07 C14-2025-0065 - 4302 Nuckols Crossing; District 2 - Staff Report — original pdf

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ZONING CHANGE REVIEW SHEET CASE: C14-2025-0065 – 4302 Nuckols Crossing DISTRICT: 2 ADDRESS: 4302, 4304 ½, & 4316 Nuckols Crossing Road ZONING FROM: SF-2-CO-NP TO: MF-3-NP SITE AREA: 6.613 acres PROPERTY OWNER: Katherine Barnidge AGENT: LOC Consultants Civil Division (Sergio Lozano Sanchez, P.E.) CASE MANAGER: Nancy Estrada (512-974-7617, nancy.estrada@austintexas.gov) STAFF RECOMMENDATION: The Staff recommendation is to grant multifamily residence-medium density – conditional overlay – neighborhood plan (MF-3-CO-NP) combining district zoning. PLANNING COMMISSION ACTION / RECOMMENDATION: May 12, 2026: CITY COUNCIL ACTION: ORDINANCE NUMBER: ISSUES: On November 13, 2023, City of Austin staff sponsored a virtual community meeting to provide an opportunity for the neighborhood plan contact team, nearby residents, property owner, and any other interested parties to discuss the proposed neighborhood plan amendment request. The rezoning case was submitted on June 2, 2025. CASE MANAGER COMMENTS: The subject rezoning area consists of approximately 6.61 acres of undeveloped land currently zoned single family residence-standard lot – conditional overlay – neighborhood plan, (SF-2- CO-NP) combining district zoning. It is located along the west side of Nuckols Crossing Road near the bend where it transitions into East St. Elmo Road. The St. Elmo tributary of Williamson Creek runs in close proximity to the western property boundary line and extends across the northern portion of the property. Additionally, portions of the northern area of the 07 C14-2025-0065 - 4302 Nuckols Crossing; District 21 of 14 C14-2025-0065 Page 2 property are also located within the floodplain, limiting the overall developable area on the site. As a result, approximately 1.7 acres are located outside of the flood plain and creek buffer areas; however, only approximately 1 acre is proposed for future development while the remainder of the property is proposed to remain undeveloped. To the north are single family residences on large lots and undeveloped land across East St. Elmo Road (SF-2-CO-NP; LI-CO-NP); to the south are multifamily residences (MF-4-CO- NP; MF-3-CO-NP; MF-2-CO-NP); there are also single family residences on large lots, undeveloped tracts and multifamily residences to the west (SF-2-CO-NP; SF-6-CO-NP; MF- 3-CO-NP; LO-CO-NP); and it is undeveloped to the east across Nuckols Crossing Road (SF- 2-NP). Please refer to Exhibits A (Zoning Map) and A-1 (Aerial View). The Applicant is requesting to rezone the property to multifamily residence-medium density – neighborhood plan (MF-3-NP) combining district zoning. The applicant is proposing a multifamily project with approximately 40 units. Under the MF-3-NP base district, the maximum floor-to-area ratio is 0.75 to 1 and the maximum height is 40 feet. The proposed project will be located within the southeast portion of the site along the frontage of Nuckols Crossing Road, a minor arterial roadway. Access is proposed from Nuckols Crossing Road, with no access proposed from East St. Elmo Road. Staff is recommending multifamily residence-medium density – conditional overlay – neighborhood plan (MF-3-CO- NP) combining district zoning with a Conditional Overlay limiting the number of units to 40. This is consistent with the surrounding zoning pattern, which includes (MF-4-CO-NP) and (MF-2-CO-NP) zoning to the south and (MF-3-NP) zoning to the south and west. Given the environmental constraints on the site, the proposed (MF-3-CO-NP) zoning would allow some flexibility with the site configuration. The applicant is in agreement with the staff recommendation. BASIS OF RECOMMENDATION: 1. The proposed zoning should be consistent with the purpose statement of the district sought. The multifamily residence – medium density (MF-3) district is intended to accommodate multifamily use with a maximum density of up to 36 units per acre, depending on unit size. This district is appropriate for multifamily residential areas located near supporting transportation and commercial facilities, generally in more centrally located areas, and in other selected areas where medium density multiple use is desirable. The maximum height is 40 feet. The Conditional Overlay (CO) combining district may be applied in combination with any base district. The district is intended to provide flexible and adaptable use or site development regulations by requiring standards tailored to individual properties. The neighborhood plan (NP) district denotes a tract located within the boundaries of an adopted Neighborhood Plan. 2. Zoning changes should promote compatibility with adjacent and nearby uses. 07 C14-2025-0065 - 4302 Nuckols Crossing; District 22 of 14 C14-2025-0065 Page 3 3. Zoning should be consistent with approved and existing densities. Staff recommends (MF-3-CO-NP) zoning, as it maintains consistency with the approved and existing residential densities in the surrounding area. Adjacent properties include MF-2, MF- 3, and MF-4 base zoning districts to the south and west. The conditional overlay limiting the development to 40 units further supports compatibility with surrounding residential uses while allowing for additional housing within the area. EXISTING ZONING AND LAND USES: ZONING LAND USES Site North LI-CO-NP; SF-2-CO-NP SF-2-CO-NP South MF-4-CO-NP; MF-3-CO-NP; East West MF-2-CO-NP SF-2-NP SF-2-CO-NP; SF-6-CO-NP; MF-3-CO-NP; LO-CO-NP; RR-CO-NP Undeveloped Undeveloped; Single family residences on large lots Multifamily residences Undeveloped Single family residences on large lots; Undeveloped; Multifamily residences NEIGHBORHOOD PLANNING AREA: Southeast Combined (Franklin Park) WATERSHED: Williamson Creek – Suburban CAPITOL VIEW CORRIDOR: No SCENIC ROADWAY: No SCHOOLS: Rodriguez Elementary School Mendez Middle School Travis High School COMMUNITY REGISTRY LIST: Austin Independent School District Del Valle Community Coalition Non-Profit Del Valle Independent School District Go!Austin / Vamos!Austin 78744 Homeless Neighborhood Association Kensington Park Homeowners Association Los Arboles Homeowner’s Association Paisano Mobile Home Park Neighborhood Assn Southeast Combined Neighborhood Plan Contact Team AREA CASE HISTORIES: Austin Neighborhoods Council Dove Springs Proud Friends of Austin Neighborhoods Onion Creek HOA Overton Family Committee NUMBER C14-2022-0088 – REQUEST SF-2-NP, SF- COMMISSION CITY COUNCIL To grant MF-3-NP Apvd MF-3-NP as 07 C14-2025-0065 - 4302 Nuckols Crossing; District 23 of 14 C14-2025-0065 Page 4 REQUEST 3-NP, MF-2- NP, MF-3-NP to MF-3-NP SF-2-NP to MF-4-NP, as amended RR-NP; LO- NP; CS-NP to MF-3-CO-NP NUMBER Sage @ Franklin Park - 4500 Nuckols Crossing Rd C14-2017-0010.SH – Nuckols Crossing Road - SMART Housing – 4400 Nuckols Crossing Rd C14-02-0155.SH – Pleasant Valley Courtyards (SMART Housing) – 4503-4511 E St. Elmo Rd. COMMISSION CITY COUNCIL (10-11-22) To Grant MF-4-CO-NP w/the -CO for MF-2 development standards except for height, and a Restrictive Covenant for the conds of a Neighborhood Traffic Analysis (7-28-2020) To Grant MF-3-CO-NP w/CO for max. 163 units and 2,000 trips/day, and requiring setbacks from creek centerlines. Commission recommended (11-3-22) Apvd MF-4-CO-NP w/the -CO and a Restrictive Covenant for the conds of a Neighborhood Traffic Analysis and an Addendum (8-27-2020). Apvd RR-NP and MF- 3-CO-NP. The CO establishes a max of 163 units (10.038 u.p.a.); 2,000 trips, 50’ creek setback; prohibits community rec (private) use on Tracts 1 & 2, and prohibits residential units on Tract One (10-31-2002). RELATED CASES: NPA-2023-0014.04 - Change Future Land Use Designation from Single Family to Multifamily Residential C14-02-0128.01 – The subject property is located within the boundaries of the Southeast Combined (Franklin Park) Neighborhood Planning Area and the –NP combining district was added to existing zonings (Ordinance No. 021010-12a). The property is unplatted and there are no related subdivision or site plan cases in process. ADDITIONAL STAFF COMMENTS: Drainage The developer is required to submit a pre- and post-development drainage analysis at the subdivision and site plan stage of the development process. The City’s Land Development Code and Drainage Criteria Manual require that the Applicant demonstrate through engineering analysis that the proposed development will have no identifiable adverse impact on surrounding properties. 07 C14-2025-0065 - 4302 Nuckols Crossing; District 24 of 14 C14-2025-0065 Environmental Page 5 The site is not located over the Edwards Aquifer Recharge Zone. The site is in the Williamson Creek Watershed of the Colorado River Basin, which is classified as a Suburban Watershed by Chapter 25-8 of the City's Land Development Code. The site is in the Desired Development Zone. Under current watershed regulations, development or redevelopment on this site will be subject to the following impervious cover limits: Development Classification % of Gross Site Area % of Gross Site Area Single-Family (minimum lot size 5750 sq. ft.) Other Single-Family or Duplex Multifamily Commercial 50% 55% 60% 80% with Transfers 60% 60% 70% 90% According to floodplain maps there is a floodplain within or adjacent to the project location. Based upon the location of the floodplain, offsite drainage should be calculated to determine whether a Critical Water Quality Zone exists within the project location. Standard landscaping and tree protection will be required in accordance with LDC 25-2 and 25-8 for all development and/or redevelopment. At this time, site specific information is unavailable regarding vegetation, areas of steep slope, or other environmental features such as bluffs, springs, canyon rimrock, caves, sinkholes, and wetlands. Under current watershed regulations, development or redevelopment requires water quality control with increased capture volume and control of the 2-year storm on site. At this time, no information has been provided as to whether this property has any preexisting approvals that preempt current water quality or Code requirements. PARD – Planning & Design Review Parkland dedication will be required at the time of subdivision or site plan application for new residential units with MF-3 zoning, per City Code § 25-1-601, as amended. The proposed development meets the criteria for land dedication in City Code Title 25, Article 14. As such, a partial land dedication will be required, as well as any remaining fees in-lieu. The surrounding neighborhood area is currently park deficient, defined as being outside walking distance to existing parks. The development as proposed will require parkland dedication for the new residential units that will serve the Southeast Combined/Stassney neighborhood through the additional park investment. The Parks and Recreation Department 07 C14-2025-0065 - 4302 Nuckols Crossing; District 25 of 14 C14-2025-0065 Page 6 (PARD) would consider land along the creek that connects to adjoining parcels and ROW. Such a connection would improve neighborhood connectivity and satisfy an acquisition need for the St.Elmo tributary greenbelt, a recommendation identified in the Parks and Recreation Department’s Long-Range Plan. Should there be any remaining fees in-lieu, those fees shall be used toward park investments in the form of land acquisition and/or park amenities within the surrounding area, per the Parkland Dedication Operating Procedures § 14.3.11 and City Code § 25-1-609. Should the applicant wish to discuss parkland dedication requirements in advance of site plan or subdivision applications, please contact this reviewer: ann.desanctis@austintexas.gov. At the applicant’s request, PARD can provide an early determination letter of the requirements as stated in this review. Site Plan Site plans will be required for any new development except for residential only project with up to 4 units. Any new development is subject to Subchapter E. Design Standards and Mixed Use. Additional comments will be made when the site plan is submitted. Transportation – Engineering Review The Austin Strategic Mobility Plan (ASMP) calls for 84 feet of right-of-way for St. Elmo Road. It is recommended that 42 feet of right-of-way from the existing centerline should be dedicated for St. Elmo Road according to the Transportation Plan with the first subdivision or site plan application. [LDC 25-6-51 and 25-6-55]. The adjacent street characteristics table is provided below: Name ASMP Classification ASMP Required ROW Existing ROW Existing Pavement Sidewalks Bicycle Route 72’ 74’ 27’ No Yes Capital Metro (within ¼ mile) No Nuckols Crossing Road Level 2 - Collector St. Elmo Road Level 2 - Collector 84’ 56’ 27’ No Yes No 07 C14-2025-0065 - 4302 Nuckols Crossing; District 26 of 14 C14-2025-0065 Page 7 A Traffic Impact Analysis is not required. Traffic generated by the proposal does not exceed the thresholds established in the City of Austin Land Development Code (LDC). Austin Water Utility No comments on zoning change. FYI: The landowner intends to serve the site with existing City of Austin water utilities. Depending on the development plans submitted, water and or wastewater service extension requests may be required. All water and wastewater construction must be inspected by the City of Austin. For more information pertaining to the Service Extension Request process and submittal requirements contact the Austin Water SER team at ser@austintexas.gov. INDEX OF EXHIBITS AND ATTACHMENTS TO FOLLOW: Exhibit A: Zoning Map Exhibit A-1: Aerial Map Applicant’s Summary Letter Correspondence 07 C14-2025-0065 - 4302 Nuckols Crossing; District 27 of 14 LI-CO-NP SF-2-NP LI-NP LI-NP 76-59 760826-F ( ( WHSE 84-317 UNDEV 84-317 95-0405C LI-NP CHURCH C14-03-0026 LI-CO-NP C14-2015-0142 NPA-2015-0014.01 LO-MU-NP CS-1-NP RR-CO-NP C14-03-0121 84-248 R.C. E ST ELMO RD MF-3-CO-NP 03-0176.SH C14-03-0176.SH 03-0122 C14-03-0122 RR-CO-NP APARTMENTS C14-02-0155.SH RR-NP CONDOMINIUMS SF-6-CO-NP 03-0027 84-421 C14-03-0027 03-0123 86-025R.C. RR-CO-NP C14-03-0123 C14-86-025 01-0144 LO-CO-NP 01-0032(SH) SP-01-0460C.SH 03-0123 ! ! ! ! ! ! ! 01-0144 C14-01-0144 NPA-2008-0014.03 NPA-2022-0014.02 UNDEV C14-2022-0088 MF-3-NP ! ! ! ! ! ! ! ! ! ! SF-2-NP ! ! ! ! ! ! ! ! ! ! ! ! G CIN N E F R O T C A R T N O C E G A R O T S ( SF-2-NP ( ( SF-3-NP ( ( SF-3-NP ( E R A C ( E G A R O T L\S RIA E AT M E G A R A G ( H C R U H C C 9 03 9-0 8 P S 6 9 85-0 ( S S E C C A LY T N D E E N S A O M L R C E P ( ( M.H. WAREHOUSES P-NP SF-3-NP ( ( ( ( ( ( D LV D B N E B R E P P O C ( ( ( MAUFRAIS LN ( SF-2-NP EQUIPMENT ( SUBJECT TRACT ! ! ! ! ! ! PENDING CASE ZONING BOUNDARY ( ( ± ( ( ( ( ( ( SF-2-NP ( N D L R A G W G E R G ( ( CARTER LN ( SF-2-NP ( ( ( N N L O T F A ( 03-0027 ( ( 84-174 ( ( ( ( ( SF-2-CO-NP 84-0174 ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! MF-4-CO-NP ! C14-2017-0010.SH ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! None ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! UNDEV ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! M.H. MF-2-CO-NP C14-01-0041 SP-02-0393C.SH 01-0041 V E D N U 3 9 87-0 ( D G R SIN S O R S C L O K C U N UNDEV SF-2-NP D N S B S E R P Y C SF-2-NP ( ( ( ( 4-PLEX ( ( ( MF-2-NP X E L 4-P ( ( ( ( ( ( ( FENCE ROW ( SF-2-NP ( ( ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! R D Y E S R A E H H T R O N C14-03-0030 LI-CO-NP WIN NEBAG O LN D N R E AV C LI-NP 03-0029 98-0023 C14-03-0029 LI-CO-NP C14-03-0029 03-0029 98-0023 03-0029 SF-2-CO-NP UNDEV SF-2-NP VIEWPOINT DR 87-093 87-093 UNDEV C O T T O N W O O D S T C14-2022-0013 SF-3-NP DR-NP SF-2-NP 87-093 APPLE ORCHARD LN UNDEV SF-2-NP LURLYNE CT SF-2-NP BEVIN CV SF-2-NP D R E V O R G H C A E P SF-2-NP LYRA CIR ( ( ( ( ( ( SOUTH HEARSEY DR ZONING ZONING CASE#: C14-2025-0065 EXHIBIT A 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. Created: 6/9/2025 07 C14-2025-0065 - 4302 Nuckols Crossing; District 28 of 14 EXHIBIT A-1 !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(C14-2025-0065C14-03-0029C14-86-025C14-01-0041C14-2022-0088C14-03-0027C14-01-0144NPA-2008-0014.03NPA-2022-0014.02C14-2017-0010.SHC14-03-0030C14-03-0029C14-03-0176.SHC14-03-0123C14-02-0155.SHC14-2022-0013C14-03-0122C14-2015-0142C14-03-0121C14-03-0026NPA-2015-0014.01ESTELMORDVIEWPOINTDRNUCKOLSCROSSINGRDMAUFRAISLNWINNEBAGOLNCYPRESSBNDCAVENRDCOTTONWOODSTCARTERLNLYRACIRAPPLEORCHARDLNPEACH GROVE RDCOPPERBENDBLVDAFTONLNNORTH HEARSEY DRFENCEROWSOUTHHEARSEYDRGREGGWARDLNBEVINCVLURLYNE CTLI-CO-NPSF-2-NPSF-2-CO-NPSF-2-NPSF-2-NPMF-3-NPSF-2-NPLI-NPSF-2-NPSF-2-NPMF-2-CO-NPLI-NPSF-2-CO-NPSF-2-NPMF-3-CO-NPSF-2-NPSF-2-NPSF-2-NPMF-4-CO-NPSF-2-NPP-NPLI-CO-NPSF-2-NPSF-3-NPSF-6-CO-NPRR-CO-NPSF-3-NPLO-CO-NPRR-NPRR-CO-NPLI-NPSF-2-NPLI-NPLI-CO-NPCS-1-NPSF-2-NPSF-3-NPMF-2-NPDR-NPLO-MU-NPRR-CO-NPSF-3-NP4304 Nuckols Crossing Rd±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:C14-2025-00654304 Nuckols Crossing Rd6.7241 AcresNancy EstradaCreated: 7/8/2025SUBJECT TRACTZONING BOUNDARY!!!!!PENDING CASECREEK BUFFER1 inch equals 400 '07 C14-2025-0065 - 4302 Nuckols Crossing; District 29 of 144302 Nuckols Crossing ENGINEER’S SUMMARY LETTER Prepared By: LOC Consultants, Civil Division 2211 S IH 35 Frontage Rd #107 Austin, TX 78741 (512) 524-0677 Prepared By: LOC Consultants, Civil Division 2211 S IH 35 Frontage Rd #107 Austin, TX 78741 (512)524-067707 C14-2025-0065 - 4302 Nuckols Crossing; District 210 of 14City of Austin Development Services Department 6310 Wilhelmina Delco Dr. Austin, TX 78752 July 10th, 2023 RE: Engineer’s Summary Letter 4302 Nuckols Crossing Rd. Austin, TX 78744 To whom it may concern, LOC Consultants Civil Division is preparing a neighborhood plan amendment application for the property located at 4302 Nuckols Crossing Rd. The site consists of 6.72 acres (292,900sq. ft) of currently undeveloped land within the City of Austin and Travis County. The property is currently zoned as a Single-Family zoning SF-2-CO-NP according to the City of Austin Future Land Use Map and is in the Suburban watershed of Williamson Creek. Because the site is partially in the FEMA 100-year flood plain, the proposed development will only be planned outside of the floodplain area. A change of land use from SF-2 to MF-3 is being proposed within the terms and conditions of each of the instances that are due, following the standards and regulations that these changes imply. Our purpose with these changes is to preserve existing multifamily and affordable housing, to maintain and create affordable, safe, and well-managed rental housing and to make it possible for existing residents to continue to live in their neighborhoods. Should you have any comments or questions please do not hesitate to contact me. Sincerely, Sergio Lozano-Sanchez, P.E. Our purpose is to preserve existing multi-family and affordable housing, ensure safe andwell-managed rental options, and allow current residents to remain in their neighborhoods.Should you have any comments or questions, please do not hesitate to contact me.Our purpose is to preserve existing multi-family and affordable housing, ensure safeand well-managed rental options, and allow current residents to remain in theirneighborhoods.Should you have any comments or questions, please do not hesitate to contact me.August 29th, 2025and will consist of a 40 unit Multi-familyhousing.A change of land use from SF-2 to MF-3is being proposed within the terms andconditions of each of the instances that are due, following the standards and regulations that these changes imply. Our purpose withthese changes is to preserve existing multifamily and affordable and will consist of a 40 unit Multi-familyhousing.A change of land us from SF-2-CO-NP to MF-3 is being proposed within the termsand conditions of each of the instances that are due, following the stands andregulations that these changes imply and will consist of a 40 unit Multi-familyhouse.ssible for existing residents to continue to live in their any comments or questions, please do not hesitate to contact Our mission is to preserve existing multifamily and affordable housing, provide,safe, well-managed rental options and support residents in remaining in theircommunities.September 12, 2025A Change of land use from SF-2-CO-NP to MF-3-NP is being proposed within theterms and conditions of each of the instances that are due, following the stands andregulations that these changes imply and will consist of a 40-unit multi-familyhouse.07 C14-2025-0065 - 4302 Nuckols Crossing; District 211 of 1407 C14-2025-0065 - 4302 Nuckols Crossing; District 212 of 14 07 C14-2025-0065 - 4302 Nuckols Crossing; District 213 of 14 November 18, 2025 Case Number: NPA-2023-0014.04 and C14-2025-0065_4302 Nuckols Crossing Date of Hearing: December 9, 2025 Contact: Maureen Meredith and Nancy Estrada Project Address: 4302 Nuckols Crossing Rd Honorable Planning Commission, The Los Arboles HOA is opposed to the amendment to change the future land use designation for the specified property within the Southeast Combined Neighborhood Plan from Single Family to Multifamily Residential. Los Arboles is a single family neighborhood across Nuckols Crossing Rd from the specified property. We oppose this change in future land use based on several issues: Nuckols Crossing is a substandard road that already has more traffic than it can handle. Numerous past traffic studies prove this. It’s a narrow 2 lane road in poor conditions with no planned update by the City. Another multifamily development on Nuckols Crossing would cause numerous traffic problems. The driveway to this specified property would be located on a very dangerous curve with no visibility where Nuckols Crossing turns into E St Elmo. And the driveway would be located less than 200 feet from the driveway to Ekos City Heights and is located less than 200 feet from Viewpoint Dr. Another multifamily development is not needed in this area. Next to this specified property is a recently completed affordable living apartment for 50+ active adults with 179 units, Ekos City Heights, that has not been able to fill it’s vacancies a year after being opened. On the south side of Ekos is Woodway Village, an affordable living multifamily complex with 160 units that has big signs out front saying that they have openings. A new affordable living multifamily apartment complex called Sage is being built on the west side of this specified property on Pleasant Valley Rd and will have 298 units. The developers for Sage had proposed a driveway off of Nuckols Crossing between Woodway Village and Ekos, but after traffic studies of Nuckols Crossing and the impact of a driveway in that location, the City of Austin rejected that proposal and required them to have ingress and egress driveways off of Pleasant Valley. North of 4302 Nuckols Crossing on E St Elmo is Kingfisher Creek, an affordable living multifamily apartment complex with 35 units, and next to that is Franklin Park, an affordable living apartment complex with 163 units; both of these properties have vacancies. The proposed multifamily development at 4302 Nuckols Crossing would not serve this community but would harm it by creating a dangerous traffic situation. Another major concern is that the specified property is on environmentally sensitive land. Protected springs are documented in this area and the run-off goes directly into McKinney Falls State Park. The flood plain would severely restrict building on this specified property. Even if the developer took all the environmental precautions required, the loss of this piece of undeveloped land would impact foliage and wildlife in this area and McKinney Falls State Park. Please take these issue into consideration when reviewing and acting on a change in amending the Southeast Combined Neighborhood Plan and a change in zoning from single family to multifamily. This development does not fit into the SCNP vision, is not needed in this area and could cause traffic safety issues and damage to environmentally sensitive areas. Thank you, Laurel Francel President, Los Arboles HOA 5609 Apple Orchard Ln Austin, TX 78744 07 C14-2025-0065 - 4302 Nuckols Crossing; District 214 of 14