09 C14-2025-0106 - 108 W Gibson; District 9 - Revised Staff Report

Planning Commission – Jan. 13, 2026

09 C14-2025-0106 - 108 W Gibson; District 9 - Revised Staff Report — original pdf

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ZONING CHANGE REVIEW SHEET CASE: C14-2025-0106 - 108 W. Gibson DISTRICT: 9 ADDRESS: 108 West Gibson Street and 107 West James Street SITE AREA: 1.54 acres (67, 082 sq. ft.) ZONING FROM: CS-MU-V-CO-ETOD-DBETOD-NP ZONING TO: CS-MU-V-CO-ETOD-DBETOD-NP to modify a condition of zoning *(as amended) PROPERTY OWNER: 3423 Gibson LLC AGENT: Drenner Group, PC (Leah Bojo) CASE MANAGER: Cynthia Hadri 512-974-7620, Cynthia.hadri@austintexas.gov STAFF RECOMMENDATION: The staff recommendation is to grant general commercial services - mixed use - vertical mixed use building - conditional overlay - equitable transit-oriented development - density bonus equitable transit-oriented development - neighborhood plan (CS-MU-V- CO-ETOD-DBETOD-NP) combined district zoning, to modify a condition of zoning, specifically to remove Part 3. A, B and D and modify Part 3. C of the Conditional Overlay established in Ordinance No. 20010825-103. Please refer to Exhibit D (Redlined Ordinance No. 20110825-103). PLANNING COMMISSION ACTION / RECOMMENDATION: January 13, 2026: CITY COUNCIL ACTION: ORDINANCE NUMBER: ISSUES: *On January 5, 2026, the applicant amended their application to match staff recommendation. The original request had Outdoor Entertainment as a conditional use, staff recommendation was to add Outdoor Sports and Recreations as conditional as well. 09 C14-2025-0106 - 108 W Gibson; District 91 of 21C14-2025-0106 2 On March 9, 2023, City Council approved Resolution No. 20230309-016 accepting the Equitable Transit-Oriented Development Policy Plan and directing the City Manager regarding next steps for implementation of items intended to benefit the Project Connect Phase 1 Austin Light Rail project. This included development of code amendments to support transit in May of 2024 (Ordinance No. 20240516-005), including creation of the ETOD combining district (restrictions on non-transit supportive uses) and the DBETOD combining district (allowing residential use, and relaxing some development standards including increased height in exchange for income-restricted housing). Properties within one half-mile of the Phase 1 Austin Light Rail alignment and Priority Extensions were included within this overlay, and certain properties were rezoned through a City-initiated process to include the ETOD and DBETOD combining districts. Further, properties rezoned with DBETOD combining district were categorized into Subdistrict 1 (maximum allowable height of 120 feet) or Subdistrict 2 (maximum allowable height of 90 feet), generally based on property distance of ¼-mile or ½-mile from the Phase 1 alignment, respectively. However, that rezoning process did not modify any base district zoning or any combining district zoning, which is the subject of this request. CASE MANAGER COMMENTS: The property in question is approximately 1.54 acres, is developed with one main building and a smaller building used as office spaces. The property has access to West St. James Street (level 1) and West Gibson Street (level 1), it is currently zoned general commercial services – mixed use – vertical mixed use building – conditional overlay – equitable transit oriented development – density bonus equitable transit oriented development – neighborhood plan (CS-MU-V-CO-ETOD-DBETOD-NP) combined zoning district. This site is in the Bouldin Creek Neighborhood Planning Area and the area is characterized as mixed use with residential, offices, personal services, restaurants and commercial uses (SF-3-NP; CS-1-CO- ETOD-DBETOD-NP; CS-1-V-CO-ETOD-DBETOD-NP; CS-V-CO-ETOD-DBETOD-NP; CS-MU-CO-ETOD-DBETOD; CS-V-CO-ETOD-DBETOD, CS-H-CO-ETOD-DBETOD). The Texas School for the Deaf is to the west and is unzoned (UNZ). Please refer to Exhibits A (Zoning Map) and B (Aerial View). The applicant is requesting general commercial services - mixed use - vertical mixed use building - conditional overlay - equitable transit-oriented development - density bonus equitable transit-oriented development - neighborhood plan (CS-MU-V-CO-ETOD- DBETOD-NP) combining district zoning, to modify a condition of zoning, specifically to remove Part 3. A, B and D and modify Part 3. C of the Conditional Overlay established in Ordinance No. 20110825-103. The staff is recommending the amended request for a change in conditions to the conditional overlay as listed in the backup. Please refer to Exhibits C (Applicant’s Summary Letter) and D (Redlined Ordinance No. 20110825-103). The applicant is requesting general commercial services - mixed use - vertical mixed use building - conditional overlay - equitable transit-oriented development - density bonus equitable transit-oriented development - neighborhood plan (CS-MU-V-CO-ETOD- DBETOD-NP) combining district zoning and to remain in Subdistrict 1, which would allow a 09 C14-2025-0106 - 108 W Gibson; District 92 of 21 C14-2025-0106 3 development to include multi-family units requiring an affordable component in targeted areas to support future transit. A building constructed under ETOD and DBETOD standards allows for a mix of residential uses and transit-supportive commercial uses, and the result is typically retail, restaurants and offices on the ground floor, and residential units on upper levels. Those uses deemed non-transit-supportive have been prohibited or made as conditional within the ETOD combining district. A development utilizing the “density bonus ETOD” incentives is permitted with a base CS district, and must include an affordability component for residential use in order to obtain incentives, including height maximum of up to 90 feet in the CS district (60 feet base district plus up to 30 feet height incentive) and relaxation of development and compatibility standards, such as floor to area ratio (FAR), setbacks and building coverage. There are several methods of satisfying DBETOD development affordability requirements, based on whether the proposed units will be offered as rental or for ownership. For rental units, the options are based on a tiered system tied to achievable maximum height or modified development standards. i. To achieve 60 feet in height or to utilize a development standard under DBETOD that is not height-related, a development must provide:  a minimum of 10% of the residential units as affordable for lease and occupancy by households earning 60% or less than the Austin-Round Rock Metropolitan Statistical Area MFI; ii. To achieve 90 feet in height, a development must provide:  a minimum of 12% of the residential units as affordable for lease and occupancy by households earning 60% or less than the Austin-Round Rock Metropolitan Statistical Area MFI; or  a minimum of 10% of the residential units as affordable for lease and occupancy by households earning 50% or less MFI. iii. To achieve120 feet in height, a development must provide:  a minimum of 15% of the residential units as affordable for lease and occupancy by households earning 60% or less than the Austin-Round Rock Metropolitan Statistical Area MFI; or  a minimum of 12% of the residential units as affordable for lease and occupancy by households earning 50% or less MFI. There are two options of satisfying DBETOD development affordability requirements which include ownership units: 1) a minimum of 12% of the units as affordable for ownership and occupancy by households earning 80% or less than the Austin-Round Rock Metropolitan Statistical Area MFI; or 2) an in-lieu-fee payment to the Housing Trust Fund, equivalent to 125% of the required percentage of the total residential units, including the mix of bedrooms required, at the rate set in the fee schedule at the time of site plan submittal. 09 C14-2025-0106 - 108 W Gibson; District 93 of 21 C14-2025-0106 4 BASIS OF RECOMMENDATION: 1. The proposed zoning should be consistent with the purpose statement of the district sought. The general commercial services district is intended predominately for commercial and industrial activities of a service nature having operating characteristics or traffic service requirements generally incompatible with residential environments. The mixed use combining district is intended for combination with selected base districts, in order to permit any combination of office, retail, commercial, and residential uses within a single development. The vertical mixed use building (V) combining district may be applied in combination with any commercial base zoning district and allows for a combination of office, retail, commercial and residential uses within a vertical mixed use building. The conditional overlay combining district may be applied in combination with any base district. The district is intended to provide flexible and adaptable use or site development regulations by requiring standards tailored to individual properties. The equitable transit-oriented development combining district promotes transit- supportive uses, increases bicycle, pedestrian, transit connectivity, and housing options, near public transit, and prohibits certain commercial, industrial, and agricultural uses. The density bonus equitable transit-oriented development combining district allows for residential uses, modifies compatibility standards and site development regulations, and grants additional building height in exchange for income-restricted housing. The neighborhood plan district denotes a tract located within the boundaries of an adopted Neighborhood Plan. 2. Zoning should allow for reasonable use of the property. The applicant is requesting a change in conditions for the property which would align with the City’s goals when establishing the equitable transit-oriented development (ETOD) Overlay. There are several prohibited uses remaining on the property from the existing conditional overlay. 3. Zoning should promote clearly-identified community goals, such as creating employment opportunities or providing for affordable housing. This rezoning authorizes a property to participate in a voluntary density bonus or incentive program that provides modifications to development regulations or other regulatory-related benefits in exchange for community benefits. In exchange for 09 C14-2025-0106 - 108 W Gibson; District 94 of 21 C14-2025-0106 5 increased development potential, the development is required comply with affordable housing requirements as per the DBETOD combining district regulations. This request continues to align with City objectives to increase density and affordability in exchange for relaxed development standards. 4. The rezoning should be consistent with the policies and principles adopted by the City Council. City Council has provided policy and direction for having more residential density and increased affordability and equitable transit-oriented development, as well as incentivizing vertical mixed use buildings throughout the City. 5. The proposed zoning should satisfy a real public need and not provide special privilege to the owner. Part of the ETOD policy implementation included mitigation measures to help reduce displacement pressures during redevelopment. The implementation measures require development utilizing the DBETOD program to comply with residential redevelopment requirements to preserve existing affordable and/or attainable housing opportunities for low- and middle-income households. Further, implementation measures require new development utilizing the DBETOD program to provide the right to return to certain qualifying businesses (certain non-residential uses) in the new development with right to return to affordable, comparably sized spaces. The ETOD policies seek to balance the need for increased density and activity surrounding transit with displacement pressures associated with said redevelopment. EXISTING ZONING AND LAND USES: Site North South East West ZONING CS-MU-V-CO-ETOD-DBETOD-NP SF-3-NP; CS-V-CO-ETOD-DBETOD SF-3-NP CS-V-CO-ETOD-DBETOD CS-H-CO-ETOD-DBETOD CS-MU-CO-ETOD-DBETOD CS-1-CO-ETOD-DBETOD-NP CS-1-V-CO-ETOD-DBETOD-NP CS-V-CO-ETOD-DBETOD-NP SF-3-NP; UNZ LAND USES Single Family; Restaurants; Hotel; Commercial uses Single Family; Restaurants; Hotel; Commercial uses Restaurants; Hotel; Commercial uses Single Family; Texas School for the Deaf NEIGHBORHOOD PLANNING AREA: Bouldin Creek WATERSHED: East Bouldin Creek (Urban) CAPITOL VIEW CORRIDOR: No SCENIC ROADWAY: No 09 C14-2025-0106 - 108 W Gibson; District 95 of 21 C14-2025-0106 6 SCHOOLS: Austin Independent School District Travis Heights Elementary School Lively Middle School Travis High School COMMUNITY REGISTRY LIST: Austin Heritage Tree Foundation Bike Austin Cantarra Homeowners Association, Inc. Friends of Austin Neighborhoods Harris Branch Residential Property Owners Association AREA CASE HISTORIES: NUMBER C14-2014-0117– Terrace Hotel REQUEST CS-NCCD-NP to CS-NCCD-NP and CS-1-NCCD-NP for a change in conditions C14-2024-0137 – 1207 S 1st Street CS-MU-V-CO-ETOD- DBETOD-NP to CS- MU-V-CO-ETOD- DBETOD-NP for the ground floor commercial modification. (*as amended) Homeless Neighborhood Association North Gate Neighborhood Association North Growth Corridor Alliance Pflugerville Independent School District SELTEXAS Sierra Club, Austin Regional Group CITY COUNCIL Approved Planning Commission Recommendation (12/11/2014) Approved Planning Commission Recommendation (3/27/2025) COMMISSION To Grant Staff Recommendation CS- NCCD-NP and CS-1-NCCD-NP subject to the following conditions: 1) Vehicle trips per day shall not exceed 2,000; 2) Outdoor amplified sound shall be prohibited; 3) Liquor sales use shall be prohibited; 4) The number of hotel and condominium residential units shall not exceed a maximum of 102 units; and 5) Condominium residential use shall not exceed 15 units of the units constructed. (10/28/2014) To Grant CS-MU-V-CO- ETOD-DBETOD-NP for the ground floor commercial modification and remove the conditional overlay will be modified to remove a portion of a building or structure that exceeds 35 feet in height must fit within an envelope delineated by a 60-degree angle measured from the top of the structure to a property 09 C14-2025-0106 - 108 W Gibson; District 96 of 21 C14-2025-0106 7 C14-2025-0044 – 1700 South Congress CS-V-CO-ETOD- DBETOD-NP to CS-1- V-CO-ETOD- DBETOD-NP Approved Planning Commission Recommendation (07/24/2025) line that adjoins a public street. (2/11/2025) To Grant CS-1-V-CO- ETOD-DBETOD-NP; The Conditional Overlay subjects the property to the following conditions: 1. Parking is prohibited in a required front yard; and 2. The following use is a conditional use: • A general retail sales (general) use that exceeds 20,000 square feet in gross floor area. (5/13/2025) RELATED CASES: C14-2011-0060: West Gibson Commercial - The applicant is proposing to rezone property from CS-MU-V-CO-NP to CS-MU-V-CO-NP. The Planning Commission approved the staff recommendation of CS-MU-V-CO-NP (7/12/2011). The City Council approved the staff recommendation of CS-MU-V-CO-NP (8/25/2011). C14-2007-0220: Bouldin Vertical Mixed Use (VMU) Zoning - VMU zoning to selected tracts. ADDITIONAL STAFF COMMENTS: Comprehensive Planning: Project Name and Proposed Use: 108 W GIBSON STREET. C14-2025-0106. Project: 108 W Gibson. 1.54 acres from CS-MU-V-CO-ETOD-DBETOD-NP to CS-MU-V-CO-ETOD- DBETOD-NP. Boulding Creek Neighborhood Plan. Existing: office (medium) and office (small). Proposed: office (medium), restaurant, and office (small). Note that the applicant proposes to amend the relevant zoning ordinance, including the removal of conditions related to building coverage, height and FAR limits. Imagine Austin Decision Guidelines Yes Complete Community Measures * Y 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. Names of Activity Centers/Activity Corridors/Job Centers *: Y Y  0.04 miles from the South Congress Activity Corridor Mobility and Public Transit *: Located within 0.25 miles of public transit stop and/or light rail station.  0.07 miles to bus stop along S Congress Ave Mobility and Bike/Ped Access *: Adjoins a public sidewalk, shared path, and/or bike lane.  Sidewalk present along W Gibson St 09 C14-2025-0106 - 108 W Gibson; District 97 of 21 C14-2025-0106 8 Y Y Y Y 7 Connectivity, Good and Services, Employment *: Provides or is located within 0.50 miles to goods and services, and/or employment center.  Goods and Services and Employment opportunities present along S Congress Ave Connectivity and Food Access *: Provides or is located within 0.50 miles of a grocery store/farmers market.  0.4 miles to Tiny Grocer grocery store Connectivity and Education *: Located within 0.50 miles from a public school or university.  Within 0.5 miles of the Texas School for the Deaf Connectivity and Healthy Living *: Provides or is located within 0.50 miles from a recreation area, park or walking trail. 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.) 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. Housing Affordability *: Provides a minimum of 10% of units for workforce housing (80% MFI or less) and/or fee in lieu for affordable housing. Mixed use *: Provides a mix of residential and non-industrial uses. Culture and Creative Economy *: Provides or is located within 0.50 miles of a cultural resource (ex: library, theater, museum, cultural center). 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 a particular area or that promotes a new technology, and/or promotes educational opportunities and workforce development training. Industrial Land: Preserves or enhances industrial land. Not located over Edwards Aquifer Contributing Zone or Edwards Aquifer Recharge Zone Number of “Yes’s” Drainage: The developer is required to submit a pre- and post-development drainage analysis at the subdivision and site plan stage of the development process. The City’s Land Development Code and Drainage Criteria Manual require that the Applicant demonstrate through engineering analysis that the proposed development will have no identifiable adverse impact on surrounding properties. Environmental: The site is not located over the Edwards Aquifer Recharge Zone. The site is located in the East Bouldin Creek Watershed of the Colorado River Basin, which is classified as an Urban Watershed by Chapter 25-8 of the City's Land Development Code. It is in the Desired Development Zone. 09 C14-2025-0106 - 108 W Gibson; District 98 of 21 C14-2025-0106 9 Zoning district impervious cover limits apply in the Urban Watershed classification. According to floodplain maps there is no floodplain within or adjacent to the project location. Standard landscaping and tree protection will be required in accordance with LDC 25-2 and 25-8 for all development and/or redevelopment. 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. This site is required to provide on-site water quality controls (or payment in lieu of) for all development and/or redevelopment when 8,000 s.f. cumulative is exceeded, and on site control for the two-year storm. 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: There are no comments. PARD – Planning & Design Review: At the time of subdivision or site plan, per City Code § 25-1-601, Parkland dedication will be required for any new applicable uses proposed by this development if the proposed conditions are removed from the site with CS-MU-V-CO-ETOD-DBETOD-NP zoning. Whether the requirement shall be met with fees in-lieu or dedicated land will be determined using the criteria in City Code Title 25, Article 14, as amended. Should any fees in-lieu be required, 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. If the applicant wishes 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 of whether fees in-lieu of land will be allowed. Site Plan: Site plans will be required for any new development except for residential only project with up to 4 units. Any new development is subject to Subchapter E. Design Standards and Mixed Use. Additional comments will be made when the site plan is submitted. 09 C14-2025-0106 - 108 W Gibson; District 99 of 21 C14-2025-0106 10 Compatibility Standards The site is subject to compatibility standards due to the adjacency of SF-3 zoning to the west (i.e., the triggering property). Reference 25-2-1051, 25-2-1053 Any structure that is located: At least 50 feet but less than 75 feet from any part of a triggering property may not exceed 60 feet Less than 50 feet from any part of a triggering property may not exceed 40 feet Reference 25-2-1061 A 25-foot compatibility buffer is required along the property line shared with the triggering property. No vertical structures are permitted in the compatibility buffer. Reference 25-2-1062(B), 25-8-700 An on-site amenity, including a swimming pool, tennis court, ball court, or playground, may not be constructed 25 feet or less from the triggering property. Reference 25-2-1062 The applicant is responsible for requesting relocation and demolition permits once the site plan is approved. The City Historic Preservation Officer will review all proposed building demolitions and relocations prior to site plan approval. If a building meets city historic criteria, the Historic Landmark Commission may initiate a historic zoning case on the property. Austin Transportation Department – Engineering Review: Transportation assessment/traffic impact analysis and transportation demand management plan shall be required at the time of site plan if triggered per LDC 25-6 and TCM 10.2.1. Assessment of required transportation mitigation, including the potential dedication of right of way and easements and participation in roadway and other multi-modal improvements, will occur at the time of site plan application. TPW-TDS supports the proposed amendments to the zoning ordinance with regards to the removal of trip caps. The Austin Strategic Mobility Plan (ASMP) calls for 58 feet of right-of-way for W James ST. It is recommended that 29 feet of right-of-way from the existing centerline should be dedicated for W James ST according to the Transportation Plan with the first subdivision or site plan application. It appears that the right-of-way is sufficient but this should be confirmed with a survey with the first subdivision or site plan application. [LDC 25-6-51 and 25-6-55]. The Austin Strategic Mobility Plan (ASMP) calls for 58 feet of right-of-way for W Gibson ST. It is recommended that 29 feet of right-of-way from the existing centerline should be 09 C14-2025-0106 - 108 W Gibson; District 910 of 21 C14-2025-0106 11 dedicated for W Gibson ST according to the Transportation Plan with the first subdivision or site plan application. [LDC 25-6-51 and 25-6-55]. Existing Street Characteristics: Name ASMP Classification ASMP Required ROW Existing ROW Existing Pavement Sidewalks Bicycle Route Level 1 58’ 58’ 31’ No No Capital Metro (within ¼ mile) Yes Level 1 58’ 56’ 30’ Yes No Yes W James ST W Gibson ST Austin Water Utility: No comments on zoning change. FYI: The landowner intends to serve the site with City of Austin water and wastewater utilities. The landowner, at own expense, will be responsible for providing any water and wastewater utility improvements, offsite main extensions, utility relocations and or abandonments required by the land use. The water and wastewater utility plan must be reviewed and approved by Austin Water for compliance with City criteria and suitability for operation and maintenance. Based on current public infrastructure configurations Service Extension Requests (SER) will be required to provide service to this lot. For more information pertaining to the Service Extension Request process and submittal requirements contact the Austin Water SER team at ser@austintexas.gov. All new development within the proposed project will be subject to City Code Chapter 25-9 and any future amendments relating to reclaimed water connections, water benchmarking, and mandatory onsite water reuse. All water and wastewater construction must be inspected by the City of Austin. The landowner must pay the City inspection fee with the utility construction. The landowner must pay the tap and impact fee once the landowner makes an application for a City of Austin water and wastewater utility tap permit. 09 C14-2025-0106 - 108 W Gibson; District 911 of 21 C14-2025-0106 12 INDEX OF EXHIBITS AND ATTACHMENTS TO FOLLOW: A. Zoning Map B. Aerial Map C. Applicant’s Summary Letter D. Redlined Ordinance No. 20110825-103 Correspondence from Interested Parties 09 C14-2025-0106 - 108 W Gibson; District 912 of 21 Exhibit A 09 C14-2025-0106 - 108 W Gibson; District 913 of 21Exhibit B !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!=!=C14-2025-0106C14-02-0031NPA-2017-0013.01C14-05-0139C14-2007-0224C14-85-351C14-2007-0224C14-2020-0147C14-2016-0077C14-2007-0220C14-2007-0220C14-2007-0220NPA-2012-0013.02C14-2009-0032C14-02-0067C14-2007-0220NPA-2009-0022.01C14-2007-0220C14-06-0080C14-02-0067C14-2011-0060C14-2022-0081NPA-2019-0022.01C14-02-0067C14-02-0067NPA-2016-0013.01C14-2014-0117C14H-99-0005C14-05-0077C14-2007-0224C14-02-0067C14-2007-0220C14-2007-0220C14-02-0067C14-02-0067C14-02-0067C14-2007-0220C14-02-0067C14-02-0067C14-02-0067C14-2007-0220C14-02-0067NPA-2019-0022.01C14-2007-0220NPA-2019-0022.01C14-2007-0220C14-2021-0185C14-2007-0220C14-2022-0082C14-2007-0224C14-2007-0220C14-2007-0220C14-2007-0220NPA-2019-0013.01C14-2007-0220C14-2011-0159C14-2011-0032C14H-03-0013C14-2007-0220C14-02-0067C14-2016-0077C14-02-0067C14H-2023-0145C14-2007-0220NPA-2012-0013.02C14-02-0067C14-2007-0268C14-2016-0077C14H-00-0012NPA-2012-0013.02NPA-2014-0022.02C14-02-0067C14-2011-0037C14-02-0067C14-2008-0093C14H-2008-0018C14H-89-0002C14-2008-0250C14H-91-0030C14H-02-0015S1STSTEVASTNEWTONSTSCONGRESSAVEWANNIESTDRAKEAVEEMONROESTHILLSIDE AVEPARKLNWMONROESTNICKERSONSTWELIZABETHSTS2NDSTACADEMYDRNEWNINGAVETHECIRCLEMELISSALNEMILTONSTWMILTONSTS3RDSTBRACKENRIDGESTMUSICLNEELIZABETHSTROMASTWMARYSTRAVINEDRWJAMESSTNELLIESTCOPELANDSTEGIBSONSTWGIBSONSTEVADREANNIESTBONNIEVIEWLEGRANDEAVEUNNAMEDST248WELIZABETHSTWMILTONSTWGIBSONSTUNZCS-MU-V-NPP-NPSF-3-NPSF-3-NPSF-3-NPSF-3-NPSF-6-CO-NPSF-3-NPSF-3-NPSF-3-NPSF-3-NCCD-NPMF-4-NCCD-ETOD-DBETOD-NPSF-3-NPSF-3-NCCD-NPSF-3-NCCD-NPSF-3-NCCD-NPSF-3-NPSF-3-NPSF-3-NPSF-3-NPMF-2-ETOD-DBETOD-NPSF-3-NPSF-3-NPSF-3-NPSF-3-NPSF-3-NPSF-3-NPCS-1-V-NPSF-3-NPSF-3-NPSF-3-NPSF-3-NPSF-3-NPSF-3-NPSF-3-NPSF-3-NCCD-NPP-NPSF-3-NCCD-NPSF-3-NPCS-V-CO-NPSF-3-NCCD-NPSF-3-NPSF-3-NPSF-3-NPSF-3-NPSF-3-NPSF-3-NPCS-MU-V-NCCD-ETOD-DBETOD-NPSF-3-NPSF-3-NPMF-4-NCCD-ETOD-DBETOD-NPSF-3-NPSF-3-NCCD-NPSF-3-H-NCCD-NPSF-3-NCCD-NPCS-V-CO-NPSF-3-NCCD-NPSF-3-NCCD-NPSF-3-NCCD-NPCS-MU-V-ETOD-DBETOD-NPCS-V-CO-ETOD-DBETOD-NPSF-3-NCCD-NPSF-3-NCCD-NPCS-MU-V-CO-ETOD-DBETOD-NPCS-1-MU-NCCD-ETOD-DBETOD-NPCS-MU-V-CO-ETOD-DBETOD-NPSF-3-H-NCCD-NPCS-MU-V-CO-ETOD-DBETOD-NPCS-NCCD-ETOD-DBETOD-NPSF-3-NPMF-2-NCCD-ETOD-DBETOD-NPCS-MU-CO-ETOD-DBETOD-NPSF-3-H-NCCD-NPCS-MU-CO-ETOD-DBETOD-NPGR-H-NCCD-ETOD-DBETOD-NPCS-V-CO-ETOD-DBETOD-NPSF-4A-NPSF-3-NPCS-MU-V-ETOD-DBETOD-NPCS-CO-NPCS-V-CO-ETOD-DBETOD-NPSF-3-NCCD-NPMF-3-ETOD-DBETOD-NPCS-V-CO-ETOD-DBETOD-NPCS-MU-V-CO-ETOD-DBETOD-NPCS-MU-V-CO-ETOD-DBETOD-NPCS-CO-NCCD-ETOD-DBETOD-NPCS-MU-V-CO-ETOD-DBETOD-NPSF-3-H-NPMF-3-ETOD-DBETOD-NPGR-MU-CO-ETOD-DBETOD-NPCS-V-CO-ETOD-DBETOD-NPSF-3-NCCD-H-NPNO-ETOD-DBETOD-NPCS-MU-V-CO-ETOD-DBETOD-NPSF-3-H-NPGR-MU-V-CO-ETOD-DBETOD-NPCS-V-CO-ETOD-DBETOD-NPSF-3-H-NPMF-3-NCCD-ETOD-DBETOD-NPCS-V-NCCD-ETOD-DBETOD-NPCS-V-NPCS-V-NCCD-ETOD-DBETOD-NPSF-3-NCCD-NPCS-1-MU-V-CO-ETOD-DBETOD-NPCS-1-MU-CO-ETOD-DBETOD-NPGR-MU-V-CO-ETOD-DBETOD-NPCS-MU-V-CO-ETOD-DBETOD-NPMF-4-H-NCCD-ETOD-DBETOD-NPLO-MU-V-ETOD-DBETOD-NPCS-MU-NCCD-ETOD-DBETOD-NPCS-MU-V-ETOD-DBETOD-NPCS-1-V-CO-ETOD-DBETOD-NPCS-V-CO-ETOD-DBETOD-NPNO-MU-ETOD-DBETOD-NPCS-1-H-NCCD-ETOD-DBETOD-NPCS-1-MU-V-NCCD-ETOD-DBETOD-NPCS-V-NCCD-ETOD-DBETOD-NPMF-4-NCCD-ETOD-DBETOD-NPMF-4-NCCD-ETOD-DBETOD-NPMF-3-NCCD-ETOD-DBETOD-NPSF-3-H-NCCD-NPCS-1-V-CO-ETOD-DBETOD-NPCS-1-MU-V-NCCD-ETOD-DBETOD-NPCS-MU-V-ETOD-DBETOD-NPCS-NCCD-ETOD-DBETOD-NPMF-2-NCCD-ETOD-DBETOD-NPCS-H-CO-ETOD-DBETOD-NPMF-3-NCCD-ETOD-DBETOD-NPCS-1-V-NCCD-ETOD-DBETOD-NPCS-1-CO-ETOD-DBETOD-NPSF-3-NPCS-1-V-CO-ETOD-DBETOD-NPSF-3-H-NCCD-NPCS-V-NCCD-ETOD-DBETOD-NPCS-1-V-CO-ETOD-DBETOD-NPGR-MU-V-CO-ETOD-DBETOD-NPP-NPCS-1-NCCD-ETOD-DBETOD-NPCS-1-MU-V-NCCD-ETOD-DBETOD-NP108 W Gibson±This product has been produced by Austin Planning for the sole purpose of geographic reference. No warranty is madeby the City of Austin regarding specific accuracy or completeness.ZONING CASE#:LOCATION:SUBJECT AREA:MANAGER:C14-2025-0106108 W Gibson St;107 W James St1.54 AcresCynthia HadriCreated: 11/5/2025SUBJECT TRACTZONING BOUNDARY!!!!!PENDING CASECREEK BUFFER1 inch equals 400 '09 C14-2025-0106 - 108 W Gibson; District 914 of 21January 7, 2026 Ms. Lauren Middleton-Pratt, Planning Director City of Austin Planning Department Permitting and Development Center (PDC) 6310 Wilhelmina Delco Drive Austin, TX 78752 Via Electronic Delivery Re: 108 W Gibson Street – Updated Zoning application for the property located at 108 W Gibson Street and 107 W James Street, comprised of Lots 28-32, Nora Eck Resubdivision, west portion of Block 13 and Block 2A, Swisher Addition, an addition in the City of Austin, plus the vacated alley out of the Newning Resubdivision of Block 13, and 2A, as shown on a plat of record in Volume 3, Page 228, Travis County Plat Records (the "Property") Dear Ms. Middleton-Pratt: As representatives of the owners of the Property, we respectfully submit the enclosed rezoning application package. The project is titled 108 W Gibson Street and is 1.54-acres of land, located on the north side of W. Gibson Street between Newton Street and S. Congress Avenue. The Property is in the Full Purpose Jurisdiction of the City of Austin. The Property is currently zoned CS-MU-V-CO-ETOD-DBETOD-NP (General Commercial Services – Mixed Use – Vertical Mixed Use Building – Conditional Overlay – Equitable Transit Oriented Development – Density Bonus Equitable Transit Oriented Development – Neighborhood Plan). We are proposing to rezone to amend the Conditional Overlay. Per Zoning Ordinance 20110825-103, the following conditions apply to the Property which we propose to remove or amend: 1. A site plan or building permit for the Property may not be approved, released, or issued, if the completed development or uses of the Property, considered cumulatively with all existing or previously authorized development and uses, generate traffic that exceeds 1,400 trips per day (remove). 2. A Commercial use may not exceed 20,000 square feet of gross building coverage. An underground parking structure is not included in the calculation of building coverage. (remove): 3. The following uses are prohibited uses of the Property (remove): a. Multifamily Residential b. Business or trade school c. Business support services d. Commercial off-street parking e. Congregate Living f. Consumer convenience services g. h. i. Medical offices (exceeding 5,000 square feet of gross floor area) j. Medical offices (not exceeding 5,000 square feet of gross floor area) Indoor entertainment Indoor sports and recreation 2705 Bee Caves Road Suite 100 | Austin, Texas 78746 | 512-807-2900 | www.drennergroup.com 09 C14-2025-0106 - 108 W Gibson; District 915 of 21 Page 2 k. Outdoor entertainment (Amend to make Conditional, see next section) l. Outdoor sports and recreation (Amend to make Conditional, see next section) m. Plant nursery n. Restaurant (general) o. Restaurant (limited) p. Club or lodge q. Community events r. Community recreation (public) s. Community recreation (private) t. Cultural services u. Day care services (commercial) v. Day care services (general) w. Day care services (limited) 4. The following uses are conditional uses of the Property (add): a. Outdoor entertainment b. Outdoor sports and recreation 5. Development of the Property shall comply with the following conditions (remove): a. The maximum building coverage is 60 percent. b. The maximum impervious cover is 75 percent. c. The maximum height is 50 feet from ground level. d. The maximum floor-to-area ratio is 1.25 to 1.0. The Property is located in the Bouldin Creek Neighborhood Planning Area and there are no proposed changes to the Future Land Use Map. A Traffic Impact Analysis (TIA) is not required per the attached TIA determination waiver dated 9/26/2025 by Kaylie Coleman from Transportation Department Services. Please let me know if you or your team members require additional information or have any questions. Thank you for your time and attention to this project. Sincerely, Leah M. Bojo cc: Joi Harden, Planning Department (via electronic delivery) 2705 Bee Caves Road Suite 100 | Austin, Texas 78746 | 512-807-2900 | www.drennergroup.com 09 C14-2025-0106 - 108 W Gibson; District 916 of 21 ORDINANCE NO. 20110825-103 AN ORDINANCE REZONING AND CHANGING THE ZONING MAP FOR THE PROPERTY LOCATED AT 108 WEST GIBSON STREET IN THE BOULDIN CREEK NEIGHBORHOOD PLAN AREA FROM GENERAL COMMERCIAL SERVICES-MIXED USE-VERTICAL MIXED USE BUILDING-CONDITIONAL OVERLAY-NEIGHBORHOOD COMBINING DISTRICT TO GENERAL COMMERCIAL SERVICES-MIXED USE-VERTICAL MIXED USE BUILDING-CONDITIONAL OVERLAY-NEIGHBORHOOD PLAN (CS-MU-V-CO-NP) COMBINING DISTRICT. (CS-MU-V-CO-NP) PLAN BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF AUSTIN: PART 1. The zoning map established by Section 25-2-191 of the City Code is amended to change the base district from general commercial services-mixed use-vertical mixed use building-conditional overlay-neighborhood plan (CS-MU-V-CO-NP) combining district to general commercial services-mixed use-vertical mixed use building-conditional overlay- neighborhood plan (CS-MU-V-CO-NP) combining district on the property described in Zoning Case No. C14-2011-0060, on file at the Planning and Development Review Department, as follows: Lots 28-32, Nora Eck Resubdivision, west portion of Block 13 and Block 2A, Swisher Addition, an addition in the City of Austin, plus the vacated alley out of the Newning Resubdivision of Block 13, and 2A, as shown on a plat of record in Volume 3, Page 228, Travis County Plat Records (the "Property"), locally known as 108 West Gibson Street, in the City of Austin, Travis County, Texas, and generally identified in the map attached as Exhibit "A". PART 2. Except as specifically provided in Part 3 and Part 4, the Property may be for the general developed and used commercial services (CS) base district, the mixed use combining district, and other applicable requirements of the City Code. in accordance with the regulations established PART 3. The Property within the boundaries of the conditional overlay combining district established by this ordinance is subject to the following conditions: A. A site plan or building permit for the Property may not be approved, released, or issued, if the completed development or uses of the Property, considered Exhibit D Page 1 of 3 09 C14-2025-0106 - 108 W Gibson; District 917 of 21cumulatively with all existing or previously authorized development and uses, generate traffic that exceeds 1,400 trips per day. B. A commercial use may not exceed 20,000 square feet of gross building coverage. An underground parking structure is not included in the calculation of building coverage. C. The following uses are prohibited uses of the Property: Bed and breakfast residential (Group 1) Duplex residential Multifamily residential Automotive rentals Automotive repair services Automotive washing (of any type) Building maintenance services Business support services Commercial blood plasma center Communication services Consumer convenience services Convenience storage Electronic prototype assembly Exterminating services Funeral services Indoor sports and recreation Laundry services Medical offices (not exceeding 5000 sq.ft. of gross floor area) Outdoor entertainment Pawn shop services Printing and publishing Restaurant (general) Service station Vehicle storage Custom manufacturing Club or lodge Communication services facilities Community recreation (public) Congregate living Day care services (commercial) Page 2 of 3 Bed and breakfast residential (Group 2) Mobile home residential Agricultural sales and services Telecommunication services Automotive sales Bail bond services Business or trade school Campground Commercial off-street parking Construction sales and services Consumer repair services Drop-off recycling collection facilities Equipment sales Safety services Indoor entertainment Kennels Medical offices (exceeding 5000 sq.ft. of gross floor area) Monument retail sales Outdoor sports and recreation Plant nursery Research services Restaurant (limited) Theater Veterinary services Limited warehousing & distribution College and university facilities Community events Community recreation (private) Cultural services Day care services (general) 09 C14-2025-0106 - 108 W Gibson; District 918 of 21Guidance services Day care services (limited) Hospital services (limited) Hospital services (general) Maintenance and service facilities Private primary educational facilities Private secondary educational facilities Public primary educational facilities Public secondary education facilities D. Development of the Property shall comply with the following regulations. a. The maximum building coverage is 60 percent. b. The maximum impervious cover is 75 percent. c. The maximum height is 50 feet from ground level. d. The maximum floor-to-area ratio is 1.25 to 1.0. E. On-site surface parking the existing improvements as shown on Exhibit "B", and up to 9,000 square feet of addition to the existing improvements. is prohibited except as parking for PART 4. The Property is subject to Ordinance No. 020523-33 that established the Bouldin Creek neighborhood plan combining district. PART 5. This ordinance takes effect on September 5, 2011. PASSED AND APPROVED August 25 ,2011 Mayor APPROVE ^ATTEST: Karen City Attorney Shirley A. Gentry City Clerk Page 3 of 3 09 C14-2025-0106 - 108 W Gibson; District 919 of 21SF-3-NP •p. J ^^ f ^^ «MH /, ^^^ "F-2-NP / ~^V;O/ z*V* >''" < / A^^*^\/ '\/ /S'^S?^^> /jft^StfXtfJ / SUBJECT TRACT PENDING CASE ZONINGCASE#: LOCATION: SUBJECT AREA: GRID: MANAGER: C14-2011-0060 108 W GIBSON STREET 1.54 ACRES H21, J21 STEPHEN RYE 1"=400' This map has been produced by the Communications Technology Management Dept. on behalf of the Planning Development Review Dept. for the sole purpose of geographic reference. No warranty is made by the Citv of Austin reoardino soecific accuracy or comoleteness, 09 C14-2025-0106 - 108 W Gibson; District 920 of 21January 6, 2026 From: 04 Lofts Condo Association (1401 Eva St) To: Cynthia Hadri, Austin Planning CC: Richardo Silini and Kathy Brocato – 04 Lofts Board Dear Cynthia The 04 Lofts Condo requests that case C14-2025-0106 be postponed from January 13, 2026, Regular Planning Commission meeting to February 10, 2026, Planning Commission Meeting. Due to the Christmas and New Year holiday and short meeting notice (mailed on January 2nd) we would like to be requested a postponement. In addition, we would like to meet with our City Council Representative and have detailed discussions with the applicant prior to calling a Condo Association Meeting to discuss our position with our 28 residents. Thank you for your consideration. 04 Lofts Condo Association President, Mike Wichterich 09 C14-2025-0106 - 108 W Gibson; District 921 of 21