11 C14-2025-0079 - South Town Rezoning; District 8 - Oak Hill NPCT Recommendation Letter — original pdf

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OHNPCT RE: Jan 27, 2026 PC Item # 10 and #11: NPA-2025-0025.02 and C14-2025-0079; South Towne Square, 4980, 5016, 5020 ½, and 5030 W US 290 HWY WB Planning Commissioners, While including VMU within the Commercial designation offers greater flexibility for developers, it also presents significant transportation and water quality challenges for Southwest Parkway and Oak Hill at Gaines Creek, respectively. Keeping the local commercial designation that now permits 378 residential units (HB 840) remains the most desirable choice, especially after the recent approval of an additional 1,000 residential units near this intersection, which will worsen traffic congestion. The OHNPCT would support expanding VMU allowances if the maximum number of units is limited to 650 across both lots ( OWNER allows for 750), provided there is a strong commitment to reduced impervious cover (somewhere between 50% and 95%) as it is applied under future redevelopment exception ( undetermined at this time) and contingent upon replacing the existing Conditional Overlay (CO) with a clearly defined list of prohibited uses necessary to protect public health and safety. 19Commercial Uses to be ProhibitedAdult Oriented BusinessesAgricultural sales and servicesAutomotive Repair ServicesAutomotive washing (of any kind)Bail BondBuilding Maintenance ServicesCampgroundClub or odgeCommercial off-street parkingConstruction sales and services rop-off recycling collection facilityEquipment repair servicesEquipment salesExterminating services uneral servicesKennels aundry Services imited warehousing distributionMonument retail salesOutdoor entertainmentPawn shop servicesRecreational equipment storage and maintenanceRecreational equipment salesResearch ServicesService StationVehicle StorageVeterinary Services dd greed to by OwnerConvenience torage R C E Electronic rototype ssembly O ONO site ccessorypar ing R C E edicabservicesNO RO R ENOW OCEN R C lantNursery ER ER O N rinting and ublishing ervices C E C O N ndustrial Custom anufacturing C E C O N imited Warehousing and istribution CON ON E rban arm ER ER O N 11 C14-2025-0079 - South Town Rezoning; District 81 of 2A comprehensive ra ic mpact nalysis ( ) with the ite lan (SP) is necessary due to the site's complex access points, regardless of any future subdivision changes. The projection of only 180 additional daily trips across the entire site may be misrepresented by relying on 24-hour counts rather than pea travel times and may circumvent the requirement for a Traffic Impact Assessment (TIA) with individual Site Plans and subdivision. Allowing unrestricted, high-density development over South Towne’s 7 acres, as currently proposed, would deepen transportation issues, worsen water scarcity and pollution, and harm the remaining green spaces around Gaines Park, which seems unprotected from contamination here. Right now, this location best serves the community as a retail hub, distributing traffic throughout the day. Severely intense development here could lead to crucial delays for emergency services trying to reach neighborhoods along Southwest Parkway. Within the Barton Springs Zone Redevelopment Exception, over half the existing ground- level parking could be replaced by new construction up to 60 feet tall (25-95%) impervious cover). Without improved onsite water quality measures, more development will likely increase pollution flowing into Gaines Creek. It is essential to safeguard downstream water flow and thoroughly assess environmental impacts by requiring an adequate onsite standard detention pond and an erosion reduction plan. The proposed development is too large for the site, which now consists mainly of single- story buildings and half of the acreage is a parking lot. With two town centers already planned nearby—Barton Creek Mall and the “Y” at 290 71—this intersection is better suited for neighborhood retail, especially with current commercial retail occupancy rates at 95%. The Contact Team supports continued retail use but is open to modestly scaled multifamily projects. Recognizing the expectation of change, we strongly advise adopting restrictions that best accommodate plans to pursue B90 and the Redevelopment Exception, impacting roughly 95% of this property. The OHNPCT requests that the recommended limitations be formally adopted. Thank you, eigh Ziegler, Oak Hill NPCT, Chair 11 C14-2025-0079 - South Town Rezoning; District 82 of 2