15 C20-2025-001 - Amendments to the East Riverside Corridor Regulating Plan; District 3 - Staff Report - Part 4 — original pdf

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Figure 1-15: Map of Properties with Drive-Through Facilities Map of properties to which Subsection 2.3.5.B (Drive-Through Facilities) and Subsection 4.5 (Drive- Through Facilities) applies. LEGEND ERC Zoned Parcel Parcel within the ERC Boundary that will not be re-zoned as part of ERC Process ERC Planning Area Boundary Parcel Boundary ERC Zoned Property with drive-through facility legally constructed or permitted prior to May 9, 2013. O R T S A B Y W P H SP-2013-0148C Allison Elementary SP-2013-0107C F R O N TIE R V A A I R C O P O M R M T E R C E R D NCA ST PO KEM P ST V A R G AS R D NTOPOLIS DR FELIX ST M O E N AV A G O H L L E Y D R RTER ST O P S ST TO N A S GROVE BLVD ACC Riverside 463939 T Y S A W FAIR Ruiz Library R E D SID R E E. RIV V D L E B G R O V H W Y 7 1 M A X W ELL LN T H R A S H ER L N M O NTOPOLIS DR Baty Elementary RIVERSIDE FAR MS RD T F S R O LT E. O C R O S SIN G P L S. PLEASA WICKERSHA M LN NT VALLEY RD Lady Bird Lake 285507 463854 507723 507721 285464 SP-2012-03 79C 283800 283792 E. RIVERSIDE DR R E D R O H S E K A L TIN NIN FORD RD 729529 729530 285511 R E D S I D R 719303 E E . R I V 285451 ROYAL CREST DR PARKER LN 445742 286707 363720 S. PLEASA NT VALLEY RD W I C K E R S H A M L N S U N R I D G E D R B U R T O N D R WILLO W CREEK DR 808927 D AVE N DLA O O W PARKER LN B U R L E S O N R D SCALE NORTH 0 1000’ 500’ 2000’ IH-35 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. This product has been produced by the Planning and Development Review Department for the sole purpose of geographic reference. No warranty is made by the City of Austin regarding specific accuracy or completeness. City of Austin - East Riverside Corridor Regulating Plan 25 15 C20-2025-001 - Amendments to the East Riverside Corridor Regulating Plan; District 323 of 27 Figure 1-17: Map of Properties with Service Stations Map of properties to which Figure 2-1: Land Use Table, Service Station permitted or constructed prior to May 9, 2013, applies. LEGEND ERC Zoned Parcel Parcel within the ERC Boundary that will not be re-zoned as part of ERC Process ERC Planning Area Boundary Parcel Boundary ERC Zoned Property with a service station legally constructed or permitted prior to May 9, 2013. Lady Bird Lake R E D R O H S E K A L Y W P H O R Allison Elementary T S A B A I R C O P SP-2013-0107C O M R M T E R C E R D F R O N TIE R V A NCA ST PO KEM P ST V A R G AS R D NTOPOLIS DR FELIX ST M O E N AV A G O H L L E Y D R 712089 ORTER ST P T S S NTO A S 289298 289367 T AY S W FAIR GROVE BLVD ACC Riverside Ruiz Library C R O S SIN G P L S. PLEASA WICKERSHA M LN 285046 NT VALLEY RD 287442 286714 H W Y 7 1 M A X W ELL LN T H R AS H ER LN R E D SID R E E. RIV 290485 V D L E B G R O V M O NTOPOLIS DR T F S R O LT E. O Baty Elementary RIVERSIDE FAR MS RD 817835 W I C K E R S H A M L N S U N R I D G E D R TIN NIN FORD RD R E D S I D R E E . R I V ROYAL CREST DR PARKER LN 285484 S. PLEASA NT VALLEY RD B U R T O N D R WILLO 286259 W CREEK DR D AVE 2013-029979 PR N DLA O O W PARKER LN B U R L E S O N R D 283793 E. RIVERSIDE DR SCALE NORTH 0 1000’ 500’ 2000’ IH-35 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. This product has been produced by the Planning and Development Review Department for the sole purpose of geographic reference. No warranty is made by the City of Austin regarding specific accuracy or completeness. City of Austin - East Riverside Corridor Regulating Plan 27 15 C20-2025-001 - Amendments to the East Riverside Corridor Regulating Plan; District 324 of 27 Affordability Impact Statement Amendments to the East Riverside Corridor Regulating (ERC) Plan Res. No. 20250213-030 Date: 04/16/2025 Proposed Regulation In February 2025, City Council Resolution No. 20250213-030 initiated amendments to City Code Title 25 (Land Development Code) to remove the 1201 Tinnin Ford Road property (Tinnin Ford) from the East Riverside Corridor Regulating Plan (ERC) and add it to the Lakeshore PUD (PUD). The Law Department has advised the Planning Department to process the removal of properties from the ERC as a code amendment. The resolution requires that the code amendment should be considered concurrently with City Council consideration of the PUD Amendment Application for 1201 Tinnin Ford. The Tinnin Ford property is currently zoned as Neighborhood Mixed Use (NMU) within the ERC. This zoning supports mid-rise residential development alongside neighborhood-oriented retail and small-scale employers. Under existing regulations, the site is allowed to build up to 50 feet in height with a floor-to-area ratio (FAR) of 1:1. At present, the property is not eligible for the ERC’s density bonus program. For properties that do qualify for ERC’s density bonus program, fifty percent of any additional development area must be earned through the provision of on-site affordable housing, set at 60% of the Median Family Income (MFI) for rental units and 80% MFI for ownership units. In addition, at least 25% of the bonus area must be dedicated to publicly accessible open space. Non-residential developments are required to pay a fee in-lieu of affordable housing. The in-lieu fee for any development, including commercial such as office, retail, or hotel, would be $1/sq ft. The Lakeshore PUD allows for a broad range of uses, including all land uses permitted in the MF-6 base district. Community benefits include the construction of a publicly accessible, minimum 6-foot-wide hike and bike trail along the waterfront reserve, as well as another connecting Lakeshore Boulevard to Elmont Drive through the 15 C20-2025-001 - Amendments to the East Riverside Corridor Regulating Plan; District 325 of 27 Willow Creek Greenway. Additionally, the plan includes a privately owned but publicly accessible community park of no less than 20,000 square feet. Beyond these direct amenities, the PUD is also anticipated to generate indirect benefits for the broader community. These include the creation of new jobs through increased commercial activity, as well as potential infrastructure improvements to the area. Land Use/Zoning Impacts on Housing Costs The proposed changes would have a negative land use impact on housing costs compared to current regulations. The applicant for the Lakeshore PUD seeks to rezone the property to achieve heights of 120 ft. Under ERC, the equivalent height would only be achieved through the density bonus that provides affordable units or in-lieu fee to the area. The PUD has neither a density bonus nor does it abet housing affordability in another equivalent manner to ERC. 1201 Tinnin Ford, itself, is not currently eligible (see Figure A) for the ERC density bonus, but to achieve heights of 120 ft and remain in the ERC, the applicant would need to rezone into a higher density category that would require a density bonus to enable such development. Figure A: Clipped image from page 18 of the ERC Regulating Plan that shows maximum heights allowed with a density bonus. Bright green indicates the Tinnin Ford property in question. Tinnin Ford is also situated near three planned Equitable Transit-Oriented Development (ETOD) areas that aim to enhance protection for low-income households and communities of color while ensuring affordability through sensitive development. Adding Tinnin Ford to PUD does not advance the purpose of the ETOD Policy Plan. Council initiated an ERC updated Resolution No. 20250213-030 states that removing the Tinnin Ford site from the ERC will help establish more cohesive development regulations within the proposed PUD. However, it’s worth noting that the site was intentionally included in the ERC when the Regulating Plan was adopted, despite being surrounded by PUD-designated properties at that time. 15 C20-2025-001 - Amendments to the East Riverside Corridor Regulating Plan; District 326 of 27 Impact on Development Cost The proposed changes would have a neutral impact on development costs. Impact on Affordable Housing The proposed changes would have a negative impact on affordable housing compared to current regulations. This code amendment is occurring within the historical context of a census tract that has experienced displacement. In 2016, the Lakeview Apartments at 2401 S Lakeshore Blvd, where two-bedroom units were as affordable as $740/month, were demolished. In 2022, Town Lake Village condo community, formerly the Tinnin Ford property in question, was purchased and demolished in 2023, removing 74 units of naturally occurring affordable housing (NOAH). Tinnin Ford is also located within an area of chronic displacement area (See Figure C), as defined by COA Housing Department. Figure C: Clipped image from Housing Department's Displacement Prevention maps. Bright green indicates the Tinnin Ford property in question. Removing the Tinnin Ford property from ERC, which abets affordable housing through the density bonus, could set a precedent for development at increased heights being removed from the ERC in a way that is not aligned with COA goals to prevent chronic displacement and ensure affordability. Other Policy Considerations None. Manager’s Signature ______________________________________________________________ 15 C20-2025-001 - Amendments to the East Riverside Corridor Regulating Plan; District 327 of 27