises the applicant to submit plans for modifications to the Historic Landmark Commission for review prior to beginning the separate application and hearing process for changing base zoning. In the case of 3710 Cedar Avenue, the applicant has requested staff to allow the zoning application to begin the review process prior to completion of the Historic Landmark Commission plan review process in order to meet affordable housing tax credit deadlines, which require the rezoning of the property to be complete. State Antiquities Landmark (SAL) is the highest level of historical designation offered by the State of Texas. This designation stipulates that a property cannot be removed, altered, damaged, salvaged, or excavated without a permit from the Texas Historical Commission (THC). Before commencing work on an SAL, the property owner must notify the THC of the proposed project. As the applicant wishes to apply for state and federal historic tax credits allowed by SAL designation and administered by the THC, the applicant must also coordinate with the THC to ensure that the proposed project meets State eligibility criteria. State and federal tax incentives require that work to a historic property meet the Secretary of the Interior’s Standards for Rehabilitation—upon which the City of Austin’s Historic Design Standards are based—to qualify for the credit. Ideally, State of Texas permitting requirements for SALs are complete prior to Certificate of Appropriateness review by the Historic Landmark Commission. There is no current Code requirement that rezoning come after Historic Landmark Commission review of proposed changes. As the applicant is aware that they must submit a Certificate of Appropriateness application for review by the Historic Landmark Commission regardless of the property’s use or zoning, and that the Historic Design Standards are the controlling regulations on exterior modifications to a historic landmark property regardless of the property’s use or zoning, staff agrees to allow the applicant to proceed with the rezoning application prior to final approval of plans by the Historic Landmark Commission. Additionally, the applicant has agreed to attend the April 9th meeting of the Architectural Review Committee, comprising three architects serving on the Historic Landmark Commission, to receive feedback on the proposed design in order to enhance the future project’s compatibility with the Historic Design Standards. cc: Lauren Middleton-Pratt, Director, Planning Department Andrea Bates, Assistant Director, Planning Department Joi Harden, Zoning Officer, Planning Department Jonathan Tomko, Planner Principal, Planning Department Historic Landmark Commission 05 C14-2025-0034.SH - Waverly North; District 915 of 20 Outlook RE: Waverly North AU status From Kennedy, Brendan < Date Tue 4/8/2025 2:30 PM To Cc Karen McGraw < Stephens < < 1 attachment (620 KB) Waverly_Zoning Letter.pdf; Ms. Bell, > > >; Tomko, Jonathan < >; Homer Parsegian < >; betsy greenberg < >; Barbara Davis >; Adam > Affordability Unlocked is a voluntary affordable housing density bonus. Through the program, affordable housing developers may obtain certain modifications or waivers of development regulations (“bonuses”) if they meet the program’s affordability requirements. Those bonuses include waivers of minimum site area and parking requirements, as well as modifications to setbacks and increased height. If you want to learn about the program, information is on our webpage for Development Incentive programs under the “Affordability Unlocked” section. Affordability Unlocked bonuses would supersede NCCD regulations if they conflict. Our Department’s certification process confirms that an applicant’s proposed development meets the affordability requirements. Our review is limited to the affordability being proposed; our team does not review designs or drawings. The applicant would still be subject to future site plan review and permitting for their site design, but with Affordability Unlocked certification, they may utilize the program’s bonuses in that design. The affordability being proposed is significantly more affordable than 80% MFI for most units. The zoning letter (attached) indicates that the development will include 17 units at 30% MFI, 20 units at 50% MFI, 27 units at 60% MFI, and 12 units at 80% MFI across a range of studios up to 3-bedrooms. This reflects the affordability being proposed through Affordability Unlocked and the Low-Income Housing Tax Credit, a federal program. Sincerely, 05 C14-2025-0034.SH - Waverly North; District 916 of 20 Brendan Kennedy (he/his) Program Manager Housing Department 1000 East 11th Street, Suite 200, Austin, TX 78702 512-978-1594 www.AustinTexas.gov/Housing From: Pam Bell < Sent: Monday, April 7, 2025 10:48 AM To: Kennedy, Brendan < Cc: Karen McGraw < Stephens Subject: Re: Waverly North AU status > > >; Tomko, Jonathan < >; Homer Parsegian < >; betsy greenberg >; Barbara Davis < >; Adam > External Email - Exercise Caution Hi Brendan, I’m the president of the North University Neighborhood Association NUNA). Please help me to understand the Affordability Unlocked process. The developer is proceeding as if the Affordability Unlocked has already been applied, yet has not shown any recent drawings that show their plans. Only “Options.". Our NUNA neighbors are most concerned, as earlier drawings for the proposed development (without any evidence) exceeds the height restrictions, setbacks, parking, and several other requirements in the North University NCCD, which is part of the Central Austin Neighborhood plan. We are not against affordable housing, indeed, we have much in our neighborhood. We welcome low income families who want to access our park and schools. We are not satisfied with the number of units the developer is assigning to the income categories, and want more for families at the lower MFI percentages, i.e., families with $100,600 income (80%) MFI do not need affordable housing. How can we have input into this process without access to the developer’s plans and discussions with the City? Are we shut out of the process? Thank you. 05 C14-2025-0034.SH - Waverly North; District 917 of 20 Pam Bell, President North University Neighborhood Association 512.560.1953 On Apr 7, 2025, at 9:12 AM, Kennedy, Brendan < > wrote: Jonathan, Waverly North has applied for Affordability Unlocked. The application has completed initial review and meets program requirements. However, the proposed development will not be fully certified until a binding land use restrictions agreement is executed which memorializes the affordability requirements. We anticipate that this agreement will be executed when the development is further along in the development process. As a result, it is not certified at the moment. Best, Brendan Kennedy (he/his) Program Manager Housing Department 1000 East 11th Street, Suite 200, Austin, TX 78702 512-978-1594 www.AustinTexas.gov/Housing CAUTION: This is an EXTERNAL email. Please use caution when clicking links or opening attachments. If you believe this to be a malicious or phishing email, please report it using the "Report Message" button in Outlook. ". For any additional questions or concerns, contact CSIRT at " 05 C14-2025-0034.SH - Waverly North; District 918 of 20 05 C14-2025-0034.SH - Waverly North; District 919 of 2005 C14-2025-0034.SH - Waverly North; District 920 of 20