05 C14-2025-0104 - Ben White; District 5 - Staff Report — original pdf

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ZONING CHANGE REVIEW SHEET CASE: C14-2025-0104 – Ben White DISTRICT: 5 ADDRESS: 2217 West Ben White Boulevard Service Road Eastbound ZONING FROM: CS-NP TO: CS-1-NP SITE AREA: 2,672 square feet out of 0.4865 acres PROPERTY OWNER: RPS Family Enterprises LP (Robert P. Stern) AGENT: Keepers Land Planning (Ricca Keepers) CASE MANAGER: Nancy Estrada (512-974-7617, nancy.estrada@austintexas.gov) STAFF RECOMMENDATION: The Staff recommendation is to grant commercial – liquor sales – conditional overlay – neighborhood plan (CS-1-CO-NP) combining district zoning. The Conditional Overlay would prohibit the following use permitted in CS-1 base district zoning: Adult-Oriented Businesses. PLANNING COMMISSION ACTION / RECOMMENDATION: March 24, 2026: CITY COUNCIL: ORDINANCE NUMBER: ISSUES: On November 18, 2025, City of Austin staff sponsored a virtual community meeting to provide an opportunity for the neighborhood plan contact team, nearby residents, property owner, and any other interested parties to discuss the proposed rezoning and the neighborhood plan amendment request. 05 C14-2025-0104 - Ben White; District 51 of 20 C14-2025-0104 Page 2 CASE MANAGER COMMENTS: The subject rezoning area consists of a 2,672 square foot building footprint within a 0.4865 acre property. The site is currently developed with an existing business, Big Chill Daiquiris To Go, a beverage establishment for off-premise consumption. The rezoning area is situated along the Eastbound West Ben White Boulevard Service Road. The intersection of South Lamar Boulevard and West Ben White Boulevard, two major arterials, is approximately 0.5 miles to the west. The site is located within the Lamar & Ben White Activity Center, as identified on the Growth Concept Map in the Image Austin Comprehensive Plan. Development along this area is generally characterized by diverse commercial uses, highlighting access to Ben White Boulevard, such as personal improvement services, medical services, automotive repair services, limited restaurants, many with drive-through use, and office uses (CS-NP; CS-1-NP; LO-NP; GR-NP). There is a private easement to the west of the property that extends south to Western Trails Boulevard, where the commercial zoning transitions into single family residences. Please refer to Exhibits A (Zoning Map) and B (Aerial View). The current use of the subject property is considered non-conforming. The Applicant is seeking to rezone the building footprint (2,672 square feet) on the property to the commercial-liquor sales (CS-1) base district in order to bring the existing use into conformance with land use regulations in the Code. The lot has frontage onto the service road to West Ben White Boulevard, from which both ingress and egress is proposed. Staff is recommending commercial-liquor sales – conditional overlay – neighborhood plan (CS-1-CO-NP) combining district zoning. The property meets the intent of this zoning district as it is surrounded by commercial zoning and has frontage along a major highway. It is located within the Lamar & Ben White Activity Center, as designated in the Image Austin Comprehensive Plan. More intensive commercial zoning is appropriate near the intersection of two major arterials within an area of concentrated commercial and retail development. The conditional overlay will prohibit Adult-Oriented Businesses. The applicant is in agreement with the staff recommendation. BASIS OF RECOMMENDATION: 1. The proposed zoning should be consistent with the purpose statement of the district sought. The commercial-liquor sales (CS-1) district is intended predominately for commercial and industrial activities of a service nature which typically have operating characteristics or traffic service requirements generally incompatible with residential environments and specifically includes liquor sales as a permitted use. 05 C14-2025-0104 - Ben White; District 52 of 20 C14-2025-0104 Page 3 2. The proposed zoning should promote consistency and orderly planning. The CS-1-CO zoning district would be consistent with the zoning in this area because there is commercial zoning surrounding this tract of land. There is CS-NP zoning located to the west, east and south of the subject tract. The proposed zoning will bring the existing use into conformance with land use regulations in the Code. The CS-1 zoning district is appropriate for this location due to the commercial character of the area and the property’s frontage along a state-maintained highway. 3. Zoning should promote the policy of locating retail and more intensive zoning near the intersections of arterial roadways or at the intersections of arterials and major collectors. The subject site is a small footprint within a larger commercial parcel with frontage along the Eastbound West Ben White Boulevard Service Road. It is approximately 0.5 miles from the intersection between two major arterials, South Lamar Boulevard and West Ben White Boulevard, which are also surrounded by diverse commercial zoning and uses consistent with the area. EXISTING ZONING AND LAND USES: ZONING LAND USES CS Site North Not Applicable South CS-NP; CS-1-NP; LO-NP CS-NP; GR-NP; LO-NP CS-NP West East Big Chill Daiquiris – existing commercial use West Ben White Boulevard Office use; Personal Services Commercial Services; Personal Services; Fuel Station; Limited restaurants, with drive through Commercial Services; Medical Services; Automotive Repair Services NEIGHBORHOOD PLANNING AREA: South Austin Combined (Westgate) WATERSHED: Williamson Creek – Suburban CAPITOL VIEW CORRIDOR: No SCENIC ROADWAY: No SCHOOLS: Austin Independent School District Joslin Elementary School Covington Middle School Crockett High School COMMUNITY REGISTRY LIST: Advocates for Western Trails Austin Independent School District South Central Coalition Austin Neighborhoods Council 05 C14-2025-0104 - Ben White; District 53 of 20 C14-2025-0104 Page 4 Friends of Austin Neighborhoods South Austin Neighborhood Alliance (SANA) Homeless Neighborhood Association Onion Creek Homeowners Association TNR BCP - Travis County Natural Resources Westgate Neighborhood Plan Contact Team Western Trails Neighborhood Association AREA CASE HISTORIES: Preservation Austin Save our Springs Alliance Go Austin Vamos Austin 78745 REQUEST LO-MU-CO, NO-MU-CO & LO-CO to GR COMMISSION To Grant GR zoning for Tract 1 and LO- MU-CO zoning for Tract 2 (4/26/22) Unzoned and CS to CS-V To Grant CS-V (6/8/21) CITY COUNCIL Apvd GR zoning for Tract 1 and LO-MU- CO zoning for Tract 2 as Commission recommended (8/1/22) Apvd CS-V as Commission recommended (7/29/21) NUMBER C14-2022-0064 – 2106, 2108 & 2110 W. Ben White Blvd Svrd West Bound; 2109 & 2111 Fort View Road C14-2020-0149 – 4215 S. Lamar RELATED CASES: NPA-2025-0030.01 – from Neighborhood Node to Mixed Use Activity HUB / Corridor ADDITIONAL STAFF COMMENTS: 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 Williamson Creek Watershed of the Colorado River Basin, which is classified as a Suburban Watershed by Chapter 25-8 of the City's Land Development Code. The site is in the Desired Development Zone. 05 C14-2025-0104 - Ben White; District 54 of 20 C14-2025-0104 Page 5 Under current watershed regulations, development or redevelopment on this site 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% According to floodplain maps there is a floodplain within or adjacent to the project location. Based upon the location of the floodplain, offsite drainage should be calculated to determine whether a Critical Water Quality Zone exists within 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. Fire Department Approved. No comments. PARD – Planning & Design Review Parkland dedication fees may apply to any future site or subdivision applications resulting from this rezoning. 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 FYI: All comments regarding the effects of the proposed rezoning on subsequent Site Plan Review applications are intended to assist in identifying potential development constraints but do not include all regulations which may affect a specific proposal. Changes to property boundaries and requests for development cannot include all regulatory limitations which may apply to a specific subject to modification or reconsideration if affected by a change in property boundaries or if development is proposed on only a portion of the land proposed for 05 C14-2025-0104 - Ben White; District 55 of 20 C14-2025-0104 Page 6 rezoning. These comments are intended to assist in identifying potential development constraints, but do not address the actual restrictions which will apply to a specific development proposal. Austin Development Services offers a variety of pre-application review options to assist in evaluating specific development proposals prior to Site Plan Application. 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. Austin Transportation Department – Engineering Review The adjacent street characteristics table is provided below: Name ASMP Classificati on ASMP Required ROW Existing ROW Existing Pavement Sidewalks Bicycle Route Capital Metro (within ¼ mile) Varies 46’ Yes No Yes West Ben White Blvd. Service Rd Eastbound Level 4 – Major Arterial Coord. w/TxDOT Austin Water Utility No comments on zoning change. FYI: The landowner intends to serve the site with existing City of Austin water utilities. Depending on the development plans submitted, water and or wastewater service extension requests may be required. All water and wastewater construction must be inspected by the City of Austin. For more information pertaining to the Service Extension Request process and submittal requirements contact the Austin Water SER team at ser@austintexas.gov. INDEX OF EXHIBITS AND ATTACHMENTS TO FOLLOW: Exhibit A: Zoning Map Exhibit B: Aerial Map Correspondence 05 C14-2025-0104 - Ben White; District 56 of 20 C1 I 72-182 91-0005 CS-V SP-99-0066C SHOPPING CENTER RZ85-081 PARKING SUBJECT TRACT D PENDING CASE : ZONING BOUNDARY ZONING ZONING CASE#: C14-2025-0104 EXHIBIT A 0 100 200 Feet This product is for informational purposes and may not have been prepared for or be suitable for legal, engineering, or surveying purposes. It does not represent an on-the-ground survey and represents only the approximate relative location of property boundaries. This product has been produced by Austin Planning for the sole purpose of geographic reference. No warranty is made by the City of Austin regarding specific accuracy or completeness. IA Austin Created: 12/22/2025 05 C14-2025-0104 - Ben White; District 57 of 20EXHIBIT B !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!=!=!=!=!=!=C14-2025-0104C14-2014-0017C14-2008-0019C14-05-0198C14-2022-0064C14-2020-0149C14-2010-0044C14-2018-0094C14-2017-0014C14-92-0097C14-2019-0040C14-2012-0145C14-2009-0093C14-2008-0185C14-2018-0071C14-2012-0049C14-2008-0096REDDSTFRONTIERTRLWBENWHITEBLVDEBWBENWHITEBLVDWBVICTORYDRWBENWHITEBLVDSVRDEBWBENWHITEBLVDSVRDWBPACKSADDLEPASSCACTUSLNWBENWHITEWBTOLAMARRAMPWESTERNTRAILSBLVDSCAPITALOFTEXASHWYNBSCAPITALOFTEXASHWYSBTAOSBLVDRIMROCKPATHCSCS-NPCS-VGRSF-3-NPSF-3-NPGR-NPCS-NPSF-3-NPLO-NPGR-NPCS-VLO-NPCS-NPSF-3GR-NPLO-NPSF-3GR-CO-NPLO-NPNO-MU-CO-NPLO-MU-CONO-MU-NPCSCS-1-VSF-3-NPCS-1-NPMF-2SF-3-NPBen White±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:C14-2025-01042217 W Ben White Blvd Svrd EB 0.0613 AcresNancy EstradaCreated: 1/13/2026SUBJECT TRACTZONING BOUNDARY!!!!!PENDING CASECREEK BUFFER1 inch equals 233 '05 C14-2025-0104 - Ben White; District 58 of 2003/18/2026 Re: NPA-2025-0030.01 Dear Chair Woods and Commissioners, On behalf of several business owners in the immediate area of rezoning case C14-2025- 0104 located at 2217 W. Ben White Blvd for which CS-1 zoning district is sought, we request a 60 day postponement so that we may meet with the applicant. To date, our group has not been reached out to in order to meet with the agent about two new issues which were not previously addressed: 1. It is important to understand that the business of selling alcohol from this site is already occurring. From our understanding, a business selling “to go alcohol without food” is prohibited by TABC regulations. See note from TABC investigation for TABC permit, 107255737; Big Chill Daiquiri “If the BG permit holder applies for a Mixed Beverage Permit (Alcoholic Beverage Code Chapter 28), the Mixed Beverage permit holder is authorized to sell alcohol to go with food. Selling alcohol to go without food is prohibited. You can find this information within TABC website “Alcohol Delivery and Pickup” guidelines and the Alcoholic Beverage Code Sections 28.10 (Consumption Restricted to Premises; Exceptions) and 28.1001 (Pickup and Delivery of Alcoholic Beverages for Off-Premises Consumption). Regarding the Food and Beverage Certificate, the same requirements would apply as with Wine and Malt Beverage Retailer’s Permit (BG). They either meet the definition of a “Restaurant” or alcohol sales cannot exceed 60% of total sales. “ 2. Another concern relates to traffic – all traffic is supposed to be entering and exiting onto Ben White which is simply not the case as some traffic exits between existing businesses and onto Western Trails Street, which is a neighborhood collector street. We will attend the hearing on Tuesday unless we have an agreement with the agent for the 60 day postponement and she is willing to meet with us. Anand Joshi, MD 5122220170 05 C14-2025-0104 - Ben White; District 59 of 20 From: To: Cc: Subject: Date: Attachments: Ricca Keepers Meredith, Maureen; Danielle Lipford; Estrada, Nancy Brandon Gonzales; Karl Burkett; Zach Stanke Re: Case NPA-2025-0030.01 Tuesday, March 17, 2026 3:56:24 PM image001.png image002.png image003.png External Email - Exercise Caution Danielle and All, Please see the pictures showing the gate is being installed as we speak. They are waiting for the concrete to dry timeframe for gate install is tomorrow. Please refer to the enclosed pictures. All the best, Ricca Keepers, MUP Keepers Land Planning Celebrating 10 years! Founder, Owner, and Land Planner Assistant (512) 550-6508 Cell (512) 999-0690 KeepersLandPlanning.com 05 C14-2025-0104 - Ben White; District 510 of 2005 C14-2025-0104 - Ben White; District 511 of 20 From: To: Cc: Subject: Date: Attachments: Danielle Lipford Meredith, Maureen; Estrada, Nancy Ricca Keepers; Brandon Gonzales; Karl Burkett Case NPA-2025-0030.01 Tuesday, March 17, 2026 10:59:13 AM image.png External Email - Exercise Caution To Whom It May Concern, On behalf of Western Trails Medical Center (WTMC), I am writing this letter regarding case NPA- 2025-0030.01. We oppose the rezoning at 2217 W Ben White BLVD. The applicant’s business proposal will increase the traffic on WTMC’s property by exiting their customers onto WTMC’s roadway. During the case hearing on November 18, 2025, Ricca Keepers proposed two potential solutions to prevent wear and tear to the road; putting up a gate to block off the easement or putting up a sign that says "Right Turn Only." On February 4, 2026, Ricca informed us that the owner was planning on putting up a gate to the road owned by WTMC to prevent their customers from using WTMC’s roadway. As of March 17, 2026, there is no progress being made to fulfilling that request. We therefore oppose the zoning change. We are looking forward to discussing this in depth at the hearing on March 24th. Sincerely, Danielle Lipford Danielle Lipford Office Coordinator | Maldonado-Burkett, LLP 2312 Western Trails Blvd., Suite C-303, Austin, TX 78745 O: 512-916-1386 | D: 830-515-4651 www.maldonado-burkett.com Confidentiality Notice: The content of this email is intended solely for the use of the individual or entity to whom it is addressed and contains copyrighted and/or proprietary information of the sender. If you have received this communication in error, be aware that forwarding it, copying it, or any way disclosing its content to any other person is strictly prohibited. If you have received this communication in error, please notify the author by replying to this email and immediately delete this email. CAUTION: This is an EXTERNAL email. Please use caution when clicking links or opening attachments. If you believe this to be a malicious or phishing email, please report it using the "Report Message" button in Outlook. For any additional questions or concerns, contact CSIRT at "cybersecurity@austintexas.gov". 05 C14-2025-0104 - Ben White; District 512 of 20 RE: Formal Opposition to Zoning Case C14-2025-0104 Property Address: 2217 West Ben White Blvd Service Road Eastbound Requested Zoning: CS-1-NP Dear Mayor, Council Members, and Planning Staff, I am writing to formally oppose the requested rezoning of the above-referenced property to CS-1-NP. I am a property owner / physician / business owner located in close proximity to the subject site. I have a direct and material interest in maintaining appropriate land use compatibility, safety, and long-term stability within this corridor. 1. Incompatibility with Surrounding Uses The subject property is directly adjacent to a medical business and a financial institution (bank), both of which represent low-intensity, professional commercial uses. The requested CS-1 zoning permits significantly higher-intensity uses, including adult-oriented businesses and other late-hour commercial activities. These uses are fundamentally incompatible with the existing professional services environment and would disrupt the established character of the area. 2. Failure to Provide Appropriate Transition Sound planning principles require a reasonable transition between varying land-use intensities. The introduction of CS-1 zoning at this location creates an abrupt and inappropriate escalation in allowable uses without a buffer or transitional zoning category. This fails to respect adjacent uses and undermines orderly development. 3. Traffic and Safety Concerns The Ben White Boulevard service road is already a constrained access environment. Higher-intensity uses permitted under CS-1 zoning would increase traffic volume, turning movements, and late-hour activity, creating additional safety risks for patients, customers, and employees accessing nearby businesses. The eggress from the drive thru leads directly into a narrow blind easement which gives options DIRECTLY into the neighborhood. 4. Adverse Precedent Approval of this request would establish a concerning precedent for introducing high- intensity zoning classifications adjacent to professional service nodes. This could lead to incremental erosion of compatibility standards along this corridor. 05 C14-2025-0104 - Ben White; District 513 of 20 RE: Formal Opposition to Zoning Case C14-2025-0104 Property Address: 2217 West Ben White Blvd Service Road Eastbound Requested Zoning: CS-1-NP 5. Conflict with Adopted Planning Principles The request is inconsistent with the goals of the Imagine Austin Comprehensive Plan, particularly with respect to maintaining compatibility, protecting established uses, and promoting balanced, context-sensitive development. 6. Impact on Existing Businesses The presence of medical and financial services relies on a predictable, safe, and professional environment. Allowing CS-1 uses adjacent to these businesses introduces uncertainty, reputational risk, and potential operational disruption. Additionally, the sole purpose of the business is to attract as a “destination” drive-thru alcohol sales with no food items. Conclusion and Request For the reasons stated above, I respectfully request that the Austin City Council deny the requested zoning change. In the alternative, I request postponement to allow for further stakeholder engagement and exploration of a more compatible zoning solution. Thank you for your consideration. Sincerely, Andy Joshi, MD 2315 West Ben White Blvd, Austin TX 78704 Direct neighbor to property. 05 C14-2025-0104 - Ben White; District 514 of 20 RE: Formal Opposition to Zoning Case C14-2025-0104 Property Address: 2217 West Ben White Blvd Service Road Eastbound Requested Zoning: CS-1-NP 03/17/2026 Dear Mayor, Council Members, and Planning Staff, I am writing to formally oppose the requested rezoning of the above-referenced property to CS-1-NP. I am a property owner / physician / business owner located in close proximity to the subject site. I have a direct and material interest in maintaining appropriate land use compatibility, safety, and long-term stability within this corridor. 1. Incompatibility with Surrounding Uses The subject property is directly adjacent to a medical business and a financial institution (bank), both of which represent low-intensity, professional commercial uses. The requested CS-1 zoning permits significantly higher-intensity uses, including adult-oriented businesses and other late-hour commercial activities. These uses are fundamentally incompatible with the existing professional services environment and would disrupt the established character of the area. 2. Failure to Provide Appropriate Transition Sound planning principles require a reasonable transition between varying land-use intensities. The introduction of CS-1 zoning at this location creates an abrupt and inappropriate escalation in allowable uses without a buffer or transitional zoning category. This fails to respect adjacent uses and undermines orderly development. 3. Traffic and Safety Concerns The Ben White Boulevard service road is already a constrained access environment. Higher-intensity uses permitted under CS-1 zoning would increase traffic volume, turning movements, and late-hour activity, creating additional safety risks for patients, customers, and employees accessing nearby businesses. The eggress from the drive thru leads directly into a narrow blind easement which gives options DIRECTLY into the neighborhood. 4. Adverse Precedent Approval of this request would establish a concerning precedent for introducing high- intensity zoning classifications adjacent to professional service nodes. This could lead to incremental erosion of compatibility standards along this corridor. 05 C14-2025-0104 - Ben White; District 515 of 20 RE: Formal Opposition to Zoning Case C14-2025-0104 Property Address: 2217 West Ben White Blvd Service Road Eastbound Requested Zoning: CS-1-NP 03/17/2026 5. Conflict with Adopted Planning Principles The request is inconsistent with the goals of the Imagine Austin Comprehensive Plan, particularly with respect to maintaining compatibility, protecting established uses, and promoting balanced, context-sensitive development. 6. Impact on Existing Businesses The presence of medical and financial services relies on a predictable, safe, and professional environment. Allowing CS-1 uses adjacent to these businesses introduces uncertainty, reputational risk, and potential operational disruption. Additionally, the sole purpose of the business is to attract as a “destination” drive-thru alcohol sales with no food items. Conclusion and Request For the reasons stated above, I respectfully request that the Austin City Council deny the requested zoning change. In the alternative, I request postponement to allow for further stakeholder engagement and exploration of a more compatible zoning solution. Thank you for your consideration. Sincerely, Banking Officer, Bank Center Manager American Bank of Commerce 2201 W. Ben White Blvd Austin, TX 78704 Direct neighbor to property. 05 C14-2025-0104 - Ben White; District 516 of 20 AUSTIN PUBLIC HEARING CASE NO.- C14-2025-0104 City of Austin Contact- Nancy Estrada, 512-974-7617, Nancy.estrada@austintexas.gov Comment form for Randol Stout Jr. at property 4502 Pack Saddle Pass, Austin Texas. I firmly object to the addition of a commercial liquor sales district to our neighborhood by changing the applicants property zoning and changing our entire neighborhood plan to accommodate this one property owner. The desires of one property owner to change the entire nature and character of our neighborhood demonstrates that our neighborhood plan and zoning protections to preserve the nature and character of our neighborhoods are completely meaningless when confronted by a single property who wants to inject a non-conforming use into a part of Austin where the use is prohibited. Literally one rotten property can spoil the entire neighborhood! Objections: 1. A drive through liquor store on the access road of the busiest east west highway in South Austin is completely misguided. The proposed store location is just a few hundred feet from the freeway entrance onto Ben White. The location also has an elementary school and the Ann Richards School within a quarter mile of this location. I regularly see students from these schools walking on these streets. Liquor sales require a dram shop interview to determine if the person purchasing the alcohol is already intoxicated. Selling alcohol to persons already intoxicated and driving a vehicle is illegal. Conducting any type of evaluation of the sobriety of the potential customers through a drive through window will be hindered and put our entire neighborhood and Austin community members in danger. 2. The Austin Police force is already understaffed and cannot report to all issues in our neighborhood. Adding a drive through liquor store next to a highway facilitates dangerous criminal behavior, drinking and driving, which will not be properly policed because of our understaffed Police force. 3. This area is already a dangerous zone than includes numerous pedestrians and three lanes of traffic traveling and speeds between 50 and 60 miles an hour. Many drivers speed through this segment to make the light at Pack Saddle and enter the free way immediately after the light. Unfortunately, we have had several fatalities on this very segment of road in the past few years. Adding this type of use in this location will increase all of these dangers for the citizens of Austin that live in this area. This proposed use seems directly contradicted by Austin’s “Vision Zero” goal. 4. For these reasons this zoning change and neighborhood plan change for this property should be denied. 05 C14-2025-0104 - Ben White; District 517 of 20 Randol; Stout Jr. 4502 Pack Saddle Pass, Austin 78745 x /s/ Randy Stout 3-17-2026 rls2700@gmail.com See attached comment document 05 C14-2025-0104 - Ben White; District 518 of 2005 C14-2025-0104 - Ben White; District 519 of 2005 C14-2025-0104 - Ben White; District 520 of 20