12 NPA-2025-0016.02 - Former AISD Brooke ES Redevelopment; District 3 - Staff Report — original pdf

Backup

NEIGHBORHOOD PLAN AMENDMENT REVIEW SHEET NEIGHORHOOD PLAN: Govalle/Johnston Terrace Combined (Govalle) CASE#: NPA-2025-0016.02 DATE FILED: December 29, 2025 PROJECT NAME: Former AISD Brooke ES Redevelopment PC DATE: May 12, 2026 ADDRESS/ES: 3100 E. 4th Street DISTRICT AREA: 3 SITE AREA: 5.4 acres OWNER/APPLICANT: Austin Independent School District AGENT: Armbrust & Brown, PLLC (Richard T. Suttle, Jr.) [Previous agent was Nhat Ho, PE (Boot Civil)] CASE MANAGER: Maureen Meredith PHONE: (512) 974-2695 STAFF EMAIL: Maureen.Meredith@austintexas.gov TYPE OF AMENDMENT: Change in Future Land Use Designation From: Civic To: Mixed Use Base District Zoning Change Related Zoning Case: C14-2025-0125 From: P-NP To: CS-MU-V-NP NEIGHBORHOOD PLAN ADOPTION DATE: March 27, 2003 CITY COUNCIL DATE: TBD ACTION: PLANNING COMMISSION RECOMMENDATION: May 12, 2026 - (action pending) 12 NPA-2025-0016.02 - Former AISD Brooke ES Redevelopment; District 31 of 23STAFF RECOMMENDATION: Staff supports the Applicant’s request for Mixed Use land use. BASIS FOR STAFF’S RECOMMENDATION: Staff supports the Applicant’s request for Mixed Use land use because the property is located in an area with a mix of land uses. To the north of the property is Public, Office and Single Family land uses, to the east is Commercial and Industry, to the south and west is Single Family. Mixed Use land us would be appropriate in this location. The applicant proposes to build an approximately 425-unit apartment building with approximately 10,000 square feet of retail. Applicant states 10% of the apartments will be affordable. The proposed development will help to meet the Austin Strategic Housing Blueprint’s goal of creating 135,000 housing units throughout the City by 2027 with 60,000 designated as affordable for households at or below 80% of medium family income (MFI). The proposed development meets the Govalle/Johnston Terrace Neighborhood Plan goals: GOAL 3: Land Use - Develop a balanced and varied pattern of land use. Key Principles 12 NPA-2025-0016.02 - Former AISD Brooke ES Redevelopment; District 32 of 23 • Provide a balance of land use and zoning for people to both live and work in the area. • Encourage mixed use so that residential uses are allowed on some commercial properties. GOAL 8: Housing - Increase opportunities for people to live in close proximity to daily needs such as shopping and transportation. LAND USE DESCRIPTIONS: EXISTING LAND USE: Civic - Any site for public or semi fire facilities, hospitals, and public and private schools. Includes major religious facilities and other religious activities that are of a different type and scale than surrounding uses. public facilities, including governmental offices, police, ‐ Purpose functional institutional uses that serve 1. Allow flexibility in development for major, multi the greater community; 2. Manage the expansion of major institutional uses to prevent unnecessary impacts on established neighborhood areas; 3. Preserve the availability of sites for civic facilities to ensure that facilities are adequate for population growth; 4. Promote Civic uses that are accessible and useable for the neighborhood resident and maintain stability of types of public uses in the neighborhood; ‐ 5. May include housing facilities that are accessory to a civic use, such as student dormitories; and 6. Recognize suitable areas for public uses, such as hospitals and schools, that will minimize the impacts to residential areas. Application 1. Any school, whether public or private; oriented civic facility, including all hospitals, colleges and universities, and 2. Any campus major government administration facilities; 3. Any use that is always public in nature, such as fire and police stations, libraries, and museums; 4. Civic uses in a neighborhood setting that are of a significantly different scale than surrounding non civic uses; ‐ ‐ 12 NPA-2025-0016.02 - Former AISD Brooke ES Redevelopment; District 33 of 23 5. An existing civic use that is likely or encouraged to redevelop into a different land use should NOT be designated as civic; and 6. Civic uses that are permitted throughout the city, such as day care centers and religious assembly, should not be limited to only the civic land use designation. 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 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); 12 NPA-2025-0016.02 - Former AISD Brooke ES Redevelopment; District 34 of 23 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. 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: • There are four activity corridors near the property: E. 7th Street, Springdale Road, E. Cesar Chavez Street, and N. Pleasant Valley Yes Mobility and Public Transit: Located within 0.25 miles of public transit stop and/or light rail station. • There are bus routes along E. 7th Street, Springdale Road, E. Cesar Chavez Street, and N. Pleasant Valley 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 No to goods and services, and/or employment center. Connectivity and Food Access: Provides or is located within 0.50 miles of a grocery store/farmers market. • 0.7 miles from H-E-B, 2701 E 7th St, Austin, TX 78702 No Connectivity and Education: Located within 0.50 miles from a public school or university. No Connectivity and Healthy Living: Provides or is located within 0.50 miles from a recreation area, park or walking trail. • 0.7 miles from Parque Zaragoza Neighborhood Park, 2608 Gonzales St, Austin, TX 78702 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.) • 1.4 Miles from CommUnityCare: East Austin Health Center, 211 Comal St, Austin, TX 78702 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 proposes to build an approximately 425-unit multifamily development with 10% of the units being affordable. 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. Applicant proposes approximately 425-unit multifamily development with 10% of the units being affordable. 12 NPA-2025-0016.02 - Former AISD Brooke ES Redevelopment; District 35 of 23 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). • 0.6 miles from Cepeda Branch, Austin Public Library, 651 N Pleasant Valley Rd, Austin, TX 78702 No No Not known 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 Yes Not located over the Edwards Aquifer Contributing Zone or Edwards Aquifer Recharge Zone Number of “Yeses” 8 Proximity to Imagine Austin Activity Centers and Corridors 12 NPA-2025-0016.02 - Former AISD Brooke ES Redevelopment; District 36 of 23 Proximity to Public Parks 12 NPA-2025-0016.02 - Former AISD Brooke ES Redevelopment; District 37 of 23 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. 12 NPA-2025-0016.02 - Former AISD Brooke ES Redevelopment; District 38 of 23 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. 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 12 NPA-2025-0016.02 - Former AISD Brooke ES Redevelopment; District 39 of 23 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 Civic to Mixed Use land use. The applicant proposes to change the zoning on the property from P-NP (Public district – Neighborhood Plan) to CS-MU-V-NP (General Commercial Services district – Mixed Use combining district – Vertical Mixed Use Building combining district – Neighborhood Plan). The applicant proposes to build a 425-unit apartment building with potential ground floor retail. Applicant states 10% of the apartment units will be affordable. PUBLIC MEETINGS: The ordinance-required community meeting was virtually held on April 1, 2026. The recorded meeting can be found here: https://publicinput.com/neighborhoodplanamendmentcases. Approximately 243 notices were mail to utility account holders (renters) and property owners who live within 500 feet of the subject property, in addition to neighborhood and environmental groups who requested notification for the area. Three Austin Planning staff members attended, Maureen Meredith, Mark Walters, and Chase Gonsoulin. Kelly Wright from Armbrust and Brown attended, the applicant’s agent, and Sean Wolff from Trammel Crow. Seven people from the neighborhood attended. The community engagement meeting focused on a proposed 425 multifamily unit mixed‑use development with 10% of the units being affordable. The proposed height is 60 feet. Applicant states they are not seeking a 90-foot-tall building. Neighborhood residents in attendance had questions about green space access, building height, traffic impacts, retail uses, and construction logistics. Project representatives explained zoning requirements, park dedication plans, traffic analysis status, and their intent to maintain a neighborhood‑aligned design while confirming they are not seeking additional height bonuses. Attendees expressed significant concerns about scale, traffic, neighborhood fit, and long‑term commitments to promises made during the meeting. 12 NPA-2025-0016.02 - Former AISD Brooke ES Redevelopment; District 310 of 23 Key community concerns: • Height and scale of the five‑story building and its relationship to nearby single‑family homes • Traffic impacts, congestion, and clarity around the traffic analysis and street impact fees • Future retail tenants and a desire to avoid undesirable uses such as smoke shops • Preservation, accessibility, and maintenance of public green space and parkland • Overall density of 425 units and cumulative impacts alongside nearby developments • Construction duration, noise, and ensuring nearby residents receive contact information for issues • Long‑term assurances that commitments—such as height limits, park space, and design quality—will be upheld. 12 NPA-2025-0016.02 - Former AISD Brooke ES Redevelopment; District 311 of 23 Applicant Summary Letter from Application 12 NPA-2025-0016.02 - Former AISD Brooke ES Redevelopment; District 312 of 23 Nhat Ho’s Summary Letter – Original Agent 12 NPA-2025-0016.02 - Former AISD Brooke ES Redevelopment; District 313 of 23 12 NPA-2025-0016.02 - Former AISD Brooke ES Redevelopment; District 314 of 23 Letter of Recommendation from the Neighborhood Plan Contact Team (NPCT) From: Candi Fox < > Sent: Sunday, May 3, 2026 11:18 PM To: Meredith, Maureen <Maureen.Meredith@austintexas.gov>; Tomko, Jonathan <Jonathan.Tomko@austintexas.gov> Subject: Meeting of the Govalle Johnston Terrace Neighborhood Plan Contact Team Meeting- May 7th External Email - Exercise Caution Hello Maureen and Jonathan, The next meeting of the Govalle/Johnston Terrace Neighborhood Plan Contact will be: Thursday, May 7th 6:00 pm via zoom For zoom information, contact c13fox@gmail.com Thank you, Candace Fox, Chair G/JTNP Contact Team …………………………….. AGENDA 1. Contact Team Business 2. East 4th Street- former Brooke Elementary facilities, Richard Suttle Thank you! Candace 12 NPA-2025-0016.02 - Former AISD Brooke ES Redevelopment; District 315 of 23 Site 12 NPA-2025-0016.02 - Former AISD Brooke ES Redevelopment; District 316 of 23 12 NPA-2025-0016.02 - Former AISD Brooke ES Redevelopment; District 317 of 23 12 NPA-2025-0016.02 - Former AISD Brooke ES Redevelopment; District 318 of 23 Applicant’s Presentation at the Virtual Community Meeting on April 1, 2026 12 NPA-2025-0016.02 - Former AISD Brooke ES Redevelopment; District 319 of 23 12 NPA-2025-0016.02 - Former AISD Brooke ES Redevelopment; District 320 of 23 12 NPA-2025-0016.02 - Former AISD Brooke ES Redevelopment; District 321 of 23 12 NPA-2025-0016.02 - Former AISD Brooke ES Redevelopment; District 322 of 23 Correspondence Received No correspondence received as of May 5, 2026 12 NPA-2025-0016.02 - Former AISD Brooke ES Redevelopment; District 323 of 23