04 NPA-2025-0016.01 - P & P .72; District 3 - Staff Report — original pdf

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NEIGHBORHOOD PLAN AMENDMENT REVIEW SHEET NEIGHORHOOD PLAN: Govalle/Johnston Terrace Combined (Govalle) CASE#: NPA-2025-0016.01 DATE FILED: June 25, 2025 PROJECT NAME: P & P .72 PC DATE: September 23, 2025 ADDRESS/ES: 905 Shady Lane DISTRICT AREA: 3 SITE AREA: 0.71 acs OWNER/APPLICANT: UA Plumbers & Pipefitters Local 286 AGENT: Bennett Consulting (Rodney K. Bennett) CASE MANAGER: Maureen Meredith PHONE: (512) 974-2695 STAFF EMAIL: Maureen.Meredith@austintexas.gov TYPE OF AMENDMENT: Change in Future Land Use Designation From: Single Family To: Mixed Use/Office Base District Zoning Change Related Zoning Case: C14-2025-0073 SF-3-NP From: To: LO-MU-CO-NP NEIGHBORHOOD PLAN ADOPTION DATE: March 27, 2003 CITY COUNCIL DATE: TBD ACTION: PLANNING COMMISSION RECOMMENDATION: September 23, 2025 – (action pending) STAFF RECOMMENDATION: Staff supports the Applicant’s request for Mixed Use/Office land use. 04 NPA-2025-0016.01 - P & P .72; District 3 1 of 22 BASIS FOR STAFF’S RECOMMENDATION: Staff supports the applicant’s request for Mixed Use/Office land use. Although the future land use map shows Single Family land use to the north and east of the property, the underlying zoning of those tracts are LO-MU-NP and LO- CO-NP. The applicant’s request for LO-MU-CO-NP zoning with Mixed Use/Office land use is appropriate in this location. The Govalle/Johnston Terrace plan desires to keep single family zoning, but it also supports a balanced and varied land uses that encourages a mixed of residential and commercial uses within walking distances to each other. 04 NPA-2025-0016.01 - P & P .72; District 3 2 of 22 04 NPA-2025-0016.01 - P & P .72; District 3 3 of 22 LAND USE DESCRIPTIONS: EXISTING LAND USE: Single family - Single family detached or up to three residential uses at typical urban and/or suburban densities. Purpose 1. Preserve the land use pattern and future viability of existing neighborhoods; 2. Encourage new infill development that continues existing neighborhood patterns of development; and 3. Protect residential neighborhoods from incompatible business or industry and the loss of existing housing. Application 1. Existing single‐family areas should generally be designated as single family to preserve established neighborhoods; and 04 NPA-2025-0016.01 - P & P .72; District 3 4 of 22 2. May include small lot options (Cottage, Urban Home, Small Lot Single Family) and two‐family residential options (Duplex, Secondary Apartment, Single Family Attached, Two‐Family Residential) in areas considered appropriate for this type of infill development. PROPOSED LAND USE: Mixed Use/Office - An area that is appropriate for a mix of residential and office uses. Purpose 1. Accommodate mixed use development in areas that are not appropriate for general commercial development; and 2. Provide a transition from residential use to non residential or mixed use. Application ‐ 1. Appropriate for areas such as minor corridors or local streets adjacent to commercial areas; 2. May be used to encourage commercial uses to transition to residential use; and 3. Provide limited opportunities for live/work residential in urban areas. Yes Yes Imagine Austin Decision Guidelines Complete Community Measures Imagine Austin Growth Concept Map: Located within or adjacent to an Imagine Austin Activity Center, Imagine Austin Activity Corridor, or Imagine Austin Job Center as identified the Growth Concept Map. Name(s) of Activity Center/Activity Corridor/Job Center: • 0.16 miles from Airport Blvd, an activity corridor • 0.21 miles from the Springdale Station Neighborhood activity center Yes Mobility and Public Transit: Located within 0.25 miles of public transit stop and/or light rail station. • Bus routes along Shady Lane, E. 7th Street, and Airport Blvd Yes Mobility and Bike/Ped Access: Adjoins a public sidewalk, shared path, and/or bike lane. Yes Connectivity, Good and Services, Employment: Provides or is located within 0.50 miles to goods and services, and/or employment center. No Connectivity and Food Access: Provides or is located within 0.50 miles of a grocery store/farmers market. Yes Connectivity and Education: Located within 0.50 miles from a public school or university. • 0.6 miles from Anita Ferrales Coy Facility, 4900 Gonzales St, Austin, TX 78702 • 1.1 miles from Govalle Elementary School, 3601 Govalle Ave, Austin, TX 78702 Yes Connectivity and Healthy Living: Provides or is located within 0.50 miles from a recreation area, park or walking trail. • 0.6 miles from Govalle Neighborhood Park 04 NPA-2025-0016.01 - P & P .72; District 3 5 of 22 • 0.6 miles from Walnut Creek Trail No 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.) • 1.8 miles from Harbor Health - East Austin, 507 Calles St Ste. 100 Suite 100, Austin, TX 78702 • 2.1 miles from Ascension Medical Group Seton Primary Care McCarthy, 2811 E 2nd St, Austin, TX 78702 No Housing Affordability: Provides a minimum of 10% of units for workforce housing (80% MFI or less) and/or fee in lieu for affordable housing. No 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. No Mixed use: Provides a mix of residential and non-industrial uses. • The proposed zoning for LO-MU-CO-NP would allow for a mix of residential and commercial uses, but the applicant is not proposing a mixed use development. No Culture and Creative Economy: Provides or is located within 0.50 miles of a cultural resource (ex: library, theater, museum, cultural center). • 1.7 miles from Cepeda Branch, Austin Public Library, 651 N Pleasant Valley Rd, Austin, TX 78702 No Culture and Historic Preservation: Preserves or enhances a historically and/or culturally significant site. No Creative Economy: Expands Austin’s creative economy (ex: live music venue, art studio, film, digital, theater.) No Workforce Development, the Economy and Education: Expands the economic base by creating permanent jobs, especially in industries that are currently not represented in particular area or that promotes a new technology, and/or promotes educational opportunities and workforce development training. Industrial Land: Preserves or enhances industrial land. Number of “Yeses” No 6 04 NPA-2025-0016.01 - P & P .72; District 3 6 of 22 Proximity to Imagine Austin Activity Centers and Corridors 04 NPA-2025-0016.01 - P & P .72; District 3 7 of 22 Proximity to Public Transportation 04 NPA-2025-0016.01 - P & P .72; District 3 8 of 22 Proximity to Public Parks IMAGINE AUSTIN GROWTH CONCEPT MAP Definitions Neighborhood Centers - The smallest and least intense of the three mixed-use centers are neighborhood centers. As with the regional and town centers, neighborhood centers are walkable, bikable, and supported by transit. The greatest density of people and activities in neighborhood centers will likely be concentrated on several blocks or around one or two intersections. However, depending on localized conditions, different neighborhood centers can be very different places. If a neighborhood center is designated on an existing commercial area, such as a shopping center or mall, it could represent redevelopment or the addition of housing. A new neighborhood center may be focused on a dense, mixed-use core surrounded by a mix of housing. In other instances, new or redevelopment may occur incrementally and concentrate people and activities along several blocks or around one or two intersections. Neighborhood centers will be more locally focused than either a regional or a town center. Businesses and services—grocery and department stores, doctors and dentists, shops, branch libraries, dry cleaners, hair salons, schools, restaurants, and other small and local businesses—will generally serve the center and surrounding neighborhoods. 04 NPA-2025-0016.01 - P & P .72; District 3 9 of 22 Town Centers - Although less intense than regional centers, town centers are also where many people will live and work. Town centers will have large and small employers, although fewer than in regional centers. These employers will have regional customer and employee bases, and provide goods and services for the center as well as the surrounding areas. The buildings found in a town center will range in size from one-to three-story houses, duplexes, townhouses, and rowhouses, to low-to midrise apartments, mixed use buildings, and office buildings. These centers will also be important hubs in the transit system. Regional Centers - Regional centers are the most urban places in the region. These centers are and will become the retail, cultural, recreational, and entertainment destinations for Central Texas. These are the places where the greatest density of people and jobs and the tallest buildings in the region will be located. Housing in regional centers will mostly consist of low to high-rise apartments, mixed use buildings, row houses, and townhouses. However, other housing types, such as single-family units, may be included depending on the location and character of the center. The densities, buildings heights, and overall character of a center will depend on its location. Activity Centers for Redevelopment in Sensitive Environmental Areas - Five centers are located over the recharge or contributing zones of the Barton Springs Zone of the Edwards Aquifer or within water-supply watersheds. These centers are located on already developed areas and, in some instances, provide opportunities to address long-standing water quality issues and provide walkable areas in and near existing neighborhoods. State-of-the-art development practices will be required of any redevelopment to improve stormwater retention and the water quality flowing into the aquifer or other drinking water sources. These centers should also be carefully evaluated to fit within their infrastructural and environmental context. Job Centers - Job centers accommodate those businesses not well-suited for residential or environmentally- sensitive areas. These centers take advantage of existing transportation infrastructure such as arterial roadways, freeways, or the Austin-Bergstrom International airport. Job centers will mostly contain office parks, manufacturing, warehouses, logistics, and other businesses with similar demands and operating characteristics. They should nevertheless become more pedestrian and bicycle friendly, in part by better accommodating services for the people who work in those centers. While many of these centers are currently best served by car, the growth Concept map offers transportation choices such as light rail and bus rapid transit to increase commuter options. Corridors - Activity corridors have a dual nature. They are the connections that link activity centers and other key destinations to one another and allow people to travel throughout the city and region by bicycle, transit, or automobile. Corridors are also characterized by a variety of activities and types of buildings located along the roadway — shopping, restaurants and cafés, parks, schools, single-family houses, apartments, public buildings, houses of worship, mixed-use buildings, and offices. Along many corridors, there will be both large and small redevelopment sites. These redevelopment opportunities may be continuous along stretches of the corridor. There may also be a series of small neighborhood centers, connected by the roadway. Other corridors may have fewer redevelopment 04 NPA-2025-0016.01 - P & P .72; District 3 10 of 22 opportunities, but already have a mixture of uses, and could provide critical transportation connections. As a corridor evolves, sites that do not redevelop may transition from one use to another, such as a service station becoming a restaurant or a large retail space being divided into several storefronts. To improve mobility along an activity corridor, new and redevelopment should reduce per capita car use and increase walking, bicycling, and transit use. Intensity of land use should correspond to the availability of quality transit, public space, and walkable destinations. Site design should use building arrangement and open space to reduce walking distance to transit and destinations, achieve safety and comfort, and draw people outdoors. BACKGROUND: The applicant proposes to change the land use on the future land use map from Single Family to Mixed Use/Office land use. The applicant proposes to change the zoning on the property from SF-3-NP (Family Residence district – Neighborhood Plan) to LO-MU-CO-NP (Limited Office district – Mixed Use combining district – Conditional Overlay combining district – Neighborhood Plan) for an office and parking. PUBLIC MEETINGS: The ordinance-required community meeting was virtually held on July 30, 2025. The recorded meeting can be found here: https://publicinput.com/neighborhoodplanamendmentcases. Approximately 103 meeting notices were mailed to people with utility accounts or own property within 500 feet of the property, in addition to neighborhood and environmental groups who requested notification for the area. Maureen Meredith and Mark Walters from the Planning Department attended, along with Rodney Bennett, the applicant’s agent and Chap Thornton from UA Plumbers & Pipefitter Local 286. Five people from the neighborhood attended. Below are highlights from Rodney Benett’s presentation: • The Union Hall is seeking a zoning change to expand their parking. • They own property that faces Airport Blvd. • They don’t propose to build a building at this time. Q: Are you planning to leave the building as is or do you plan to tear down and rebuild? A: The current plan to keep the existing buildings. There is no new construction being proposed other than the parking lot. Q: What types of meetings are held there? A: We are a labor union for plumbers, pipe fitters and HVAC technicians. We provide labor to about 35 contractors. The building is used as a training facility for about 150 apprentices in the Austin area. We have classes in evening from 5:00 – 9:00 pm, two nights a week Monday – Friday. We have had a lot of growth. The property is 100% a training facility. Q: Are there any neighboring properties that would allow you to use their parking lots in the evening? How many parking spaces would you be able to get on the property? 04 NPA-2025-0016.01 - P & P .72; District 3 11 of 22 A: There’s not much parking around here. Our number one problem is parking. We don’t know how many spaces we can get at this time because we have not done a site plan. A: The proposed use is an accessory off-street parking? Q: The LO zoning is the first zoning district to allow parking. Q: Is there a house on the property? A: Yes, there is a house. 04 NPA-2025-0016.01 - P & P .72; District 3 12 of 22 Applicant Summary Letter from Application 04 NPA-2025-0016.01 - P & P .72; District 3 13 of 22 Letter of Recommendation from the Neighborhood Plan Contact Team (NPCT) (No letter as of September 16, 2025) From: Meredith, Maureen Sent: Wednesday, August 27, 2025 11:26 AM To: c13fox@gmail.com; dllanesrb@earthlink.com; vmenard@gmail.com; msaldrocha@austin.rr.com; raulalvar@yahoo.com; jessica.eley@gmail.com; benramirez77@gmail.com Cc: Tomko, Jonathan <Jonathan.Tomko@austintexas.gov> Subject: G/JT NPCT Rec?: NPA-2025-0016.01_905 Shady Ln Dear Govalle/Johnston Terrace Cmnd NPCT: Cases NPA-2025-0016.01 and C14-20250073_905 Shady Lane are scheduled for the September 23, 2025 Planning Commission hearing date. If your team would like to have a letter of recommendation included in our staff case reports, please email it to me and Jonathan no later than Monday, September 15th by 5:00 pm. If we received it after this date and time, we will submit the letter as late material to the Planning Commission. Thanks. Maureen Maureen Meredith (she/her) Senior Planner, Long-Range Planning Planning Department 512-974-2695 maureen.meredith@austintexas.gov Please Note: Correspondence and information submitted to the City of Austin are subject to the Texas Public Information Act (Chapter 552) and may be published online. Por Favor Tome En Cuenta: La correspondencia y la información enviada a la Ciudad de Austin está sujeta a la Ley de Información Pública de Texas (Capítulo 552) y puede ser publicada en línea. 04 NPA-2025-0016.01 - P & P .72; District 3 14 of 22 Site 04 NPA-2025-0016.01 - P & P .72; District 3 15 of 22 04 NPA-2025-0016.01 - P & P .72; District 3 16 of 22 04 NPA-2025-0016.01 - P & P .72; District 3 17 of 22 04 NPA-2025-0016.01 - P & P .72; District 3 18 of 22 04 NPA-2025-0016.01 - P & P .72; District 3 19 of 22 04 NPA-2025-0016.01 - P & P .72; District 3 20 of 22 Applicant’s Presentation at the Community Meeting (No presentation was made) 04 NPA-2025-0016.01 - P & P .72; District 3 21 of 22 Correspondence Received No correspondence received. 04 NPA-2025-0016.01 - P & P .72; District 3 22 of 22