09 C14-2025-0087 - Lantana Tract 34; District 8 - Staff Report — original pdf

Backup

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 has recommended a conditional overlay that would prohibit additional uses given the environmentally sensitive nature of the area. The proposed zoning should be consistent with the goals and objectives of the City Council. The City Council adopted Comprehensive Plan, Imagine Austin identifies Activity Centers and establishes a goal to promote a mix of uses within ¼ mile of these Centers. This property is located approximately ¼ mile from the Oak Hill Center Imagine Austin Activity Center. Zoning should promote the policy of locating retail and more intensive zoning near the intersections of arterial roadways or at the intersections of arterials and major collectors. 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. Recommending this rezoning would promote a policy of locating retail and more intensive zoning near the intersections of arterial roadways and major collectors. EXISTING ZONING AND LAND USES: ZONING LAND USES Site North (across Rialto Blvd.) South East (across W. William Cannon Dr.) GO-NP P-NP P-NP GO-NP West P-NP Undeveloped Land Undeveloped Land Undeveloped Land Two, Two-Story Commercial Office Buildings of approximately 136,000 square feet total with approximately 220,000 square feet of paved parking constructed in approximately 2001 Undeveloped Land 09 C14-2025-0087 - Lantana Tract 34; District 82 of 11 NEIGHBORHOOD PLANNING AREA: Oak Hill Combined (West Oak Hill) Neighborhood Planning Area WATERSHED: Williamson Creek Watershed SCHOOLS: A.I.S.D. Oak Hill Elementary School Small Middle School Austin High School COMMUNITY REGISTRY LIST: Austin Independent School District, Aviara HOA, City of Rollingwood, Covered Bridge Property Owners Association, Inc., East Oak Hill Neighborhood Association, Friends of Austin Neighborhoods, Lantana Southwest Homeowners Association, Inc., Oak Hill Association of Neighborhoods (OHAN), Oak Hill Neighborhood Plan - COA Liaison, Oak Hill Neighborhood Plan Contact Team, Oak Hill Trails Association, Save Our Springs Alliance, TNR BCP - Travis County Natural Resources AREA CASE HISTORIES: Number C14-2019-0003 (Lantana Block P, Lot 3) C14-2016-0011 (Lantana Tract 33) Request The Applicant proposes to rezone approximately 35.671 acres from GR-NP and CS-1- CO-NP to GR-MU- NP for Tract 1 and CS-1-CO-NP for Tract 2. The applicant is proposing to rezone 27.549 acres from GO-NP to MF-4- CO-NP. C14-94-0113 (Lantana) The applicant is proposing to rezone Commission 05.12.2020: To grant staff’s recommendation of GR-MU-NP on Tract 1 and CS-1- MU-CO-NP on Tract 2 on Commissioner Seeger’s motion and Commissioner Howard’s second, 13-0 vote. 09.13.2016: To grant staff recommendation on consent vote 9-0 on Commissioner Seeger’s motion, and Commissioner Pineryo de Hoyos’s second. Commissioner McGraw, Schissler and Vela absent. 09.20.1994: N/A City Council 05.21.2020: To grant GR-MU-NP on Tract 1 and CS-1- MU-CO-NP on Tract 2 with additional conditions on Council Member Ellis’ motion and Council Member Pool’s second, 11-0 vote. 12.08.2016: To grant MF-4-CO-NP, approved on Council Member Troxclair’s motion, Council Member Zimmerman’s second on a 10-0 vote. Mayor Pro Tem Tovo was absent. 011.16.1996: To grant MF-2-CO and 09 C14-2025-0087 - Lantana Tract 34; District 83 of 11 approximately 16.8 acres from CS to MF-2 and RR RR; Ordinance No. 960104-C approved with friendly amendment by Councilmember Goodman to interject the restrictive covenant with the following: 1) density limited to 180 units; 2) xeriscape landscaping; 3) integrated pest management; 4) statement listing and accepting remedies available to the City of Austin; 5) Green Builder Program, on, Councilmember Mitchell's motion, Councilmember Reynolds' second, 5- 0 vote, Councilmember Nofziger off the dais, Councilmember Shea absent RELATED CASES: NPA-2025-0025.03–Future Land Use Map (FLUM) Amendment from Office to Commercial ADDITIONAL STAFF COMMENTS: Environmental 1. This site is not located over the Edwards Aquifer Recharge Zone. The site is in the Williamson Creek Watershed of the Colorado River Basin, which is classified as a Barton Springs Zone Watershed by Chapter 25-8 of the City’s Land Development Code. It is in the Drinking Water Protection Zone. 2. Project applications at the time of this report are subject to the SOS Ordinance that allows 25% impervious cover in the contributing zone. 3. According to floodplain maps there is a floodplain within or adjacent to the project location. Based upon the location of the floodplain, offsite drainage should be calculated to determine 09 C14-2025-0087 - Lantana Tract 34; District 84 of 11 whether a Water Quality Transition Zone / Critical Water Quality Zone exist within the project location. 4. Standard landscaping and tree protection will be required in accordance with LDC 25-2 and 25-8 for all development and/or redevelopment. 5. At this time, site specific information is unavailable regarding vegetation, areas of steep slope, or other environmental features such as bluffs, springs, canyon rimrock, caves, sinkholes, and wetlands. 6. Under current watershed regulations, development or redevelopment requires water quality control with increased capture volume and control of the 2-year storm on site. Runoff from the site is required to comply with pollutant load restrictions as specified in Land Development Code. 7. At this time, no information has been provided as to whether this property has any preexisting approvals that preempt current water quality or Code requirements. Fire No comments on rezoning PARD – Planning & Design Review PR1: Parkland dedication will be required at the time of subdivision or site plan application for new hotel units, per City Code § 25-1-601, as amended. The proposed development meets the criteria for land dedication in City Code Title 25, Article 14. As such, a partial land dedication will be required, as well as any remaining fees in-lieu. The site abuts Williamson Creek West Greenbelt and a tributary to it runs through the site. PARD aims to protect waterways and extend the greenbelt corridor to serve the West Oak Hill Neighborhood. The development as proposed will require parkland dedication for the proposed hotel keys that will serve this neighborhood through the additional park investment. The Parks and Recreation Department (PARD) would consider a connection to the existing greenbelt from William Cannon, an expansion of the Greenbelt Park along Rialto, and/or an expansion of the greenbelt corridor along the tributary to Williamson Creek West, toward satisfying the requirement at time of permitting (whether subdivision or site plan). Such a connection could improve neighborhood connectivity to greenspace and protect the waterway, recommendations identified in the Parks and Recreation Department’s Long-Range Plan. Should there be any remaining fees in-lieu, those fees shall be used toward park investments in the form of land acquisition and/or park amenities within the surrounding area, per the Parkland Dedication Operating Procedures § 14.3.11 and City Code § 25-1-609. Should the applicant wish to discuss parkland dedication requirements in advance of site plan or subdivision applications, please contact this reviewer: ann.desanctis@austintexas.gov. At the applicant’s request, PARD can provide an early determination letter of the requirements as stated in this review. Site Plan 09 C14-2025-0087 - Lantana Tract 34; District 85 of 11 SP 1. Site plans will be required for any new development except for residential only project with up to 4 units. SP 2. Any new development is subject to Subchapter E. Design Standards and Mixed Use. Additional comments will be made when the site plan is submitted. Transportation and Public Works (TPW) Department – Engineering Review TPW 1. The Austin Strategic Mobility Plan (ASMP) calls for 72-feet of right-of-way for Rialto Blvd. It is recommended that 36 feet of right-of-way from the existing centerline should be dedicated for Rialto Blvd according to the Transportation Plan with the first subdivision or site plan application. [LDC 25-6-51 and 25-6-55]. TPW 2. The Austin Strategic Mobility Plan (ASMP) calls for 154 feet of right-of-way for William Cannon Blvd. It is recommended that 77-feet of right-of-way from the existing centerline should be dedicated for William Cannon Blvd according to the Transportation Plan with the first subdivision or site plan application. [LDC 25-6-51 and 25-6-55]. TPW 3. There is a proposed Urban Trail crossing through this site, along the southern property boundary property boundary. An easement may be required at the time of site plan. EXISTING STREET CHARACTERISTICS: Name ASMP Classification ASMP Required ROW Existing ROW Existing Pavement Sidewalks Bicycle Route Capital Metro (within ¼ mile) Rialto Blvd William Cannon Blvd Level 2 72 feet Level 4 154 feet Approx 92 feet Approx 39 feet Approx 140 feet Approx 115 feet Yes No No Yes No No TIA: A traffic impact analysis is NOT required. Traffic generated by the proposal does not exceed the thresholds established in the City of Austin Land Development Code (LDC). Mitigation per LDC 25-6-101 may still apply. Austin Water Utility No review required INDEX OF EXHIBITS AND ATTACHMENTS TO FOLLOW: A. Zoning Map B. Aerial Map C. Applicant’s Summary Letter D. Correspondence from Interested Parties 09 C14-2025-0087 - Lantana Tract 34; District 86 of 11 !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!NPA-2016-0025.02C14-2008-0129C14-2019-0003C14-2016-0011NPA-2016-0025.01C14-85-288.8(RCT)C14-85-288.8(RCA5)RIALTO BLVDW WILLIAM CANNON DRTERRAVISTA DROTHELLO CVSOUTHWEST PKWYJOURNEYVILLE DRKELI CTSF-1-NPGR-NPP-NPCS-NPSF-2-NPMF-1-NPMF-2-NPGOGO-NPP-NPGO-NPGR-MU-NPMF-4-CO-NPSF-6-NPSF-2-NPSF-2-NPRR-NPGR-NPSF-2-NPUNDEV85-288.885-288.8(PART)85-288.8 RC87-14599-208194-014592-014292-014194-014685-288 RCSP-98-0054CSPC-92-0286SP-94-0464CSPC-92-0286CRETAILSP89-0045CCMP88-0011OFFICE COMPLEXAPARTMENTSCMP88-0011UNDEVUNDEV92-0142UNDEV87-145UNDEVUNDEVUNDEV85-288.8(PART)UNDEVUNDEV87-14592-0142ZONING±This product is for informational purposes and may not have been prepared for or be suitable for legal,engineering, or surveying purposes. It does not represent an on-the-ground survey and represents only theapproximate relative location of property boundaries.This product has been produced by the Planning Department for the sole purpose of geographic reference.No warranty is made by the City of Austin regarding specific accuracy or completeness.ZONING CASE#:C14-2025-0087SUBJECT TRACT!!!!!!PENDING CASEZONING BOUNDARYCreated: 8/20/20250400200Feet09 C14-2025-0087 - Lantana Tract 34; District 87 of 11!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!C14-2025-0087NPA-2016-0025.02C14-2008-0129C14-2019-0003C14-2016-0011NPA-2016-0025.01C14-85-288.8(RCA5)C14-85-288.8(RCT)RIALTO BLVDW WILLIAM CANNON DRTERRAVISTA DROTHELLO CVSOUTHWEST PKWYJOURNEYVILLE DRKELI CTSF-1-NPGR-NPP-NPCS-NPSF-2-NPMF-1-NPMF-2-NPGO-NPGOP-NPGO-NPGR-MU-NPMF-4-CO-NPSF-6-NPSF-2-NPSF-2-NPRR-NPGR-NPLantana Tract 34±This product has been produced by Planning Department for the sole purpose of geographic reference. No warranty ismade by the City of Austin regarding specific accuracy or completeness.ZONING CASE#:LOCATION:SUBJECT AREA:MANAGER:C14-2025-00877009 W William Cannon Dr7.982 AcresMarcelle BoudreauxCreated: 9/23/2025SUBJECT TRACTZONING BOUNDARY!!!!!PENDING CASECREEK BUFFER1 inch equals 400 '09 C14-2025-0087 - Lantana Tract 34; District 88 of 11ARMBRUST & BROWN, PLLC A T T O R N E Y S A N D C O U N S E L O R S 100 CONGRESS AVENUE, SUITE 1300 AUSTIN, TEXAS 78701-2744 512-435-2300 FACSIMILE 512-435-2360 Jewels Cain (512) 435-2318 jcain@abaustin.com Lauren Middleton-Pratt, Director Planning Department City of Austin 1000 E. 11th Street, Suite 200 Austin, Texas 78702 August 6, 2025 Re: Rezoning and Neighborhood Plan Amendment Applications for the property located at the southwest corner of William Cannon and Rialto Boulevard in Austin, Travis County, Texas 78745, also known as TCAD Parcel No. 0402360308 (the "Applications") Dear Ms. Middleton-Pratt: On behalf of the owner in the above referenced Applications, our firm respectfully requests to rezone 7.982 acres of land located at the southwest corner of William Cannon and Rialto Boulevard as represented in the field notes included with the Application (the “Property”). The request also includes amending the Future Land Use Map (“FLUM”) designation. The Property is zoned General Office – Neighborhood Plan (“GO-NP”) and is currently designated on the FLUM for Office. The Property is located within the West Oak Hill Neighborhood and is currently undeveloped. The proposed rezoning and neighborhood plan amendment is to allow for a five story hotel project with 150 keys. This Application seeks to rezone the Property from GO-NP to Community Commercial – Neighborhood Plan (“GR-NP”) and change the FLUM designation from Office to Commercial in order to allow for the proposed development. 09 C14-2025-0087 - Lantana Tract 34; District 89 of 11 ARMBRUST & BROWN, PLLC Page 2 Thank you in advance for your time and consideration of the Applications. If you have any questions, comments, or need additional information, please do not hesitate to contact me. Very truly yours, Jewels Cain Land Development Consultant 09 C14-2025-0087 - Lantana Tract 34; District 810 of 11 09 C14-2025-0087 - Lantana Tract 34; District 811 of 11