04 NPA-2025-0025.03 - Lantana Tract 34; District 8 - Staff Report — original pdf

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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: 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: November 13, 2025 – (action pending) 04 NPA-2025-0025.03 - Lantana Tract 34; District 81 of 31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. 04 NPA-2025-0025.03 - Lantana Tract 34; District 82 of 31 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 uses; and 3. Preserve sites for employment and office related services. Application 1. Appropriate for low volume streets such as collectors and minor arterials; and 2. Can be used to provide a transition between residential uses and more intense commercial and industrial uses. 04 NPA-2025-0025.03 - Lantana Tract 34; District 83 of 31 PROPOSED 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 a main function of the institution), but not hospitals. Purpose 1. Encourage employment centers, commercial activities, and other non‐ residential development to locate along major thoroughfares; and 2. Reserve limited areas for intense, auto‐oriented commercial uses that are generally not compatible with residential or mixed use environments. Application 1. Focus the highest intensity commercial and industrial activities along freeways and major highways; and 2. Should be used in areas with good transportation access such as frontage roads and arterial roadways, which are generally not suitable for residential development. Yes Yes Imagine Austin Decision Guidelines Complete Community Measures Imagine Austin Growth Concept Map: Located within or adjacent to an Imagine Austin Activity Center, Imagine Austin Activity Corridor, or Imagine Austin Job Center as identified the Growth Concept Map. Name(s) of Activity Center/Activity Corridor/Job Center: • Near Oak Hill Activity Center for Redevelopment in Sensitive Environmental Areas No Mobility and Public Transit: Located within 0.25 miles of public transit stop and/or light rail station. Yes Mobility and Bike/Ped Access: Adjoins a public sidewalk, shared path, and/or bike lane. Yes Connectivity, Good and Services, Employment: Provides or is located within 0.50 miles to goods and services, and/or employment center. Yes Connectivity and Food Access: Provides or is located within 0.50 miles of a grocery store/farmers market. • 0.3 miles from Marigold Market and Café • 3.3 miles from H-E-B, 7901 US-290 No Connectivity and Education: Located within 0.50 miles from a public school or university. • 1.5 miles from Oak Hill Elementary School Yes Connectivity and Healthy Living: Provides or is located within 0.50 miles from a recreation area, park or walking trail. • 0.3 miles from Lantana Park • 0.5 miles from Rialto Neighborhood Park • Near proposed Urban Trails 04 NPA-2025-0025.03 - Lantana Tract 34; District 84 of 31 No Connectivity and Health: Provides or is located within 0.50 miles of health facility (ex: hospital, urgent care, doctor’s office, drugstore clinic, and/or specialized outpatient care.) • 2.1 miles from Baylor Scott and White Urgent Care+ • 3.4 miles from Ascension Seton Southwest Hospital No No Housing Affordability: Provides a minimum of 10% of units for workforce housing (80% MFI or less) and/or fee in lieu for affordable housing. Housing Choice: Expands the number of units and housing choice that suits a variety of household sizes, incomes, and lifestyle needs of a diverse population (ex: apartments, triplex, granny flat, live/work units, cottage homes, and townhomes) in support of Imagine Austin and the Strategic Housing Blueprint. No Mixed use: Provides a mix of residential and non-industrial uses. No Culture and Creative Economy: Provides or is located within 0.50 miles of a cultural resource (ex: library, theater, museum, cultural center). • 3.2 miles from Hampton Branch at Oak Hill, Austin Public Library No No Not known No 5 Culture and Historic Preservation: Preserves or enhances a historically and/or culturally significant site. Creative Economy: Expands Austin’s creative economy (ex: live music venue, art studio, film, digital, theater.) Workforce Development, the Economy and Education: Expands the economic base by creating permanent jobs, especially in industries that are currently not represented in particular area or that promotes a new technology, and/or promotes educational opportunities and workforce development training. Industrial Land: Preserves or enhances industrial land. Number of “Yeses” 04 NPA-2025-0025.03 - Lantana Tract 34; District 85 of 31 Proximity to Imagine Austin Activity Centers and Corridors 04 NPA-2025-0025.03 - Lantana Tract 34; District 86 of 31 Proximity to Public Parks 04 NPA-2025-0025.03 - Lantana Tract 34; District 87 of 31 Proximity to Public Transportation and UrbanTrails Proximity to Proposed Urban Trails 04 NPA-2025-0025.03 - Lantana Tract 34; District 88 of 31 IMAGINE AUSTIN GROWTH CONCEPT MAP Definitions Neighborhood Centers - The smallest and least intense of the three mixed-use centers are neighborhood centers. As with the regional and town centers, neighborhood centers are walkable, bikable, and supported by transit. The greatest density of people and activities in neighborhood centers will likely be concentrated on several blocks or around one or two intersections. However, depending on localized conditions, different neighborhood centers can be very different places. If a neighborhood center is designated on an existing commercial area, such as a shopping center or mall, it could represent redevelopment or the addition of housing. A new neighborhood center may be focused on a dense, mixed-use core surrounded by a mix of housing. In other instances, new or redevelopment may occur incrementally and concentrate people and activities along several blocks or around one or two intersections. Neighborhood centers will be more locally focused than either a regional or a town center. Businesses and services—grocery and department stores, doctors and dentists, shops, branch libraries, dry cleaners, hair salons, schools, restaurants, and other small and local businesses—will generally serve the center and surrounding neighborhoods. Town Centers - Although less intense than regional centers, town centers are also where many people will live and work. Town centers will have large and small employers, although fewer than in regional centers. These employers will have regional customer and employee bases, and provide goods and services for the center as well as the surrounding areas. The buildings found in a town center will range in size from one-to three-story houses, duplexes, townhouses, and rowhouses, to low-to midrise apartments, mixed use buildings, and office buildings. These centers will also be important hubs in the transit system. Regional Centers - Regional centers are the most urban places in the region. These centers are and will become the retail, cultural, recreational, and entertainment destinations for Central Texas. These are the places where the greatest density of people and jobs and the tallest buildings in the region will be located. Housing in regional centers will mostly consist of low to high-rise apartments, mixed use buildings, row houses, and townhouses. However, other housing types, such as single-family units, may be included depending on the location and character of the center. The densities, buildings heights, and overall character of a center will depend on its location. Activity Centers for Redevelopment in Sensitive Environmental Areas - Five centers are located over the recharge or contributing zones of the Barton Springs Zone of the Edwards Aquifer or within water-supply watersheds. These centers are located on already developed areas and, in some instances, provide opportunities to address long-standing water quality issues and provide walkable areas in and near existing neighborhoods. State-of-the-art development practices will be required of any redevelopment to improve stormwater retention and the water quality flowing into the aquifer or other drinking water sources. 04 NPA-2025-0025.03 - Lantana Tract 34; District 89 of 31 These centers should also be carefully evaluated to fit within their infrastructural and environmental context. Job Centers - Job centers accommodate those businesses not well-suited for residential or environmentally- sensitive areas. These centers take advantage of existing transportation infrastructure such as arterial roadways, freeways, or the Austin-Bergstrom International airport. Job centers will mostly contain office parks, manufacturing, warehouses, logistics, and other businesses with similar demands and operating characteristics. They should nevertheless become more pedestrian and bicycle friendly, in part by better accommodating services for the people who work in those centers. While many of these centers are currently best served by car, the growth Concept map offers transportation choices such as light rail and bus rapid transit to increase commuter options. Corridors - Activity corridors have a dual nature. They are the connections that link activity centers and other key destinations to one another and allow people to travel throughout the city and region by bicycle, transit, or automobile. Corridors are also characterized by a variety of activities and types of buildings located along the roadway — shopping, restaurants and cafés, parks, schools, single-family houses, apartments, public buildings, houses of worship, mixed-use buildings, and offices. Along many corridors, there will be both large and small redevelopment sites. These redevelopment opportunities may be continuous along stretches of the corridor. There may also be a series of small neighborhood centers, connected by the roadway. Other corridors may have fewer redevelopment opportunities, but already have a mixture of uses, and could provide critical transportation connections. As a corridor evolves, sites that do not redevelop may transition from one use to another, such as a service station becoming a restaurant or a large retail space being divided into several storefronts. To improve mobility along an activity corridor, new and redevelopment should reduce per capita car use and increase walking, bicycling, and transit use. Intensity of land use should correspond to the availability of quality transit, public space, and walkable destinations. Site design should use building arrangement and open space to reduce walking distance to transit and destinations, achieve safety and comfort, and draw people outdoors. BACKGROUND: The applicant is requesting to change the land use on the future land use map (FLUM) from Office to Commercial land use. The applicant is requesting to change the zoning on the property from GO-NP (General Office district – Neighborhood Plan) to GR-NP (General Commercial Services district – Neighborhood Plan) for a 150 key hotel. PUBLIC MEETINGS: The ordinance-required community meeting was virtually held on October 1, 2025. The recorded meeting can be found here: https://publicinput.com/neighborhoodplanamendmentcases. Approximately 43 community meeting notices were mailed to people with utility accounts (renters), property owners, and neighborhood/environmental groups who requested notification for the area. Two City staff members from Austin Planning attended, Maureen Meredith and Mark Walters. The 04 NPA-2025-0025.03 - Lantana Tract 34; District 810 of 31 applicant’s agent Jewels Cain from Armbrust and Brown attended, along with Chessie Zimmerman from Stratus Properties. Fifteen people from the neighborhood attended. Below are highlights from Jewels Cain’s presentation: • GR is the first zoning district that allows Hotel. • A 150- key is hotel is proposed. • Access will be on Rialto Blvd and right-in/right-out on Wes William Cannon Dr. • The maximum building height is 60 feet. Q: There is very little information on the remaining impervious cover that Stratus Properties has available. What do you mean 2.34 acres is developable? A: The limitation to the property is the site area constraints with the 40% impervious cover limits from the 1980’s. Q: Can we get an updated impervious cover chart for the agreement? A: This will take some research, but I can get you something. Q: Why not just leave it as office? A: Our determination is that the highest and best use for the property is a hotel. There is a demand for hotels in this area. The current office zoning does not allow hotels. The GR zoning is the lowest zoning district that permits hotels. We have not had any interest from people for an office use on the property. A hotel is a lower traffic generator then an office use. We feel the hotel is a better fit for the neighborhood. Q: Can you provide documents that show a hotel is a better fit for the neighborhood and that the hotel generates lower traffic? A: I don’t have a set of documents to give you, but it’s based on Status’ knowledge of the area. Status owns hundreds of acres in this area and have developed a lot of properties in the area. We are aware of the trends. Retail is not a good location here. There is a trip generation manual that estimates trips based on uses. A 150-key hotel has a lower trip generation number than office. The TIA Determination with the City shows the ITE Code for a hotel shows 1202 trip generation per day for 150 key hotel. Q: There is no guarantee that a hotel will be built if you get the GR zoning. What would prevent it from becoming something else. The GR would allow others uses. A: There is a list of allowed uses in the GR district. We have shared this list with the neighborhoods. We identified uses that we agreed to prohibit to be included in the zoning ordinance. We are happy to work with the neighborhood on this list. Q: How will you ensure minimal disturbance to the (somewhat) quiet community and green space we love, during construction and after? A: We have historically been a great neighbor and have successfully developed first class projects in close proximity to existing neighborhoods. Construction noise and other impact is closely monitored and limited. 04 NPA-2025-0025.03 - Lantana Tract 34; District 811 of 31 Q: Do you have an idea of what kind of hotel it will be? What kind of clientele? Do you know the type of hotel, such as the hotel tier, such as luxury, select, premium? A: It would be same people would be at AC Marriot Hotel. People who attend weddings, people who are in town on business, etc. We have not had conversations with specific hotels, but there was enough interest in a hotel in this location for us to start the rezoning, but we have not partnered with anyone. Q: Will there be pollution control requirements? A: We will comply with all the site development standards that the City requires. Q: With traffic on Rialto Blvd and W. William Cannon Drive, how will traffic issues be addressed? A: If zoning is approved, the site plan will be reviewed by staff. If staff sees the need for a traffic study, it will be requested then. Where the ingress and egress will also be reviewed at this time. Q: The hotel will be a maximum building height of 60 feet under the GR zoning. Can there be a restriction on the height to make sure the Density Bonus is not used to get an extra 30 feet? A: The State Law does not allow us to exceed the base zoning district building height with the SB840. Also, there would need to be another zoning case to develop the property with multifamily uses. 04 NPA-2025-0025.03 - Lantana Tract 34; District 812 of 31 Applicant Summary Letter from Application 04 NPA-2025-0025.03 - Lantana Tract 34; District 813 of 31 04 NPA-2025-0025.03 - Lantana Tract 34; District 814 of 31 November 13, 2025 Planning Commission Neighborhood Postponement Requests From: Jewels Cain < > Sent: Wednesday, November 5, 2025 12:59 PM To: Meredith, Maureen <Maureen.Meredith@austintexas.gov> Cc: Tomko, Jonathan <Jonathan.Tomko@austintexas.gov>; Harden, Joi <Joi.Harden@austintexas.gov>; rsuttle@abaustin.com; Thomas, Eric <Eric.Thomas@austintexas.gov>; LandUseLiaison <LandUseLiaison@austintexas.gov>; Walters, Mark <Mark.Walters@austintexas.gov>; Zimmerman, Chessie <czimmerman@stratusproperties.com> Subject: RE: Nov 13 PC - Request for Postponement: Lantana Tract 34 Hello Maureen, We agree to their postponement request to the December 9th Planning Commission meeting. Thank you Jewels Cain Land Development Consultant Armbrust & Brown, PLLC 100 Congress Avenue, Suite 1300 Austin, Texas 78701-2744 (512) 435-2318 - Direct (512) 435-2360 - Facsimile jcain@abaustin.com www.abaustin.com From: Mallory Baker < Sent: Wednesday, November 5, 2025 12:07 PM To: Meredith, Maureen <Maureen.Meredith@austintexas.gov>; Tomko, Jonathan <Jonathan.Tomko@austintexas.gov> Cc: Ellis, Paige <Paige.Ellis@austintexas.gov>; LEIGH ZIEGLER et>; Danielle Buckley < >; Reed Baker >; Marty Sherrill < >; KBarraza@; thecarrarasatx@; Ccl@; jsterling10@; Ruthbrrzlpz@; Ginaebarraza@; chloesterling94@; jared@; kristilarkam@; dccavin@; gcavin@; monica.jones@; tierney.kirk@; chrislhudson2@; Alexandra.L.Shapiro@; kristenjacobs@; tanjahelms@; Christine.absher@; knbishop1@; jkapplebaum@; jgarrett@; dana.hensler@; emmy.hopper@; mhens@gmail.com; jengoerdel@; Whitney Cupp < >; karenlawless1217@; sammoc@; Scruggs, Ed < Subject: Request for Postponement: Lantana Tract 34 Planning Commission, The neighbors of the property involved in the Lantana Tract 34 case would like to request a postponement of the scheduled Planning Commission hearing, currently scheduled for 04 NPA-2025-0025.03 - Lantana Tract 34; District 815 of 31 November 13th. The affected neighbors, including all neighbors with property within 500’ of the subject property, have not received mail at their residences for months after the community mailboxes were vandalized earlier this year. This has led to delayed and missing mail for all affected neighbors, and has led to lapses in communication about the process regarding the rezoning of this property. We would like to request a postponement to the December 9th Planning Commission meeting, if possible, to allow the neighbors and community adequate time to plan and attend this meeting. We love our neighborhood and appreciate the opportunity to have our voices heard alongside the relevant stakeholders in our community. Lantana Tract 34 Case numbers: NPA-2025-0025.03 C14-2025-0087 Thank you, The neighbors of Lantana Karen & Chris Lawless 5605 Terravista Dr Steven Lee & Whitney Cupp 5609 Terravista Dr Mallory & Reed Baker 5613 Terravista Dr Marty Sherrill 5701 Terravista Dr Maria Elena, Kory, Gina, and Ruth Barraza 5705 Terravista Dr Jenny & Aaron Carrara 5709 Terravista Dr Christine & Blake Absher 5713 Terravista Dr Kristi & Charles Larkam 5600 Terravista Dr 04 NPA-2025-0025.03 - Lantana Tract 34; District 816 of 31 Deborah & Guyle Cavin 5604 Terravista Dr Emily & Jason Garrett 5608 Terravista Dr Sam Moczygemba 5704 Terravista Dr Chris Hudson 5708 Terravista Dr Monica & Cameron Jones 5712 Terravista Dr Chloe & Jordan Sterling 7116 Othello Cove Kristina Bishop 7101 Othello Cove Tierney & Jared Kirk 5716 Kempson Dr Alexandra & Brian Schoppmann 7301 Journeyville Dr Dana & Matt Hensler 7701 Journeyville Dr Kristen & Jean-Olivier Jacobs 7413 Bonniebrook Dr Tanja & Frank Helms 7513 Bonniebrook Dr Kathrin & Josh Applebaum 5725 Walser Cove Mallory Baker (512) 517-5400 04 NPA-2025-0025.03 - Lantana Tract 34; District 817 of 31 From: Danielle Buckley < > Sent: Wednesday, November 5, 2025 1:33 PM To: Meredith, Maureen <Maureen.Meredith@austintexas.gov> Cc: LEIGH ZIEGLER < Subject: Postponement Request: C14-2025-0087, NPA-2025-0025.03 Hello Maureen, I am reaching out on behalf of the Oak Hill Neighborhood Planning Contact Team (OHNPCT) to request a postponement of Case Number: NPA-2025-0025.03 and C14-2025- 0087. These are scheduled to go before the Planning Commission on November 13, 20225, but we would like to request a two week postponement. However, since the Thanksgiving holiday falls in that time period, we are requesting postponement until the December 9, 2025 meeting of the Planning Commission. Please include the following attachment in the Staff Case reports for City Council, which expands on the reason for this request. Thank you, Leigh Ziegler OHPCT, Chair Danielle Buckley OHNPCT, Vice Chair 04 NPA-2025-0025.03 - Lantana Tract 34; District 818 of 31 04 NPA-2025-0025.03 - Lantana Tract 34; District 819 of 31Letter of Recommendation from the Neighborhood Plan Contact Team (NPCT) (No letter as of November 6, 2025) From: Meredith, Maureen Sent: Monday, November 3, 2025 11:36 AM To: LEIGH ZIEGLER <leighziegler@sbcglobal.net> Cc: Tomko, Jonathan <Jonathan.Tomko@austintexas.gov> Subject: Oak Hill NPCT Rec ltr: NPA-2025-0025.03_Lantana Tract 34 Importance: High Hi. Leight: NPA-2025-0025.03 and C14-2025-0087_Lantana Tract 34 cases are scheduled for the November 13th (Thursday, special PC date). If you would like to submit a letter of recommendation to be included in our staff reports, please email it to me and Jonathan no later than Thursday, November 6th by 3:00 pm. If we get it after this date and time, we will submit it late back up. Thanks. Maureen 04 NPA-2025-0025.03 - Lantana Tract 34; District 820 of 31 Site 04 NPA-2025-0025.03 - Lantana Tract 34; District 821 of 31 04 NPA-2025-0025.03 - Lantana Tract 34; District 822 of 31 04 NPA-2025-0025.03 - Lantana Tract 34; District 823 of 31 04 NPA-2025-0025.03 - Lantana Tract 34; District 824 of 31 04 NPA-2025-0025.03 - Lantana Tract 34; District 825 of 31 04 NPA-2025-0025.03 - Lantana Tract 34; District 826 of 31 04 NPA-2025-0025.03 - Lantana Tract 34; District 827 of 31 04 NPA-2025-0025.03 - Lantana Tract 34; District 828 of 31 Jewels Cain’s Presentation at the Oct. 1, 2025 Virtual Community Meeting (Images subject to change) 04 NPA-2025-0025.03 - Lantana Tract 34; District 829 of 31 \ 04 NPA-2025-0025.03 - Lantana Tract 34; District 830 of 31 Correspondence Received (No correspondence received) 04 NPA-2025-0025.03 - Lantana Tract 34; District 831 of 31