04 NPA-2026-0009.01 - Wesley Relocation Project; District 1 - Staff Report — original pdf

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Planning Commission: August 25, 2026 NEIGHBORHOOD PLAN AMENDMENT REVIEW SHEET NEIGHORHOOD PLAN: Central East Austin CASE#: NPA-2026-0009.01 DATE FILED: April 21, 2026 PROJECT NAME: Wesley Relocation Project PC DATE: August 25, 2026 ADDRESS/ES: 1187 Navasota Street DISTRICT AREA: 1 SITE AREA: 9,375 sq. ft. OWNER/APPLICANT: Wesley United Methodist Church AGENT: Hasan Lewis CASE MANAGER: Maureen Meredith PHONE: (512) 974-2695 STAFF EMAIL: Maureen.Meredith@austintexas.gov TYPE OF AMENDMENT: Change in Future Land Use Designation From: Single Family To: Neighborhood Mixed Use Base District Zoning Change Related Zoning Case: C14-2026-0028 (Jonathan Tomko, case manager) From: SF-3-NP To: LO-NP (as amended) NEIGHBORHOOD PLAN ADOPTION DATE: December 13, 2001 CITY COUNCIL DATE: TBD ACTION: PLANNING COMMISSION RECOMMENDATION: August 25, 2026 – (action pending) 04 NPA-2026-0009.01 - Wesley Relocation Project; District 11 of 21 Planning Commission: August 25, 2026 STAFF RECOMMENDATION: Staff supports the applicant’s request for Neighborhood Mixed Use land use. BASIS FOR STAFF’S RECOMMENDATION: Staff supports the applicant’s request for Neighborhood Mixed Use land use because it is appropriate in this location near single family uses. The applicant proposes to rezone the property to LO-NP (Limited Office district – Neighborhood Plan) for an office use, which is a low-intensity commercial use. Navasota Street provides a local connection between three commercial corridors, Rosewood Avenue, East 11th Street, and East 12th Street. Neighborhood Mixed Use recognizes the role Navasota Street already plays in connecting residential and commercial areas and provides an opportunity for appropriately scaled neighborhood-serving uses. Site Below are sections of the Central East Austin Neighborhood Plan that staff believe supports the applicant’s request for Neighborhood Mixed Use land use. The plan supports neighborhood-serving commercial uses on commercial corridors. Although Navasota Street is not a commercial corridor, it essentially serves as a connector between three major commercial corridors. Staff believes a low-intensity neighborhood office use is appropriate in this location. 2 04 NPA-2026-0009.01 - Wesley Relocation Project; District 12 of 21 Planning Commission: August 25, 2026 LAND USE DESCRIPTIONS: EXISTING LAND USE: Single family - Single family detached or up to three residential uses at typical urban and/or suburban densities. Purpose 1. Preserve the land use pattern and future viability of existing neighborhoods; 2. Encourage new infill development that continues existing neighborhood patterns of development; and 3. Protect residential neighborhoods from incompatible business or industry and the loss of existing housing. Application 1. Existing single‐family areas should generally be designated as single family to preserve established neighborhoods; and 2. May include small lot options (Cottage, Urban Home, Small Lot Single Family) and two‐family residential options (Duplex, Secondary Apartment, Single Family Attached, Two‐Family Residential) in areas considered appropriate for this type of infill development. PROPOSED LAND USE: Neighborhood Mixed Use - An area that is appropriate for a mix of neighborhood commercial (small shopfront retail that serve a market at a neighborhood scale) and small to medium residential uses. scale retail or offices, professional services, convenience retail, and ‐ density Purpose ‐ 3 04 NPA-2026-0009.01 - Wesley Relocation Project; District 13 of 21 Planning Commission: August 25, 2026 1. Accommodate mixed use development in areas appropriate for a mix of residential uses and neighborhood commercial uses that serve surrounding neighborhoods; and 2. Provide transition from residential use to high intensity commercial or mixed use. Application 1. Appropriate for areas such as minor arterials and collectors, small parcels along major family residential development, and areas in environmentally arterials that abut single sensitive zones where high intensity commercial uses are discouraged; and ‐ 2. May be used as a transition from high intensity commercial and residential uses to single family residential uses. ‐ 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: • Approx. 0.10 miles south of E. 12th Street, an activity corridor • Approx. 0.16 miles north E. 11th Street, an activity corridor • Approx. 0.5 miles from Plaza Saltillo Neighborhood Activity Center Yes Mobility and Public Transit: Located within 0.25 miles of public transit stop and/or light rail station. 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. • 0.2 miles from R S Food Mart, 1219 Rosewood Ave • 0.2 miles from Quickie Pickie, 1208 E 11th St, Austin, TX 78702 • 0.9 miles from Whole Foods Market, 901 E 5th St. Ste 100, Austin, TX 78702 Yes Connectivity and Education: Located within 0.50 miles from a public school or university. • 0.4 miles from Kealing Middle School, 1607 Pennsylvania Ave, Austin, TX 78702 Yes Connectivity and Healthy Living: Provides or is located within 0.50 miles from a recreation area, park or walking trail. • 0.2 miles from Lott Pocket Park, 1174 Curve St, Austin, TX 78702 • 0.3 miles from Kealing School Park, 1500 Rosewood Ave, Austin, TX 78702 • 0.9 miles from Rosewood Neighborhood Park, 2300 Rosewood Ave, Austin, TX 78702 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 Community Care., Austin, TX 78702 • 0.7 miles University Medical Center Brackenridge, 601 E 15th St, Austin, TX 78701 No Housing Affordability: Provides a minimum of 10% of units for workforce housing (80% MFI 4 04 NPA-2026-0009.01 - Wesley Relocation Project; District 14 of 21 Planning Commission: August 25, 2026 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. No Mixed use: Provides a mix of residential and non-industrial uses. Culture and Creative Economy: Provides or is located within 0.50 miles of a cultural resource (ex: library, theater, museum, cultural center). No Culture and Historic Preservation: Preserves or enhances a historically and/or culturally significant site. 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 9 Number of “Yeses” Yes Is this case located within a ½-mile of a station? Provide the name(s) of the station(s). ETOD Typologies • Plaza Saltillo (Align – Rail) • Capital East (Encourage -Rail) Identify the primary ETOD Typology as well as any overlapping or incidental typologies. • Plaza Saltillo (Align – Rail) • Capital East (Encourage -Rail) No 1 Does the property include an H overlay, an HD overlay, or both? Number of Yeses 5 04 NPA-2026-0009.01 - Wesley Relocation Project; District 15 of 21 Planning Commission: August 25, 2026 Proximity to Imagine Austin Activity Centers and Corridors 6 04 NPA-2026-0009.01 - Wesley Relocation Project; District 16 of 21 Planning Commission: August 25, 2026 Proximity to Public Parks 7 04 NPA-2026-0009.01 - Wesley Relocation Project; District 17 of 21 Planning Commission: August 25, 2026 Proximity to Public Transportation 8 04 NPA-2026-0009.01 - Wesley Relocation Project; District 18 of 21 Planning Commission: August 25, 2026 Proximity to ETOD Topologies 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. 9 04 NPA-2026-0009.01 - Wesley Relocation Project; District 19 of 21 Planning Commission: August 25, 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 10 04 NPA-2026-0009.01 - Wesley Relocation Project; District 110 of 21 Planning Commission: August 25, 2026 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 future land use map (FLUM) from Single Family to Neighborhood Mixed Use land use. The applicant proposes to change the zoning on the property from SF-3-NP (Family Residence district – Neighborhood Plan) to LO-NP (Limited Office district – Neighborhood Plan). The original zoning change request was for LO-MU-NP but was amended to LO-NP by the applicant on July 22, 2026. The applicant proposes to move an existing commercial office building from its location at 1105 Navasota Street to 1187 Navasota Street (the subject property), which is a vacant lot. PUBLIC MEETINGS: The ordinance-required community meeting was virtually held on May 28, 2026. The recorded meeting can be found here: https://publicinput.com/neighborhoodplanamendmentcases. Approximately 269 community meeting notices were mailed to people with utility accounts (renters), and property owners who live within 500 feet of the property, in addition to neighborhood and environmental groups who requested notification for the area. Two city staff members attended, Maureen Meredith and Mark Walters from Austin Planning. Juanita Stevens and Pastor Marcus Freeman attended, along with other members of the Wesley United Methodist Church. Twenty-one people from the neighborhood also attended. Below are highlights from Juanita Stevens’ presentation: • This parcel of land was donated to the church thirty years ago. • A woman donated a commercial building currently located at 1105 Navasota Street, about 1000 feet away from 1187 Navasota Street. We want to move that building to 1187 Navasota Street to continue to use the building as a commercial building. The commercial tenants in the building, a Solar Company, said they want to continue stay in the building, depending on how long this process takes. • What we are proposing already fits the character of the street. • Wesley United Methodist Church is a historic black church that was founded in 1855 by freed men and women and is listed on the National Register of Historic Places. In our earliest years we opened our doors to what is now Huston-Tillotson University. It is Austin’s only historically black university. • Even though the neighborhood has changed over the years, we have stayed and have been a steady and consistent presence in the neighborhood. 11 04 NPA-2026-0009.01 - Wesley Relocation Project; District 111 of 21 Planning Commission: August 25, 2026 • Many churches have closed from lack of funding, but this gift gives Wesley an opportunity to generate lasting and sustainable income that keeps the ministry alive. It is good stewardship of a generous gift. NOTE: On July 22, 2026, the applicant amended their zoning request from LO-MU-NP to LO-NP. Q: The request is for LO-MU-NP, which is mixed use zoning and implies more than one use on the property. Why was LO-MU requested and not just LO? People used to live here. If this project goes forward, that will probably not happen again. A: It’s a large lot. This building will be situated near the big homes across Navasota Street. Who knows, maybe sometime in the future, we could build a four-plex on part of the lot that can serve some of our seniors, then we’d have to go back to the city. Q: The House of Elegance has a historic marker, which gives us some assurance of what the building will look like. This lot is in the heart of the neighborhood. We won’t know what you plan to build and there is a possibility the Church could sell the property, so we don’t know what could be built in the future. We’d like to preserve the historic nature of Rogerson Hill. You can understand where our concerns are coming from. The future land use map was thoughtfully created. There is a legal threshold to change the future land use map. A: It is impossible to say what will happen in the future This property is a gift to us. This is not something we take lightly. We will not build one of those big houses you see on the street. There is already commercial on the street because the building we plan to move is a commercial use. We are not changing the whole direction of the neighborhood. I grew up in the neighborhood. The neighborhood has changed significantly over the years. Q: Our house will be greatly affected by this development. Will there be a restrictive covenant that will restrict access to residential streets? A: Staff: We will have to follow up with Jonathan Tomko, the zoning case manager, on what can be put in a public restrictive covenant. Q: Is the Church wanting the highest and best use on the property or is it simply that the church just wants the one commercial use and there is already commercial uses on the street? A: There is already commercial on the street. Q: You are asking for a 40-foot-tall building and any density bonuses that could be allowed. We saw what happened with the rezoning of property by the Great Mount Zion Church on Chicon Street and Pennsylvania with the same promises and then selling the property. This is not to attack the Church, but we need to look 20-30 years down the road. NO-MU allows the same scale as SF-3. LO-MU allows up to 40 feet and maybe higher. We cannot just look at the owner. A: I can’t tell if this is what the community is reacting to. I haven’t heard that people don’t want commercial uses there. 12 04 NPA-2026-0009.01 - Wesley Relocation Project; District 112 of 21 Planning Commission: August 25, 2026 Q: Is there a proposed design layout and does the church own other properties? A: No, we don’t have a proposed design layout and we don’t own property that is zoned commercial. Comments: • With the housing crisis, I don’t understand why the church wouldn’t sell the property and make some money and have someone build three homes on it. There is already two million square feet of unleased office space. Also, with no parking requirements, people will be parking on the street and in front of people’s homes. Adding more office space does not provide a community benefit. • We want the church to be successful, but we also want the long-term sustainability of the community. • Robinson Hill NA provided a letter of support, although at the time the zoning designation was a little loose and we didn’t understand the technical aspects of the zoning. The neighborhood does care about the church and its properties and how to move forward. • Over the years, the church has had numerous offers to sell the property over the years. We welcome the neighborhood to visit the church to discuss the project. I support what the church is doing. • 13 04 NPA-2026-0009.01 - Wesley Relocation Project; District 113 of 21 Applicant Summary Letter from Application Planning Commission: August 25, 2026 14 04 NPA-2026-0009.01 - Wesley Relocation Project; District 114 of 21 Letter of Recommendation from the Neighborhood Plan Contact Team (NPCT) Planning Commission: August 25, 2026 (No letter as of August 14, 2026) From: Meredith, Maureen Sent: Tuesday, August 11, 2026 4:11 PM Cc: Tomko, Jonathan <Jonathan.Tomko@austintexas.gov>; Villela, Beverly <Beverly.Villela@austintexas.gov> Subject: Central East Austin NPCT Rec: NPA-2026-0009.01_1187 Navasota St Importance: High Dear Central East Austin NPCT and Interested Parties: Cases NPA-2026-0009.01 and C14-2026-0028_1187 Navasota Street are scheduled for the August 25, 2026 Planning Commission hearing date. If you would like to submit a letter of recommendation for the cases, please email it to me and Jonathan Tomko, the zoning planner, no later than Tuesday, August 18th by 5:00 pm. If we get it after this date and time, we will submit the letter as late back-up for the hearing. If you can submit your letter earlier than this date and time, it would be best so we can make sure it is included in our staff reports. 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. 15 04 NPA-2026-0009.01 - Wesley Relocation Project; District 115 of 21 Letter of Recommendation from Neighborhood Association(s) Planning Commission: August 25, 2026 (No letter as of August 18, 2026) 16 04 NPA-2026-0009.01 - Wesley Relocation Project; District 116 of 21 Planning Commission: August 25, 2026 17 04 NPA-2026-0009.01 - Wesley Relocation Project; District 117 of 21 Planning Commission: August 25, 2026 18 04 NPA-2026-0009.01 - Wesley Relocation Project; District 118 of 21 Planning Commission: August 25, 2026 19 04 NPA-2026-0009.01 - Wesley Relocation Project; District 119 of 21 Planning Commission: August 25, 2026 Applicant’s Presentation at the Virtual Community Meeting No PowerPoint presentation was made. 20 04 NPA-2026-0009.01 - Wesley Relocation Project; District 120 of 21 Planning Commission: August 25, 2026 Correspondence Received From: Sue Petrella Sent: Tuesday, August 18, 2026 12:06 PM To: Meredith, Maureen <Maureen.Meredith@austintexas.gov> Subject: Objection of proposed rezoning of 1187 Navasota ST This communication is submitted to object the proposed rezoning of 1187 Navasota ST. Planning Commission hearing scheduled for August 25, 2026 Case number: NPA-2026-0009.01 Maureen Meredith I object to the rezoning request Suzanne Petrella & Richard Driscoll owners of 1100 Myrtle ST Comment: 1187 Navasota ST sits in a neighborhood that is developed and zoned as SF-3-NP and should stay that way. The proposed change to LO-NP of this large lot in the heart of this residential area, is not in keeping with how it is zoned for single family living and zoning should remain as is. Although zoning is different in the nearby 11th st corridor, it is not ok to expand this to neighboring Navasota and the surrounding streets. Our neighborhood need to be preserved for single family homes. Sue Petrella 21 04 NPA-2026-0009.01 - Wesley Relocation Project; District 121 of 21