REGULAR MEETING OF THE PLANNING COMMISSION TUESDAY, DECEMBER 9, 2025, AT 6 P.M. 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 and will be allowed up to three minutes to provide their comments. Registration no later than 2 p.m. on the day of the meeting is required for remote participation by telephone. To register to speak remotely, contact Ella Garcia, Staff Liaison, for questions regarding speaker registration at LandUseLiaison@austintexas.gov or by phone at 512- 978-0821. CURRENT COMMISSIONERS: Alice Woods, Chair (District 2) Casey Haney, Vice Chair (Mayor’s Representative) Felicity Maxwell, Secretary (District 5) Imad Ahmed, Parliamentarian (District 6) Anna Lan (Mayor’s Representative) Vacant (Mayor’s Representative) Patrick Howard (District 1) EX-OFFICIO MEMBERS: Nadia Barrera-Ramirez (District 3) Brian Bedrosian (District 4) Adam Powell (District 7) Peter Breton (District 8) Danielle Skidmore (District 9) Joshua Hiller (District 10) Jessica Cohen, Chair of Board of Adjustment TC Broadnax, City Manager EXECUTIVE SESSION (No public discussion) Candace Hunter, A.I.S.D. Board of Trustees Richard Mendoza, Director of Transportation and Public Works 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: AJ Urteaga, 512-974-2386 Page 1 of 10 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 revised minutes of the Planning Commission and City Council joint meeting on April 11, 2024, the revised minutes of the Planning Commission and City Council joint meeting on February 4, 2025, and the minutes of the Planning Commission regular meeting on November 18, 2025. PUBLIC HEARINGS 2. Plan Amendment: Location: Owner/Applicant: Agent: Request: Staff Rec.: Staff: 3. Rezoning: Location: Owner/Applicant: Agent: Request: Staff Rec.: Staff: NPA-2024-0018.01 - 7003, 7005, 7007 Guadalupe Street …
PLANNING COMMISSION REGULAR CALLED MEETING TUESDAY, NOVEMBER 18, 2025 The Planning Commission convened in a regular on Tuesday, November 18, 2025, at Austin City Hall, Council Chambers, Room 1001, 301 W. Second Street, in Austin, Texas. Chair Woods called the Planning Commission Meeting to order at 5:07 p.m. Commissioners in Attendance: Alice Woods Casey Haney Brian Bedrosian Peter Breton Nadia Barrera-Ramirez Commissioners in Attendance Remotely: Anna Lan Felicity Maxwell Adam Powell Danielle Skidmore Commissioners Absent: Imad Ahmed Joshua Hiller Patrick Howard Ex-Officio Members in Absent: TC Broadnax Jessica Cohen Candace Hunter Richard Mendoza 1 Vacancy on the Dais PUBLIC COMMUNICATION: GENERAL None. 1 APPROVAL OF MINUTES 1. Approve the minutes of the Planning Commission regular meeting on Tuesday, November 13, 2025. The minutes from the meeting of Tuesday, November 13, 2025, were approved on the consent agenda on Commissioner Breton’s motion, Vice Chair Haney’s second, on a 9-0 vote. Parliamentarian Ahmed and Commissioners Hiller and Howard were absent. 1 vacancy on the dais. PUBLIC HEARINGS 2. Plan Amendment: Location: East 11th & 12th Street Urban Renewal Area Modification #14 - East 11th and 12th Street Urban Renewal Plan Amendment#14; District 1 N/A-Urban Renewal Plan, Waller Creek Watershed; Central East Austin (OCEAN) Neighborhood Planning Area Owner/Applicant: City of Austin Agent: Request: Staff Rec.: Staff: City of Austin (Hunter Maples) Amend the Urban Renewal Plan for the East 11th and 12th Streets Urban Renewal Area to align with proposed amendments to the East 11th Street Neighborhood Conservation Combining District. Staff postponement request to December 16, 2025 Hunter Maples, 512-974-3120, hunter.maples@austintexas.gov Austin Housing The motion to approve Staff’s postponement request to December 16, 2025, was approved on the consent agenda on Commissioner Breton’s motion, Vice Chair Haney’s second, on a 9-0 vote. Parliamentarian Ahmed and Commissioners Hiller and Howard were absent. 1 vacancy on the dais. 3. NCCD C14-2024-0030 - Council Initiated: Block 16 Rezone; District 1 Amendment: Location: Block 16: 907, 907 ½, 909, 911, 913, and 915 Juniper Street; 916, 920, 924, 926, and 928 East 11th Street, Waller Creek Watershed; Central East Austin (OCEAN) Neighborhood Planning Area Owner/Applicant: City of Austin Agent: Request: City of Austin (Jonathan Tomko) Amend Title 25 (Land Development Code) relating to the East 11th Street Neighborhood Conservation Combining District to increase maximum building height and establish tiered stepbacks for development on Block 16. Staff postponement request to December 16, 2025 Jonathan Tomko, 512-974-1057, jonathan.tomko@austintexas.gov Austin …
City of Austin Austin Planning 6310 Wilhelmina Delco Drive, Austin, TX 78752 P.O. Box 1088, Austin, TX 78767-1088 (512) 974-2000 ♦ h ttp s:/ / w w w.au st in tex a s .g ov / d epa r tm e n t/ plan n in g - de part men t MEMORANDUM TO: Chair & Planning Commission Members FROM: Maureen Meredith, Senior Planner, Long-Range Planning Division Jonathan Tomko, Principal Planner, Current Planning Division Austin Planning DATE: December 2, 2025 RE: NPA-2024-0018.01 and C14-2024-0036 7003, 7005, & 7007 Guadalupe Street Brentwood-Highland Combined Planning Area The applicant requests a postponement of the above-referenced cases from the December 9, 2025 Planning Commission hearing to the January 27, 2026 hearing date to allow more time for submittal of revised applications. The postponement request was made in a timely manner and meets the Planning Commission’s policy. Attachments: Applicant’s email Plan Amendment Map Zoning Map 02 NPA-2024-0018.01 - 7003, 7005, 7007 Guadalupe Street Rezone; District 41 of 4 From: Julia Perales-Leisk < Sent: Thursday, November 20, 2025 10:05 AM To: Tomko, Jonathan <Jonathan.Tomko@austintexas.gov> Cc: Meredith, Maureen <Maureen.Meredith@austintexas.gov>; Jerry Perales < > Subject: RE: [EXTERNAL] Re: Rezone & NPA for 7003, 7005, and 7007 Guadalupe St - Proposed Limitations on Commercial Uses Hello Jonathan, We would like to request a postponement from the 12/9 P&Z meeting to January 27th, 2026. I am hoping to get the updated application to you today. Thank you. JULIA PERALES-LEISK Planning & Development Manager | BOWMAN | bowman.com 02 NPA-2024-0018.01 - 7003, 7005, 7007 Guadalupe Street Rezone; District 42 of 4 02 NPA-2024-0018.01 - 7003, 7005, 7007 Guadalupe Street Rezone; District 43 of 4 02 NPA-2024-0018.01 - 7003, 7005, 7007 Guadalupe Street Rezone; District 44 of 4
City of Austin Austin Planning 6310 Wilhelmina Delco Drive, Austin, TX 78752 P.O. Box 1088, Austin, TX 78767-1088 (512) 974-2000 ♦ h ttp s:/ / w w w.au st in tex a s .g ov / d epa r tm e n t/ plan n in g - de part men t MEMORANDUM TO: Chair & Planning Commission Members FROM: Maureen Meredith, Senior Planner, Long-Range Planning Division Jonathan Tomko, Principal Planner, Current Planning Division Austin Planning DATE: December 2, 2025 RE: NPA-2024-0018.01 and C14-2024-0036 7003, 7005, & 7007 Guadalupe Street Brentwood-Highland Combined Planning Area The applicant requests a postponement of the above-referenced cases from the December 9, 2025 Planning Commission hearing to the January 27, 2026 hearing date to allow more time for submittal of revised applications. The postponement request was made in a timely manner and meets the Planning Commission’s policy. Attachments: Applicant’s email Plan Amendment Map Zoning Map 03 C14-2024-0036 - 7003, 7005, 7007 Guadalupe Street Rezone; District 41 of 4 From: Julia Perales-Leisk < Sent: Thursday, November 20, 2025 10:05 AM To: Tomko, Jonathan <Jonathan.Tomko@austintexas.gov> Cc: Meredith, Maureen <Maureen.Meredith@austintexas.gov>; Jerry Perales < > Subject: RE: [EXTERNAL] Re: Rezone & NPA for 7003, 7005, and 7007 Guadalupe St - Proposed Limitations on Commercial Uses Hello Jonathan, We would like to request a postponement from the 12/9 P&Z meeting to January 27th, 2026. I am hoping to get the updated application to you today. Thank you. JULIA PERALES-LEISK Planning & Development Manager | BOWMAN | bowman.com 03 C14-2024-0036 - 7003, 7005, 7007 Guadalupe Street Rezone; District 42 of 4 03 C14-2024-0036 - 7003, 7005, 7007 Guadalupe Street Rezone; District 43 of 4 03 C14-2024-0036 - 7003, 7005, 7007 Guadalupe Street Rezone; District 44 of 4
City of Austin Austin Planning 6310 Wilhelmina Delco Drive, Austin, TX 78752 P.O. Box 1088, Austin, TX 78767 -1088 (512) 974-2000 ♦ h ttps:/ / w w w.au st in tex a s .g ov / d epa r tm e n t/ plan n in g - de part men t MEMORANDUM TO: Chair & Planning Commission Members FROM: Maureen Meredith, Senior Planner, Long-Range Planning Division Nancy Estrada, Principal Planner, Current Planning Division Austin Planning DATE: December 2, 2025 RE: NPA-2023-0014.04 & C14-2025-0065_4302 Nuckols Crossing Southeast Combined (Franklin Park) Neighborhood Planning Area Staff requests a postponement of the above-referenced cases from the December 9, 2025 Planning Commission hearing to the January 27, 2026 hearing date to allow additional time to review the applications. The postponement request was made in a timely manner and meets the Planning Commission’s policy. Attachments: Plan Amendment Map Zoning Map 04 NPA-2023-0014.04 - 4302 Nuckols Crossing; District 21 of 3 04 NPA-2023-0014.04 - 4302 Nuckols Crossing; District 22 of 3 04 NPA-2023-0014.04 - 4302 Nuckols Crossing; District 23 of 3
City of Austin Austin Planning 6310 Wilhelmina Delco Drive, Austin, TX 78752 P.O. Box 1088, Austin, TX 78767 -1088 (512) 974-2000 ♦ h ttps:/ / w w w.au st in tex a s .g ov / d epa r tm e n t/ plan n in g - de part men t MEMORANDUM TO: Chair & Planning Commission Members FROM: Maureen Meredith, Senior Planner, Long-Range Planning Division Nancy Estrada, Principal Planner, Current Planning Division Austin Planning DATE: December 2, 2025 RE: NPA-2023-0014.04 & C14-2025-0065_4302 Nuckols Crossing Southeast Combined (Franklin Park) Neighborhood Planning Area Staff requests a postponement of the above-referenced cases from the December 9, 2025 Planning Commission hearing to the January 27, 2026 hearing date to allow additional time to review the applications. The postponement request was made in a timely manner and meets the Planning Commission’s policy. Attachments: Plan Amendment Map Zoning Map 05 C14-2025-0065 - 4302 Nuckols Crossing; District 21 of 3 05 C14-2025-0065 - 4302 Nuckols Crossing; District 22 of 3 05 C14-2025-0065 - 4302 Nuckols Crossing; District 23 of 3
City of Austin Austin Planning 6310 Wilhelmina Delco Drive, Austin, TX 78752 P.O. Box 1088, Austin, TX 78767 -1088 (512) 974-2000 ♦ h ttp s:/ / w w w.au st in tex a s .g ov / d epa r tm e n t/ plan n in g - de part men t MEMORANDUM TO: Chair & Planning Commission Members FROM: Maureen Meredith, Senior Planner, Long-Range Planning Division Jonathan Tomko, Principal Planner, Current Planning Division DATE: December 2, 2025 RE: NPA-2024-0016.05 & C14-2025-0005_ 500 Shady Lane Govalle/Johnston Terrace Combined Neighborhood Planning Area The Applicant requests a postponement of the above-referenced cases from the December 9, 2025 hearing date to the January 27, 2026 hearing date. Please see Alice Glasco’s attached letter. The postponement request was made in a timely manner and meets the Planning Commission’s policy. Attachments: Alice Glasco’s letter Plan Amendment Map Zoning Map 06 NPA-2024-0016.05 - Shady Lane; District 31 of 4 06 NPA-2024-0016.05 - Shady Lane; District 32 of 4 06 NPA-2024-0016.05 - Shady Lane; District 33 of 4 06 NPA-2024-0016.05 - Shady Lane; District 34 of 4
City of Austin Austin Planning 6310 Wilhelmina Delco Drive, Austin, TX 78752 P.O. Box 1088, Austin, TX 78767 -1088 (512) 974-2000 ♦ h ttp s:/ / w w w.au st in tex a s .g ov / d epa r tm e n t/ plan n in g - de part men t MEMORANDUM TO: Chair & Planning Commission Members FROM: Maureen Meredith, Senior Planner, Long-Range Planning Division Jonathan Tomko, Principal Planner, Current Planning Division DATE: December 2, 2025 RE: NPA-2024-0016.05 & C14-2025-0005_ 500 Shady Lane Govalle/Johnston Terrace Combined Neighborhood Planning Area The Applicant requests a postponement of the above-referenced cases from the December 9, 2025 hearing date to the January 27, 2026 hearing date. Please see Alice Glasco’s attached letter. The postponement request was made in a timely manner and meets the Planning Commission’s policy. Attachments: Alice Glasco’s letter Plan Amendment Map Zoning Map 07 C14-2025-0005 - Shady Lane; District 31 of 4 07 C14-2025-0005 - Shady Lane; District 32 of 4 07 C14-2025-0005 - Shady Lane; District 33 of 4 07 C14-2025-0005 - Shady Lane; District 34 of 4
NEIGHBORHOOD PLAN AMENDMENT REVIEW SHEET NEIGHORHOOD PLAN: Oak Hill Combined (West Oak Hill) CASE#: NPA-2025-0025.03 DATE FILED: August 8, 2025 PROJECT NAME: Lantana Tract 34 PC DATE: December 9, 2025 November 13, 2025 ADDRESS/ES: 7009 West William Cannon Dr. DISTRICT AREA: 8 SITE AREA: 7.982 acres OWNER/APPLICANT: Stratus Properties Operating Company AGENT: Armbrust and Brown, PLLC (Jewels Cain) CASE MANAGER: Maureen Meredith PHONE: (512) 974-2695 STAFF EMAIL: Maureen Meredith TYPE OF AMENDMENT: Change in Future Land Use Designation From: Office To: Commercial Base District Zoning Change Related Zoning Case: C14-2025-0087 From: GO-NP To: GR-NP NEIGHBORHOOD PLAN ADOPTION DATE: December 11, 2008 CITY COUNCIL DATE: TBD ACTION: PLANNING COMMISSION RECOMMENDATION: December 9, 2025 – (action pending) 08 NPA-2025-0025.03 - Lantana Tract 34; District 81 of 33 November 13, 2025 – Approved on the consent agenda the Neighborhood’s request for a postponement to the December 9, 2025 hearing. [Breton – 1st; Bedrosian – 2nd] Vote: 10-0 [Maxwell and Howard absent. One vacancy] STAFF RECOMMENDATION: To support the Applicant’s request for Commercial land use. BASIS FOR STAFF’S RECOMMENDATION: Staff supports the applicant’s request for Commercial land use. The property has Mixed Use land use to the north, office to the northeast and east, Recreation Open Space and Single Family to west. Commercial land use is appropriate in this location with frontage along W. William Cannon Drive and Rialto Blvd. The applicant proposes to construct a 150-key hotel. Mixed Use Multifamily Office Single Family Office Multifamily Recreation Open Space Below are goals in the Oak Hill Plan that staff feels supports the applicant’s request. The plan supports new development that provides a diversity of services to the area. Although the applicant states the proposed use is a hotel, the proposed zoning would allow for other commercial uses to be developed on the site that could benefit the planning area. 08 NPA-2025-0025.03 - Lantana Tract 34; District 82 of 33 LAND USE DESCRIPTIONS: EXISTING LAND USE: Office - An area that provides for office uses as a transition from residential to commercial uses, or for large planned office areas. Permitted uses include business, professional, and financial offices as well as offices for individuals and non-profit organizations. Purpose 1. Encourage office-related services in areas that cannot support the traffic generation of commercial uses; 2. Provide for small lot office conversions as a transition from commercial to residential 08 NPA-2025-0025.03 - Lantana Tract 34; District 83 of …
ZONING CHANGE REVIEW SHEET CASE: C14-2025-0087 (Lantana Tract 34) DISTRICT: 8 ADDRESS: 6941 ½ and 7009 West William Cannon Drive ZONING FROM: GO-NP TO: GR-CO-NP SITE AREA: approximately 7.982 acres (approximately 347,696 square feet) PROPERTY OWNER: Stratus Properties Operating Company AGENT: Armbrust & Brown, PLLC (Jewels Cain) CASE MANAGER: Jonathan Tomko (512) 974-1057, jonathan.tomko@austintexas.gov STAFF RECOMMEDATION: Staff recommends granting community commercial-conditional overlay-neighborhood plan (GR-CO-NP) combining district zoning. The conditional overlay would prohibit the following 26 uses - Alternative Financial Services - Automotive Rentals - Automotive Repair Services - Automotive Sales - Automotive Washing (of any type) - Bail Bond Services - College and University Facilities - Communication Service Facilities - Consumer Convenience Services - Consumer Repair Services - Drop-Off Recycling Collection Facility - Exterminating Services - Funeral Services - General Retail Sales (General) >3,000 sqft - Off-Site Accessory Parking - Outdoor Entertainment - Outdoor Sports & Recreation - Pawn Shop Services - Pedicab Storage and Dispatch - Performance Venue - Pet Services - Plant Nursery - Printing and Publishing - Research Services - Service Station - Theater PLANNING COMMISSION ACTION / RECOMMENDATION: November 13, 2025: Neighborhood Postponement Request to December 9, 2025, applicant is in agreement. December 9, 2025: Case is scheduled to be heard by Planning Commission. CITY COUNCIL ACTION: TBD ORDINANCE NUMBER: TBD 09 C14-2025-0087 - Lantana Tract 34; District 81 of 11 ISSUES: N/A CASE MANAGER COMMENTS: The property in question is approximately 8 acres of undeveloped land at the southwest corner of West William Cannon Drive and Rialto Boulevard. To the south and west of the site is a minor creek known as the Motorola Branch which feeds into Williamson Creek. To the north (across Rialto Boulevard) is additional undeveloped land. There is also undeveloped land to the west and to the south. Across William Cannon Drive to the east are two, two-story commercial office buildings. The property is located with a majority of its frontage along an ASMP level 4 roadway. It also has frontage along an ASMP level 2 roadway. The property is within the CapMetro Pickup North Oak Hill Service Zone which offers on demand shared ride shuttle service on weekdays between 7am and 7pm. BASIS OF RECOMMENDATION: Zoning should allow for reasonable use of the property. This rezoning request allows for reasonable use of the property. There are other instances of GO-NP zoned property at major intersections within the immediate area. Staff …
NEIGHBORHOOD PLAN AMENDMENT REVIEW SHEET NEIGHORHOOD PLAN: Oak Hill Combined Neighborhood Plan (East Oak Hill) CASE#: NPA-2025-0025.02 DATE FILED: July 14, 2025 PROJECT NAME: South Town PC DATE: December 9, 2025 November 13, 2025 October 28, 2025 ADDRESS/ES: 4980, 5016, 5020 1/2, and 5030 W US 290 HWY WB DISTRICT AREA: 8 SITE AREA: 7.008 acres OWNER/APPLICANT: Lamy South Towne, Ltd AGENT: Armbrust & Brown, PLLC (Richard T. Suttle, Jr.) CASE MANAGER: Maureen Meredith PHONE: 512-974-2695 STAFF EMAIL: Maureen.Meredith@austintexas.gov TYPE OF AMENDMENT: Change in Future Land Use Designation From: Commercial To: Mixed Use Base District Zoning Change Related Zoning Case: C14-2025-0079 From: CS-CO-NP To: CS-MU-V-NP NEIGHBORHOOD PLAN ADOPTION DATE: December 11, 2008 CITY COUNCIL DATE: TBD ACTION: 10 NPA-2025-0025.02 - South Town; District 81 of 34 PLANNING COMMISSION RECOMMENDATION: December 9, 2025 – (action pending) November 13, 2025 - Approved on the consent agenda the Neighborhood’s request for postponement to December 9, 2025. [Breton – 1st; Bedrosian – 2nd] Vote: 10-0 [Maxwell and Howard absent. One vacancy] October 28, 2025 – Postponed to November 13, 2025 on the consent agenda at the request of the Neighborhood. [P. Breton – 1st; J. Hiller – 2nd] Vote: 11-0 [A. Lan absent. One vacancy on the dais]. STAFF RECOMMENDATION: Staff supports the Applicant’s request for Mixed Use land use. BASIS FOR STAFF’S RECOMMENDATION: The property is located at the northeast corner of West Texas Hwy 71/Southwest Parkway and South MOPAC Expressway. The site currently has a Best Buy store with several other smaller businesses. The applicant proposes to rezone the property to allow for a multifamily development. The proposed residential development will provide additional housing for the City and the planning area. The applicant’s request to change the future land use map from Commercial to Mixed Use is supported by staff because this land use is appropriate adjacent to two major highways. 10 NPA-2025-0025.02 - South Town; District 82 of 34 Below are goals from the Oak Hill Combined Neighborhood Plan staff believe supports the applicant’s request: Land Use Goals: 10 NPA-2025-0025.02 - South Town; District 83 of 34 Housing Goals: LAND USE DESCRIPTIONS: EXISTING LAND USE: Commercial Lots or parcels containing retail sales, services, hotel/motels and all recreational services that are predominantly privately owned and operated for profit (for example, theaters and bowling alleys). Included are private institutional uses (convalescent homes and rest homes in which medical or surgical services are not …
ZONING CHANGE REVIEW SHEET CASE: C14-2025-0079 (South Town Rezoning) DISTRICT: 8 ADDRESS: 4980, 5016, 5020 ½, and 5030 West U.S. Hwy 290 Westbound ZONING FROM: CS-CO-NP TO: CS-MU-V-CO-NP SITE AREA: approximately 7.008 acres (approximately 305,268 square feet) PROPERTY OWNER: LAMY South Towne, Ltd. AGENT: Armbrust & Brown, PLLC (Richard T. Suttle, Jr.) CASE MANAGER: Jonathan Tomko (512) 974-1057, jonathan.tomko@austintexas.gov STAFF RECOMMEDATION: Staff recommends granting general commercial services-mixed use-vertical mixed use building-conditional overlay-neighborhood plan (CS-MU-V-CO-NP) combining district zoning. The conditional overlay would prohibit the following 26 uses: - Agricultural sales and services - Automotive repair services - Automotive washing (of any kind) - Bail bond - Building maintenance services - Campground - Club or lodge - Commercial off-street parking - Construction sales and services - Drop-off recycling collection facility - Equipment repair services - Equipment sales - Exterminating services - Funeral services - Kennels - Laundry services - Limited warehousing/distribution - Monument retail sales - Outdoor entertainment - Pawn shop services - Recreational equipment maintenance & storage - Recreation equipment sales - Research services - Service station - Vehicle storage - Veterinary services PLANNING COMMISSION ACTION / RECOMMENDATION: October 28, 2025: Neighborhood postponement request to November 13, 2025 granted. November 13, 2025: Applicant postponement request to December 9, 2025 granted. December 9, 2025: Case is scheduled to be heard by Planning Commission. CITY COUNCIL ACTION: TBD ORDINANCE NUMBER: N/A 11 C14-2025-0079 - South Town Rezoning; District 81 of 12 ISSUES: N/A CASE MANAGER COMMENTS: The property in question is currently approximately 65,000 square feet of commercial shopping constructed in the 1990s with approximately 80,000 square feet of paved parking and approximately 10,000 square feet of commercial outparcels with an additional approximately 20,000 square feet of paved parking. It is bound to the northwest, west, and south by highways and a major highway interchange of W. US 290 Hwy. and South Mopac Expy. (ASMP Level 4 roadways maintained by TxDOT). To the north and northeast is Gaines Creek Greenbelt Open Space. To the east is an approximately 135,000 square feet of commercial shopping (Sam’s warehouse club) constructed in approximately 1991 with approximately 200,000 square feet of paved parking. To the south are additional commercial outparcels. South of W. US 290 Hwy. is a Wal-Mart and additional intense commercial development. BASIS OF RECOMMENDATION: Zoning should promote the policy of locating retail and more intensive zoning near the intersections of arterial roadways or at …
NEIGHBORHOOD PLAN AMENDMENT REVIEW SHEET NEIGHORHOOD PLAN: Upper Boggy Creek CASE#: NPA-2025-0012.01 DATE FILED: September 4, 2025 PROJECT NAME: 2108 and 2110 E. 22nd Street PC DATE: December 9, 2025 ADDRESS/ES: 2108 and 2110 E. 22nd Street DISTRICT AREA: 1 SITE AREA: 0.515 acres OWNER/APPLICANT: 2110 East 22nd Street, LLC AGENT: Drenner Group, PC (Drew Raffaele) CASE MANAGER: Maureen Meredith PHONE: (512) 974-2695 STAFF EMAIL: Maureen.Meredith@austintexas.gov TYPE OF AMENDMENT: Change in Future Land Use Designation From: Single Family To: Neighborhood Commercial Base District Zoning Change Related Zoning Case: C14-2025-0092 From: SF-3-NP To: LR-CO-NP NEIGHBORHOOD PLAN ADOPTION DATE: August 1, 2002 CITY COUNCIL DATE: TBD ACTION: PLANNING COMMISSION RECOMMENDATION: December 9, 2025 – (action pending) 12 NPA-2025-0012.01 - 2108 and 2110 E. 22nd Street; District 11 of 25 STAFF RECOMMENDATION: Staff supports the applicant’s request for Neighborhood Commercial land use. BASIS FOR STAFF’S RECOMMENDATION: The applicant proposes to change the land use on the future land use map for the properties from Single Family to Neighborhood Commercial land use to build a small-scale restaurant with office space and a garden. Neighborhood Commercial land use is appropriate in this location because it can serve as a transition buffer between the single family land uses to the south and the Mixed Use land uses to the north. The property is approximately 150 feet south of Manor Road, which is an Activity Corridor. The property is near multiple public transportation routes along Manor Road, E. MLK Jr. Blvd, and Chicon Street. The property is less than a mile from the MLK Rail Station. The Upper Boggy Creek Neighborhood Plan supports neighborhood-scale local businesses, although it does not support converting residential properties to commerical development. Although the property is zoned SF-3-NP, there is no existing single family home on the site but is currently a garden and parking for an adjacent restaurant. Staff believes the location of these properties adjacent to the properties that front onto Manor Road will service as a buffer between the single family uses to the south and the commercial uses along Manor Road. 12 NPA-2025-0012.01 - 2108 and 2110 E. 22nd Street; District 12 of 25 LAND USE DESCRIPTIONS: EXISTING LAND USE: Single family - Single family detached or up to three residential uses at typical urban and/or suburban densities. Purpose 1. Preserve the land use pattern and future viability of existing neighborhoods; 12 NPA-2025-0012.01 - 2108 and 2110 E. …
ZONING CHANGE REVIEW SHEET CASE NUMBER: C14H-2025-0105 HLC DATE: November 5, 2025 PC DATE: December 9, 2025 CC Date: APPLICANT: O’Connell Architecture, LLC (Lori Martin) HISTORIC NAME: Simmons-Glaser House WATERSHED: Lady Bird Lake, Shoal Creek ADDRESS OF PROPOSED ZONING CHANGE: 1112 West 10th Street ZONING CHANGE: SF-3-HD-NP to SF-3-H-HD-NP COUNCIL DISTRICT: 9 STAFF RECOMMENDATION: Staff recommends the proposed zoning change from family residence-historic district- neighborhood plan (SF-3-HD-NP) to family residence-historic landmark-historic district-neighborhood plan (SF-3-H-HD- NP) combining district zoning. QUALIFICATIONS FOR LANDMARK DESIGNATION: Community value and historical associations. HISTORIC LANDMARK COMMISSION ACTION: November 5, 2025: Grant the proposed zoning change from family residence-historic district-neighborhood plan (SF-3-HD-NP) to family residence-historic landmark-historic district- neighborhood plan combining district (SF-3-H-HD-NP) zoning (9-0-1). PLANNING COMMISSION ACTION: CITY COUNCIL ACTION: CASE MANAGER: Austin Lukes, 512-978-0766 NEIGHBORHOOD ORGANIZATIONS: Austin Independent School District, Austin Neighborhoods Council, Friends of Austin Neighborhoods, Homeless Neighborhood Association, Old West Austin Neighborhood Association, Old West Austin Neighborhood Plan Contact Team, Preservation Austin, Shoal Creek Conservancy DEPARTMENT COMMENTS: The property is currently listed as being a contributing resource to the Castle Hill local historic district, as well as a contributing resource to the West Line National Register district. BASIS FOR RECOMMENDATION: The earliest records of the building at 1112 West 10th Street existing are from tax documents from 1903, though the style of the building, as well as similar structures in the neighborhood, may indicate that the property was constructed a few years before that. The Second Empire style was popular from the 1850s through the 1880s, but it is possible that the style continued for new construction in Austin into the 20th century. The Simmons-Glaser House, along with houses on this and neighboring streets were built during a campaign in the 1890s by local builder Nick Dawson, who used similar materials and proportions. Even though the exact date of construction may be uncertain, the asymmetrical front elevation, with a bay extension on the west half and front porch at the east complete with decorative millwork, indicate that this house is in excellent condition and retains good integrity. § 25-2-352(3)(c)(ii) Historical Associations. The property has long-standing significant associations with persons, groups, institutions, businesses, or events of historical importance that contributed significantly to the history of the city, state, or nation or represents a significant portrayal of the cultural practices or the way of life of a definable group of people in a historic time. Mentioned …
MEMORANDUM Planning Commissioners Jonathan Tomko, Planner Principal, Austin Planning December 3, 2025 To: From: Date: Subject: Staff Postponement Request Woodward Mixed Use Flats (C14-2025-0051) The case above has been scheduled for a public hearing during the December 9, 2025, Planning Commission Meeting. Staff requests a postponement of the above-referenced rezoning case to the January 27, 2026, Planning Commission Meeting, so staff can conduct additional due diligence before developing a staff recommendation. This postponement request was made in a timely manner and meets the Planning Commission’s policy. cc: Joi Harden, Zoning Officer 15 C14-2025-0051 - Woodward Mixed Use Flats; District 31 of 2 15 C14-2025-0051 - Woodward Mixed Use Flats; District 32 of 2
ZONING CHANGE REVIEW SHEET CASE: C14-2025-0102 - Stonelake Multifamily DISTRICT: 7 ADDRESS: 9505-B Stonelake Boulevard ZONING FROM: NBG-NP (CMU-Midway Zone Subdistrict) TO: NBG-NP (CMU-Midway Zone Subdistrict)* * The North Burnet/Gateway Regulating Plan limits impervious cover on this property to a maximum of 68% per Figure 4-6. In this request, the applicant is asking to increase the allowable impervious cover to 90% through a rezoning to amend this condition on Figure 4-6 to allow for a multifamily project on the property. SITE AREA: 3.93 acres PROPERTY OWNER: Sanchez Family Properties, LP (Clarita Sanchez, Director) APPLICANT/AGENT: Armbrust and Brown, PLLC (Jewels Cain) CASE MANAGER: Sherri Sirwaitis (512-974-3057, sherri.sirwaitis@austintexas.gov) STAFF RECOMMEDATION: Staff recommends North Burnet/Gateway-Neighborhood Plan (Commercial Mixed Use- Midway Zone Subdistrict) Combining District, zoning, to change a condition of zoning. PLANNING COMMISSION ACTION / RECOMMENDATION: December 9, 2025 CITY COUNCIL ACTION: ORDINANCE NUMBER: 16 C14-2025-0102 - Stonelake Multifamily; District 71 of 18 ISSUES: N/A CASE MANAGER COMMENTS: The property in question is 3.93 acre tract of land made up of two lots that are developed with a restaurant use (Baby Acapulco Restaurant). To the north, across York Boulevard, there is undeveloped land, a hotel use (Sonesta Simply Suites) and a multifamily development (The Arboretum at Stonelake Apartment Homes). To the south, there is another hotel/motel use (Embassy Suites), with surface parking. The lots to the east are developed with three office buildings, with an associated parking structure (Stoneridge Plaza). To the west there is a commercial center (Gateway) that contains retail, food sales, indoor entertainment and restaurant uses. Within the commercial center, there is a movie theater (Gateway Cinema) located directly across Stonelake Boulevard from the site under consideration. In this rezoning request, the applicant is asking for a rezoning to increase the allowable impervious cover to 90% to allow for the redevelopment of this property with approximately 300 multifamily units. The staff had several discussions with the Planning Department, Watershed Protection Department and Law Department to determine the process to increase the allowable amount of impervious cover on tracts within the CMU subdistrict (Midway Zone) of the NBG Regulating Plan. The consensus is that the proposed change to Figure 4-6 in the North Burnet Gateway Regulating Plan to increase the amount of impervious cover on a site that is limited to 68% through a 1980s zoning site plan to 90% which is listed in the map legend would be processed as …
PLANNING COMMISSION SITE PLAN REVIEW SHEET CONDITIONAL USE SITE PLAN APPROVAL CASE NUMBER: SPC-2024-0377A PC DATE: December 9, 2025 PROJECT NAME: HighRoad CUP ADDRESS: 700 Dawson Rd AREA: 3.74 acres (LOC .156 acres) APPLICANT: AGENT: Dawson Overlook LLC PO Box 990 Lockhart, Texas 78664 Thrower Design (Beth Turner) PO Box 41957 Austin, Texas 78704 Phone: (512) 731-2524 EXISTING ZONING: GR-MU-CO-NP PROPOSED DEVELOPMENT: Approval of a conditional use permit to allow for a Lodge / Club use of 6,856 square feet to occupy portions of the existing building and the entirety of the swimming pool and decking. AREA STUDY: Bouldin Creek WATERSHED: west Bouldin Creek APPLICABLE WATERSHED ORDINANCE: Current/ Comprehensive Watershed Ordinance CAPITOL VIEW: N/A T.I.A.: Not Required SUMMARY STAFF RECOMMENDATION: Staff recommends approval of the improvements shown on the site plan. The related site plan has been reviewed in accordance with all requirements of the Land Development Code once submitted. CASE MANAGER: Gabriel Guerrero Jr. Telephone: (512) 978-4658 Gabriel.Guerrero@austintexas.org 21 SPC-2024-0377A - HighRoad CUP; District 91 of 10 SPC-2024-0377A HighRoad CUP Page 2 PROJECT INFORMATION: ZONING: GR-MU-CO-NP MAX. BLDG. CVRG: 65% MAX. HEIGHT: -; 60 ft. MAX. IMP. CVRG: 80% EXIST. USE: Civic PROP. BLDG. CVRG: 4.9% PROP.HEIGHT: 30 ft. PROP. IMPERV. CVRG. 40.4% PROPOSED USE: Civic SUMMARY COMMENTS ON SITE PLAN: Land Use: The submitted site plan is for the approval of a conditional use permit to allow for a Lodge / Club use of 6,856 square feet to occupy portions of the existing building and the entirety of the swimming pool and decking. Environmental: The site is not located in the Edward's Aquifer Recharge Zone. The site is in the West Bouldin Creek watershed. SURROUNDING CONDITIONS: Zoning/ Land use: North: MF-3-NP , SF-3-NP; Multi-family Res, Park East: SF-3-NP; Single family res South: SF-3-NP; Single family res West: P-NP; Park Street Dawson Rd Post Oak St R.O.W. 50’ 26’ Surfacing 30’ 26’ Classification Level 1 Level 1 NEIGHBORHOOD ORGANIZATION: Austin Independent School District, Austin Neighborhoods Council, Bouldin Creek Neighborhood Association, Bouldin Creek Neighborhood Plan Contact Team, Bouldin Creek Zoning Committee, Friends of Austin Neighborhoods, Homeless Neighborhood Association, Leah is Awesome Neighborhood Association, Perry Grid 614, Preservation Austin, South Central Coalition 21 SPC-2024-0377A - HighRoad CUP; District 92 of 10 SPC-2024-0377A HighRoad CUP Page 3 CONDITIONAL USE PERMIT REVIEW AND EVALUATION CRITERA The following evaluation is included to provide staff position on each point of the conditional use permit criteria. …
Code Amendment C20-2025-009 Parkland Drainage Easements Austin Watershed Protection | December 9, 2025 Intent of Current Code: Drainage Easements LDC 25-7-152(A) The owner of real property proposed to be developed shall dedicate to the public an easement for stormwater flow to the limits of the 100-year floodplain Ensures that the current and future property owners know that flood risk exists on their property Accomplished by surveying the floodplain area on the property 2 Impacts Under Current Code Requires solicitation and contract negotiation Requires multiple rounds of staff review A Declaration of Use (DOU) requires Real Estate and Legal review Final approval requires multiple levels of executive review, signatures and recording with associated County fees Overall process cost: Consultant for survey (increased significantly over time) Cost of staff time charged to the project (reducing available money for construction) Adds cost/time to the site plan review process Park property remains city-owned unless voter approved for sale through a Chapter 26 process 3 Proposed Code Add City of Austin parkland to the list of options for a variance. Would not exempt parkland from following all code requirements for development in the floodplain. If a property is approved for sale, the new owner would be required to dedicate the easement once a subdivision or site plan application is submitted. 4 Proposed Code Language § 25-7-152 - DEDICATION OF EASEMENTS AND RIGHTS-OF-WAY E. For property in the full-purpose limits of the city, the director may grant a variance to Subsection (A) if the director determines: 1) development with the variance does not result in additional adverse flooding of other 2) property; and the development: a) is permitted by a variance granted under Section 25-7-92(C) (Encroachments on Floodplain Prohibited); is permitted in a floodplain under Section 25-7-93 (General Exceptions), Section 25-7- 94 (Exceptions in Central Business Area), Section 25-7-95 (Exceptions for Parking Areas), or Section 25-7-96 (Exceptions in the 25-Year Floodplain); is not a building or parking area; is a non-conforming use, as defined by Chapter 25-12, Article 3 (Flood Hazard Areas); or is for park improvements on City of Austin parkland. b) c) d) e) 5 Boards and Commissions Review Schedule Meeting Codes and Ordinances Joint Committee: Initiation Recommendation (approved) Date July 16, 2025 Planning Commission: Initiation Recommendation (approved, initiated) August 12, 2025 Parks and Recreation Board: Code amendment memo sent …
C20-2025-009 ORDINANCE AMENDMENT REVIEW SHEET Amendment: C20-2025-009 City of Austin parkland drainage easements LDC 25-7 code amendment Description: Amends 25-7-152 (E) as related to parkland drainage easements. The proposed amendment would allow an administrative variance to not require drainage easements associated with development projects on City of Austin parkland. Proposed Language: Approve an ordinance amending 25-7-152 (E): to allow for an administrative variance to drainage easement requirements associated with development projects on City of Austin parkland. Background: Current code requires that property owners dedicate a public drainage easement to the limits of the 100-year floodplain as a part of the site development permit approval process. Additionally, 25-7-152 (E) includes provisions allowing the Director to grant an administrative variance under certain circumstances as described in that section. The purpose of the drainage easement is to alert present and future property owners that there is flood risk on the property. There are limitations on the use of the drainage easement and floodplain areas on the property. These uses are regulated by the floodplain regulations. Importantly, an approved administrative variance waiving the drainage easement requirement does not waive or alter existing restrictions or development requirements within the 100-year floodplain. The proposed amendment would only apply to the dedication of a drainage easement on City of Austin parkland. Additionally, if parkland is later sold through the Chapter 26 process and voter approval, the new property owner would be required to dedicate a drainage easement as part of any future site plan application. The process for the sale of public parkland must follow the requirements outlined in Chapter 26 of the Texas statues which serve as a protection for public parks and recreational lands from programs or projects that would change their use or require taking of public land. A benefit of this proposed code change is to reduce the fiscal and administrative burden on new parkland projects by improving efficiency during the permit review process. Austin Parks and Recreation and Austin Watershed Protection are in agreement that this change is appropriate and beneficial. Currently, each parkland development project must apply for a variance and be approved on a case-by-case basis. Codifying this exception will streamline the process and reduce unnecessary administrative work for both departments. Additionally, there will be no impact or change on maintenance or operational responsibilities as a result of the code amendment. Staff Recommendation: Staff supports the amendment to 25-7-152 (E): …
ZONING CHANGE REVIEW SHEET CASE: 2108 and 2110 East 22nd Street (C14-2025-0092) DISTRICT: 1 ADDRESS: 2108 and 2110 East 22nd Street ZONING FROM: SF-3-NP TO: LR-CO-NP SITE AREA: approximately 0.515 acres (approximately 23,600 square feet) PROPERTY OWNER: 2110 East 22nd Street LLC AGENT: Drenner Group, PC (Drew Raffaele) CASE MANAGER: Jonathan Tomko (512) 974-1057, jonathan.tomko@austintexas.gov STAFF RECOMMEDATION: Staff recommends granting neighborhood commercial-conditional overlay-neighborhood plan (LR- CO-NP) combining district zoning. See the basis of recommendation section below for more information. The Conditional Overlay would prohibit the following 17 uses: - Alternative Financial Services - Club or Lodge - Consumer Convenience Services - Consumer Repair Services - Custom Manufacturing - Financial Services - Food Services > 3,000 square feet - General Retail Services (Convenience) > 3,000 square feet - General Retail Services (General) - Hospital Services (Limited) - Medical Offices > 5,000 square feet - Medical Offices < 5,000 square feet - Pedicab Storage and Dispatch - Printing and Publishing - Service Station - Software Development - Theater The Conditional Overlay would conditionally allow the following 5 uses: - Bed & Breakfast (Group 2) - College and University Facilities - Communication Service Facilities - Off Site Accessory Parking - Pet Services PLANNING COMMISSION ACTION: December 9, 2025: The case is scheduled to be heard by Planning Commission. CITY COUNCIL ACTION: TBD ORDINANCE NUMBER: N/A 13 C14-2025-0092 - 2108 and 2110 East 22nd Street; District 11 of 11 ISSUES: N/A CASE MANAGER COMMENTS: The subject tract is located at the northwest corner of East 22nd Street and Coleto Street. It is a ½ block south from Manor Road. The tract is currently the Este community garden. To the north is the Este restaurant and bar Toti which front Manor Road to the north. To the east (across Coleto Street) are three single family homes. To the south (across East 22nd Street) are three single family homes. To the west is one single family home. The applicant seeks to preserve a community garden on a portion of the site. Staff noted that the site is also encumbered by a capitol view corridor. The subject tract is located approximately 168 feet south of Manor Road which is an Imagine Austin Activity Corridor and part of the ASMP Transit Priority Network. The site is also approximately ¼ mile from the MLK Station Imagine Austin Activity Center and approximately 2/5 mile from the Downtown Imagine Austin Activity …
Leah M. Bojo lbojo@drennergroup.com 512-807-2918 Ms. Lauren Middleton-Pratt Planning Department City of Austin 6310 Wilhelmina Delco Drive Austin, TX 78752 December 3, 2025 Via Electronic Delivery Re: C14-2024-0146- Withdrawal request for the zoning application associated with the property located at 1317 E Riverside Drive, Austin, Texas (the “Property”). Dear Ms. Middleton-Pratt: As representatives of the owner of the Property, we respectfully request a withdrawal of zoning case number C14-2024-0146. Please let me know if you have any questions or if we can provide any additional information. Thank you for your time and attention to this matter. Sincerely, Leah M. Bojo cc: Nancy Estrada, Planning Department (via electronic delivery) Joi Harden, Planning Department (via electronic delivery) 2705 Bee Cave Road, Suite 100 | Austin, Texas 78746 | 512-807-2900 | www.drennergroup.com 17 C14-2024-0146 - 1317 East Riverside Drive; District 91 of 1
To: From: Date: Subject: MEMORANDUM Alice Woods, Chair Planning Commission Members Nancy Estrada, Planner Principal, Austin Planning December 3, 2025 C14-2024-0147 – 1405 East Riverside Drive Applicant Postponement Request The Applicant requests a postponement of the above referenced rezoning case from the December 9, 2025, Planning Commission hearing to the January 27, 2026 hearing date. The applicant has amended this rezoning request; therefore, staff will need to review the new information that has been provided for this case. 18 C14-2024-0147 - 1405 East Riverside Drive; District 91 of 1
To: From: Date: Subject: MEMORANDUM Alice Woods, Chair Planning Commission Members Nancy Estrada, Planner Principal, Austin Planning December 3, 2025 C14-06-0117(RCT) – 1317 and 1405 East Riverside Drive Restrictive Covenant 2008008550 Applicant Postponement Request The Applicant requested an indefinite postponement for the above referenced case on June 10, 2025; therefore, it is being scheduled for a public hearing so the case will not expire. The Applicant requests a postponement from the December 9, 2025, Planning Commission hearing to the January 27, 2026 hearing date. This will allow the case to be presented with the related rezoning case (C14-2024-0147). 19 C14-06-0117(RCT) - 1317 and 1405 East Riverside Drive; District 91 of 1
To: From: Date: Subject: MEMORANDUM Alice Woods, Chair Planning Commission Members Nancy Estrada, Planner Principal, Austin Planning December 3, 2025 C14-72-299(RCT) – 1317 and 1405 East Riverside Drive Restrictive Covenant 4355-1773 Applicant Postponement Request The Applicant requested an indefinite postponement for the above referenced case on June 10, 2025; therefore, it is being scheduled for a public hearing so the case will not expire. The Applicant requests a postponement from the December 9, 2025, Planning Commission hearing to the January 27, 2026 hearing date. This will allow the case to be presented with the related rezoning case (C14-2024-0147). 20 C14-72-299(RCT) - 1317 and 1405 East Riverside Drive; District 91 of 1
