04 NPA-2026-0026.01 – N. Lamar Blvd. at Beaver St.; District 4 - Staff Report — original pdf

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NEIGHBORHOOD PLAN AMENDMENT REVIEW SHEET NEIGHORHOOD PLAN: North Lamar Combined (Georgian Acres) CASE#: NPA-2026-0026.01 DATE FILED: April 28, 2026 PROJECT NAME: N Lamar Blvd at Beaver St PC DATE: October 13, 2026 ADDRESS/ES: 604, 606, 608, 706 Beaver Street DISTRICT AREA: 4 SITE AREA: 1.0275 acres OWNER/APPLICANT: 8609 N Lamar LLC AGENT: Drenner Group, LLC (Leah M. Bojo) 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 Note: The plan amendment is only required on a portion of the properties included in the zoning change application. To: Mixed Use Base District Zoning Change Related Zoning Case: C14-2026-0030 (Sherri Sirwaitis, Case Manager) From: SF-3NP, CS-V-CO-NP To: LO-DB90-NP and CS-V-CO-DB90-NP NEIGHBORHOOD PLAN ADOPTION DATE: June 23, 2010 CITY COUNCIL DATE: TBD ACTION: 04 NPA-2026-0026.01 – N. Lamar Blvd. at Beaver St.; District 41 of 27 PLANNING COMMISSION RECOMMENDATION: October 13, 2026 – (action pending) STAFF RECOMMENDATION: Staff supports the Applicant’s request for Mixed Use land use. BASIS FOR STAFF’S RECOMMENDATION: Staff supports Mixed Use land use because the properties will be part of a larger mixed-use development that will be combined with properties with frontage along North Lamar Blvd. The applicant proposes approximately 545 multifamily residential units (some of which will meet DB90 affordability requirements) with ground-floor commercial uses along North Lamar Blvd. North Lamar Blvd is an active commercial corridor with extensive public transportation options and is proposed for a future light rail extension. Although the properties are zoned SF-3-NP, there are no residential uses on the property but are being used for automobile-related purposes. The proposed development will help to meet the Austin Strategic Housing Blueprint’s goal of creating 135,000 housing units throughout the City by 2027 with 60,000 designated as affordable for households at or below 80% of medium family income (MFI). Plan Amendment Application 04 NPA-2026-0026.01 – N. Lamar Blvd. at Beaver St.; District 42 of 27 Zoning Change Application Below are sections of the North Lamar Combined Neighborhood Plan that staff believe supports the applicant’s request. Although the plan does not support non-residential uses encroaching into the neighborhood, the plan also supports mixed-use developments along North Lamar Blvd. These three lots will be developed in conjunction with the commercial tracts with frontage along North Lamar Blvd. 04 NPA-2026-0026.01 – N. Lamar Blvd. at Beaver St.; District 43 of 27 LAND USE DESCRIPTIONS: 04 NPA-2026-0026.01 – N. Lamar Blvd. at Beaver St.; District 44 of 27 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: 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; 04 NPA-2026-0026.01 – N. Lamar Blvd. at Beaver St.; District 45 of 27 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: • Located along North Lamar Blvd, an activity corridor • South of the Lamar & Rundberg Neighborhood 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 Viva Food Mart, 8610 N Lamar Blvd #100, Austin, TX 78753 • 0.3 miles from Thurmond Market, 812 Thurmond St, Austin, TX 78758 • 1 mile from H-E-B, 9414 N Lamar Blvd, Austin, TX 78753 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. • 0.5 miles from Heron Hollow Pocket Park, 801 Payton Gin Rd, Austin, TX 04 NPA-2026-0026.01 – N. Lamar Blvd. at Beaver St.; District 46 of 27 78758 • 1.1 miles from City Of Austin/YMCA North Austin Community Rec Center, 1000 W Rundberg Ln, Austin, TX 78758 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.) • 0.3 miles from Bui Thieu MD, 8738 N Lamar Blvd C, Austin, TX 78753 • 1.1 miles from Town North Medical & Health Clinic, 8557 Research Blvd Apt 128, Austin, TX 78758 • 1.5 miles from CommUnityCare: Rundberg Health Center, 825 E Rundberg Ln Ste B1, Austin, TX 78753 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. • Applicant proposes to use DB90 which will require affordable housing units. 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. • The applicant proposes 545 multifamily rental units Yes Mixed use: Provides a mix of residential and non-industrial uses. • Applicant proposes ground-floor pedestrian retail along North Lamar Blvd 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 Number of “Yeses” 11 Yes Is this case located within a ½-mile of a station? Provide the name(s) of the station(s). ETOD Typologies • 0.10 miles from Fairfield • 0.53 miles from North Lamar Transit Center Identify the primary ETOD Typology as well as any overlapping or incidental typologies. • 0.10 miles from Fairfield – Align – Rail (Light Rail) • 0.53 miles from North Lamar Transit Center – Enhance – Rail (Light Rail) No 1 Does the property include an H overlay, an HD overlay, or both? Number of Yeses 04 NPA-2026-0026.01 – N. Lamar Blvd. at Beaver St.; District 47 of 27 Proximity to Imagine Austin Activity Centers and Corridors 04 NPA-2026-0026.01 – N. Lamar Blvd. at Beaver St.; District 48 of 27 Proximity to Public Parks 04 NPA-2026-0026.01 – N. Lamar Blvd. at Beaver St.; District 49 of 27 Proximity to Public Transportation 04 NPA-2026-0026.01 – N. Lamar Blvd. at Beaver St.; District 410 of 27 Proximity to ETOD Stations 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. 04 NPA-2026-0026.01 – N. Lamar Blvd. at Beaver St.; District 411 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 04 NPA-2026-0026.01 – N. Lamar Blvd. at Beaver St.; District 412 of 27 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 Mixed Use. The zoning application includes property along North Lamar Blvd which currently has the Mixed Use land use so those tracts are not included in the plan amendment application. The applicant proposes to change the zoning on the property from SF-3-NP (606, 608, 604 Beaver Street) and CS-V-CO-NP (706 Beaver Street) to LO-DB90-NP (606, 608, 604 Beaver Street), and CS-V-CO-DB90-NP (706 Beaver Street). For more information on the proposed zoning, please see case report C14-2026-0030. PUBLIC MEETINGS: The ordinance-required community meeting was virtually held on June 8, 2026. The recorded meeting can be found here: https://publicinput.com/neighborhoodplanamendmentcases. Approximately 259 meeting notices were mailed to people with utility account (renters), property owners, and neighborhood and environmental groups within 500 feet of the property. Three Austin Planning staff members attended, Maureen Meredith, Mark Walters, and Chase Gonsoulin. The applicant’s agents attended, Leah Bojo and Ashley Fisher from Drenner Group, PC and one person from the neighborhood attended. Below are highlights from Leah Bojo’s presentation: • Current uses on the property are auto repair and storage. • The proposed zoning is for CS-V-CO-DB90 NP for the property along North Lamar Blvd and LO-DB90-NP for the property along Beaver Street. • The zoning and FLUM and zoning on the property does not match. The plan amendment and zoning change application will make them consistent. • Both tracts have conditional overlays that prohibit certain uses which we intend to keep. • We are requesting ground-floor retail on the North Lamar-facing tract and requesting a waiver of the ground floor retail on the Beaver Street tracts. • Tracts 1, 2 and 3 are proposed for 390 multifamily units and Tract 4 is proposed for 155 multifamily units for a total of 545 units. 04 NPA-2026-0026.01 – N. Lamar Blvd. at Beaver St.; District 413 of 27 • The eastern part of the property is within the Critical Water Quality Zone. We intend to have the commercial uses along North Lamar Blvd with a 60-foot heigh limit and add to it DB90 which would allow it to go to 90 feet. • For the properties that front onto Beaver Street, we are requesting LO-DB90 and that would mean the 40 feet would add 30 feet for a max of 70 feet, which will step down in height to the single-family homes. • The property has great transit access along North Lamar Blvd. • There are Affordability Requirements if seeking Development Bonus. The property uses are multifamily and commercial. They will be rental units. • We heard from some neighbors and from the Council District that some commercial uses are desirable there. The one attendee did not have any questions. 04 NPA-2026-0026.01 – N. Lamar Blvd. at Beaver St.; District 414 of 27 Applicant Summary Letter from Application 04 NPA-2026-0026.01 – N. Lamar Blvd. at Beaver St.; District 415 of 27 Letter of Recommendation from the Neighborhood Plan Contact Team (NPCT) (The North Lamar Neighborhood Planning area does not have a neighborhood plan contact team) 04 NPA-2026-0026.01 – N. Lamar Blvd. at Beaver St.; District 416 of 27 Site 04 NPA-2026-0026.01 – N. Lamar Blvd. at Beaver St.; District 417 of 27 04 NPA-2026-0026.01 – N. Lamar Blvd. at Beaver St.; District 418 of 27 04 NPA-2026-0026.01 – N. Lamar Blvd. at Beaver St.; District 419 of 27 Leah Bojo’s Presentation at the Virtual Community Meeting 04 NPA-2026-0026.01 – N. Lamar Blvd. at Beaver St.; District 420 of 27 04 NPA-2026-0026.01 – N. Lamar Blvd. at Beaver St.; District 421 of 27 04 NPA-2026-0026.01 – N. Lamar Blvd. at Beaver St.; District 422 of 27 04 NPA-2026-0026.01 – N. Lamar Blvd. at Beaver St.; District 423 of 27 04 NPA-2026-0026.01 – N. Lamar Blvd. at Beaver St.; District 424 of 27 04 NPA-2026-0026.01 – N. Lamar Blvd. at Beaver St.; District 425 of 27 04 NPA-2026-0026.01 – N. Lamar Blvd. at Beaver St.; District 426 of 27 Correspondence Received No correspondence received. 04 NPA-2026-0026.01 – N. Lamar Blvd. at Beaver St.; District 427 of 27