07 C14-2025-0082 - 1012 E 38th St; District 9 - Staff Report — original pdf

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ZONING CHANGE REVIEW SHEET CASE: C14-2025-0082 - 1012 E 38th St DISTRICT: 9 ZONING FROM: SF-3-CO-NP ZONING TO: LO-MU-NP ADDRESS: 1012 East 38th Street SITE AREA: 0.134 acres (5,837 sq. ft.) PROPERTY OWNER: GDC-NRG IH35 LLC AGENT: Narrow Road Group (Griff Whalen) CASE MANAGER: Cynthia Hadri 512-974-7620, Cynthia.hadri@austintexas.gov STAFF RECOMMENDATION: The staff recommendation is to grant limited office – mixed use – neighborhood plan (LO-MU-NP) combined district zoning. PLANNING COMMISSION ACTION / RECOMMENDATION: October 28, 2025: CITY COUNCIL ACTION: ORDINANCE NUMBER: ISSUES: N/A CASE MANAGER COMMENTS: The property in question is approximately 0.134 acres is currently zoned family residence – conditional overlay – neighborhood plan (SF-3-CO-NP) with access to East 38th street (level 1) and Harmon Avenue (level 1). The area is characterized as mixed use with commercial zonings to the west of Harmon Avenue and single family residential to the west. This property is in the Hancock Neighborhood Plan area and was zoned SF-3-CO-NP with the adoption of the Hancock Neighborhood Plan in 2004, Ordinance 040826-059. The Conditional Overlay (CO) designates a 30-foot, two-story maximum height. Please refer to Exhibits A (Zoning Map) and B (Aerial View). 07 C14-2025-0082 - 1012 E 38th St; District 91 of 9C14-2025-0082 2 The applicant is requesting limited office – mixed use – neighborhood plan (LO-MU-NP) combined district zoning for neighborhood scale uses such as residential, office, art gallery and community garden. There is also an associated Neighborhood Plan Amendment (NPA) requesting a change from single family designation to mixed use/office designation (NPA-2025-0019.03). Please refer to Exhibit C (Applicant’s Summary Letter). Staff is recommending limited office – mixed use – neighborhood plan (LO-MU-NP) combined district zoning for neighborhood scale uses. The request is consistent with the intent of the district, has the LO-MU-NP adjacent to the north and would be a reasonable use of the property. BASIS OF RECOMMENDATION: 1. The proposed zoning should be consistent with the purpose statement of the district sought. The limited office district is intended for offices predominately serving neighborhood or community needs, which may be located within or adjacent to residential neighborhoods. The mixed use combining district is intended for combination with selected base districts, in order to permit any combination of office, retail, commercial, and residential uses within a single development. The neighborhood plan district denotes a tract located within the boundaries of an adopted Neighborhood Plan. 2. Zoning should allow for reasonable use of the property. Limited office – mixed use – neighborhood plan (LO-MU-NP) combined district zoning will allow for neighborhood scale mixed uses and also has the neighborhood plan amendment for a change to the future land use map (FLUM) from single family designation to mixed use/office designation recommended. EXISTING ZONING AND LAND USES: Site North South East West ZONING SF-3-CO-NP LO-MU-NP; SF-3-CO- NP; SF-4A-CO-NP SF-3-CO-NP CS-MU-V-CO-NP; CS- MU-NP SF-3-CO-NP LAND USES Single Family Residential Single Family Residential Single Family Residential Restaurant; Multifamily Residential; N Interstate Highway 35 Single Family Residential NEIGHBORHOOD PLANNING AREA: Central Austin Combined (Hancock) 07 C14-2025-0082 - 1012 E 38th St; District 92 of 9 C14-2025-0082 3 WATERSHED: Boggy Creek (Urban) CAPITOL VIEW CORRIDOR: Yes/No SCENIC ROADWAY: Yes/No SCHOOLS: Independent School District Elementary School Middle School High School COMMUNITY REGISTRY LIST: Austin Independent School District Austin Neighborhoods Council CANPAC (Central Austin Neigh Plan Area Committee) Cherrywood Neighborhood Association Del Valle Community Coalition Friends of Austin Neighborhoods, AREA CASE HISTORIES: Hancock Neighborhood Assn. Homeless Neighborhood Association Neighborhood Empowerment Foundation North Austin Neighborhood Alliance Preservation Austin Upper Boggy Creek Neighborhood Planning Team NUMBER C14-2023-0001 & C14-2023-0012 – University Park North & South REQUEST CS-MU-CO-NP; CS- MU-NP to CS-MU-V- NP COMMISSION To grant CS-MU-V-CO-NP, as recommended by Staff (7/25/2023) C814-06-0175.04 – East Ave PUD Amendment PUD-NP to PUD-NP, to add business & admin use to Parcel H Approved fourth amendment (05-23-2023) C14-2022- 0019.SH – 1004 E 39th Street SF-3-CO-NP, LO-MU- NP to MF-6-NP. To grant MF-4-NP (05/10/2022) CITY COUNCIL Approved CS-MU-V-CO- NP as Planning Commission Recommended (9/14/2023) Approved fourth amendment as Planning Commission Recommended (8/31/2023) Approved MF-4-NP as Planning Commission Recommended (06/09/2023) RELATED CASES: NPA-2025-0019.03 – 1012 W. 38th St. - The applicant is requesting a change from single family designation to mixed use/office designation. ADDITIONAL STAFF COMMENTS: 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 07 C14-2025-0082 - 1012 E 38th St; District 93 of 9 C14-2025-0082 4 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 Boggy 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: No Comments. PARD – Planning & Design Review: Parkland dedication fees may apply to any future site or subdivision applications resulting from this rezoning. As of January 1, 2024, new commercial non-residential uses are not subject to parkland dedication requirements at the time of site plan and subdivision. Site Plan: Site plans will be required for any new development except for 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. 07 C14-2025-0082 - 1012 E 38th St; District 94 of 9 C14-2025-0082 5 Compatibility Standards The site is subject to compatibility standards due to the adjacency of SF-3-CO-NP zoning on the east side of the triggering property. Reference 25-2-1051, 25-2-1053 Any structure that is located: a. At least 50 feet but less than 75 feet from any part of a triggering property may not exceed 60 feet b. Less than 50 feet from any part of a triggering property may not exceed 40 feet Reference 25-2-1061 (not for sites zones NO, LO, or LR) A 25-foot (15-foot if site is less than 75 feet wide) compatibility buffer is required along the property line shared with the triggering property. No vertical structures are permitted in the compatibility buffer. Reference 25-2-1062(B), 25-8-700 An on-site amenity, including a swimming pool, tennis court, ball court, or playground, may not be constructed 25 feet or less from the triggering property. Reference 25-2-1062 This tract is already developed, and the proposed zoning change is a footprint within the existing development. FYI this tract is in the Hancock Neighborhood Planning area. 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, however based on the proposed use this is unlikely to be triggered. The Austin Strategic Mobility Plan (ASMP) calls for 58 feet of right-of-way for E 38th ST. It is recommended that 29 feet of right-of-way from the existing centerline should be dedicated for E 38th ST according to the Transportation Plan with the first subdivision or site plan application. [LDC 25-6-51 and 25-6-55]. The Austin Strategic Mobility Plan (ASMP) calls for 58 feet of right-of-way for Harmon AVE. It is recommended that 29 feet of right-of-way from the existing centerline should be dedicated for Harmon AVE according to the Transportation Plan with the first subdivision or site plan application. [LDC 25-6-51 and 25-6-55]. 07 C14-2025-0082 - 1012 E 38th St; District 95 of 9 C14-2025-0082 Existing Street Characteristics: Name ASMP Classification ASMP Required ROW Existing ROW Existing Pavement Sidewalks Bicycle Route E 38th ST Level 1 Harmon AVE Level 1 58’ 58’ 50’ 52’ 30’ 32’ No No No No 6 Capital Metro (within ¼ mile) Yes Yes Austin Water Utility: No comments on zoning change. FYI: The landowner intends to serve the site with existing City of Austin water utilities. Depending on the development plans submitted, water and or wastewater service extension requests may be required. All water and wastewater construction must be inspected by the City of Austin. For more information pertaining to the Service Extension Request process and submittal requirements contact the Austin Water SER team at ser@austintexas.gov. INDEX OF EXHIBITS AND ATTACHMENTS TO FOLLOW: A. Zoning Map B. Aerial Map C. Applicant’s Summary Letter 07 C14-2025-0082 - 1012 E 38th St; District 96 of 9 SF-3-NP ( ( ( ( B 5 N N IH 3 P CS-MU-V-CO-NP WILSHIRE BLVD CS-MU-V-CO-NP ( SF-3-NP ( ( ( ( ( ( ( SF-3-NP D R D O O W D A R B ( ( ( ( SF-3-NP ( ( ( ( SF-3-NP ( ( ( ( ( ! ! ! ! ! ! ( ( ( ( C14-2014-0064 NPA-2013-0019.01 C14-98-0105 P-NP ( T S R E V I R D E R MF-3-NP ( ( ( ( ( ( CS-CO-NP E 41S T ST GR-MU-V-CO-NP MF-3-NP C14-2007-0262 ( ( C14H-2017-0038 E 38T H S T ( ( ( ( E 37TH ST ( SF-2-CO-NP ( D N R O T P M A H ( ( SF-2-CO-NP C14H-03-0002 C14H-03-0002 ( C14-06-0075 ( ( ( ( H A R ( ( RIS AV E ( SF-2-CO-NP ( LO-MU-CO-NP MF-2-NP ( ( ( ( SF-2-CO-NP ( ( ( ( ( ( ( ( ( ( P-NP ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( E 37T ( ( ( ( ( ( H S T ( ( ( ( SF-3-CO-NP ( ( MF-4-CO-NP ! ! ! ! ! LU T H E R LN MF-4-NP ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! E V N A O M R A H CS-MU-V-CO-NP LO-MU-NP E 40T H S T CS-MU-NP CS-MU-V-NP N IH 35 SB TO E 40TH ST RA M N IH 3 5 N B T O W IL S HIR E R A P M B D N R V 5 S N IH 3 ( ( SF-3-CO-NP ( LO-MU-NP ( ( GO-MU-NP CS-MU-NP NPA-2022-0019.01.SH C14-2022-0019.SH ( MF-4-NP ( ( ( ( ( ( ( ( ( ( ( ( ( SF-3-CO-NP ( ( ( E V R A E K C E B ( LO-MU-V-NP ( ( ( ( NPA-2019-0019.01 C14-2023-0148 C14H-2014-0007 ( LO-MU-H-CO-NP ( ( ( ( ( ( ( ( ( ( ( ( ( SF-3-CO-NP ( ( ( ( ( ( ( D T R R E B L WIL ( ( ( E 39T H S T ( ( ( ( SF-3-CO-NP ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( E 38T ( H H ( ALF ST ( ( ( SF-3-CO-NP ( ( ( E 38T ( ( H S T ( ( ( ( ( ( ( LO-MU-NP ( ( SF-4A-CO-NP C14-03-0021 LO-MU-NP CS-MU-CO-NP CS-MU-NP CS-MU-V-NP ( ( ( ( ! ! ! ! ! ! ! ! ! ! CS-MU-V-CO-DB90-NP C14-2023-0001 ( C14-2024-0044 ( ( ! ! ! ! ( ( ( ( CS-MU-V-CO-DB90-NP C14-2023-0012 CS-MU-NP ( ( ( ! ( ( ( ! ! ! ( ! ! ! ! ! C14-2024-0043 ! ! ! ( ! ( ! ! ! ! ! ! ! ! C814-06-0175.03 ! C814-06-0175.05 ! C814-06-0175.06 C814-06-0175 PUD-NP ! ! ! ! CS-MU-NP ! ! ! ! C O N C ! ! ! CS-1-MU-V-CO-NP ( ( SF-3-NP ( CS-MU-V-CO-NP O R ! DIA AV ! E ! ! ! ! CS-1-MU-V-CO-NP ( ( ( ! ! CS-MU-V-CO-NP ( ( ( ! ! ! ! ! ! ! B K S C E R D E P P 5 U N IH 3 ! ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( CS-MU-V-CO-NP PUD-NP C14-02-0014 ! C814-06-0175.04 ! ! ! ! ! ! ! ! ! ! B K N B D S C B E R 5 S R D V 5 S N IH 3 E N IH 3 P P 5 U N IH 3 ! ( ( ( ( ( E D G E W O O D A V E ( SF-3-NP ( ( ( SF-3-NP ( ( ( ( ( ( ( ( ( ( ( ( MF-3-NP ( ( ( ( ( ( ( CS-MU-V-CO-NP LO-NP SF-3-NP C14-2008-0231 NPA-2007-0012.06 ! ! ! ! ! ! ! !! CS-MU-V-CO-NP ( ( ( ! ! ! ! ! ! ! ! CS-MU-V-CO-DB90-NP ! ! ( ( ! ! ! ! ! ! ! ! ! ! ( ! ! LO-MU-CO-NP ! ! ( NPA-2007-0012.01 ( ( ( ( ( ( ( ( ( ( ( ( ( SF-3-NP ( ( ( ! ! ( MF-3-NP ( ( ( ( C14-02-0057 ( ( ( ( ( ( ( ( ( ( ( ( ( ( E V N A O S BIN O R ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( SF-3-NP ( ( ( E V D A O O W LY L O H ( ( ( ( ( ( ( ( ( ( SF-3-NP ( ( ( ( ( ( ( ( ( ( ( ( E V R A E N R E W ( ( ( ( ( ( ( ( ( SF-3-NP ( ( T T E AY F A L ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( E E AV ( ( ( ( ( ( SF-3-NP ( ( ( ( ( ( CONCORDIA AVE ( ( ( ( ( SF-3-NP ( ( ( ( ( ( SF-3-NP ( ( ( ( ( ( ( ( ( ( SF-3-NP ( ( SF-3-H-NP ( C14H-2024-0100 ( ( ( SF-3-NP E 34TH ST ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ! ! ! ! ! ! !! ( ( LO-MU-CO-NP ( ( ( ( ( SF-3-NP ( ( ( ( ( ( E 3 7 T H S T ( ( ( ( ( ( ( ( ( SUBJECT TRACT ! ! ! ! ! ! ! ! ! ! PENDING CASE ! ZONING ZONING CASE#: C14-2025-0082 ZONING BOUNDARY 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: 7/31/2025 D U N C A ( ( N LN ( GO-MU-NP MF-4-NP ( CS-MU-V-CO-NP ( K EIT H LN ! ! ! ( ! ! ! ! ! ! ( ! ! ( N KIM L ! MF-4-NP ( ! ! ! ( ! ! C14-02-0150 PUD-NP C814-06-0068 E 32N D S T C814-06-0068 PUD-NP ! ! ! ! ! ! ! ! ± Exhibit A 07 C14-2025-0082 - 1012 E 38th St; District 97 of 9 Exhibit B !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(C14-2025-0082C14-02-0057C14-02-0014C14-2007-0262C814-06-0175C814-06-0068C814-06-0175.04C14-2024-0044C14-2023-0001C814-06-0175.06C814-06-0175.03C814-06-0175.05C814-06-0068C14-2024-0043C14-2023-0148C14-2022-0019.SHC14-2023-0012C14-06-0075NPA-2022-0019.01.SHC14H-2014-0007NPA-2019-0019.01C14H-2017-0038C14H-2024-0100C14-03-0021C14H-03-0002C14H-03-0002NPA-2007-0012.01C14-2014-0064NPA-2007-0012.06C14-2008-0231NPA-2013-0019.01C14-98-0105NIH35SBNIH35NBNIH35SVRDSBNIH35SVRDNBREDRIVERSTHARMONAVEE38THHALFSTE41STSTNIH35UPPERDECKSBNIH35UPPERDECKNBE40THSTE39THSTE37THSTWERNERAVEE38THSTROBINSONAVECONCORDIAAVEHOLLYWOODAVELAFAYETTEAVELUTHERLNE34THSTKEITHLNBRADWOOD RDDUNCANLNKIMLNE32NDSTWILSHIRE BLVDBECKERAVEEDGEWOODAVEWILLBERTRDHAMPTONRDHARRISAVENIH35SBTOE40THSTRAMPNIH35NBTOWILSHIRERAMPE38THSTE37THSTCONCORDIAAVEP-NPPUD-NPCS-CO-NPCS-MU-V-NPSF-3-CO-NPSF-2-CO-NPMF-4-NPMF-4-CO-NPSF-3-NPSF-3-NPSF-2-CO-NPMF-4-NPSF-3-NPSF-3-NPSF-3-NPSF-3-NPSF-3-NPMF-3-NPSF-3-CO-NPSF-3-NPSF-3-CO-NPSF-3-NPMF-4-NPSF-3-NPSF-3-NPGR-MU-V-CO-NPSF-3-CO-NPSF-3-NPPUD-NPPUD-NPSF-3-CO-NPCS-MU-V-CO-DB90-NPSF-3-NPSF-3-NPP-NPCS-MU-NPLO-MU-NPMF-4-NPCS-MU-V-CO-NPSF-3-NPCS-MU-NPMF-3-NPCS-MU-V-CO-NPSF-3-CO-NPPUD-NPGO-MU-NPCS-MU-V-CO-NPCS-MU-NPCS-MU-V-NPLO-MU-NPCS-MU-V-CO-DB90-NPCS-MU-V-CO-NPCS-MU-V-CO-NPLO-MU-CO-NPSF-2-CO-NPSF-2-CO-NPSF-3-NPCS-MU-CO-NPCS-MU-NPLO-NPCS-MU-V-CO-DB90-NPCS-MU-V-CO-NPLO-MU-V-NPLO-MU-H-CO-NPGO-MU-NPLO-MU-CO-NPSF-3-H-NPCS-MU-V-CO-NPCS-MU-NPCS-MU-V-CO-NPCS-1-MU-V-CO-NPSF-3-NPLO-MU-NPMF-3-NPMF-3-NPLO-MU-NPMF-2-NPSF-4A-CO-NPLO-MU-CO-NPCS-1-MU-V-CO-NPCS-MU-V-CO-NP1012 E 38th±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:C14-2025-00821012 E 38th St0.134 AcresCynthia HadriCreated: 9/18/2025SUBJECT TRACTZONING BOUNDARY!!!!!PENDING CASECREEK BUFFER1 inch equals 400 '07 C14-2025-0082 - 1012 E 38th St; District 98 of 96/20/2025 Ms. Joi Harden Zoning Officer Housing and Planning Department City of Austin 6310 Wilhelmina Delco Dr. Austin, TX 78752 VIA Electronic Mail: Joi.Harden@AustinTexas.gov Re: Zoning and Neighborhood Plan Amendment Application for 0.134 acres located at 1012 E 38th Street, Austin, Texas, 78705 (“Property”) Dear Ms. Harden, On behalf of the Property owner, GDC-NRG IH35 LLC (“Applicant”), we respectfully submit this application requesting a zoning change and corresponding Neighborhood Plan Amendment for the above stated Property. The Property consists of approximately 0.134 acres and is in the Hancock Neighborhood Plan area. The Property is currently zoned SF-3-CO-NP and designated Single Family on the Future Land Use Map (FLUM). We are requesting a rezoning to LO-MU-NP and a FLUM amendment to Mixed Use/Office, matching the approved zoning and land use designation directly north at 1013 E 38th 1/2 Street. The Property was designated Single Family and zoned SF-3-CO-NP with the adoption of the Hancock Neighborhood Plan in 2004, Ordinance 040826-059. The Conditional Overlay designates a 30-foot, two-story maximum height. LO-MU-NP allows for neighborhood-scale flexibility, supporting uses like a home, office, art gallery, or community garden. This site sits at a key transition point between CS-MU-V-DB90 zoning to the east, PUD-NP to the southeast, LO-MU-NP to the north, and SF-3 to the west— making it well-suited for the proposed designation. Please let us know if you have any questions or need additional information. Thank you for your time and consideration. Sincerely, Griff Whalen Narrow Road Group CC: • Maureen Meredith, Housing and Planning Department • Marcelle Boudreaux, Housing and Planning Department • Adam Moore, Gilbane Development Company • Charles D’Harcourt, Hancock Neighborhood Association Exhibit C 07 C14-2025-0082 - 1012 E 38th St; District 99 of 9