04 NPA-2026-0019.01 - 3701 Speedway, 3703 Speedway and 104 East 37th Street NPA; District 9 - Staff Report — original pdf

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Planning Commission: June 23, 2026 NEIGHBORHOOD PLAN AMENDMENT REVIEW SHEET NEIGHORHOOD PLAN: Central Austin Combined (North University) CASE#: NPA-2026-0019.01 DATE FILED: March 25, 2026 PROJECT NAME: 3701 Speedway, 3703 Speedway and 104 E. 37th Street PC DATE: June 23, 2026 ADDRESS/ES: 3701, 3703 Speedway and 104 E. 37th Street DISTRICT AREA: 9 SITE AREA: 0.2769 OWNER/APPLICANT: La Familia Partnership LTD, a Texas limited partnership AGENT: Dubois Bryant & Campbell, LLP (David Hartman) CASE MANAGER: Maureen Meredith PHONE: (512) 974-2695 STAFF EMAIL: Maureen.Meredith@austintexas.gov TYPE OF AMENDMENT: Change in Future Land Use Designation From: Mixed Use/Office To: Mixed Use Base District Zoning Change Related Zoning Case: C14-2026-0020 From: LO-NCCD-ETOD-DBETOD-NP To: LR-NCCD-ETOD-DBETOD-NP NEIGHBORHOOD PLAN ADOPTION DATE: August 26, 2004 CITY COUNCIL DATE: TBD ACTION: PLANNING COMMISSION RECOMMENDATION: June 23, 2026 – (action pending) Page 1 of 28 04 NPA-2026-0019.01 - 3701 Speedway, 3703 Speedway and 104 East 37th Street NPA; District 91 of 28 Planning Commission: June 23, 2026 STAFF RECOMMENDATION: Staff supports the Applicant’s request for Mixed Use land use. BASIS FOR STAFF’S RECOMMENDATION: The subject tract currently has Mixed Use/Office land use and has three bungalows that are proposed to be developed with a tract directly to the north that has Mixed Use land use. Staff supports the applicant’s request for Mixed Use land use on this property. The property is proposed to be redeveloped with neighborhood- serving commercial uses that is walkable and in scale with the surrounding land uses. Staff believe the reqeust for Mixed Use supports the Central Austin Combined Neighborhood Plan by providing additional neighborhood-serving commercial uses within walking distance to residential areas. Page 2 of 28 04 NPA-2026-0019.01 - 3701 Speedway, 3703 Speedway and 104 East 37th Street NPA; District 92 of 28 Planning Commission: June 23, 2026 LAND USE DESCRIPTIONS: EXISTING LAND USE: Mixed Use/Office - An area that is appropriate for a mix of residential and office uses. Purpose 1. Accommodate mixed use development in areas that are not appropriate for general commercial development; and 2. Provide a transition from residential use to non residential or mixed use. Application ‐ 1. Appropriate for areas such as minor corridors or local streets adjacent to commercial areas; 2. May be used to encourage commercial uses to transition to residential use; and 3. Provide limited opportunities for live/work residential in urban areas. 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; Page 3 of 28 04 NPA-2026-0019.01 - 3701 Speedway, 3703 Speedway and 104 East 37th Street NPA; District 93 of 28 Planning Commission: June 23, 2026 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); 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: • 0.34 miles from Guadalupe Street, an activity corridor Yes Mobility and Public Transit: Located within 0.25 miles of public transit stop and/or light rail station. • Bus routes along Speedway, Guadalupe Street, and E. 38th Street 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. Yes Connectivity and Food Access: Provides or is located within 0.50 miles of a grocery store/farmers market. • 0.4 miles from Speedway Market, 104 E 31st St Unit B, Austin, TX 78705 • 0.7 miles from Wheatsville Food Co-op, 3101 Guadalupe St, Austin, TX 78705 No Connectivity and Education: Located within 0.50 miles from a public school or university. • 0.7 miles from Russell Lee Elementary School, 3308 Hampton Rd, Austin, TX 78705 Yes Connectivity and Healthy Living: Provides or is located within 0.50 miles from a recreation 4 04 NPA-2026-0019.01 - 3701 Speedway, 3703 Speedway and 104 East 37th Street NPA; District 94 of 28 Planning Commission: June 23, 2026 area, park or walking trail. • 0.2 miles from Sparky Pocket Park, 3701 Grooms St, Austin, TX 78705 • 0.4 miles from Central Park, 608-616 W 38th St, Austin, TX 78705 • 0.5 miles from Hemphill Park, 3106 Hemphill Park, Austin, TX 78705 • 1.0 miles from Hancock Recreation Center, 811 E 41st St, Austin, TX 78751 Yes 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.) • 0.5 miles from Dr. James S. Hahn, MD, 631 W 38th St #2, Austin, TX 78705 • 1.0 miles from Capital Medical Clinic, 1004 W 32nd St Suite 400, Austin, TX 78705 • 1.2 miles from St. David's Medical Center No Housing Affordability: Provides a minimum of 10% of units for workforce housing (80% MFI or less) and/or fee in lieu for affordable housing. No 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). Yes Culture and Historic Preservation: Preserves or enhances a historically and/or culturally significant site. • 3703 Speedway or 104 E. 37th’s exteriors will require HLC review, since both are eligible for either contributing status to a potential historic district (3703) or both contributing/individual landmark designation (104) in the historic resource survey. Applicant states he will not demolish the buildings but will preserve them. No Creative Economy: Expands Austin’s creative economy (ex: live music venue, art studio, film, digital, theater.) No 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 10 Number of “Yeses” 5 04 NPA-2026-0019.01 - 3701 Speedway, 3703 Speedway and 104 East 37th Street NPA; District 95 of 28 Planning Commission: June 23, 2026 Proximity to Imagine Austin Comprehensive Plan Activity Centers and Corridors 6 04 NPA-2026-0019.01 - 3701 Speedway, 3703 Speedway and 104 East 37th Street NPA; District 96 of 28 Planning Commission: June 23, 2026 Proximity to Public Parks 7 04 NPA-2026-0019.01 - 3701 Speedway, 3703 Speedway and 104 East 37th Street NPA; District 97 of 28 Planning Commission: June 23, 2026 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. 8 04 NPA-2026-0019.01 - 3701 Speedway, 3703 Speedway and 104 East 37th Street NPA; District 98 of 28 Planning Commission: June 23, 2026 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 9 04 NPA-2026-0019.01 - 3701 Speedway, 3703 Speedway and 104 East 37th Street NPA; District 99 of 28 Planning Commission: June 23, 2026 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 Mixed Use/Office to Mixed Use. The applicant proposes to change the zoning on the property from LO-NCCD-ETOD- DBETOD-NP (Limited Office district – Neighborhood Conservation Combining District – Equitable Transit Oriented Development combining district – Density Bonus Equitable Transit Oriented Development combining district – Neighborhood Plan) to LR-NCCD- ETOD-DBETOD-NP (Neighborhood Commercial district – Neighborhood Conservation Combining District – Equitable Transit Oriented Development combining district – Density Bonus Equitable Transit Oriented Development combining district – Neighborhood Plan) for retail, personal improvement services, personal services, and restaurant (limited) uses. For more information on the proposed zoning, see case report C14-2026-0020. PUBLIC MEETINGS: The ordinance-required community meeting was virtually held on May 4, 2026. The recorded meeting can be found here: https://publicinput.com/neighborhoodplanamendmentcases. Approximately 428 meeting notices were mailed to people with utility accounts (renters) and property owners within 500 feet of the subject properties, in addition to neighborhood and environmental groups who requested notification for the area on the Community Registry. Three Austin Planning staff members attended, Maureen Meredith, Mark Walters, and Chase Gonsoulin. David Hartman from Dubois Bryant & Campbell, LLP, the applicant’s agent attended, in addition to Buck Armstrong from Trade Post. Ten people from the neighborhood attended. Below are highlights from David Hartman’s presentation: • The proposed development is an adaptive reuse of the current structures on the property such as retail, personal improvement services, restaurant (limited), and other others. • There are two tracts: o Tract 1 is zoned LR-NCCD-ETOD-DBETOD-NP. This tract is not proposed to be rezoned. This is where the Speedway Grocery store is located. o Tract 1 the current FLUM is Mixed Use. There is no proposed change to the FLUM on this tract. o Tract 2 is zoned LO-NCCD-ETOD-DBETOD-NP  Proposed zoning is LR-NCCD-ETOD-DBETOD-NP  Current FLUM is Mixed Use/Office 10 04 NPA-2026-0019.01 - 3701 Speedway, 3703 Speedway and 104 East 37th Street NPA; District 910 of 28 Planning Commission: June 23, 2026  Proposed FLUM is Mixed Use Meeting Summary The meeting focused on a proposed rezoning of Tract 2 at East 38th Street and Speedway to allow additional neighborhood-serving commercial uses while retaining all existing buildings. The applicant outlined a plan for adaptive reuse, including a café on Tract 1 and small-scale uses such as boutique fitness, ice cream, or botanical retail on Tract 2. Participants asked about parking, compatibility with the adjacent neighborhood, and the potential historic value of one bungalow. The applicant noted commitments to softer lighting, shared parking strategies, and coordination with neighbors. Attendees expressed support for adaptive reuse but raised concerns about long-term preservation of the existing structures. Key Concerns and Questions • Clarification on which LR-allowed uses are actually planned versus simply permissible. • How parking demand will be met, including the feasibility of shared-parking agreements. • Interest in the historic age and potential preservation of the rear bungalow. • Concerns about existing lighting glare and a desire for softer, downward-directed fixtures. • Questions about the practicality of restaurant uses within bungalow structures. • Clarification on the overall coordinated vision for both tracts under common ownership. • Concerns about demolition risk and whether protections could be put in place. • Questions about neighborhood compatibility, including traffic, walkability, and spillover impacts. • Clarification on the status and future of the long-vacant laundromat. • Support for walkable neighborhood-oriented uses paired with requests for continued collaboration with residents. The applicant said the First Light book shop at 4300 Speedway is an inspiration for the proposed project. The community said that they really like First Light and the uses in that commercial development that was once a U.S. Post Office. One resident also really focused on the negative impact that the big light on the property had on her home and nearby homes, and the agent said they are very interested in making sure lighting is not a problem. 11 04 NPA-2026-0019.01 - 3701 Speedway, 3703 Speedway and 104 East 37th Street NPA; District 911 of 28 Planning Commission: June 23, 2026 Applicant Summary Letter from Application 12 04 NPA-2026-0019.01 - 3701 Speedway, 3703 Speedway and 104 East 37th Street NPA; District 912 of 28 Planning Commission: June 23, 2026 13 04 NPA-2026-0019.01 - 3701 Speedway, 3703 Speedway and 104 East 37th Street NPA; District 913 of 28 Planning Commission: June 23, 2026 Neighborhood Postponement Request for June 23, 2026 PC Hearing From: Pam Bell < Sent: Wednesday, June 10, 2026 5:57 PM To: Meredith, Maureen <Maureen.Meredith@austintexas.gov> Cc: Peter Journeay-Kaler < >; Homer Parsegian < >; Karen McGraw < >; Adam Stephens > Subject: Re: Scheduled Jun 23 PC: NPA-2026-0019.01_3701 Speedway Maureen, I’ve been away from North University Neighborhood business for a few weeks as my 98- year-old dad’s health issues has necessitated that I be at his side up here in rural Lake Texoma area. We would like to request a postponement of the hearing so we can sit down with the applicants to identify which LR uses are acceptable. Thank you for this consideration. Sent from my iPhone Pam Bell 512-560-1953 From: Pam Bell < Sent: Monday, June 15, 2026 7:55 AM To: Meredith, Maureen <Maureen.Meredith@austintexas.gov> Cc: Peter Journeay-Kaler < >; Homer Parsegian < Karen McGraw <mcgraw9@gmail.com>; Adam Stephens < >; Hadri, Cynthia <Cynthia.Hadri@austintexas.gov>; LandUseLiaison <LandUseLiaison@austintexas.gov>; Harden, Joi <Joi.Harden@austintexas.gov>; Thomas, Eric <Eric.Thomas@austintexas.gov> Subject: Re: Scheduled Jun 23 PC: NPA-2026-0019.01_3701 Speedway Let’s do July 14. Thank you all for this postponement. By then things should have settled down and services should be in place for my dad. I’ll be in touch with the developer’s agent soon, maybe later this week. Sent from my iPhone Pam Bell 512-560-1953 Pls forgive crazy wording and spelling. Siri did it. :) 14 04 NPA-2026-0019.01 - 3701 Speedway, 3703 Speedway and 104 East 37th Street NPA; District 914 of 28 Planning Commission: June 23, 2026 From: Meredith, Maureen Sent: Monday, 15 June 2026 08:17:43 To: Pam Bell < Cc: Peter Journeay-Kaler < >; Homer Parsegian < >; Karen McGraw < >; Adam Stephens Good morning: On behalf of the applicant, we are in agreement with the North University Neighborhood Association request to postpone consideration of these zoning and NPA cases from the June 23 to the July 14 Planning Commission Meeting. Thanks for everyone’s efforts on this. Best, David David Hartman Partner DuBOIS BRYANT & CAMPBELL 303 Colorado, Suite 2300 Austin, TX 78701 O:(512) 457-8000 D:(512) 685-3409 M:(512) 297-5640 F:(512) 457-8008 bio vcard 15 04 NPA-2026-0019.01 - 3701 Speedway, 3703 Speedway and 104 East 37th Street NPA; District 915 of 28 Letter of Recommendation from the Neighborhood Plan Contact Team (NPCT) Planning Commission: June 23, 2026 No letter as of June 15, 2026 From: Meredith, Maureen Sent: Tuesday, June 9, 2026 3:22 PM To: adam@rbhomeloans.com; bart.whatley@gmail.com; betsy.greenberg@gmail.com; lindabethteam@gmail.com; bhfairchild@gmail.com; rs01@utexas.edu; cochlea1@gmail.com; a.jarry@sbcglobal.net; jfoxworth@mac.com; wwukasch@flash.net; 1sarah.campbell@gmail.com; hparsegian@gmail.com; mclvinx@mac.com; pambell.nuna@gmail.com; xcjkw636@xntse.com; iver506@gmail.com Cc: Hadri, Cynthia <Cynthia.Hadri@austintexas.gov> Subject: Scheduled Jun 23 PC: NPA-2026-0019.01_3701 Speedway Importance: High Hi, CANPAC NPCT Members: Cases NPA-2026-0019.01 and C14-2026-0020_3701, 3703 Speedway, 1014 E. 37th Street are scheduled for the June 23, 2026 PC hearing date. If your team would like to have a letter of recommendation included in our staff case reports, please email it to me and Cynthia Hadri, the zoning planner, no later than Tuesday, June 16th by 5:00 pm. If we get your letter after this date and time, we will submit as late material to the Planning Commission. Please let me know if you have any questions. 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. 16 04 NPA-2026-0019.01 - 3701 Speedway, 3703 Speedway and 104 East 37th Street NPA; District 916 of 28 Planning Commission: June 23, 2026 Site 17 04 NPA-2026-0019.01 - 3701 Speedway, 3703 Speedway and 104 East 37th Street NPA; District 917 of 28 Planning Commission: June 23, 2026 18 04 NPA-2026-0019.01 - 3701 Speedway, 3703 Speedway and 104 East 37th Street NPA; District 918 of 28 Planning Commission: June 23, 2026 19 04 NPA-2026-0019.01 - 3701 Speedway, 3703 Speedway and 104 East 37th Street NPA; District 919 of 28 Planning Commission: June 23, 2026 David Hartman’s Presentation at the May 4, 2026 Virtual Community Meeting 20 04 NPA-2026-0019.01 - 3701 Speedway, 3703 Speedway and 104 East 37th Street NPA; District 920 of 28 Planning Commission: June 23, 2026 21 04 NPA-2026-0019.01 - 3701 Speedway, 3703 Speedway and 104 East 37th Street NPA; District 921 of 28 Planning Commission: June 23, 2026 22 04 NPA-2026-0019.01 - 3701 Speedway, 3703 Speedway and 104 East 37th Street NPA; District 922 of 28 Planning Commission: June 23, 2026 23 04 NPA-2026-0019.01 - 3701 Speedway, 3703 Speedway and 104 East 37th Street NPA; District 923 of 28 Planning Commission: June 23, 2026 24 04 NPA-2026-0019.01 - 3701 Speedway, 3703 Speedway and 104 East 37th Street NPA; District 924 of 28 Planning Commission: June 23, 2026 25 04 NPA-2026-0019.01 - 3701 Speedway, 3703 Speedway and 104 East 37th Street NPA; District 925 of 28 Planning Commission: June 23, 2026 26 04 NPA-2026-0019.01 - 3701 Speedway, 3703 Speedway and 104 East 37th Street NPA; District 926 of 28 Planning Commission: June 23, 2026 27 04 NPA-2026-0019.01 - 3701 Speedway, 3703 Speedway and 104 East 37th Street NPA; District 927 of 28 Planning Commission: June 23, 2026 Correspondence Received 28 04 NPA-2026-0019.01 - 3701 Speedway, 3703 Speedway and 104 East 37th Street NPA; District 928 of 28