05 C14-2025-0099 - Middle Fiskville Automotive Sales; District 4 - Staff Report

Planning Commission – March 10, 2026

05 C14-2025-0099 - Middle Fiskville Automotive Sales; District 4 - Staff Report — original pdf

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ZONING CHANGE REVIEW SHEET CASE: C14-2025-0099 – Middle Fiskville Automotive Sales DISTRICT: 4 ADDRESS: 10602, 10604, 10606 and 10608 Middle Fiskville Road ZONING FROM: SF-3-NP, LR-NP TO: CS-NP SITE AREA: 1.1528 acres PROPERTY OWNER: Penize, LLC (Kanton Labaj) AGENT: Husch Blackwell, LP (Nikelle Meade) CASE MANAGER: Sherri Sirwaitis (512-974-3057, sherri.sirwaitis@austintexas.gov) STAFF RECOMMENDATION: Staff recommends CS-CO-NP, General Commercial-Conditional Overlay- Neighborhood Plan Combining District, zoning. The conditional overlay will prohibit the following uses on the property: Adult Oriented Businesses, Agricultural Sales and Services, Alternative Financial Services, Bail Bond Services, Building Maintenance Services, Campground, Construction Sales and Services, Drop-off Recycling Collection Facility, Equipment Repair Services, Exterminating Services, Funeral Services, Kennels, Limited Warehousing and Distribution, Maintenance and Service Facilities, Monument Retail Sales, Outdoor Entertainment, Outdoor Sports and Recreation, Pawn Shop Services, Research Services, Residential Treatment, Transportation Terminal, Vehicle Storage 05 C14-2025-0099 - Middle Fiskville Automotive Sales; District 41 of 17 PLANNING COMMISSION ACTION / RECOMMENDATION: March 10, 2026 CITY COUNCIL ACTION: ORDINANCE NUMBER: 05 C14-2025-0099 - Middle Fiskville Automotive Sales; District 42 of 17 ISSUES: N/A CASE MANAGER COMMENTS: The property in question is a 1.15 acre area that consists of four lots fronting Middle Fiskville Road. The property is currently developed with an automotive sales use (Third Coast Auto Group). The lots to the north are zoned CS-MU-CO-NP and are undeveloped. To the south, there is a vacant retail sales building (formerly Couch Potatoes Furniture Store) and an office/warehouse structure (Einstein Moving Co.) that are zoned CS-NP and CS-CO- NP respectively. The lots to the east along Brownie Drive contain single-family residences zoned SF-3-NP. The applicant is requesting to rezone the site under consideration to CS-NP to bring the existing automotive sales use into conformance with land use regulations in the Code. In 2010, the North Lamar Combined Neighborhood Plan was devised for this area of the City. The neighborhood plan recommended Single-Family fronting Brownie Drive and Neighborhood Commercial fronting Middle Fiskville Road on the future land use map for this property (please see North Lamar Combined NP FLUM – Exhibit D). On June 24, 2010, the City Council approved the North Lamar Combined Neighborhood Plan along with accompanying rezoning for these tracts of land through case C14-2010-0048/ Ordinance No. 20100624-111. There is an associated neighborhood plan amendment case that is in process for this property: NPA-2025-0026.02. The staff recommends CS-CO-NP, General Commercial-Conditional Overlay-Neighborhood Plan Combining District, zoning for this property. The property meets the intent of the CS district as it is located near two major arterial roadways, North Lamar Boulevard to the west and Braker Lane to the north, and a highway to the west, Interstate Highway-35 South Bound. The proposed conditional overlay will prohibit the more intensive uses in the General Commercial district adjacent to the established single-family neighborhood/SF-3-NP zoning to the west. BASIS OF RECOMMENDATION: 1. The proposed zoning should be consistent with the purpose statement of the district sought. 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. 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. 05 C14-2025-0099 - Middle Fiskville Automotive Sales; District 43 of 17 2. The proposed zoning should promote consistency and orderly planning. The proposed CS-CO-NP zoning is consistent with the CS-MU-CO-NP zoning to the north, and CS-NP zoning to the south fronting onto Middle Fiskville Road. General Commercial- Conditional Overlay-Neighborhood Plan combining district zoning will provide a transition in the intensity of permitted uses along Middle Fiskville Road to the SF-3-NP zoning fronting Brownie Drive. 3. The proposed zoning should allow for a reasonable use of the property. The proposed zoning will bring the existing use on the property into conformance with land use regulations in the Code. CS-CO-NP zoning will permit the applicant to develop office, civic or commercial uses on the site to provide services to the community and to the established single-family residential neighborhood to the west. The property is located near two major arterial roadways, North Lamar Boulevard to the west and Braker Lane to the north where public transportation is available (Capital Metro Rapid Bus Routes). EXISTING ZONING AND LAND USES: ZONING Site SF-3-NP, LR-NP North CS-MU-CO-NP East Right-of-Way South CS-NP, CS-CO-NP West SF-3-NP LAND USES Automotive Sales (Third Coast Auto Group) Vacant Fenced Area, Undeveloped Lot Interstate Highway-35 South Bound Frontage Road and Freeway Vacant Retail Sales (formerly Couch Potatoes Furniture Store) and an Office/Warehouse (Einstein Moving Co.) Single-Family Residences PLANNING AREA: North Lamar Neighborhood Plan WATERSHED: Walnut Creek NEIGHBORHOOD ORGANIZATIONS: Austin Independent School District Austin Neighborhoods Council Friends of Austin Neighborhoods Go Austin Vamos Austin-North Heritage Hills/Windsor Hills Neighborhood Plan Contact Team Homeless Neighborhood Association Mockingbird Hill Neighborhood Association North Austin Neighborhood Association North Lamar/Georgian Acres Neighborhood Team North Lamar Neighborhood Association Overton Family Committee 05 C14-2025-0099 - Middle Fiskville Automotive Sales; District 44 of 17 AREA CASE HISTORIES: NUMBER C14-2021-0039 (Grady & Brownie Mixed Use: 10609- 10615 Brownie Dr. and 10610- 10614 Middle Fiskville Road) REQUEST Tract 1: SF-3- NP to MF-4-NP Tract 2: LR-NP to CS-MU-NP COMMISSION CITY COUNCIL 9/14/21: Motion to approve the staff's recommendation for MF-2- NP zoning for Tract 1 and LR-MU- NP zoning for Tract 2 (9-1, C. Llanes-Pullido-No); C. Hempel-1st, G. Cox-2nd. Commissioner A. Azhar - abstained. 11/04/21: Approved Planning Commission recommendation for MF-2-NP zoning for Tract 1 and LR-MU-NP zoning for Tract 2 by consent on 1st reading (8-3, A. Alter, K. Tovo and M. Kelly-No); L. Pool-1st, A. Kitchen-2nd. 11/18/21: Approved MF-2-NP zoning for Tract 1 and LR-MU-NP zoning for Tract 2 by consent on 2nd reading (11-0). 3/24/22: Ordinance No. 20220324- 070 for MF-2-NP combining district zoning for Tract 1 and CS-MU-CO- NP combining district zoning for Tract 2 with the following conditions was approved on Council Member Vela's motion, Council Member Pool's second on an 11-0 vote. An additional condition was made to remove daycare services (commercial, general, and limited) from the list of prohibited uses. 3/23/17: Approved SF-3-NP zoning, with conditions, on consent on 1st reading (11-0) 4/13/17: Approved SF-3-NP zoning, with conditions (9-1, O. Houston- No, L. Pool-absent); P. Renteria-1st, D. Garza-2nd. 6/28/12 : Denied the rezoning request (7-0); B. Spelman-1st, L. Morrison-2nd. 6/24/10: Approved the North Lamar Combined Neighborhood Plan, except for tract 32 (postponed to July 29, 2010), and tracts 134 and 135B, on Council Member Spelman’s motion, Council Member Cole’s second on a 7-0 vote. C14-2016-0137 (Grady .46: 600 East Grady Drive) SF-2-NP to SF-3-NP 2/14/15: Approved staff rec. of SF- 3-NP zoning, with condition of ROW dedication, on consent (10-0, S. Oliver, J. Shieh, N. Zaragoza- absent); T. White-1st, J. Vela-2nd. LO-MU-CO-NP to GR-MU-NP C14-2012-0023 (601 W. Applegate Drive: 601 W. Applegate Drive) C14-2010-0048 (North Lamar NP Rezonings) CR-CO to LO- MU-CO-NP 6/12/12: Approved staff recommendation to deny the requested zoning (6-1, A. Hernandez-No, D. Anderson and D. Chimenti-absent); M. Dealey-1st, D. Tiemann-2nd. 5/11/10: Approved the staff’s recommendation for LO-MU-CO- NP zoning, with condition to remove Art Gallery, Art Workshop, and Counseling Services as prohibited uses, for Tract 20 (ABS 29 SUR 38 Applegate J ACR .17, 05 C14-2025-0099 - Middle Fiskville Automotive Sales; District 45 of 17 C14-05-0163 (Landrum-4: 601 W. Applegate Drive) SF-2 to GR* *The applicant amended their rezoning request to CR zoning on November 14, 2005 Lot 1 Block K Mockingbird Hill Section 1 Subdivision, Lot 2 Block K Mockingbird Hill Section 1 Subdivision, and 601 West Applegate Drive); Vote: (8-0, J. Reddy-absent); C. Small-1st, M. Dealey-2nd. 10/18/05: Postponed to November 1, 2005 by the staff (9-0); J. Martinez-1st, J. Gohil-2nd. 11/01/05: Postponed to November 15, 2005 by the applicant (9-0); J. Martinez-1st, J. Gohil-2nd. 11/15/05: Case continued to January 17, 2006 ZAP Commission meeting (7-0, J. Gohil, J. Martinez – absent); M. Hawthorne-1st, T. Rabago-2nd). Approved the North Lamar Neighborhood Plan Combining District (NP) was approved on Council Member Spelman’s motion, Council Member Cole’s second on a 7-0 vote. 3/02/06: Approved CR-CO zoning on1st reading with the following additional restrictions: 18 foot height limitation, minimum of 6 foot solid fence around all four sides of the property with the additional provision that the fence along Applegate must be 10 feet off the north property line and must have landscaping in front of it, and driveway access would be from Motheral Drive (6-1, Kim-Nay); Alvarez-1st, Wynn-2nd 1/17/06: Postponed to January 31, 2006 at the applicant’s request (9-0); J. Martinez-1st, J. Gohil-2nd. 4/20/06: Approved CR-CO zoning with conditions by consent (6-0, D. Thomas-off dais); 2nd/3rd readings 1/31/06: Approved CR-CO zoning with the following conditions: 1) Recreational Equipment Maintenance & Storage as the only permitted CR (Community Recreation) district use; 2) Permit SF-6 (Townhouse & Condominium Residence) district uses; 3) SF-6 (Townhouse & Condominium Residence) district site development standards; 4) Limit access to the driveway previously considered Motheral Drive (vacated Motheral Drive); 5)The applicant will provide a vegetative buffer along Applegate Drive; 6) The site shall be limited to less than 300 vehicle trips per day above the existing trip generation. Vote: (8-0, J. Gohil-absent) 3/01/05: Approved staff rec. of CS- 1-CO with following conditions: Prohibit Adult Oriented Businesses, Liquor Sales, Cocktail Lounge, Vehicle Storage, Pawn Shop Services, Indoor Entertainment, Exterminating Services, Guidance 3/24/05: Approved CS-1-CO (7-0); all 3 readings C14-04-0209 CS-CO, CS to CS-1 05 C14-2025-0099 - Middle Fiskville Automotive Sales; District 46 of 17 C14-03-0150 (Gilleland Zoning Change: 606 West Grady Drive) SF-2 to CS* *Amended to ‘GR’ on 11/5/03 Services; limit height to a maximum of 40 feet; limit development to 2,000 vtpd (8-0) 11/4/03: Approved staff’s recommendation to deny CS, General Commercial Services District, zoning (9-0) C14-01-0116 LO to CS 1/22/02: Approved staff alternate rec. of CS-CO; w/conditions (8-0) 12/11/03: The motion to deny zoning request was approved (7-0); Slusher-1st, McCracken-2nd. The motion to approve reconsideration of this item was approved (7-0); Slusher-1st; Thomas-2nd. This item was postponed to January 29, 2004 (7-0); Slusher-1st, Wynn-2nd 1/29/04: Denied request (4-0), Thomas/ Goodman-absent, McCracken-off dais) 2/28/02: Approved CS-CO w/other conditions (6-0); all 3 readings: 1) Subject to TIA conditions, 2) Prohibiting the following uses: a) Automotive Washing (of any type) b) Commercial Off-Street Parking c) Convenience Storage d) Equipment Sales e) Funeral Services f) Kennels g) Monument Retail Sales h) Outdoor Sports and Recreation i) Residential Treatment j) Local Utility Services k) Service Station l) Campground m) Construction Sales and Services n) Equipment Repair Services o) Exterminating Services p) Hotel-motel q) Laundry Services r) Outdoor Entertainment s) Vehicle Storage t) Community Recreation (public) u) Community Recreation (private) v) Off-site Accessory Parking w) Drop-off Recycling Collection Facility 3) Prohibit Drive-in Service 05 C14-2025-0099 - Middle Fiskville Automotive Sales; District 47 of 17 C14-01-0037 MF-2, SF-3, SF-2 to NO-NP 4/17/01: Approved staff rec. of NO- NP, CS-NP, MF-2-NP, LO-NP, GR-NP, P-NP, LI-NP (9-0) 5/24/01: Approved PC rec. on all 3 readings, except Tract 9 (1st reading only); (6-0) 8/9/01: Approved CS-NP for Tract 9 (7-0); 2nd/3rd readings RELATED CASES: NPA-2025-0026.02 – Neighborhood Plan Amendment Case C14-2010-0048 - North Lamar Neighborhood Plan Rezonings C14-85-0178 - Mockingbird Hill Area Study Rezonings OTHER STAFF COMMENTS: Comprehensive Planning Project Name and Proposed Use: 10602 MIDDLE FISKVILLE ROAD. C14-2025-0099. Project: Middle Fiskville Automotive Sales. 1.1528 acres from LR-NP to CS-NP. Existing: auto sales. Proposed: auto sales. 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. Names of Activity Centers/Activity Corridors/Job Centers *: Mobility and Public Transit *: Located within 0.25 miles of public transit stop and/or light rail station. Y Mobility and Bike/Ped Access *: Adjoins a public sidewalk, shared path, and/or bike lane. • Sidewalk present along I-35 Frontage Rd Connectivity, Good and Services, Employment *: Provides or is located within 0.50 miles to goods and services, and/or employment center. Connectivity and Food Access *: Provides or is located within 0.50 miles of a grocery store/farmers market. Connectivity and Education *: Located within 0.50 miles from a public school or university. 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). 05 C14-2025-0099 - Middle Fiskville Automotive Sales; District 48 of 17 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. Y Not located over Edwards Aquifer Contributing Zone or Edwards Aquifer Recharge Zone 2 Number of “Yes’s” Environmental The site is not located over the Edwards Aquifer Recharge Zone. The site is in the Walnut Creek Watershed classified as a Suburban Watershed and Little Walnut Creek Watershed of the Colorado River Basin classified as an Urban Watershed by Chapter 25-8 of the City's Land Development Code. The site is in the Desired Development Zone. Under current watershed regulations, development or redevelopment on this site within the suburban watershed will be subject to the following impervious cover limits: Development Classification % of Gross Site Area % of Gross Site Area Single-Family (minimum lot size 5750 sq. ft.) Other Single-Family or Duplex Multifamily Commercial 50% 55% 60% 80% with Transfers 60% 60% 70% 90% 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. Under current watershed regulations, development or redevelopment requires water quality control with increased capture volume and control of the 2-year storm on site. 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. 05 C14-2025-0099 - Middle Fiskville Automotive Sales; District 49 of 17Fire No comments. Parks and Recreation Parkland dedication fees may apply to any future site or subdivision applications resulting from this rezoning. The indicated use with the proposed rezoning is auto sales. As of January 1, 2024, new commercial, non-residential uses are not subject to parkland dedication requirements at the time of site plan and subdivision. Site Plan Zoning Cases 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. Compatibility Standards The site is subject to compatibility standards due to the adjacency of SF-3-NP zoned lots to the west (i.e., the triggering property). Reference 25-2-1051, 25-2-1053 Any structure that is located: a. At least 50 feet but less than 75 feet from any part of a triggering property may not exceed 60 feet b. 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 Transportation The Austin Strategic Mobility Plan (ASMP) calls for 58 feet of right-of-way for Middle Fiskville. It is according to the ASMP with the first subdivision or site plan application. [LDC 25-6-51 and 25-6-55]. 05 C14-2025-0099 - Middle Fiskville Automotive Sales; District 410 of 17The adjacent street characteristics table is provided below: Name ASMP Classification ASMP Required ROW Existing ROW Existing Pavement Sidewalks Bicycle Route Capital Metro (within ¼ mile) Middle Fiskville Rd Level 1 58’ 59’ 24’ No No Yes 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 development. 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. INDEX OF EXHIBITS TO FOLLOW A: Zoning Map B. Aerial Map C. North Lamar Combined Neighborhood Plan FLUM D. Correspondence from Interested Parties 05 C14-2025-0099 - Middle Fiskville Automotive Sales; District 411 of 17EXHIBIT A 05 C14-2025-0099 - Middle Fiskville Automotive Sales; District 412 of 17EXHIBIT B !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!=!=!=!=!=!=!=!=!>!>!>!>!>!>!>!>!>!>!>!>!>!>!>!>!>!>!>!>!>!>!>!>!>!>!>!>!>!>!>!>!>!>!>!>!>!>!>!>!>!>!>!>C14-2025-0099NP-2010-0026C14-2010-0048NP-2010-0028C14-2010-0161C14-03-0142C14-2021-0039NPA-2021-0026.01C14-02-0172C14-95-0037C14-2016-0137C14R-85-156(DE)C14-2022-0089C14-00-2215C14-03-0131C14-03-0184C14-2007-0106NIH35SBNIH35NBNIH35SVRDNBNIH35SVRDSBBROWNIEDRSALEMLNEGRADYDRJEANDRMIDDLEFISKVILLERDEAPPLEGATEDRTURNERDRRUBYDRHOLLYBLUFFSTMCMILLIANDRGEORGIANDRBLUFFBENDDRVICTORSTDIAMONDBACKTRLDOCHOLLIDAYTRLNEWPORTAVEJOSEPHCLAYTONDRWGRADYDRPROVINESDRMIDDLEFISKVILLETO35NBRAMPEGARRETTRUNNIH35SBTODIAMONDBACKRAMPHOLLIDAYCTHARDINCTFERGUSONDRYOUNGERCTMIDDLEFISKVILLERDEAPPLEGATEDRCS-NPIP-NPSF-2-NPCS-CO-NPSF-2-NPSF-2-NPCS-CO-NPSF-2-NPSF-2-NPSF-2-NPCS-NPSF-2-NPCS-MU-V-CO-NPSF-2-NPSF-2-NPMF-2-NPMF-2-NPLR-MU-V-NPSF-2-NPCS-MU-V-NPSF-2-NPSF-3-NPCS-NPSF-2-NPSF-2-NPSF-2-NPLI-NPSF-2-NPMF-2-NPSF-2-NPSF-2-NPGR-NPLR-NPSF-2-NPCS-CO-NPLI-NPLR-MU-V-NPMF-2-NPGR-NPMF-2-NPLO-NPSF-3-NPLR-NPSF-3-NPSF-2-NPSF-2-NPCS-MU-CO-NPSF-2-NPCS-NPCS-CO-NPGR-NPLI-CO-NPLR-NPCS-MU-CO-NPSF-2-NPSF-2-NPCS-NPCS-MU-CO-NPSF-3-NPGR-CO-NPLO-NPCS-NPSF-2-NPGR-MU-CO-NPSF-3-NPSF-2-NPCS-CO-NPSF-2-NPMiddle Fiskville Automotive Sales±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:C14-2025-009910602, 10604, 10606,10608 Middle Fiskville Rd1.1528 AcresSherri SirwaitisCreated: 10/28/2025SUBJECT TRACTZONING BOUNDARY!!!!!PENDING CASECREEK BUFFER1 inch equals 400 '05 C14-2025-0099 - Middle Fiskville Automotive Sales; District 413 of 17North Lamar Combined Neighborhood Planning Area Future Land Use Map Plan Adopted: June 24, 2010 Last Amended: Mar 26, 2020 ENERGY 5 CENTIMETER METRIC BOYER E L B B E P E ITTL L LANSHIRE MACMORA ROBINWOOD W O D A comprehensive plan shall not constitute zoning regulations or establish A E N M zoning district boundaries. Updates may occur past the date of this map. E Please verify with the City of Austin. D OL G The designation of a land use category does not imply that the most intense zoning district associated with that category will be automatically recommended or approved. WEST E G A L VIL RUTLAND This map has been produced by the City of Austin Planning & Zoning Department for the sole purpose of aiding neighborhood planding decisions and is not warranted for any other use. No warranty is made by the City regarding its accuracy or completeness. BECK R QUAILVALLEY T S A E E G A VILL D N UTLA W O LL O H K A O Y A R G QUAILHUTCH LEDGEWOOD OAKRUN PINE KNOLL W O L WIL G NIN A LE QUAIL RIDGE STUBBLEQUAIL L E O IN RRA CLICK QUAILCREST BUTTONQUAIL M E A R N S M E A D O W MOUNTAIN QUAIL AIL U Q N E GOLD NO MOR LAMBERT D O O W N R U B KRAMER N O T G N M U H I A M L E S L E N E R MEADGR N E E HILL OPER O C WINDY S AIN L P D N U O H T R E B HILL N BAR L Y R A D N O S L E N PRAIRIE T N O M W E N WAGON I B S 5 3 H O T R E P I P D N A S D O O W Y R R E B O T B N 5 3 IH N D R O F D E T Y B S N R O H COVINGTON MEADOW LARK G WIN E T I H W A N N A Y L L O P THRUSH BRAKER P LTO HIL D A E H N DIA IN SCURRY D O O OAKW FARLEY VICTOR EXHIBIT C BERRYWOOD K A O S K A O H T R O N PLAZA E T A G H T R O N CHUKAR SINGINGQ U AIL COTURNIX H ARLIQUIN E AL W V O D A E M PARTRIDGE SPRINGER HUNTERS DESERTQUAIL D N A L D N U NEWF O THORNRIDGE AIL U S Q EL B M A G W O D A E AIL M U Q QUAILFIELD E G D O L COLONY CREEK NORSEMAN D O O W E N O TR TRONE WOODFIELD INLANDGREENS VIKING D O O W GALE TER OIN P E L A D R RIA B OHLEN L NIA O L O C WESTBURY D O O W E R A L C D L FIE D E R ASPEN QUAIL PARKFIELD E G RID B E N O T S RUTLAND W O D A E E M S U O R G D O O AIL W U Q L L I H L I A U Q QUAIL ROCK QUAIL PARK IN DI A N Q U AIL D L FIE QUAIL LAURELGROVE COLLINFIELD BLUEQUAIL LITTLE ELM QUAILCREEK PAYTON GIN BOB WHITE CARRIZO BUCKEYE FAUNTLEROY MCPHAUL MEADOWS PROVINES L A R E H T O M K R A L NEANS CRIPPLE CREEK RED CLIFF N HIL L U S SAGEBRUSH Y A R KEN BIRDCREEK FIELDWOOD E G A L VIL K R A P MEADOWMERE VILLAGE COVYRID G E B LUECREEK SILVERQUAIL E G LA IL V QUAIL LONGSPUR D N E W T S A E GRADY N A E J N LIA C MIL M HARDIN DIAMONDBACK R E N R U T DOC HOLLIDAY HOLLIDAY YOUNGER HICKOK GARRETT BROWNIE B 5 S O IH 3 K T C VIL A K B DLE FIS D N O M DIA O MID B T 5 N N 3 SHOWPLACE 5 3 MASTERSON ETTA R E V O L P STARLING PHEASANT ROCK HOLLOW K E E R H C T R O N A N N I E O A K LE Y R E G N R R E D I E L RIO O ONDBACK M DIA TO B S 35 IH N E L VIL K E FIS L D MID FLORADALE E HIR S P M A H CHISWICK GLAZIER L L A D N A R N O T Y A L H C P E S JO RUBY D N E F B F U L B B N 5 3 TO E L VIL K FIS E L D MID COLLINWOOD WEST N E L MIE G A J STEPHANIELEE DENELL HOLLYBLUFF SOMERSET POND VIEW FAYLIN W E R N E R HILL MANFORDHILL APPLEGATE D N E T B U N L A W SALEM NEWPORT E C A R O H WARRINGTON FLOYD HILTREE C O TTLE O C Y C N E V A H D O O W CK TO S D O O W N E L G D O O W T E S R O D BARRIN G T O N TEASDALE CHILDRESS R E MI N G T O N B E E C H ARTESIAN DRYFIELD BROOKFIELD LARKSPUR CLEARFIELD S E Q U O I A JAMESTOWN R E S E A R C H B L V D LAZY WOOTEN T L U A G N O S R E D N A N O S AT W STOBAUGH TAULBEE MOUNTAINEER BANYON N L A M A R S B R E S E A R C H N B R E S E A R C H S B T O L A M A R S V R D R E S E A R C H N B T O A N D E R S O N A N D E R S O N S Q TO A NLAMAR S B TO A NDE NDE RSON LNEB RSO N W B E AIN M N O T N U A T S BANGOR BLVD LAMAR FAIRFIELD CHESAPEAKE ALDEN E HIR S P M A W H E N D R O F D A R B PLYMOUTH COLONY NORTH G R U SB E E L TH U RM OND GOLDFIN H C R E L B R A W BIN O R MEADOWLARK MARTIN G XWIN WA K W A H T H NIG LAMAR ANDERSONLN PURNELL GEORGIANTOANDERSONWB WANDERSONEBTOGEORGIAN RUNDBERG COOPER GORDON N O T AY SL KIRSCHNER CONRAD T U N L A W E L T LIT MARYLAND CONNECTICUT BRIDGEPORT DELAW A R E D R A P E H S GRISSOM CARPENTER JAN N N GLE OAKLEY DEEN SCHIRRA HACKBERRY N IH 35 S B ATERUNDBE G R NBATERUNDB E R G 35 IH N MIDDLE FAWNRIDGE ELLIOTT BEAVER SAN JOSE BOLLES WALNUT JENNIFER POWELL RED OAK WHITE OAK LOLA WONSLEY GESSNER OERTLI N R U B Y A M R A S T S A E CAPITOL HOME B 5 N O IH 3 K T R A P GEORGIAN FLORENCE Y T R E V A L PECAN R O S E M A R Y PRIMROSE D O O W R A O B B T N IH 35 S BARWOOD HERMITAGE PEPPERELL ALINDA R O L DURHAM W EEPINGWILLOW E L VIL N A D S FURNES BRIDGETOWN FENELON H E S M U C E T VALLEYFORGE AYLEDGE R G SHENANDOAH NORWOODPARK POTOMAC CHANTILLY WISTERIA S D O O W N O T T E R B RUTHERFORD B 5 S O IH 3 D T O O W R A B RD RFO RUTHE TO B N 35 IH N MORROW GUADALUPE NORTHWAY N XTO A P BISSON E T CRESTON DELAFIELD AMESBURY CRESTLAND L L E C R A M O DELL CROSLIN DELL PRAIRIE MEADOWVIEW NORTHCREST CINDERELLA E RIAG R A C PRINCE T S E R C T S A E CHASE CHEVY NIH 35 NB TO ANDERSON E A N DE RS O N E WB B TO N 35 SB NORTHCAPE M U L L A D D R O F S N A H CROWN RIDGE CROWN OAKS BLUE RIDGE COLLINGSWORTH Civic BONNIE BRAE DOBIE POINT VISTA TARTAN H G U O R O B L R A M X A LIF A H G REENWICH AL D N E K U A S S E D MARSTON BRIGHTON TH U O M N O M RTH O N Commercial Higher-Density Single-Family BERD AVEBURY N E E A Y R E T E M E E C L VIL K FIS Industry DUNGAN Mixed Use Mixed Use/Office PARK Multifamily Neighborhood Commercial N W O R B Neighborhood Mixed Use FERGUSON Office SHELDON Recreation & Open Space CAMER Single-Family P L E A S A N T N O FUTURE CONNOR Transportation CLEAR C R E E K C R O S S P A R K E R U LEIS 1 Miles WALL N IH 35 S B ATEANDERS N O 0 0.125 0.25 0.5 PARKCENTER 0.75 05 C14-2025-0099 - Middle Fiskville Automotive Sales; District 414 of 17 March 3, 2026 To: Maureen Meredith Senior Planner City of Austin Planning Planning Commission From: Melissa Caudle President Mockingbird Hill Neighborhood Association EXHIBIT D D Re: Zoning Cases NPA-2025-0026.02 and C14-2025-0099_Middle Fiskville Automobile Sales On behalf of the Mockingbird Hill Neighborhood Association, I am writing to confirm that the association is not against the rezoning request referenced above so long as the prohibited uses that the association and applicant have agreed upon are applied. Applicant has been operating an auto sales business in the incorrect zoning for years and it is because of a code case triggering the need to rezone that this application exists. While the association sees no direct benefit in the zoning changing from Neighborhood Commercial to General Commercial, we accept this change so long as the prohibited uses are applied. The neighborhood has not had any issues with this applicant operating an auto sales business which is why we are more amenable to the zoning request. Applicant has stated that they intend to continue operating the same auto sales business as is and are not looking to take advantage of the rezone to switch to a different business. Nevertheless, the association must consider the future potential uses once the rezoning is granted which is why we are asking for the agreed upon prohibited uses. To begin the evaluation the association looked to case C14-2021-0039, as it is our most recent rezoning case. C14-2021-0039 covers the properties adjacent to and just north of the properties in question here. Inserted below is the list of prohibited uses for C14-2021-0039. 1 05 C14-2025-0099 - Middle Fiskville Automotive Sales; District 415 of 17C14-2021-0039 Prohibited CS uses: 70 HPD • • • • • • • • • Bed & Breakfast (Group 2) Agricultural Sales and Services Alternative Financial Services 12 Automotive Repair Services Automotive Washing (of any type) Bail Bond Services 10 Building Maintenance Services Campground Construction Sales and Services Convenience Storage • • Drop-Off Recycling Collection Facility • • • Equipment Repair Services Equipment Sales Exterminating Services Funeral Services • • General Retail Sales (General) • Hotel-Motel • • Indoor Entertainment Indoor Sports and Recreation Kennels • • Monument Retail Sales • Outdoor Entertainment • Outdoor Sports and Recreation • Pawn Shop Services • • • • • • • Plant Nursery Research Services Theater Vehicle Storage Veterinary Services Custom Manufacturing Limited Warehousing and Distribution Indoor Crop Production • • Urban Farm • • • • • Club or Lodge College and University Facilities Community Events Community Recreation (Private) Community Recreation (Public) Congregate Living • • Day Care Services (Commercial) • Day Care Services (General) • Day Care Services (Limited) Family Home • • Hospital Services (General) • Hospital Services (Limited) • Maintenance and Service Facilities • • • • • • Private Primary Educational Facilities Private Secondary Educational Facilities Residential Treatment Safety Services Transitional Housing Transportation Terminal The association evaluated the prohibited uses in C14-2021-0039 and negotiated with applicant on which of these should also apply to the properties in question herein. Some of the prohibited uses in C14-2021-0039 felt overly restrictive such as the plant nursery therefore the association did not ask to simply limit the exact same uses. 2 05 C14-2025-0099 - Middle Fiskville Automotive Sales; District 416 of 17The prohibited uses applicant and the association have agreed upon for the cases at issue are: Adult-Oriented Business Agricultural Sales and Services Alternative Financial Services Bail Bond Services Building Maintenance Services Campground Construction Sales and Services Drop-off Recycling Collection Facility Equipment Repair Services Exterminating Services Funeral Services Kennels Limited Warehousing and Distribution Maintenance and Service Facilities Monumental Retail Sales Outdoor Entertainment Outdoor Sports and Recreation Pawn Shop Services Residential Treatment Transitional Housing Transportation Terminal Vehicle Storage The association is trying to limit businesses that harm, target, or exploit vulnerable populations. The association also factors in that these properties in these cases back up to houses and duplexes and as such we must consider light, noise, and environmental pollution of potential future businesses. The proposed prohibited uses reflect types of businesses that we have an overabundance of in the general area, ones that have been problematic for the area, or we do not feel bring safe, beneficial, diverse opportunities and/or services that align with the neighborhood plan objectives. The association is also balancing the fact that these properties are on the frontage road of IH-35 and therefore more suited to certain types of commercial activity, but also back into our neighborhood. The IH-35 expansion is occurring where these properties are located and unfortunately TxDOT did not choose our section to receive the highway noise barriers. The highway expansion and the full effects of it are yet to be seen and that unknown went into the decision-making process for the association as well. 3 05 C14-2025-0099 - Middle Fiskville Automotive Sales; District 417 of 17