10 NPA-2026-0021.02 - South Shore PUD Addition NPA; District 3 - Staff Report — original pdf

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NEIGHBORHOOD PLAN AMENDMENT REVIEW SHEET NEIGHORHOOD PLAN: East Riverside/Oltorf Combined & East Riverside Corridor Master Plan CASE#: NPA-2026-0021.02 DATE FILED: May 14, 2026 PROJECT NAME: South Shore PUD Addition NPA PC DATE: July 14, 2026 ADDRESS/ES: 1705, 1717 South Lakeshore Blvd and 1712 E. Riverside Drive DISTRICT AREA: 3 SITE AREA: 1.43 acres OWNER/APPLICANT: 1717 Lakeshore LP and Morrison-Moore Properties, LTD / City of Austin AGENT: Armbrust & Brown, PLLC (Michael J. Whellan) CASE MANAGER: Maureen Meredith PHONE: (512) 974-2695 STAFF EMAIL: Maureen.Meredith@austintexas.gov TYPE OF AMENDMENT: Change in Future Land Use Designation From: Specific Regulating District To: Mixed Use Base District Zoning Change Related Zoning Case: C814-2008-0087.02 From: ERC (CMU) To: PUD-NP NEIGHBORHOOD PLAN ADOPTION DATE: East Riverside/Oltorf Combined Neighborhood Plan – adopted November 16, 2006. East Riverside Corridor Master Plan – adopted February 25, 2010. CITY COUNCIL DATE: July 23, 2026 ACTION: 10 NPA-2026-0021.02 - South Shore PUD Addition NPA; District 31 of 27 PLANNING COMMISSION RECOMMENDATION: July 14, 2026 – (action pending) STAFF RECOMMENDATION: Staff supports the Applicant’s request for Mixed Use land use. BASIS FOR STAFF’S RECOMMENDATION: Staff supports the Applicant’s request to change the future land use map from Specific Regulating District to Mixed Use land use. The property is located along East Riverside Drive, which is designated as an activity corridor in the Imagine Austin Comprehensive Plan. The property is also located in the Riverside Stations Neighborhood Activity Center. East Riverside Drive has public transportation and is proposed for future light rail line. The property will be incorporated into an adjacent existing 20-acre PUD. See map below. The applicant proposes a 350-unit multifamily residential development. The applicant will pay fee in-lieu to the Affordable Housing Trust Fund. The proposed development will help meet the Austin Strategic Housing Blueprint’s goal of creating 135,000 housing units throughout the City by 2027. 10 NPA-2026-0021.02 - South Shore PUD Addition NPA; District 32 of 27 Subject Tract LAND USE DESCRIPTIONS: EXISTING LAND USE: Specific Regulating District - This map designation is intended for areas that have an adopted regulating plan. This district will be identified on the Future Land Use Map, but is not considered a typical land use category. The purpose of this designation is to make the user aware of the Regulating Plan and that it should be reviewed for development regulations. Approved Regulating Plans: 1. Plaza Saltillo TOD Station Area Plan 2. Martin Luther King (MLK) Boulevard TOD Station Area Plan 3. Lamar/Justin TOD Station Area Plan 4. East Riverside Corridor Plan PROPOSED LAND USE: Multifamily Residential - Higher‐density housing with four or more dwelling units on one lot. Purpose 1. Preserve existing multifamily and affordable housing; 10 NPA-2026-0021.02 - South Shore PUD Addition NPA; District 33 of 27 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. Imagine Austin Decision Guidelines Complete Community Measures Yes 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: • Property has frontage on East Riverside Drive, which is an activity corridor • In the Riverside Stations Town Center activity center Yes Mobility and Public Transit: Located within 0.25 miles of public transit stop and/or light rail station. • Bus routes along East Riverside Drive • East Riverside Drive is proposed for a light rail line • Property is near proposed light rail stop (see map below) Yes Mobility and Bike/Ped Access: Adjoins a public sidewalk, shared path, and/or bike lane. • Sidewalks along East Riverside Drive Yes Connectivity, Good and Services, Employment: Provides or is located within 0.50 miles to goods and services, and/or employment center. • East Riverside Drive is a commercial corridor No Connectivity and Food Access: Provides or is located within 0.50 miles of a grocery store/farmers market. • 1.2 miles from HEB on East Riverside Drive Connectivity and Education: Located within 0.50 miles from a public school or university. No Yes Connectivity and Healthy Living: Provides or is located within 0.50 miles from a recreation area, park or walking trail. • Property is near Lady Bird Lake Boardwalk and Ann and Roy Butler Hike and Bike Trail • Near Lakeshore at Town Lake Metro Park • 0.6 miles from Norwood Estate Dog Park on E. Riverside, 1018 1/2 Edgecliff Terrace, Austin, TX 78741 Yes Connectivity and Health: Provides or is located within 0.50 miles of health facility (ex: 10 NPA-2026-0021.02 - South Shore PUD Addition NPA; District 34 of 27 hospital, urgent care, doctor’s office, drugstore clinic, and/or specialized outpatient care.) • 0.3 miles from CareNow Urgent Care - Riverside Drive, 1920 E Riverside Dr #110, Austin, TX 78741 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. • Proposed for 350 apartment units • The applicant will pay fee-in-lieu into the Affordable Housing Trust Fund 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. • Proposed for 350 apartment units Yes Mixed use: Provides a mix of residential and non-industrial uses. • The proposed PUD zoning would allow for a mixed use development of commercial and residential uses, although the applicant is only proposing multifamily residential uses. No No No Not known 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 Yes Not located over the Edwards Aquifer Contributing Zone or Edwards Aquifer Recharge Zone 10 Number of “Yeses” 10 NPA-2026-0021.02 - South Shore PUD Addition NPA; District 35 of 27 Proximity to Imagine Austin Activity Centers and Corridor 10 NPA-2026-0021.02 - South Shore PUD Addition NPA; District 36 of 27 Proximity to Public Transportation 10 NPA-2026-0021.02 - South Shore PUD Addition NPA; District 37 of 27 10 NPA-2026-0021.02 - South Shore PUD Addition NPA; District 38 of 27 Proximity to Public Parks 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. 10 NPA-2026-0021.02 - South Shore PUD Addition NPA; District 39 of 27 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 10 NPA-2026-0021.02 - South Shore PUD Addition NPA; District 310 of 27 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 future land use map (FLUM) from Specific Regulating District to Mixed Use land use. The applicant proposes to change the zoning on the property from is ERC-CMU, East Riverside Corridor – Corridor Mixed Use subdistrict to PUD (Planned Development District -Neighborhood Plan) and to also be removed from the East Riverside Corridor Master Plan. For more information on the proposed zoning, see case report C814-2025-087.02. The applicant proposes an approximately 350-unit multifamily residential development. No affordable units will be provided on-site, but money will be paid fee-in-lieu to the Affordable Housing Trust Fund. PUBLIC MEETINGS: The ordinance-required community meeting was virtually held on June 24, 2026. The recorded meeting can be found here: https://publicinput.com/neighborhoodplanamendmentcases. Approximately 12,731 meeting notices were mailed to renters and property owners who live within the East Riverside Corridor Master Plan Area and also to people who live within 500 feet of the planning area boundary. Two city staff members attended, Maureen Meredith and Mark Walters. Michael Whellan and Michael Gaudini from Armbrust and Brown, PLLC attended, and two people from the neighborhood attended. Below are highlights from Michael Whellan’s presentation: • The property is 1.43-acre parcel of land and will be incorporated into the adjacent 20- acre South Shore PUD development, which is fully built out. • The property is currently built out with older commercial uses with wide curb cuts. • We propose a180 feet height building with estimated 350 residential units. • Property is located adjacent to a proposed future light rail station, which the applicant believes would make a good location for housing. • There are three applications with this property. One application is a request to remove the property from the East Riverside Corridor Plan. Another application if the plan amendment application with the request to change the future land use map from Specific Regulating District to Mixed Use. The third application is the rezoning request to change the zoning from ERC-NP to PUD-NP. 10 NPA-2026-0021.02 - South Shore PUD Addition NPA; District 311 of 27 • We worked with the neighborhood and have incorporated the Heritage Oaks Neighborhood Park into the ½ acre parcel, Grayco purchased a one acre tract of land and will donate it to Parks Department to be developed into park. No questions were asked by the two participants. 10 NPA-2026-0021.02 - South Shore PUD Addition NPA; District 312 of 27 Applicant Summary Letter from Application 10 NPA-2026-0021.02 - South Shore PUD Addition NPA; District 313 of 27 10 NPA-2026-0021.02 - South Shore PUD Addition NPA; District 314 of 27 10 NPA-2026-0021.02 - South Shore PUD Addition NPA; District 315 of 27 10 NPA-2026-0021.02 - South Shore PUD Addition NPA; District 316 of 27 10 NPA-2026-0021.02 - South Shore PUD Addition NPA; District 317 of 27 Letter of Recommendation from the Neighborhood Plan Contact Team (NPCT) (No letter as of July 1, 2026) From: Meredith, Maureen Sent: Wednesday, June 24, 2026 3:01 PM To: cabraun309@yahoo.com; dai.ziran@gmail.com; fdeworken@gmail.com; ian.dille@gmail.com; clhedwards@gmail.com; dan.in.austin@gmail.com; gayle.goff@gmail.com; nicholaskehl@gmail.com; elel.austin@yahoo.com; landry541865@gmail.com; jlong91@austin.rr.com; popscribe@aol.com; heather@efoinc.com; mark@efoinc.com; outhavong@hotmail.com; janeannp@utexas.edu; mpiano@presidiumre.com; zach.davis.stone@gmail.com; allynstott@gmail.com; lor@peacesigns.com; lsunderland@icloud.com; Ron Thrower <ront@throwerdesign.com>; ttrentham@gmail.com; lindajwatkins@netscape.net; moonbeamweaver@yahoo.com; myeatts@austin.rr.com Cc: Tomko, Jonathan <Jonathan.Tomko@austintexas.gov> Subject: EROC NPCT Rec?: NPA-2026-0021.02_1705 S Lakeshore Blvd Importance: High Dear EROC NPCT: NPA-2026-0021.02 and C814-2008-0087.02_1705 South Lakeshore Blvd cases are scheduled for the July 14, 2026 Planning Commission hearing and the July 23, 2026 City Council hearing date. If your team would like to have a letter of recommendation included in our staff reports for the Planning Commission hearing, please email it to me and Jonathan Tomko, the zoning planner, no later than Tuesday, July 7th by 5:00 pm, which is when our staff reports are due. If we receive it after this date and time, we will submit it as late material to the Planning Commission. Friendly Reminder: The virtual community meeting for these cases is tonight at 6:00 pm. Here’s the link to the meeting: https://publicinput.com/a28288. Thanks. Maureen Maureen Meredith (she/her) Senior Planner Austin Planning 6310 Wilhelmina Delco Dr. Austin, TX 78752 512-974-2695 maureen.meredith@austintexas.gov 10 NPA-2026-0021.02 - South Shore PUD Addition NPA; District 318 of 27 10 NPA-2026-0021.02 - South Shore PUD Addition NPA; District 319 of 27 10 NPA-2026-0021.02 - South Shore PUD Addition NPA; District 320 of 27 10 NPA-2026-0021.02 - South Shore PUD Addition NPA; District 321 of 27 Michael Whellan’s Presentation at the June 24, 2026 Virtual Community Meeting 10 NPA-2026-0021.02 - South Shore PUD Addition NPA; District 322 of 27 10 NPA-2026-0021.02 - South Shore PUD Addition NPA; District 323 of 27 10 NPA-2026-0021.02 - South Shore PUD Addition NPA; District 324 of 27 10 NPA-2026-0021.02 - South Shore PUD Addition NPA; District 325 of 27 10 NPA-2026-0021.02 - South Shore PUD Addition NPA; District 326 of 27 Correspondence Received 10 NPA-2026-0021.02 - South Shore PUD Addition NPA; District 327 of 27