09 C14-2024-0163 - 1700 South Lamar; District 9 - Staff Report — original pdf

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ZONING CHANGE REVIEW SHEET CASE: C14-2024-0163 – 1700 South Lamar DISTRICT: 9 ADDRESS: 1700 South Lamar Blvd., 1401 and 1509 Collier Street ZONING FROM: Tract 1: CS-V and Tract 2: LO, SF-2 TO: Tract 1: CS-V-DB90 and Tract 2: CS-V-CO SITE AREA: 5.212 acres PROPERTY OWNER: SL 1700 South Lamar LP (John Kiltz) AGENT: Land Use Solutions (Michele Haussmann) CASE MANAGER: Marcelle Boudreaux (512-974-8094, marcelle.boudreaux@austintexas.gov) STAFF RECOMMENDATION: The Staff recommendation is to grant general commercial services– vertical mixed use building - density bonus 90 (CS-V-DB90) combining district zoning for Tract 1 and general commercial services- vertical mixed use- conditional overlay (CS-V-CO) combining district zoning for Tract 2. The Conditional Overlay would establish the following conditions on Tract 2: 1) Prohibit the following uses permitted within the CS base zoning district: Alternative Financial Services, Automotive Rentals, Automotive Repairs & Services, Automotive Sales, Automotive Washing (of any type), Bail Bond Services, Campground, Carriage Stable, Commercial Off-Street Parking, Construction Sales & Services, Convenience Storage, Equipment Repair Services, Equipment Sales, Exterminating Services, Funeral Services, Indoor Sports & Recreation, Laundry Services, Monument Retail Sales, Off-Site Accessory Parking, Outdoor Sports and Recreation, Pawn Shop Services, Pedicab Storage & Dispatch, Research Services, Service Station, Vehicle Storage, Indoor Crop Production, Urban Farm, Custom Manufacturing and Limited Warehousing & Distribution. 2) Establish a 75-foot setback from the west property line (see Attachment B). PLANNING COMMISSION ACTION / RECOMMENDATION: June 24, 2025: May 13, 2025: APPROVED JOINT APPLICANT AND NEIGHBORHOOD POSTPONEMENT REQUEST TO JUNE 24, 2025, ON CONSENT. 09 C14-2024-0163 - 1700 South Lamar; District 91 of 33 [MAXWELL; WOODS] (10-0) HOWARD, HEMPEL, SKIDMORE - ABSENT April 8, 2025: APPROVED POSTPONEMENT REQUEST BY APPLICANT TO MAY 13, 2025, BY CONSENT. [MAXWELL; HANEY – 2ND ]; (13-0) CITY COUNCIL ACTION: July 24, 2025: ORDINANCE NUMBER: ISSUES: In December 2023, Ordinance No. 20220609-080, Ordinance No. 20221201-056 and Ordinance No. 20221201-055 were invalidated. On March 11, 2024, Ordinance No. 20240229-073, was enacted to create the “DB90” combining district, which amended City Code Title 25 (Land Development) to create a new zoning district for a density bonus program that grants 30 feet in height above the base zoning district, to a maximum of 90 feet, and modifies site development regulations including compatibility standards. The proposed standards in the Conditional Overlay for Tract 2 are proposed by the Applicant, and supported by Staff. CASE MANAGER COMMENTS: The subject rezoning area is 5.212 acres, consists of Tract 1 (zoned CS-V) and Tract 2 (zoned LO and SF-3), and is located on the southside of the intersection of S. Lamar Blvd. and Collier St. The site is developed primarily with commercial uses (Restaurant (general and limited), Administrative and Business office, Professional office, and Indoor entertainment uses) and associated surface parking, a duplex residence, and some undeveloped land (see Attachment B). The rezoning area is situated on the western side of S. Lamar Blvd. at the intersection with Collier Street. To the south are Multifamily residential; Convenience storage; Personal Services; Professional office uses (CS-MU-V-CO; CS-V). To the east, across S. Lamar Blvd., is Pet Services; Personal Improvement Services; Restaurant (general); Vacant commercial uses (CS-V). To the north, across Collier Street, are a Fire station; Multifamily residential; Administrative and Business office; Automotive Repair uses (P; MF- 3; GR; CS; CS-V). To the west is Single family residential; Religious Assembly; Multifamily residential uses (P; SF-3). Please refer to Exhibits A (Zoning Map), A-1 (Aerial View). This area of S. Lamar Blvd. is in transition from low-density commercial uses to 4-6 story mixed use buildings (primarily residential over ground floor commercial). S. Lamar Blvd. is a core transit corridor and there are four Cap Metro Bus lines, including one Rapid line, at this section. The subject site exhibits very good access to public transit: it is approximately a quarter mile (¼-mile) from the Cap Metro Rapid bus stop, and less than ¼-mile from the other bus line stops. This proposal falls within three ETOD typology areas: 1) Collier ETOD 09 C14-2024-0163 - 1700 South Lamar; District 92 of 33 station area (Include - Bus); 2) East Oltorf ETOD station area (Include – Bus); and 3) Lamar Square ETOD station area (Include – Bus). ETOD efforts should take advantage of the change occurring today to enable even more community members, especially low-income households and communities of color, to access existing services and opportunities while incrementally growing with more housing units for all income levels. South Lamar Boulevard is part of the Corridor Program, and includes mobility, safety and connectivity improvements. The subject site is along a segment between Barton Springs Road to US 290 with active design efforts. As part of the Corridor Program, a new traffic signal is planned for the intersection at Collier Street and S. Lamar Blvd. According to the Mobility Program updates, improvement projects are in the final stage of design and construction is anticipated to start 2026. The applicant is requesting general commercial services – vertical mixed use building – density bonus 90 (CS-V-DB90) combining district zoning for Tract 1 and general commercial services- vertical mixed use building – conditional overlay (CS-V-CO) combining district zoning for Tract 2 for a proposed development that would include multi- family units requiring an affordable component. A building constructed under vertical mixed use building (-V) or density bonus 90 (–DB90) standards allows for a mix of residential uses and commercial uses, and the result is typically retail, restaurants and offices on the ground floor, and residential units on upper levels. The overall project would consist of residential units and commercial. A development utilizing the “density bonus 90” incentives is permitted with a base CS zoning district, and must include an affordability component for residential use in order to obtain incentives, including height maximum of 90 feet in the CS district (60 feet base plus 30 feet incentive) and relaxation of development and compatibility standards, such as FAR, setbacks and building coverage. There are several methods of satisfying DB90 development affordability requirements. There are two options for projects including rental units: 1) a minimum of 12% of the rental units in a building are affordable for a 40-year period for households earning 60% or less than the Austin-Round Rock Metropolitan Statistical Area MFI; or 2) a minimum of 10% of the rental units are affordable for a 40-year period as described above for households earning 50% or less MFI. There are two options of satisfying DB90 development affordability requirements which include ownership units: 1) a minimum of 12% of the units in a building are affordable for a 40-year period for households earning 80% or less than the Austin-Round Rock Metropolitan Statistical Area MFI; or 2) an in-lieu-fee payment to the Housing Trust Fund, equivalent to the required percentage of the total residential units, including the mix of bedrooms required, at the rate set in the fee schedule at the time of final site plan submission. The -V combining district also allows for relaxation of some development standards, such as building coverage, setbacks and floor-to-area (FAR) ratio, in exchange for income-restricted housing; however, no additional height is incentivized. There are several methods of 09 C14-2024-0163 - 1700 South Lamar; District 93 of 33 satisfying -V development affordability requirements. There is one option for projects including rental units: 1) a minimum of 10% of the rental units in a building are affordable for a 40-year period for households earning 80% or less than the Austin-Round Rock Metropolitan Statistical Area MFI. There is one option of satisfying -V development affordability requirements which include ownership units: 1) a minimum of 5% of the residential units in a building are affordable for a 99-year period for households earning 80% or less than the Austin-Round Rock Metropolitan Statistical Area MFI; and 2) a minimum of 5% of the residential units in a building are affordable for a 99-year period for households earning 100% or less than the Austin-Round Rock Metropolitan Statistical Area MFI. The portion of the site with frontage on S. Lamar Blvd. was rezoned 2008 during Neighborhood Plan rezonings to add the -V combining district. This request for the -V and the -DB90 combining districts continues to align with City objectives to increase density and affordability in exchange for relaxed development standards. Staff’s recommendation is CS-V-DB90 for Tract 1 and CS-V-CO for Tract 2. BASIS OF RECOMMENDATION: 1. The rezoning should be consistent with the policies and principles adopted by the City Council. City Council has provided policy and direction for having more residential density and increased affordability, as well as incentivizing vertical mixed use buildings throughout the City. This request is consistent with the “VMU2” option and Ordinance No. 20240229-073 (new DB90), which replaced the invalidated “VMU2” option. 2. The proposed zoning should be consistent with the purpose statement of the district sought. The general commercial services district (CS) is intended predominately for commercial and industrial activities of a service nature having operating characteristics or traffic service requirements generally incompatible with residential environments. Vertical Mixed Use Building (V) combining district may be applied in combination with any commercial base zoning district and allows for a combination of office, retail, commercial and residential uses within a vertical mixed use building. The Conditional Overlay (CO) combining district may be applied in combination with any base district. The district is intended to provide flexible and adaptable use or site development regulations by requiring standards tailored to individual properties. 09 C14-2024-0163 - 1700 South Lamar; District 94 of 33 The proposed density bonus 90 (DB90) combining district, in exchange for providing affordable housing units and in combination with commercial base zoning districts, allows a mixture of office, retail, commercial, and residential uses with modifications of compatibility standards and site development regulations including increased building height. 3. Zoning should promote clearly-identified community goals, such as creating employment opportunities or providing for affordable housing. This rezoning authorizes a property to participate in a voluntary density bonus or incentive program that provides modifications to development regulations or other regulatory-related benefits in exchange for community benefits. In exchange for increased development potential, the development is required to comply with affordable housing requirements. 4. Zoning changes should promote an orderly relationship among land uses. Staff recommends CS-V-DB90 combining district zoning for Tract 1 and CS-V-CO combining district zoning for Tract 2 for the subject property based on the following considerations: 1) Recognizing the site’s location on S. Lamar Blvd., which is an Imagine Austin Corridor and a core transit corridor; 2) The site adjoins a public sidewalk, shared path, and/or bike lane and is located within 0.25 miles of public transit stop and/or light rail station. Cap Metro rapid bus stops are a few hundred yards from the subject site; 3) There are numerous multifamily mixed use projects located all along S. Lamar Blvd in proximity to the proposed site; 4) The number of units and housing choice that could be produced would suit a variety of household sizes, incomes, and lifestyle needs of a diverse population in support of Imagine Austin and the Strategic Housing Blueprint; 5) The project could be consistent with the intent of the “Include” ETOD typology. Site ZONING SF-3, LO, CS-V North P; MF-3; GR; CS; CS- V LAND USES Commercial (Restaurant (general and limited), Administrative and Business office, Professional office, and Indoor entertainment uses); Duplex residential; Undeveloped Fire station; Multifamily residential; Administrative and Business office; Automotive Repair South CS-MU-V-CO; CS-V Multifamily residential; Convenience storage; Personal East CS-V West P; SF-3 Services; Professional office Pet Services; Personal Improvement Services; Restaurant (general); Vacant commercial Single family residential; Religious Assembly; Multifamily residential 09 C14-2024-0163 - 1700 South Lamar; District 95 of 33 NEIGHBORHOOD PLANNING AREA: South Lamar Combined (Zilker) - Suspended WATERSHED: West Bouldin Creek CAPITOL VIEW CORRIDOR: No SCENIC ROADWAY: No SCHOOLS: Austin Independent School District Zilker Elementary O Henry Middle School Austin High School COMMUNITY REGISTRY LIST: Austin Independent School District, Austin Neighborhoods Council, Friends of Austin Neighborhoods, Friends of Zilker, Homeless Neighborhood Association, Perry Grid 614, Preservation Austin, Save Our Springs Alliance, South Central Coalition, TNR BCP - Travis County Natural Resources, Zilker Neighborhood Association, Bouldin Creek Zoning Committee AREA CASE HISTORIES: REQUEST COMMISSION GR to GR-V-DB90 Pending review CITY COUNCIL NUMBER C14-2025-0057 – 1430 Collier C14-2024-0038 – 2001, 2003, 2005 and 2007 S Lamar DB90 rezoning C14-2023-0039 – 1705 and 1707 Evergreen C14-2022-0057 – 1215 W Mary St C14-2020-0097 – Evergreen at Mary C14-2020-0049 – Planet K South Pop rezone CS-V, CS-MU-V- CO, to CS-V- DB90, CS-MU-V- DB90 SF-3 to CS-MU CS, SF-3 to SF-3 Tract 1: CS and SF- 3 to CS-MU; Tract 2: MF-3-H to CS- MU-H CS, GR to CS-1 To Grant CS-V- DB90, CS-MU-V- CO-DB90 as staff recommended (5/14/24) To Grant CS-MU as staff recommended To Grant SF-3 as staff recommended (6/28/22) To Grant Tract 1 CS-MU, Tract 2 GO-MU-H, as staff recommended (10/26/20) To Grant CS-1 as staff recommended (6/23/20) C14-2017-0122 – South Lamar VMU CS-CO, CS-V-CO to CS-V To Grant CS-V-CO, as staff Apvd as Commission recommended (8/29/24) Apvd as Commission recommended (8/31/23) Apvd as Commission recommended (7/28/22) Apvd as Commission recommended (12/3/20) Apvd CS-1, as Commission recommended (9/3/20) Apvd as Commission recommended (3/8/18) 09 C14-2024-0163 - 1700 South Lamar; District 96 of 33 recommended (2/13/18) RELATED CASES: C14-2008-0060 – Rezoned the site in 2008 during Neighborhood Plan rezonings Opt in/ Opt out process (Ordinance No. 20081016-049) ADDITIONAL STAFF COMMENTS: Comprehensive Planning Project Name and Proposed Use: 1700 S LAMAR BOULEVARD. C14-2024-0163. Project: 1700 South Lamar. 5.21-acre tract from CS-V, SF-3 and LO to CS-V-DB90 and CS-V-CO (as amended). Existing: commercial, residential and office. Proposed: 525 multifamily residential units and strip retail. Demolition is proposed, with two existing residential units to be demolished. 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 Lamar Boulevard Activity Corridor Y Mobility and Public Transit *: Located within 0.25 miles of public transit stop and/or light rail station. • 0.11 miles to bus stop along Lamar Blvd Y Mobility and Bike/Ped Access *: Adjoins a public sidewalk, shared path, and/or bike lane. • Sidewalks present along Collier St and Lamar Blvd. Unprotected bike lane present along Lamar Blvd. 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 Lamar Blvd Connectivity and Food Access *: Provides or is located within 0.50 miles of a grocery store/farmers market. Connectivity and Education *: Located within 0.50 miles from a public school or university. Connectivity and Healthy Living *: Provides or is located within 0.50 miles from a recreation area, park or walking trail. • 0.5 miles to Ricky Guerrero 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.) • Dentist present at intersection of Collier St and Lamar Blvd Y Y 09 C14-2024-0163 - 1700 South Lamar; District 97 of 33 Y Y 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. Y Mixed use *: Provides a mix of residential and non-industrial uses. Y Culture and Creative Economy *: Provides or is located within 0.50 miles of a cultural resource (ex: library, theater, museum, cultural center). • 0.5 miles to Alamo Drafthouse Cinema; 0.5 miles to Twin Oaks 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 Y 11 Number of “Yes’s” Drainage The developer is required to submit a pre- and post-development drainage analysis at the subdivision and site plan stage of the development process. The City’s Land Development Code and Drainage Criteria Manual require that the Applicant demonstrate through engineering analysis that the proposed development will have no identifiable adverse impact on surrounding properties. Environmental The site is not located over the Edwards Aquifer Recharge Zone. The site is located in the West Bouldin 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. Zoning district impervious cover limits apply in the Urban Watershed classification. According to floodplain maps there is no floodplain within or adjacent to the project location. Standard landscaping and tree protection will be required in accordance with LDC 25-2 and 25-8 for all development and/or redevelopment. 09 C14-2024-0163 - 1700 South Lamar; District 98 of 33 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. 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. 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. 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. The proposed development meets the criteria for land dedication in City Code Title 25, Article 14. As such, a partial land dedication will be required, as well as any remaining fees in-lieu. The surrounding neighborhood area is currently park deficient, defined as being outside walking distance to existing parks. The development as proposed will require parkland dedication for the new residential units that will serve the South Lamar neighborhood through the additional park investment. The Parks and Recreation Department (PARD) is open to working with the applicant to find suitable land that would work toward satisfying the requirement at time of permitting (whether subdivision or site plan). This land could improve neighborhood connectivity, and satisfy an acquisition need for South Lamar, a recommendation identified in the Parks and Recreation Department’s Long-Range Plan. Should there be any remaining fees in-lieu, 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. Please contact this reviewer: ann.desanctis@austintexas.gov in advance of site plan or subdivision applications. At the applicant’s request, PARD can provide an early determination letter of the requirements as stated in this review. Site Plan Zoning Cases Site plans will be required for any new development other residential only project with up to 4 units. Any new development is subject to Subchapter E. Design Standards and Mixed Use. Additional comments will be made when the site plan is submitted. DB90 Rezoning 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. South Lamar is the Principal Street for this site. Any buildings fronting this street will be required to have 75% of the ground floor as commercial uses. 09 C14-2024-0163 - 1700 South Lamar; District 99 of 33 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 for any portion zoned -DB90 and adjacent to a triggering property. Austin Fire Department No comments. Transportation Assessment of required transportation mitigation, including the potential dedication of right of way and easements and participation in roadway and other multi-modal improvements, will occur at the time of site plan application. The traffic impact analysis for this site is not required, the traffic generated by the proposal does not exceed the thresholds established in the City of Austin Land Development Code. [LDC 25-6-113]. The Austin Strategic Mobility Plan (ASMP) calls for 116 feet of right-of-way for S LAMAR BLVD. It is recommended that 58 feet of right-of-way from the existing centerline should be dedicated for S LAMAR BLVD according to the Transportation Plan with the first subdivision or site plan application. [LDC 25-6-51 and 25-6-55]. COLLIER ST has sufficient right of way to comply with the Austin Strategic Mobility Plan (ASMP). [LDC 25-6-51 and 25-6-55]. The adjacent street characteristics table is provided below: Name ASMP Classification ASMP Required ROW Existing ROW Existing Pavement Sidewalks Bicycle Route S LAMAR BLVD Corridor Mobility - Level 3 116 feet 88 feet 57 feet Existing 6 feet sidewalks On- street bike lane Capital Metro (within ¼ mile) Yes COLLIER ST Local 58 feet 63 feet 41 feet Mobility - Level 1 No Yes Existing 5 feet sidewalks Water Utility AW1. No comments on zoning change. FYI: The landowner intends to serve the site with existing City of Austin water utilities. Based on current public infrastructure configurations, it appears that service extension requests (SER) will be required to provide service to this lot. For more information 09 C14-2024-0163 - 1700 South Lamar; District 910 of 33 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: Exhibit A: Zoning Map Exhibit A-1: Aerial Map Applicant’s Summary Letters Public Correspondence Attachment A: Educational Impact Statement Attachment B: Survey with 75-foot setback 09 C14-2024-0163 - 1700 South Lamar; District 911 of 33 ( ( ( SF-3 ( N T L E N N O B E U L B ( ( ( SF-3 ( ( SF-3 ( E V S A T L O F ( ( ( ( ( SPILLM ( ( ( ( SF-3 AN ST ( ( ( ( ( ( ( ( ( SF-3 ( ( ( A S H B ( ( ( ( ( Y A V E ( ( ( ( ( ( ( ( ( ( ( ( ( ( SF-3 ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( MF-3 ( R A G R A E N ( ( ( ( ( ( ( SF-3 ( ( ( ( ( ( ( E V ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( SF-3 ( ( ( ( ( ( ( ( ( E V D A R O F X O ( ( ( ( ( ( ( ( ( SF-3 ( ( ( A NITA D ( R ( ( ( LA U N D R Y CS 49-439 MF-2 ( ( SF-3 ( ( ( ( ( SF-3 F O R D S T SF-3 ( ( ( MF-2 71-177 ( ( ( SF-3 ( ( ( ( ( ( ( ( ( ( ( ( ( ( N A S H A V E ( SF-3 ( MF-3 ( ( ( ( ( ( ( ( ( ( SF-3 ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( D Y W E R A V E ( ( ( SF-3 ( ( ( ( ( ( ( ( SF-3 ( ( ( ( ( ( ( ( SF-3 ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( SF-3 ( ( ( ( ( TRACT 2 ( ( ( MF-3 ( FIR E S T A TIO N APTS. MF-3 APTS. P ( E V H A RIC D O O G ( SF-3 ( ( SF-3 ( ( C14-06-0099 ( ( ( SPC-2007-0404A PAR KIN G ( ( ( ( SF-3 ( B A U E ( ( RLE AV E ( ( ( ( ( ( ( ( ( ( ( ( ( ( H E T H E ( ( R S T ( ( ( ( ( ( ( ( ( ( ( SF-3 ( ( ( ( 1 9 85-2 ( SF-2 7 4 79-0 CS 79-004 SF-3 ( VALE RIA S T SF-3 E V Y A E N KIN SF-3 ( ( ( ( ( ( ( W E L D I N G S H O P L O U N G E CS-1 SF-3 ( ( ( LO B A R B E R R E S CAR SALES CS P O H S C . T M U S I C S H O P CS P E C14-2008-0060 CS ( ( E V D A R O F X O ( ( SF-3-H ( ( ( SF-3 ( 7 3 - 1 9 LO L A U N D R Y ( MF-3 CS ( CS C14-2008-0060 C14-2016-0027 CS-1-CO 59-069 C A R R E P A I R CS-V C14-2008-0019.001 CS-V CS O F F I C E C14-2008-0019 C14-06-0220 C14-06-0182 SF-3 T R S E H A S A L E S O L T P O R H A T S H O P F U R N I T U R E S A L E S U P H O L S T E R Y S P - 0 2 - 0 3 8 0 C A D U L T V I D E O CS-V T A R X E A N T I Q U E S H O P R E T A I L R E T A I L I D E T A I L R M I S T CS-V-MU-CO C14-05-0180 0 5 - 0 1 8 0 P - 0 6 - 0 2 5 1 2 4 C C S S - - 4 0 0 P CS ( ( ( C14-2011-0094 ( 2 CS-MU-CO ( 1 T r a c t T r a c t 1 W O L T O R F S T A P P L I A N C E R E P A I R S H O P CS C14-2008-0019 2008-0019 R E A L T O R A N T I Q U E S S P - 0 6 - 0 6 7 6 C 56-127 S T O R A G E U N I T S CS-V-DB90 C14-2024-0038 CS-V-DB90 C A R S A L E S CS-MU-V-CO-DB90 C14-2017-0081 06-0205 C14-2008-0060 CS-V SP- 03-0469C C14-97-0080 C14-2015-0146 ( SF-3 ( ( ( ( ( ( ( ( SF-3 ( ( SF-3 ( ( SP-03-0195C SF-3 T ( SF-3 R E A D W CS E LL S T CS REST. 56-001 MF-3 APTS. GR-V C14-2008-0060 FAST FOOD CS-V SF-3-CO ( ( ( ( C14-04-0145 SP-03-0244C ( ( ( SF-3 MF-2-CO 04-0145 ! ! ! APTS. ! ! APTS. LR ! ! CS-CO ! ! ! ! !! C14-2008-0215.SH MF-6-CO A P T S. MF-4 APTS. CS AUTO PARTS SALES & SERVICE CS-V ! ! C14-72-089 ! ! P82-152 ! SP-03-0247C.SH MF-5 APTS. CS LA M A R S Q A P T S . CS A P T S. U A R E D R D AY C A R E S P-0 2-0 2 8 3 C RETAIL STRIP 57-107 CS-1-V FA ST CS-V CS-V M.H. C14-2008-0060 = CS ! ! CS-1-V-CO-DB90 ! ! C14-05-0137 ! ! ! !! W GIBS CS R E P AIR O N ST C A R S ALE S 12-48 SP-06-0500C MF-6-CO C14-01-0047 C14-2011-0002 01-0047 3-51 C14-2013-0088 CS-1-V CS-V S E L A S CS-MU-CO C14-06-0185 W H S E CS-1-V LO CS-V G U N G E UITA R C14-2008-0060 CHIR O. C O S T O N V. R E P RIN T S H O P CLEAN ER S O FFIC E C14-01-0136 CS-MU-V-CO B E A A R T S U T Y S H O P H O P G A S CS-V A U T O R E PAIR S P86-034 S P-9 7-0 4 1 5 C C14-2017-0122 SP91-0224C SP-98-0256C 88-094 CS-V-CO C14-88-0094 U N D E V C14-2008-0060 C O ! ! LLIE SP94-0005C ! ! R S T ! LO 76-049 ( P ! ! ! ! ! ! ( ( CHUR CH ! SF-3 ! ! ! SF-3 ! ! ! ! ! ! ! ! SP89-0071 W ! 86-261 73-036 ! ! ! GR ! ! ! ! ! ! ! ! A P T S. C14-06-0124 APTS. GR-MU-CO ! 06-0123 C14-06-0123 ! ! ! ! ! ! !! ! ! ! TRACT 1 C 55 2 A P T S. P-05-1 S GR-V CS-V C14-2008-0060 ! OFC. PARK ! CS CS A P T S. MF-2 ! ! ! ! OFC. ! ! ! ! ! ! ! ! ! CS-V ! ! ! ! ! 72-221R.C. ! ! ! ! ! ! P A R K ! ! ! ! ! ! ! ! ! CS-V C14-2008-0060 ! ! ! ! CS-MU-V-CO C14-2008-0060 ! ! ! ! C14-05-0147 ! ! ! !! ! 05-0147 ( S P-06-0609 SP86-013 C O F D R BLV MA C14-98-0030 CS-1-V-CO UNDEV CS-V C14-2020-0049 CS-1 S LA CS-V A U T O S E R VIC E C O N V E NIE N C E S T O R A G E A U T O R E P AIR MOTORCYCLE SALES SP95-0303C LUMBER CO. CS-V B O D Y SH O P S E R R S CS-1-V T . A L E S A U T O R E P AIR A RESTAURANT\GENERAL CS-1 C14-2010-0118 CS A U T O \ R E P A I R C. GR-MU-V-CO C14-2010-0193 GR-MU-CO C14-04-0101 CS-V C14-00-2172 CS-CO C14-04-0101 E V N A E E R G R E V E ( S CS P-04-0377C S P-99-2210C CS-MU-CO C14-01-0009 01-0009 CS-MU C14-2020-0097 ( GO-MU-H ( ( CS C14-2023-0039 CS-MU ( ( ( ( SF-3-NP ( ( ( W ANNIE ST SF-3-NP SF-3-NP SF-3-NP ( ( SF-3-NP SF-3-NP SF-3-NP ( W M O ( ( SF-3-NP ( SF-3-NP ( ( N R O ( E ST ( ( SF-3-NP ( ( T H S T S 7 SF-3-NP SF-3-NP ( ( W MILT ( O N S T SF-3-NP ( ( ( ( ( T H S T S 6 ( ( ( SF-3-NP ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( APTS. A P T S . SF-6-CO C14-01-0135 SF-3 C14-2022-0057 ( ( CS SF-3 SF-3-NP SF-3-NP SF-3 SF-3-NP 76-25 LO-MU-NP C14-02-0031 NPA-2017-0013.01 LR-MU-CO-NP ( SF-3-NP CS 60-05 CS-NP CS-NP T H S T S 7 EQUIPMENT YARD CS-NP MF-3-NP SF-3-NP SF-3-NP RICKY GUERRERO PARK P-NP W MARY ST SF-3-NP T H S T S 5 SF-3-NP ( ( ( SF-3-NP ( GR-MU-H-CO-NP STORE SF-3-NP SF-3-H-NP C14H-02-0013 W JOHANNA ST CS-MU-CO-NP LR-MU-CO-NP SF-3-NP SF-3-NP ( ( ( ( ( CS CS-NP MF-3-NP MF-4-NP DAY CARE W LIVE OAK ST MF-4-NP MF-4-NP SF-3-NP BRODIE ST MF-4-NP ( ( ( ( ( ( SF-3-NP ( ( ( W JOHANNA ST ( ( ( ( ( SF-3-NP ( ( ( ± SUBJECT TRACT ! ! ! ! ! ! PENDING CASE ZONING BOUNDARY ZONING ZONING CASE#: C14-2024-0163 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: 6/18/2025 09 C14-2024-0163 - 1700 South Lamar; District 912 of 33 09 C14-2024-0163 - 1700 South Lamar; District 913 of 33Michele Haussmann PRINCIPAL Michele@LandUseSolutionsTX.com May 13, 2025 Ms. Joi Harden, Chief Zoning Officer Planning Department City of Austin VIA Electronic Mail Joi.Harden@AustinTexas.gov Re: Amendment to Rezoning Request – Approximately 5.212 acres located at 1700 South Lamar Boulevard, in the City of Austin, Travis County, Texas (“Property”) Dear Ms. Harden: As a representative of the owner and developer of the above stated Property, SL 1700 South Lamar LP, I respectfully submit this letter to amend the requested rezoning on the western portion of the Property to remove the DB90 combining district and add a Conditional Overlay as follows: Existing Zoning: Proposed Zoning: LO, SF-3 CS-V-CO The proposed Conditional Overlay includes the following conditions: 1) 75’ building setback from the west property line, and 2) Prohibit uses within the CS zoning base district: Alternative Financial Services, Automotive Rentals, Automotive Repairs & Services, Automotive Sales, Automotive Washing (of any type), Bail Bond Services, Campground, Carriage Stable, Commercial Off-Street Parking, Construction Sales & Services, Convenience Storage, Equipment Repair Services, Equipment Sales, Exterminating Services, Funeral Services, Indoor Sports & Recreation, Laundry Services, Monument Retail Sales, Off-Site Accessory Parking, Outdoor Sports and Recreation, Pawn Shop Services, Pedicab Storage & Dispatch, Research Services, Service Station, Vehicle Storage, Indoor Crop Production, Urban Farm, Custom Manufacturing and Limited Warehousing & Distribution. 09 C14-2024-0163 - 1700 South Lamar; District 914 of 33 Please contact me if you or your team members have any questions or need additional information. Thank you for your time and assistance with the request. Respectfully, Michele Haussmann CC: Marcelle Boudreaux, Planning Department, via electronic mail Will Jenkins, SL 1700 South Lamar LP, via electronic mail Jamie Cantrell, SL 1700 South Lamar LP, via electronic mail Isaac Karpay, Land Use Solutions, via electronic mail Dylan Coons, Land Use Solutions, via electronic mail 09 C14-2024-0163 - 1700 South Lamar; District 915 of 33 Michele Haussmann PRINCIPAL Michele@LandUseSolutionsTX.com October 24, 2024 Ms. Joi Harden, Chief Zoning Officer Planning Department City of Austin VIA Electronic Mail Joi.Harden@AustinTexas.gov Re: Zoning Application – Approximately 5.212 acres located at 1700 South Lamar Boulevard, in the City of Austin, Travis County, Texas (“Property”) Dear Ms. Harden: As representatives of the owner and developer of the above stated Property, SL 1700 South Lamar LP (“Applicant”), we respectfully submit the enclosed zoning application and submittal package. The Property consists of approximately 5.212 acres and is in the South Lamar Combined Neighborhood Plan area. The Applicant is requesting a rezoning of the Property to CS-V-DB90 to allow for the development of a mixed-use project known as 1700 S Lamar. Please see the enclosed aerials, zoning and other exhibits for your review. The following are the details of the request: Acreage: Proposed Use: Existing Zoning: Proposed Zoning: 5.212 Mixed Use (Multifamily and Commercial) CS-V, LO, SF-3 CS-V-DB90 The majority of the Property was rezoned in 2008 from CS to CS-V, City File Number C14-2008-0060 and Ordinance No, 20081016-049. The Property is located on a South Lamar Blvd., which is designated as an Imagine Austin Corridor and a Core Transit Corridor. Access is proposed to South Lamar Boulevard and Collier Street. The Property is perfectly located to support individuals and families as it is within walking distance of a bus stop and Ricky Guerrero Park. 09 C14-2024-0163 - 1700 South Lamar; District 916 of 33  The Property is surrounded by compatible uses and zoning districts including CS-V, CS, GR, and MF-3 to the north, CS-MU-V-CO and CV to the south, SF-3 and MF-3 to the west, and CS-V to the east. The proposed CS zoning base district and DB90 combining district are consistent and compatible with the surrounding zoning and land uses. Please contact me if you or your team members have any questions or need additional information. Thank you for your time and assistance with the request. Respectfully, Michele Haussmann Enclosures CC: Marcelle Boudreaux, Planning Department, via electronic mail Maureen Meredith, Planning Department, via electronic mail Will Jenkins, SL 1700 South Lamar LP, via electronic mail Jamie Cantrell, SL 1700 South Lamar LP, via electronic mail Dylan Coons, Land Use Solutions, via electronic mail 09 C14-2024-0163 - 1700 South Lamar; District 917 of 33 Aerial Zoomed Out Aerial Zoomed In 09 C14-2024-0163 - 1700 South Lamar; District 918 of 33 Zoning Core Transit Corridor Park distance map 09 C14-2024-0163 - 1700 South Lamar; District 919 of 33 Bike Route Bus Stop 09 C14-2024-0163 - 1700 South Lamar; District 920 of 33 From: To: Cc: Subject: Date: Nicole Corona Boudreaux, Marcelle zoning@zilkerneighborhood.org C14-2024-0163 Public Comment Wednesday, April 2, 2025 3:10:39 PM nicolekcorona@gmail.com appears similar to someone who previously sent you email, but may not be that person. Learn why this could be a risk External Email - Exercise Caution Hi Marcelle, I am writing in regard to zoning case C14-2024-0163 located at 1700 S Lamar Blvd; 1401 and 1509 Collier St. I just received the Notice of Public Hearing form from the Planning Department. This case is scheduled for hearing at the Planning Commission on Tuesday, April 8, 2025. I live on Kinney Ave, close to the fire station on Collier St. I have a couple of concerns with the proposed zoning change. My main concern is for the communities that rely on Integral Care services. There are Integral Care offices on the property seeking the rezoning. There is also an Integral Care office on Collier, adjacent to the properties. Integral Care offers services to families, children, individuals with mental illness, and individuals with disabilities. Does the Applicant know if residents of Zilker Studios and the Lamar Square affordable housing area and other residents close by rely on these offices? What will happen to these offices and will the communities I mentioned lose this valuable, walkable-distance resource? It is my understanding that the City is a partner to this organization and they provide essential resources to vulnerable communities. This is very concerning to me. What is the Applicant's plan to mitigate any loss these communities may experience, if any? My other concern is that we currently have at least 4 of these types of projects under construction on South Lamar Blvd. I am concerned about traffic congestion. Will there be a pedestrian stop light or a traffic light on S Lamar and Collier? This is a somewhat walkable area. S Lamar is not completely pedestrian or bike-friendly. We have unsafe, unprotected bike lanes and not enough pedestrian-friendly stop lights for the growth that is happening here. We have two pedestrian stop lights at S Lamar and Kinney, where Black Sheep Lodge and Loro are located, and another at S Lamar and Dickenson Dr, I believe, close to Matt's El Rancho. Would you please provide my email as public comment for when the case is heard? Also - is it okay to email the commission with my comments? Kind Regards, Nicole Corona 09 C14-2024-0163 - 1700 South Lamar; District 921 of 33nicolekcorona@gmail.com 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 "cybersecurity@austintexas.gov". 09 C14-2024-0163 - 1700 South Lamar; District 922 of 33From: To: Cc: Subject: Date: Drew Zerdecki Boudreaux, Marcelle Roig, José G; Mars, Keith Interested Party Registration re 1700 S. Lamar (2024-146417 ZC) Thursday, February 27, 2025 5:26:07 PM You don't often get email from vp-zoning@zilkerneighborhood.org. Learn why this is important External Email - Exercise Caution Hello, I'm Drew Zerdecki, VP of Zoning of the Zilker Neighborhood Association (ZNA), and I am requesting that ZNA be registered as an interested party pursuant to LDC § 25-1-131 in connection with the proposed rezoning of 1700 S. Lamar Blvd. (Case No. 2024-146417 ZC). ZNA has a vested interest in this site, which is located within 500 feet of the association’s boundaries. We seek to engage in the review process given the substantial community impact of this development. The ZNA's issues of concern with respect to the proposed application include: Transit & Safety: The South Lamar at Evergreen/Collier is a crucial intersection in the area, and more attention is needed from the developers and City, especially given the under-funded status of the 2016 Mobility Bond’s Corridor Improvement Program and neighboring projects, such as the 400+ unit mixed-use development that is now well-underway at 2001 S. Lamar, where all its north and south-bound Lamar vehicular traffic will necessarily flow through Mary St to Evergreen Ave, to the intersection at 1700 S. Lamar Blvd, due to the practical impossibility of accessing the intersection at S.Lamar and Heather\W.Mary St. Other necessary infrastructure Affordable Housing. Clarity is needed as to how many community members in need will benefit. Parking: Nearby residents have raised concerns about potential overflow parking and the impact on existing neighborhoods. Green Space & Tree Preservation: Let's preserve trees and integrate meaningful green space. Pedestrian & Bike Accessibility: Let's help ensure safe and practical infrastructure for non-vehicular traffic. Public Transit: A new 803 bus stop near Collier is essential for improved accessibility. Request for Confirmation: 09 C14-2024-0163 - 1700 South Lamar; District 923 of 33Please confirm when ZNA has been officially registered as an interested party for this case. Additionally, I request confirmation that all future notifications regarding this rezoning application will be sent to vp-zoning@zilkerneighborhood.org. I can be reached via email at vp-zoning@zilkerneighborhood.org or by phone for any follow-up. Thank you for your time and attention. Best regards, Drew Zerdecki VP of Zoning, Zilker Neighborhood Association 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 "cybersecurity@austintexas.gov". 09 C14-2024-0163 - 1700 South Lamar; District 924 of 33ATTACHMENT A PROJECT NAME: 1700 South Lamar ADDRESS/LOCATION CASE #: C14-2024-0613 1700 South Lamar, 1401 & 1509 Collier St, Ausitn, TX NEW SINGLE FAMILY NEW MULTIFAMILY DEMOLITION OF MULTIFAMILY TAX CREDIT # SF UNITS: STUDENTS PER UNIT ASSUMPTION Elementary School: Middle School: High School: # MF UNITS: 525 IMPACT ON SCHOOLS STUDENTS PER UNIT ASSUMPTION Elementary School: .059 Middle School: .029 High School: .039 In March 2025 an Educational Impact Statement was submitted to the City of Austin for 525 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 2 units and propose 525 units of multifamily development. The proposed development is requesting a DB90 district, which includes an affordability requirement. This incentive includes an increased height maximum if the development applies either Ownership: 12% of units at 80% AMI and/or Rental: 12% of units at 60% AMI or 10% of units at 50% AMI. At this time, it is unknown whether these will be ownership, rental or a mix. The development is projected to add approximately 66 students across all grade levels to the projected student population. It is estimated that of the 66 students, 31 will be assigned to Zilker Elementary, 15 at O.Henry MS, and 20 at Austin High School. The percentage of permanent capacity by enrollment for School Year 2028-29, including the additional students projected with this development would be at the optimal utilization target range of 85-110% at Zilker ES (108%) and Austin HS (106%), and below at O.Henry MS (79%). TRANSPORTATION IMPACT At this point in time the development would not trigger any new buses for O. Henry MS and Austin HS. Zilker students would be considered walkers. SAFETY IMPACT No safety impacts were determined at this time. Date Prepared: 03.13.2025 Executive Director: 09 C14-2024-0163 - 1700 South Lamar; District 925 of 33 DATA ANALYSIS WORKSHEET ELEMENTARY SCHOOL: Zilker ADDRESS: 1900 Bluebonnet Ln POPULATION (without mobility rate) ELEMENTARY SCHOOL STUDENTS 2023-24 Population Number % of Permanent Capacity 374 85% ENROLLMENT (with mobility rate) ELEMENTARY SCHOOL STUDENTS 2023-24 Enrollment Number % of Permanent Capacity 498 114% MIDDLE SCHOOL: O.Henry ADDRESS: 2610 W. 10th St POPULATION (without mobility rate) MIDDLE SCHOOL STUDENTS 2023-24 Population Number % of Permanent Capacity 801 91% ENROLLMENT (with mobility rate) MIDDLE SCHOOL STUDENTS 2023-24 Enrollment Number % of Permanent Capacity 685 78% PERMANENT CAPACITY: MOBILITY RATE: 33.2% 438 5- Year Projected Population (without proposed development) 5-Year Projected Population (with proposed development) 316 72% 347 79% 5- Year Projected Enrollment (without proposed development) 5-Year Projected Enrollment (with proposed development) 440 100% 471 108% PERMANENT CAPACITY: MOBILITY RATE: -14.5% 878 5- Year Projected Population (without proposed development) 5-Year Projected Population (with proposed development) 792 90% 807 92% 5- Year Projected Enrollment (without proposed development) 5-Year Projected Enrollment (with proposed development) 676 77% 691 79% 09 C14-2024-0163 - 1700 South Lamar; District 926 of 33 HIGH SCHOOL: Austin ADDRESS: 1715 W Cesar Chavez St POPULATION (without mobility rate) HIGH SCHOOL STUDENTS 2023-24 Population Number % of Permanent Capacity 2,111 96% ENROLLMENT (with mobility rate) HIGH SCHOOL STUDENTS 2023-24 Enrollment Number % of Permanent Capacity 2,343 107% PERMANENT CAPACITY: MOBILITY RATE: 11% 2,193 5- Year Projected Population (without proposed development) 5-Year Projected Population (with proposed development) 2,062 94% 2,082 95% 5- Year Projected Enrollment (without proposed development) 5-Year Projected Enrollment (with proposed development) 2,294 105% 2,314 106% 09 C14-2024-0163 - 1700 South Lamar; District 927 of 33ATTACHMENT B 09 C14-2024-0163 - 1700 South Lamar; District 928 of 3309 C14-2024-0163 - 1700 South Lamar; District 929 of 3309 C14-2024-0163 - 1700 South Lamar; District 930 of 3309 C14-2024-0163 - 1700 South Lamar; District 931 of 3309 C14-2024-0163 - 1700 South Lamar; District 932 of 3309 C14-2024-0163 - 1700 South Lamar; District 933 of 33