08 NPA-2024-0018.01 - 7003, 7005, 7007 Guadalupe Street Rezone; District 4 - Staff Report — original pdf

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NEIGHBORHOOD PLAN AMENDMENT REVIEW SHEET NEIGHORHOOD PLAN: Brentwood/Highland Combined (Highland) CASE#: NPA-2024-0018.01 DATE FILED: January 30, 2024 PROJECT NAME: 7003, 7005, and 7007 Guadalupe St Rezone Project PC DATES: May 12, 2026 April 28, 2026 March 10, 2026 January 27, 2026 December 9, 2025 October 14, 2025 August 26, 2025 March 25, 2025 January 28, 2025 ADDRESSES: 7003, 7005, and 7007 Guadalupe Street DISTRICT AREA: 4 SITE AREA: 1.007 acres OWNER/APPLICANT: Purple Square One Limited Liability AGENT: Bowman Consulting (Jerome Perales, P.E.) CASE MANAGER: Maureen Meredith PHONE: (512) 974-2695 STAFF EMAIL: Maureen.Meredith@austintexas.gov TYPE OF AMENDMENT: Change in Future Land Use Designation From: Higher Density Single Family and Multifamily Residential To: Mixed Use Base District Zoning Change Related Zoning Case: C14-2024-0036 From: MF-1-CO-ETOD-DBETOD-NP (Subdistrict 2), SF-6-NP and MF-2-ETOD- DBETOD-NP (Subdistrict 2) 08 NPA-2024-0018.01 - 7003, 7005, 7007 Guadalupe Street Rezone; District 41 of 28To: CS-ETOD-DBETOD-CO-NP (Subdistrict 1) Tracts 1-3 NEIGHBORHOOD PLAN ADOPTION DATE: May 13, 2004 CITY COUNCIL DATE: TBD ACTION: PLANNING COMMISSION RECOMMENDATION: May 12, 2026 – (action pending) April 28, 2026 – Postponed to May 12, 2026 on the consent agenda at the request of the Applicant. [C. Haney – 1st; D. Skidmore – 2nd] Vote: 12-0 [One vacancy on the dais]. March 10, 2026 – Postponed to April 28, 2026 on the consent agenda at the request of the Applicant. [B. Bedrosian – 1st; N. Barrera-Ramirez – 2nd] Vote: 11-0 [A. Lan absent. One vacancy on the dais]. January 27, 2026 – Postponed to February 10, 2026 on the consent agenda at the request of Staff. [F. Maxwell – 1st; A. Powell – 2nd] Vote: 10-3 [C. Haney and N. Barrera-Ramirez absent. One vacancy on the dais]. December 9, 2025 - Postponed to January 27, 2026 on the consent agenda at the request of the Applicant. [F. Maxwell – 1st; J. Hiller – 2nd] Vote: 10-0 [One vacancy on the dais]. October 14, 2025 – Postponed to December 9, 2025 on the consent agenda at the request of the Applicant. [Powell – 1st; F. Maxwell -2nd] Vote: 10-0 [P. Howard off the dais. Hill absent. One vacancy on the dais]. August 26, 2025 – Postponed to October 14, 2025 on the consent agenda at the request of the Applicant. [A. Wood – 1st; A. Lan – 2nd] Vote: 10-0 [F. Maxwell and Breton absent. One vacancy on the dais]. March 25, 2025 – Approved the Applicant’s request for Indefinite Postponement on the consent agenda. [A. Azhar – 1st; F. Maxwell – 2nd] Vote: 11-0. January 28, 2025 – Postponed to March 25, 2025 on the consent agenda at the request of the Applicant. [Johnson – 1st; F. Maxwell – 2nd] Vote: 9-0 [A. Hayes and Phillips off the dais. G. Anderson and A. Woods absent]. STAFF RECOMMENDATION: Staff recommends the alternate land use of Multifamily Residential. 08 NPA-2024-0018.01 - 7003, 7005, 7007 Guadalupe Street Rezone; District 42 of 28 BASIS FOR STAFF’S RECOMMENDATION: Staff does not support the Applicant’s request for Mixed Use land use but recommends the alternative land use of Multifamily Residential. Multifamily Residential land use is consistent with the Zoning Staff’s recommendation of MF-4-ETOD-DBETOD-NP (Subdistrict 2). Two of the three lots included in these applications have existing Multifamily Residential land use. Multifamily Residential land use on the remaining lot is consistent with the existing land uses along Guadalupe and Swanee Drive to the southeast. Multifamily Residential is more compatible in this location than the Applicant’s request for Mixed Use land use. The Brentwood/Highland Neighborhood Plan envisions this area along Guadalupe Street and Swanee Drive to redeveloped with a diversity of housing types for residents that have diverse incomes, ages, and lifestyles. The plan also wants to maintain the character and scale of this area. 08 NPA-2024-0018.01 - 7003, 7005, 7007 Guadalupe Street Rezone; District 43 of 28 08 NPA-2024-0018.01 - 7003, 7005, 7007 Guadalupe Street Rezone; District 44 of 28 LAND USE DESCRIPTIONS: EXISTING LAND USE: Higher Density Single Family - Is housing, generally up to 15 units per acre, which includes townhouses and condominiums as well as traditional small‐lot single family. Purpose 1. Provide options for the development of higher‐density, owner‐occupied housing in urban areas; and 2. Encourage a mixture of moderate intensity residential on residential corridors. Application 1. Appropriate to manage development on major corridors that are primarily residential in nature, and 2. Can be used to provide a buffer between high‐density commercial and low‐density residential areas. 3. Applied to existing or proposed mobile home parks. Multifamily Residential - Higher‐density housing with four or more dwelling units on one lot. Purpose 1. Preserve existing multifamily and affordable housing; 2. Maintain and create affordable, safe, and well-managed rental housing; and 3. Make it possible for existing residents, both homeowners and renters, to continue to live in their neighborhoods. 08 NPA-2024-0018.01 - 7003, 7005, 7007 Guadalupe Street Rezone; District 45 of 28 4. Applied to existing or proposed mobile home parks. Application 1. Existing apartments should be designated as multifamily unless designated as mixed use; 2. Existing multifamily-zoned land should not be recommended for a less intense land use category, unless based on sound planning principles; and 3. Changing other land uses to multifamily should be encouraged on a case-by-case basis. PROPOSED LAND USE: Mixed Use - An area that is appropriate for a mix of residential and non‐residential uses. Purpose 1. Encourage more retail and commercial services within walking distance of residents; 2. Allow live‐work/flex space on existing commercially zoned land in the neighborhood; 3. Allow a mixture of complementary land use types, which may include housing, retail, offices, commercial services, and civic uses (with the exception of government offices) to encourage linking of trips; 4. Create viable development opportunities for underused center city sites; 5. Encourage the transition from non‐residential to residential uses; 6. Provide flexibility in land use standards to anticipate changes in the marketplace; 7. Create additional opportunities for the development of residential uses and affordable housing; and 8. Provide on‐street activity in commercial areas after 5 p.m. and built‐in customers for local businesses. Application 1. Allow mixed use development along major corridors and intersections; 2. Establish compatible mixed‐use corridors along the neighborhood’s edge 08 NPA-2024-0018.01 - 7003, 7005, 7007 Guadalupe Street Rezone; District 46 of 28 3. The neighborhood plan may further specify either the desired intensity of commercial uses (i.e. LR, GR, CS) or specific types of mixed use (i.e. Neighborhood Mixed Use Building, Neighborhood Urban Center, Mixed Use Combining District); 4. Mixed Use is generally not compatible with industrial development, however it may be combined with these uses to encourage an area to transition to a more complementary mix of development types; 5. The Mixed Use (MU) Combining District should be applied to existing residential uses to avoid creating or maintaining a non‐conforming use; and 6. Apply to areas where vertical mixed use development is encouraged such as Core Transit Corridors (CTC) and Future Core Transit Corridors. STAFF RECOMMENDATION LAND USE: Multifamily Residential - Higher‐density housing with four or more dwelling units on one lot. Purpose 1. Preserve existing multifamily and affordable housing; 2. Maintain and create affordable, safe, and well-managed rental housing; and 3. Make it possible for existing residents, both homeowners and renters, to continue to live in their neighborhoods. 4. Applied to existing or proposed mobile home parks. Application 1. Existing apartments should be designated as multifamily unless designated as mixed use; 2. Existing multifamily-zoned land should not be recommended for a less intense land use category, unless based on sound planning principles; and 3. Changing other land uses to multifamily should be encouraged on a case-by-case basis. 08 NPA-2024-0018.01 - 7003, 7005, 7007 Guadalupe Street Rezone; District 47 of 28 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: • Within the Crestview Station Regional Center • Near Airport Blvd and N. Lamar Blvd – two activity corridors. Yes Mobility and Public Transit: Located within 0.25 miles of public transit stop and/or light rail station. • Bus routes along Guadalupe Street, St. Johns Avenue, Airport Blvd. • Near Crestview Station Rail • Near North Lamar Metro Rapid Line 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. • Near The Crescent Shopping Center • Commercial businesses along Airport Blvd, North Lamar Blvd Yes Connectivity and Food Access: Provides or is located within 0.50 miles of a grocery store/farmers market. • 99 Ranch Market No Connectivity and Education: Located within 0.50 miles from a public school or university. • 0.7 miles from Reilly Elementary School, 405 Denson Dr. Yes Connectivity and Healthy Living: Provides or is located within 0.50 miles from a recreation area, park or walking trail. • Adjacent to Highland Neighborhood 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.) Yes Housing Affordability: Provides a minimum of 10% of units for workforce housing (80% MFI or less) and/or fee in lieu for affordable housing. • Applicant states affordable units will be provided. Yes 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. Yes 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). 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 particular area or that promotes a new technology, and/or promotes educational opportunities and workforce development training. Industrial Land: Preserves or enhances industrial land. No No Not known No 08 NPA-2024-0018.01 - 7003, 7005, 7007 Guadalupe Street Rezone; District 48 of 28 9 Number of “Yeses” Proximity to Imagine Austin Activity Centers and Corridors 08 NPA-2024-0018.01 - 7003, 7005, 7007 Guadalupe Street Rezone; District 49 of 28 Proximity to Public Parks 08 NPA-2024-0018.01 - 7003, 7005, 7007 Guadalupe Street Rezone; District 410 of 28 Proximity to Public Transportation Urban Trails Map 08 NPA-2024-0018.01 - 7003, 7005, 7007 Guadalupe Street Rezone; District 411 of 28 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 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. 08 NPA-2024-0018.01 - 7003, 7005, 7007 Guadalupe Street Rezone; District 412 of 28 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 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 land use on the future land use map (FLUM) from Higher Density Single Family and Multifamily Residential land use to Mixed Use. Staff does not support the applicant’s request for Mixed Use land use but instead recommends Multifamily Residential land use. The applicant proposes to change the zoning on the property from MF-1-CO-ETOD- DBETOD-NP (Subdistrict 2) (Multifamily Residence (Limited Density) district – Conditional Overlay combining district - Equitable Transit-Oriented Development Combining District - Density Bonus Equitable Transit Oriented Development Combining District – Neighborhood Plan), SF-6-NP (Townhouse and Condominium Residence district – Neighborhood Plan) and MF-2-ETOD-DBETOD-NP (Subdistrict 2) (Multifamily Residence (Low Density) district - Equitable Transit-Oriented Development Combining District- Density Bonus Equitable Transit Oriented Development Combining District – Neighborhood Plan TO CS-ETOD-DBETOD-CO-NP (Subdistrict 2) (General Commercial 08 NPA-2024-0018.01 - 7003, 7005, 7007 Guadalupe Street Rezone; District 413 of 28 Services district –Equitable Transit-Oriented Development (ETOD) combining district - Density Bonus Equitable Transit Oriented Development (DBETOD) combining district – Conditional Overlay (CO) combining district - Neighborhood Plan. Zoning staff does not support the applicant’s request for CS-ETOD-DBETOD-CO-NP but instead recommends MF-4-ETOD-DBETOD-NP (Subdistrict 2). For more information on the proposed zoning, see case report C14-2024-0036. The applicant proposes a development with a mixed of retail uses on the ground floor and residential units above. The applicant states some of the residential units will be affordable housing units. PUBLIC MEETINGS: The ordinance-required community meeting was virtually held on March 28, 2024. The recorded meeting can be found here: https://publicinput.com/neighborhoodplanamendmentcases. Approximately 627 meeting notices were mailed to people who own property within 500 feet of the property and people who have utility accounts (renters) within 500 feet of the property, in addition to neighborhood and environmental organizations who requested notification for the area. Two Austin Planning staff members attended the meeting, Maureen Meredith and Mark Walters. Julia Leisk and Jerry Perales from Bowman, the applicants, attended with one person from the neighborhood. Below are highlights from Julia Leisk and Jerry Perales’s presentation: • We met with the Highland Neighborhood Planning Committee. We want to create a development that enhances the community. • We met with Timothy Bray from Council District 4 and talked about a possible access easement from our property to access the park behind the property. • The neighborhood plan says they want developments to create strong sense of community, and we think our development will do that. • We are requesting GR-VMU (Note: the applicant has since revised their zoning request to CS-ETOD-DBETOD-CO-NP) to have retail on the bottom and apartments above. • Currently the City is looking at changes to the ETOD Overlay. If that is approved, we will look into how to this could benefit our development. We might revise our application as necessary to take advantage of the additional height. No questions asked. 08 NPA-2024-0018.01 - 7003, 7005, 7007 Guadalupe Street Rezone; District 414 of 28 Applicant Summary Letter from Application (Revised letter December 3, 2025) 08 NPA-2024-0018.01 - 7003, 7005, 7007 Guadalupe Street Rezone; District 415 of 28 08 NPA-2024-0018.01 - 7003, 7005, 7007 Guadalupe Street Rezone; District 416 of 28 08 NPA-2024-0018.01 - 7003, 7005, 7007 Guadalupe Street Rezone; District 417 of 28 08 NPA-2024-0018.01 - 7003, 7005, 7007 Guadalupe Street Rezone; District 418 of 28 Letter of Recommendation from the Neighborhood Plan Contact Team (NPCT) From: Meredith, Maureen Sent: Tuesday, May 5, 2026 12:49 PM To: nick.pellicciotto@icloud.com; drinkwaterkid_2000@yahoo.com; katrina.daniel@sbcglobal.net; sarahbigger@gmail.com; carrietea@icloud.com; darienclary@gmail.com; mwilliambeaton@gmail.com; rtomayko@gmail.com Cc: Tomko, Jonathan <Jonathan.Tomko@austintexas.gov> Subject: Highland NPCT Rec Ltr?: NPA-2024-0018.01_7003 Guadalupe St Importance: High Dear Highland NPCT: Cases NPA-2024-0018.01 and C14-2024-0036_7003, 7005, and 7007 Guadalupe Street are on the May 12, 2026 Planning Commission hearing date. These cases have been postponed a number of times, but it looks like the cases are ready for PC action at the May 12, 2026 PC hearing. If your team would like to submit a letter of recommendation to be included in our staff reports, please email it to me and Jonathan Tomko, the zoning planner, tomorrow by 9:00 am on Wednesday, May 6th. If we get it later than this, we will submit as late material to Planning Commission. I’ve attached the applicant’s most recent summary letter for you to review. 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. 08 NPA-2024-0018.01 - 7003, 7005, 7007 Guadalupe Street Rezone; District 419 of 28 08 NPA-2024-0018.01 - 7003, 7005, 7007 Guadalupe Street Rezone; District 420 of 28 08 NPA-2024-0018.01 - 7003, 7005, 7007 Guadalupe Street Rezone; District 421 of 28 08 NPA-2024-0018.01 - 7003, 7005, 7007 Guadalupe Street Rezone; District 422 of 28 08 NPA-2024-0018.01 - 7003, 7005, 7007 Guadalupe Street Rezone; District 423 of 28 08 NPA-2024-0018.01 - 7003, 7005, 7007 Guadalupe Street Rezone; District 424 of 28 08 NPA-2024-0018.01 - 7003, 7005, 7007 Guadalupe Street Rezone; District 425 of 28 Applicant’s Presentation at the Virtual Community Meeting (No formal presentation made at the meeting by the Applicant) 08 NPA-2024-0018.01 - 7003, 7005, 7007 Guadalupe Street Rezone; District 426 of 28 Correspondence Received From: Charlie Heinig < Sent: Tuesday, January 21, 2025 12:58 PM To: Meredith, Maureen <Maureen.Meredith@austintexas.gov> Subject: Request to speak on Public Hearing on Development My name is Charlotte Heinig, I live at 7002 Guadalupe and this refers to the project location and rezoning of 7003,7005, and 7007 Guadalupe street. The case number is C14-2024-0036/Npa-2023-0018.01 I'm sincerely confused on the difference between the cases and would love more information in plain terms if possible. I'll speak assumptively, please correct me if I'm off base here. I'm open to having a grip on the implications of this rezoning.. I'm very much opposed to turning my neighbors' homes into mix used zoning since that leaves a possibility they may no longer have a home and it will be turned into a business right across the street from me. I dont prioritize having accessibility to a service or business over high density housing for folks in the city. I see youre listed as the case manager and I'm sure you can shed some light on this. If my assumptions are correct, I'd like to have a chance to speak at the online meeting on the 28th. I'm opposed. Let me know what information I need to provide for you, Thank you so much, Charlotte Heinig 08 NPA-2024-0018.01 - 7003, 7005, 7007 Guadalupe Street Rezone; District 427 of 28 08 NPA-2024-0018.01 - 7003, 7005, 7007 Guadalupe Street Rezone; District 428 of 28