SOUTH CENTRAL WATERFRONT ADVISORY BOARD RECOMMENDATION APRIL 15, 2024 AGENDA ITEM #3 Date: April 15, 2024 Subject: Proposed South Central Waterfront Combining District and Density Bonus Program Motioned By: Chair Stephenson Seconded By: Board Member Sullivan Recommendation Number 20240415-003 Grant staff recommendation, as amended, to create a new combining district and density bonus program governing development in South Central Waterfront District. Amendments: 1. Pursue all available funding options and regulatory changes necessary to deliver the four key open spaces identified in the Vision Framework Plan. Rationale. Four key Open Space projects were identified in the Vision Framework Plan to act as City-led catalysts for South Central Waterfront development: Statesman Waterfront Park, Barton Springs Plaza Rain Gardens, Crockett Square/Cox Marketplace, and Bouldin Creek Trails. These large parks projects were integral to the 2018 SCW Regulating Plan Draft and have been heavily promoted to the public in every subsequent SCW publication. However, the Combining District program does not even mention the original parks vision, and is instead predicated on a Developer “Opt-In” and “Build your own Menu” approach to community benefits that only delivers site-specific pocket parks and fee-in-lieu parks dollars that can be spent anywhere. As such, it fails to address the creation of promised open spaces on a district-wide level. 2. Remove the mandatory adoption of bird friendly design criteria. Rationale. While well-intentioned, the adoption of bird-friendly design criteria should remain a credit option under AEGB, not a prerequisite. The credit is not yet properly calibrated for use on high-rise buildings of this scale, and as currently drafted imposes a multi-million dollar premium that will serve to decrease density and limit community benefit fee-in-lieu dollars for critical affordable housing, parks, and infrastructure improvement. By capping glazing reflectivity, more solar heat gain passes into the building, necessitating larger/upgraded mechanical systems that cost more to build and consume more electricity in perpetuity. The resulting dark glass also decreases visible light transmittance into the building, which conflicts with the AEGB Daylighting credit and with Subchapter E requirements for high-VLT glazing at the first and second floors of each project. 1 of 2 For: Chair Stephenson, Vice Chair Maxwell, Board Member Sullivan, Board Member Cohen, Board Member Puzycki, Board Member Woods Vote: 6-0 in favor Against: None Abstain: None Absent: Board Member Bazan, Board Member Ladner Attest:_________________________ Chair Jim Stephenson 2 of 2 Vote: For: Against: Abstain: Absent: Attest:_________________________ Chair Jim Stephenson 2 of …
SOUTH CENTRAL WATERFRONT ADVISORY BOARD RECOMMENDATION APRIL 15, 2024 AGENDA ITEM #4 Date: April 15, 2024 Subject: Proposed South Central Waterfront Combining District and Density Bonus Program Motioned By: Board Member Cohen Seconded By: Chair Stephenson Recommendation Number 20240415-004 The SCWAB recommends that City Council reject the Planning Commission's approved amendment on April 9th to use the Downtown Density Bonus Program as the regulatory framework for the South Central Waterfront District. Rationale. In this amendment, the Planning Commission seeks to replace the entire SCW Combining District and Density Bonus Program with the Downtown Density Bonus Program, exclusive of the more stringent Rainey District requirements. In doing so, the following salient features of the vision are lost: .1 Under this amendment, superior environmental requirements, including many site-specific constraints unique to the South Central WaterfrontDistrict, are at risk. Some examples of these crucial requirements include enhanced watershed protection in the Ladybird Lake and East Bouldin Creek critical water quality zones, on-site reclaimed water reuse, rain garden infrastructure, and integrated pest management. .2 All requirements for on-site benefits are removed and replaced with open-ended fee-in-lieu contributions that have no locational constraints and limited use constraints. These changes fundamentally end the capacity for any District-wide vision. .3 Site-specific massing constraints and height limits that provide a transition from CBD to lower density residential zones are lost. .4 Site-specific building footprint constraints designed to create a dense grid in the presence of multi- acre lots are lost, hurting walkability and pedestrian engagement across the entire District. . 1 of 2 .5 Transit-supportive requirements designed to enhance Project Connect's most important hub at the Waterfront Station are lost. .6 All requirements for on-site affordable housing would be eliminated and critical funding for District Parkland and Infrastructure improvement are lost. .7 The four large open spaces promised in the Vision Framework Plan would be impossible to achieve. In addition to the technical requirement changes that act to the detriment to the region and long-term vision, there is another problem: the loss of public trust. The choice to replace the work product of thousands of hours of staff and volunteer effort guided by a long public engagement process is disrespectful to the constituents the City Council is meant to represent. Many on the Council often talk about the importance of transparency and not simply bowing to developer interests. This amendment was justified as being preferred by the property …
SOUTH CENTRAL WATERFRONT ADVISORY BOARD RECOMMENDATION APRIL 1, 2024 AGENDA ITEM #3 Subject: Proposed South Central Waterfront Combining District and Density Bonus Program Motioned By: Board Member Sullivan Seconded By: Board Member Puzycki Grant staff recommendation, as amended, to create a new combining district and density bonus program governing development in South Central Waterfront District. Date: April 1, 2024 Recommendation Amendments: 1. Refine above-ground structured parking criteria to align with the Urban Design Guidelines on parking facades and accommodate practical code/layout concerns. Revise Section 3.6.1.C.2 to read “Above-ground structured parking may be exposed to a street front provided that the structure’s façade shall be the same as, or of equal quality to, the material used for the street facing building façade. Revise Section 3.6.1.C.3 to read “All above-ground structured parking shall have flat parking decks wherever possible.” Rationale. These amendments seek to correct conflicts with Urban Design Guidelines/B.5 “Control On-Site Parking,” other COA regulating plans such as ERC Article 4/4/b/c. and IBC 2021 section 406.2.4. By adding “wherever possible” provides flexibility for efficient, code-compliant layouts. 2. Publicly visible oversight by the South Central Waterfront Advisory Board should be a program requirement. Rationale. A continued advisory role for the SCWAB was envisioned in the original Vision Framework Plan and 2018 Draft Regulating Plan Draft. The SCWAB provides critical continuity and communication amongst stakeholders and advocates for the District to ensure that the original vision is properly implemented. It also provides the only public transparency into the process, allowing citizens insight into upcoming SCW projects and giving them a platform for direct feedback as SCWAB recommendations are formed. 3. Amend the fee schedule and density bonuses to provide “stackable bonuses” or “value multipliers” to incentivize large, unique or desirable permanent community benefits. Rationale: Value multipliers for certain benefits will incentivize either uniquely large, uniquely useful, or uniquely desirable permanent community benefits as opposed to smaller, disjointed, lower-value benefits. 4. Pursue efforts that increase the number of affordable units within and near the South Central Waterfront District 1 of 2 Rationale: Tap available resources and tools to ensure affordable housing is created within the SCW District or adjacent to it. 5. Amend boundaries of the South Central Waterfront Housing Fee Spending Area to be within 15-minute walk of high frequency mass transit lines. Rationale: Housing Trust Funds collected from SCW developments should be used for creating affordable housing within the SCW District or …
SOUTH-CENTRAL WATERFRONT ADVISORY BOARD REGULAR CALLED MEETING MINUTES MONDAY, APRIL 15, 2024 AT 6:00PM The South Central Waterfront Advisory Board convened the Regular Meeting at the Permitting and Development Center, Room 1405, 6310 Wilhelmina Delco Dr, Austin, TX 78752 in a hybrid format. BOARD MEMBERS IN ATTENDANCE: Jim Stephenson, Chair Felicity Maxwell, Vice Chair David Sullivan, Board Member Isaac Cohen, Board Member BOARD MEMBERS IN ATTENDANCE REMOTELY: Julia Woods, Board Member Ryan Puzycki, Board Member Hopie Martinez, Ex Officio (Financial Services - Real Estate) Rebecca Edwards, Ex Officio (Housing) Dewitt Peart, Ex Officio (Downtown Austin Alliance) CALL TO ORDER Chair J. Stephenson called the Meeting to order at 6:05 pm. APPROVAL OF MINUTES 1. Approve the minutes of the South-Central Waterfront Advisory Board (SCWAB) Special Called Meeting on April 1, 2024 a. The motion to approve the minutes was made by Board Member D. Sullivan seconded by Vice Chair F. Maxwell and passed on a vote of 6-0. Board Members S. Bazan and C. Lander were absent. DISCUSSION AND ACTION 2. Conduct officer elections for the Chair and Vice Chair. a. Chair J. Stephenson made a motion to re-elect himself as Chair. The motion passed on 6-0 vote. Board Members S. Bazan and C. Lander were absent. b. Vice Chair F. Maxwell made a motion to re-elect herself as Vice Chair. The motion passed on 6-0 vote. Board Members S. Bazan and C. Lander were absent. Discussion and action to amend the South Central Waterfront Advisory Board’s Recommendation 20240401-003 to City Council regarding the proposed South Central Waterfront Combining District & Density Bonus Program. Amendments a. A motion was made by Board Member D. Sullivan and seconded by Vice Chair F. Maxwell to open this up for discussion. This item for discussion passed with a vote of 6-0. b. A motion was made by Board Member D. Sullivan and seconded by Vice Chair F. Maxwell to amend the language of the recommendation. The motion passed by a vote of 6-0. Board Members S. Bazan and C. Lander were absent. c. A motion was made by Chair J. Stephenson and seconded by Board Member D. Sullivan to open this up for discussion. This item for discussion passed with a vote of 6-0. d. A motion was made by Chair J. Stephenson and seconded by Board Member I. Cohen to amend the language removing the mandatory bird reflective requirement. The motion passed …
SPECIAL CALLED MEETING of the SOUTH-CENTRAL WATERFRONT ADVISORY BOARD MONDAY, APRIL 1, 2024 AT 6:00PM Permitting and Development Center 6310 Wilhelmina Delco Dr., Room 1405 Austin, TX 78752 Some members of the BOARD/COMMISSION may be participating by videoconference. Public comment will be allowed in-person or remotely via telephone. Speakers may only register to speak on an item once either in-person or remotely and will be allowed up to three minutes to provide their comments. Registration no later than noon the day before the meeting is required for remote participation by telephone. To register to speak remotely or to listen in on the meeting, call or email Margaret Shaw at (512)-974-6497 margaret.shaw@austintexas.gov or Aaron D. Jenkins (512) 974-7756 aaron.jenkins@austintexas.gov CURRENT BOARD MEMBERS: Jim Stephenson, Chair Felicity Maxwell, Vice Chair Conners Ladner, Board Member David Sullivan, Board Member Julia Woods, Board Member Stephanie Bazan, Board Member Isaac Cohen, Board Member Ryan Puzycki, Board Member Vacant , South River City Neighborhood Association Rebecca Edwards, Ex Officio (Housing) Dewitt Peart, Ex Officio(Downtown Austin Alliance) Matiur Rahman, Ex Officio (Transportation) Hopie Martinez, Ex Officio (Financial Services - Real Estate) AGENDA CALL TO ORDER PUBLIC COMMUNICATION: GENERAL The first 10 speakers signed up prior to the meeting being called to order will each be allowed a three-minute allotment to address their concerns regarding items not posted on the agenda. APPROVAL OF MINUTES Approve the minutes of the South-Central Waterfront Advisory Board (SCWAB) Regular Meeting of the March 18, 2024 DISCUSSION Discussion on staff presentation on South Central Waterfront Combining District and Density Bonus Program Draft dated March 27, 2024 by April Geruso of the City of Austin Planning Department. DISCUSSION AND ACTION Discussion and action to recommend amendments to the proposed South Central Waterfront Combining District & Density Bonus Program. FUTURE AGENDA ITEMS ADJOURNMENT The City of Austin is committed to compliance with the American with Disabilities Act. Reasonable modifications and equal access to communications will be provided upon request. Meeting locations are planned with wheelchair access. If requiring Sign Language Interpreters or alternative formats, please give notice at least 2 days (48 hours) before the meeting date. Please call Margaret Shaw at the Economic Development Department, at (512)-974-6497 or margaret.shaw@austintexas.gov, for additional information; TTY users route through Relay Texas at 711. For more information on the South-Central Waterfront Advisory Board, please contact Margaret Shaw at the Economic Development Department, at (512)-974-6497 margaret.shaw@austintexas.gov or Aaron D. …
1. SOUTH-CENTRAL WATERFRONT ADVISORY BOARD REGULAR MEETING MINUTES MARCH 18, 2024, AT 7:00PM The South Central Waterfront Advisory Board convened the Regular Meeting at the Permitting and Development Center, Room 1405, 6310 Wilhelmina Delco Dr, Austin, TX 78752 in a hybrid format. BOARD MEMBERS IN ATTENDANCE: Jim Stephenson, Chair David Sullivan DeWitt Peart, Ex-Officio BOARD MEMBERS IN ATTENDANCE REMOTELY: Julia Woods Felicity Maxwell, Vice Chair Isaac Cohen Stephanie Bazan Ryan Puzycki Conner Ladner Hopie Martinez, Ex-Officio Absent Matiur Rahman, Ex-Officio Rebecca Edwards, Ex-Officio CALL TO ORDER Chair J. Stephenson called the Meeting to order at 7:01 pm. APPROVAL OF MINUTES Approve the minutes of the South-Central Waterfront Advisory Board (SCWAB) Regular Meeting of the February 22, 2024 The motion to approve the minutes was made by Board Member D. Sullivan, seconded by Vice Chair F. Maxwell and approved by a vote of (8-0). DISCUSSION 2. Discussion on a presentation on redevelopment plans for 500 South Congress in a Planned Unit Development (PUD) application by Michael Iannacone of The Related Companies, L.P. Michael Iannacone, Executive Vice President, and Dawood Rouben, Vice President, of The Related Companies, L.P. briefed the Board on redevelopment plans for 500 South Congress through a powerpoint presentation and video. No action was taken 3. Discussion on the proposed South Central Waterfront Combining District with a Density Bonus Program. Public speaker Maureen Powers from Texas Audubon Society requested SCWAB consider including in their recommendation “bird safe design” and other elements that support biodiversity in SCW District. No action was taken. FUTURE AGENDA ITEMS Special called meeting on April 1, 2024 for Board action on Combining District and Density Bonus Program from City Planning Department staff (Chair Stephenson, Vice Chair Maxwell) Updates from Working Groups (Chair Stephenson, Vice Chair Maxwell) ADJOURNMENT Chair J. Stephenson adjourned the meeting at 8:13 pm.
Key Adjustments to the South Central Waterfront Combining District and Density Bonus Program March 27, 2024 The South Central Waterfront Combining District and Density Bonus program underwent a one-month public input process. As a result, feedback was provided by community members, Boards and Commissions, staff, and other stakeholders. Staff consolidated and assessed the feedback to determine recommended adjustments to the draft code for the South Central Waterfront. The following is a list of the key changes made in the draft code as a result of the discussion, using the following key as the source of the adjustment: Boards and Commissions, Public Input, and/or Staff. Key: Source of Input Boards and Commissions Public Staff District Boundary and Subdistricts Source Adjustment Section 1.2 Section 3.3.2 District boundaries were further expanded to include three properties on the western side of the South Central Waterfront. See the updated map for detail. To underscore the commitment to transit-oriented development in the area, the FAR was adjusted to properties near to the proposed Project Connect station on the north side of East Riverside Drive. See the updated map for detail. Height limits have been added to Subdistricts 1 through 4. They are: 1 - 120', 2 - 240', 3 - 300', 4 - 600'. Subdistrict 5 remains with unlimited height. This adjustment reinforces and improves the density gradient from the closest areas to downtown being the most dense, and for the density to transition down as one moves further away from downtown. Section 3.3.2 - 1 - Land Use Source Adjustment Cocktail Lounges above 3,500sf in size will trigger the need for a conditional use permit. The conditional use permit process will better assist in the review and regulation of entertainment / nightlife noise disturbances. The Custom Manufacturing land use has been limited to 2,500sf. The limitation will deter larger single-purpose land uses and encourage more flexible development that supports smaller creative businesses. Section 2.3.1(C)(4) Section 2.3.1(D)(1) Adjustment Section 2.7(C) Section 4.4.3 Shade provisions increased for cantilevered, affixed, and freestanding options. Trees will still be the dominant shade mechanism, but this change allows for strong urban design and diversity in design of the urban space. This is also consistent with activities in other urban areas in the city. An additional internal circulation route type with a bicycle lane was added. This addition increases bicycle connectivity within the South Central Waterfront area and facilitates safe separation of …
[BOARD/COMMISSION NAME] RECOMMENDATION 20240501-XXX [XXX is the agenda item number] Isaac Cohen SCW Combining district Date: Mar 26, 2023 Subject: Motioned By: Recommendation Regarding the financial value of community benefits to meet bonus requirements, benefits that meet certain criteria should carry stackable bonuses or value multipliers that provide developers with an outsized financial incentive to provide them. Criteria for bonus multipliers are listed below: Permanent benefits with appropriate long-term/permanent easements Publicly accessible space that does not serve as access to retail storefronts where any of the following Seconded By: Felicity Maxwell apply (may require coordination across multiple lots to be met). It is adjacent to the lakefront trail, transit stations, or Bouldin Creek. It is a contiguous green space with a trail providing a shorter path from endpoint to endpoint than streets (including inter-DDA). or a transit station (bus or rail). (Sq Ft number TBD) Connects from a pedestrian accessible street to the Town Lake Waterfront, West Bouldin Creek, Publicly accessible green space that meets a square footage minimum to represent a high-value park Specific kinds of transit-supportive infrastructure that uniquely enables transit use, such as the examples below. Larger than typical publicly accessible shelters Publicly accessible restrooms Transit interconnection hubs for ride-share or private bus lines to be able to drop off and pick up. Infrastructure that uniquely enables multi-modal and accessible transport from the new rail station to destinations west of the station along Riverside and Barton Springs Road, namely Palmer Events center Long Center Auditorium shores Zilker Park/Barton Springs. Description of Recommendation to Council Value multipliers for certain benefits will incentivize either uniquely large, uniquely useful, or uniquely desirable permanent community benefits as opposed to smaller, disjointed, lower-value benefits. Rationale: The current staff recommendation does not articulate the valuation process for community benefits. It appears unopinionated as to how the requirement is met if the numerical monetary requirement is achieved. The current approach allows a developer to decide which benefits to provide without appropriate incentives for benefits that may require more work, permanent easements, or cooperation and planning across multiple lots. By delivering higher value via multipliers to permanent benefits that are 1 of 2 uniquely beneficial and possible in certain areas and combining these multipliers with the ability to do transferrable development rights, we can create the appropriate economic benefits to …
South Central Waterfront Advisory Board RECOMMENDATION 20240401-XXX Date: Subject: April 1, 2024 Recommendation to amend the boundaries of the Housing Fee Spending Area within SOUTH CENTRAL WATERFRONT COMBINING DISTRICT & DENSITY BONUS PROGRAM Ryan Puzycki Seconded By: Felicity Maxwell Motioned By: Description of Recommendation to Council Redefine the South Central Waterfront Housing Fee Spending Area to be within the walkshed of the district and current or planned transit lines transecting or terminating in the district, bound by the borders defined in Section 6.4.E.1.b. Rationale: Housing Trust funds used toward creating affordable housing units for the South Central Waterfront District must be used within the district or within walking distance of the district and nearby transit. Vote For: Against: Abstain: Absent: Attest: [Staff or board member can sign] 1 of 1
South Central Waterfront Advisory Board RECOMMENDATION 20240401-XXX Date: Subject: April 1, 2024 Recommendation to remove or exclude height limits from the SOUTH CENTRAL WATERFRONT COMBINING DISTRICT & DENSITY BONUS PROGRAM Ryan Puzycki Seconded By: Felicity Maxwell Motioned By: Description of Recommendation to Council Height limits should be removed or excluded from the South Central Waterfront Combining District & Density Bonus Program. Rationale: Given the difficulty of predicting future market conditions, the decades-long redevelopment timeline for the district, the significant variability of parcel sizes within the district, and the other prescriptions in the South Central Waterfront Combining District & Density Bonus Program, arbitrary height limits would serve to limit flexibility and adaptability to future market conditions, particularly on smaller parcels. As a transit-connected district facing Downtown, a significant portion of which already falls within the Downtown Public Improvement District, the South Central Waterfront will become an integrated extension of Downtown over time. The Core/Waterfront and Rainey Street Districts in the Downtown Austin Plan, which comprise the northern banks opposite the South Central Waterfront, are also not subject to height limits but remain regulated by FAR limits. Vote For: Against: Abstain: Absent: Attest: [Staff or board member can sign] 1 of 1
South Central Waterfront Advisory Board RECOMMENDATION 20240401-XXX Date: Subject: April 1, 2024 Recommendation to amend SOUTH CENTRAL WATERFRONT COMBINING DISTRICT & DENSITY BONUS PROGRAM to direct the Director of the Housing Department to allocate funds from the Housing Trust Fund Fee-in-Lieu to purchase existing housing units within a refined Affordable Housing Fee Spending Area Ryan Puzycki Seconded By: Felicity Maxwell Motioned By: Description of Recommendation to Council Proceeds allocated to the Housing Trust Fund Fee-in-Lieu should be spent to purchase existing housing stock within a refined Affordable Housing Fee Spending Area, as defined by the walkshed of the district and current or planned transit lines transecting or terminating in the district, bound by the borders defined in Section 6.4.E.1.b. Rationale: Given the high cost of building new housing units, affordable or otherwise, in the South Central Waterfront District, the city should allocate funds from the Housing Trust to purchase existing, cheaper housing units within or as close to the district and nearby transit as possible. Vote For: Against: Abstain: Absent: Attest: [Staff or board member can sign] 1 of 1
South Central Waterfront Combining District & Density Bonus Program SCWAB April 1, 2024 South Central Waterfront Vision Framework Plan Adopted June 6, 2016 City Council Resolution 20220915-090 Initiated the creation of an “Optional Regulating Plan” later changed to a Combining District and Density Bonus Program. 2 Approach Since Council Resolution The SCW regulations will be implemented by: – Council adoption of an optional set of regulations and bonus program through the creation of a Combining District and a Density Bonus Program (spring 2024). – City-initiated rezoning of non PDA, PUD, and Planned Development Agreement properties in the district (summer 2024). First reevaluation within 1-2 years. 3 District Boundary Expansion 4 Combining District Density Bonus General Provisions (Policies, procedures, and who can participate) Land Use Standards (Permitted and conditional land uses) Development Standards (What can be built and where) Design Standards (How it will look) Definitions Procedures/Requirements “Gate Keeper” Requirements – – – Affordable Housing Environmental Protection Improved Streetscape and Built Environment In-Lieu Fees and Dedications On-Site Community Benefits Eligible for Bonus Area 5 5 Subdistricts and FAR Council approval is required to exceed FAR maximums and heights Density Distribution Areas (DDAs) • FAR maximums apply to each DDA separately. • No larger than 90,000 sq. ft. • Internal circulation routes required along DDA divisions. Project Connect Rail Alignment 6 Bonus Program Structure (For Additional FAR Beyond Base) Gate Keeper Requirements Onsite Affordable Housing (Fee for Non-Residential) Enhanced Environmental Protections Streetscape & Built Environment First Then (To Reach Up to FAR / Height Subdistrict Maximums) 70% In-Lieu Fees & Dedications Affordable Housing (extra on-site affordable units credited; Affordable Housing Investment Area) Parks (dedications credited; boundary as defined by typical Parks fees) Infrastructure (supports SCW directly) 30% On-Site Community Benefits *Affordable Creative Space Open Space & Park Buildout Child / Adult Care Cultural Uses Transit-Supportive Infrastructure Grocery Store Music Venues Public Art 7 Affordable Housing 5% of housing on-site up to 3:1 FAR must be affordable. May be: At full buildout, it is estimated: The SCW Bonus Program could produce – Affordable rental units at 60% MFI, – Or if Condos: 481 On-site Affordable Units compared to – Affordable ownership units (condos) at 80% MFI, or – A fee-in-lieu for ownership units. 527 Affordable Units anticipated in the 2016 Vision Plan. 8 ^ *For artistic rendering purposes only ^ Required dispersion of affordable units throughout the residential units Key* Recommended …
C20-2022-003 ORDINANCE AMENDMENT REVIEW SHEET C20-2022-003 South Central Waterfront Combining District and Density Bonus Program. Amendment: Description: Conduct a public hearing and consider an ordinance amending City Code Title 25 to create a new zoning district and modify related site development regulations and compatibility standards; and create a new zoning district for density bonus that includes granting additional floor-to-area ratio in exchange for providing community benefits; to establish boundaries for the new zoning districts located in the vicinity commonly known as the South Central Waterfront; and initiating zoning and rezoning for all properties within the South Central Waterfront District except those with Planned Unit Development zoning, Planned Development Area zoning, and subject to Planned Development Agreement, and initiate necessary neighborhood plan amendments for the properties located in the new zoning district’s boundaries. Background: On June 16, 2016, the South Central Waterfront Vision Framework Plan (Vision Plan) was adopted as an amendment to the Imagine Austin Comprehensive Plan. As defined in the Vision Plan, the South Central Waterfront district encompasses roughly 118 acres. The intent of the Vision Plan was to leverage forecasted development through a districtwide approach that creates a dynamic people-centered district in Central Austin by: - Establishing a lively, attractive pedestrian environment; - Expanding open space and creating great public places; - Enhancing connections to and along the waterfront; and - Providing 20% new affordable housing units, or approximately 527 affordable units in the district. A districtwide approach had been identified as an essential method in realizing the intent of the Vision Plan. Through this approach, the South Central Waterfront is hoped to become a model for how a districtwide green infrastructure system, paired with quality urban design, can provide an interconnected network of public spaces – streets, streetscapes, lakeside trails, and parks – that provides the framework for redevelopment and districtwide value capture to fund other community benefits, such as affordable housing. The urban development envisioned in the Vision Plan requires modifications to the existing zoning and development regulations. To support the development envisioned in the Vision Plan, the City Council passed Resolution Number 20220915-090 on September 15, 2022, to initiate the development of regulations for the South Central Waterfront area. In the resolution, Council asked staff to create regulations that consider today’s market realities, anticipate future demand, and realize the intent of the Vision Plan to: 1 C20-2022-003 - Create a density bonus program “akin” to …
SOUTH CENTRAL WATERFRONT ADVISORY BOARD RECOMMENDATION 20240401-003 Subject: South Central Waterfront Combining District & Density Bonus Program – Above-Ground Structured Parking Seconded By: Date: April 1, 2024 Motioned By: Recommendations The Above-Ground Structured Parking criteria needs to be refined so that it can align with the Urban Design Guidelines on parking facades and accommodate practical code/layout concerns. Description of Recommendation to Council .1 Revise Section 3.6.1.C.2 to read “Above-ground structured parking may be exposed to a street front provided that the structure’s façade shall be the same as, or of equal quality to, the material used for the street facing building façade. .2 Revise Section 3.6.1.C.3 to read “All above-ground structured parking shall have flat parking decks wherever possible.” Rationale: .1 Section 3.6.1.C.2 requires above-ground parking structure facades to maintain the same materials and treatments as the primary building, which implies that they should match. This contradicts the recommendation in the Urban Design Guidelines/B.5 “Control On-Site Parking” recommendation 4, which states” Structured parking should not be treated in such a way that it is indistinguishable from inhabited areas of the building.”. This also deviates from other COA regulating plans such as ERC Article 4/4/b/c that has the same “or of equal quality to” flexibility that allows for alignment with the Urban Design Guidelines recommendation. .2 Section 3.6.1.C.3 requires all parking decks to be flat, which is contrary to IBC 2021 section 406.2.4 which specifically requires that all parking decks slope to drain. In addition, the verbiage as structured forbids parked ramps, which exist in 95% of all structured parking and are critical to maximizing parking yield per plate. Adding a “wherever possible” caveat would provide flexibility needed to address these code and layout concerns, but I would also suggest that the Planning Department clearly describe their rationale for this requirement. If it is meant to allow for the future convertibility of parking structures, it fails to address the most critical components which would be increased floor-to-floor height, a ramping system that can be easily demolished and backfilled for usable area, and fire separation distances that can allow for future openings. If convertibility is the intent, a much more comprehensive set of requirements should be developed with aid from the building design community and calibrated by developers. 1 of 2 Vote For: Against: Abstain: Absent: Attest: [Staff or board member can sign] 2 of 2
SOUTH CENTRAL WATERFRONT ADVISORY BOARD RECOMMENDATION 20240401-003 Subject: South Central Waterfront Combining District & Density Bonus Program – Affordable Housing Toolkit Seconded By: Date: April 1, 2024 Motioned By: Recommendations The Program should provide the more robust affordable housing toolkit envisioned by the Vision Framework Plan and codified into the 2018 Regulating Plan draft to drive an increased number of affordable units within and in close proximity to the District. Description of Recommendation to Council .1 Add Section 6.1/E: Off-Site Production of Affordable Units The off-site production of affordable units may be proposed if it produces more units or derives a greater community benefit, as determined by the Housing Director. Off-site affordable units: 1) Must be deed-restricted to achieve at least the same affordability period and income restrictions as the on-site affordable units, and may include any combination of new units or units in an existing structure; 2) Must include at least the same number of units and same bedroom count mix as would be required of the on-site affordable units. 3) Must be within the SCWCD or within one mile of the property seeking the bonus. 4) Must include the payment of a fee equivalent to the on-site requirement. This payment will be held in escrow, until a final Certificate of Occupancy is issued for the off-site units; and 5) Must receive Certificate of Occupancy for the off-site units within 36 months of the date that the final Certificate of Occupancy is issued for the property seeking the bonus. .2 Add Section 6.1/F: Land Dedication for Affordable Units Land dedication for affordable units may be proposed as an alternative to on-site production of affordable units. The applicant may donate to the City land that is within the SCWCD or within one mile of the property seeking the bonus, and provides equal or greater value than the fee equivalent to the on-site requirement. .3 Add Section 6.1/G: City of Austin Funding for Additional Affordable Units. The City of Austin may fund the provision of additional affordable units to achieve affordability for up to twenty percent of the units in a Project or may partner with the developer to increase the yield of off-site affordable housing projects created under Section 6.1/E. The City may elect to 1 of 2 subsidize residential units in these developments for rental or ownership purposes in any amount and at any level of affordability pursuant to …
SOUTH CENTRAL WATERFRONT ADVISORY BOARD RECOMMENDATION 20240401-003 Subject: South Central Waterfront Combining District & Density Bonus Program – Continued SCWAB Oversight Seconded By: Date: April 1, 2024 Motioned By: Recommendations Publicly visible oversight by the South Central Waterfront Advisory Board should be a Program Requirement. Description of Recommendation to Council .1 Add the following clause in Section 5.1: “The South Central Waterfront Advisory Board (SCWAB) shall evaluate and make recommendations regarding whether the Project is in compliance with the Vision Framework Plan and the Combining District and Density Bonus Program. The Development Services Director shall consider comments and recommendations of the SCWAB”. Rationale: A continued advisory role for the SCWAB was envisioned in the original Vision Framework Plan and enshrined as an Application Requirement in the 2018 Regulating Plan Draft. The SCWAB provides critical continuity and communication amongst stakeholders and advocates for the District to ensure that the original vision is properly implemented. It also provides the only public transparency into the process, allowing citizens insight into upcoming SCW projects and giving them a platform for direct feedback as SCWAB recommendations are formed. Continued SCWAB oversight is also entirely consistent with the setup of the Downtown Density Bonus Program (DDBP) that served as the foundational template for the Combining District Program. The recommended clause exactly matches the 25-2-586, section C/I/ii verbiage requiring Design Commission evaluation and recommendations as a DDBP Gatekeeper Requirement. The Planning Department has voiced a concern that the Vision Framework Plan is too aspirational and/or too outdated to serve as a basis for compliance recommendations moving forward. The SCWAB does not agree with this sentiment. That document is our only connection to the District-wide, consensus-based, masterplanning effort that kickstarted this neighborhood, and the vision it imparted is sorely missing in the project-focused implementation program. As such, it can still serve as our North Star in discussions with developers, helping to improve project designs and aligning proposed community benefits to the betterment of the District as a whole. 1 of 2 Vote For: Against: Abstain: Absent: Attest: [Staff or board member can sign] 2 of 2
SOUTH CENTRAL WATERFRONT ADVISORY BOARD RECOMMENDATION 20240104-03 Subject: South Central Waterfront Combining District & Density Bonus Program – Green Community Benefits Seconded By: Date: April 1, 2024 Motioned By: Recommendations The stipulated list of community benefits should be expanded to include increased green building ratings and green roof community benefits to align with the environmental stewardship goals in the Vision Framework Plan. Description of Recommendation to Council .1 Add the following option in Section 6.5: Green Building Community Benefit An applicant may achieve bonus area by constructing a project to green building standards that exceed the requirements in section 6.2/D/2. The amount of bonus area that may be achieved is listed in the DBSCW Bonus Schedule. The requirements are as follows: 1) The applicant shall execute a restrictive covenant committing to achieve a specified rating under the Austin Energy Green Building (AEGB) program using the ratings in effect at the time the ratings application is submitted for the project or Leadership in Energy & Environmental Design (LEED) program using the most recently launched version of the LEED for New Construction rating at the time of the project's registration. 2) The applicant shall also provide the director with a copy of the project's signed Austin Energy Green Building Letter of Intent for projects seeking AEGB rating or a copy of the completed LEED registration for projects seeking a LEED rating before the director may approve bonus area for a site. 3) An applicant must submit an AEGB or LEED checklist indicating the measures the project intends to complete to meet the applicable green building requirement before the director may approve bonus area for a site. 4) A project seeking an AEGB rating will be subject to at least one inspection during construction and an inspection at substantial completion. A project seeking LEED certification must submit the LEED design review results and an updated LEED checklist or scorecard indicating the project will be able to obtain LEED certification by substantial completion. 5) If the specified AEGB rating or LEED certification is not achieved within nine months from time of occupancy, an owner must pay into the Affordable Housing Trust Fund the applicable development bonus fee for the bonus area initially granted for this community benefit. The owner's payment will be based on the development bonus fee in effect when the owner pays. 1 of 2 .2 Add the following option in Section …
SOUTH CENTRAL WATERFRONT ADVISORY BOARD RECOMMENDATION 20240401-003 Subject: South Central Waterfront Combining District & Density Bonus Program – Subdistrict FAR/Height Map Seconded By: Date: March 28, 2024 Motioned By: Recommendations The Subdistrict FAR/Height Map should be further refined to align with the Vision Framework Plan’s intent to buffer existing residential and low-density neighborhoods from high density development. Description of Recommendation to Council .1 All Subdistrict 5 parcels South of Riverside Drive should be mapped to Subdistrict 4 and thus subject to a maximum height. .2 Subdistrict 4 should be limited to 500’ of height. .3 The newly added parcels at 601 South 1st St, and 601-605 Barton Springs Rd (West of South 1st Street) should be mapped to Subdistrict 3. Rationale: The South Central Waterfront Vision Framework plan and 2018 Regulating Plan Draft envisioned much lower building height limits (90’-400’ range) and stepped down building heights as they move away from the Northwest corner of the Statesman tract and toward existing low-density neighborhoods. This was a purposeful response to significant Stakeholder feedback, long-held planning/compatibility principles, and a need for enhanced environmental protections/setbacks at Bouldin Creek. The current FAR/Height Map has been completely revamped to address Council Resolution 20220915- 090. It now allows denser/taller buildings across the District as a whole as a reaction to 2024 land values, escalated construction costs, and the need to accelerate development in the area. In light of the preceding, the current map is generally acceptable to the SCWAB with some exceptions. .1 Extending the unlimited height and maximum FAR entitlements of Subdistrict 5 across the originally proposed dividing line at Riverside Drive is incongruous with the Vision Framework Plan’s stated goal to transition height down as it nears existing neighborhoods. In addition, several of these parcels are mapped to legacy lot lines that are likely going to be eliminated via the Developer’s DDA process. .2 Subdistrict 4 parcels adjacent to the environmentally sensitive Bouldin Creek and/or the School for the Deaf should not be allowed 600’ of building height, a number that dwarfs most downtown construction and exceeds by 200’ the highest limit even contemplated in the Vision Framework. That height is also twice the 300’ allowed height in the adjacent Subdistrict 3 parcels, thus inconsistent with the idea of a stepped height transition. 1 of 2 .3 The newly included parcels West of South 1st Street are in close proximity to one and two-story …
