09 C814-2008-0087.02 - South Shore PUD Addition; District 3 - Staff Report Attachments

Planning Commission – March 24, 2026

09 C814-2008-0087.02 - South Shore PUD Addition; District 3 - Staff Report Attachments — original pdf

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COLORADO RIVER LADY BIRD LAKE C14-00-2102 P-NP 59-139 VAC. BLDG. 06-0053 06-0053 62-31 69-215 70-98 73-160 ERC 73-160 FIESTA GARDENS P-NP C14-01-0166 NP-01-0010 C14-01-0002 SPC06-0768C 01-0002 C14-2021-0029 ERC T E S V O L N A M 81-52 P81-13 C14-01-0001 01-0001 APTS. ! ! ! ! !! !! ! ! ! ! ! ! ! 77-39 ! ! ! SP-02-0353CS ! ! ! ( 87-0139B ! ! ! ! ! ! ERC ! ! ! ! ! ! ! ! ! C14-04-0030 ! ! ! ( ! ! ! ! ! ! 04-0030 ! ! ! ! ! ! 60-142 APTS. ! ! ! ! ! ! ! ! ! ! ! ! ! ! ( SF-3-NP ( INGLEWOOD ST ( ( ! ! ! ! ! ! ! ! ! ! ! ! ( ( ( SF-3-NP ( ( ( SF-3-NP ( ( LUPINE LN 06-0053 06-0053 C14-06-0053 ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! 69-257 ! ! ! 06-0117 ! ! ! ! ! C14-06-0117 !! !! ! NO-MU-NP ! ( ( C14-2020-0081 ! ! ! NPA-2020-0021.02 ! ! ! ! ! ! ! ! 67-45 ! ( ( T S E V O L N A M ( ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! R87- ! ! ! GR-MU-CO 62-160 ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! 9 9 2 - 2 7 ! ! ! B N D R V S 5 3 H I S . LR-NP G D L B T N A C A V ! ! ! ! ! ! 73-91 LR-MU-CO-NP LO-CO-NP CONDOS ( ( SF-3-NP ( E FFIC O MF-2 MF-4-NP APTS. ( APTS. MF-4 66-63 ( ( MF-4-NP ( 85-228 ( ( C14-04-0136 ( ( ( R E D AIR L L E B ( ( ( SF-3-NP ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( APTS. LADY BIRD LAKE APTS. ERC 05-0112 68-125 SP-2007-0494D CONV.STORE GAS C14-05-0112(RCA2) C14-05-0112(RCA) SP-2007-0399D APTS. 74-52 G. D L . B C A V ! ! ! ! ! ! ! SOUTH LAKESHORE BLVD P-NP PLEASANT VALLEY DISTRICT PARK CONV. STORE/GAS ! FAST FOOD REST. ! 63-49 ! ! 73-214 FAST FOOD LAUNDRY ! MAT ! ! P82-65 APATRMENTS PUD-NP C814-2008-0087 APARTMENTS ! ERC 74-52 ! ! ! ! ! ! C14-05-0112 SPC-02-0001C P73-39 AUTO PARTS NPA-2012-0021.02 NPA-2011-0021.02 APTS. PUD SHORE DISTRICT DR 68-254 C14-2012-0111 APTS. CP73-49 PUD C814-2008-0087 73-212 C14-05-0112.01 E RIV TOWN LAKE PLAZA 05-0112.01 73-204 ERC 67-174 ! ! ! ! ! ! ! ! ! ! ERC C814-2008-0087 PUD-NP 63-49 ! ! ! E R O T C. S E L E P75-20 G. D L C. B A V P69-8 DRESS 189 64- VAC ( ( ( ( 62-81 SF-3-NP ( ( ( ( R D D N A L P U ( ( ( ( ( ( ( ( R A D M O L ( ( ( ( ( ERC 68-125 P79-15 O L D E A S T R I V E R S I D E D R ( ( ( ( SF-3-NP ( 75-44 ERC ( 63-157 ORIENTAL STORE ( ( ( ( SF-3-NP ( ( ( ( ( ( ( T MIT S M U S ( ( ( ( ( ( ( ( ( ( ( SF-3-NP ( ( SUNNY VALE ST ( ( ( ( ( ( ( ( = = ELMHURST DR ( SF-3-NP ( = = ( ( ( ( ( SF-3-NP ( = ( ( 73-38 9 1 76-0 72-143 SP-05-1381C E R SID E D R 70-152 RIVER HILLS CENTER LUBE 77-20 P80-70 71-178 80-42 FAST FOOD APTS. APTS 2 0 71-1 ! ! ! ! ! 75-55 RETAIL STRIP P79-56 ! ! ! ! ! 71-102 ( ( ( ( R A D M LO ( ( 69-9 UNDEV SP-04-0199C C14-03-0077 MF-2-CO-NP 03-0077 ( ! N R L E K R ! A P ! APTS. ERC 67-225 ! ! ! ! 93-0121 70-152 ! ! ! ! ! ! ! ! R K D E E R N C W O T D D R ! R O ! ! PUD-NP WATERLOO CITY LN NIN F TIN ! ! PUD-NP C814-2008-0087 C814-2008-0087.01 69-223 ! ! ! ! ! ! C814-06-0109 PUD-NP !! ! ! ! ! ! ! ! ! ELMONT DR APTS. C14-2016-0115 C14-2018-0065 APTS. ERC BAR 71-101 73-125 CP74-17 PARKING FAST INS. 0 72-7 R O U LIQ FOOD R A B ERC C14-2021-0014 REST. 72-320 ERC SP-05-1026C GROC. ERC CAR H WAS SP92-262C DRUG STORE GAS GAS 67-225 ROYAL CREST DR 75-82 NIGHTCLUB 76-61 73-67 SHOPPING CENTER ERC 79-240 72-219 67-225 APTS. 75-82 77-044 83-118 CP73-48 R N D O T R U B 6 5 79-2 ! ! ! ! ! ! ! ! ! PLANNED UNIT DEVELOPMENT ! ! ! ! ! ! ZONING CASE#: C814-2008-0087.02 ! ! ! ( ( SF-3-NP ( ( R S D T H EIG K H A O ( ( ( ( ( ( ( ( ( ( ( ( ( ( SYLVAN DR ( ( ( SF-3-NP ( SF-3-NP ( ( ( ( ( = = ( NPA-2007-0021.01 ( 73-138 68-253 MF-2-NP ( ( S O D N O C 79-186 ( ( 69-97 TAYLOR GAINES ST = ( = = = = ! ! ! ! ! MF-2 ! ! ! ! ! APTS. 67-225 ! ! ! ! SUBJECT TRACT ! ! ! ! ! ! PENDING CASE 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. ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! 09 C814-2008-0087.02 - South Shore PUD Addition; District 31 of 7 !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!=!=!=!=!=!=!=!=!=!=!=!=C814-2008-0087.02C14-05-0112C14-2012-0111NPA-2011-0021.02NPA-2012-0021.02NP-01-0010C14-01-0166C814-2008-0087C14-05-0112(RCA)C14-05-0112(RCA2)C814-06-0109C14-2018-0065C814-2008-0087C814-2008-0087C14-2021-0029C814-2008-0087C814-2008-0087.01C14-04-0030C14-06-0117C14-01-0002C14-00-2102C14-2021-0014C14-06-0053C14-03-0077C14-01-0001NPA-2007-0021.01C14-2016-0115C14-04-0136C14-2020-0081NPA-2020-0021.02C14-05-0112.01E RIVERSIDE DRSUMMIT STPARKERLNLUPINELNTINNIN FORD RDTOWN CREEKDRELMHURSTDRSOUTH LAKESHORE BLVDSUNNYVALESTSHORE DISTRICT DRROYAL CREST DRTAYLOR GAINES STELMONT DRUPLAND DRS IH 35 SVRD NBSYLVANDRBELLAIRE DRLOMA DROLD EAST RIVERSIDE DRBURTON DROAK HEIGHTSDRINGLEWOOD STMANLOVE STWATERLOO CITYLNLOMA DRMANLOVE STERCP-NPERCERCERCSF-3-NPERCP-NPPUD-NPPUDERCSF-3-NPERCERCERCSF-3-NPERCPUD-NPSF-3-NPP-NPERCSF-3-NPPUD-NPERCPUD-NPSF-3-NPSF-3-NPERCSF-3-NPSF-3-NPPUDMF-4ERCSF-3-NPMF-2ERCSF-3-NPMF-2-NPSF-3-NPSF-3-NPSF-3-NPMF-2-CO-NPMF-4-NPGR-MU-COLR-NPPUD-NPLR-MU-CO-NPLO-CO-NPNO-MU-NPMF-2MF-4-NPSouth Shore PUD Addition±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:C814-2008-0087.021705 and 1717 S Lakeshore Blvd;1712 E Riverside Dr1.43 AcresMarcelle BoudreauxCreated: 7/22/2025SUBJECT TRACTZONING BOUNDARY!!!!!PENDING CASECREEK BUFFER1 inch equals 400 '09 C814-2008-0087.02 - South Shore PUD Addition; District 32 of 7ARMBRUST & BROWN, PLLC A T T O R N E Y S A N D C O U N S E L O R S 100 CONGRESS AVENUE, SUITE 1300 AUSTIN, TEXAS 78701-2744 512-435-2300 FACSIMILE 512-435-2360 June 6, 2025 Joi Harden, Zoning Officer City of Austin Housing and Planning Department 1000 E. 11th St. Austin, Texas 78702 Re: Planned Unit Development (“PUD”) amendment rezoning for 1712 E. Riverside Dr., and 1705 and 1717 S. Lakeshore Blvd. (the “Property”) Dear Ms. Harden, On behalf of Grayco SS Land 2011, LP (“Grayco”) and Morrison-Moore Properties, Ltd. (“Morrison-Moore”) (collectively, the “Applicants”), please accept the attached application requesting that the city amend the South Shore PUD (Zoning Case No. C814-2008-0087, Ordinances No. 20091217-126, 20140213-081, and 20140417-018) to include the Property and provide it with up to 180 ft. of height (the “South Shore PUD Addition”). For reference, Grayco was the applicant for the original 20-acre South Shore PUD case. While Grayco has since sold off portions of the original PUD area, they still retain ownership of two tracts constituting roughly 6.6 acres and control of the roughly 1.2-acre detention pond tract immediately adjacent to the Property. The South Shore PUD Addition will add roughly 1.4 acres into the PUD. Figure 1. Property South Shore PUD Addition Original South Shore PUD 09 C814-2008-0087.02 - South Shore PUD Addition; District 33 of 7Land Use Context The Property consists of roughly 1.4 acres located at the intersection of East Riverside Drive and South Lakeshore Boulevard – adjacent to the location that the Austin Transit Partnership (“ATP”) has identified for the Austin Light Rail’s Lakeshore Station. Grayco has proactively engaged with ATP regarding their future plans at this intersection and the need for transit-supportive growth on the Property to support the Austin Light Rail. The Property is generally surrounded by properties zoned for mixed-use growth, including for the South Shore PUD and for the Commercial Mixed-Use (“CMU”) and Neighborhood Mixed-Use (“NMU”) subdistricts within the East Riverside Corridor (“ERC”) Regulating Plan, as follows:  South:  East:  North:  West: East Riverside Drive (beyond that, NMU and CMU, up to 65 ft. to 120 ft. of height) South Shore PUD (up to 60 ft. to 90 ft.) and CMU (up to 120 ft.) South Lakeshore Boulevard (beyond that, CMU up to 60 ft.) South Lakeshore Boulevard (beyond that, CMU up to 60 ft.) In terms of existing uses, the Property is surrounded by a mix of newer multifamily, with some commercial uses (with the AMLI South Shore to the north and the fully developed South Shore PUD to the east) and older commercial buildings (to the south and the west, across East Riverside Drive). The Property is also: At the heart of the Lakeshore Station Area.   Within an Imagine Austin Center (Riverside Stations).  Along an Imagine Austin Corridor and Transit Priority Network Roadway (East Riverside Drive). These designations identify the Property as an appropriate area for growth and transit-supportive density. Figure 2. Existing Land Use Context 4857-3365-7509, v. 6 2 09 C814-2008-0087.02 - South Shore PUD Addition; District 34 of 7 Existing Zoning The Property consists of three tracts, as shown in Figure 3 below. It is located in the ERC Regulating Plan, which designates it for the Corridor Mixed-Use subdistrict and for a range of heights, as shown in Figure 4. Additionally, the East Riverside subdistrict within the Waterfront Overlay applies to two tracts, limiting their potential height to 96 ft., while other areas in the East Riverside corridor currently allow up to 160 ft. Figure 3. Property Tracts 1 2 3 Figure 4. Current Regulations Property Tracts Tract 1 Tract 2 Tract 3 ERC Subdistrict Corridor Mixed-Use Corridor Mixed-Use Corridor Mixed-Use Current Maximum Height 60 ft. 60 ft. 120 ft. with bonus Waterfront Overlay Applicable Applicable - Council initially adopted the 96-ft. Waterfront Overlay height limit in 1986, through Ordinance No. 860904-X. Council later removed this height limit in 1999, during the recodification of the Land Development Code, and then re-adopted it in 2009, through Ordinance No. 20090611-074. Case Rationale While many PUDs are large and complex, the South Shore PUD Addition is relatively straightforward: we are asking primarily to apply the South Shore PUD’s provisions to the Property and to increase the height to 180 ft. at a major Austin Light Rail station. We have attached a summary list of proposed provisions to this cover letter and have provided a draft PUD ordinance and a revised land use plan as part of this application package. We believe this request is critical to updating the city’s policies to reflect its current land-use needs – most notably, supporting the Austin Light Rail at this critical station location. The city’s needs have evolved substantially over the 39 years since the Waterfront Overlay height limit was adopted, and the 16 years since it was re-adopted. Most notably, Austin voters in 2020 approved Project Connect, including a light rail system running along East Riverside Drive, with a stop at East Riverside Drive and Lakeshore Boulevard. 4857-3365-7509, v. 6 3 09 C814-2008-0087.02 - South Shore PUD Addition; District 35 of 7Additionally, from a practical perspective, the Property does not materially affect the Lady Bird Lake waterfront or the Ann and Roy Butler Hike-and-Bike Trail. It is located over 500 ft. away from both the lake and the trail and is separated from both by an intervening, developed property and a street (Lakeshore Boulevard), as shown previously in Figure 2. Newer development in the area around the Property generally consists of mid-rise buildings (primarily four to five stories, with some slightly taller buildings), making it even more important that the city provide additional height at this critical location to boost ridership on the forthcoming Austin Light Rail. Finally, the PUD will provide the regulatory certainty and consistency needed to support Grayco’s ability to deliver this important project for the city despite the major macroeconomic turmoil currently facing Austin and the nation. Grayco has delivered on this for the city before, bringing forward the original South Shore PUD during the Great Recession and building it out in several phases over the next decade. Given the significant uncertainty regarding the costs of materials, labor, and financing – among many other things – the ability to have the greater certainty and consistency that PUD zoning provides will help support Grayco’s ability to truly deliver a dense, transit-oriented project at this strategic location. This project will, in turn, support the city’s ability to win the federal grants needed to build the Austin Light Rail – and will provide the ridership needed to support the Austin Light Rail’s ongoing operations. Conclusion This Property is strategically located at the Austin Light Rail’s Lakeshore Station. Much of the surrounding area has already redeveloped as mid-rise buildings, making it critical that this Property deliver a dense project that can fully support the city’s transit investments. PUD zoning can help provide the density needed to support the Austin Light Rail – and provide the regulatory certainty and consistency needed to support projects during a period of macroeconomic turmoil. Grayco – which brought forward the South Shore PUD during the Great Recession – has proven that they can deliver on such projects. I appreciate your consideration and look forward to answering any questions and providing further details. Respectfully, Michael J. Whellan 4857-3365-7509, v. 6 4 09 C814-2008-0087.02 - South Shore PUD Addition; District 36 of 7Attachment A – Summary of Proposed Provisions Category Description South Shore PUD Provisions This proposal specifies that all terms, conditions, and provisions within the original South Shore PUD control except as specifically modified in this PUD amendment. Additional Height This proposal’s main entitlement request is to increase the maximum height for this transit-oriented 1.4-acre property to 180 ft. Affordable Housing Funding This proposal requests the ability to pay a fee in lieu of on-site affordable housing for the area above the property’s baseline. (The property’s baseline is calculated to be 125,240 sf). Existing Stormwater Management and Water Quality Facilities The property is small and already features extensive impervious cover that is directly served by immediately adjacent water quality facilities that the applicant controls. Accordingly, this proposal would confirm those facilities as sufficient to serve the project. East Riverside Corridor Plan Development Option This proposal would allow the applicant to ‘opt into’ the East Riverside Corridor Regulating Plan regulations at time of site plan. 4857-3365-7509, v. 6 5 09 C814-2008-0087.02 - South Shore PUD Addition; District 37 of 7