06 C14-2026-0038 - CV Oakland Bungalows; District 9 - Staff Report — original pdf

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ZONING CHANGE REVIEW SHEET CASE: C14-2026-0038 – CV Oakland Bungalows DISTRICT: 9 ZONING FROM: LO-NP and LR-MU-CO-NP ADDRESS: 1409, 1411 and 1413 West 6th Street ZONING TO: CS-CO-NP *as amended; see issues section SITE AREA: 0.45 acres (19, 654 sq. ft.) PROPERTY OWNER: JJABC, LP, Jay W. Barnes, III & James L. Cotton AGENT: Alice Glasco Consulting (Alice Glasco) CASE MANAGER: Cynthia Hadri 512-974-7620, Cynthia.hadri@austintexas.gov STAFF RECOMMENDATION: The staff recommendation is to grant general commercial services – conditional overlay – neighborhood plan (CS-CO-NP) combined district zoning. The conditional overlay will have the following conditional and prohibited uses: Prohibited Uses: Alternative Financial Services Adult-Oriented Business Agricultural Sales and Services Automotive Rentals Automotive Repair Services Automotive Sales Automotive Washing (of any type) Bail Bond Services Bed & Breakfast (Group 1) Bed & Breakfast (Group 2) Building Maintenance Services Campground Commercial Blood Plasma Center Commercial Off-Street Parking Construction Sales and Services Convenience Storage Custom Manufacturing Drop-Off Recycling Collection Facilities Conditional Uses: Club or Lodge Drive in Services (accessory use) Electronic Testing Equipment Sales Electronic Prototype Assembly Equipment Repair Services Exterminating Services Hotel/Motel Indoor Crop Production Kennels Limited Warehousing and Distribution Maintenance and Services Facilities Medical Offices - exceeding 5000 sq. ft. gross floor area Monument Retail Sales Outdoor Entertainment Outdoor Sports and Recreation Vehicle Storage Pawn Shop Services Pedicab Storage & Dispatch Service Station Hospital Service - general Laundry Services Theater 06 C14-2026-0038 - CV Oakland Bungalows; District 91 of 20 PLANNING COMMISSION ACTION / RECOMMENDATION: August 11, 2026: CITY COUNCIL ACTION: ORDINANCE NUMBER: ISSUES: On August 4, 2026, the applicant submitted an amendment to the application with additional prohibited and conditional uses that the neighborhood and applicant agreed to. Staff added the following prohibited uses to the staff recommendation: Alternative Financial Services, Hotel/Motel, Medical Offices - exceeding 5000 sq. ft. gross floor area, Pedicab storage and Dispatch. Staff added the following conditional uses to the staff recommendation: Club or Lodge, Drive In Services (accessory use), Electronic Testing, Hospital Services – General and Theatre. Please refer to Exhibit D (Applicant Summary Letter as amended). CASE MANAGER COMMENTS: The property in question is approximately 0.45 acres, developed with three one story bungalows and one three story structure attached with a covered walkway to the middle bungalow. The property has access to West 6th (ASMP Level 3) street for one bungalow and access for the other two bungalows exists only through the alley at the rear of the property from Oakland Avenue (ASMP level 1). The site is currently zoned limited office – neighborhood plan (LO-NP) combining district zoning and neighborhood commercial- mixed use – conditional overlay- neighborhood plan (LR-MU-CO-NP) combining district zoning. There are two bus stops near this property; one is approximately 0.05 miles to the east and the other is approximately 0.9 miles to the west. West 6th street is an imagine Austin Corridor and near the 5th/6th & Lamar Station Area. The surrounding zoning patterns consist of mixed uses with multifamily, commercial, office and automotive base zoning districts as well as some single family (SF-3-NP, SF-3-HD-NP; MF-4-NP; MF-4-HD-NP; LO-NP; GO-NP; GO-CO-NP; LR-NP; GR-V-CO-NP; CS-MU-CO-NP; CS-MU-V-CO-NP) Please refer to Exhibits A (Zoning Map) and B (Aerial View). The applicant originally requested general commercial services – conditional overlay – neighborhood plan (CS-CO-NP) combined district zoning to allow for a broader range of commercial, retail, and service uses that better align with the existing development and commercial activity along this segment of West 6th street. Please refer to Exhibit C (Applicant’s Summary Letter). The applicant amended their request to add more uses to the conditional overlay as agreed to with the Old West Austin Neighborhood Association 06 C14-2026-0038 - CV Oakland Bungalows; District 92 of 20 C14-2026-0038 3 (OWANA) on August 4, 2026. Please refer to Exhibit D (Applicant’s Summary Letter – as amended). Staff is recommending the requested general commercial services – conditional overlay – neighborhood plan (CS-CO-NP) combined district zoning for the property. Staff reviewed the initial request for prohibited and conditional uses proposed by the applicant; these uses were in line with staff’s previous recommendations in the surrounding area. The conditional overlay prohibits the more intense uses on the property. There is no demolition proposed for the property and the applicant is intending to keep the current building but add more commercial uses on the property. The Old West Austin Neighborhood Plan identifies "neighborhood-friendly" commercial areas where office, retail, and residences can be mixed vertically and horizontally. These areas include West 5th and 6th Streets between Lamar and Mopac. The applicant and neighbors have come to an agreement on a conditional overlay that ensures this rezoning will comply with those objectives. 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 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 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 staff recommends the applicant’s amended request because the lot meets the intent of the general commercial services (CS) base zoning district, as this would be operating commercial uses serving the neighborhood and community. The Old West Austin Neighborhood Plan Objective 2.1 is to encourage commercial uses that support the neighborhood. The applicant and neighbors have come to an agreement on a conditional overlay that ensures this rezoning will comply with those objectives. 06 C14-2026-0038 - CV Oakland Bungalows; District 93 of 20 C14-2026-0038 4 EXISTING ZONING AND LAND USES: Site North South East West ZONING LO-NP and LR-MU-CO-NP LO-NP; GO-NP; MF-4-NP LO-NP; LR-NP; CS-MU-CO-NP LO-NP; LR-NP; GO-NP GO-CO-NP; CS-MU-V-CO-NP LAND USES Office and Neighborhood Commercial uses Office uses; Neighborhood Commercial uses; Surface Parking Lot Office and Neighborhood Commercial uses Office and Neighborhood Commercial uses Office and Neighborhood Commercial uses NEIGHBORHOOD PLANNING AREA: Old West Austin Neighborhood Plan WATERSHED: Lady Bird Lake (Urban) CAPITOL VIEW CORRIDOR: Yes (Mopac Bridge) SCENIC ROADWAY: No SCHOOLS: Austin Independent School District Mathews Elementary School O Henry Middle School Austin High School COMMUNITY REGISTRY LIST: Austin Independent School District Austin Neighborhoods Council Friends of Austin Neighborhoods Homeless Neighborhood Association Old West Austin Neighborhood Association AREA CASE HISTORIES: NUMBER C14-2024-0161 - 505 Oakland Avenue REQUEST LO-NP to CS-MU-CO- NP Old West Austin Neighborhood Contact Team Preservation Austin Save Texas Springs Shoal Creek Conservancy CITY COUNCIL Approved CS-MU-CO-NP as Planning Commission Recommended (3/27/2025) COMMISSION To Grant CS-MU-CO-NP with the following prohibited uses: Adult-Oriented Business; Agricultural Sales and Services; Automotive Repair Services; Bail Bond Services; Campground; Construction Sales and Services; Custom Manufacturing; Electronic Prototype Assembly; Indoor Crop Production; Automotive Washing – of any type; Building Maintenance Services; Commercial Off-street Parking; Convenience Storage; Dropoff Recycling Collection Facilities; 06 C14-2026-0038 - CV Oakland Bungalows; District 94 of 20 C14-2026-0038 5 Exterminating Services; Kennels; Limited Warehousing and Distribution; Pawn Shop Services; Service Station; Monument Retail Services; Research Services; Vehicle Storage; Equipment Repair Services; Maintenance and Services Facilities; Automotive Rentals; Automotive Sales; Commercial Blood Plasma Center; Outdoor Entertainment; Outdoor Sports and Recreation and the following conditional uses: Equipment Sales; Laundry Services; Residential Treatment; Guidance Services (2/11/2025) To Grant CS-MU-CO-NP with the following prohibited uses: Adult-Oriented Business, Agricultural Sales and Services, Automotive Repair Services, Automotive Washing—of any type, Bail Bond Services, Building Maintenance Services, Campground, Commercial Off- Street Parking, Construction Sales and Services, Convenience storage, Drop-Off Recycling, Collection Facilities, Electronic Prototype Assembly, Exterminating Services, Indoor Crop Production, Kennels, Monument Retail Services, Pawn Shop Services, Research Services, Service Station, Vehicle Storage, Custom Manufacturing, Limited Warehousing and Distribution. (05/09/2023) To Grant LR-NP *as amended (06/12/2018) To Grant CS-MU-CO-NP (06/08/2023) Approved LR-NP as Planning Commission Recommended (06/28/2018) C14-2022-0164 (504 Oakland Avenue LO-MU-NP to CS-MU-NP. C14-2018-0030 – Pure Yoga LO-NP to LR-NP (as amended) RELATED CASES: C14-2015-0044 – James – A rezoning for approximately 0.15 acres from LO-NP to LR-MU- CO-NP, as amended. The initial request was for GR-V-CO-NP, and the application was amended on April 21, 2015. Staff recommended LR-MU-CO-NP combined district zoning. 06 C14-2026-0038 - CV Oakland Bungalows; District 95 of 20 06 C14-2026-0038 - CV Oakland Bungalows; District 96 of 2006 C14-2026-0038 - CV Oakland Bungalows; District 97 of 20C14-2026-0038 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. 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 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 projects with up to 4 units. Any new development is subject to Subchapter E Commercial Design Standards. Additional comments will be made when the site plan is submitted. This site lies within/is bisected by a Capitol View Corridor. A height analysis will be required with site plan submittal. 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. The Austin Strategic Mobility Plan (ASMP) calls for 80’ feet of right-of-way for W 6TH ST. It is recommended that 40 feet of right-of-way from the existing centerline should be 06 C14-2026-0038 - CV Oakland Bungalows; District 98 of 20 C14-2026-0038 9 dedicated for W 6TH ST 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 58’ feet of right-of-way for OAKLAND AVE. It is recommended that 29 feet of right-of-way from the existing centerline should be dedicated for OAKLAND AVE 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 W 6TH ST Level 3 OAKLAND AVE Level 1 80’ 58’ 70’ 50’ 41’ 30’ Yes Yes Austin Water Utility: No comments on zoning change. Capital Metro (within ¼ mile) Yes Yes No Yes 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. City records indicate the site is served by an On-Site Sewage Facility (OSSF). With the change of use, the owner must connect the site to city wastewater service through the cutover process. For more information pertaining to the wastewater cutover process, contact the AW OSSF team at OSSF@austintexas.gov or call (512)-972-0050. The cutover process may also initiate a required review by the Industrial Waste Division depending on building usage. INDEX OF EXHIBITS AND ATTACHMENTS TO FOLLOW: A. Zoning Map B. Aerial Map C. Applicant’s Summary Letter D. Applicant’s Summary Letter - as Amended E. C14-2015-0044 - Ordinance Correspondence from Interested Parties 06 C14-2026-0038 - CV Oakland Bungalows; District 99 of 20 Exhibit A 06 C14-2026-0038 - CV Oakland Bungalows; District 910 of 20Exhibit B 06 C14-2026-0038 - CV Oakland Bungalows; District 911 of 20ALICE GLASCO CONSULTING May 18, 2026 Updated: July 14, 2026 Andrea Bates, Acting Director Austin Planning Department 6310 Wilhelmina Delco Drive Austin, Texas 78752 RE: 1409-1413 W. 6th Street Rezoning Dear Ms. Bates: I represent the owners of the subject properties in a rezoning request. The current rezoning is LO-NP and LR-MU-CO-NP, and the requested rezoning is to CS-CO-NP. This letter has been updated to include a conditional overlay combining district so that the rezoning request is now CS-CO-NP. Additionally, two uses – Guidance Services and Residential Treatment - have been deleted from the list of conditional uses as reflected on page 2 of this letter. Background: The subject site consists of 3 lots, and each lot has a bungalow currently used as offices. The purpose of the rezoning is to allow a variety of uses in order to give the owners options as they seek new tenants. The subject properties fall within the Old West Austin Neighborhood Planning area, and as such we met with the Zoning Committee of the neighborhood association and agreed to the following list of prohibited and conditional uses. The following uses are prohibited uses of the Property: Adult-Oriented Business Automotive Rentals Automotive Sales Bail Bond Services Bed & Breakfast (Group 2) Campground Commercial Off-Street Parking Convenience Storage Drop-Off Recycling Collection Facilities Equipment Repair Services Indoor Crop Production Limited Warehousing and Distribution Monument Retail Sales Agricultural Sales and Services Automotive Repair Services Automotive Washing (of any type) Bed & Breakfast (Group 1) Exhibit C 06 C14-2026-0038 - CV Oakland Bungalows; District 912 of 20Building Maintenance Services Commercial Blood Plasma Center Construction Sales and Services Custom Manufacturing Electronic Prototype Assembly Exterminating Services, Kenels Maintenance and Services Facilities Outdoor Entertainment Outdoor Sports and Recreation Research Services Vehicle Storage Pawn Shop Services Service Station The following uses are conditional uses of the Property: Equipment Sales Laundry Services Guidance Services Residential Treatment Please let me know if you have any questions or need additional information. Sincerely, Alice Glasco, President AG Consulting Cc: Joi Harden, Zoning Officer, Austin Planning Department James Cottton, Cotton Ventures Austin Cotton, Cotton Ventures Jay W. Barnes, III 06 C14-2026-0038 - CV Oakland Bungalows; District 913 of 20ALICE GLASCO CONSULTING May 18, 2026 Updated: July 14, 2026 Updated: August 4, 2026 Andrea Bates, Acting Director Austin Planning Department 6310 Wilhelmina Delco Drive Austin, Texas 78752 RE: 1409-1413 W. 6th Street Rezoning Dear Ms. Bates: I represent the owners of the subject properties in a rezoning request. The current rezoning is LO-NP and LR-MU-CO-NP, and the requested rezoning is to CS-CO-NP. This letter has been updated to reflect the latest list of prohibited and conditional uses agreed by the applicant and OWANA. Background: The subject site consists of 3 lots, and each lot has a bungalow currently used as offices. The purpose of the rezoning is to allow a variety of uses in order to give the owners options as they seek new tenants. The subject properties fall within the Old West Austin Neighborhood Planning area, and as such we met with the Zoning Committee of the neighborhood association and agreed to the following list of prohibited and conditional uses. The following uses are prohibited uses of the Property: 1. Alternative Financial Services 2. Adult-Oriented Business 3. Automotive Rentals 4. Automotive Sales 5. Bail Bond Services 6. Bed & Breakfast (Group 2) 7. Campground 8. Commercial Off-Street Parking 9. Convenience Storage 10. Drop-Off Recycling Collection Facilities 11. Equipment Repair Services 12. Hotel/Motel 13. Indoor Crop Production 14. Limited Warehousing and Distribution 15. Medical Offices > 5000 SF 16. Monument Retail Sales 17. Agricultural Sales and Services Exhibit D 06 C14-2026-0038 - CV Oakland Bungalows; District 914 of 202 18. Automotive Repair Services 19. Automotive Washing (of any type) 20. Bed & Breakfast (Group 1) 21. Building Maintenance Services 22. Commercial Blood Plasma Center 23. Construction Sales and Services 24. Custom Manufacturing 25. Electronic Prototype Assembly 26. Exterminating Services 27. Kenels 28. Maintenance and Services Facilities 29. Outdoor Entertainment 30. Outdoor Sports and Recreation 31. Research Services 32. Vehicle Storage 33. Pawn Shop Services 34. Pedicab Storage & Dispatch 35. Service Station The following uses are conditional uses of the Property: 36. Equipment Sales 37. Laundry Services 38. Club or Lodge 39. Drive In Services (accessory use) 40. Electronic Testing 41. Hospital Services – General 42. Theatre Please let me know if you have any questions or need additional information. Sincerely, Alice Glasco, President AG Consulting Cc: Joi Harden, Zoning Officer, Austin Planning Department James Cottton, Cotton Ventures Austin Cotton, Cotton Ventures Jay W. Barnes, III Sheila Lyon, OWANA Zoning Committee Chair 06 C14-2026-0038 - CV Oakland Bungalows; District 915 of 20ORDINANCE NO. 20150611-037 AN ORDINANCE REZONING AND CHANGING THE ZONING MAP FOR THE PROPERTY LOCATED AT 1411 WEST 6™ STREET IN THE OLD WEST AUSTIN NEIGHBORHOOD PLAN AREA FROM LIMITED OFFICE- DISTRICT TO NEIGHBORHOOD NEIGHBORHOOD COMMERCIAL-MIXED USE-CONDITIONAL OVERLAY- NEIGHBORHOOD PLAN (LR-MU-CO-NP) COMBINING DISTRICT. COMBINING (LO-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 limited office-neighborhood plan (LO-NP) combining district to neighborhood conunercial-mixed use-conditional overlay-neighborhood plan (LR-MU- CO-NP) combining district on the property described in Zoning Case No. C14-2015-0044, on file at the Planning and Zoning Department, as follows: Lot 5, Block 1, DIV Z, Woodland Subdivision, a subdivision in the City of Austin, Travis County, Texas, according to the map or plat of record in Plat Book 3, Page 22 of the Plat Records of Travis County, Texas (the "Property"), locally known as 1411 West 6"' 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 of this ordinance, the Property may be developed and used in accordance with the regulations established for the neighborhood commercial (LR) base district and other applicable requirements of the City Code. 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 cumulatively with all existing or previously authorized development and uses, generate traffic that exceeds 2,000 trips per day. Exhibit E Page 1 of 2 06 C14-2026-0038 - CV Oakland Bungalows; District 916 of 20B. The following uses are not permitted uses of the Property: Service station Restaurant (limited) Restaurant (general) Except as specifically restricted under this ordinance, the Property may be developed and used in accordance with the regulations estabhshed for the neighborhood conmiercial (LR) base district, the mixed use combining district and other apphcable requirements of the City Code. PART 4. The Property is subject to Ordinance No. 020926-26 that estabhshed the Old West Austin neighborhood plan combining district. PART 5. This ordinance takes effect on June 22, 2015. PASSED AND APPROVED June 11 ., 2015 APPROVED: Anne L. Morgan Interim City Attorney Jannette S. Goodall City Clerk Page 2 of 2 06 C14-2026-0038 - CV Oakland Bungalows; District 917 of 20JVJ SUBJECT TRACT l' \\ PENDING CASE ZONING BOUNDARY ZONING CASE#: C14-2015-0044 1 " = 200 ' This product is for infonnational purposes and may not have been prepared tor 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. TTiis product has been produced by CTM for the sole purpose of geographic by the City of Austin regarding spedfic accuracy or completeness. E x h i b it A 06 C14-2026-0038 - CV Oakland Bungalows; District 918 of 2006 C14-2026-0038 - CV Oakland Bungalows; District 919 of 2006 C14-2026-0038 - CV Oakland Bungalows; District 920 of 20