06 NPA-2026-0031.01 - 3405 and 3405 ½ Steck Ave Rezoning; District 7 - Staff Report — original pdf

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NEIGHBORHOOD PLAN AMENDMENT REVIEW SHEET NEIGHORHOOD PLAN: North Shoal Creek CASE#: NPA-2026-0031.01 DATE FILED: June 12, 2026 PROJECT NAME: 3405 and 3405 ½ Steck Ave Rezoning PC DATE: November 10, 2026 October 27, 2026 ADDRESS/ES: 3405 and 3405 ½ Steck Ave DISTRICT AREA: 7 SITE AREA: 2.3582 acres OWNER/APPLICANT: 3405 Steck, LLC, a Texas limited liability company 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: Neighborhood Node To: Mixed Use Activity HUB/Corridor Base District Zoning Change Related Zoning Case: C14-2026-0047 (Sherri Sirwaitis, case manager) From: LI To:* CS-DBC45 (as amended) (*Note: On October 5, 2026 the applicant amended their rezoning request from the original request for CS-DBC60 to CS-DBC45) NEIGHBORHOOD PLAN ADOPTION DATE: August 23, 2018 CITY COUNCIL DATE: TBD ACTION: 06 NPA-2026-0031.01 - 3405 and 3405 ½ Steck Ave Rezoning; District 71 of 35PLANNING COMMISSION RECOMMENDATION: November 10, 2026 – (action pending) October 27, 2026 – Postponed to the November 10, 2026 hearing on the consent agenda at the request of Staff. [C. Haney – 1st; A. Powell – 2nd] Vote: 13-0 STAFF RECOMMENDATION: Staff supports the Applicant’s request for Mixed Use Activity HUB/Corridor. BASIS FOR STAFF’S RECOMMENDATION: Staff supports the Applicant’s request for Mixed Use Activity HUB/Corridor because the property is located within the Anderson Lane Station Neighborhood Center and is located on Steck Avenue near MOPAC where there is a concentration of commercial uses. There is Mixed Use Activity HUB/Corridor land use directly to the south of the property. The proposed development is an approximate 400-unit multifamily development with 10% of the residential units affordable at 50% Medium Family Income (MFI). The proposed development will help to meet the Austin Strategic Housing Blueprint’s goals for affordable housing in every City Council district to ensure that there is affordable housing throughout the city and for the construction of 60,000 housing units affordable to households at or below 80% median family income (MFI), in addition to 75,000 units for households earning greater than 80% MFI with specific goals for households at different income levels. The proposed development will help to meet these goals. Commerce Neighborhood Node Mixed Use Activity HUB/Corridor 06 NPA-2026-0031.01 - 3405 and 3405 ½ Steck Ave Rezoning; District 72 of 35 Below are sections of the North Shoal Creek Neighborhood Plan that staff believes supports the Applicant’s request. 06 NPA-2026-0031.01 - 3405 and 3405 ½ Steck Ave Rezoning; District 73 of 35 LAND USE DESCRIPTIONS: EXISTING LAND USE: Neighborhood Node – Is a lower-density area characterized by detached single-family houses, duplexes, and accessory dwelling units. PROPOSED LAND USE: Mixed Use Activity-HUB Corridor - Mostly mixed-use or commercial, some residential parcels. This character district is applied along major commercial roadways well-served by transit, designated as Activity Corridors on Imagine Austin’s “Growth Concept Map,” and other roads identified through the planning process. 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: • On the edge of the Anderson Lane Station Neighborhood Center • 0.44 miles from West Anderson Lane, an Activity Corridor 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 No No 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. • 0.9 miles from Fresh Plus Grocery, 2917 W Anderson Ln., Austin, TX 78757 • 1.1 miles from Walmart Supercenter, 2525 W Anderson Ln., Austin, TX 78757 • 2.2 miles Lone Star Family Market #1, 8756 Research Blvd, Austin, TX 78758 Connectivity and Education: Located within 0.50 miles from a public school or university. • 0.8 miles from Pillow Elementary School, 3025 Crosscreek Dr, Austin, TX 78757 Yes Connectivity and Healthy Living: Provides or is located within 0.50 miles from a recreation area, park or walking trail. • Near the Shoal Creek Trail 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.) 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 approx.. 400 multifamily residential units • 10% of the MF units will be affordable at 50% MFI 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. 06 NPA-2026-0031.01 - 3405 and 3405 ½ Steck Ave Rezoning; District 74 of 35 • Proposed 400 multifamily residential units Yes Mixed use: Provides a mix of residential and non-industrial uses. • Proposed multifamily development with a restaurant use. 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” 10 No Is this case located within a ½-mile of a station? Provide the name(s) of the station(s). Identify the primary ETOD Typology as well as any overlapping or incidental typologies. • Property is approximately 0.82 miles from the Ohlen Station (Support – ETOD Typologies MetroRapid Bus) No 0 Does the property include an H overlay, an HD overlay, or both? Number of Yeses 06 NPA-2026-0031.01 - 3405 and 3405 ½ Steck Ave Rezoning; District 75 of 35 Proximity to Imagine Austin Activity Centers and Corridors 06 NPA-2026-0031.01 - 3405 and 3405 ½ Steck Ave Rezoning; District 76 of 35 Proximity to Public Parks 06 NPA-2026-0031.01 - 3405 and 3405 ½ Steck Ave Rezoning; District 77 of 35 Proximity to Public Transportation 06 NPA-2026-0031.01 - 3405 and 3405 ½ Steck Ave Rezoning; District 78 of 35 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. 06 NPA-2026-0031.01 - 3405 and 3405 ½ Steck Ave Rezoning; District 79 of 35 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 06 NPA-2026-0031.01 - 3405 and 3405 ½ Steck Ave Rezoning; District 710 of 35 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 Neighborhood Node to Mixed Use Activity HUB/Corridor. The applicant proposes to change the zoning on the property from LI – Limited Industrial Services district to *CS-DBC45 – General Commercial Services district – Density Bonus Citywide 45 combining district for an approximate 400-unit multifamily residential development. The development will include 10% affordable units at 50% MFI. The proposed development will also include a restaurant. (*Note: On October 5, 2026, the applicant amended their rezoning request from the original request for CS-DBC60 to CS-DBC45). PUBLIC MEETINGS: The ordinance-required community meeting was virtually held on July 27, 2026. The recorded meeting can be found here: https://publicinput.com/neighborhoodplanamendmentcases with a full discussion of the case. Approximately 47 meeting notices were mailed to utility account holders (renters), property owners who live within 500 feet of the property, in addition to neighborhood and environmental groups who requested notification on the Community Registry. Maureen Meredith from Austin Planning attended the meeting in addition to David Hartmen, the applicant’s agent. Also in attendance were ten people from the neighborhood. Below are highlights from David Hartman’s presentation: • The current zoning is LI and proposed zoning is CS-DBC60. (Note: The proposed zoning request was changed to CS-DBC45 on October 5, 2026). • CS-DBC60 authorizes a maximum of 120 feet, with 10% of total multifamily units at 50% of Medium Family Income (MFI). • We are proposing 690 multifamily residential unit development with 69 affordable units and restaurant use. • The existing future land use is the proposed land use us Mixed Use Activity HUB/Corridor. • There are multiple Capital Metro bus stops near the property. • The property is in the Imagine Austin Anderson Lane Neighborhood Activity Center. • Capital Metro 2035 approved enhanced service for the area. • There are multiple policies in the Neighborhood Plan that supports our request. [David Hartman’s full presentation is provided in this report] 06 NPA-2026-0031.01 - 3405 and 3405 ½ Steck Ave Rezoning; District 711 of 35 Q: You talked about adjacent buildings with comparable building heights, like the Luby’s property you said is approved for 90 feet? A: Yes, it is approved for MF-6 zoning which has a maximum building height of 90 feet and is near residential. There is a property called North Park Office Complex that has DB90 and that has a maximum height of 90 feet. There is a PUD to the south that was approved for maximum height of 120 feet. That property is the most similarly situated tract that is about a ¼ mile away from residential and right up against the MOPAC corridor, like this tract. These are a framework for us to work under and to center the residential to the core and have the more intense uses along the edge. Q: On the other side of the railroad track is an electrical substation. Is there a policy that states what uses are approproprite near this use? A: NOTE: After the meeting staff received this response: Austin Energy does not have specific setbacks and there are several examples of substations near residential developments in the city. Austin Energy does not review standard zoning/rezoning applications. However, they will provide comments about safety clearances during time of site plan review. Q: There is a conflict point at Lowe’s and the Honda Car Dealership and the “chicken” lane on Steck Avenue. Is there a way to address this because this development will cause more traffic in this problematic area. A: I’ll have to look at this, but there are several dedicated turn lanes along Steck Avenue and Shoal Creek Blvd. New developments often pay for new road improvements. There could be a street impact fee that will go toward roadway improvements in this area. We could ask for improvements to go into this area, but this is done at the site plan stage. Q: I need clarification on the access point to Steck Avenue. Is the driveway still shared with the other properties around it? And what about on Shoal Creek Blvd? A: Yes, it is a joint access drive and will still be accessible to Lowe’s and other businesses. For Shoal Creek Blvd, people will still be able to access other properties. Q: Knowing how busy Steck Avenue is at this location, I have questions about how it will handle the traffic and the parking available on the proposed development? Will there be any green space on the proposed development? A: The traffic impact will be a site plan issue, but also this is a multimodal area where Capital Metro has proposed expanded transit services so there is not just cars providing access to the development. For developments, the lenders who provide financing requires the developer to provide adequate parking for the development. The parking will be sufficient for onsite users and guests. The Parkland Dedication Ordinance requires parkland to be dedicated onsite or paid in fees to enhance parkland area. Maximum parkland would be about ¼-acre could be provided on the site or there could be fee-in-lieu, but this would be done at site plan. Q: I’m curious about the number of children going to the Stepping Stone Preschool on Steck Avenue, how will the frequency of buses and the safety of the childing going to school during rush hour? Who evaluates these concerns? 06 NPA-2026-0031.01 - 3405 and 3405 ½ Steck Ave Rezoning; District 712 of 35 A: I’m not sure if the Capital Metro bus routes go on Steck, but Steck Avenue has dedicated bike lanes and sidewalks. AISD does an Education Impact Statement that looks at the impact on nearby schools. Q: Density of the project at this location with 690 multifamily residential units is a concern. Is there a algorithm that the City uses to look at density of multifamily uses that determine if DB60 is best, etc.? A: Planners look at planning principles. From my standpoint, I look at the location of the property and if it is located at major intersections or along major corridors. This property is within the Imagine Austin Comprehensive Plan’s Anderson Lane Neighborhood Activity Center and is near the West Anderson Lane activity corridor and has a robust multimodal connectivity where growth and development should be centered. This frees up areas like the central core to keep it less dense and single-family residential area. There is no algorithm, per se. 06 NPA-2026-0031.01 - 3405 and 3405 ½ Steck Ave Rezoning; District 713 of 35 Revised Zoning Request Summary Letter 06 NPA-2026-0031.01 - 3405 and 3405 ½ Steck Ave Rezoning; District 714 of 35Applicant Summary Letter from Application 06 NPA-2026-0031.01 - 3405 and 3405 ½ Steck Ave Rezoning; District 715 of 35 November 10, 2026 PC - Neighborhood Postponement Request From: AK Cobb < > Sent: Monday, November 2, 2026 6:11 AM To: Sirwaitis, Sherri <Sherri.Sirwaitis@austintexas.gov>; Meredith, Maureen <Maureen.Meredith@austintexas.gov> Cc: David Hartman < >; eicksteadj < >; Deborah Glast < > Subject: NPA-2026-0031.01 and C14-2026-0047 applications regarding 3405 & 3405 1/2 Steck Ave Hello Sherri and Maureen, As chair of the NSC NP Contact Team, I am submitting the team's request for a postponement on the Planning Commission agenda of Case numbers NPA-2026-0031.01 and C14-2026-0047 from the November 10 session to the next Planning Commission session. Our team is requesting time to discuss the results of a neighborhood survey we conducted to gather more input from our community regarding the rezoning and NPA applications. We also anticipate the opportunity to share and discuss those results with the applicant. Thank you for your consideration of our postponement request. I look forward to hearing from you. Sincerely, Amelia Cobb Chair, NSC NP Contact Team From: AK Cobb <akhcobb@gmail.com> Sent: Monday, November 2, 2026 9:46 AM To: David Hartman <dhartman@dbcllp.com> Cc: Sirwaitis, Sherri <Sherri.Sirwaitis@austintexas.gov>; Meredith, Maureen <Maureen.Meredith@austintexas.gov>; eicksteadj < >; Deborah Glast < > Subject: Re: NPA-2026-0031.01 and C14-2026-0047 applications regarding 3405 & 3405 1/2 Steck Ave Hello, Thank you for honoring our postponement request. Acknowledging that these applications will be on the PC session agenda on Tuesday, Dec 8, 2026. Sincerely, Amelia Cobb Chair, NSC NP Contact Team 06 NPA-2026-0031.01 - 3405 and 3405 ½ Steck Ave Rezoning; District 716 of 35 On Mon, Nov 2, 2026 at 9:27 AM David Hartman < > wrote: Good morning all: Thanks for copying me on this email. For clarity, my understanding is that the NSC NP Contact Team is requesting postponement from the 11-10-26 PC mtg. to the next available PC meeting which is 12-8-26 (the 11-17-26 PC mtg. has been canceled). On behalf of the applicant, we will not object to and consent to the NSC NP Contact Team’s first postponement request to the next available PC meeting, which is the 12-8-26 PC meeting. 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 Confidentiality Notice This communication and any accompanying documents are confidential and privileged. They are intended for the sole use of the addressee. If you receive this transmission in error, you are advised that any disclosure, copying, distribution, or the taking of any action in reliance upon this communication or any attached document is strictly prohibited. Moreover, any such disclosure shall not compromise or waive the attorney-client or other privileges as to this communication or otherwise. If you have received this communication in error, please contact me by reply email and destroy all copies of the original message and any attached documents. 06 NPA-2026-0031.01 - 3405 and 3405 ½ Steck Ave Rezoning; District 717 of 35 Letter of Recommendation from the Neighborhood Plan Contact Team (NPCT) (No letter as of November 3, 2026) From: Meredith, Maureen Sent: Monday, October 19, 2026 9:57 AM To: akhcobb@gmail.com; eicksteadj@gmail.com; dzahsh@gmail.com; adynaton1@gmail.com; Sharon.justice@gmail.com; stevenw@chelm.org Cc: Sirwaitis, Sherri <Sherri.Sirwaitis@austintexas.gov> Subject: Oct 27 PC hrng; NPA-2026-0031.01_3405 Steck Ave Dear North Shoal Creek NPCT: Cases NPA-2026-0031.01 and C14-2026-0047 are scheduled for the October 27 PC hearing; however, staff will request a postponement of the cases to the November 10th PC hearing because Sherri Sirwaitis, the zoning planner, will not be able to attend the hearing on October 27th. If your team would like to submit a letter of recommendation to be included in our staff reports for the Nov. 10th PC hearing, please email it me and Sherri no later than 5:00 pm on Tuesday, November 3rd. If we receive it after this date and time, we will submit it as late back up for the PC hearing but it will not be 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. 06 NPA-2026-0031.01 - 3405 and 3405 ½ Steck Ave Rezoning; District 718 of 35 Site 06 NPA-2026-0031.01 - 3405 and 3405 ½ Steck Ave Rezoning; District 719 of 35 06 NPA-2026-0031.01 - 3405 and 3405 ½ Steck Ave Rezoning; District 720 of 35 06 NPA-2026-0031.01 - 3405 and 3405 ½ Steck Ave Rezoning; District 721 of 35 David Hartman’s Presentation at the July 27, 2026 Virtual Community Meeting 06 NPA-2026-0031.01 - 3405 and 3405 ½ Steck Ave Rezoning; District 722 of 35 06 NPA-2026-0031.01 - 3405 and 3405 ½ Steck Ave Rezoning; District 723 of 35 06 NPA-2026-0031.01 - 3405 and 3405 ½ Steck Ave Rezoning; District 724 of 35 06 NPA-2026-0031.01 - 3405 and 3405 ½ Steck Ave Rezoning; District 725 of 35 06 NPA-2026-0031.01 - 3405 and 3405 ½ Steck Ave Rezoning; District 726 of 35 06 NPA-2026-0031.01 - 3405 and 3405 ½ Steck Ave Rezoning; District 727 of 35 06 NPA-2026-0031.01 - 3405 and 3405 ½ Steck Ave Rezoning; District 728 of 35 06 NPA-2026-0031.01 - 3405 and 3405 ½ Steck Ave Rezoning; District 729 of 35 06 NPA-2026-0031.01 - 3405 and 3405 ½ Steck Ave Rezoning; District 730 of 35 06 NPA-2026-0031.01 - 3405 and 3405 ½ Steck Ave Rezoning; District 731 of 35 06 NPA-2026-0031.01 - 3405 and 3405 ½ Steck Ave Rezoning; District 732 of 35 06 NPA-2026-0031.01 - 3405 and 3405 ½ Steck Ave Rezoning; District 733 of 35 06 NPA-2026-0031.01 - 3405 and 3405 ½ Steck Ave Rezoning; District 734 of 35Correspondence Received No correspondence received. 06 NPA-2026-0031.01 - 3405 and 3405 ½ Steck Ave Rezoning; District 735 of 35