4. Staff Briefing on Austin Zoning process introduction - Overview of Rezoning Process — original pdf

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Overview of Rezoning Process Jonathan Tomko, AICP Austin Planning | October 28, 2026 What is Zoning?  Applies land use regulations only in full and limited purpose jurisdictions of the City.  Police power granted by the State.  Divides land within a jurisdiction into separate districts.  Establishes where certain land uses are permitted.  Establishes site development regulations. 2 Zoning Districts and Land Uses Zoning District Types  Base District: A zoning district that prescribes basic regulations governing use and site development.  Combining Districts: May be applied to sites in combination with regulations applicable to a base district.  Overlay Districts: Districts that establish specific use or site development standards for a particular area within the City. 4 Commercial Zoning String CS-MU-CO-ETOD-DBETOD-NP General Commercial Services-Mixed Use-Conditional Overlay-Equitable Transit Oriented Development-Density Bonus ETOD-Neighborhood Plan 5 Commercial Zoning String CS-MU-CO-ETOD-DBETOD-NP Base district Combining and Overlay Districts 6 Residential Zoning String SF-3-CO-NP Family Residence-Conditional Overlay-Neighborhood Plan 7 Land Uses  Residential  Single-family  Duplex  Two-unit  Three-unit  Townhouse  Condominium  Group residential  Multifamily  Commercial  Medical, professional, administrative office  General retail  Pet services  Restaurant  Personal services  Service station  Automotive sales, rental, repair, washing  Industrial  Light and heavy manufacturing  General and limited warehousing and distribution  Recycling center  Stockyard 8 Land Uses  Agricultural  Animal production  Crop production  Urban farm  Civic  Public and private schools  Religious assembly  Limited and commercial day cares  Hospital services  Parks and recreation services  Telecommunication towers  Residential treatment 9 When is a land use allowed?  Permitted Use: allowed by right within a district.  Conditional Use: allowed on a discretionary basis, requires Land Use Commission approval or City Council approval upon an appeal.  Prohibited Use: not allowed within a district or not recognized under the City Land Development Code (LDC).  Non-conforming Use: a land use that was lawfully established prior to annexation or enactment of the current City LDC. 10 Overview of the Processs Overview of Process 1. Zoning Application Submitted and a Zoning Sign is Posted on the Property  You can search for all case materials on Austin Build+Connect (AB+C) 2. Notice of Filing Mailed Out  Mailed to All Property Owners, Utility Customers, and Registered Neighborhood Organizations within 500 feet 3. Staff Review and Recommendation  Various departments provide comments and develop one staff recommendation 4. Notice of Public Hearing Mailed Out (PC or ZAP)  Mailed to All Property Owners within 500 feet 5. Public Hearing (PC or ZAP)  You must sign up to speak online in advance of the meeting (in-person or virtually) 6. Notice of Public Hearing Mailed Out (City Council)  Mailed to All Property Owners, Utility Customers, and Registered Neighborhood Organizations within 500 feet 7. Public Hearing at City Council (Requires Three Readings)  You must sign up to speak online in advance of the meeting (in-person or virtually) 12 Restrictions and Regulations  Uses (Prohibited, Conditional, Permitted)  Site Development Standards  Residential  Office  Commercial  Industrial  Special Purpose Districts  Combining Districts  Height  Lot size/width  Building Coverage  Impervious Cover  Floor to Area Ratio (FAR)  Setbacks 13 Public Engagement  Email or Mail Public Comments  Anything in writing can be included by the Zoning Case Manager in the case backup materials.  Public Testimony  If a member of the public would like to speak, they can sign up to speak in person or virtually in advance of the Land Use Commission Meeting or City Council Meeting.  Time limits and donation of time policies are outlined on the Commission or Council websites and are subject to change at the discretion of these bodies. 14 Right of Protest  Per City Code, a property owner or interested party has the right to protest a zoning change.  Valid Petitions:  Are filed to oppose a rezoning request by an affected property owner or by a certain percentage of property owners within 200 feet of the request.  May require a super majority (9 of 11) vote of the City Council at Third Ordinance Reading to rezone the property.  Recent changes to State Law have affected some petition requirements. 15 Rezoning Petitions Recent Changes from HB24 If the proposed change does not allow more residential development than existing zoning AND allows additional commercial or industrial uses. If the proposed change allows more residential development than existing zoning AND does not allow additional commercial or industrial uses UNLESS the additional use is limited to the 1st floor of any residential development AND does not exceed 35% of the overall development. Valid Petition: At Least 20% of Property Owners within 200 Feet by Area Valid Petition: At Least 60% of Property Owners within 200 Feet by Area Required Council Vote: Supermajority (9 of 11) Required Council Vote: Simple Majority (6 of 11) 16 Other Resources Where Can I Find out More?  Visit the City’s Property Profile website: https://maps.austintexas.gov/PropertyProfile/  Find an Address/Property Profile Report  View linked zoning ordinances and other information  Book a complimentary consultation with City staff: https://www.austintexas.gov/development- services/schedule-appointment-permitting-and- development-center-pdc 18 Thank you!