More Density Proposed for SE Corner of I-35/Town Lake

[rad707]

Stalled East Riverside proposal coming back bigger
More density sought for mixed-use project at Interstate 35 after two-year delay.

By Kate Miller Morton
AMERICAN-STATESMAN STAFF
Thursday, January 11, 2007

More than two years after property owner John Schuler first proposed replacing two small office buildings at the southeast corner of East Riverside Drive and Interstate 35 with a mixed-use development, he is once again moving forward.

This time, plans call for an even bigger project at the nexus of one of the city's busiest intersections.

Residents of the small established hillside neighborhood behind the property continue to oppose the project, fearing that the traffic and noise generated by the project will spill onto neighborhood streets.

Schuler is asking the city to rezone 3.5 acres to allow the development of about 71,000 square feet of retail and office space and up to 65 condominiums. The two buildings would be between two and four stories. Excavation of the hillside would allow both buildings to be built at the level of Riverside and the access road.

Schuler's 2004 proposal would have included 30,000 square feet of retail and commercial space and 80 condos.

The City Council postponed that zoning case indefinitely in December of that year because the East Riverside/Oltorf neighborhood planning process was under way.

The City Council is scheduled to consider the new proposal Thursday.

Land planner Ron Thrower, who represents Schuler, said the high-density project is appropriate for the busy intersection and will be the type of pedestrian-friendly, mixed-use development city leaders want.

Schuler is seeking a development partner and plans to move his Time Insurance business into one of the new buildings.

Schuler is asking the city to change the zoning on the eastern half of the property to allow mixed uses where zoning now calls for single-family houses and small offices.

The western side of the property is already zoned for multiple uses, but Thrower said it too must change because the zoning is tied to outdated site plans, that include building a small hotel. Schuler is seeking more flexibility on that portion of the property because he wants to eliminate a 10-foot setback required under present zoning.

But the industrial use zoning he's requested to remove the setback has neighbors concerned, despite assurances that he does not intend to build an industrial development.

Henry Flores' one-story home sits at the end of cul-de-sac that backs up to Schuler's office buildings.

Flores fears that the larger development will generate a lot of noise and says there is little room to build an appropriate buffer. "That site is too skinny and too narrow and too difficult to work with to put a high-density project," he said.

Nearby resident Toni House said her biggest concern is traffic. Although an exit onto the northbound access road is proposed, House fears that heavy traffic will force people exiting the new development for the northbound Interstate to loop around on Summit Road to get back on the frontage road. The street isn't designed to handle that kind of traffic, she said.

The project has the support of Council Member Brewster McCracken, who said Riverside Drive corridor is a desirable place for mixed-use projects.

"We're seeing the first wave of redevelopment on East Riverside Drive that is going to make East Riverside a very nice place," he said. "What's proposed would help accelerate a very positive redevelopment along East Riverside Drive."

City planners recommended that the City Council approve rezoning half of the property for general mixed use but opposed rezoning the portion along the I-35 access road, arguing that Schuler should apply to the Board of Adjustments for a setback variance instead.

[Mopacs]

This should be interesting, particularly with the lots facing the I-35 frontage road immediately south of Riverside. The lots are either vacant parking lots or contain underutilized buildings. Yet there is not much land to work with, between the frontage road and the bluffs behind, as the article mentions. I wonder how much can be freed up by cutting into the hillsides.

[rad707]

The entrance to SE Austin will look quite different in three years assuming this gets off the ground, and the Australians get their tower approved across the street (NE corner of Riverside and I-35).

Riverside has always been a street in dire need of updating. Unlike East Austin, where there are people screaming about gentrification displacing homeowners, nobody seems to complain about the dilapidated apartments getting ripped out along Riverside and Lakeside Drive. This could be a great area for highrise development (not as many problems with town lake overlay and/or capital views).

[GoldenBoot]

John Schuler and Ron Thrower have been fighting this uphill battle for years now. And the neighborhood loathes them. I have a hard time seeing this development getting off the ground as currently proposed. In fact, I’m very surprised to see that Council Member McCracken is backing this development. Especially since he was the one who spearheaded the height-slashing on the tower component of Constellation Property Group’s (the Aussies) Star Riverside project, from 190’ to 110’.

With that regard, Constellation is awaiting final word on their site plan approval. However, site preparations have begun. The $70 million development will be constructed in three phases. Construction is expected to begin on phase one which includes the below –grade parking structure, and two, 6-story, lakeside buildings (68 units). This phase is to be completed by mid 2008. Phase two, which planners are anticipating a 2008 groundbreaking, will consist of one, 9-story, 83-unit building on the property’s SE corner (Riverside Dr. @ Manlove St.).

Finally, phase three, may begin construction in 2009 and consist of one 11-story, 100-unit tower on the property’s SW corner (Riverside Dr. @ I-35 North Frontage Rd.). This is the building which was originally planned to be their “iconic” 190’, 18-story structure.

All-in-all, it’s going to be a great addition to Austin and the E. Riverside Corridor! I can’t wait for their Red River project to break ground in the Waterfront District sometime in 2008.

[rad707]

Council approved schuler's zoning changes last night. It turns out the changes are very restrictive. He needed LI to remove setbacks on 35, but that LI came with so many restrictions that there is no way he cannot build without a true retail/residential blend.

The NIMBYs were in force, but their rationale was lacking. Second reading will include the incorporation of Austin's new VMU zoning overlay and some room for subsidized housing. It will be cleared through quickly.

Ultimately these two developments will make the gateway to SE Austin something quite spectacular. It's about time.

[GoldenBoot]

Originally Posted by rad707

Council approved schuler's zoning changes last night. It turns out the changes are very restrictive. He needed LI to remove setbacks on 35, but that LI came with so many restrictions that there is no way he cannot build without a true retail/residential blend.

The NIMBYs were in force, but their rationale was lacking. Second reading will include the incorporation of Austin's new VMU zoning overlay and some room for subsidized housing. It will be cleared through quickly.

Ultimately these two developments will make the gateway to SE Austin something quite spectacular. It's about time.

That's good news. I had forgotten that they were up for first reading last night. Was it for the whole property? For some reason, I thought they wanted to move forward with part of the development while they worked out the details on another?!?