11 C14-2026-0052 - Springdale Road and East MLK Multifamily Rezoning; District 1 - Staff Report — original pdf

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ZONING CHANGE REVIEW SHEET CASE: C14-2026-0052 (Springdale Rd. & E. MLK Multifamily Zoning) DISTRICT: 1 ADDRESS: 4601, 4613, 4615 Springdale Road and 5016 East Martin Luther King, Jr. Boulevard ZONING FROM: SF-6-NP TO: MF-4-NP SITE AREA: approximately 17.076 acres (approximately 743,831 square feet) PROPERTY OWNER: David Chapel Missionary Baptist Church of Austin, Texas, an unincorporated association AGENT: DuBois, Bryant & Campbell, LLP (David Hartman) CASE MANAGER: Jonathan Tomko, AICP (512) 974-1057, jonathan.tomko@austintexas.gov STAFF RECOMMEDATION: Staff recommends granting multifamily residence-moderate-high density-neighborhood plan (MF-4-NP) combining district zoning. For a summary of the basis of Staff’s recommendation, please see the basis of recommendation section below. PLANNING COMMISSION ACTION / RECOMMENDATION: August 25, 2026: Case is scheduled to be heard by Planning Commission CITY COUNCIL ACTION: TBD ORDINANCE NUMBER: N/A ISSUES: N/A CASE MANAGER COMMENTS: The property in question is approximately 1,000 feet northeast of the intersection of Springdale Road and East Martin Luther King Jr. Boulevard. It is currently undeveloped apart from an approximately 0.75 acre gravel parking lot. To the north, are approximately 83 multifamily units and 7 townhomes and one single family home. To the east is Fort Branch Creek and on the other side of the creek, 18 single family homes. To the south are two single family homes, one tire shop, one medium-sized warehouse, and one church. To the west across Springdale Road are three single family homes, 19 townhomes, and the Morris Williams public golf course. The site is along Springdale Road and East Martin Luther King Jr Boulevard, both of which are Imagine Austin Activity Corridors. The site is also approximately ½ mile from the Mueller Imagine Austin Activity Center and the Manor Road and East 51st Street Imagine Austin Activity Corridors. 11 C14-2026-0052 - Springdale Road and East MLK Multifamily Rezoning; District 11 of 16 C14-2026-0052 2 There is high frequency bus service available with route 300 Springdale/Oltorf that has stops in both directions adjacent to the subject tract. BASIS OF RECOMMENDATION: The proposed zoning should be consistent with the goals and objectives of the City Council. The proposed zoning would support Council’s goals and objectives to increase housing along Imagine Austin Corridors to support transit and provide a range of housing types. This request for MF-4 would allow scaled density with Fort Branch Creek serving as a buffer to the single-family neighborhood to the east. Zoning should allow for reasonable use of the property. The applicant’s request for multifamily residence moderate-high density is a reasonable use along an Imagine Austin Corridor, well serviced by transit and proximate to several other Imagine Austin Corridors and Centers. There is evidence of recently developed multifamily developments to the north along Springdale Road. The proposed zoning should be consistent with the purpose statement of the district sought. The proposed zoning is consistent with the purpose statement of the base district zoning sought: “MF-4, multifamily residence moderate-high density is the designation for multifamily and group residential uses with a maximum density of 36 to 54 units per acre, depending on unit size. An MF-4 district designation may be applied to high density housing in a centrally located area near supporting transportation and commercial facilities, in an area adjacent to the central business district or a major institutional or employment center, or in an area for which moderate to high density multifamily use is desired.” EXISTING ZONING AND LAND USES: ZONING LAND USES Site SF-3-NP, SF-6-NP, P-NP Undeveloped, except for an approximately 0.75 acre North GR-CO-NP South GR-NP, GR-MU-NP SF-3-NP and SF-2-NP East West SF-6-NP gravel parking lot 83 multifamily units and 7 townhomes and one single family home Two single family homes, one tire shop, one medium- sized warehouse, and one church Fort Branch Creek and 18 single family homes Three single family homes, 19 townhomes, and the Morris Williams public golf course NEIGHBORHOOD PLANNING AREA: East MLK Combined (Pecan Springs-Springdale) Neighborhood Planning Area WATERSHED: Fort Branch Watershed SCHOOLS: A.I.S.D. Pecan Springs Elementary School Kealing Middle School Northeast Early College High School 11 C14-2026-0052 - Springdale Road and East MLK Multifamily Rezoning; District 12 of 16 C14-2026-0052 3 COMMUNITY REGISTRY LIST: Austin Neighborhoods Council, Del Valle Community Coalition, East Austin Conservancy, East MLK Combined Neighborhood Plan Contact Team, Friends of Austin Neighborhoods, Friends of Northeast Austin, Homeless Neighborhood Association, Pecan Springs/Springdale Hills Neighborhood Association, Overton Family Committee, Preservation Austin AREA CASE HISTORIES: NUMBER C14-2020-0031.SH (E. MLK Rezoning) REQUEST The Applicant is proposing to rezone approximately 2.65 acres from SF-3-NP to MF-3-NP, as amended. C14-2019-0164 (Pecan Springs Residential) The Applicant proposes to rezone 2.40 acres from SF- 3-NP to SF-6-NP. C14-2015-0001 (Marlo Heights Rezoning) The Applicant is requesting to rezone property from SF-3- NP to MF-2-NP. C14-2007-0248 (4601 Springdale Road) The applicant is requesting to rezone property from SF-6- NP to MF-3-NP. COMMISSION 07.14.20: To grant MF-3-NP as recommended by Staff (7-3). [Shieh- 1st, Anderson- 2nd; Llanes-Pulido, Shaw, Seeger- Nay; Azar, Kenny- Abstain; Kazi- Recuse] 04.28.20: To grant SF-6-NP as requested (10-1-1-1) [Anderson- 1st, Hempel- 2nd; Seegar- Nay; Llanes- Pulido- Abstain; Kazi- Off dais] 09.08.15: To grant MF-2-CO-NP on tract 1 and SF-6-CO on tract 2 on Commissioner Steven’s motion and Commissioner Schissler’s second on a 7-0 vote, Commissioner Wilson abstained, Commissioners Seeger, Shieh, Vela, and Zaragosa were absent. Withdrawn CITY COUNCIL 10.01.20: To grant MF-3-CO-NP on Council Member Renteria’s motion and Council Member Harper-Madison’s second on an 11-0 vote. 10.15.20: To grant SF-6-CO-NP on Council Member Pool’s motion and Council Member Tovo’s second on a 10-1 vote, with Council Member Flannigan voting nay. 10.15.15: To grant MF-2-CO-NP on tract 1 and SF-6-CO- NP on tract 2 on Council Member Gallo’s motion and Council Member Renteria’s second on a 10-0 vote. Council Member Kitchen was off the dais. N/A 11 C14-2026-0052 - Springdale Road and East MLK Multifamily Rezoning; District 13 of 16 C14-2026-0052 4 RELATED CASES: C14-2007-0248 – previous rezoning request of the subject tract from SF-6-NP to MF-3-NP that was withdrawn. C14-80-135(RCT) – associated restrictive covenant termination for 4613 and 4615 Springdale Road (a portion of the property included in this rezoning request) ADDITIONAL STAFF COMMENTS: Comprehensive Planning Project Name and Proposed Use: 4601 SPRINGDALE ROAD. C14-2026-0052. Project: Springdale Road and E. MLK Multifamily Rezoning. 17.076 acres from SF-6-NP to MF-4-NP. Existing: vacant. Proposed: multifamily housing (330 units). Yes Imagine Austin Decision Guidelines Y 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. Names of Activity Centers/Activity Corridors/Job Centers *: • Adjacent to Springdale Activity Corridor; Adjacent to MLK Activity Corridor Y Mobility and Public Transit *: Located within 0.25 miles of public transit stop and/or light rail station. • Adjacent to bus stops along Springdale Rd and East Martin Luther King Blvd Y Mobility and Bike/Ped Access *: Adjoins a public sidewalk, shared path, and/or bike lane. Y Y • Sidewalk and bike lane present along Springdale Rd Connectivity, Good and Services, Employment *: Provides or is located within 0.50 miles to goods and services, and/or employment center. Connectivity and Food Access *: Provides or is located within 0.50 miles of a grocery store/farmers market. Connectivity and Education *: Located within 0.50 miles from a public school or university. Connectivity and Healthy Living *: Provides or is located within 0.50 miles from a recreation area, park or walking trail. 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 to dentist along Springdale Rd 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. Housing Affordability *: Provides a minimum of 10% of units for workforce housing (80% MFI or less) and/or fee in lieu for affordable housing. 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). 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 a 11 C14-2026-0052 - Springdale Road and East MLK Multifamily Rezoning; District 14 of 16 C14-2026-0052 5 particular area or that promotes a new technology, and/or promotes educational opportunities and workforce development training. Industrial Land: Preserves or enhances industrial land. Not located over Edwards Aquifer Contributing Zone or Edwards Aquifer Recharge Zone Number of “Yes’s” Y 6 Environmental 1. The site is not located over the Edwards Aquifer Recharge Zone. The site is located in the Fort Branch Watershed of the Colorado River Basin, which is classified as an Urban Watershed by Chapter 25-8 of the City's Land Development Code. It is in the Desired Development Zone. 2. Zoning district impervious cover limits apply in the Urban Watershed classification. 3. 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. 4. Standard landscaping and tree protection will be required in accordance with LDC 25-2 and 25-8 for all development and/or redevelopment. 5. 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. 6. This site is required to provide on-site water quality controls (or payment in lieu of) for all development and/or redevelopment when 8,000 s.f. cumulative is exceeded, and on site control for the two-year storm. 7. 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. Fire No comments on rezoning PARD – Planning & Design Review PR1: Parkland dedication will be required at the time of subdivision or site plan application for new residential units, 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 MLK/Springdale neighborhood through the additional park investment. The Parks and Recreation Department (PARD) would consider a connection 11 C14-2026-0052 - Springdale Road and East MLK Multifamily Rezoning; District 15 of 16 C14-2026-0052 6 from MLK Blvd at the southern edge of the property along Fort Branch Creek to the northern edge of this property, toward satisfying the requirement at time of permitting (whether subdivision or site plan). Such a connection would improve neighborhood connectivity, and satisfy an acquisition need for Fort Branch Creek, 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. applications are intended to assist in identifying potential Site Plan SP1 FYI: All comments regarding the effects of the proposed rezoning on subsequent Site Plan Review development constraints but do not include all regulations which may affect a specific proposal. Changes to property boundaries and requests for development cannot include all regulatory limitations which may apply to a specific subject to modification or reconsideration if affected by a change in property boundaries or if development is proposed on only intended the a portion of to assist in identifying potential address the actual restrictions which will apply to a specific development proposal. Austin Development Services offers a variety of pre-application review options to assist in evaluating specific development proposals prior to Site Plan Application. rezoning. These comments are not development constraints, land proposed but do for SP2 Site plans will be required for any new development except for residential only projects with up to 4 units. SP3 Any new development is subject to Subchapter E Commercial Design Standards. Additional comments will be made when the site plan is submitted. Compatibility Standards SP4 The site is subject to compatibility standards due to the proximity of SF-2 NP and SF-3 property. and North triggering of the side NP zoning Reference 25-2-1051, 25-2-1053 the West on SP5 Any structure that is located: a) At least 50 feet but less than 75 feet from any part of a triggering property may not exceed 60 feet b) Less than 50 feet from any part of a triggering property may not exceed 40 feet Reference 25-2-1061 SP6 A 25-foot (15-foot if site is less than 75 feet wide) compatibility buffer is required along the property line shared with the triggering property. No vertical structures are permitted in the buffer. compatibility Reference 25-2-1062(B), 25-8-700 11 C14-2026-0052 - Springdale Road and East MLK Multifamily Rezoning; District 16 of 16 C14-2026-0052 7 SP7 An on-site amenity, including a swimming pool, tennis court, ball court, or playground, may property. constructed triggering from less feet the 25 or be not Reference 25-2-1062 SP8 This tract is located in the Pecan Springs-Springdale Planning Neighborhood Plan. Transportation and Public Works (TPW) Department – Engineering Review TPW 1. Transportation assessment/traffic transportation demand management plan shall be required at the time of site plan if triggered per LDC 25-6 and TCM 10.2.1. Assessment of required transportation mitigation, including the potential dedication of right of way and easements and participation in roadway and other multi-modal improvements, will occur at the time of site plan application. impact analysis and TPW 2. FYI: The Austin Strategic Mobility Plan (ASMP) calls for 120 feet of right-of-way for E MARTIN LUTHER KING JR BLVD. It is recommended that 60 feet of right-of-way from the existing centerline should be dedicated for E MARTIN LUTHER KING JR BLVD according to the Transportation Plan with the first subdivision or site plan application. [LDC 25-6-51 and 25- 6-55]. TPW 3. The Austin Strategic Mobility Plan (ASMP) calls for 80 feet of right-of-way for SPRINGDALE RD. It is recommended that 40 feet of right-of-way from the existing centerline should be dedicated for SPRINGDALE RD according to the Transportation Plan with the first subdivision or site plan application. [LDC 25-6-51 and 25-6-55]. EXISTING STREET CHARACTERISTICS: Name ASMP Classification ASMP Required ROW Existing ROW Existing Pavement Sidewalks Bicycle Route Capital Metro (within ¼ mile) Level 3 120’ 112’ 46’ Yes Yes Yes E MARTIN LUTHER KING JR BLVD SPRINGDALE RD Level 3 (TxDOT) 80’ 79’ 44’ Yes Yes Yes TIA: A traffic analysis is NOT required. Traffic generated by the proposal does not exceed thresholds established in the City of Austin Land Development Code (LDC). Mitigation per LDC 25-6-101 may still apply. Austin Water Utility AW1. No comments on zoning change. FYI: The landowner intends to serve the site with existing City of Austin water utilities. 11 C14-2026-0052 - Springdale Road and East MLK Multifamily Rezoning; District 17 of 16 C14-2026-0052 8 Based on current public infrastructure configurations, it appears that service extension requests (SER) will be required to provide service to this lot. 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: A. Zoning Map B. Aerial Map C. Applicant’s Summary Letter D. Educational Impact Statement (EIS) 11 C14-2026-0052 - Springdale Road and East MLK Multifamily Rezoning; District 18 of 16 11 C14-2026-0052 - Springdale Road and East MLK Multifamily Rezoning; District 19 of 1611 C14-2026-0052 - Springdale Road and East MLK Multifamily Rezoning; District 110 of 16David Hartman (512) 685-3409 dhartman@dbcllp.com 303 Colorado, Suite 2300 Austin, TX 78701 www.dbcllp.com June 30, 2026 Andrea Bates Acting Director, Planning Department City of Austin 6310 Wilhelmina Delco Drive Austin, Texas 78752 Re: Springdale Road and E. MLK Multifamily Rezoning – Zoning Application for 17.076 acres located at 4601, 4613, and 4615 Springdale Rd., and 5016 E. Martin Luther King Jr. Blvd., Austin, Texas, 78723 (“Property”) Dear Ms. Bates: We respectfully submit the enclosed zoning application as representatives of the owners of the above stated Property. The Property covers approximately 17.076 acres located at 4601, 4613, and 4615 Springdale Rd., and 5016 E. Martin Luther King Jr. Blvd., Austin, Texas, 78723. The Property is currently vacant, and has direct access to Springdale Road, an ASMP level 3 designated roadway. The current zoning of the Property is Townhouse & Condominium Residence-Neighborhood Plan (“SF-6-NP”), and we are requesting Multifamily Residence – Moderate High Density – Neighborhood Plan (“MF-4-NP”) zoning to authorize a multifamily development on the Property. Development of the Property involves considerable site constraints. Therefore, the application proposes to rezone the Property to MF-4-NP zoning designation primarily to provide for flexibility in the height of buildings pursuant to MF-4-NP zoning, thereby authorizing development with a smaller footprint and more open space/less impervious cover. The Property is located adjacent to the MLK Station, Mueller Station, and Colony Park Station Imagine Austin Centers. Springdale Road and E Martin Luther King Jr. Blvd. abut the Property, which are both Imagine Austin Corridors. There are multiple CapMetro bus stops at the site on both Springdale Road and nearby along E. Martin Luther King Jr. Blvd. In addition, multiple adjacent bike lanes exist including along Springdale Road and E. 51st Street, and urban trails are located along E. Martin Luther King Jr Blvd. and E. 51st Street. Adjacent zoning includes GR-NP zoning to the north and south, GR-MU-NP zoning to the south, and multiple tracts north along Springdale Road are zoned GR-MU-NP. Tracts to the east are zoned SF-2-NP and SF-3-NP. The Property is located within the East MLK Combined Neighborhood Plan area and the Future Land Use Map (“FLUM”) designates the Property as a “Mixed Residential.” The attached memorandum from Maureen Meredith dated June 12, 2026, confirms that a related Neighborhood Plan Amendment is not required. The TIA Determination Worksheet dated June 12, 2026, signed by Nazlie Saeedi states that a Traffic Impact Analysis is not required. If you have any questions about the applications or need additional information, please do not hesitate to contact me at your convenience. Thank you for your time and attention to this project. 6110686.3 Very truly yours, David Hartman 11 C14-2026-0052 - Springdale Road and East MLK Multifamily Rezoning; District 111 of 16 EDUCATIONAL IMPACT STATEMENT Prepared for the City of Austin Austin Independent School District Project Name: Springdale Road and E. MLK Multifamily Rezoning Address/Location: 4601, 4613, and 4615 Springdale Rd, and 5016 E. Martin Luther King Jr. Case #: C14-2026-0052 NEW SINGLE FAMILY DEMOLITION OF MULTIFAMILY NEW MULTIFAMILY TAX CREDIT # SF UNITS: STUDENTS PER UNIT ASSUMPTION Elementary School: Middle School: High School: # MF UNITS: 330 STUDENTS PER UNIT ASSUMPTION Elementary School: 0.028 Middle School: 0.013 High School: 0.014 # AFFORDABLE STUDENTS PER UNIT ASSUMPTION Elementary School: Middle School: High School: IMPACT ON SCHOOLS In July 2026, an Educational Impact Statement (EIS) was submitted for a proposed multifamily (MFI) residential development. The project includes the construction of approximately 330 new dwelling units. The site contains no existing dwelling units, and no demolition is proposed. Austin ISD Student Yield Factors (SYF) were used to estimate how many students may live in this development. Based on these factors, the project is expected to add approximately 18 students in total. Of these students, about 9 would attend Pecan Springs ES, 4 would attend Kealing MS, and 5 would attend Northeast ECHS. Since the number of bedrooms is unknown for the new multifamily development, the projected student numbers are an approximation. With the addition of these new students, all three schools are still projected to fall below the school district's recommended range of 80%–95% for the 2025–26 school year: Pecan Springs ES at 73%, Kealing MS at 75%, and Northeast ECHS at 74%. [1] 11 C14-2026-0052 - Springdale Road and East MLK Multifamily Rezoning; District 112 of 16 EDUCATIONAL IMPACT STATEMENT Prepared for the City of Austin Austin Independent School District TRANSPORTATION IMPACT Students assigned to Pecan Springs ES, Kealing MS, and Northeast ECHS will retain current transportation services with no further impacts. SAFETY IMPACT No safety impacts were determined at this time. Date Prepared: 07.29.2026 Director: [2] Melissa Laursen11 C14-2026-0052 - Springdale Road and East MLK Multifamily Rezoning; District 113 of 16 EDUCATIONAL IMPACT STATEMENT Prepared for the City of Austin Austin Independent School District DATA ANALYSIS WORKSHEET ELEMENTARYSCHOOL: ADDRESS: 3100 Rogge Ln. Austin, TX 78723 PecanSprings ES POPULATION (without mobility rate) ELEMENTARY SCHOOL STUDENTS Number 2025-26 Population 337 % of Permanent Capacity 86% ENROLLMENT (with mobility rate) ELEMENTARY SCHOOL STUDENTS Number 2025-26 Enrollment 244 % of Permanent Capacity 63% PERMANENT CAPACITY: 390 MOBILITY RATE: -27.6% 5- Year Projected Population (without proposed development) 5-Year Projected Population (with proposed development) 355 62% 364 93% 5- Year Projected Enrollment (without proposed development) 5-Year Projected Enrollment (with proposed development) 275 71% 284 73% [3] 11 C14-2026-0052 - Springdale Road and East MLK Multifamily Rezoning; District 114 of 16 EDUCATIONAL IMPACT STATEMENT Prepared for the City of Austin Austin Independent School District MIDDLE SCHOOL: ADDRESS: Kealing MS 1607 Pennsylvania Ave, Austin, TX 78702 PERMANENT CAPACITY: 1,557 MOBILITY RATE: 126.1% POPULATION (without mobility rate) MIDDLE SCHOOL STUDENTS Number 2025-26 Population % of Permanent Capacity 545 35% 5- Year Projected Population (without proposed development) 5-Year Projected Population (with proposed development) 530 33% 539 35% ENROLLMENT (with mobility rate) MIDDLE SCHOOL STUDENTS Number 2025-26 Enrollment 1,232 % of Permanent Capacity 79% 5- Year Projected Enrollment (without proposed development) 5-Year Projected Enrollment (with proposed development) 1,163 75% 1,167 75% [4] 11 C14-2026-0052 - Springdale Road and East MLK Multifamily Rezoning; District 115 of 16 EDUCATIONAL IMPACT STATEMENT Prepared for the City of Austin Austin Independent School District HIGH SCHOOL: ADDRESS: Northeast ECHS 7104 Berkman Dr, Austin, TX 78752 PERMANENT CAPACITY: 1,458 MOBILITYRATE: -28.8% POPULATION (without mobility rate) HIGH SCHOOL STUDENTS Number 2025-26 Population % of Permanent Capacity 1,338 92% 5- Year Projected Population (without proposed development) 5-Year Projected Population (with proposed development) 1,578 127% 1,583 109% ENROLLMENT (with mobility rate) HIGH SCHOOL STUDENTS Number 2025-26 Enrollment 952 % of Permanent Capacity 65% 5- Year Projected Enrollment (without proposed development) 5-Year Projected Enrollment (with proposed development) 1,073 74% 1,078 74% [5] 11 C14-2026-0052 - Springdale Road and East MLK Multifamily Rezoning; District 116 of 16