REGULAR MEETING of the PLANNING COMMISSION TUESDAY, MARCH 11, 2025, 6:00 PM AUSTIN CITY HALL, COUNCIL CHAMBERS, ROOM 1001 301 WEST 2ND STREET AUSTIN, TEXAS Some members of the Planning Commission may be participating by videoconference. The meeting may be viewed online at: http://www.austintexas.gov/page/watch-atxn-live. 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. Registration no later than 2 PM the day of the meeting is required for remote participation by telephone. For more information on public comment, please see the agenda section “Speaker Registration.” Please contact Ella Garcia, Staff Liaison, for questions regarding speaker registration at LandUseLiaison@austintexas.gov or by phone at 512-978-0821. CURRENT BOARD MEMBERS/COMMISSIONERS: Casey Haney (District 6) Claire Hempel, Chair (District 8) Awais Azhar, Vice Chair (Mayor’s Representative) Ryan Johnson (District 7) Greg Anderson, Secretary (District 4) Alice Woods, Parliamentarian (District 2) Patrick Howard (District 1) Nadia Barrera-Ramirez (District 3) Felicity Maxwell (District 5) Danielle Skidmore (District 9) Grayson Cox (District 10) Alberta Phillips (Mayor’s Representative) Adam Haynes (Mayor’s Representative) EX-OFFICIO MEMBERS: Jessica Cohen, Chair of Board of Adjustment TC Broadnax, City Manager Candace Hunter, AISD Board of Trustees Richard Mendoza – Director of Transportation and Public Works EXECUTIVE SESSION (No public discussion) The Planning Commission will announce it will go into Executive Session, if necessary, according to Chapter 551 of the Texas Government Code, to receive advice from Legal Counsel on matters specifically listed on the agenda. The Commission may not conduct a closed meeting without the approval of the city attorney. Private Consultation with Attorney – Section 551.071. Staff Liaison: Ella Garcia, 512-978-0821 Attorney: Steven Maddoux, 512-974-6080 AGENDA CALL TO ORDER PUBLIC COMMUNICATION: GENERAL The first four 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 1. Approve the minutes of the Planning Commission regular meeting on Tuesday, February 25, 2025. PUBLIC HEARINGS Location: 2. Plan Amendment: NPA-2024-0008.02 - 2967 Manor Road Revision; Districts 1 and 9 2967 Manor Road, Boggy Creek and Tannehill Branch Watersheds; Rosewood Neighborhood Planning Area and MLK TOD Station Area Plan Owner/Applicant: 2967 Manor AGV, LLC Agent: Request: Thrower Design, LLC (Victoria Haase) Specific Regulating District to Mixed Use land use and to remove the specified property from the MLK TOD Station Area …
PLANNING COMMISSION REGULAR MEETING TUESDAY, FEBRUARY 25, 2025 The Planning Commission convened in a regular meeting on Tuesday, February 25, 2025, at Austin City Hall, Council Chambers, Room 1001, 301 W. Second Street, in Austin, Texas. Vice Chair Azhar called the Planning Commission meeting to order at 6:04 p.m. Commissioners in Attendance: Awais Azhar Greg Anderson Grayson Cox Felicity Maxwell Casey Haney Danielle Skidmore Alice Woods Commissioners in Attendance Remotely: Nadia Barrera-Ramirez Patrick Howard Ryan Johnson Commissioners Absent: Claire Hempel Adam Haynes Alberta Phillips Ex-officio Members in Attendance: Jessica Cohen Ex-officio Members in Attendance Remotely: Candace Hunter Ex-officio Members Absent: 1 TC Broadnax Richard Mendoza PUBLIC COMMUNICATION: GENERAL None. 1. APPROVAL OF MINUTES Approve the minutes of the Planning Commission regular meeting on Tuesday, February 11, 2025. The minutes from the meeting of Tuesday, February 11, 2025, were approved on the consent agenda on Commissioner Haney’s motion, Commissioner Maxwell’s second, on an 8-0 vote. Commissioners Cox and Johnson were off the dais. Chair Hempel and Commissioners Haynes and Phillips were absent. PUBLIC HEARINGS 2. Plan Amendment: NPA-2024-0008.01 - 2600 E Martin Luther King Jr. Boulevard; Location: District 1 2600 East Martin Luther King Jr. Boulevard, Boggy Creek Watershed; Rosewood Neighborhood Planning Area Owner/Applicant: CTMS Holdings LLC Agent: Request: Staff Rec.: Staff: Drenner Group, PC (Leah M. Bojo, AICP) Civic to Mixed Use land use Recommended Maureen Meredith, 512-974-2695, maureen.meredith@austintexas.gov Planning Department The motion to approve Staff’s recommendation of Mixed Use land use for NPA-2024- 0008.01 - 2600 E Martin Luther King Jr. Boulevard, located at 2600 East Martin Luther King Jr. Boulevard, was approved on the consent agenda on Commissioner Haney’s motion, Commissioner Maxwell’s second, on an 8-0 vote. Commissioners Cox and Johnson were off the dais. Chair Hempel and Commissioners Haynes and Phillips were absent. 3. Rezoning: C14-2024-0111 - 2600 E Martin Luther King Jr. Boulevard; District 1 2600 East Martin Luther King Jr. Boulevard, Boggy Creek Watershed; Rosewood Neighborhood Planning Area Location: Owner/Applicant: CTMS Holdings LLC Agent: Request: Staff Rec.: Staff: Drenner Group, PC (Leah M. Bojo) GO-V-CO-NP to GR-MU-V-CO-DB90-NP Recommended Jonathan Tomko, 512-974-1057, jonathan.tomko@austintexas.gov Planning Department The motion to approve Staff’s recommendation of GR-MU-V-CO-DB90-NP for C14- 2024-0111 - 2600 E Martin Luther King Jr. Boulevard, located at 2600 East Martin 2 Luther King Jr. Boulevard, was approved on the consent agenda on Commissioner Haney’s motion, Commissioner Maxwell’s second, on an 8-0 vote. Commissioners Cox and Johnson were …
Planning Commission: March 11, 2025 NEIGHBORHOOD PLAN AMENDMENT REVIEW SHEET NEIGHBORHOOD PLAN: Rosewood Neighborhood Plan and the Martin Luther King Jr. Boulevard Transit Oriented Development (MLK TOD) Station Area Plan CASE#: NPA-2024-0008.02 DATE FILED: July 25, 2024 PROJECT NAME: 2967 Manor Road Revision PC DATE: March 11, 2025 February 11, 2025 January 28, 2025 January 14, 2025 ADDRESS/ES: 2967 Manor Road DISTRICT AREA: 1 and 9 SITE AREA: 0.68 acres (for parcel) OWNER/APPLICANT: 2967 Manor AGV, LLC AGENT: Thrower Design, LLC (Victoria Haase and Ron Thrower) CASE MANAGER: Maureen Meredith PHONE: (512) 974-2695 STAFF EMAIL: Maureen.Meredith@austintexas.gov TYPE OF AMENDMENT: Change in Future Land Use Designation From: Specific Regulating District To: Mixed Use Base District Zoning Change Related Zoning Case: C14-2024-0107 From: TOD-NP To: CS-DB90-NP NEIGHBORHOOD PLAN ADOPTION DATE: Rosewood Neighborhood Plan adopted January 10, 2002. Martin Luther King, Jr. Transit Oriented Development (TOD) Station Area Plan adopted March 12, 2009. Page 1 of 32 02 NPA-2024-0008.02 - 2967 Manor Road Revision; Districts 1 and 91 of 32 CITY COUNCIL DATE: January 30, 2025 March 6, 2025 Planning Commission: March 11, 2025 ACTION: Postponed to March 6, 2025 at the request of Staff. ACTION: Staff postponement request to April 10, 2025. ACTION: (action pending) April 10, 2025 PLANNING COMMISSION RECOMMENDATION: March 11, 2025 – (action pending) February 11, 2025 – Postponed to March 11, 2025 on the consent agenda at the request of staff. [A. Azhar – 1st; F. Maxwell – 2nd] Vote: 10-0 [P. Howard, A. Phillips, and A. Haynes absent]. January 28, 2025 – After postponement discussion, postponed to February 11, 2025 on the consent agenda at the request of the applicant. [F. Maxwell – 1st; A. Azhar – 2nd] Vote: 7-3 [G. Anderson and A. Woods absent. G. Cox, A. Haynes, and N. Barrera-Ramirez voted nay]. January 14, 2025 – Postponed to January 28, 2025 on the consent agenda at the request of staff. STAFF RECOMMENDATION: Staff supports the applicant’s request for Mixed Use land use and to be removed from the boundaries of the MLK TOD Station Area Plan. BASIS FOR STAFF’S RECOMMENDATION: Staff supports the applicant’s request for Mixed Use land use and for the property to be removed from the MLK TOD boundaries because the proposed rezoning will allow for a denser development that is more transit- supportive than could be achieved under the existing TOD-NP. The proposed rezoning would allow for approximately 81 housing …
ZONING CHANGE REVIEW SHEET CASE: C14-2024-0107 (Manor Road Revision Rezone) DISTRICTS: 1 and 9 ADDRESS: 2967 Manor Road ZONING FROM: TOD-NP TO: CS-DB90-NP SITE AREA: approximately 0.68 acres (approximately 29,620 square feet) PROPERTY OWNER: 2967 Manor AGV, LLC AGENT: Thrower Design, LLC (Victoria Haase) CASE MANAGER: Jonathan Tomko (512) 974-1057, jonathan.tomko@austintexas.gov STAFF RECOMMEDATION: Staff recommends granting general commercial services-density bonus 90-neighborhood plan (CS-DB90-NP) combining district zoning. Staff also recommends granting the applicant’s request for a waiver under Section 25-2- 652(F)(3)(b) (the ground-floor commercial requirement of DB90) as allowed un der Section 25-2-652(F)(3)(e) requested in an applicant letter dated December 20, 2024 found in exhibit D. For a summary of the basis of Staff’s recommendation, please see the basis of recommendation section below. PLANNING COMMISSION ACTION / RECOMMENDATION: January 14, 2025: Staff postponement request to January 28, 2025, granted. January 28, 2025: Planning Commission granted a postponement to February 11, 2025. February 11, 2025: Applicant postponement request to March 11, 2025. March 11, 2025: Case is scheduled to be heard by Planning Commission. CITY COUNCIL ACTION: January 30, 2025: Staff postponement request to February 27, 2025, granted. February 27, 2025: Staff postponement request to March 6, 2025. March 6, 2025: Case is scheduled to be heard by Planning Commission. ORDINANCE NUMBER: N/A ISSUES: This request would remove the subject tract from the Martin Luther King Jr. Blvd. TOD Station Area Plan. CASE MANAGER COMMENTS: The property in question is currently a one-story service garage/auto repair use within the Martin Luther King Jr. Blvd. TOD Station Area Plan, which was adopted in 2009 (see area 03 C14-2024-0107 - Manor Road Revision Rezone; Districts 1 and 91 of 17 C14-2024-0107 2 case histories section below). The subject tract is at the southwest corner of the intersection of Manor Road and Airport Boulevard. To the east of the tract is a convenience store/gas station, to the south of the tract is a drainage easement and three single-family homes, to the west of the tract is a very small one-story office building, to the north of the tract (across Manor Road) is another one-story service garage/auto repair use. Both Manor Road and Airport are Imagine Austin Corridors, Austin Strategic Mobility Plan (ASMP) level 3 corridors, and identified as part of the ASMP Transit Priority Network. This site is between the MLK Station Imagine Austin Activity Center (approximately 250 feet to the west) and the Mueller …
6 March 2025 To the Board Members of the Planning Commission: My name is Brian Bedrosian. I am the Chair of the North Loop Neighborhood Plan Contact Team (NLNPCT – the “neighborhood”). I am writing this letter on behalf of the NLNPCT in support of United Properties’ (the “applicant”) request for DB90 zoning to be added to the combined properties north of 56th Street, south of Koenig Lane, east of the CapMetro Red Line tracks and west of Airport Blvd (collectively referred to as the “northern parcels”)– properties in the north-central sector of our plan area. On February 26th the NLNPCT held a Special Session devoted to the greater project that United Properties is proposing to build in this area of the neighborhood. The project area includes the northern parcels mentioned above, as well as additional properties within the same east-west boundaries down to 55th Street, along with a triangle of land between the Red Line tracks and the FLORA development just south of 55th (collectively referred to as the “southern parcels”). Stephen Buchanan of United Properties was in attendance at our meeting and presented the applicant’s current plans for the project. After much discussion, the eligible NLNPCT voting members present, representing a quorum of the overall NLNPCT membership, voted unanimously to support the applicant’s zoning requests contingent upon the signing of a Memorandum Of Understanding (MOU) between United Properties and the NLNPCT. In order to provide sufficient time to negotiate the contents of this MOU, the NLNPCT voted to permit the applicant to proceed with presenting their zoning case for the northern parcels to the Planning Commission and in exchange United Properties has agreed to postpone the hearing on the southern parcels until the MOU is signed and approved by both parties. 04 C14-2024-0167 - Airport & Koenig DB90 Tracts Rezoning - Parcel A1 of 2 We believe that this project has the opportunity to achieve the goals of North Loop Neighborhood Plan which targeted this area in our FLUM as a Neighborhood Urban Center. This land use category would provide increased density and affordability, new retail and commercial offerings, and rich public spaces – acting as an extension of our already successful urban corridor along North Loop Boulevard (53rd Street). We are concurrently working with the Parks and Recreation Department (PARD), ATP, TPW, CapMetro, the Redline Parkway Initiative, and Council District 4 to ensure that this project offers …
ZONING CHANGE REVIEW SHEET CASE: C14-2024-0167 – Airport & Koenig Tracts DB90 Rezoning – Parcel A DISTRICT: 4 ADDRESS: 501 E. Koenig Ln Svrd EB, 629 E. Koenig Ln, 600 E. 56th St., 700 E. 56th St., 702 E. 56th St., 5600 Middle Fiskville Rd., 5601 ½ Middle Fiskville Rd., 5608 ½ Middle Fiskville Rd. ZONING FROM: CS-MU-V-CO-NP, CS-V-CO-NP TO: CS-MU-V-CO-DB90-NP SITE AREA: 7.39 acres PROPERTY OWNER: BUP 501 Austin Owner LLC (Victor Young, Phil Cattanach), Johnson Special Land, Ltd. (T.J. Schultz), River City Partners, Ltd. (T.J. Schultz) AGENT: Dubois Bryant & Campbell, LLP (David Hartman) CASE MANAGER: Marcelle Boudreaux (512-974-8094, marcelle.boudreaux@austintexas.gov) STAFF RECOMMENDATION: The Staff recommendation is to grant general commercial services – mixed use - vertical mixed use building – conditional overlay - density bonus 90 - neighborhood plan (CS-MU-V-CO-DB90-NP) combining district zoning. The Conditional Overlay prohibits the following uses: Adult Oriented Business and Pawn Shop Services. The Conditional Overlay makes the following uses conditional: Agricultural Sales and Services, Campground, Construction Sales and Services, Equipment Repair Services, Kennels, Commercial Blood Plasma center, Convenience Storage, Equipment Sales, Vehicle storage. PLANNING COMMISSION ACTION / RECOMMENDATION: March 11, 2025: CITY COUNCIL ACTION: ORDINANCE NUMBER: 04 C14-2024-0167 - Airport & Koenig DB90 Tracts Rezoning - Parcel A1 of 22 Case number C14-2024-0167 Page 2 ISSUES: In December 2023, Ordinance No. 20220609-080, Ordinance No. 20221201-056 and Ordinance No. 20221201-055 were invalidated. On March 11, 2024, Ordinance No. 20240229-073, was enacted to create the “DB90” combining district, which amended City Code Title 25 (Land Development) to create a new zoning district for a density bonus program that grants 30 feet in height above the base zoning district, to a maximum of 90 feet, and modifies site development regulations including compatibility standards. Subsequently, the applicant submitted a rezoning application to request the -DB90 combining district, in order for the City to continue review of site plan. The conditional and prohibited uses in the Conditional Overlay were established during the North Loop Neighborhood Plan rezonings (Ord. No. 020523-31),and are requested by the Applicant and some are recommended by Staff for this new rezoning. This rezoning is related to other DB90 rezoning cases in close proximity to the subject case located on Middle Fiskville Road, Koenig Ln., E 56th St., E. 55th St. Martin Ave., and Airport Blvd. All of those cases are as follows: C14-2024-0167, C14-2025-0010, C14-2025-0014, C14-2025-0012 (including C14-79-019(RCT)), C14-2025-0015, C14-2025-0017, and C14- 2025-0016. CASE …
ZONING CHANGE REVIEW SHEET CASE: C14-2025-0010 – Airport & Koenig Tracts DB90 Rezoning – Parcel B DISTRICT: 4 ADDRESS: 605 E. 56th Street SITE AREA: 0.877 acres ZONING FROM: CS-V-CO-NP TO: CS-V-CO-DB90-NP PROPERTY OWNER: Johnson Special Land, Ltd. (T.J. Schultz), River City Partners, Ltd. (T.J. Schultz), Leif Johnson Ford, Inc. FKA Armstrong-Johnson, Inc. (T.J. Schultz) AGENT: Dubois Bryant & Campbell, LLP (David Hartman) CASE MANAGER: Marcelle Boudreaux (512-974-8094, marcelle.boudreaux@austintexas.gov) STAFF RECOMMENDATION: The Staff recommendation is to grant general commercial services –vertical mixed use building – conditional overlay - density bonus 90 - neighborhood plan (CS-V-CO-DB90- NP) combining district zoning. The Conditional Overlay prohibits the following uses: Adult Oriented Business and Pawn Shop Services. The Conditional Overlay makes the following uses conditional: Agricultural Sales and Services, Campground, Construction Sales and Services, Equipment Repair Services, Kennels, Commercial Blood Plasma center, Convenience Storage, Equipment Sales, Vehicle storage. PLANNING COMMISSION ACTION / RECOMMENDATION: March 11, 2025: CITY COUNCIL ACTION: ORDINANCE NUMBER: ISSUES: 05 C14-2025-0010 - Airport & Koenig DB90 Tracts Rezoning - Parcel B1 of 20 Case number C14-2025-0010 Page 2 In December 2023, Ordinance No. 20220609-080, Ordinance No. 20221201-056 and Ordinance No. 20221201-055 were invalidated. On March 11, 2024, Ordinance No. 20240229-073, was enacted to create the “DB90” combining district, which amended City Code Title 25 (Land Development) to create a new zoning district for a density bonus program that grants 30 feet in height above the base zoning district, to a maximum of 90 feet, and modifies site development regulations including compatibility standards. Subsequently, the applicant submitted a rezoning application to request the -DB90 combining district. The conditional and prohibited uses in the Conditional Overlay were established during the North Loop Neighborhood Plan rezonings (Ord. No. 020523-31), and are requested by the Applicant and some are recommended by Staff for this new rezoning. This rezoning is related to other DB90 rezoning cases in close proximity to the subject case on Middle Fiskville Road, Koenig Ln., E 56th St., E. 55th St. Martin Ave., and Airport Blvd. All of those cases are as follows: C14-2024-0167, C14-2025-0010, C14-2025-0014, C14- 2025-0012 (including C14-79-019(RCT)), C14-2025-0015, C14-2025-0017, and C14-2025- 0016. CASE MANAGER COMMENTS: The subject site is 0.877 acres, and developed with a warehouse structure, for Automobile Sales use. To the west, the property is immediately bounded by an electrical supply store and further west by railroad tracks (CS-V-CO-NP). To the immediate north is buildings and associated …
From: To: Cc: Subject: Date: Attachments: David Hartman Boudreaux, Marcelle McKenzie Speich RE: staff reports - Airport & Koenig DB90 zoning cases (and RCT) - FYI/heads up, neighborhood 2 week postponement for Parcel B-G DB90 cases, and Parcel D Public RCTouthern tracts Friday, March 7, 2025 8:20:54 AM image001.png External Email - Exercise Caution FYI, I wanted to update you with one change to the below: The 2 week postponement on Parcel B-G DB90 cases, and Parcel D Public RCT, is going to be APPLICANT postponement, rather than NEIGHBORHOOD postponement. David Hartman Partner DuBOIS BRYANT & CAMPBELL 303 Colorado, Suite 2300 O Austin, TX 78701 D :(512) 457-8000 M :(512) 685-3409 F :(512) 297-5640 :(512) 457-8008 bio vcard Confidentiality Notice This communication and any accompanying documents are confidential and privileged. They are intended for the sole use of the addressee. If you receive this transmission in error, you are advised that any disclosure, copying, distribution, or the taking of any action in reliance upon this communication or any attached document is strictly prohibited. Moreover, any such disclosure shall not compromise or waive the attorney-client or other privileges as to this communication or otherwise. If you have received this communication in error, please contact me by reply email and destroy all copies of the original message and any attached documents. From: Boudreaux, Marcelle <Marcelle.Boudreaux@austintexas.gov> Sent: Thursday, March 6, 2025 2:25 PM To: David Hartman <dhartman@dbcllp.com> Cc: McKenzie Speich <MSpeich@dbcllp.com> Subject: RE: staff reports - Airport & Koenig DB90 zoning cases (and RCT) - FYI/heads up, neighborhood 2 week postponement for Parcel B-G DB90 cases, and Parcel D Public RCTouthern tracts Thanks, David. 05 C14-2025-0010 - Airport & Koenig DB90 Tracts Rezoning - Parcel B1 of 2 Marcelle Boudreaux Planner Senior Planning Department 512-974-8094 marcelle.boudreaux@austintexas.gov Please note: Email correspondence to and from the City of Austin is subject to required disclosure under the Texas Public Information Act. From: David Hartman <dhartman@dbcllp.com> Sent: Thursday, March 6, 2025 12:45 PM To: Boudreaux, Marcelle <Marcelle.Boudreaux@austintexas.gov> Cc: McKenzie Speich <MSpeich@dbcllp.com> Subject: RE: staff reports - Airport & Koenig DB90 zoning cases (and RCT) - FYI/heads up, neighborhood 2 week postponement for Parcel B-G DB90 cases, and Parcel D Public RCTouthern tracts External Email - Exercise Caution Hi Marcelle: I wanted to followup our discussion last week to let you know that I understand the North Loop N.A. will be submitting a support letter for the Parcel …
ZONING CHANGE REVIEW SHEET CASE: C14-2025-0014 – Airport & Koenig Tracts DB90 Rezoning – Parcel C DISTRICT: 4 ADDRESS: 5500 Martin Avenue ZONING FROM: CS-V-CO-NP TO: CS-V-CO-DB90-NP SITE AREA: 0.182 acres PROPERTY OWNER: Johnson Special Land, Ltd. (T.J. Schultz) AGENT: Dubois Bryant & Campbell, LLP (David Hartman) CASE MANAGER: Marcelle Boudreaux (512-974-8094, marcelle.boudreaux@austintexas.gov) STAFF RECOMMENDATION: The Staff recommendation is to grant general commercial services –vertical mixed use building – conditional overlay - density bonus 90 - neighborhood plan (CS-V-CO-DB90- NP) combining district zoning. The Conditional Overlay prohibits the following uses: Adult Oriented Business and Pawn Shop Services. The Conditional Overlay makes the following uses conditional: Agricultural Sales and Services, Campground, Construction Sales and Services, Equipment Repair Services, Kennels, Commercial Blood Plasma center, Convenience Storage, Equipment Sales, and Vehicle storage. PLANNING COMMISSION ACTION / RECOMMENDATION: March 11, 2025: CITY COUNCIL ACTION: ORDINANCE NUMBER: ISSUES: 06 C14-2025-0014 - Airport & Koenig DB90 Tracts Rezoning - Parcel C1 of 20 Case number C14-2025-0014 Page 2 In December 2023, Ordinance No. 20220609-080, Ordinance No. 20221201-056 and Ordinance No. 20221201-055 were invalidated. On March 11, 2024, Ordinance No. 20240229-073, was enacted to create the “DB90” combining district, which amended City Code Title 25 (Land Development) to create a new zoning district for a density bonus program that grants 30 feet in height above the base zoning district, to a maximum of 90 feet, and modifies site development regulations including compatibility standards. Subsequently, the applicant submitted a rezoning application to request the -DB90 combining district. The conditional and prohibited uses in the Conditional Overlay were established during the North Loop Neighborhood Plan rezonings (Ord. No. 020523-31),and are requested by the Applicant and some are recommended by Staff for this new rezoning. This rezoning is related to other DB90 rezoning cases in close proximity to the subject case on Middle Fiskville Road, Koenig Ln., E 56th St., E. 55th St. Martin Ave., and Airport Blvd. All of those cases are as follows: C14-2024-0167, C14-2025-0010, C14-2025-0014, C14- 2025-0012 (including C14-79-019(RCT)), C14-2025-0015, C14-2025-0017, and C14-2025- 0016. CASE MANAGER COMMENTS: The subject site is 0.182 acres, and is undeveloped. To the west, the property is bounded by railroad tracks, and further west family residential (SF-3-NP). To the immediate north is a Business Service use (electrical supply store) (CS-V-CO-NP). To the south across E. 55th St. is Automobile Parts retail use (parts supply store) (Case no.: C14-2025-0012) (CS-V-CO- NP). To the …
ZONING CHANGE REVIEW SHEET CASE: C14-2025-0012 – Airport & Koenig Tracts DB90 Rezoning – Parcel D DISTRICT: 4 ADDRESS: 701 and 703 E. 55th Street ZONING FROM: CS-V-CO-NP TO: CS-V-CO-DB90-NP SITE AREA: 1.08 acres PROPERTY OWNER: River City Partners, Ltd. (T.J. Schultz) AGENT: Dubois Bryant & Campbell, LLP (David Hartman) CASE MANAGER: Marcelle Boudreaux (512-974-8094, marcelle.boudreaux@austintexas.gov) STAFF RECOMMENDATION: The Staff recommendation is to grant general commercial services –vertical mixed use building – conditional overlay - density bonus 90 - neighborhood plan (CS-V-CO-DB90- NP) combining district zoning. The Conditional Overlay prohibits the following uses: Adult Oriented Business and Pawn Shop Services. The Conditional Overlay makes the following uses conditional: Agricultural Sales and Services, Campground, Construction Sales and Services, Equipment Repair Services, Kennels, Commercial Blood Plasma center, Convenience Storage, Equipment Sales, Vehicle storage, and Automotive Sales. PLANNING COMMISSION ACTION / RECOMMENDATION: March 11, 2025: CITY COUNCIL ACTION: ORDINANCE NUMBER: ISSUES: 07 C14-2025-0012 - Airport & Koenig DB90 Tracts Rezoning - Parcel D1 of 20 Case number C14-2025-0012 Page 2 In December 2023, Ordinance No. 20220609-080, Ordinance No. 20221201-056 and Ordinance No. 20221201-055 were invalidated. On March 11, 2024, Ordinance No. 20240229-073, was enacted to create the “DB90” combining district, which amended City Code Title 25 (Land Development) to create a new zoning district for a density bonus program that grants 30 feet in height above the base zoning district, to a maximum of 90 feet, and modifies site development regulations including compatibility standards. Subsequently, the applicant submitted a rezoning application to request the -DB90 combining district. The conditional and prohibited uses in the Conditional Overlay were established during the North Loop Neighborhood Plan rezonings (Ord. No. 020523-31),and are requested by the Applicant and some are recommended by Staff for this new rezoning. This rezoning is related to other DB90 rezoning cases in close proximity to the subject case on Middle Fiskville Road, Koenig Ln., E 56th St., E. 55th St. Martin Ave., and Airport Blvd. All of those cases are as follows: C14-2024-0167, C14-2025-0010, C14-2025-0014, C14- 2025-0012 (including C14-79-019(RCT)), C14-2025-0015, C14-2025-0017, and C14-2025- 0016. CASE MANAGER COMMENTS: The subject site is 1.08 acres, and developed with Automobile Parts retail (parts superstore). To the immediate west, the property is bounded by railroad tracks and further west family residential (SF-3-NP). To the north is undeveloped land (Case no.: C14-2025-0014), Parking (Case nos.: C14-2025-0015 and C14-2025-0017) and business support services (CS-V-CO- NP). To the south …
RESTRICTIVE COVENANT TERMINATION REVIEW SHEET CASE: C14-079-019(RCT) – 701 and 703 E. 55th St. Public RC Termination – Parcel D DISTRICT: 4 ADDRESS: 701 and 703 E. 55th Street EXISTING ZONING: CS-V-CO-NP SITE AREA: 1.08 acres PROPERTY OWNER: River City Partners, Ltd. (T.J. Schultz) AGENT: Dubois Bryant & Campbell, LLP (David Hartman) CASE MANAGER: Marcelle Boudreaux (512-974-8094, marcelle.boudreaux@austintexas.gov) STAFF RECOMMENDATION: Staff recommends granting a Termination of the Restrictive Covenant. PLANNING COMMISSION ACTION / RECOMMENDATION: RESTRICTIVE COVENANT TERMINATION RECORDING NUMBER: March 11, 2025: CITY COUNCIL ACTION: ISSUES: None at this time. CASE MANAGER COMMENTS: The proposed Restrictive Covenant Termination area is comprised of approximately 1.08 acres and is adjacent to Airport Boulevard, a transit-rich Imagine Austin corridor. The subject area is currently zoned CS-V-CO-NP (general commercial services – vertical mixed use building – conditional overlay – neighborhood plan) combining district. The property is located within the North Loop Neighborhood Plan Area, and is located within an area that was initiated by the City to zone certain tracts within the Neighborhood Plan area to 08 C14-79-019(RCT) - 701 and 703 E. 55th St. Public RC Termination – Parcel D1 of 27 C14-079-019(RCT) Page 2 accommodate the -V zoning district in 2008 (Ordinance No. 20080605-069). It is currently developed with an automobile parts retail store. The Restrictive Covenant states that the property should be developed in accordance with a site plan approved March 6, 1979, which relates to the existing development on the property. The Applicant proposes to terminate the Restrictive Covenant to allow for development of a multifamily project on the property. Please refer to Exhibits A (Zoning Map), A-1 (Aerial View) and C (1979 Restrictive Covenant). BASIS OF RECOMMENDATION: Staff supports the Termination request. A rezoning request is also on file for this Parcel (C14-2025-0012) from CS-V-CO-NP to CS-V-CO-DB90-NP. A building constructed under density bonus 90 (–DB90) standards allows for a mix of residential uses and commercial uses, and the result is typically retail, restaurants and offices on the ground floor, and residential units on upper levels. City Council has provided policy and direction for having more residential density and increased affordability, as well as incentivizing vertical mixed use buildings throughout the City. Further, City Council previously approved rezoning this property to allow for vertical mixed-use buildings in 2008. Therefore, the 1979 Restrictive Covenant is no longer required on the site. EXISTING ZONING AND LAND USES: ZONING Site CS-V-CO-NP North CS-V-CO-NP …
ZONING CHANGE REVIEW SHEET CASE: C14-2025-0015 – Airport & Koenig Tracts DB90 Rezoning – Parcel E DISTRICT: 4 ADDRESS: 5509 Martin Avenue; 707 E. 56th Street ZONING FROM: CS-V-CO-NP TO: CS-V-CO-DB90-NP SITE AREA: 1.226 acres PROPERTY OWNER: Johnson Special Land, Ltd. (T.J. Schultz), River City Partners, Ltd. (T.J. Schultz) AGENT: Dubois Bryant & Campbell, LLP (David Hartman) CASE MANAGER: Marcelle Boudreaux (512-974-8094, marcelle.boudreaux@austintexas.gov) STAFF RECOMMENDATION: The Staff recommendation is to grant general commercial services –vertical mixed use building – conditional overlay - density bonus 90 - neighborhood plan (CS-V-CO-DB90- NP) combining district zoning. The Conditional Overlay prohibits the following uses: Adult Oriented Business and Pawn Shop Services. The Conditional Overlay makes the following uses conditional: Agricultural Sales and Services, Campground, Construction Sales and Services, Equipment Repair Services, Kennels, Commercial Blood Plasma center, Convenience Storage, Equipment Sales, and Vehicle storage. PLANNING COMMISSION ACTION / RECOMMENDATION: March 11, 2025: CITY COUNCIL ACTION: ORDINANCE NUMBER: ISSUES: 09 C14-2025-0015 - Airport & Koenig DB90 Tracts Rezoning - Parcel E1 of 20 Case number C14-2025-0015 Page 2 In December 2023, Ordinance No. 20220609-080, Ordinance No. 20221201-056 and Ordinance No. 20221201-055 were invalidated. On March 11, 2024, Ordinance No. 20240229-073, was enacted to create the “DB90” combining district, which amended City Code Title 25 (Land Development) to create a new zoning district for a density bonus program that grants 30 feet in height above the base zoning district, to a maximum of 90 feet, and modifies site development regulations including compatibility standards. Subsequently, the applicant submitted a rezoning application to request the -DB90 combining district. The conditional and prohibited uses in the Conditional Overlay were established during the North Loop Neighborhood Plan rezonings (Ord. No. 020523-31), and are requested by the Applicant and some are recommended by Staff for this new rezoning. This rezoning is related to other DB90 rezoning cases in close proximity to the subject case on Middle Fiskville Road, Koenig Ln., E 56th St., E. 55th St. Martin Ave., and Airport Blvd. All of those cases are as follows: C14-2024-0167, C14-2025-0010, C14-2025-0014, C14- 2025-0012 (including C14-79-019(RCT)), C14-2025-0015, C14-2025-0017, and C14-2025- 0016. CASE MANAGER COMMENTS: The subject site is 1.226 acres, and developed with Parking. To the west across Martin Avenue are Automobile Sales use (warehouse) (Case no.: C14-2025-0010) and an electrical supply store (Business support services) (CS-V-CO-NP). To the south across E. 55th St. is Automobile Parts retail (Case no.: C14-2025-0012) (CS-V-CO-NP). To …
ZONING CHANGE REVIEW SHEET CASE: C14-2025-0017 – Airport & Koenig Tracts DB90 Rezoning – Parcel F DISTRICT: 4 ADDRESS: 713 E 56th Street; 5502, 5508 and 5522 1/2 Middle Fiskville Road ZONING FROM: CS-V-CO-NP TO: CS-V-CO-DB90-NP SITE AREA: 2.257 acres PROPERTY OWNER: Johnson Special Land, Ltd. (T.J. Schultz), River City Partners, Ltd. (T.J. Schultz) AGENT: Dubois Bryant & Campbell, LLP (David Hartman) CASE MANAGER: Marcelle Boudreaux (512-974-8094, marcelle.boudreaux@austintexas.gov) STAFF RECOMMENDATION: The Staff recommendation is to grant general commercial services –vertical mixed use building – conditional overlay - density bonus 90 - neighborhood plan (CS-V-CO-DB90- NP) combining district zoning. The Conditional Overlay prohibits the following uses: Adult Oriented Business and Pawn Shop Services. The Conditional Overlay makes the following uses conditional: Agricultural Sales and Services, Campground, Construction Sales and Services, Equipment Repair Services, Kennels, Commercial Blood Plasma center, Convenience Storage, Equipment Sales, and Vehicle storage. PLANNING COMMISSION ACTION / RECOMMENDATION: March 11, 2025: CITY COUNCIL ACTION: ORDINANCE NUMBER: ISSUES: 10 C14-2025-0017 - Airport & Koenig DB90 Tracts Rezoning - Parcel F1 of 20 Case number C14-2025-0017 Page 2 In December 2023, Ordinance No. 20220609-080, Ordinance No. 20221201-056 and Ordinance No. 20221201-055 were invalidated. On March 11, 2024, Ordinance No. 20240229-073, was enacted to create the “DB90” combining district, which amended City Code Title 25 (Land Development) to create a new zoning district for a density bonus program that grants 30 feet in height above the base zoning district, to a maximum of 90 feet, and modifies site development regulations including compatibility standards. Subsequently, the applicant submitted a rezoning application to request the -DB90 combining district. The conditional and prohibited uses in the Conditional Overlay were established during the North Loop Neighborhood Plan rezonings (Ord. No. 020523-31),and are requested by the Applicant and some are recommended by Staff for this new rezoning. This rezoning is related to other DB90 rezoning cases in close proximity to the subject case on Middle Fiskville Road, Koenig Ln., E 56th St., E. 55th St. Martin Ave., and Airport Blvd. All of those cases are as follows: C14-2024-0167, C14-2025-0010, C14-2025-0014, C14- 2025-0012 (including C14-79-019(RCT)), C14-2025-0015, C14-2025-0017, and C14-2025- 0016. CASE MANAGER COMMENTS: The subject site is 2.257 acres, and developed with Parking. To the west is Parking (Case no.: C14-2025-0015) (CS-V-CO-NP). To the north is Automobile Sales use (Case no.: C14-2024- 0167) (CS-MU-V-CO-NP). To the south across E. 55th St. is multifamily residential (CS-V- CO-NP). To the …
ZONING CHANGE REVIEW SHEET CASE: C14-2025-0016 – Airport & Koenig Tracts DB90 Rezoning – Parcel G DISTRICT: 4 ADDRESS: 5500 Airport Boulevard; 5512 and 5515 Middle Fiskville Road ZONING FROM: CS-V-CO-NP TO: CS-V-CO-DB90-NP SITE AREA: 0.3789 acres PROPERTY OWNER: Johnson Special Land, Ltd. (T.J. Schultz), River City Partners, Ltd. (T.J. Schultz), BUP 501 Austin Owner LLC (Victor Young, Phil Cattanach) AGENT: Dubois Bryant & Campbell, LLP (David Hartman) CASE MANAGER: Marcelle Boudreaux (512-974-8094, marcelle.boudreaux@austintexas.gov) STAFF RECOMMENDATION: The Staff recommendation is to grant general commercial services –vertical mixed use building – conditional overlay - density bonus 90 - neighborhood plan (CS-V-CO-DB90- NP) combining district zoning. The Conditional Overlay prohibits the following uses: Adult Oriented Business and Pawn Shop Services. The Conditional Overlay makes the following uses conditional: Agricultural Sales and Services, Campground, Construction Sales and Services, Equipment Repair Services, Kennels, Commercial Blood Plasma center, Convenience Storage, Equipment Sales, and Vehicle storage. PLANNING COMMISSION ACTION / RECOMMENDATION: March 11, 2025: CITY COUNCIL ACTION: ORDINANCE NUMBER: ISSUES: 11 C14-2025-0016 - Airport & Koenig DB90 Tracts Rezoning - Parcel G1 of 20 Case number C14-2025-0016 Page 2 In December 2023, Ordinance No. 20220609-080, Ordinance No. 20221201-056 and Ordinance No. 20221201-055 were invalidated. On March 11, 2024, Ordinance No. 20240229-073, was enacted to create the “DB90” combining district, which amended City Code Title 25 (Land Development) to create a new zoning district for a density bonus program that grants 30 feet in height above the base zoning district, to a maximum of 90 feet, and modifies site development regulations including compatibility standards. Subsequently, the applicant submitted a rezoning application to request the -DB90 combining district. The conditional and prohibited uses in the Conditional Overlay were established during the North Loop Neighborhood Plan rezonings (Ord. No. 020523-31),and are requested by the Applicant and some are recommended by Staff for this new rezoning. This rezoning is related to other DB90 rezoning cases in close proximity to the subject case on Middle Fiskville Road, Koenig Ln., E 56th St., E. 55th St. Martin Ave., and Airport Blvd. All of those cases are as follows: C14-2024-0167, C14-2025-0010, C14-2025-0014, C14- 2025-0012 (including C14-79-019(RCT)), C14-2025-0015, C14-2025-0017, and C14-2025- 0016. CASE MANAGER COMMENTS: The subject site is 0.3789 acres, and used for Parking. To the west across Middle Fiskville Road is more Parking (Case no.: C14-2025-0017) (CS-V-CO-NP). To the north is Automobile Sales use (Case no.: C14-2024-0167) (CS-MU-V-CO-NP). To the south across …
ZONING CHANGE REVIEW SHEET CASE: Goodnight Cowboy (C14-2025-0021) DISTRICT: 1 ADDRESS: 3120 Manor Road (Suite 3120) ZONING FROM: CS-V-NP TO: CS-1-V-CO-NP SITE AREA: approximately 856 square feet PROPERTY OWNER: 2522 Yale Realty LTD AGENT: Adam Rios CASE MANAGER: Jonathan Tomko (512) 974-1057, jonathan.tomko@austintexas.gov STAFF RECOMMEDATION: Staff recommends granting commercial-liquor sales-vertical mixed use-conditional overlay-neighborhood plan (CS-1-V-CO-NP) combining district zoning. The conditional overlay would prohibit all adult oriented businesses. For a summary of the basis of Staff’s recommendation, please see the basis of recommendation section below. PLANNING COMMISSION ACTION / RECOMMENDATION: March 11, 2025: Case is scheduled to be heard by Planning Commission. CITY COUNCIL ACTION: TBD ORDINANCE NUMBER: N/A ISSUES: N/A CASE MANAGER COMMENTS: The property in question is currently a two-story commercial strip center of approximately 14,500 square feet constructed in approximately 1955. The applicant is seeking CS-1 footprint of approximately 856 square feet within the strip center to open a liquor store. It is approximately 500 feet northeast from the intersection of Airport Boulevard and Manor Road both Imagine Austin Corridors, ASMP level 3 roadways, and part of the ASMP Transit Priority Network. The footprint is within walking distance to two Imagine Austin Centers: Mueller and MLK Station TOD and stops for CapMetro’s new Rapid 800 (Pleasant Valley) Route and Rapid 837 (Expo Center) bus rapid transit lines. BASIS OF RECOMMENDATION: Zoning should not constitute a grant of special privilege to an individual owner; Granting of the request should result in an equal treatment of similarly situated properties. 12 C14-2025-0021 - Goodnight Cowboy; District 11 of 11 C14-2025-0021 2 The proposed zoning should be consistent with the purpose statement of the district sought. Zoning should allow for reasonable use of the property. EXISTING ZONING AND LAND USES: ZONING Site LAND USES CS-V-NP North SF-3-NP South CS-MU-V-NP, GR-V- NP, and TOD-NP East CS-MU-V-NP West TOD-NP A two-story commercial strip center of approximately 14,500 square feet constructed in approximately 1955. Three single family homes constructed between 1953 and 2020, and one accessory dwelling unit. A one-story warehouse of approximately 700 square feet constructed in approximately 1973. A one-story warehouse of approximately 4,000 square feet constructed in approximately 1980. A CVS drugstore of approximately 13,000 square feet constructed in 2020. A two-story apartment complex with approximately 18 units constructed in approximately 1968. Oddwood Brewpub, one story brewery/restaurant of approximately 5,000 square feet constructed in approximately 1960. NEIGHBORHOOD PLANNING AREA: East MLK Combined …
ZONING CHANGE REVIEW SHEET CASE: C14-2024-0124 – 1109 S. Lamar Blvd DISTRICT: 9 ZONING FROM: CS-1-V-CO ZONING TO: CS-1-MU-V-CO-DB90 ADDRESS: 1109 South Lamar Boulevard SITE AREA: 0.287 acres (12, 501 sq. ft.) PROPERTY OWNER: GSGB, LP AGENT: Drenner Group, PC (Leah Bojo) CASE MANAGER: Cynthia Hadri 512-974-7620, Cynthia.hadri@austintexas.gov STAFF RECOMMENDATION: The staff recommendation is to grant commercial-liquor sales – vertical mixed use building – conditional overlay – density bonus 90 (CS-1-V-CO-DB90) combining district. The Conditional Overlay would prohibit the following uses in the CS-1 base zoning district: Liquor sales use. PLANNING COMMISSION ACTION / RECOMMENDATION: March 11, 2025: CITY COUNCIL ACTION: ORDINANCE NUMBER: ISSUES: In December 2023, Ordinance No. 20220609-080, Ordinance No. 20221201-056 and Ordinance No. 20221201-055 were invalidated. On March 11, 2024, Ordinance No. 20240229- 073, was enacted to create the “DB90” combining district, which amended City Code Title 25 (Land Development) to create a new zoning district for a density bonus program that grants 30 feet in height above the base zoning district, to a maximum of 90 feet, and modifies site development regulations including compatibility standards. Subsequently, the applicant submitted this new rezoning application to request the -DB90 combining district. Staff is recommending an alternative to the applicant’s request. The staff supports commercial-liquor sales – vertical mixed use building – conditional overlay – density bonus 13 C14-2024-0124 - 1109 S. Lamar Blvd; District 91 of 14 C14-2024-0124 2 90 (CS-1-V-CO-DB90) combining district for this property. The requested -MU combining district designation is unnecessary for the intended purpose of development and could potentially conflict with the affordable housing requirements of DB90. The conditions establishing prohibited use in the Conditional Overlay for case number C14- 05-0137 are requested to be continued by the applicant, however seeks to remove the following restriction: A site plan or building permit for the Property may not be approved, released, or issued, if the completed development or uses of the Property, considered cumulatively with all existing or previously authorized development and uses, generate traffic that exceeds 2,000 trips per day. In general, the City’s Transportation and Public Works Department no longer supports vehicle trip caps as conditional overlays to zoning cases, though it will still be assessed for a site if requested or it seems warranted. The appropriate time to assess a site for transportation impact and mitigation is with the site plan application, when land use and intensity is known, and site access …
ZONING CHANGE REVIEW SHEET CASE: C14-2024-0184 – 4930 South Congress DISTRICT: 3 ADDRESS: 4910 and 4930 South Congress Avenue ZONING FROM: CS-MU-CO-NP; CS-1-MU-CO-NP TO: CS-MU-V-CO-NP; CS-1-MU-V-CO-NP SITE AREA: 6.840 acres (includes footprint: 30,009.372 square feet for CS-1-MU-CO-NP) PROPERTY OWNER: 4930 SOCO LLC (Colin Brothers) AGENT: Drenner Group, PC (Drew Raffaele) CASE MANAGER: Nancy Estrada (512-974-7617, nancy.estrada@austintexas.gov) STAFF RECOMMENDATION: The Staff recommendation is to grant general commercial services – mixed use – vertical mixed use building – conditional overlay – neighborhood plan (CS-MU-V-CO- NP) combining district zoning and commercial-liquor sales – mixed use – vertical mixed use building – conditional overlay – neighborhood plan (CS-1-MU-V-CO-NP) combining district zoning. The Conditional Overlay will include the following: A 30-foot wide vegetative buffer shall be established and maintained along the property lines that are adjacent to a property used or zoned family residence-neighborhood plan (SF-3-NP) combining district or more restrictive. (consistent with Ordinance No. 20050818-Z003 – Part 9). For a summary of the basis of Staff’s recommendation, see pages 2 - 4. PLANNING COMMISSION ACTION / RECOMMENDATION: March 11, 2025: CITY COUNCIL ACTION: ORDINANCE NUMBER: ISSUES: 14 C14-2024-0184 - 4930 South Congress; District 31 of 24 C14-2024-0184 Page 2 CASE MANAGER COMMENTS: The subject rezoning area is located on the west side of South Congress Avenue, between Ramble Lane to the south and Sheraton Avenue to the north. The property is approximately 6.84 acres and is currently developed with a large commercial/office building that is occupied by various types of businesses, including general retail, personal services, restaurant (limited) and administrative/office uses. In addition, there are two smaller commercial/office buildings that are occupied with auto services and an animal daycare. The site is currently zoned general commercial services – mixed use – conditional overlay – neighborhood plan (CS-MU-CO-NP) combining district zoning. The overall acreage includes approximately 0.70 acres that are zoned commercial-liquor sales – mixed use – conditional overlay – neighborhood plan (CS-1-MU-CO-NP) combining district zoning. Since the subject area is located along the South Congress Activity Corridor, it is surrounded by commercial services and multifamily mixed use developments. Directly north of the property are condominium residences, while immediately to the south are multifamily residences (CS-MU-CO-NP). To the east, across South Congress Avenue, is a mobile home park, multifamily residences, and commercial services (CS-MU-CO-NP; MH-NP). Additionally, within one-half mile to the east, there is Battle Bend Neighborhood Park. There are single family residences to the …
