08 C14-2025-0053 - Duval Harris Residential; District 9 - Staff Report

Planning Commission – Sept. 23, 2025

08 C14-2025-0053 - Duval Harris Residential; District 9 - Staff Report — original pdf

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ZONING CHANGE REVIEW SHEET CASE: C14-2025-0053 - Duval-Harris Residential DISTRICT: 9 ZONING FROM: MF-1-NP ZONING TO: MF-3-NP ADDRESS: 3305, 3303 Duval Street & 501, 505 Harris Avenue SITE AREA: 0.31 acres (13, 576 sq. ft.) PROPERTY OWNER: 3305 Duval St LLC (Joshua Lake McGuire) AGENT: Thrower Design, LLC (Ron Thrower & Victoria Haase) CASE MANAGER: Cynthia Hadri 512-974-7620, Cynthia.hadri@austintexas.gov STAFF RECOMMENDATION: The staff recommendation is to grant multifamily residence (medium density) – conditional overlay - neighborhood plan (MF-3-CO-NP) combined district zoning. The conditional overlay is for a maximum of 6 residential units. PLANNING COMMISSION ACTION / RECOMMENDATION: September 23, 2025: September 9, 2025: APPROVED THE STAFF’S REQUEST FOR A POSTPONEMENT TO SEPTEMBER 23, 2025. [A. POWELL; N. BARRERA-RAMIREZ - 2ND] (12-0) – ONE VACANY August 26, 2025: APPROVED THE STAFF’S REQUEST FOR A POSTPONEMENT TO SEPTEMBER 9, 2025. [A. WOODS; A. LAN - 2ND] (10-0) F. MAXWELL AND P. BRETON – ABSENT July 22, 2025: APPROVED THE STAFF’S REQUEST FOR A POSTPONEMENT TO AUGUST 26, 2025. [N. BARRERA-RAMIREZ; I. AHMED - 2ND] (10-0) CHAIR AZHAR, A. LAN, A. POWELL – ABSENT CITY COUNCIL ACTION: ORDINANCE NUMBER: 08 C14-2025-0053 - Duval Harris Residential; District 91 of 21C14-2025-0053 ISSUES: CASE MANAGER COMMENTS: 2 The property in question is 0.31 acres, developed with five (5) residential units, is on the intersection of Duval Street (level 2) and Harris Avenue (level 1) and is currently zoned multifamily residence (limited density) – neighborhood plan (MF-1-NP) combined district zoning. This property is in the Central Austin Combined (Hancock) Neighborhood Plan and is characterized as residential with single family residences, townhomes, duplex residential and some multifamily complexes in the vicinity (SF-3-CO-NP, SF-3-H-NCCD-NP and SF-3- H-CO-NP, MF-2-NCCD-NP, MF-3-NCCD-NP). The neighborhood includes some public (P- NP) zoning for Lee Elementary School, Eastwoods Neighborhood Park and Hancock Recreation Center. Please refer to Exhibits A (Zoning Map) and B (Aerial View). Considering the various available modes of transportation, the proximity to the University of Texas, the surrounding zonings, and a conditional overlay with a maximum of six units with intent to be family friendly, staff is recommending multifamily residence (medium density) – conditional overlay - neighborhood plan (MF-3-CO-NP). There are surrounding properties with multifamily zoning in the Neighborhood Conservation combining district (NCCD) and the Equitable Transit Oriented Development (ETOD) Overlay. The rezoning site is one block away from the ETOD Overlay, has bike lanes and sidewalks on both sides of Duval Street along with a capital metro bus stop directly in front of the property. The residents of this property could walk or bike to the Hancock Recreation Center, Eastwoods Neighborhood Park and the UT Campus. The applicant is requesting multifamily residence (medium density) – neighborhood plan (MF-3-NP) combining district. Per the applicant, the purpose for the rezoning is to maintain the ability for 5 units and/or to permit additional larger units to the site by demolishing the existing rear residential structure (which contains three units) and constructing four additional units in its place. The applicant has stated that the intent of this rezoning request is to allow for six units on the property. Please refer to Exhibit C (Applicant’s Summary Letter). BASIS OF RECOMMENDATION: 1. The proposed zoning is not consistent with the purpose statement of the district sought. The multifamily residence (medium density) district is intended to accommodate multifamily use with a maximum density of up to 36 units per acre, depending on unit size. This district is appropriate for multifamily residential areas located near supporting transportation and commercial facilities, generally in more centrally located areas, and in other selected areas where medium density multiple use is desirable. 08 C14-2025-0053 - Duval Harris Residential; District 92 of 21 C14-2025-0053 3 The conditional overlay 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. The neighborhood plan district denotes a tract located within the boundaries of an adopted neighborhood plan. 2. Zoning changes should promote compatibility with adjacent and nearby uses. The proposed staff recommendation would promote compatibility with nearby uses as there are other multifamily zoned properties (medium density and low density) along with the ETOD Overlay. The property is also near various amenities such as the University of Texas Campus, Hancock Recreation Center, Eastwoods Neighborhood Park and Splash pad. 3. Zoning should promote a transition between adjacent and nearby zoning districts, land uses, and development intensities. Approval of MF-3-CO-NP combined district zoning on this site would promote a transition of zoning districts on Duval Street. This property is adjacent to single family housing with some multifamily zonings to the south and west. The addition of a conditional overlay would allow for larger family friendly units while keeping the unit count of the property similar to the unit allowance of H.O.M.E. on two single family lots. EXISTING ZONING AND LAND USES: Site North South East West ZONING MF-1-NP SF-3-CO-NP, SF-3-H-NCCD-NP P-NP SF-3-CO-NP, SF-3-H-CO-NP MF-3-NCCD-NP SF-3-CO-NP P-NP SF-3-H-NCCD-NP MF-2-NCCD-NP, MF-3-NCCD-NP LAND USES Duplex Residential Single Family Residential & Duplex Residential Hancock Recreation Center Single Family Residential & Duplex Residential Townhouse Residential Single Family Residential & Duplex Residential Elementary School Single Family Residential & Duplex Residential Multi-Family Residential NEIGHBORHOOD PLANNING AREA: Central Austin Combined (Hancock) WATERSHED: Waller Creek (Urban) CAPITOL VIEW CORRIDOR: No SCENIC ROADWAY: No SCHOOLS: Austin Independent School District Russell Lee Elementary School Kealing Middle School McCallum High School 08 C14-2025-0053 - Duval Harris Residential; District 93 of 21 C14-2025-0053 4 COMMUNITY REGISTRY LIST: Austin Independent School District Austin Lost and Found Pets Austin Neighborhoods Council Austin Regional Group CANPAC (Central Austin Neigh Plan Area Committee) Central Austin Community Development Corporation AREA CASE HISTORIES: Friends of Austin Neighborhoods Hancock Neighborhood Assn. Homeless Neighborhood Association Neighborhood Empowerment Foundation North University Neighborhood Association North University Neighborhood Development Preservation Austin NUMBER C14-04-0023 REQUEST Central Austin Neighborhood Plan (Hancock) COMMISSION Approved Central Austin Neighborhood Plan (4/27/2004) C14H-03-0011 – Walker Stiles House SF-3 to SF-3-H To Grant SF-3-H (09/10/2003) C14-04-0022.01 - North University NCCD Amendment Allow two family residential as a use and reduce minimum lot size to 5,750 sq. ft. To Grant NCCD Amendment (07/12/2011) C14H-2010-0016 – Callan-Boswell House SF-3-NCCD-NP to SF-3-H-NCCD-NP To Deny SF-3-H-NCCD- NP (09/14/2010) C14-04-0022 North University Neighborhood NCCD Approved NCCD CITY COUNCIL Approved Central Austin Neighborhood Plan as Commission Recommended (08/26/2004) Approved SF-3-H as planning Commission Recommended (10/30/2003) Approved NCCD Amendment as Planning Commission Recommended (08/4/2011) To Deny SF-3-H- NCCD-NP as Planning Commission Denied (09/30/2010) Approved NCCD as Commission Recommended (08/26/2004) RELATED CASES: C14-2024-0035 - Duval Street Residences: Zoning from SF-3-CO-NP to MF-1-NP. The staff recommendation was to recommend multifamily residence (limited density)-neighborhood plan (MF-1-NP) combined district zoning. Planning Commission and City Council Approved the applicant’s request for MF-1-NP. 08 C14-2025-0053 - Duval Harris Residential; District 94 of 21 C14-2025-0053 5 ADDITIONAL STAFF COMMENTS: Comprehensive Planning: Project Name and Proposed Use: 3303 DUVAL STREET. C14-2025-0053. Project: Duval- Harris Residential. 0.31 acres from MF-1-NP to MF-3-NP. Existing: multifamily. Proposed: multifamily condominium (6 dwelling units). Demolition is proposed. 3 residential units are to be demolished, and 4 of the existing residential units are currently occupied. Imagine Austin Decision Guidelines Yes 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 *: Y Y Y Y Y Y  0.41 miles to Downtown Regional Center Mobility and Public Transit *: Located within 0.25 miles of public transit stop and/or light rail station.  Adjacent to bus stop along Duval ST Mobility and Bike/Ped Access *: Adjoins a public sidewalk, shared path, and/or bike lane.  Bike lane and sidewalk present along Duval ST; sidewalk present along Harris AVE Connectivity, Good and Services, Employment *: Provides or is located within 0.50 miles to goods and services, and/or employment center. 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.  0.4 miles to Russell Lee Elementary School; 0.5 miles to UT Austin Campus Connectivity and Healthy Living *: Provides or is located within 0.50 miles from a recreation area, park or walking trail.  0.5 miles to Eastwoods Neighborhood Park Connectivity and Health *: Provides or is located within 0.50 miles of health facility (ex: hospital, urgent care, doctor’s office, drugstore clinic, and/or specialized outpatient care.)  0.5 miles to Medical Clinic at intersection of 32nd and Red River, and St. David’s Medical Center is located at this intersection. Housing Choice *: Expands the number of units and housing choice that suits a variety of household sizes, incomes, and lifestyle needs of a diverse population (ex: apartments, triplex, granny flat, live/work units, cottage homes, and townhomes) in support of Imagine Austin and the Strategic Housing Blueprint. Housing Affordability *: Provides a minimum of 10% of units for workforce housing (80% MFI or less) and/or fee in lieu for affordable housing. Mixed use *: Provides a mix of residential and non-industrial uses. Culture and Creative Economy *: Provides or is located within 0.50 miles of a cultural resource (ex: library, theater, museum, cultural center). 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 08 C14-2025-0053 - Duval Harris Residential; District 95 of 21 C14-2025-0053 6 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 Number of “Yes’s” Y 8 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 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. 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. 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. Fire: There are no comments. 08 C14-2025-0053 - Duval Harris Residential; District 96 of 21 C14-2025-0053 7 PARD – Planning & Design Review: Parkland dedication will be required for the new applicable uses proposed by this development, multifamily residential with MF-3-NP zoning, at the time of subdivision or site plan, per City Code § 25-1-601. Whether the requirement shall be met with fees in-lieu or dedicated land will be determined using the criteria in City Code Title 25, Article 14, as amended. Should fees in-lieu be required, those fees shall be used toward park investments in the form of land acquisition and/or park amenities within the surrounding area, per the Parkland Dedication Operating Procedures § 14.3.11 and City Code § 25-1-609, as amended. If the applicant wishes to discuss parkland dedication requirements in advance of site plan or subdivision applications, please contact this reviewer: ann.desanctis@austintexas.gov. At the applicant’s request, PARD can provide an early determination of whether fees in-lieu of land will be allowed. Site Plan: Site plans will be required for any new development except for residential only projects with up to 4 units. 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. Austin Transportation Department – Engineering Review: 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. This is unlikely given the net trips per the current TIA DW. The Austin Strategic Mobility Plan (ASMP) calls for 72 feet of right-of-way for Duval ST. It is recommended that 36 feet of right-of-way from the existing centerline should be dedicated for Duval ST according to the Transportation Plan with the first subdivision or site plan application. It appears that existing right-of-way meets this requirement. [LDC 25-6-51 and 25-6-55]. The Austin Strategic Mobility Plan (ASMP) calls for 58 feet of right-of-way for Harris AVE. It is recommended that 29 feet of right-of-way from the existing centerline should be dedicated for Harris AVE according to the Transportation Plan with the first subdivision or site plan application. It appears that existing right-of-way meets this requirement. [LDC 25- 6-51 and 25-6-55]. 08 C14-2025-0053 - Duval Harris Residential; District 97 of 21 C14-2025-0053 Existing Street Characteristics: Name ASMP Classification ASMP Required ROW Existing ROW Existing Pavement Sidewalks Bicycle Route Duval ST Level 2 Harris AVE Level 1 72’ 58’ 72’ 59’ 38’ 30’ Yes Yes Austin Water Utility: No comments on zoning change. 8 Capital Metro (within ¼ mile) Yes Yes No Yes 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 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. Ordinance from C14-2024-0035 – Related case Correspondence from Interested Parties 08 C14-2025-0053 - Duval Harris Residential; District 98 of 21 ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ( ( ! ! ! ! SF-3-H-NCCD-NP ! ! ! ! ! ! ! ! SF-3-NCCD-NP ! ! ( ( ( SF-3-NCCD-NP ( ( ( ( SF-3-NCCD-NP ( ( ! ! ! ! ! ! H86-003 ! ! ! !! ! ! ! 68-240 ( C14-2007-0263 MF-4-HD-NCCD-ETOD-DBETOD-NP SF-3-NCCD-NP C14-2007-0262 ! ! 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LEE SCHOOL P-NP DAY CARE ( ( ( H A R RIS AV E ( ( ( ( ( ( SF-2-CO-NP ( ( ( D N R O T P M A H SF-3-CO-NP G ALLE R Y APTS. MF-2-NP ( ( ( ( E 32N ( ( D HALF ST T A S N N A E B ( SF-3-CO-NP ( ( APTS. GO-MU-CO-NP ( ( ( R ST E ED RIV R L A S DIC E FIC E M F O LO 81-094 84-514 ( ( ( ( 2 81-8 9 NPA-2011-0019.02 C14-2011-0101 77-6 GR-MU-CO-NP BANK LO-MU-CO-NP LA OFFC. E 3 W 92-18 72-212 CS-MU-V-CO-NP C14-2007-0262 ( 2 N D S T 68-154 GO APTS. S H O P C E N PIN E R T G SP-2007-0313D MF-4-NP LO-MU-NP PUD-NP C14-02-0150 ( SF-3-CO-NP ( ( ( ( EAST W O O D PA R K P-NP SF-3-CO-NP ( ( ( SF-3-CO-NP ( ( E 31ST ST ( ( ± 1 " = 400 ' Exhibit A SUBJECT TRACT ! ! ! ! ! ! PENDING CASE ZONING BOUNDARY ZONING ZONING CASE#: C14-2025-0053 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 Department for the sole purpose of geographic reference. No warranty is made by the City of Austin regarding specific accuracy or completeness. Created: 5/1/2025 08 C14-2025-0053 - Duval Harris Residential; District 99 of 21 Exhibit B !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!=!=!=!=!=!=!>C14-2025-0053C14-04-0022.01C14-04-0023C14-04-0022C14-01-0046C14-01-0046.01C14H-2010-0019C14-04-0064C14H-2016-0053C14-2007-0262C14H-05-0033C14H-2010-0005C14H-01-0014C14H-03-0024C14-2011-0101C14H-04-0007C14H-05-0028NPA-2011-0019.02C14H-2010-0004C14-2024-0035C14H-04-0002C14H-03-0006C14-H-07-0021C14H-97-0007C14-02-0175C14H-03-0019C14H-06-0034C14H-2016-0122C14-2011-0016C14H-2010-0021C14H-03-0011C14H-03-0020C14H-04-0024C14-2007-0262NPA-2010-0019.02NPA-2010-0019.01C14H-03-0021C14H-04-0004C14H-2014-0013C14-02-0150C14-2010-0079C14H-2017-0038C14H-05-0030C14H-03-0002C14-06-0075C14-2007-0263C14H-04-0019C14H-04-0023DUVALSTE38THSTE32NDSTGROOMSSTLIBERTYSTHELMSSTHARRISAVEE34THSTE35THSTE33RDSTE31STSTSPEEDWAYPECKAVEHARRISPARKAVEE30THSTHAMPTONRDCEDARSTTEXASAVECAROLYNAVEMONTROSESTGREENWAYHOMELNAVENUEHBENELVADRW35THSTSPARKSAVEBELLEVUEPLWALLINGDRLANDONLNSANJACINTOBLVDWOODROWSTW34THSTREDRIVERSTE39THSTRATHERVUEPLAVENUEGGRIFFITHSTTOMGREENSTW33RDSTE38THHALFSTMOOREBLVDAVENUEFBEANNASTFAIRFAXWALKE37THSTE32NDHALFSTFORTFRONTSTSPEEDWAYE32NDSTE39THSTE35THSTE31STSTTOMGREENSTP-NPP-NPP-NPSF-3-CO-NPSF-2-CO-NPSF-3-CO-NPGO-MU-CO-NPSF-3-CO-NPLOMF-5-ETOD-DBETODGOSF-3-CO-NPSF-3-CO-NPSF-3-HD-NCCD-NPSF-3-CO-NPSF-2-CO-NPMF-4-NPSF-3-HD-NCCD-NPSF-3-CO-NPSF-3-CO-NPSF-3-CO-NPSF-3-CO-NPSF-3-CO-NPSF-3-CO-NPSF-3-CO-NPSF-3-NCCD-NPSF-3-NCCD-NPSF-3-CO-NPSF-3-NCCD-NPMF-4-CO-NPSF-3-H-CO-NPSF-3-CO-NPSF-3-CO-NPSF-3-NCCD-NPSF-3-HSF-3-CO-NPMF-2-NPSF-3-H-CO-NPSF-3-NCCD-NPSF-3-CO-NPSF-3-CO-NPSF-3-CO-NPSF-3-CO-NPSF-3-NCCD-NPSF-3-NCCD-NPSF-3-CO-NPSF-3-CO-NPSF-3-CO-NPSF-3-CO-NPSF-3-NCCD-NPSF-3-CO-NPSF-3-CO-NPSF-3-CO-NPSF-3-CO-NPSF-3-CO-NPSF-3-CO-NPSF-3-CO-NPSF-3-CO-NPPUD-NCCD-NPLO-MU-NPSF-3-CO-NPSF-3-CO-NPSF-3-HD-NCCD-NPSF-3-NCCD-NPSF-3-NCCD-NPMF-3-NCCD-ETOD-DBETOD-NPSF-3-NCCD-NPCS-NCCD-ETOD-DBETOD-NPSF-2-CO-NPSF-3-NCCD-NPSF-3-NCCD-NPMF-4-NCCD-ETOD-DBETOD-NPSF-3-NCCD-NPSF-3-CO-NPCS-MU-V-CO-NPMF-4-NCCD-ETOD-DBETOD-NPGR-MU-CO-NPSF-3-NCCD-NPSF-3-NCCD-NPMF-4-NCCD-ETOD-DBETOD-NPSF-3-NCCD-NPSF-3-CO-NPSF-3-NCCD-NPSF-3-NCCD-NPMF-4-NCCD-ETOD-DBETOD-NPGO-MU-CO-NPSF-3-H-CO-NPMF-3-NCCD-ETOD-DBETOD-NPSF-3-HD-NCCD-NPSF-2-CO-NPMF-4-NPSF-2-CO-NPMF-3-NCCD-NPSF-3-HD-NCCD-NPCS-NCCD-ETOD-DBETOD-NPMF-4-NCCD-ETOD-DBETOD-NPSF-3-NCCD-NPMF-4-NCCD-ETOD-DBETOD-NPSF-3-NCCD-NPMF-4-NCCD-ETOD-DBETOD-NPMF-4-NCCD-ETOD-DBETOD-NPMF-1-NPSF-3-CO-NPSF-3-NCCD-NPSF-3-NCCD-NPSF-3-NCCD-NPSF-3-H-NCCD-NPSF-3-NCCD-NPSF-3-H-CO-NPMF-4-NCCD-ETOD-DBETOD-NPP-H-NCCD-NPSF-3-H-NCCD-NPSF-3-NCCD-NPSF-3-H-CO-NPSF-3-CO-NPSF-3-HD-NCCD-NPMF-4-NCCD-ETOD-DBETOD-NPMF-3-ETOD-DBETOD-NPSF-3-NCCD-NPMF-3-NCCD-ETOD-DBETOD-NPSF-3-H-CO-NPSF-3-H-CO-NPGO-MU-CO-NPSF-3-NCCD-NPSF-3-H-CO-NPSF-3-NCCD-NPSF-3-H-NCCD-NPMF-3-NCCD-NPSF-3-NCCD-NPMF-4-NCCD-ETOD-DBETOD-NPSF-3-NCCD-NPMF-1-NCCD-ETOD-DBETOD-NPMF-4-NCCD-ETOD-DBETOD-NPSF-3-NCCD-NPMF-4-NCCD-ETOD-DBETOD-NPMF-1-NCCD-ETOD-DBETOD-NPMF-3-NCCD-ETOD-DBETOD-NPSF-3-CO-NPSF-3-H-CO-NPSF-3-CO-NPSF-3-H-NCCD-NPSF-3-CO-NPSF-3-CO-NPSF-3-NCCD-NPMF-3-NCCD-ETOD-DBETOD-NPMF-4-NCCD-ETOD-DBETOD-NPMF-3-NCCD-ETOD-DBETOD-NPSF-3-H-NPSF-3-CO-NPMF-2-NCCD-ETOD-DBETOD-NPSF-3-NCCD-NPMF-2-NCCD-ETOD-DBETOD-NPMF-1-NCCD-ETOD-DBETOD-NPMF-3-NCCD-NPMF-3-H-NCCD-ETOD-DBETOD-NPSF-3-H-NCCD-NPPUD-NPSF-3-NCCD-NPLO-MU-CO-NPSF-3-CO-NPMF-3-ETOD-DBETOD-NPMF-3-NCCD-ETOD-DBETOD-NPSF-3-NCCD-NPSF-3-H-CO-NPSF-3-NCCD-NPLO-MU-CO-NPNO-NCCD-ETOD-DBETOD-NPSF-3-NCCD-NPMF-2-NCCD-NPMF-2-NCCD-ETOD-DBETOD-NPSF-3-NCCD-NPSF-3-NCCD-NPLO-NCCD-ETOD-DBETOD-NPSF-3-H-HD-NCCD-NPSF-3-H-NCCD-NPMF-2-NCCD-ETOD-DBETOD-NPMF-4-HD-NCCD-ETOD-DBETOD-NPLR-NCCD-ETOD-DBETOD-NPMF-2-NCCD-ETOD-DBETOD-NPMF-4-NCCD-ETOD-DBETOD-NPMF-3-NCCD-ETOD-DBETOD-NPMF-3-H-NCCD-ETOD-DBETOD-NPSF-3-H-NCCD-NPSF-3-HD-NCCD-NPMF-3-NCCD-ETOD-DBETOD-NPSF-3-NCCD-NPGO-H-NCCD-ETOD-DBETOD-NPNO-H-NCCD-ETOD-DBETOD-NPMF-1-NCCD-ETOD-DBETOD-NPMF-3-NCCD-ETOD-DBETOD-NPMF-2-NCCD-ETOD-DBETOD-NPMF-1-NCCD-ETOD-DBETOD-NPCS-NCCD-ETOD-DBETOD-NPMF-1-NCCD-ETOD-DBETOD-NPLO-MU-CO-ETOD-DBETOD-NPCS-1-NCCD-ETOD-DBETOD-NPCS-1-NCCD-ETOD-DBETOD-NPCS-NCCD-ETOD-DBETOD-NPSF-3-CO-NPSF-3-NCCD-NPLR-MU-CO-ETOD-DBETOD-NPSF-3-CO-NPDuval-Harris Residential±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:C14-2025-00533303 and 3305 Duval St;501 and 505 Harris Blvd0.31 AcresCynthia HadriCreated: 5/13/2025SUBJECT TRACTZONING BOUNDARY!!!!!PENDING CASECREEK BUFFER1inchequals400'08 C14-2025-0053 - Duval Harris Residential; District 910 of 21April 18, 2025 Ms. Lauren Middleton-Pratt Director, Planning Department City of Austin 6310 Wilhelmina Delco Drive Austin, TX 78752 Re: Rezoning Application – 3305 Duval Street Dear Ms. Middleton-Prat: Via Electronic Delivery On behalf of the Owners of the property referenced above, we respectfully submit the enclosed Rezoning application. The subject property consists of a single, legally platted lot and a portion of the adjacent lot, platted in 1929, totaling 0.38 acres per survey submitted herein. The land area is of Council District 9, represented by Council Member Zo Qadri and is within the Hancock Neighborhood Planning Area of the Central Austin Combined Neighborhood Planning Area, adopted in 2004. The lot was recently rezoned to MF-1-NP per Ordinance No. 20240718-170 to maintain the 5 units that have existed of the property for 30+ years. However, the site area requirements of the MF-1 zoning district for 2+ bedroom units do not permit the existing density. Hence, this rezoning application is submitted, requesting MF-3 zoning, to accomplish the original task of maintaining the ability for 5 units plus adding opportunity for an additional unit, for a total of 6, equivalent to what would be allowed on any two, SF-3 zoned properties. Furthermore, the primary structure, a 1930’s 3-story duplex, is proposed for preservation and restoration and its location on the property in addition to the trees necessitates a multi-family zoning district to accomplish the desired outcome. The subject land area fronts Duval Street, where CapMetro Route 7 service is available with a bus stop at the corner of the property, at the intersection of Duval and Harris Avenue. The newly adopted ETOD boundary is just a block to the west; The property is situated well to allow for infill density in proximity to existing transit and proposed transit improvements anticipated soon. Please contact our office or me directly should you have need for additional information. Thank you for your time and attention to this application. Kind regards, P . O . B O X 4 1 9 5 7 , A U S T I N , T E X A S 7 8 7 0 4 1 5 0 7 I N G L E W O O D S T . , A U S T I N , T E X A S 7 8 7 4 1 Exhibit C 08 C14-2025-0053 - Duval Harris Residential; District 911 of 21Victoria Haase cc: Joi Harden, Housing & Planning Department (via electronic delivery) 08 C14-2025-0053 - Duval Harris Residential; District 912 of 21ORDINANCE NO. 20240718-170 AN ORD NANCE REZON NG AND CHANGING THE ZONING MAP FOR THE PROPERTY LOCATED AT 3303 AND 3305 DUVAL STREET AND 501 AND 505 HARRIS AVENUE IN THE CENTRAL AUSTIN COMBINED NEIGHBORHOOD PLAN AREA FROIP FAILLY RESIDENCE-CONDITIONAL OVERLAY- NEIGHBORHOOD PLAN (SF-3-CO-NP) COIVB NNG DS-RICT TO MULTIFAMILY RES DENCE L k_-ED DENSITY-NEIGHBORHOOD PLAN (MF-1-NP) COkBINING D S--₹ICT. BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF AUSTIN: PART 1. The zoning map established by Section 25-2-191 of the City Code is amended to change the base district from family residence-conditional overlay-neighborhood plan (SF- 3-CO-NP) combining district to multifamily residence limited density-neighborhood plan (MF-1-NP) combining district on the property described in Zoning Case No. C14-2024- 0035, on file at the Planning Department, as follows: LOT 44 and the North 38.2 feet of LOT 43, L.W. CARROLL'S SUBDIVISION OF A PART OF OUTLOT NO. 7, DIVISION "C", a subdivision in the City of Austin, Travis County, Texas, according to the map or plat of record in Volume 3, Page 118, of the Plat Records of Travis County, Texas, being more particularly described in Exhibit "A" incorporated into this ordinance (the "Property J, locally known as 3303 and 3305 Duval Street and 501 and 505 Harris Avenue in the City of Austin, Travis County, Texas, generally identified in the map attached as Exhibit "B". PART 2. Except as specifically modified by this ordinance, the Property is subject to Ordinance No. 040826-59 that established zoning for the Hancock Neighborhood Plan. PART 3. This ordinance takes effect on July 29,2024. PASSED AND APPROVED July 18 ,2024 § ? 441 **Cru § Kirk Watson Mayor APPROVED:fll_?94(1-1*© ATTEST: Deborah Tlitmas Acting City Attorney Page 1 of 1 1 Myrna Rios City Clerk Exhibit D 08 C14-2025-0053 - Duval Harris Residential; District 913 of 21EXHIBIT "A" 0 20 40 LEGEND ? 1/2' ROD FOUND © i fj BL ?? [B ? ? 0H / ON OFF 1/M" ROD W/CAP SET ··ALLSTAR 5729' In' IRON MPE FO[IND WOOD FENCE BUILDING LINE RECORD INFORMATION AIR CONDil·INER WATER METER ELECTRIC RISER CLEAN OUT UTILITY POLE DOWN GUY OVER] JEAD UTILI 1 Y LINE(S) GAS MEIER INSIDE OF SUBJECI· BOUNDARY OU'I-SIDE OF SUBJECT BOUNDARY d ·/ l ? I k 4 1. 4 • f 0 7 '' D 100>. 04> h e\- 64 42 5 2 ? A ·1.?1 y A 9 x gy>, itrr'1111 04 CONCRETE WALK 0, 07. O . , CONCRETE PLANTER 23. j. 6, 4.2, 6, *. ·· I20, COVERED CONCRETE IS·- 41 4₺ 07,8,4490 43.6 44 037,(137, .,33, ,1 0 ® , 31.1, COVERED CONCRETE / 41 4 : r.9 4, JORDAN LANE IEATHERSTON LOT 42 & S 11.5' OF LOT 43 & W 10' OF LOT 3 7 & SW 10xl 1.5' OF LOT 36 (DOC# 2021 156480) THREE STORY WOOD 0 9, 4 01. 19.3, e LO1' 44 & N 38.2'OF 43 13576.02 SQ. F 1 .·??---f??? .:J?.I-1*7:--?,·::'j'·02· A , - .6.-1,-.I '.., .: f ? '.'. <,.' ' ·?) 3.i? · ·. ·-? 2·? )'.??f?.? 4 ...11.1:.1-, 2';,·. p ie 64?07*j·4?-? \ (137.) 13T ..33, CONCRETE PATIO 4 TWO STORY / WOOD APARTMENT ? ROLAND GILBERT RIVERA & PATRICIA D. HOLI .AND-RIVERA W 46' OF LOTS 35-36 LESS SW I Ox] 1.5'OF LOT 36 (DOC#2018138673) .l'.1 ly 41-1 ., A h 0 .0 0 A· 07 6 4 CO STONE WALL 39 9 4 1 3 220' - 2» \. STONE PAl'10 RESTRICTIONS ITEM NO. 1, SCHEDULE B, HAS BEEN DELETED IN ITS ENTIRETY. SUBJECT TO ANY AND Al L EASEMENTS AND/OR BULLDBIG LINES AS PER PLAT IN VOL 3, PG. 118. LEGAL DESCRIP 1'[ON LOT FORTY-FOUR (44) AND THE NORTH 38.2' OF LOT FORTY-THREE (43), L.W. CARROI.L'S SIJBDIVISION OF A PART OF OUTLOT SEVEN (7), DIVISION "C", AN ADDI'liON IN THE CrTY OF AUSTIN, TRAVIS COUNTY, TEXAS, ACCORDING TO THE MAI) OR PLAT RECORDED LN VOLUME 3, PAGE 1 I 8, PI,AT RECORDS OF TRAVIS COUNTY, TEXAS. N \t/NE SCALE 1'· - 20' -E SW SE S 62°37'4(!371 3.. Ce 5 ADDRESS F.I.R.M. MAP INFORMATION JOSII LAKE MeGUIRE 3305 DUVAL STREET AUSTIN, TRAVIS COUNTY, TEXAS SURVEY DATE. JANUARY 12.2022 TITLE CO: G.F NO CAPrl-AL I ITLE OF TFXAS 21-644394-Wl. FIE!.DED BY JACOB STING CALC HY DRAWN BY CHRIS ZOTTER DAMIAN SMIIH JOB NO · A0101922 UPDATE BY: RPLS CHECK EDWARD RUMSEY THIS PROPERTY DOES NOT LIE WITHIN THE 100 YEAR FLOOD PLAIN. AND HAS A ZONE 'X AILILQTAII RATING AS SHOWN ON THE FLOOD INSURANCE RATE MAPS F.1.R.AL MAP NO PANEL DATED: - //Land ? u rveying 9020 ANDERSON M[LL RD AUSTIN, TEXAS 78729 (512) 249-8149 PHONF. (512) 331-5217 FAX TBFELIFIRMNO 101]?000 01/07/2022 ,MIS CIERTIF[CATION ?S FOR INSURANCE PURPOSES ONLY AN. I Mr,T A 011, R ANTIR THAT THIS 01/11/2022 01/12'2022 P,(OPEIGY WILLOR WILL NOTFLOOD CON rACT YOUR LOCAL FLOOD PLAIN ADMINISURATOR FOR THE CUKRENT .IA]Ubu? 1Hlb IRACT 01/17/2022 0 4 k \\ ? ***NO !'1CE*** /2/ 11 1 BEFORE DESIGN BEGINS ON THE SUBJECT PROPERTY £- THE OWNER SHOULD CHECK THE LOCAL GOVERNING AUTHORITIES ABOUP BUILDING SFUrBACKS AND OTHER BUILDING REQUIREMENTS BEARING BASIS: REARINGS ARE GRID NORTH BASED ON THE TEXAS COORDINATE SYSTEM CENTRAL'I EXAS ZONE (4203) NAD83 HARN HORIZONTAL CONTROL la THI [ JEN HOL,DER AND / OR OWNERS OF THE PREMISES SURVEYED AND TD CAPITAL TITLE OF TEXAS I DO HEREBY CERT[FY THA] THIS SURVEY SUBSTANTIALLY COMPLIES WITH THE CURREN]' TEXAS SOCIETY OF PROFESSIONAL SURVEYORS MANUAL OP PRACTICE REQUIREMENTS FOR A CATEGORY 1A, CONDITION 2, LAND TITLE SURVEY EASEMENTS MAY NOT BE SHOWN 1 F TH E SURVEYOR WAS NOT PROVIDED A COPY OF THE EASEMENT THIS SURVEY WAS PERFORMED WITHOUT THE BENEFIT OF AN ABSTRAU OF TITLE - 6-Cio -< 39,-1 \*85, h* ?4,€' <922 4 2 EDWARD RUM(320?· ?<M? 5729 ¢0.-7., ?844%33#49 -?a-SURB>/23' .»Er:.r 08 C14-2025-0053 - Duval Harris Residential; District 914 of 21C F- 14 2007- TE-3-HILNECD-14/ 4 / ? 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F- -C 4 At)0.' -C -21, y T -04 -3 0-NP ROBERTE LEE SCHOOL P-NP C14-/Lf F-2.CO? 002 4H 441'944 14 Ap?F-2-co.Np . 8 4 SF-3-CO-NP LO- - -NP APTS MF-2-NP APTS -MU-CO- S.-00-23.C TGO-MU-CO-NPC14-04-0064 99?061 04-0064 0 LPh S - 0- SAH-CMP / h. i a. DAY CARE C14H 01-001 SF-3-H - 0- -0 14H E328 444' /1 -2010- 3-H- 5 - 8A 44, F- -C -N F- -CO-N ?%¥P*Y J e 68·154 I . 11·00190 -0101 C14- 0 . U. P* BAN -= 732 S-MU- 40 27 C14-200702 ..A,0,9, 44 e 2007 0 SP M 4-N 4/. #** 9/r P-NP SF- SF-3- - ZONING ZONING CASE#: C14-2024-0035 8, . G APTS LOU P 8787 EXHIBIT "B 1, 1 UNIVERSITY OF TEXAS CAMPUS LR-Ch*p-Ll rr-; PENDING CASE i-? SUBJECT TRACT -l ZONING BOUNDARY This product is for informational purposes and may not have been prepared for or be suitable for legal, It does not represent an on-the-ground survey and represents only the engineering, or surveying purposes. 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. \211-/ Created: 3/19/2024 08 C14-2025-0053 - Duval Harris Residential; District 915 of 21• Outlook (14-2025-0053 d'Harcout From Charles Date Wed 9/10/2025 To Hadri, Cynthia 9:01 AM <Cynthia.Hadri@austintexas.gov> I Dear Ms. Hadri, External Email - Exercise Caution I'm writing 9th meeting to MF-3. to inform you that the Hancock Neighborhood Association membership to oppose the rezoning of 3305, 3303 Duval Street and 501, 505 Harris voted at our July Avenue from MF-1 Thanks for putting this on the record, and for your work on city planning. Please feel free to contact me if you have any questions about this. Best regards, -Charles Charles d'Harcourt, Hancock Neighborhood Association president If you believe attachments. ICAUTION: This is an EXTERNAL For any additional questions this to be a malicious button "Report or concerns, Message" contact email. Please use caution or phishing when clicking links email, in Outlook. please report or opening it using the CSIRT at "cybersecurity@austintexas.gov". 08 C14-2025-0053 - Duval Harris Residential; District 916 of 21Barbara Epstein 701 Texas Ave Austin TX 78705 512-476-5391 7 September 2025 Planning Commission (by email) Re: C14-2025-0053 - 3305, 3303 Duval Street and 501, 505 Harris Avenue Dear Sirs: As a concerned nearby neighbor, I oppose the re-zoning of 3303, 3305 Duval St. and 501 and 505 Harris Ave. for the following reasons: 1. Re-zoning to MF-3 presents signi�icant threats to pedestrian safety, especially for anyone getting off at the corner bus stop at Duval St. and Harris Ave., walking past the current driveway; this is like developers asking for �lood plain exemptions since Impatient drivers already sharply turn off Duval Street and speed down Harris Ave. MF-3 zoning would dramatically increase congestion in a small space, inviting a tragedy at the driveway entrance. 2. Public transit in Hancock hasn’t solved neighborhood traf�ic at all, bus routes run empty because they are so poorly planned, not targeting essential destinations with one route so it is always faster to drive or even to walk a mile to the grocery store or doctor’s of�ice than to take at least two routes. 3. We need to preserve as much greenspace and tree canopy in central Austin to limit �looding and increasing heat—Austin is second only to Las Vegas for abnormally hot nights, which have increased 137% over the past three decades due to a 170% increase in population, resulting in increased impervious cover and more vehicles. 4. This location is a gateway to the neighborhood so compatible architecture is needed to preserve the character of what is now the diverse element in our city—this historic spot is also the site of the farm of Susannah Dickinson, a survivor of the Alamo---we should have architectural reminders of that history. 5. Lastly, the owner of this property has not been willing to sit down with neighbors and work out a mutually satisfying solution in writing. Instead, 08 C14-2025-0053 - Duval Harris Residential; District 917 of 21Duval St. re-zoning letter Page 2 rather than legalize problems on his SF-3 zoned site through the Architecture Review Board, instead, he chose to �irst get a demolition permit for the entire site, then asked for MF-1 zoning, and now MF-3 zoning. All we can expect now are increased rents due to the cost of land, construction and increased property taxes, less greenspace, less mature tree canopy, an unknown amount of ultimate height and square footage, and more impatient car drivers looking for a parking space. Sincerely, Barbara Epsteihn 08 C14-2025-0053 - Duval Harris Residential; District 918 of 21• Outlook Case Number: (14-2025-0053 for public hearing on 7/22/2025 From Karen Piper Date Sun 7/20/2025 To Cc 2:17 PM Hadri, Cynthia Piper <Cynthia.Hadri@austintexas.gov> Ted I Hello, External Email - Exercise Caution This letter is in reference to the public hearing for Case Number: (14-2025-0053 on July 22,2025. to express and 501/505 I am writing Duval Street, and Duval. myself, family, street. brand new properties year or so. This type of zoning Avenue. The current zoning my concern Harris and objection of MF-1 NP was most recently upzoned to be too dense (17 units per acre) and uncharacteristic 3303/3305 of property the southeast addresses: Ave of Harris corner by and is already considered of our neighbor to the upzoning occupies This property and neighbors would be much more appropriate to the proposed in nature similar south of 32nd Street where two development have been built within the last with the proposed This density this property, that 36 units per acre is possible. We understand address, which is frequented AISD bus stops for middle residents including street the proposed has also increased, density and teens by young children and high school since 2013. We are already well past speed limits and we understand on Harris Avenue vehicles travelling for the development to our rezoning who walk/bike would severely and per the communication mailed impact negatively to Lee Elementary We have been home owners and Ave, along Harris traffic on our as there are no speed bumps, etc. Parking as well as utilize increased seeing this area the at Duval and Harris. parking there is inadequate concern. which is an additional for allocation/requirements We appreciate you for taking our concerns into consideration. Karen Piper 600 Harris Ave TX 78705 Austin, If you believe attachments. ICAUTION: This is an EXTERNAL For any additional questions this to be a malicious button "Report or concerns, Message" contact email. Please use caution or phishing when clicking email, in Outlook. please report it using the links or opening CSIRT at "cybersecurit y@austintexas.gov". 08 C14-2025-0053 - Duval Harris Residential; District 919 of 2108 C14-2025-0053 - Duval Harris Residential; District 920 of 2108 C14-2025-0053 - Duval Harris Residential; District 921 of 21