09 C14-2026-0014 - Wonsley Grocery & Kitchen; District 4 - Staff Report — original pdf

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ZONING CHANGE REVIEW SHEET CASE: C14-2026-0014 - Wonsley Grocery & Kitchen DISTRICT: 4 ADDRESS: 301 and 309 E. Wonsley Drive ZONING FROM: MF-2-NP TO: LR-MU-CO-NP SITE AREA: 1.078 acres PROPERTY OWNER: NUSY REAL ESTATE GROUP LLC (Rahemtu Maknojia) APPLICANT/AGENT: Sohil Maknojia CASE MANAGER: Sherri Sirwaitis (512-974-3057, sherri.sirwaitis@austintexas.gov) STAFF RECOMMEDATION: Staff recommends LR-MU-CO-NP, Neighborhood Commercial-Mixed Use-Conditional Overlay Combining District, zoning. The conditional overlay will prohibit the Service Station use. PLANNING COMMISSION ACTION / RECOMMENDATION: June 9, 2026 CITY COUNCIL ACTION: ORDINANCE NUMBER: 09 C14-2026-0014 - Wonsley Grocery & Kitchen; District 41 of 13 C14-2026-0014 ISSUES: N/A CASE MANAGER COMMENTS: 2 The property in question is a 1.078 acre vacant lot that is located at the southeast corner of E. Wonsley Drive and Gessner Drive. The lots to the north, across E. Wonsley Drive, are developed with single-family residences zoned SF-3-NP. To the south there is a multifamily use along Gessner Drive and a restaurant and a cocktail lounge, fronting the Anderson Lane/U.S. Highway 183 Service Road West Bound zoned GR-NP and CS-1-CO-NP respectively. There are multifamily developments to the east and west zoned MF-3-NP. In this request, the applicant is asking for LR-MU-CO-NP zoning to develop a neighborhood market (please see Applicant’s Request Letter – Exhibit C). The site under consideration is located within the North Lamar Combined Neighborhood Planning (Georgian Acres) area. The Future Land Use Map designates this tract as Mixed Use. Therefore, a Neighborhood Plan Amendment is not required. The staff recommends Neighborhood Commercial-Mixed Use-Conditional Overlay - Neighborhood Plan Combining District zoning. The site under consideration meets the intent of the ‘LR’ base district as it will allow for limited office and commercial uses to provide services for the adjacent residential developments. The proposed zoning is compatible with the higher density residential and commercial zoning patterns to the south, east and west. The property fronts and takes access to a Wonsley Drive, a level 2/collector roadway, and it is located near a public transit stop on Georgian Drive to the west. The applicant agrees with the staff’s recommendation. BASIS OF RECOMMENDATION: 1. The proposed zoning should be consistent with the purpose statement of the district sought. Neighborhood Commercial district is intended for neighborhood shopping facilities which provide limited business service and office facilities predominately for the convenience of residents of the neighborhood. 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. 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. Neighborhood Plan district denotes a tract located within the boundaries of an adopted Neighborhood Plan. 09 C14-2026-0014 - Wonsley Grocery & Kitchen; District 42 of 13 C14-2026-0014 3 2. The proposed zoning should promote consistency and orderly planning. The proposed LR-MU-CO-NP zoning is consistent with the Future Land Use Map (FLUM) designation of ‘Mixed Use’ for this tract and it is compatible with the higher density residential and commercial zoning patterns to the south, east and west. The property fronts and takes access to Wonsley Drive, a level 2/collector roadway. There is a sidewalk along E. Wonsley Drive and a public transit stop (8005 Georgian/Wonsley) on Georgian Drive 0.14 miles to the west. EXISTING ZONING AND LAND USES: ZONING MF-2-NP Site North SF-3-NP South GR-NP, CS-1-CO-NP LAND USES Vacant Single-Family Residences Multifamily (Veer Apartments), Restaurant (Catedral de Mariscos), Cocktail Lounge (Club El Tahur) Multifamily (Short Hills Apartments) East MF-3-NP West MF-3-NP, SF-3-NP Multifamily (Georgian Hill/Chase Village Apartments) NEIGHBORHOOD PLANNING AREA: North Lamar Combined Neighborhood Plan (Georgian Acres) WATERSHED: Little Walnut Creek, Buttermilk Branch CAPITOL VIEW CORRIDOR: N/A SCENIC ROADWAY: N/A NEIGHBORHOOD ORGANIZATIONS: Austin Independent School District, Austin Neighborhoods Council, Friends of Austin Neighborhoods, Georgian Acres Neigh. Assn., Go Austin Vamos Austin - North , Homeless Neighborhood Association, North Lamar/Georgian Acres Neighborhood Team SCHOOLS: Austin I.S.D. AREA CASE HISTORIES: NUMBER C14-2018-0024 (Powell Lane Apartments: 411 & 601 East Powell Lane and 410, 500, 502, REQUEST LO-MU-NP, LR-MU-NP to MF-4-NP COMMISSION 8/14/18: Approved the staff’s recommendation of MF-4-NP zoning, with conditions for the property at 502 E. Wonsley Drive (i.e. – dedication of ROW and recommendations from the NTA, CITY COUNCIL August 30, 2018: Approved MF- 4-NP zoning, with conditions, on 1st reading only, leaving the public hearing open and requesting 2nd/3rd readings of the case on September 20, 2018 (10- 09 C14-2026-0014 - Wonsley Grocery & Kitchen; District 43 of 13 C14-2026-0014 504, 508, and 606 East Wonsley Drive ) 4 by consent (9-0, K. McGraw and T. Shaw-absent); C. Kenny-1st, P. Seeger-2nd. 0, E. Troxclair-off the dais); G. Casar-1st, A. Alter-2nd. September 20, 2018: The public hearing was conducted and a motion to close the public hearing and approve Ordinance No. 20180920-090 for MF-4-NP combining district zoning was approved on Council Member Casar’s motion, Council Member Renteria’s second on an 8-1 vote. Council Member Houston voted nay. Council Member Garza was off the dais. Council Member Alter was absent. 10/19/17: The public hearing was conducted and a motion to close the public hearing and approve Ordinance No. 20171019-045 for public-neighborhood plan (P-NP) combining district zoning was approved on Council Member Pool’s motion, Council Member Renteria’s second on an 11-0 vote. 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. Approved the Georgian Acres Neighborhood Plan Combining District (NP), except for tracts 134 and 135B (as shown below), and including the following motions was approved on Council Member Spelman’s motion, Council Member Morrison’s second on a 7-0 vote. The motion to amend the ordinance per staff’s recommendation to change the future land use for Tract 134 to office and include limited office- conditional overlay-neighborhood C14-2017-0089 (Georgian Acres Neighborhood Park) CS-CO-NP to P-NP 9/12/17: Approved the staff’s recommendation of P-NP zoning by consent (13-0); P. Seeger-1st, J. Shieh-2nd. C14-2010-0049 (Georgian Acres Neighborhood Planning Area Rezonings) To create a Neighborhood Plan Combining District (NPCD) covering the entire 669.83 acre plan area. Under the proposed Georgian Acres NPCD, the following design tools will be applied area-wide: “Parking Placement and Impervious Cover Restrictions,”“ Garage Placement” and “Front 5/11/10: Approved the proposed re-zonings for the Georgian Acres NPCD as recommended by the staff, except for following tracts: 101, 102, 103, 104, 106, 107, 108, 109, 110, 111, 112, 115, 118, 119, 134, 136, and 137 (8-0, J. Reddy- absent); D. Chimenti-1st, M. Dealey-2nd. Approved the staff’s recommendation to rezone to Vertical Mixed-Use “V” and to remove the dimensional standards identified in Article 4.3.3 E.3 (Dimensional and Parking Requirements – reduction in parking requirements) and the Future Land Use designation of Mixed Use for the following tracts: 101, 102, 103, 104, 107, 108, 109, 110, 111, 112, 115, 118, and 119; Vote: (8-0, J. Reddy-absent); D. Chimenti-1st, M. Dealey-2nd. 09 C14-2026-0014 - Wonsley Grocery & Kitchen; District 44 of 13 C14-2026-0014 5 Porch Setback” C14-2009-0140 (Najib’s 214 E. Anderson Lane) GR to CS-1 C14-02-0162 SF-3 to CS-CO Approved the staff’s recommendation to rezone to Vertical Mixed-Use “V” and to remove the dimensional standards identified in Article 4.3.3 E.3 (Dimensional and Parking Requirements – reduction in parking requirements) and the Future Land Use designation of Neighborhood Mixed Use for the following tracts: 106, 136 and 137; Vote: (8-0, J. Reddy-absent); D. Chimenti-1st, M. Dealey-2nd. Approved the staff’s recommendation for the Impervious Cover & Parking Placement Restrictions, Front Porch Setback and Garage Placement design tools for the Georgian Acres Planning Area; Vote: (8-0, J. Reddy-absent); D. Anderson-1st, K. Tovo-2nd. Approved the staff’s recommendation of SF-3-NP zoning for Tract 134 (602, 604, and 606 Middle Lane); Vote: (8-0, J. Reddy-absent); S. Kirk-1st, D. Chimenti-2nd. 1/12/10: Approved staff’s recommendation of CS-1-CO, with a CO for a 2000 vtpd limit, on consent (7-0, D. Anderson, J. Reddy- absent); C. Small-1st, M. Dealey-2nd. 12/03/02: Approved CS-CO by consent, with conditions for a 2,000 vtpd limit and to prohibit Personal Improvement Services and Vehicle Storage (5-0, M. Whaley-off dais, J. Martinez- absent) plan (LO-CO-NP) zoning with the following conditions and conditional uses was approved on Council Member Spelman’s motion, Council Member Morrison’s second on a 7-0 vote. The conditions were to restrict building height to 18 feet. The conditional uses are: medical offices less than 5,000 square feet and medical offices greater than 5,000 square feet. The motion to amend the ordinance to change the land use designation for Tract 135B on the future land use map (FLUM) to commercial and include general community commercial- conditional overlay-neighborhood plan (GR-CO-NP) zoning with hotel/motel as a conditional use was approved on Council Member Spelman’s motion, Council Member Morrison’s second on a 7-0 vote. 2/11/10: Approved CS-l-CO zoning on consent on Council on all 3 readings (6-0, Cole-off dais); Spelman-1st, Morrison-2nd 1/09/03: Approved CS-CO zoning, with following conditions: 1) limit site to 2,000 vtpd, 2) prohibit Pawn Shop Services, Personal Improvement Services, Convenience Storage, Vehicle Storage, Automotive Rentals, Automotive Repair Services, Automotive Sales, Automotive Washing, 3) prohibit vehicle access from the property to Delafield Lane, except for emergency vehicles (5-0, J. Goodman, D. Thomas-off dais); 1st reading 09 C14-2026-0014 - Wonsley Grocery & Kitchen; District 45 of 13 C14-2026-0014 6 C14-00-2100 SF-3 to LO 11/14/00: Applicant withdrew case 2/13/03: Approved 2nd/3rd readings (7-0) N/A RELATED CASES: N/A OTHER STAFF COMMENTS: Comprehensive Planning Project Name and Proposed Use: 301 E WONSLEY DRIVE. C14-2026-0014. Project: Wonsley Grocery & Kitchen. 1.078 acres from MF-2-NP, MF-2-NP to LR-MU-CO-NP. Existing: undeveloped. Proposed: neighborhood market under 9,500 feet with kitchen. 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 *: Y Mobility and Public Transit *: Located within 0.25 miles of public transit stop and/or light rail station. • 0.14 mile to bus stop Y Mobility and Bike/Ped Access *: Adjoins a public sidewalk, shared path, and/or bike lane. • Sidewalk present along E Wonsley Drive Connectivity, Good and Services, Employment *: Provides or is located within 0.50 miles to goods and services, and/or employment center. Y Connectivity and Food Access *: Provides or is located within 0.50 miles of a grocery store/farmers market. • 0.2 miles to Mi Tienda Grocery Store; Site proposes a neighborhood market Connectivity and Education *: Located within 0.50 miles from a public school or university. Y Connectivity and Healthy Living *: Provides or is located within 0.50 miles from a recreation area, park or walking trail. • 0.5 miles to Georgian Acres Neighborhood Park 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). 09 C14-2026-0014 - Wonsley Grocery & Kitchen; District 46 of 13 C14-2026-0014 7 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.) Y 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 6 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 majority of the site is located in the Buttermilk Branch Watershed, and a small portion of the site is in the Little Walnut Creek Watershed of the Colorado River Basin, which are classified as Urban Watersheds by Chapter 25-8 of the City's Land Development Code. It is in the Desired Development Zone. 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 sq. ft. cumulative is exceeded, and on-site control for the two-year storm. 09 C14-2026-0014 - Wonsley Grocery & Kitchen; District 47 of 13 C14-2026-0014 8 At this time, no information has been provided as to whether this property has any preexisting approvals that preempt current water quality or Code requirements. Fire No comments. Parks and Recreation 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 Zoning Cases 1. 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 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. 2. Site plans will be required for any new development except for residential only project with up to 4 units. 3. 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 4. The site is subject to compatibility standards due to the proximity of SF-3 zoning across E Wonsley Dr to the north (i.e., the triggering property). Reference 25-2-1051, 25-2-1053 5. 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 09 C14-2026-0014 - Wonsley Grocery & Kitchen; District 48 of 13 C14-2026-0014 Transportation 9 Please provide what will be included in the conditional overlay. The Austin Strategic Mobility Plan (ASMP) calls for 72 feet of right-of-way for E Wonsley Dr. It is recommended that 36 feet of right-of-way from the existing centerline should be dedicated for E Wonsley Dr according to the Transportation Plan with the first subdivision or site plan application. [LDC 25-6-51 and 25-6-55]. The Austin Strategic Mobility Plan (ASMP) calls for Gessner Dr feet of right-of-way for 58 feet. It is recommended that 29 feet of right-of-way from the existing centerline should be dedicated for Gessner Dr according to the Transportation Plan with the first subdivision or site plan application. [LDC 25-6-51 and 25-6-55]. The 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) E Wonsley Dr Level 2 72 feet Approx 50 feet Approx 28 feet Yes No Yes Gessner Dr Level 1 58 feet Approx 58 feet Approx 44 feet Yes No Yes Water Utility No comments on zoning change. FYI: The landowner intends to serve the site with existing City of Austin water utilities. Based on current public infrastructure configurations, it appears that 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. INDEX OF EXHIBITS TO FOLLOW A: Zoning Map B. Aerial Map C. Applicant’s Request Letter 09 C14-2026-0014 - Wonsley Grocery & Kitchen; District 49 of 13 EXHIBIT A 09 C14-2026-0014 - Wonsley Grocery & Kitchen; District 410 of 13EXHIBIT B 09 C14-2026-0014 - Wonsley Grocery & Kitchen; District 411 of 13EXHIBIT C Sohil Maknojia 147 Morning Dawn Ln Georgetown, TX 78628 (512) 587-2023 January 29th, 2026 City of Austin City Planning and Zoning Department 505 Barton Springs Road Austin, Texas, 78704 Hello, I am writing to formally request a zoning change for the properties located at 301 and 309 E. Wonsley Dr., Austin, TX 78753. The current zoning designation for these parcels is MF-2-NP. Based on preliminary consultation with zoning staff, it was recommended that these parcels be rezoned to LR-MU-CO-NP (Neighborhood Commercial – Mixed Use – Conditional Overlay – Neighborhood Plan). The proposed project is to develop a neighborhood market under 9,500 square feet, which will include a kitchen serving freshly prepared food. The market will be pedestrian-friendly, designed to serve the daily needs of nearby residents with convenient, walkable access to healthy grocery options and freshly made meals. The project will also create local jobs, providing up to many full-time positions once operational. This rezoning supports the goals of Imagine Austin and the North Lamar/Georgian Acres Neighborhood Plan by: ● Encouraging walkable, complete communities with access to daily needs close to home ● Supporting small business development and local employment opportunities ● Promoting neighborhood-serving retail that reduces the need for vehicle trips ● And ensuring compatibility with Georgian Acres Future Land Use plan I have included the Zoning Application form with all pertinent documents, previous correspondence with staff supporting this change (below) as well as a memo from Maureen Meredith confirming that a plan amendment will not be required. For these reasons, we respectfully request approval of this rezoning application. We look forward to working with City staff, the Planning Commission, City Council, and neighborhood stakeholders throughout this process. Thank you for your consideration. Sincerely, Sohil Maknojia 09 C14-2026-0014 - Wonsley Grocery & Kitchen; District 412 of 13---------- Forwarded message ---------- From: Rhoades, Wendy <Wendy.Rhoades@austintexas.gov> Date: Aug 20, 2025 at 1:06 PM -0500 To: Sohil H.M. <> Subject: RE: Zoning amendment — 309 E. Wonsley Dr., Austin, TX 78753 Hi Sohil, This morning I presented your rezoning request to change the zoning from SF-3-NP to LR-NP to the Zoning team within the Planning Department for a preliminary determination. Zoning staff is supportive of a rezoning to the LR-MU-CO-NP district as it provides the opportunity for a grocery store (a food sales use), retains the ability to construct residential uses (the -MU is an option to provide residential units - all types except for manufactured homes), and the Conditional Overlay would prohibit service station use (a gas station or a lube / oil shop). Please keep in mind that this feedback is informal, and Staff will not formally provide a recommendation until a rezoning application have been filed and reviewed by them. Furthermore, Staff’s recommendations may be subject to change once a Planner begins reviewing your request in more detail. Nevertheless, this preliminary feedback can help guide your preparations for the formal application process. Wendy Rhoades 09 C14-2026-0014 - Wonsley Grocery & Kitchen; District 413 of 13