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PC August 27, 2024

District: 4 | Wooten

District: 3 | East Riverside

District: 5 | South Lamar

District: 9 | Central Austin

This 16-acre mixed-use product is pushing the boundaries of what's typically allowed under a Planned Development Area (PDA), and it's facing significant pushback from the Planning Commission.

Owner Jimmy Nassour, represented by Alice Glasco, is seeking to rezone the property from CS-MU-NP and CS-1-NP to CH-PDA-NP. Initially proposing a height of 250 feet, they amended their request to 120 feet based on staff recommendations. However, during the August 27, 2024 Planning Commission meeting, Glasco expressed a desire to revert to the original 250-foot height, contingent on finalizing a community benefits agreement.

This attempt to use a PDA for such a large-scale development with significant height increases raised red flags for several commissioners. Commissioner Jennifer Mushtaler strongly opposed the approach.

Mushtaler emphasized that even if it returns as a revised PDA, she would "have trouble with it."

Vice Chair Awais Azhar expressed hesitation about setting a precedent.

The Commission's concerns centered on the enforceability of community benefits under a PDA and the appropriateness of using this tool for such a large site.

The project's scale is ambitious, proposing an 8:1 floor-to-area ratio, 95% lot coverage, 552,750 square feet of office space, and 632,750 square feet of retail. It's projected to generate 23,529 additional daily trips.

Despite these concerns, the Wooten Neighborhood Plan Contact Team, led by Ryan Nill, has been actively negotiating with the developer. They're aiming for a walkable, bikeable development with various community benefits. However, they too have reservations about parking impacts and the potential loss of community benefits if the product doesn't reach the 250-foot height.

The Commission postponed the decision to September 24th, voting 8-0-2. This case highlights the growing tension between developers seeking flexibility through PDAs and commissioners who prefer the more structured community benefits process of PUDs for large-scale developments.

The Thornton Road deal brought out commissioner viewpoints on whether developers should bear the cost of building infrastructure. Proposed by PSW Real Estate (now StoryBuilt), it seeks to rezone 4.296 acres from CS & MF-2 to CS-MU-V-DB90 for a 350-unit multifamily development. The site, located at 2313, 2315, 2401, and 2413 Thornton Road, is currently used for industrial purposes and sits just off the Oltorf corridor.

The project sparked intense debate among Planning Commission members, highlighting the tension between Austin's pressing need for housing and concerns about infrastructure capacity. Commissioner Grayson Cox expressed concerns about prioritizing housing density over quality of life and safety.

This sentiment was echoed by numerous community members who raised concerns about traffic congestion, pedestrian safety, and infrastructure capacity.

A neighborhood traffic analysis revealed that the development would increase daily vehicle trips on Thornton Road from 2,445 to 3,851, a 57.51% increase. This statistic was frequently cited by opponents, including community member Dana Lasman.

Commissioner Ryan Johnson strongly supported the proposal.

This sentiment was echoed by Commissioner Felicity Maxwell, who emphasized the critical need for housing and affordable units in Austin.

Commissioner Danielle Skidmore highlighted the potential for improved pedestrian safety. The project's location, a 5-minute walk from a CapMetro High-Frequency Route and a 10-minute walk from three additional routes, including a MetroRapid line, was seen as a significant advantage by supporters.

The deal's history added another layer of complexity to the debate. Commissioner Jennifer Mushtaler noted that similar high-density projects had been recommended against by staff and city council in the past, questioning whether enough had changed to make this proposal viable.

The deal would provide between 10-12% of units as income-restricted affordable housing, depending on whether it utilizes the Vertical Mixed-Use (VMU) or Density Bonus 90 (DB90) program. This aligns with Austin's goals to increase affordable housing stock near major corridors and transit routes.

The Commission's 7-1-2 vote in favor of the project suggests a growing acceptance of denser development patterns in Austin, even in the face of vocal neighborhood opposition. Commissioner Grayson M Cox, from District 10, cast the single vote against.

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