Commercial development in the established residential areas is discouraged and new commercial development and redevelopment should be focused on the planning area’s commercial corridors. Property currently zoned for single or multi-family development should not be changed to allow for commercial uses unless those locations are designated as mixed-use. Commercial uses will remain along the existing commercial corridors. Those that are neighborhood-friendly and neighborhood-compatible, and offer convenient access to pedestrians and bicyclists are welcome along the less intensive commercial corridors in the planning area— Manor Road, East 38th ½ Street, and MLK Boulevard.

Commercial uses that serve a broader range than the adjacent neighborhoods will be located on the boundaries of the Upper Boggy Creek Neighborhood Planning Area. These locations include along Airport Boulevard south of Schieffer Avenue, the Delwood Shopping Center, and to a lesser degree along the IH-35 frontage road between 26th Street/Dean Keeton Street and East 38th ½ Street.


MLK BOULEVARD CORRIDOR
Objective 2.1: MLK Boulevard will become a mixed-use corridor that provides services and shopping in a neighborhood-friendly fashion. The streetscape along the MLK Boulevard Corridor— the southern boundary of the planning area— should be pedestrianfriendly and promote a safe environment for pedestrians. This includes awnings on the fronts of buildings, street trees, benches, convenient trash bins, etc. Encourage new commercial or mixed-use development along the MLK Boulevard Corridor to locate parking to the side or at the rear of the structure. If in the future the University of Texas decides to locate a parking garage on its property west of Comal Street between MLK Boulevard and Manor Road, the affected neighborhoods and Upper Boggy Creek Neighborhood Planning Team should work with the University of Texas to develop a pedestrian and neighborhood-friendly facility.

  • Action Item 7. Include a Mixed-Use Combining District and allow the Smart Growth infill option of Mixed-Use Building on all commercially zoned property along MLK Boulevard and limit the height of commercial buildings along the corridor to forty (40) feet (three stories). Place a Conditional Overlay on the north side of MLK Boulevard to prohibit or condition the following uses along MLK Boulevard:
    • *Prohibited Uses: Adult Oriented Business, Agricultural Sales and Services, Automobile Rentals, Automotive Sales, Automotive Washing of any type, Campground, Commercial Blood Plasma Center, Commercial Off-street Parking, Construction Sales and Services, Convenience Storage, Drive-in services accessory use, Drop-Off Recycling Collection Facility, Equipment Repair Services, Equipment Sales, Kennels, Limited Warehouse and Distribution, Maintenance and Service Facilities, Monument Retail Sales, Outdoor Entertainment, Research Services, Service Station, Vehicle Storage
    • *Conditional Uses: Electronic Prototype Assembly, Residential Treatment, Exterminating Services, Guidance Services, Hotel-Motel, Laundry Services, Outdoor Sports and Recreation
    • *This conditional overlay closely corresponds to the one recommended by the Chestnut Neighborhood Plan for the south side of MLK Boulevard. 
  • Action Item 8. The Group Residential use will become a prohibited one for all multi-family districts in the southern section of the planning area. This would restrict the development of fraternity and sorority houses and private dormitories in this part of the planning area. This action will help preserve the predominantly single-family character of the residential areas. 

MANOR ROAD CORRIDOR
Objective 2.2: The Manor Road Corridor— Manor Road from the frontage road of IH-35 to Airport Boulevard— will become a vibrant, mixed-use transit-oriented corridor that provides existing and new housing opportunities for mixed-income households, entertainment, services, employment opportunities, and commercial opportunities in a neighborhood-friendly fashion. The streetscape along Manor Road should be pedestrianfriendly and promote a safe environment for pedestrians. This includes awnings on the fronts of buildings, street trees, benches, convenient trash bins, public art, etc. Encourage new commercial or mixed-use development along the Manor Road Corridor to locate parking to the side or at the rear of the structure. Shared parking options for different establishments and institutions along the corridor should be explored.

  • Action Item 9. Allow the Smart Growth Special Use of Mixed-Use Building on all commercially zoned property along the Manor Road Corridor between IH-35 and Walnut Avenue. Place a Conditional Overlay on the Manor Road Corridor that limits the height of commercial buildings along the corridor to forty (40) feet (three stories). Currently, the vast majority of commercial properties along Manor Road are zoned Commercial Services (CS) which allows building up to sixty (60) feet. This Conditional Overlay will prohibit and condition the following uses:
    • Prohibited Uses: Agricultural Sales and Services, Adult-Oriented Businesses, Automotive Rentals, Automotive Sales, Automotive Washing of any type, Building Maintenance Services, Campground, Commercial Blood Plasma Center, Commercial Off-Street Parking, Construction Sales and Services, Convenience Storage, Drive-in Services Accessory Use, Drop-Off Recycling Collection Facilities, Employee Recreation, Equipment Repair Services, Equipment Sales, Kennels, Limited Warehousing and Distribution, Maintenance and Service Facilities, Monument Retail Sales, Pawn Shop Services, Service Station, Vehicle Storage
    • Conditional Uses: Automotive Repair Services, Building Maintenance Services, Business or Trade School, College and University Facilities, Communication Service Facilities, Communications Services, Community Recreation— Private, Congregate Living, Electronic Prototype Assembly, Exterminating Services, Hotel-Motel, Indoor Entertainment, Indoor Sports and Recreation, Laundry Services, Local Utility Services, Off-Site Accessory Parking, Outdoor Sports and Recreation, Pet Services, Plant Nursery, Residential Treatment, Veterinary Services
    • The convenience store/service station located at 2101 Manor Road will be exempted from the conditional overlay’s prohibition on service station. Automobile sales and rental will become conditional uses instead of prohibited ones.
    • Homesteam Cleaners, located on the southeast corner of the intersection of Manor Road and Chestnut Avenue/Cherrywood Road will be exempted from the conditional overlay prohibition on drive-in services accessory use— it will become a conditional use— and laundry services will become an allowed use. 
  • Along Manor Road east of the intersection with Walnut Avenue allow the Mixed-Use Building. Implement a Conditional Overlay on Manor Road Corridor that limits the height of commercial buildings along the corridor to forty (40) feet (three stories) and prohibits and conditions the following uses:
    • *Prohibited Uses: Adult Oriented Businesses, Agricultural Sales and Services, Automobile Rentals, Automotive Sales, Automotive washing, Campground, Commercial Blood Plasma Center, Commercial Off-street Parking, Construction Sales and Services, Convenience Storage, Drive-in Accessory use, Drop-Off Recycling, Employee Recreation, Equipment Repair Services, Equipment Sales, Kennels, Laundry Services, Limited Warehouse and Distribution, Maintenance and Service Facilities, Pawn Shop Services, Research Services, Service Station, Vehicle Storage
    • *Conditional Uses: Exterminating Services, Guidance Services, Hotel-Motel, Laundry Services, Monument Retail Sales, Off-site Accessory Parking, Outdoor Entertainment, Outdoor Sports and Recreation, Residential Treatment
    • *This conditional overlay closely corresponds to the one recommended by the Rosewood Neighborhood Plan for the south side of this segment of Manor Road. 

Objective 2.3: The redevelopment of the Value Skypark site should be a mixed-use, mixed income development that provides neighborhood-scaled retail and residential uses along Manor Road. The housing types along Randolph Road should be limited to either detached single family houses, or townhouse/row house-styled residential development. The City of Austin should offer incentives to promote affordable housing on this site. Twenty (20) percent of the residential units should be affordable to individuals or families at sixty (60) percent of median income or below. Of the twenty percent (20%), half (ten percent) should be for sale and the other half (ten percent) should be for lease. All parking along Randolph Road and Manor Road should be at the rear of the buildings with the possible exception of a limited number of timed/metered parallel/angle-in parking spaces along Manor Road. When development/ redevelopment occurs at either the Value Skypark or the large vacant lot located across Manor Road from it, a new signal light should be installed at the intersection of Manor Road and Alexander Avenue to provide for safe pedestrian, bicycle, and automobile crossings.

Any project at the Value Skypark site should have specific height limitations.

  • Thirty-five (35) feet or two-and-one-half stories at the corner of Manor Road and Randolph Road and stair stepping up to four stories at the intersection of Manor road and the railroad tracks.
  • Thirty-five (35) feet or two-and-a-half stories along Randolph Road.
  • Three stories along the railroad track.

The conditional overlay for Manor Road, east of Walnut Avenue to Airport Boulevard applies to the Value Sky Park site.

  • Action Item 10. Rezone the Value Sky Park property zoned Limited Industrial (LI) and Community Commercial (GR) to Commercial Services (CS) and include a Mixed-Use Combining District (CS-MU) and allow the Smart Growth special use of Mixed-use Building and Neighborhood Upper Boggy Creek Neighborhood Plan 37 Urban Center.
  • Action Item 11. Include a conditional overlay on the large, Limited Industry (LI) zoned property to the east and across the railroad tracks from the Value Skypark site to (LI-CO). The portion of the property located in the 100-year flood plain of Boggy Creek should be set aside as parkland or green space. Allow the Mixed-Use Building special use on this site. (NPZD)
    • *Prohibited Uses: Adult Oriented Businesses, Agricultural Sales and Services, Automobile Rentals, Automotive Sales, Automotive washing, Basic Industry, Campground, Commercial Blood Plasma Center, Commercial Off-street Parking, Construction Sales and Services, Convenience Storage, Drive-in Accessory use, Drop-Off Recycling, Employee Recreation, Equipment Repair Services, Equipment Sales, Kennels, Laundry Services, Maintenance and Service Facilities, Pawn Shop Services, Research Services, Resource Extraction, Scrap and Salvage, Service Station, Vehicle Storage
    • *Conditional Uses: Custom Manufacturing, Exterminating Services, Guidance Services, Hotel-Motel, Laundry Services, Light Manufacturing, Limited Warehouse and Distribution, Monument Retail Sales, Off-site Accessory Parking, Outdoor Entertainment, Outdoor Sports and Recreation, Railroad Facilities, Residential Treatment
    • *This conditional overlay closely corresponds to the one recommended by the Rosewood Neighborhood Plan for the south side of this segment of Manor Road with addition of the prohibited and conditioned industrial uses. 

IH-35 CORRIDOR
Objective 2.4:
The uncertainty of future expansion plans of IH-35 will likely preclude major capital investments and new development along most of the frontage road. If new development does occur, it should be as pedestrian-friendly as is possible. In the interim, however, the frontage road of IH-35 from 26th Street/Dean Keeton Street to Wilshire Boulevard will continue to serve as a commercial strip that meets the needs of both adjacent neighborhoods and the city as a whole in a neighborhood-friendly fashion. New businesses locating along the frontage road should reflect the scale and diversity of the existing businesses. Establishments along the frontage road should have adequate parking to avoid spilling over into adjacent residential areas. New and existing businesses should keep properties clean and well maintained.

Unlike other areas along IH-35 through Central Austin, the western boundary of the Upper Boggy Creek planning area acts more as a neighborhood arterial than a traditional interstate frontage road. The recent reconfiguration of exit and entry ramps along this segment further reinforces this characterization. The recessed and elevated nature of this segment of IH-35 “hides” the traffic from the frontage road, thereby diminishing the visibility of businesses located there from passing freeway traffic and reducing the advantages normally found when businesses locate next to major freeways. In addition, the narrow commercial lots facing the frontage road provide nominal buffering to adjacent residential areas from the noise generated by IH-35. The uncertain future of the properties adjacent to the frontage road could promote neighborhood-unfriendly interim land uses. This situation, when combined with the unsure future of the properties located along the frontage road, warrants the placement of safeguards to protect adjacent residential areas from additional noise, cut-through traffic, pollution, and other nuisances that some land uses could generate.

  • Action Item 12. Include a Mixed-Use Combining District and allow the Smart Growth infill option of Mixed-Use Building on all commercially zoned property along the IH-35 frontage road from 26th Street/Dean Keeton Street to 38th ½ Street. Limit the height of commercial buildings along a segment of this corridor, from Dean Keaton/East 26th Street to East 30th Street to forty (40) feet (three stories). To diminish the affects of possible neighborhood unfriendly interim uses, a Conditional Overlay that conditions or prohibits the following uses along the IH-35 frontage road from Dean Keeton/26th Street to East 38th ½ Street.
    • Prohibited Uses: Adult-Oriented Businesses, Car Rental, Drive-in Services Accessory Use, Drop-Off Recycling, Equipment Repair, Equipment Sales, Kennels, Limited Warehouse and Distribution, Maintenance Service, Facility Vehicle Storage
    • Conditional Uses: Pet Services, Residential Treatment, Veterinary Services

Objective 2.5: The Delwood Shopping Center serves as a regional shopping destination. The Upper Boggy Creek Neighborhood Planning Team, representatives from planning area neighborhood associations, Delwood Shopping Center merchants, and the City of Austin will work together to address signage issues. If the site is ever redeveloped, it should be done in a more pedestrian-oriented fashion.

  • Action Item 13. Allow the Smart Growth Infill Options of Neighborhood Urban Center and Mixed-Use Building on the Delwood Shopping Center site.

Objective 2.6: The site of the Academy or the U-Haul stores on the frontage road of IH- 35 are best suited for a business that serves a larger area than the adjacent neighborhoods. If either should cease operation, any new business locating at these sites should provide a more aesthetically pleasing gateway landmark for the adjacent neighborhood. The sites’ proximity to residences necessitates sensitivity in the design for any redevelopment project at either location. Commercial uses such as a garden supply/nursery or small-scale hardware store would be supported by the neighborhood. Parking for a new business locating to either site should be located at the rear of the building. Landscaping should be used to visually buffer them from adjacent residential uses. In addition, lighting from the site should be shielded so light does not spill over onto adjacent residential properties. Other ideal uses for these sites include

  • A small-scale bus transfer station
  • A light rail station
  • A police substation.

Public and private developers need to meet and communicate with neighborhood representatives prior to planning, development, redevelopment or expansion on the site.

  • Action Item 14. Restrict the building height to forty (40) feet (three stories) at the Academy and U-Haul sites and prohibit and condition the following uses:
    • Prohibited Uses: Automotive Repair, Automotive Rental, Automotive Sales, Automotive Washing, Commercial Off-street Parking, Drive-in Services Accessory use, Drop-Off Recycling, Equipment Sales, Equipment Repair, Kennels, Limited Warehouse and Distribution, Maintenance Service Facility, Service Station, Vehicle Storage
    • Conditional Uses: Pet Services, Plant Nursery, Residential Treatment, Veterinary Services 

Objective 2.8: The segment of the IH-35 frontage road extending north of Airport Boulevard to the Robert Mueller Municipal Airport boundary will retain the current zoning.


East 38th ½ STREET CORRIDOR
Objective 2.7:
East 38th ½ Street, from IH-35 east to the railroad right-of-way will become a mixed-use corridor that provides a buffer and transition area between the high level of commercial activity at the Delwood Shopping Center and the adjacent residential areas. The streetscape along East 38th ½ Street should be pedestrian-friendly and promote a safe environment for pedestrians. This includes awnings on the fronts of buildings, street trees, benches, convenient trash bins, etc. Encourage new commercial or mixed-use development along the East 38th ½ Street Corridor to locate parking to the side or at the rear of the structure.

  • Action Item 15. Allow the Smart Growth Infill option of Mixed-Use Building, and place a Mixed-Use Combining District and a Conditional Overlay for the commercially zoned lots on the north side of East 38th ½ Street east of the Delwood Shopping Center to the railroad right of way. Limit the height of these developments to forty (40) feet (three stories). Prohibit and condition the following uses along the East 38th ½ Street Corridor:
    • Prohibited Uses: Automobile Rental, Automobile Sales, Automobile Washing, Commercial Blood Plasma Center, Construction Sales and Services, Equipment Sales, Equipment Repair Services, Kennels, Maintenance and Service Facilities, Outdoor Entertainment, Outdoor Sports and Recreation, Vehicle Storage
    • Conditional Uses: Laundry Services, Custom Manufacturing, Electronic Prototype Assembly, Limited Warehouse and Distribution
  • Action Item 16. Include a Mixed-use Combining District on all of the property zoned Limited Office (LO) that is located on the south side of East 38th ½ Street and along Clarkson Avenue. Limit the building heights to thirty-five feet (2 ½ Stories) on all of the property zoned Limited Office (LO) located on the south side of East 38th ½ Street.

AIRPORT BOULEVARD CORRIDOR
Objective 2.9:
From north to south, the land uses along the western side of Airport Boulevard slowly transitions from residential to more intense commercial uses. This land use pattern should continue.

  • Action Item 17. Rezone the western portion of the parcel at the northeast intersection of IH-35 and Airport Boulevard zoned Commercial Services (CS) to Multi-family-Medium Density (MF-3) to make the apartments on this site a conforming use.
  • Action Item 18. Rezone the two commercially zoned properties along the western side of Airport Boulevard north of Wilshire Boulevard from Commercial Services (CS) to Community Commercial (GR), limit the building height to thirty-five (35) feet. Place a conditional overlay on these properties that will prohibit and condition the following uses
    • Prohibited Uses: Automotive Sales, Automotive Washing, Commercial Off-street Parking, Drive-in Services Accessory use, Group Home Class II, Off-site accessory parking, Pawn Shop, Service station
    • Conditional Uses: Auto Repair Services, Group Home Class I 
  • Action Item 19. Rezone the commercially-zoned property located between Schieffer Avenue and 40th Street from Limited Office (LO) to Neighborhood Commercial (LR). Allow the Neighborhood Mixed Use Building and mixed use overlay and prohibit the following use:
    • Prohibited Uses: Service Station, Drive-in Services Accessory use

Objective 2.10: The western side of Airport Boulevard extending from the commercial parcels just north of East 38th ½ Street, south to Manor Road will retain its current base zoning, be provided additional uses, and be a commercial center that serves a broader Upper Boggy Creek Neighborhood Plan 43 area than the adjacent neighborhoods.

  • Action Item 20. Allow Neighborhood Mixed-use Building and Mixed-use Overlay on the commercially zoned properties along Airport Boulevard from the commercially zoned property immediately north of East 38th ½ Street, south to Manor Road. 

HISTORICAL PROPERTIES
Objective 2.11:
Complete an inventory of historically significant houses throughout the neighborhood planning area. This information may be used to pursue a historic designation. The neighborhood planning area has several houses that may qualify for this designation

  • 2094 Dancy (former residence of J.H. French, the developer of French Place in the Cherrywood neighborhood)
  • The Giles Home, IH-35 & Ardenwood Road
  • The McCandless Home, Wilshire Boulevard
  • The Mosleys Home-1801 E 40th
  • Other houses as discovered 

 

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