A proposed South Shore District planned unit development – a 20-acre mixed-use project proposed at East Riverside and Lakeshore Boulevard – is offering an early look at the effects of the city’s new planned unit development ordinance, intended to produce “superior” projects. The application – filed by law firm Drenner & Golden Stuart Wolff LLP for Houston-based developer Grayco – goes before the Environmental Board Feb. 4, then to the Planning Commission Feb. 10, and on to City Council.
New zoning for a South Shore District PUD would allow six tracts to be treated as a single project – which could result in a more well-designed project overall. While not technically required to meet the new PUD rules (because the project was on file before they took effect), the proposed project is wisely complying with 11 of the 12 “Tier 1” PUD provisions and with “Additional Tier 1” public benefits.
The project application states that “the PUD encourages high-quality development and innovative design” and provides a few details, such as, “The proposed development will create open space and pedestrian linkages through the project improving access to the Town Lake Trail System.” But a detailed urban design plan was not submitted; the city does not require one with PUD applications. So there’s no way to know for sure the final details of the site plan – a flaw in the new PUD ordinance.
Not surprisingly, some South Austin and East Austin neighbors are alarmed by the prospect of a denser, more urban project within the Waterfront Overlay, across the street from Lady Bird Lake. But developer representatives said the mixed-use proposal complies with the East Riverside/Oltorf Combined Neighborhood Plan, as well as with current Waterfront Overlay rules. (In fact, it could bring the tract further into compliance, if surface parking is converted to open space along Lakeshore Drive.) The developer has requested a height increase to 120 feet on one tract, within the Waterfront Overlay. Currently most of the site has multifamily zoning (MF3) limited to 40-foot heights. Neighborhood representatives have expressed concerns about urbanization, gentrification, and the siting of a water quality pond in a streambed. Some are asking council members to limit heights to 60 feet – to ensure a better integrated mix of uses – and to require affordable units. Developer representatives said that an affordability component is under active consideration.
Relevant is a preliminary East Riverside Corridor Master Plan intended to positively shape redevelopment. “Through a community involvement process, the Master Plan will establish a vision, plan and implementation strategy for the corridor, including specific land use, urban design, and transportation recommendations,” states www.eastriversidecorridor.com. That planning work, as well as planning for a proposed streetcar line down Riverside, has already shaped this PUD proposal. In September, adjacent tracts also owned by Grayco that front on Riverside Drive were removed from the application, “to allow for future discussions of rail and transit oriented development options.” A revised and more final version of the East Riverside Corridor Master Plan won’t be completed and posted to the city’s website until about March 1. A new ordinance for the corridor likely wouldn’t be complete and in effect until at least summer of 2010.
City staff has recommended approving the PUD application, with conditions. City Council makes the ultimate call.
This article appears in January 30 • 2009.