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

Backup

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: January 13, 2026 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: 02 NPA-2025-0025.03 - Lantana Tract 34; District 81 of 49 January 13, 2026 – (action pending) December 9, 2025 – Postponed to the January 13, 2026 hearing on the consent agenda at the request of the Neighborhood. [F. Maxwell – 1st; J. Hiller – 2nd] Vote: 10-0 [A. Woods, P. Howard absent. One vacancy on the dais]. November 13, 2025 – Postponed to the December 9, 2025 hearing on the consent agenda at the request of the Neighborhood. [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. 02 NPA-2025-0025.03 - Lantana Tract 34; District 82 of 49 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 02 NPA-2025-0025.03 - Lantana Tract 34; District 83 of 49 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. 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. 02 NPA-2025-0025.03 - Lantana Tract 34; District 84 of 49 • 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 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” 02 NPA-2025-0025.03 - Lantana Tract 34; District 85 of 49 Proximity to Imagine Austin Activity Centers and Corridors 02 NPA-2025-0025.03 - Lantana Tract 34; District 86 of 49 Proximity to Public Parks 02 NPA-2025-0025.03 - Lantana Tract 34; District 87 of 49 Proximity to Public Transportation and UrbanTrails Proximity to Proposed Urban Trails 02 NPA-2025-0025.03 - Lantana Tract 34; District 88 of 49 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. 02 NPA-2025-0025.03 - Lantana Tract 34; District 89 of 49 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 02 NPA-2025-0025.03 - Lantana Tract 34; District 810 of 49 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 West 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 than 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. 02 NPA-2025-0025.03 - Lantana Tract 34; District 811 of 49 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. 02 NPA-2025-0025.03 - Lantana Tract 34; District 812 of 49 Applicant Summary Letter from Application 02 NPA-2025-0025.03 - Lantana Tract 34; District 813 of 49 02 NPA-2025-0025.03 - Lantana Tract 34; District 814 of 49 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 02 NPA-2025-0025.03 - Lantana Tract 34; District 815 of 49 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 02 NPA-2025-0025.03 - Lantana Tract 34; District 816 of 49 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 02 NPA-2025-0025.03 - Lantana Tract 34; District 817 of 49 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 02 NPA-2025-0025.03 - Lantana Tract 34; District 818 of 49 December 9, 2025 Neighborhood Postponement Request 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 < >; Danielle Buckley < >; Reed Baker < >; Marty Sherrill < KBarraza@aol.com; thecarrarasatx@gmail.com; Ccl@ckvgroup.com; jsterling10@gmail.com; Ruthbrrzlpz@aol.com; Ginaebarraza@aol.com; chloesterling94@gmail.com; jared@cobekinvestments.com; kristilarkam@gmail.com; dccavin@hotmail.com; gcavin@hotmail.com; monica.jones@compass.com; tierney.kirk@gmail.com; chrislhudson2@gmail.com; Alexandra.L.Shapiro@gmail.com; kristenjacobs@realtyaustin.com; tanjahelms@mac.com; Christine.absher@yahoo.com; knbishop1@gmail.com; jkapplebaum@gmail.com; jgarrett@higginbotham.net; dana.hensler@outlook.com; emmy.hopper@gmail.com; mhens@gmail.com; jengoerdel@gmail.com; Whitney Cupp < >; karenlawless1217@gmail.com; sammoc@mac.com; Scruggs, Ed <Ed.Scruggs@austintexas.gov> 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 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 02 NPA-2025-0025.03 - Lantana Tract 34; District 819 of 49 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 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 02 NPA-2025-0025.03 - Lantana Tract 34; District 820 of 49 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 02 NPA-2025-0025.03 - Lantana Tract 34; District 821 of 49 02 NPA-2025-0025.03 - Lantana Tract 34; District 822 of 49Letter of Recommendation from the Neighborhood Plan Contact Team (NPCT) (No letter as of December 23, 2025) From: Meredith, Maureen Sent: Monday, November 3, 2025 11:36 AM To: LEIGH ZIEGLER < > 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 02 NPA-2025-0025.03 - Lantana Tract 34; District 823 of 49 Site 02 NPA-2025-0025.03 - Lantana Tract 34; District 824 of 49 02 NPA-2025-0025.03 - Lantana Tract 34; District 825 of 49 02 NPA-2025-0025.03 - Lantana Tract 34; District 826 of 49 02 NPA-2025-0025.03 - Lantana Tract 34; District 827 of 49 02 NPA-2025-0025.03 - Lantana Tract 34; District 828 of 49 02 NPA-2025-0025.03 - Lantana Tract 34; District 829 of 49 02 NPA-2025-0025.03 - Lantana Tract 34; District 830 of 49 02 NPA-2025-0025.03 - Lantana Tract 34; District 831 of 49 Jewels Cain’s Presentation at the Oct. 1, 2025 Virtual Community Meeting (Images subject to change) 02 NPA-2025-0025.03 - Lantana Tract 34; District 832 of 49 \ 02 NPA-2025-0025.03 - Lantana Tract 34; District 833 of 49 Correspondence Received om: olga stan < > Sent: Tuesday, September 9, 2025 1:50 PM To: Meredith, Maureen <Maureen.Meredith@austintexas.gov> Subject: Lantana rezoning vote Hi my name is Olga Stan and Gabriel Stan and live in Lantana subdivision neighborhood with address 7117 Othello Cv 78735. I would like to vote, to be build an commercial office building. Best , Olga From: Jenny & Aaron Carrara < Sent: Tuesday, September 9, 2025 2:46 PM To: Boudreaux, Marcelle <Marcelle.Boudreaux@austintexas.gov>; Meredith, Maureen <Maureen.Meredith@austintexas.gov> Cc: Scruggs, Ed <Ed.Scruggs@austintexas.gov> Subject: Homeowner input - C14-2025-0087 Marcelle and Maureen, First, I want to thank you both for the timely responses you provided to me last week as we learned of the proposed rezoning of land within 500 feet of our home in the Ridge at Lantana neighborhood. Many of us moved to this area of Austin decades ago because of the green spaces, trails and quiet; wanting to escape the fast-paced lifestyle, noise and traffic of the inner-city but also have quick access to downtown where we work and enjoy what the city has to offer. While we are not ignorant to development and rapid population growth in Austin, nor the sprawl to our area of the City, the request to rezone this plot of land from an office building to instead allow for the development of a hotel has been very surprising and jarring. First, I want to reiterate that those of us within the 500 ft impacted area have also been dealing with the USPS prohibiting use of our mailboxes due to vandalism weeks ago - they have indicated restoration could take up to six months. This has required affected residents to visit the local post office to pick up our mail and many of us had not yet done so when the signs were erected overnight on Saturday of Labor Day weekend. We ask that you give us all some grace in learning about all of these notifications in a timely manner since we continue to be hampered by this unavoidable situation - another example of crime in our neighborhood in which we have no recourse. Second, we understand that this area is currently zoned to be an office building of the same size but the application includes a letter from an interested hotel operator which is a dramatically different business model. Globally this proposed change raises concerns regarding security, safety and loss of privacy as a resident 02 NPA-2025-0025.03 - Lantana Tract 34; District 834 of 49 on Terravista in a neighborhood filled with young children. We have faced crime activity for years in Lantana, and many residents have "given up" relying on action from law enforcement to enhance our security or hold violators accountable. As currently zoned, an office building leased by reputable companies has, by nature, more predictable and consistent occupants during business hours - we are surrounded by those. They typically also have paid security. Conversely, a letter written by a hotel property as part of the application describes their interest in developing up to a five floor building with 150 keys. This constitutes a business that has clients with a high turnover who are inherently transient occupants 24/7, 365 days a year. Day to day, an office building holds stricter discretion and accountability over tenants whereas a hotel has far less legality over individual unaffiliated occupants - increasing our neighborhood's probability of criminal activity. I won't belabor with examples but scenarios of how these two developments would create dramatically different implications for our area are endless, causing deep concern for those of us who would have a hotel constructed in our backyards where our kids can freely, safely and privately play. Finally, I respectfully request that before you all make a recommendation to the Planning Committee on this application, that you conduct an onsite visit to this area of Austin to fully appreciate the puzzling request to build a hotel in this exact location. The Marriott recently constructed an AC Hotel within a mile of our neighborhood near restaurants and shopping, and there are two others (Hampton Inn and Residence Inn) within two miles - making a total of three hotels within two miles of our suburban neighborhood already. This application would usher in the first non-office building constructed within such close proximity to our physical homes and that deserves the highest level of scrutiny and thoughtful review as it will set the precedent for development to follow. I appreciate your time and respect the public service you all provide. I would appreciate being notified of all opportunities related to this application and process. Sincerely, Jenny Goerdel Carrara 02 NPA-2025-0025.03 - Lantana Tract 34; District 835 of 49 From: Anne Hawken < Sent: Tuesday, November 11, 2025 11:30 AM To: Meredith, Maureen <Maureen.Meredith@austintexas.gov> Subject: Re: Speaker Registration: Thurs., Nov 13, 2025 Planning Commission A complete waste of your time and mine. You know full well that the Commission has a track records of almost 100% going along with developers no mater where. You and the Commission have covered SW Austin in one apt complex after another Anne Hawken 02 NPA-2025-0025.03 - Lantana Tract 34; District 836 of 49 From: Whitney Cupp < Sent: Tuesday, December 9, 2025 8:11 AM To: LandUseLiaison <LandUseLiaison@austintexas.gov> Subject: Materials for the record: NPA-2025-0025.03 - Lantana Tract 34; District 8 Please place this proposed Restrictive Covenant to the record for NPA-2025-0025.03 - Lantana Tract 34; District 8, Commission Planning items 8 and 9 December 9th 2025. The neighbors have been working with developer, Stratus, to come to an agreement and this documents our wishes and concerns. Thank you, Whitney Cupp-Lee (Lantana neighbor within 500 feet of the site) Proposed Restrictive Covenant – [Tract 34 – Lantana Neighborhood Corner of William Cannon & Rialto - NPA-2025- 0025.03 C14-2025-0087] Background: there is a proposed zoning change from business to commercial near the Lantana neighborhood in Austin, Texas (Tract 34, zip code 78735). The ideal outcome for nearby residents is for the re-zoning to be denied and/or for this area to remain a green space. Though we (the residents within 500 feet of the site) are requesting restrictions, we are reasonable and not anti-development. We understand we cannot stop change and growth. Intent: To allow limited development that is compatible with the surrounding residential community and their families, protective of the environment, natural land and wildlife, and respectful of neighborhood character, safety, and quality of life. This Restrictive Covenant seeks to ensure that any redevelopment on this site enhances—not harms—the surrounding neighborhood. Residents welcome thoughtful growth but request clear boundaries to preserve the area’s safety, natural beauty, and livability for families, pets, and wildlife. Our neighborhood sits on the ecological edge of the Texas Hill Country, where the Edwards Plateau transitions into the Blackland Prairie. This area is defined by its mix of limestone terrain, mature oak and juniper woodlands, creek corridors, and diverse wildlife, including returning hawk populations, fox families, owls, and migratory birds that rely on intact habitat connections. Because West Oak Hill lies at this geographic and ecological boundary, even small changes in development 02 NPA-2025-0025.03 - Lantana Tract 34; District 837 of 49 intensity can create outsized impacts on water quality, wildlife movement, light pollution, noise levels, and the health of our shared greenbelt. The Hill Country– edge environment is exceptionally sensitive: it depends on low-impact lighting, protected tree canopy, careful stormwater management, and preservation of natural corridors. For this reason, any redevelopment in our area must incorporate the same environmental stewardship standards expected throughout the Texas Hill Country, ensuring that growth enhances — rather than damages — this unique and irreplaceable landscape. These requested conditions are consistent with long-established Hill Country environmental protections, including the City of Austin Hill Country Roadway Ordinance, SOS watershed standards, and regional dark-sky and wildlife- conservation principles widely adopted throughout the Texas Hill Country. Prohibited or Restricted High-Impact Uses Below is a comprehensive list of high-impact, incompatible, or nuisance-prone commercial uses to be prohibited through a Restrictive Covenant. These categories reflect sources of noise, traffic, safety, lighting, and environmental issues for residentially-adjacent properties and families, the natural land, and wildlife in the area. The following uses shall not be permitted on the site: • Gas stations, fueling stations, or automotive repair uses • Convenience stores, liquor stores, or vape/smoke shops • Drive-through restaurants or drive-through coffee shops • Bars, nightclubs, or event venues • Pawn shops, payday lenders, or storage facilities • Multi-family or “low-income” housing developments unrelated to hotel use • Apartments or transient living facilities not associated with the high-end hotel potentially to be developed on the site • Car washes or vehicle rental operations • Large retail or grocery establishments exceeding 5,000 sq. ft. • Outdoor entertainment or amplified music areas • Recycling centers • Waste transfer stations • Junkyards / salvage yards 02 NPA-2025-0025.03 - Lantana Tract 34; District 838 of 49 • Hazardous materials sales, storage, or processing • Landfills 1. Automotive-Related Uses These create noise, fumes, late-night activity, and heavy traffic. • Gas stations / fueling facilities • Vehicle repair shops (major and minor) • Car washes • Auto sales or rental facilities • Tire shops • Oil change/lube shops • Vehicle storage or impound lots 2. Late-Night & High-Turnover Retail These drive noise, safety issues, and lighting impacts. • Convenience stores (especially 24-hour) • Liquor stores • Vape shops / smoke shops • Check-cashing or payday-lending businesses • 24-hour pharmacies or retail • Bars, nightclubs, lounges • Drive-through food or beverage establishments 3. High-Impact Hospitality & Entertainment These generate significant traffic, lighting, parking overflow, and nighttime activity. • Event venues or banquet halls • Rooftop bars or rooftop decks • Large-format restaurants with amplified outdoor sound 02 NPA-2025-0025.03 - Lantana Tract 34; District 839 of 49 • Movie theaters • Entertainment complexes / arcades • Motels and/or budget hotels 4. Industrial or Storage Uses These generate noise, truck traffic, and visual impacts. • Self-storage / mini-storage • Warehouses / distribution centers • Manufacturing or light-industrial uses • Contractor yards • Outdoor storage or equipment yards 5. Waste, Recycling, and Hazardous Uses These pose pollution, odor, and environmental risks—especially near a creek. • Recycling centers • Waste transfer stations • Junkyards / salvage yards • Hazardous materials sales, storage, or processing • Landfills 6. High-Nuisance Personal-Service Uses These increase traffic, parking demand, or safety concerns without benefitting the neighborhood. • Tattoo parlors • Pawn shops • Adult-entertainment businesses • Gun stores • Fireworks stands 02 NPA-2025-0025.03 - Lantana Tract 34; District 840 of 49 7. Social-Service and High-Density Residential Uses (Optional) If you have concerns about density, traffic, or proximity to single-family homes. • Shelter facilities • Transitional housing • High-density multifamily • Group homes or halfway houses Recommended Allowable Uses If the re-zoning to commercial use is approved and development is to occur, we will support and are more open to: • Professional office • Medical office • Low-impact wellness services (PT, therapy, optometry, etc.) • Small, daytime-only service retail (boutique, coffee shop without drive- through) • Specialty wellness/fitness studios (with hours limits) • A high-quality and lower-noise boutique hotel such as luxury or premium brand with limited rooms and no outdoor amplified sound, no rooftop bar, no event venue, or late-night operations, provided it meets strict noise, lighting, traffic, and environmental standards. See more details below. We understand that there is high likelihood for the last bulleted item in the above list, a hotel, to be built on Tract 34 in the Lantana neighborhood of Austin, Texas. As a community, and specifically as those within 500 feet of the project, we are willing to be open to this, with the following proposed permitted uses, prohibited or restricted uses, and development standards. Please note that these permitted uses, restricted uses, and development standards apply not only to a hotel, but to any kind of land development, business, or structure build that may happen on this land site near the Lantana neighborhood, today or in the future. 02 NPA-2025-0025.03 - Lantana Tract 34; District 841 of 49 Permitted Use (with conditions): • A high-quality and lower noise boutique hotel such as luxury or premium brand may be permitted, provided that it: o Does not include a bar, nightclub, event venue, or late-night entertainment component. o Does not operate amplified outdoor sound. o Emphasizes quiet enjoyment, design quality, and minimal visual and environmental intrusion. Development Standards • Height: Maximum of 60 feet to the top of the building structure, inclusive of any decorative architecture. • Impervious Cover: Maximum of 25% of net site area (NSA) per area watershed zone regulations and compliance with Save Our Springs ordinance. • Setbacks: Maintain enhanced setbacks and landscape buffers along all residential property lines. Minimum 150 feet to creek. • Lighting: o All outdoor lighting shall be Dark-Sky compliant and directed downward. o No LED lighting; no uplighting into trees or sky. o All exterior lighting shall be warm in color temperature (not to exceed 2700 Kelvin) o Parking and pathway lighting shall be motion-activated or timed to reduce after-hours glare. • Noise Control: o No amplified sound audible beyond property boundaries. o HVAC, generators, and service equipment shall include sound- attenuation screening. o Deliveries and trash pickup limited to 7 AM – 9 PM only. o No outdoor or rooftop bars or entertainment areas o No outdoor restaurants 02 NPA-2025-0025.03 - Lantana Tract 34; District 842 of 49 o No outdoor pools, unless enclosed in center of hotel and surrounded by noise barriers, and with limited hours between 7 AM and 9PM only. o Vegetation such as trees and/or noise barrier fencing should be considered o No balconies on residential side; balconies either not allowed or only allowed on William Cannon side. Balconies facing residential area risk noise across the canyon, as well as discomfort of residents having strangers able to look into their homes. • Aesthetics: o Architecture and materials shall be of high design quality, complementary to surrounding residential and natural character. o Facades visible from homes or public view shall incorporate natural stone, wood, or earth-toned finishes; no reflective glass or bright commercial signage. o Windows should be tested to ensure they do not reflect bright light or reflections onto nearby residences within 500 feet of the site. • Environmental Protection: o A minimum 150-foot vegetated buffer shall be maintained adjacent to the creek and existing tree canopy. o Construction activities shall minimize runoff, sedimentation, and impact to the natural stream. o All chemical use, landscaping, and maintenance operations shall prioritize non-toxic, biodegradable, and wildlife-safe materials and incorporate best practices for stormwater and air-quality management to protect adjacent residences, people, and natural systems.  Non-Toxic Landscaping: All landscaping and grounds maintenance shall use non-toxic, biodegradable, and pollinator-safe products only. Use of glyphosate (RoundUp), neonicotinoid pesticides, or synthetic chemical herbicides is prohibited.  Rodent & Pest Management: No anticoagulant rodenticides or toxic baits that could cause secondary poisoning of wildlife (hawks, foxes, owls) may be used. Integrated Pest Management (IPM) practices shall be implemented instead. 02 NPA-2025-0025.03 - Lantana Tract 34; District 843 of 49 Stormwater and Runoff Protection: Site design shall include bio-filtration or vegetated swales to capture and treat runoff before it enters the creek. All stormwater must meet City of Austin Watershed Protection Department water-quality standards.  Construction Pollution Controls: During construction, the developer must employ silt fencing, erosion control blankets, and dust-suppression measures to prevent sediment and debris from entering waterways or nearby properties. Fuel storage and chemical mixing areas must be located at least 200 feet from the creek.  Air Quality and Emissions: No idling of commercial delivery vehicles or buses on-site beyond 3 minutes. HVAC systems and generators must meet EPA Tier-4 emission standards or better and include sound-attenuation screening.  Hazardous Materials and Storage: Any cleaning, maintenance, or pool chemicals must be stored in secondary containment and handled under a Hazardous Materials Management Plan to prevent leaks, spills, or fumes affecting nearby residences. o Conduct wildlife and habitat assessment prior to construction, specifically considering returning hawk populations and native species.  Tree & Nest Preservation: A qualified wildlife biologist shall conduct a pre-construction nesting survey. Any trees containing active raptor nests (e.g., Red-tailed or Red-shouldered hawks) must be preserved with a minimum 300-foot no-disturbance buffer during nesting season (February 1 – July 31).  Construction Timing: No land clearing, grading, or major construction shall occur within the 300-foot buffer during nesting season.  Creek & Habitat Buffer: Maintain a continuous native vegetative corridor along the creek and green space, using regionally native plants that support prey and pollinators.  Bird-Safe Building Design: All glazing within 40 feet of grade or facing the creek shall use bird-safe glass treatments (fritted, patterned, or etched) to reduce collisions; reflective and mirrored finishes are prohibited. 02 NPA-2025-0025.03 - Lantana Tract 34; District 844 of 49 Lighting Standards: All exterior lighting shall be fully shielded, downward-directed, and ≤ 2700 Kelvin in color temperature. Motion sensors or timers shall turn off non-essential lighting between 11 PM and 6 AM, with no uplighting of trees or façade washing.  Noise & Chemical Controls: Outdoor amplified sound is prohibited. Mechanical equipment noise shall not exceed 60 dBA daytime / 50 dBA nighttime at the property line. Use of pesticides or rodenticides harmful to avian prey species is prohibited.  Wildlife Management Plan: A Wildlife and Habitat Management Plan prepared by a qualified wildlife biologist must be submitted and approved prior to site plan approval, and verified post-construction for compliance with lighting, glazing, and vegetation requirements. • Traffic and Access: o Submit a Traffic Impact Analysis and implement mitigation measures before site plan approval. o Primary access should be from arterial/collector streets only; no access to neighborhood side streets. o Primary entrance and exit should be accessed on William Cannon, not Rialto. o Prohibit ingress into property (left turn from Rialto into hotel)” given the implications on traffic and safety concerns due to limited space from the major intersection of William Cannon and Rialto and Lantana neighborhood entrance/ three-way stop. o Restrict access to hotel from Rialto to egress and a Right-Turn Only o Parking lots should be on the William Cannon side, not facing residential homes. o Include pedestrian safety improvements and crosswalks along primary frontages. • Safety and Security: o No hourly rentals or extended-stay uses. o On-site security lighting limited to low-intensity, shielded fixtures. o Require on-site management presence at all times. • Community Integration: o Include landscape features and walking paths accessible to the public, where feasible. 02 NPA-2025-0025.03 - Lantana Tract 34; District 845 of 49o Commit to maintenance of perimeter vegetation, fencing, and litter control. o Encourage locally sourced materials and sustainable design (LEED or equivalent). Summary Statement This Restrictive Covenant seeks to ensure that any redevelopment on this site enhances—not harms—the surrounding neighborhood. Residents welcome thoughtful growth but request clear boundaries to preserve the area’s safety, natural beauty, and livability for families, pets, and wildlife. Thank you for your consideration and for your service to our community. -The neighbors of Lantana Karen & Chris Lawless 5605 Terravista Dr Steven Lee & Whitney Cupp-Lee 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 Deborah & Guyle Cavin 5604 Terravista Dr Emily & Jason Garrett 02 NPA-2025-0025.03 - Lantana Tract 34; District 846 of 49 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 Proposed Rezoning Opposition [Tract 34 – Lantana Neighborhood Corner of William Cannon & Rialto - NPA-2025- 0025.03 C14-2025-0087] 02 NPA-2025-0025.03 - Lantana Tract 34; District 847 of 49 Why Removing Transitional Zoning Conflicts with Austin’s Neighborhood Compatibility Standards Austin’s land development framework relies heavily on transitional, or buffer zoning, to prevent abrupt changes between land uses that would create conflicts or diminish livability. Office zoning in this location is functioning exactly as intended — it provides a low- intensity, daytime-driven use that steps down from the busier roadway toward single-family homes. It limits trip generation, noise, late-night activity, and lighting spillover in a way that protects adjacent residential areas. Commercial zoning removes that buffering function and replaces it with a district that allows: • high trip-generating uses • later operating hours • on-site alcohol service • • • larger structures amplified lighting and signage event-oriented or transient-oriented businesses This creates a direct adjacency of incompatible intensities, which Austin’s long-standing compatibility standards are meant to prevent. From a planning perspective, this is a leap, not a step — a direct escalation from low- impact, professional daytime use to open-ended commercial entitlement less than 500 feet from homes and a creek corridor. Austin’s compatibility model — reaffirmed repeatedly through Imagine Austin, Small Area Plans, and corridor studies — rests on three core principles: 1. Transitions in height and intensity matter. Office zoning operates at a height, traffic, and noise profile similar to civic or institutional uses — compatible with nearby homes. Commercial zoning authorizes much more intense activity that violates gradual transition principles. 2. Buffers protect health, safety, and quality of life. Transitional zoning avoids late-night noise, loading docks, bars, drive-throughs, and event venues where houses are sleeping, children are playing, or wildlife is nesting. Health of residents is also impacted, with studies showing air quality impacts from nearby construction and high-traffic commercial uses have negative effects on breathing, lung health, asthma, elderly, and children. 3. Where you place intensity determines whether it succeeds or fails. Compatibility-driven land use ensures high-intensity uses thrive where 02 NPA-2025-0025.03 - Lantana Tract 34; District 848 of 49appropriate, and neighborhoods remain stable where intended. Eliminating the buffer destabilizes both. Therefore, removing Office zoning here is not just a change — it contradicts the City’s own planning structure by eliminating the intended “step-down” layer between commercial activity and residential/environmentally sensitive land. At minimum, if Council moves forward, a Conditional Overlay and/or Restrictive Covenant must re-constitute compatibility protections, including but not limited to the below. Neighbors have a proposed Restrictive Covenant with greater detail on specifics (also submitted for record). • strict use limitations • height controls (60 feet or less including architectural elements) • dark-sky lighting standards • wildlife and watershed protections • • • • traffic and delivery hour mitigations environmental studies for the Lantana dam and watershed protections restrictions on created pollution and air quality impacts forbid on any toxic materials used on the property, including for landscaping, lawns or rodent protection (no roundup or materials like it that may be dangerous to health) This preserves the fundamental planning principle Austin relies on: growth is welcomed where it fits, but not where it overwhelms the context it enters. Thank you, -Whitney Cupp-Lee, neighborhood resident within 500 feet of this site 02 NPA-2025-0025.03 - Lantana Tract 34; District 849 of 49