12 NPA-2025-0012.01 - 2108 and 2110 E. 22nd Street; District 1 - Staff Report — original pdf

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NEIGHBORHOOD PLAN AMENDMENT REVIEW SHEET NEIGHORHOOD PLAN: Upper Boggy Creek CASE#: NPA-2025-0012.01 DATE FILED: September 4, 2025 PROJECT NAME: 2108 and 2110 E. 22nd Street PC DATE: December 9, 2025 ADDRESS/ES: 2108 and 2110 E. 22nd Street DISTRICT AREA: 1 SITE AREA: 0.515 acres OWNER/APPLICANT: 2110 East 22nd Street, LLC AGENT: Drenner Group, PC (Drew Raffaele) 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: Neighborhood Commercial Base District Zoning Change Related Zoning Case: C14-2025-0092 From: SF-3-NP To: LR-CO-NP NEIGHBORHOOD PLAN ADOPTION DATE: August 1, 2002 CITY COUNCIL DATE: TBD ACTION: PLANNING COMMISSION RECOMMENDATION: December 9, 2025 – (action pending) 12 NPA-2025-0012.01 - 2108 and 2110 E. 22nd Street; District 11 of 25 STAFF RECOMMENDATION: Staff supports the applicant’s request for Neighborhood Commercial land use. BASIS FOR STAFF’S RECOMMENDATION: The applicant proposes to change the land use on the future land use map for the properties from Single Family to Neighborhood Commercial land use to build a small-scale restaurant with office space and a garden. Neighborhood Commercial land use is appropriate in this location because it can serve as a transition buffer between the single family land uses to the south and the Mixed Use land uses to the north. The property is approximately 150 feet south of Manor Road, which is an Activity Corridor. The property is near multiple public transportation routes along Manor Road, E. MLK Jr. Blvd, and Chicon Street. The property is less than a mile from the MLK Rail Station. The Upper Boggy Creek Neighborhood Plan supports neighborhood-scale local businesses, although it does not support converting residential properties to commerical development. Although the property is zoned SF-3-NP, there is no existing single family home on the site but is currently a garden and parking for an adjacent restaurant. Staff believes the location of these properties adjacent to the properties that front onto Manor Road will service as a buffer between the single family uses to the south and the commercial uses along Manor Road. 12 NPA-2025-0012.01 - 2108 and 2110 E. 22nd Street; District 12 of 25 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; 12 NPA-2025-0012.01 - 2108 and 2110 E. 22nd Street; District 13 of 25 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 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: Neighborhood Commercial Lots or parcels containing small‐scale retail or offices, professional services, convenience retail, and shopfront retail that serve a market at a neighborhood scale. Purpose 1. Accommodate low‐intensity commercial services that serve surrounding neighborhoods; and 2. Encourage small‐scale retail within walking distance from residential areas. Application 1. Appropriate for areas such as minor arterials and collectors, small parcels along major arterials that abut single‐ family residential development, and areas in environmentally sensitive zones where high intensity commercial uses are discouraged; and 2. May be used to encourage high intensity commercial to transition to residential uses. 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: • Near Manor Road, an activity corridor • Approx. 0.9 miles from MLK Station Neighborhood Activity Center Yes Mobility and Public Transit: Located within 0.25 miles of public transit stop and/or light rail station. 12 NPA-2025-0012.01 - 2108 and 2110 E. 22nd Street; District 14 of 25 • Bus routes along Manor Road, Chicon Street, E. MLK Jr. Blvd • Approx. 0.8 miles from MLK Station 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. • 0.5 miles from Lee Lewis Campbel Elementary School Yes Connectivity and Healthy Living: Provides or is located within 0.50 miles from a recreation area, park or walking trail. • 0.1 mile from Alamo Recreation Center and Pocket Park 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.) 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. No Culture and Creative Economy: Provides or is located within 0.50 miles of a cultural resource (ex: library, theater, museum, cultural center). 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 12 NPA-2025-0012.01 - 2108 and 2110 E. 22nd Street; District 15 of 25 Proximity to Imagine Office Activity Centers & Corridors 12 NPA-2025-0012.01 - 2108 and 2110 E. 22nd Street; District 16 of 25 Proximity to Public Parks 12 NPA-2025-0012.01 - 2108 and 2110 E. 22nd Street; District 17 of 25 Proximity to Public Transportation 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. 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 12 NPA-2025-0012.01 - 2108 and 2110 E. 22nd Street; District 18 of 25 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 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 12 NPA-2025-0012.01 - 2108 and 2110 E. 22nd Street; District 19 of 25 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 future land use map (FLUM) from Single Family to Neighborhood Commercial land use. The applicant proposes to change the zoning on the property from SF-3-NP (Family Residence district – Neighborhood Plan) to LR-CO-NP (Neighborhood Commercial district – Conditional Overlay combining district – Neighborhood Plan) for an office, café, parking, and garden. PUBLIC MEETINGS: The ordinance-required community meeting was virtually held on October 29, 2025. The recorded meeting can be found here: https://publicinput.com/neighborhoodplanamendmentcases. Approximately 218 meeting notices were mailed to people who have utility account or owned property within 500 feet of the property in addition to neighborhood and environmental groups who requested notification for the area. Two city staff members from Austin Planning attended, Maureen Meredith and Mark Waters. Drew Raffaele and Tori Kuntz from Drenner Group, PC attended along with seven people from the neighborhood. Below are highlights from Drew Raffaele’s presentation: • The property is two tracts, which is a garden and garden support area. • SF-3-NP to LR-CO-NP, with a conditional overlay that mirrors the CO on the property to the north for what applies to the LR zoning. The prohibited and conditional uses are: o Prohibited: Service Station o Conditional: College and University Facilities, Communication Services Facilities, Local Utility Services, Off-Site Accessory Parking, and Pet Services. • We will continue to work with the Blackland Neighborhood Association on the conditional overlay. • The LR zoning is similar to other sites along E. 22nd Street. The LR zoning district has restrictions on uses. • The NPA request is for Neighborhood Commercial land use which is compatible with the LR zoning that is requested. • The property is about half an acre. There is good transit in close proximity to the property and the property is near Manor Road, which is an Imagine Austin activity corridor and is also a future core transit corridor. • The rezoning is for a small restaurant that will focus on morning and lunch service. The restaurant will be about 2,800 sq. ft. with a 500 a sq. ft outdoor patio. There will 12 NPA-2025-0012.01 - 2108 and 2110 E. 22nd Street; District 110 of 25 be an open-air garden that is approx. 4,000 sq. ft. Also, an upper office space approx. 3,500 sq. feet. • The building will be approx. 30 feet in height and two stories. • Hours of operation will be approx. 7:00 am to 3:00 pm. The Este restaurant to the north has dinner and weekend service. Q: There is limited parking on Este and the owner has said he would have off-site parking which he never did. So parking is a major problem in front of my home. Also, Manor Road is congested. Drivers use E. 22nd Street as a cut-through street. What has the owner done to examine the potential impact of traffic and parking from early in the morning, throughout the day and into the evening? A: The restaurant will serve breakfast and lunch which has off-set hours with Este Restaurant that has dinner service, with the exception of some overlap on the weekends when Este is open for lunch. Currently the parking on the property we are rezoning has about 20 undefined parking spaces which Este uses as valet parking for free, which they can get in about 25 cars, with there site is about 50 parking spaces. With paving and striping we could get 28 spaces and with valet up to 35 cars on the lot which increases to 65 parking spaces. Q: No traffic impact study is required for your zoning change. How many other sites on Manor Road did not require a traffic impact study? A: Staff: We don’t know the answer to this. Applicant: Transportation impacts will be looked at for this property at the site plan stage. Q: Why does the applicant think this site is good for commercial use outside of the Manor Road corridor? A: There are properties along E. 22nd Street that have commercial zoning, like the Vortex to the east of us. We feel like the zoning request for LR is consistent with what is along Manor Road and E. 22nd Street. We are keeping the garden and adding office and restaurant space is neighborhood scale. Q: Were the owners aware of the zoning when they bought the property? A: The property has been zoned SF-3 for a long time, and I suspect the owners were aware of the zoning. The property has always been associated with the East Side Café, and other uses after that, that fronts on Manor Road. The UBC Neighborhood Plan has a section on Blackland and we looked at those goals. Q: Does the property owner own other properties along Manor Road? There is so much congestion and use of public street with people parking on the street in front of people’s homes. A: I don’t know what other properties they own. Q: Is there any brainstorming or research on public/private partnerships for more parking for businesses along Manor Road? A: We are early in the process and haven’t done a full site design, but we will be able to get more parking spaces once the parking lot is paved and striped. The office building will be 12 NPA-2025-0012.01 - 2108 and 2110 E. 22nd Street; District 111 of 25 two-story so there will tuck-under parking. That is how we are able to be efficient with the parking. Eventually we can look at other parking options. Q: Is there any involvement with your client and other Manor Road merchants trying to alleviate the parking? Do you have data on how the neighbors have benefited? A: When we look at the neighborhood plans, there is a principle to have uses next to each other that is walkable and near transit, so people don’t need a car. This is another mix of uses in the neighborhood. Q: Is it true that the owner of Este also owns the motel on Manor Road that already has the zoning? If that’s true, it would be better for them to put the office there and maybe put the café on the Este property. A: I would have to talk to them about that. I’m not aware that they own the hotel property. Comments: • There are no offices along E. 22nd Street and what you are proposing is to add an • office use that is not there already. I would like to request a traffic study for E. 22nd Street and Coleto Street because we really need to know where all the cars are coming from and how fast they are going. 12 NPA-2025-0012.01 - 2108 and 2110 E. 22nd Street; District 112 of 25 Applicant Summary Letter from Application 12 NPA-2025-0012.01 - 2108 and 2110 E. 22nd Street; District 113 of 25 12 NPA-2025-0012.01 - 2108 and 2110 E. 22nd Street; District 114 of 25Letter of Recommendation from the Neighborhood Plan Contact Team (NPCT) (No letter as of December 2, 2025) From: Meredith, Maureen Sent: Wednesday, November 19, 2025 6:09 PM To: Cc: Tomko, Jonathan <Jonathan.Tomko@austintexas.gov> Subject: UBC Rec Ltr?: NPA-2025-0012.01_2108 E. 22nd Street Importance: High Dear Upper Boggy Creek NPCT: Cases NPA-2025-0012.01 and C14-2025-0092_2108 and 2110 E. 22nd Street are scheduled for the December 9, 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, the zoning planner, no later than Tuesday, December 2, 2025 by 5:00 pm. If we receive it after this date and time we will submit your letter as late material to the Planning Commission. Thanks. Maureen Maureen Meredith (she/her) Senior Planner Austin Planning 6310 Wilhelmina Delco Dr. Austin, TX 78752 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. 12 NPA-2025-0012.01 - 2108 and 2110 E. 22nd Street; District 115 of 25 Site 12 NPA-2025-0012.01 - 2108 and 2110 E. 22nd Street; District 116 of 25 12 NPA-2025-0012.01 - 2108 and 2110 E. 22nd Street; District 117 of 25 12 NPA-2025-0012.01 - 2108 and 2110 E. 22nd Street; District 118 of 25 Drew Raffaele’s Presentation at the October 29, 2025 Virtual Community Meeting 12 NPA-2025-0012.01 - 2108 and 2110 E. 22nd Street; District 119 of 25 12 NPA-2025-0012.01 - 2108 and 2110 E. 22nd Street; District 120 of 25 12 NPA-2025-0012.01 - 2108 and 2110 E. 22nd Street; District 121 of 25 12 NPA-2025-0012.01 - 2108 and 2110 E. 22nd Street; District 122 of 25 12 NPA-2025-0012.01 - 2108 and 2110 E. 22nd Street; District 123 of 25 12 NPA-2025-0012.01 - 2108 and 2110 E. 22nd Street; District 124 of 25 Correspondence Received No correspondence received. 12 NPA-2025-0012.01 - 2108 and 2110 E. 22nd Street; District 125 of 25