Play video — original link
Play video
Planning Commission Homepage
Upcoming meetings
Regular Meeting of the Planning Commission
- Agenda
- 00 Speaker Registration Information
- 01 Draft Meeting Minutes May 26, 2026
- 02 NPA-2025-0018.02 - Airport and Koenig Multifamily; District 4 - Applicant Postponement Request Memo
- 03 C14-2025-0115 - Airport and Koenig Multifamily; District 4 - Applicant Postponement Request Memo
- 04 NPA-2025-0016.02 - Former AISD Brooke ES Redevelopment; District 3 - Staff Report
- 06 NPA-2023-0014.04 - 4302 Nuckols Crossing; District 2 - Staff Report
- 07 C14-2025-0065 - 4302 Nuckols Crossing; District 2 - Staff Report
- 08 NPA-2018-0021.02 - Skyline Oltorf Mixed Use; District 3 - Applicant Indefinite Postponement Request Memo
- 09 C14-2026-0014 - Wonsley Grocery & Kitchen; District 4 - Staff Report
- 10 C14-2026-0024 - 700 Dawson - Office Use; District 9 - Staff Report
- 12 C14-2025-0051 - Woodward Mixed Use Flats; District 3 - Staff Postponement Request Memo
06 C14H-2025-0117 - Bethany Cemetery, District 1 - Public Comments 4 — original pdf
06 C14H-2025-0117 - Bethany Cemetery; District 11 of 2 06 C14H-2025-0117 - Bethany Cemetery; District 12 of 2
06 C14H-2025-0117 - Bethany Cemetery; District 1 - Historic Landmark Commission Site Survey — original pdf
City of Austin - Historic Preservation Office Historic Zoning Application Packet Figure 5. Site survey showing the layout of Bethany Cemetery, 1969. Courtesy of the research files of Ms. Sue Spears. Adopted December 2012 Attachment A | Page 30 06 C14H-2025-0117 - Bethany Cemetery; District 11 of 1
06 C14H-2025-0117 - Bethany Cemetery; District 1 - Plan Set 7 — original pdf
LOT 13 BLOCK 4 OLT 21 DIV B CHERNOSKY NO 9 ZONING: SF-3-NP USE: SINGLE-FAMILY LOT 12 BLOCK 4 OLT 21 DIV B CHERNOSKY NO 9 ZONING: SF-3-NP USE: SINGLE-FAMILY LOT 11 BLOCK 4 OLT 21 DIV B CHERNOSKY NO 9 ZONING: SF-3-NP USE: SINGLE-FAMILY ' 2 2 . 9 7 ' W " 4 2 6 5 ° 0 1 N LOT 10 BLOCK 4 OLT 21 DIV B CHERNOSKY NO 9 ZONING: SF-3-NP USE: SINGLE-FAMILY LOT 9 BLOCK 4 OLT 21 DIV B CHERNOSKY NO 9 ZONING: SF-3-NP USE: SINGLE-FAMILY LOT 8 BLOCK 4 OLT 21 DIV B CHERNOSKY NO 9 ZONING: SF-3-NP USE: SINGLE-FAMILY LOT 7 BLOCK 4 OLT 21 DIV B CHERNOSKY NO 9 ZONING: SF-3-NP USE: SINGLE-FAMILY LOT 6 BLOCK 4 OLT 21 DIV B CHERNOSKY NO 9 ZONING: SF-3-NP USE: SINGLE-FAMILY LOT 5 BLOCK 4 OLT 21 DIV B CHERNOSKY NO 9 ZONING: SF-3-NP USE: SINGLE-FAMILY ' 3 9 . 4 0 5 ' W " 2 0 6 0 ° 1 1 N LOT 4 BLOCK 4 OLT 21 DIV B CHERNOSKY NO 9 ZONING: SF-3-NP USE: SINGLE-FAMILY LOT 3 BLOCK 4 OLT 21 DIV B CHERNOSKY NO 9 ZONING: SF-3-NP USE: SINGLE-FAMILY LOT 2 BLOCK 4 OLT 21 DIV B CHERNOSKY NO 9 ZONING: SF-3-NP USE: SINGLE-FAMILY LOT 1 BLOCK 4 OLT 21 DIV B CHERNOSKY NO 9 ZONING: SF-6-NP USE: UNDEVELOPED TBM#1 2 3 T O L Y O N R U O L F B V D 2 / 1 8 1 T L O I 3 C E S S T H G E H I P N - 3 - F S : I G N N O Z Y L I M A F - E L G N S I : E S U N78°55'38"E 204.88' 1 3 T O L Y O N R U O L F B V D 2 / 1 8 1 T L O I 3 C E S S T H G E H I P N - 3 - F S : I G N N O Z Y L I M A F - E L G N S I : E S U ' 8 6 . 9 7 2 ' E " 8 5 5 0 ° 9 S 6.25 AC OF OLT 18&1/2 DIVISION B BETHANY CEMETERY ZONING: P-NP USE: CEMETERY N79°21'15"E 206.81' N79°21'15"E …
06 C14H-2025-0117 - Bethany Cemetery; District 1 - Public Comments 3 — original pdf
06 C14H-2025-0117 - Bethany Cemetery; District 11 of 28 From: To: Subject: Date: Contreras, Kalan Bethany Cemetery Monday, February 9, 2026 3:42:35 PM [You don't often get email from https://aka.ms/LearnAboutSenderIdentification ] Learn why this is important at External Email - Exercise Caution Hello Mr. Contreras, I am writing to express my full support for the historic zoning request for Bethany Cemetery (C14H-2025-0117) on the February 10, 2026 Planning Commission agenda. Bethany Cemetery is a historically significant Black cemetery that holds deep cultural, family, and community importance. Protecting this site helps preserve the history, legacy, and dignity of those buried there and ensures future generations can honor and remember them. I respectfully urge the Planning Commission to support granting historic zoning protections for Bethany Cemetery. Thank you for your time and consideration. Sincerely, DeNae Robbins Round Rock, Texas 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". 06 C14H-2025-0117 - Bethany Cemetery; District 13 of 28 06 C14H-2025-0117 - Bethany Cemetery; District 14 of 28 06 C14H-2025-0117 - Bethany Cemetery; District 15 of 28 06 C14H-2025-0117 - Bethany Cemetery; District 16 of 28 06 C14H-2025-0117 - Bethany Cemetery; District 17 of 28 06 C14H-2025-0117 - Bethany Cemetery; District 18 of 28 06 C14H-2025-0117 - Bethany Cemetery; District 19 of 28 06 C14H-2025-0117 - Bethany Cemetery; District 111 of 28 06 C14H-2025-0117 - Bethany Cemetery; District 112 of 28 06 C14H-2025-0117 - Bethany Cemetery; District 113 of 28 06 C14H-2025-0117 - Bethany Cemetery; District 114 of 28 06 C14H-2025-0117 - Bethany Cemetery; District 115 of 28 06 C14H-2025-0117 - Bethany Cemetery; District 116 of 28 06 C14H-2025-0117 - Bethany Cemetery; District 117 of 28 06 C14H-2025-0117 - Bethany Cemetery; District 118 of 28 06 C14H-2025-0117 - Bethany Cemetery; District 119 of 28 06 C14H-2025-0117 - Bethany Cemetery; District 120 of 28 06 C14H-2025-0117 - Bethany Cemetery; District 121 of 28 06 C14H-2025-0117 - Bethany Cemetery; District 122 of 28 06 C14H-2025-0117 - Bethany Cemetery; District 123 of 28 06 C14H-2025-0117 - Bethany Cemetery; District 126 of 28 06 C14H-2025-0117 - Bethany Cemetery; District 127 of 28 06 C14H-2025-0117 - Bethany Cemetery; District 128 of 28
07 C14-2025-0106 - 108 W Gibson; District 9 - Public Comment 3 — original pdf
February 8, 2026 From: 04 Flats Condominium Homeowner Association (1401 Eva St) To: Cynthia Hadri, Austin Planning CC: Richardo Silini and Kathy Brocato – 04 Lofts Board, Leah Bojo Dear Cynthia The 04 Flats Condominium Homeowners Association: C14-2025-0106 Austin Planning Commission, Since our postponement of the January 13, 2026 Planning Commission Meeting we have been in constructive dialog with the applicant (the Drenner Group) and believe we are aligned with the most important changes they need in the Conditional Overlay to complete their project. Below are our views on each provision. Part 3 A. Currently the proposal is to strike all language regarding traffic. The surrounding streets already experience substantial congestion and limited parking availability. The proposed uses would markedly increase vehicular tra(cid:431)ic, delivery activity, and visitor parking demand, exacerbating an already strained situation. This would likely result in spillover parking into residential areas and reduced access for existing residents. Gibson Street is only 600 feet (approximately) from South Congress to Newton and then dead ends into the School for the Deaf. We do not have a specific request on how many trips are reasonable, but no restriction seems insu(cid:431)icient. Part 3 B. The applicant stated that the current building is out of compliance and exceeds 20,000 sq ft. We do not have an objection to the current building, and we are happy to agree that the limitation should be expanded to match the existing building. We were told by the applicant no new structures that would add square footage would be added. If their plans di(cid:431)er then we would like to be informed. Part 3 C. We are fine with all deleted limitations except we were told that outdoor entertainment would be subject to additional permitting. Outdoor Entertainment as permitted uses is particularly troubling given the site’s proximity to homes. These uses would introduce persistent noise, amplified sound, and late-night activity, substantially diminishing residents’ quality of life and enjoyment of their homes. We would like the commission to consider noise restrictions. In addition, we were told that the restaurant provision needs to be struck since the applicant would like to serve food at business functions and that it would not be a full-scale restaurant. If that is indeed the case, we have no objections. 07 C14-2025-0106 - 108 W Gibson; District 91 of 2 Part 3 D a. Building Coverage - Our understanding is the building will not be …
08 C14-2025-0108 - Lightsey Homes; District 5 - Applicant Comments — original pdf
08 C14-2025-0108 - Lightsey Homes; District 51 of 3 08 C14-2025-0108 - Lightsey Homes; District 52 of 3 08 C14-2025-0108 - Lightsey Homes; District 53 of 3
08 C14-2025-0108 - Lightsey Homes; District 5 - Public Comment 2 — original pdf
08 C14-2025-0108 - Lightsey Homes; District 51 of 7 08 C14-2025-0108 - Lightsey Homes; District 52 of 7 08 C14-2025-0108 - Lightsey Homes; District 53 of 7 08 C14-2025-0108 - Lightsey Homes; District 54 of 7 08 C14-2025-0108 - Lightsey Homes; District 55 of 7 08 C14-2025-0108 - Lightsey Homes; District 56 of 7 08 C14-2025-0108 - Lightsey Homes; District 57 of 7
09 C814-06-0175.07 - East Avenue PUD Amendment #7, Parcel A; District 9 - Applicant Amendment Letter — original pdf
09 C814-06-0175.07 - East Avenue PUD Amendment #7, Parcel A; District 91 of 1
09 C814-06-0175.07 - East Avenue PUD Amendment #7, Parcel A; District 9 - Public Comments 2 — original pdf
From: To: Subject: Date: Steve Nied Estrada, Nancy 1012 Concordia Saturday, February 7, 2026 7:25:48 PM [You don't often get email from https://aka.ms/LearnAboutSenderIdentification ] . Learn why this is important at External Email - Exercise Caution Dear Ms. Estrada, I am writing to urge the Planning Commission to recommend denial of the request of the developers of 1012 Concordia to increase the height of the proposed building. The requested height is extreme and does not at all fit with the character of the area. As a resident of the Hancock neighborhood, I would be personally affected by the increase in congestion from the already congested roadways in the area. The infrastructure is just not sufficient to support such density. Regards, Steve Nied Austin, TX 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". 09 C814-06-0175.07 - East Avenue PUD Amendment #7, Parcel A; District 92 of 2
09 C814-06-0175.07 - East Avenue PUD Amendment #7, Parcel A; District 9 - Public Comments 3 — original pdf
09 C814-06-0175.07 - East Avenue PUD Amendment #7, Parcel A; District 91 of 2 From: To: Subject: Date: Maryanna Dickens Estrada, Nancy Re: Restrict height of bldgs on old Concordia Property. Tuesday, February 10, 2026 12:24:16 PM [You don't often get email from https://aka.ms/LearnAboutSenderIdentification ] . Learn why this is important at External Email - Exercise Caution Sent from my iPhone > On Feb 10, 2026, at 12:21 PM, Maryanna Dickens <maryannarosedickens@gmail.com> wrote: > Yes please restrict immediately!!! For helicopters also!!! Now!!! M. R. Dickens!!! Carolyn Ave!!!! > . 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". 09 C814-06-0175.07 - East Avenue PUD Amendment #7, Parcel A; District 92 of 2
Approved Minutes — original pdf
PLANNING COMMISSION MEETING MINUTES Tuesday, February 10, 2026 PLANNING COMMISSION MEETING MINUTES REGULAR MEETING TUESDAY, FEBRUARY 10, 2026 The Planning Commission convened in a regular on Tuesday, February 10, 2026, at Austin City Hall, Council Chambers, Room 1001, 301 W. Second Street, in Austin, Texas. Chair Woods called the Planning Commission Meeting to order at 6:01 p.m. Commissioners in Attendance: Alice Woods Casey Haney Felicity Maxwell Imad Ahmed Chris Gannon Nadia Barrera-Ramirez Brian Bedrosian Peter Breton Danielle Skidmore Joshua Hiller Commissioners in Attendance Remotely: Adam Powell Commissioners Absent: Anna Lan Ex-Officio Members in Absent: TC Broadnax Jessica Cohen Candace Hunter Richard Mendoza 1 Vacancy on the Dais 1 PLANNING COMMISSION MEETING MINUTES Tuesday, February 10, 2026 PUBLIC COMMUNICATION: GENERAL Philip Wiley – Mobility Oriented Development APPROVAL OF MINUTES 1. Approve the minutes of the Planning Commission regular meeting on Tuesday, January 27, 2026. The motion to postpone the meeting minutes of Tuesday, January 27, 2026, to March 10, 2026, was approved on the consent agenda on Secretary Maxwell’s motion, Commissioner Bedrosian’s second, on an 11-0 vote. Commissioner Lan was absent. PUBLIC HEARINGS 2. Plan Amendment: NPA-2025-0031.01 - 8701 N Mopac Multifamily; District 10 Location: 8701 North Mopac Expressway Service Road NB, North Shoal Creek Neighborhood Planning Area; Shoal Creek Watershed Owner/Applicant: Mopac Atrium Investments, LLC, a Texas limited liability company Agent: Request: Staff Rec.: Staff: Dubois Bryant & Campbell, LLP (David Hartman) Commerce to Mixed-Use Activity HUB/Corridor Applicant postponement request to March 10, 2026 Maureen Meredith, 512-974-2695, maureen.meredith@austintexas.gov Austin Planning The motion to approve the Applicant’s postponement request to March 10, 2026, was approved on the consent agenda on Secretary Maxwell’s motion, Commissioner Bedrosian’s second, on an 11-0 vote. Commissioner Lan was absent. 3. Rezoning: Location: C14-2025-0088 - 8701 N Mopac Multifamily; District 10 8701 North Mopac Expressway Service Road NB, North Shoal Creek Neighborhood Planning Area; Shoal Creek Watershed Owner/Applicant: Mopac Atrium Investments, LLC Agent: Request: Staff Rec.: Staff: Dubois Bryant & Campbell, LLP (David Hartman) CS to LI-PDA Applicant postponement request to March 10, 2026 Sherri Sirwaitis, 512-974-3057, sherri.sirwaitis@austintexas.gov Austin Planning The motion to approve the Applicant’s postponement request to March 10, 2026, was approved on the consent agenda on Secretary Maxwell’s motion, Commissioner Bedrosian’s second, on an 11-0 vote. Commissioner Lan was absent. 2 PLANNING COMMISSION MEETING MINUTES Tuesday, February 10, 2026 4. Plan Amendment: NPA-2024-0018.01 - 7003, 7005, 7007 Guadalupe Street Rezone; District 4 Location: 7003, …
Agenda — original pdf
REGULAR MEETING OF THE PLANNING COMMISSION TUESDAY, JANUARY 27, 2026, AT 6 P.M. AUSTIN CITY HALL, COUNCIL CHAMBERS, ROOM 1001 301 WEST 2ND STREET AUSTIN, TEXAS Some members of the Planning Commission may be participating by videoconference. The meeting may be viewed online at: http://www.austintexas.gov/page/watch-atxn-live Public comment will be allowed in-person or remotely via telephone. Speakers may only register to speak on an item once either in-person or remotely and will be allowed up to three minutes to provide their comments. Registration no later than 2 p.m. on the day of the meeting is required for remote participation by telephone. To register to speak remotely, contact Ella Garcia, Staff Liaison, for questions regarding speaker registration at LandUseLiaison@austintexas.gov or by phone at 512- 978-0821. CURRENT COMMISSIONERS: Alice Woods, Chair (District 2) Casey Haney, Vice Chair (Mayor’s Representative) Felicity Maxwell, Secretary (District 5) Imad Ahmed, Parliamentarian (District 6) Anna Lan (Mayor’s Representative) Vacant (Mayor’s Representative) Vacant (District 1) EX-OFFICIO MEMBERS: Nadia Barrera-Ramirez (District 3) Brian Bedrosian (District 4) Adam Powell (District 7) Peter Breton (District 8) Danielle Skidmore (District 9) Joshua Hiller (District 10) Jessica Cohen, Chair of Board of Adjustment TC Broadnax, City Manager EXECUTIVE SESSION (No public discussion) Candace Hunter, A.I.S.D. Board of Trustees Richard Mendoza, Director of Transportation and Public Works The Planning Commission will announce it will go into Executive Session, if necessary, according to Chapter 551 of the Texas Government Code, to receive advice from Legal Counsel on matters specifically listed on the agenda. The Commission may not conduct a closed meeting without the approval of the city attorney. Private Consultation with Attorney – Section 551.071. Staff Liaison: Ella Garcia, 512-978-0821 Attorney: Steven Maddoux, 512-974-6080 Page 1 of 9 Staff Rec.: Staff: 3. Rezoning: Location: AGENDA CALL TO ORDER PUBLIC COMMUNICATION: GENERAL The first four speakers signed up prior to the meeting being called to order will each be allowed a three-minute allotment to address their concerns regarding items not posted on the agenda. APPROVAL OF MINUTES 1. Approve the minutes of the Planning Commission regular meeting on Tuesday, January 13, 2026. PUBLIC HEARINGS 2. Plan Amendment: NPA-2024-0018.01 - 7003, 7005, 7007 Guadalupe Street Rezone; Location: District 4 7003, 7005, 7007 Guadalupe Street, Waller Creek Watershed; Brentwood/Highland Combined (Highland) Neighborhood Planning Area Owner/Applicant: Purple Square One Limited Liability (Lan Chen) Agent: Request: Bowman (Jerome Perales, P.E.) High Density Single Family and Multifamily Residential to Mixed Use land …
02 NPA-2024-0018.01 - 7003, 7005, 7007 Guadalupe Street Rezone; District 4 - Staff Postponement Memo — original pdf
City of Austin Austin Planning 6310 Wilhelmina Delco Drive, Austin, TX 78752 P.O. Box 1088, Austin, TX 78767-1088 (512) 974-2000 ♦ h ttp s:/ / w w w.au st in tex a s .g ov / d epa r tm e n t/ plan n in g - de part men t MEMORANDUM TO: Chair & Planning Commission Members FROM: Maureen Meredith, Senior Planner, Long-Range Planning Division Jonathan Tomko, Principal Planner, Current Planning Division Austin Planning DATE: January 20, 2026 RE: NPA-2024-0018.01 and C14-2024-0036 7003, 7005, & 7007 Guadalupe Street Brentwood-Highland Combined Planning Area Staff requests a postponement of the above-referenced cases from the January 27, 2026 Planning Commission hearing to the February 10, 2026 hearing date to allow additional time to review the applications. The postponement request was made in a timely manner and meets the Planning Commission’s policy. Attachments: Plan Amendment Map Zoning Map The City of Austin is committed to compliance with the Americans with Disabilities Act and will provide reasonable modifications and equal access to communications upon request. 02 NPA-2024-0018.01 - 7003, 7005, 7007 Guadalupe Street Rezone; District 41 of 3 The City of Austin is committed to compliance with the Americans with Disabilities Act and will provide reasonable modifications and equal access to communications upon request. 02 NPA-2024-0018.01 - 7003, 7005, 7007 Guadalupe Street Rezone; District 42 of 3 The City of Austin is committed to compliance with the Americans with Disabilities Act and will provide reasonable modifications and equal access to communications upon request. 02 NPA-2024-0018.01 - 7003, 7005, 7007 Guadalupe Street Rezone; District 43 of 3
03 C14-2024-0036 - 7003, 7005, 7007 Guadalupe Street Rezone; District 4 - Staff Postponement Memo — original pdf
City of Austin Austin Planning 6310 Wilhelmina Delco Drive, Austin, TX 78752 P.O. Box 1088, Austin, TX 78767-1088 (512) 974-2000 ♦ h ttp s:/ / w w w.au st in tex a s .g ov / d epa r tm e n t/ plan n in g - de part men t MEMORANDUM TO: Chair & Planning Commission Members FROM: Maureen Meredith, Senior Planner, Long-Range Planning Division Jonathan Tomko, Principal Planner, Current Planning Division Austin Planning DATE: January 20, 2026 RE: NPA-2024-0018.01 and C14-2024-0036 7003, 7005, & 7007 Guadalupe Street Brentwood-Highland Combined Planning Area Staff requests a postponement of the above-referenced cases from the January 27, 2026 Planning Commission hearing to the February 10, 2026 hearing date to allow additional time to review the applications. The postponement request was made in a timely manner and meets the Planning Commission’s policy. Attachments: Plan Amendment Map Zoning Map 03 C14-2024-0036 - 7003, 7005, 7007 Guadalupe Street Rezone; District 41 of 3 03 C14-2024-0036 - 7003, 7005, 7007 Guadalupe Street Rezone; District 42 of 3 03 C14-2024-0036 - 7003, 7005, 7007 Guadalupe Street Rezone; District 43 of 3
04 NPA-2023-0014.04 - 4302 Nuckols Crossing; District 2 - Staff Postponement Memo — original pdf
City of Austin Austin Planning 6310 Wilhelmina Delco Drive, Austin, TX 78752 P.O. Box 1088, Austin, TX 78767 -1088 (512) 974-2000 ♦ h ttps:/ / w w w.au st in tex a s .g ov / d epa r tm e n t/ plan n in g - de part men t MEMORANDUM TO: Chair & Planning Commission Members FROM: Maureen Meredith, Senior Planner, Long-Range Planning Division Nancy Estrada, Principal Planner, Current Planning Division Austin Planning DATE: January 20, 2026 RE: NPA-2023-0014.04 & C14-2025-0065_4302 Nuckols Crossing Southeast Combined (Franklin Park) Neighborhood Planning Area Staff requests a postponement of the above-referenced case from the January 27, 2026 Planning Commission hearing to the March 24, 2026 hearing date to allow additional time to review the applications. The postponement request was made in a timely manner and meets the Planning Commission’s policy. Attachments: Plan Amendment Map Zoning Map The City of Austin is committed to compliance with the Americans with Disabilities Act and will provide reasonable modifications and equal access to communications upon request. 04 NPA-2023-0014.04 - 4302 Nuckols Crossing; District 21 of 3 The City of Austin is committed to compliance with the Americans with Disabilities Act and will provide reasonable modifications and equal access to communications upon request. 04 NPA-2023-0014.04 - 4302 Nuckols Crossing; District 22 of 3 The City of Austin is committed to compliance with the Americans with Disabilities Act and will provide reasonable modifications and equal access to communications upon request. 04 NPA-2023-0014.04 - 4302 Nuckols Crossing; District 23 of 3
05 C14-2025-0065 - 4302 Nuckols Crossing; District 2 - Staff Postponement Memo — original pdf
City of Austin Austin Planning 6310 Wilhelmina Delco Drive, Austin, TX 78752 P.O. Box 1088, Austin, TX 78767 -1088 (512) 974-2000 ♦ h ttps:/ / w w w.au st in tex a s .g ov / d epa r tm e n t/ plan n in g - de part men t MEMORANDUM TO: Chair & Planning Commission Members FROM: Maureen Meredith, Senior Planner, Long-Range Planning Division Nancy Estrada, Principal Planner, Current Planning Division Austin Planning DATE: January 20, 2026 RE: NPA-2023-0014.04 & C14-2025-0065_4302 Nuckols Crossing Southeast Combined (Franklin Park) Neighborhood Planning Area Staff requests a postponement of the above-referenced case from the January 27, 2026 Planning Commission hearing to the March 24, 2026 hearing date to allow additional time to review the applications. The postponement request was made in a timely manner and meets the Planning Commission’s policy. Attachments: Plan Amendment Map Zoning Map 05 C14-2025-0065 - 4302 Nuckols Crossing; District 21 of 3 05 C14-2025-0065 - 4302 Nuckols Crossing; District 22 of 3 05 C14-2025-0065 - 4302 Nuckols Crossing; District 23 of 3
06 NPA-2024-0016.05 - Shady Lane; District 3 - Applicant Indefinite Postponement Memo — original pdf
City of Austin Austin Planning 6310 Wilhelmina Delco Drive, Austin, TX 78752 P.O. Box 1088, Austin, TX 78767 -1088 (512) 974-2000 ♦ h ttp s:/ / w w w.au st in tex a s .g ov / d epa r tm e n t/ plan n in g - de part men t MEMORANDUM TO: Chair & Planning Commission Members FROM: Maureen Meredith, Senior Planner, Long-Range Planning Division Jonathan Tomko, Principal Planner, Current Planning Division DATE: January 20, 2026 RE: NPA-2024-0016.05 & C14-2025-0005_ 500 Shady Lane Govalle/Johnston Terrace Combined Neighborhood Planning Area The Applicant requests an indefinite postponement of the above-referenced cases. Please see Alice Glasco’s attached letter. The postponement request was made in a timely manner and meets the Planning Commission’s policy. Attachments: Alice Glasco’s letter Plan Amendment Map Zoning Map The City of Austin is committed to compliance with the Americans with Disabilities Act and will provide reasonable modifications and equal access to communications upon request. 06 NPA-2024-0016.05 - Shady Lane; District 31 of 5 The City of Austin is committed to compliance with the Americans with Disabilities Act and will provide reasonable modifications and equal access to communications upon request. 06 NPA-2024-0016.05 - Shady Lane; District 32 of 5 The City of Austin is committed to compliance with the Americans with Disabilities Act and will provide reasonable modifications and equal access to communications upon request. 06 NPA-2024-0016.05 - Shady Lane; District 33 of 5 The City of Austin is committed to compliance with the Americans with Disabilities Act and will provide reasonable modifications and equal access to communications upon request. 06 NPA-2024-0016.05 - Shady Lane; District 34 of 5 The City of Austin is committed to compliance with the Americans with Disabilities Act and will provide reasonable modifications and equal access to communications upon request. 06 NPA-2024-0016.05 - Shady Lane; District 35 of 5
07 C14-2025-0005 - Shady Lane; District 3 - Applicant Indefinite Postponement Memo — original pdf
City of Austin Austin Planning 6310 Wilhelmina Delco Drive, Austin, TX 78752 P.O. Box 1088, Austin, TX 78767 -1088 (512) 974-2000 ♦ h ttp s:/ / w w w.au st in tex a s .g ov / d epa r tm e n t/ plan n in g - de part men t MEMORANDUM TO: Chair & Planning Commission Members FROM: Maureen Meredith, Senior Planner, Long-Range Planning Division Jonathan Tomko, Principal Planner, Current Planning Division DATE: January 20, 2026 RE: NPA-2024-0016.05 & C14-2025-0005_ 500 Shady Lane Govalle/Johnston Terrace Combined Neighborhood Planning Area The Applicant requests an indefinite postponement of the above-referenced cases. Please see Alice Glasco’s attached letter. The postponement request was made in a timely manner and meets the Planning Commission’s policy. Attachments: Alice Glasco’s letter Plan Amendment Map Zoning Map The City of Austin is committed to compliance with the Americans with Disabilities Act and will provide reasonable modifications and equal access to communications upon request. 07 C14-2025-0005 - Shady Lane; District 31 of 5 The City of Austin is committed to compliance with the Americans with Disabilities Act and will provide reasonable modifications and equal access to communications upon request. 07 C14-2025-0005 - Shady Lane; District 32 of 5 The City of Austin is committed to compliance with the Americans with Disabilities Act and will provide reasonable modifications and equal access to communications upon request. 07 C14-2025-0005 - Shady Lane; District 33 of 5 The City of Austin is committed to compliance with the Americans with Disabilities Act and will provide reasonable modifications and equal access to communications upon request. 07 C14-2025-0005 - Shady Lane; District 34 of 5 The City of Austin is committed to compliance with the Americans with Disabilities Act and will provide reasonable modifications and equal access to communications upon request. 07 C14-2025-0005 - Shady Lane; District 35 of 5
08 NPA-2025-0012.01 - 2108 and 2110 E. 22nd Street; District 1 - Staff Report — original pdf
NEIGHBORHOOD PLAN AMENDMENT REVIEW SHEET NEIGHORHOOD PLAN: Upper Boggy Creek CASE#: NPA-2025-0012.01 DATE FILED: September 4, 2025 PROJECT NAME: 2108 and 2110 E. 22nd Street PC DATE: January 27, 2026 December 9, 2025 ADDRESS/ES: 2108 and 2110 E. 22nd Street DISTRICT AREA: 1 SITE AREA: 0.515 acres OWNER/APPLICANT: 2110 East 22nd Street, LLC AGENT: Drenner Group, PC (Drew Raffaele) CASE MANAGER: Maureen Meredith PHONE: (512) 974-2695 STAFF EMAIL: Maureen.Meredith@austintexas.gov TYPE OF AMENDMENT: Change in Future Land Use Designation From: Single Family To: Neighborhood Commercial Base District Zoning Change Related Zoning Case: C14-2025-0092 From: SF-3-NP To: LR-CO-NP NEIGHBORHOOD PLAN ADOPTION DATE: August 1, 2002 CITY COUNCIL DATE: TBD ACTION: PLANNING COMMISSION RECOMMENDATION: January 27, 2026 – (action pending) 08 NPA-2025-0012.01 - 2108 and 2110 E. 22nd Street; District 11 of 30 December 9, 2025 – Postponed to January 27, 2026 at the request of the Neighborhood. [F. Maxwell – 1st; J. Hiller – 2nd] Vote: 10-0 [A. Wood and P. Howard absent. One vacancy on the dais]. STAFF RECOMMENDATION: Staff supports the applicant’s request for Neighborhood Commercial land use. BASIS FOR STAFF’S RECOMMENDATION: The applicant proposes to change the land use on the future land use map for the properties from Single Family to Neighborhood Commercial land use to build a small-scale restaurant with office space and a garden. Neighborhood Commercial land use is appropriate in this location because it can serve as a transition buffer between the single family land uses to the south and the Mixed Use land uses to the north. The property is approximately 150 feet south of Manor Road, which is an Activity Corridor. The property is near multiple public transportation routes along Manor Road, E. MLK Jr. Blvd, and Chicon Street. The property is less than a mile from the MLK Rail Station. The Upper Boggy Creek Neighborhood Plan supports neighborhood-scale local businesses, although it does not support converting residential properties to commerical development. Although the property is zoned SF-3-NP, there is no existing single family home on the site 08 NPA-2025-0012.01 - 2108 and 2110 E. 22nd Street; District 12 of 30 but is currently a garden and parking for an adjacent restaurant. Staff believes the location of these properties adjacent to the properties that front onto Manor Road will service as a buffer between the single family uses to the south and the commercial uses along Manor Road. LAND USE DESCRIPTIONS: EXISTING LAND …
09 C14-2025-0092 - 2108 and 2110 E. 22nd St.; District 1 - Staff Report — original pdf
ZONING CHANGE REVIEW SHEET CASE: 2108 and 2110 East 22nd Street (C14-2025-0092) DISTRICT: 1 ADDRESS: 2108 and 2110 East 22nd Street ZONING FROM: SF-3-NP TO: LR-CO-NP SITE AREA: approximately 0.515 acres (approximately 23,600 square feet) PROPERTY OWNER: 2110 East 22nd Street LLC AGENT: Drenner Group, PC (Drew Raffaele) CASE MANAGER: Jonathan Tomko (512) 974-1057, jonathan.tomko@austintexas.gov STAFF RECOMMEDATION: Staff recommends granting neighborhood commercial-conditional overlay-neighborhood plan (LR- CO-NP) combining district zoning. See the basis of recommendation section below for more information. The Conditional Overlay would prohibit the following 17 uses: - Alternative Financial Services - Club or Lodge - Consumer Convenience Services - Consumer Repair Services - Custom Manufacturing - Financial Services - Food Services > 3,000 square feet - General Retail Services (Convenience) > 3,000 square feet - General Retail Services (General) - Hospital Services (Limited) - Medical Offices > 5,000 square feet - Medical Offices < 5,000 square feet - Pedicab Storage and Dispatch - Printing and Publishing - Service Station - Software Development - Theater The Conditional Overlay would conditionally allow the following 5 uses: - Bed & Breakfast (Group 2) - College and University Facilities - Communication Service Facilities - Off Site Accessory Parking - Pet Services PLANNING COMMISSION ACTION: December 9, 2025: Neighborhood postponement request to January 27, 2026, granted. January 27, 2026: The case is scheduled to be heard by Planning Commission. CITY COUNCIL ACTION: TBD ORDINANCE NUMBER: N/A 09 C14-2025-0092 - 2108 and 2110 East 22nd Street; District 11 of 14 ISSUES: N/A CASE MANAGER COMMENTS: The subject tract is located at the northwest corner of East 22nd Street and Coleto Street. It is a ½ block south from Manor Road. The tract is currently the Este community garden. To the north is the Este restaurant and bar Toti which front Manor Road to the north. To the east (across Coleto Street) are three single family homes. To the south (across East 22nd Street) are three single family homes. To the west is one single family home. The applicant seeks to preserve a community garden on a portion of the site. Staff noted that the site is also encumbered by a capitol view corridor. The subject tract is located approximately 168 feet south of Manor Road which is an Imagine Austin Activity Corridor and part of the ASMP Transit Priority Network. The site is also approximately ¼ mile from the MLK Station Imagine Austin Activity …
10 NPA-2025-0025.02 - South Town; District 8 - Staff Report — original pdf
NEIGHBORHOOD PLAN AMENDMENT REVIEW SHEET NEIGHORHOOD PLAN: Oak Hill Combined Neighborhood Plan (East Oak Hill) CASE#: NPA-2025-0025.02 DATE FILED: July 14, 2025 PROJECT NAME: South Town PC DATE: January 27, 2026 December 9, 2025 November 13, 2025 October 28, 2025 ADDRESS/ES: 4980, 5016, 5020 1/2, and 5030 W US 290 HWY WB DISTRICT AREA: 8 SITE AREA: 7.008 acres OWNER/APPLICANT: Lamy South Towne, Ltd AGENT: Armbrust & Brown, PLLC (Richard T. Suttle, Jr.) CASE MANAGER: Maureen Meredith PHONE: 512-974-2695 STAFF EMAIL: Maureen.Meredith@austintexas.gov TYPE OF AMENDMENT: Change in Future Land Use Designation From: Commercial To: Mixed Use Base District Zoning Change Related Zoning Case: C14-2025-0079 From: CS-CO-NP To: CS-MU-V-NP NEIGHBORHOOD PLAN ADOPTION DATE: December 11, 2008 CITY COUNCIL DATE: TBD ACTION: 10 NPA-2025-0025.02 - South Town; District 81 of 36 PLANNING COMMISSION RECOMMENDATION: January 27, 2026 - (action pending) December 9, 2025 – Postponed to January 27, 2026 at the request of the Applicant. [F. Maxwell – 1st: J. Hiller – 2nd] Vote: 10-0 [A. Woods and P. Howard absent. One vacancy on the dais]. November 13, 2025 - Approved on the consent agenda the Neighborhood’s request for postponement to December 9, 2025. [Breton – 1st; Bedrosian – 2nd] Vote: 10-0 [F. Maxwell and P. Howard absent. One vacancy on the dais]. October 28, 2025 – Postponed to November 13, 2025 on the consent agenda at the request of the Neighborhood. [P. Breton – 1st; J. Hiller – 2nd] Vote: 11-0 [A. Lan absent. One vacancy on the dais]. STAFF RECOMMENDATION: Staff supports the Applicant’s request for Mixed Use land use. BASIS FOR STAFF’S RECOMMENDATION: The property is located at the northeast corner of West Texas Hwy 71/Southwest Parkway and South MOPAC Expressway. The site currently has a Best Buy store with several other smaller businesses. The applicant proposes to rezone the property to allow for a multifamily development. The proposed residential development will provide additional housing for the City and the planning area. The applicant’s request to change the future land use map from Commercial to Mixed Use is supported by staff because this land use is appropriate adjacent to two major highways. 10 NPA-2025-0025.02 - South Town; District 82 of 36 Below are goals from the Oak Hill Combined Neighborhood Plan staff believe supports the applicant’s request: Land Use Goals: 10 NPA-2025-0025.02 - South Town; District 83 of 36 Housing Goals: 10 NPA-2025-0025.02 - South Town; District 84 of …
11 C14-2025-0079 - South Town Rezoning; District 8 - Staff Report — original pdf
ZONING CHANGE REVIEW SHEET CASE: C14-2025-0079 (South Town Rezoning) DISTRICT: 8 ADDRESS: 4980, 5016, 5020 ½, and 5030 West U.S. Hwy 290 Westbound ZONING FROM: CS-CO-NP TO: CS-MU-V-CO-NP SITE AREA: approximately 7.008 acres (approximately 305,268 square feet) PROPERTY OWNER: LAMY South Towne, Ltd. AGENT: Armbrust & Brown, PLLC (Richard T. Suttle, Jr.) CASE MANAGER: Jonathan Tomko (512) 974-1057, jonathan.tomko@austintexas.gov STAFF RECOMMEDATION: Staff recommends granting general commercial services-mixed use-vertical mixed use building-conditional overlay-neighborhood plan (CS-MU-V-CO-NP) combining district zoning. The conditional overlay would prohibit the following 26 uses: - Agricultural sales and services - Automotive repair services - Automotive washing (of any kind) - Bail bond - Building maintenance services - Campground - Club or lodge - Commercial off-street parking - Construction sales and services - Drop-off recycling collection facility - Equipment repair services - Equipment sales - Exterminating services - Funeral services - Kennels - Laundry services - Limited warehousing/distribution - Monument retail sales - Outdoor entertainment - Pawn shop services - Recreational equipment maintenance & storage - Recreation equipment sales - Research services - Service station - Vehicle storage - Veterinary services PLANNING COMMISSION ACTION / RECOMMENDATION: October 28, 2025: Neighborhood postponement request to November 13, 2025 granted. November 13, 2025: Applicant postponement request to December 9, 2025 granted. December 9, 2025: Applicant postponement request to January 27, 2026 granted. January 27, 2026: Case is scheduled to be heard by Planning Commission. CITY COUNCIL ACTION: TBD ORDINANCE NUMBER: N/A 11 C14-2025-0079 - South Town Rezoning; District 81 of 14 ISSUES: N/A CASE MANAGER COMMENTS: The property in question is currently approximately 65,000 square feet of commercial shopping constructed in the 1990s with approximately 80,000 square feet of paved parking and approximately 10,000 square feet of commercial outparcels with an additional approximately 20,000 square feet of paved parking. It is bound to the northwest, west, and south by highways and a major highway interchange of W. US 290 Hwy. and South Mopac Expy. (ASMP Level 4 roadways maintained by TxDOT). To the north and northeast is Gaines Creek Greenbelt Open Space. To the east is an approximately 135,000 square feet of commercial shopping (Sam’s warehouse club) constructed in approximately 1991 with approximately 200,000 square feet of paved parking. To the south are additional commercial outparcels. South of W. US 290 Hwy. is a Wal-Mart and additional intense commercial development. BASIS OF RECOMMENDATION: Zoning should promote the policy of locating retail and …
12 C14-2025-0051 - Woodward Mixed Use Flats; District 3 - Staff Postponement Memo — original pdf
MEMORANDUM Planning Commissioners Jonathan Tomko, Planner Principal, Austin Planning January 20, 2026 To: From: Date: Subject: Staff Postponement Request Woodward Mixed Use Flats (C14-2025-0051) The case above has been scheduled for a public hearing during the January 27, 2026, Planning Commission Meeting. Staff requests a postponement of the above-referenced rezoning case to the March 10, 2026, Planning Commission Meeting, so staff can conduct additional due diligence before developing a staff recommendation. This postponement request was made in a timely manner and meets the Planning Commission’s policy. cc: Joi Harden, Zoning Officer 12 C14-2025-0051 - Woodward Mixed Use Flats; District 31 of 2 12 C14-2025-0051 - Woodward Mixed Use Flats; District 32 of 2
18 C20-2025-008 - Sign Code Changes for Relocating Billboards - Draft Code Changes — original pdf
Working Draft for Planning Commission – Jan. 27, 2026 Subject to Change § 25-10-152 NONCONFORMING SIGNS. (A) A person may continue or maintain a nonconforming sign at its existing location. (B) A person may not change or alter a nonconforming sign except as provided in this subsection. (1) The face of the sign may be changed. (2) The sign may be changed or altered if the change or alteration does not: (a) increase the degree of the existing nonconformity; (b) change the method or technology used to convey a message; or (c) increase the illumination of the sign. (3) The sign may be relocated on a tract, if the building official determines that the relocated sign will not be hazardous, and the sign is: (a) located on a tract that is partially taken by condemnation or partially conveyed under threat of condemnation; or (b) moved to comply with other regulations. (4) A nonconforming sign may be modified or replaced in the same location, if the modification or replacement reduces: (a) the sign area by at least 20 percent; (b) the height of the sign by at least 20 percent; or (c) both sign area and height of the sign by an amount which, combined, is equal to at least 20 percent of the sign area and height. (5) The owner of a nonconforming off-premise sign may relocate the sign to another tract under these provisions if the requirements of this paragraph are met. (a) The original location of the sign must be: (Supp. No. 172) Created: 2025-12-22 09:53:44 [EST] Page 1 of 7 18 C20-2025-008 - Sign Code Changes for Relocating Billboards1 of 7 Working Draft for Planning Commission – Jan. 27, 2026 Subject to Change (i) in the area bounded by Highway 183 from Burnet Road to Highway 71, Highway 71 from Highway 183 to Lamar Boulevard, Lamar Boulevard from Highway 71 to 45th Street, 45th Street from Lamar Boulevard to Burnet Road, and Burnet Road from 45th Street to Highway 183, or on a tract that abuts the street right-of-way of a boundary street; (ii) in a scenic roadway sign district; (iii) within 500 feet of: 1. a historic sign district; or 2. a residential structure located in a residential base zoning district; or (iv) within the boundaries of a registered neighborhood association that has requested removal of the sign; or (v) on a tract that is partially …
08 NPA-2025-0012.01 - 2108 and 2110 E. 22nd Street; District 1 - Public Comments — original pdf
From: W Williams < Sent: Tuesday, January 13, 2026 4:53 PM To: Love, Danielle <danielle.love@austintexas.gov> Subject: I am requesting your support to stop commercial development in the Blackland Neighborhood Please help protect the Blackland Neighborhood from unjust commercialization because once one lot is rezoned “commercial”, dominos will fall and this part of the Historic African American Cultural Heritage District will disappear. Native Austin residents Willie Williams From: Sent: Monday, January 12, 2026 6:25 PM To: Love, Danielle <danielle.love@austintexas.gov> Subject: Blackland Neighborhood I am a native Austinite. I am against the re-zoning of the Blackland Neighborhood. Please leave our neighborhoods alone. Mrs. Nancy Thompson From: Stuart King < Sent: Tuesday, January 13, 2026 4:37 PM To: Love, Danielle <danielle.love@austintexas.gov> Subject: No more zoning Changes We have had enough of cars on East 21st-East 22nd Street. Density is crazy. Mr. Stuart King, F.D.I.C. Funeral Director/Owner King Tears Mortuary, Inc. "The Place for A Perfect Tribute" 08 NPA-2025-0012.01 - 2108 and 2110 E. 22nd Street; District 11 of 2 From: Rosalie Boldin < Sent: Tuesday, January 20, 2026 12:36 PM To: Love, Danielle <danielle.love@austintexas.gov> Subject: re-zoning request for 2108 East 22nd Street We have been notified that you have been requested to re-zone 2108 East 22nd Street from single family residential to commercial. We oppose this re-zoning request. We believe that this request erodes and will continue the erosion of the Blackland Neighborhood, part of the African American Cultural Heritage District, a significant part of Austin and its history. We strongly believe it is important for the City of Austin to respect and retain its history. We Do Not support the erosion of DEI in today's US and Texas politics. We Do Not support efforts to edit our history to prevent future generations from understanding the challenges the United States, and thereby, Texas, have confronted to hold onto it founding principles. As residents of the Barton Hills neighborhood, we also highly value the ability of neighborhoods to maintain their integrity! Should the owner of Este Restaurant be allowed to pursue his commercial interests at the expense of the (historic) neighborhood's residents, then we will no longer dine at Este, one of our favorite restaurants. Rosalie and Jim Boldin 08 NPA-2025-0012.01 - 2108 and 2110 E. 22nd Street; District 12 of 2
09 C14-2025-0092 - 2108 and 2110 East 22nd Street; District 1 - Public Comments — original pdf
From: W Williams < Sent: Tuesday, January 13, 2026 4:53 PM To: Love, Danielle <danielle.love@austintexas.gov> Subject: I am requesting your support to stop commercial development in the Blackland Neighborhood Please help protect the Blackland Neighborhood from unjust commercialization because once one lot is rezoned “commercial”, dominos will fall and this part of the Historic African American Cultural Heritage District will disappear. Native Austin residents Willie Williams From: Sent: Monday, January 12, 2026 6:25 PM To: Love, Danielle <danielle.love@austintexas.gov> Subject: Blackland Neighborhood I am a native Austinite. I am against the re-zoning of the Blackland Neighborhood. Please leave our neighborhoods alone. Mrs. Nancy Thompson From: Stuart King < Sent: Tuesday, January 13, 2026 4:37 PM To: Love, Danielle <danielle.love@austintexas.gov> Subject: No more zoning Changes We have had enough of cars on East 21st-East 22nd Street. Density is crazy. Mr. Stuart King, F.D.I.C. Funeral Director/Owner King Tears Mortuary, Inc. "The Place for A Perfect Tribute" 09 C14-2025-0092 - 2108 and 2110 East 22nd Street; District 11 of 2 From: Rosalie Boldin < Sent: Tuesday, January 20, 2026 12:36 PM To: Love, Danielle <danielle.love@austintexas.gov> Subject: re-zoning request for 2108 East 22nd Street We have been notified that you have been requested to re-zone 2108 East 22nd Street from single family residential to commercial. We oppose this re-zoning request. We believe that this request erodes and will continue the erosion of the Blackland Neighborhood, part of the African American Cultural Heritage District, a significant part of Austin and its history. We strongly believe it is important for the City of Austin to respect and retain its history. We Do Not support the erosion of DEI in today's US and Texas politics. We Do Not support efforts to edit our history to prevent future generations from understanding the challenges the United States, and thereby, Texas, have confronted to hold onto it founding principles. As residents of the Barton Hills neighborhood, we also highly value the ability of neighborhoods to maintain their integrity! Should the owner of Este Restaurant be allowed to pursue his commercial interests at the expense of the (historic) neighborhood's residents, then we will no longer dine at Este, one of our favorite restaurants. Rosalie and Jim Boldin 09 C14-2025-0092 - 2108 and 2110 East 22nd Street; District 12 of 2
13 C14-2025-0090 - West Martin Luther King Jr Blvd and Nueces Street; District 9 - Neighborhood Postponement Request — original pdf
13 C14-2025-0090 - West Martin Luther King Jr Blvd and Nueces Street; District 91 of 6 13 C14-2025-0090 - West Martin Luther King Jr Blvd and Nueces Street; District 92 of 6 13 C14-2025-0090 - West Martin Luther King Jr Blvd and Nueces Street; District 93 of 6 January 16, 2026 To Whom it May Concern Sent by email only to: Megan Meisenbach at Subject: Environmental Evaluation of Former Jack Brown Cleaners Site 615 W. Martin Luther King, Jr. Blvd.; Austin, Texas Dear Ms. Meisenbach: As you requested, this letter report summarizes the results of my evaluation of environmental conditions and potential human health effects due to releases of dry cleaning chemicals from the former Jack Brown Cleaners (JBC) property (Site) located at 615 W. Martin Luther King, Jr. Blvd in Austin, Texas. I summarize background information regarding the Site history, presence of dry cleaning chemical contamination in soil and groundwater at the Site and at nearby properties, regulatory status with the Texas Commission on Environmental Quality (TCEQ), and environmental risks if the Site is redeveloped for commercial or residential use. Summary and Conclusions From my review of the JBC Site VCP documents, I draw the following conclusions: ▪ The Site soil and groundwater are contaminated with high concentrations of the dry cleaning chemical Tetrachloroethylene (PCE) and its degradation by-product chemicals, including Trichloroethylene (TCE) and Vinyl Chloride (VC). The chemicals are present at levels exceeding indoor air human health limits for vapor migration into current and future buildings. Further, PCE in groundwater has exceeded TCEQ limits for outdoor air exposures. It is notable that the U.S. Environmental Protection Agency is sufficiently concerned about PCE’s toxicity (and that of TCE and VC) that the agency is phasing out nearly all uses of this chemical. ▪ It is my opinion that the Texas Commission on Environmental Quality (TCEQ) inappropriately approved JBC’s request to cease Site cleanup and monitoring. The Voluntary Cleanup Program (VCP) Certificate of Completion granted to JBC means that they and future property owners have no further obligations to cleanup and protect on-site residents, visitors, and workers from cancer risks despite the potential that indoor and outdoor air quality could exceed human health safe limits. ▪ Regardless of TCEQ’s previous actions, future development plans for the JBC property should address these potential human health risks that likely will remain for decades unless the Site is properly remediated or building measures …
13 C14-2025-0090 - West Martin Luther King Jr Blvd and Nueces Street; District 9 - Staff Report — original pdf
ZONING CHANGE REVIEW SHEET CASE: C14-2025-0090 - W. Martin Luther King Jr Blvd and Nueces Street DISTRICT: 9 ZONING FROM: CS and CS-MU ZONING TO: DMU-CO ADDRESS: 601, 607, 611, 615, 619 West Martin Luther King Jr Boulevard, 1809 Rio Grande Street, 1806 Nueces Street SITE AREA: 0.95 acres (41, 403 sq. ft.) PROPERTY OWNER: 1806 Group LP, Jack Brown Family II Limited Partnership AGENT: Drenner Group, PC (Leah Bojo) CASE MANAGER: Cynthia Hadri 512-974-7620, Cynthia.hadri@austintexas.gov STAFF RECOMMENDATION: The staff recommendation is to grant downtown mixed use – conditional overlay (DMU-CO) combined district zoning. The conditional overlay will make exterminating services a conditional use and will prohibit the following uses: Automotive rentals Automotive repair services Automotive sales Automotive washing (of any type) Bail bond services Laundry service Limited warehouse and distribution Maintenance & service facilities Pawn shop services Service station Vehicle Storage PLANNING COMMISSION ACTION / RECOMMENDATION: January 27, 2026: CITY COUNCIL ACTION: ORDINANCE NUMBER: 13 C14-2025-0090 - West Martin Luther King Jr Blvd and Nueces Street; District 91 of 43 C14-2025-0090 ISSUES: 2 Staff is aware that the property owner has submitted an application for the Density Bonus Program. However, the current rezoning request for Downtown Mixed Use – Conditional Overlay (DMU-CO) would allow for a maximum of 120 feet in height. CASE MANAGER COMMENTS: The property in question is approximately 0.95 acres, is developed with a Laundry Service (Jack Brown Cleaners) Fast food (Jimmy Johns) and Bakery (Tiff’s Treats). The existing zoning for the property is general commercial services (CS) district zoning and general commercial services – mixed use (CS-MU) combined district zoning. There is access to West Martin Luther King Jr Boulevard (level 3), Nueces Street (level 1), Rio Grande Street (level 1) and the alley, which is set to remain. This site is in the Northwest District of the Downtown Area Plan and is characterized as mixed use. The surrounding area has several office and commercial uses around it (GO; GO-MU; DMU-CO; CS; CS-NP; DMU-H- ETOD-DBETOD; GO-ETOD-DBETOD) along with various residential types such as single family residential and multifamily residential (SF-3-H; GO). Please refer to Exhibits A (Zoning Map) and B (Aerial View). The applicant is requesting the downtown mixed use – conditional overlay (DMU-CO) combined zoning district for a unified development that will consist of approximately 435 dwelling units, retail and a hotel. The …
14 C14-2025-0093 - West 18th & Nueces Street; District 9 - Neighborhood Postponement Request — original pdf
14 C14-2025-0093 - West 18th & Nueces Street; District 91 of 6 14 C14-2025-0093 - West 18th & Nueces Street; District 92 of 6 14 C14-2025-0093 - West 18th & Nueces Street; District 93 of 6 January 16, 2026 To Whom it May Concern Sent by email only to: Megan Meisenbach at Subject: Environmental Evaluation of Former Jack Brown Cleaners Site 615 W. Martin Luther King, Jr. Blvd.; Austin, Texas Dear Ms. Meisenbach: As you requested, this letter report summarizes the results of my evaluation of environmental conditions and potential human health effects due to releases of dry cleaning chemicals from the former Jack Brown Cleaners (JBC) property (Site) located at 615 W. Martin Luther King, Jr. Blvd in Austin, Texas. I summarize background information regarding the Site history, presence of dry cleaning chemical contamination in soil and groundwater at the Site and at nearby properties, regulatory status with the Texas Commission on Environmental Quality (TCEQ), and environmental risks if the Site is redeveloped for commercial or residential use. Summary and Conclusions From my review of the JBC Site VCP documents, I draw the following conclusions: ▪ The Site soil and groundwater are contaminated with high concentrations of the dry cleaning chemical Tetrachloroethylene (PCE) and its degradation by-product chemicals, including Trichloroethylene (TCE) and Vinyl Chloride (VC). The chemicals are present at levels exceeding indoor air human health limits for vapor migration into current and future buildings. Further, PCE in groundwater has exceeded TCEQ limits for outdoor air exposures. It is notable that the U.S. Environmental Protection Agency is sufficiently concerned about PCE’s toxicity (and that of TCE and VC) that the agency is phasing out nearly all uses of this chemical. ▪ It is my opinion that the Texas Commission on Environmental Quality (TCEQ) inappropriately approved JBC’s request to cease Site cleanup and monitoring. The Voluntary Cleanup Program (VCP) Certificate of Completion granted to JBC means that they and future property owners have no further obligations to cleanup and protect on-site residents, visitors, and workers from cancer risks despite the potential that indoor and outdoor air quality could exceed human health safe limits. ▪ Regardless of TCEQ’s previous actions, future development plans for the JBC property should address these potential human health risks that likely will remain for decades unless the Site is properly remediated or building measures incorporated to prevent migration of toxic chemical gases into the buildings. In …
14 C14-2025-0093 - West 18th & Nueces Street; District 9 - Staff Report — original pdf
ZONING CHANGE REVIEW SHEET CASE: C14-2025-0093 - West 18th & Nueces Street DISTRICT: 9 ZONING FROM: GO and DMU-CO ZONING TO: DMU-CO ADDRESS: 1801 Rio Grande Street, 604 & 602 West 18th Street, 1800 & 1802 Nueces Street SITE AREA: 0.9505 acres (41, 613 sq. ft.) PROPERTY OWNER: Triple Play Properties, LTD and Scott Sayers AGENT: Drenner Group, PC (Leah Bojo) CASE MANAGER: Cynthia Hadri 512-974-7620, Cynthia.hadri@austintexas.gov STAFF RECOMMENDATION: The staff recommendation is to grant downtown mixed use – conditional overlay (DMU-CO) combined district zoning. The conditional overlay will make exterminating services a conditional use and will prohibit the following uses: Automotive rentals Automotive repair services Automotive sales Automotive washing (of any type) Bail bond services Laundry service Limited warehouse and distribution Maintenance & service facilities Pawn shop services Service station Vehicle Storage PLANNING COMMISSION ACTION / RECOMMENDATION: January 27, 2026: CITY COUNCIL ACTION: ORDINANCE NUMBER: 14 C14-2025-0093 - West 18th & Nueces Street; District 91 of 44 C14-2025-0093 ISSUES: 2 Staff is aware that the property owner has submitted an application for the Density Bonus Program. However, the current rezoning request for Downtown Mixed Use – Conditional Overlay (DMU-CO) would allow for a maximum of 120 feet in height. CASE MANAGER COMMENTS: The property in question is approximately 0.95 acres, is developed with multifamily (Penthouse Apartments – 48 units) and an office building. The existing zoning for the property is (GO) district zoning and (DMU-CO) combined district zoning. There is access to Rio Grande Street (level 1), West 18th Street (level 1), Nueces Street (level 1) and the alley, which is set to remain. This site is in the Northwest District of the Downtown Area Plan and is characterized as a mixed use. The surrounding area has several office and commercial uses around it (GO; GO-MU; DMU-CO; CS; CS-NP; DMU-H-ETOD-DBETOD; GO-ETOD- DBETOD) along with various residential types such as single family residential and multifamily residential (SF-3-H; GO). Please refer to Exhibits A (Zoning Map) and B (Aerial View). The applicant is requesting the downtown mixed use – conditional overlay (DMU-CO) combined zoning district for a unified development that will consist of approximately 435 dwelling units, retail and a hotel. The staff is recommending DMU-CO here with a list of prohibited uses and with the knowledge that the maximum height allowed in the DMU district is 120 feet. Half …
15 C14-2024-0147 - 1405 East Riverside Drive; District 9 - Applicant Postponement Request — original pdf
Leah M. Bojo lbojo@drennergroup.com 512-807-2918 Ms. Lauren Middleton-Pratt Planning Department City of Austin 6310 Wilhelmina Delco Drive Austin, TX 78752 January 21, 2026 Via Electronic Delivery Re: C14-2024-0147, C14-06-0117(RCT) and C14-72-299(RCT) - Postponement request for the zoning and restrictive covenant termination cases associated with the property located at 1317 and 1405 E. Riverside Drive, Austin, Texas (the “Property”). Dear Ms. Middleton-Pratt: As representatives of the owner of the Property, we respectfully request a postponement of zoning case numbers C14-2024-0147, C14-06-0117(RCT) and C14-72-299(RCT) on the January 27, 2026 Planning Commission agenda to the February 24, 2026 Planning Commission agenda. Please let me know if you have any questions or if we can provide any additional information. Thank you for your time and attention to this matter. Sincerely, Leah M. Bojo cc: Nancy Estrada, Planning Department (via electronic delivery) Joi Harden, Planning Department (via electronic delivery) 2705 Bee Cave Road, Suite 100 | Austin, Texas 78746 | 512-807-2900 | www.drennergroup.com 15 C14-2024-0147 - 1405 East Riverside Drive; District 91 of 1
16 C14-06-0117(RCT) - 1317 and 1405 East Riverside Drive; District 9 - Applicant Postponement Request — original pdf
Leah M. Bojo lbojo@drennergroup.com 512-807-2918 Ms. Lauren Middleton-Pratt Planning Department City of Austin 6310 Wilhelmina Delco Drive Austin, TX 78752 January 21, 2026 Via Electronic Delivery Re: C14-2024-0147, C14-06-0117(RCT) and C14-72-299(RCT) - Postponement request for the zoning and restrictive covenant termination cases associated with the property located at 1317 and 1405 E. Riverside Drive, Austin, Texas (the “Property”). Dear Ms. Middleton-Pratt: As representatives of the owner of the Property, we respectfully request a postponement of zoning case numbers C14-2024-0147, C14-06-0117(RCT) and C14-72-299(RCT) on the January 27, 2026 Planning Commission agenda to the February 24, 2026 Planning Commission agenda. Please let me know if you have any questions or if we can provide any additional information. Thank you for your time and attention to this matter. Sincerely, Leah M. Bojo cc: Nancy Estrada, Planning Department (via electronic delivery) Joi Harden, Planning Department (via electronic delivery) 2705 Bee Cave Road, Suite 100 | Austin, Texas 78746 | 512-807-2900 | www.drennergroup.com 16 C14-06-0117(RCT) - 1317 and 1405 East Riverside Drive; District 91 of 1
17 C14-72-299(RCT) - 1317 and 1405 East Riverside Drive; District 9 - Applicant Postponement Request — original pdf
Leah M. Bojo lbojo@drennergroup.com 512-807-2918 Ms. Lauren Middleton-Pratt Planning Department City of Austin 6310 Wilhelmina Delco Drive Austin, TX 78752 January 21, 2026 Via Electronic Delivery Re: C14-2024-0147, C14-06-0117(RCT) and C14-72-299(RCT) - Postponement request for the zoning and restrictive covenant termination cases associated with the property located at 1317 and 1405 E. Riverside Drive, Austin, Texas (the “Property”). Dear Ms. Middleton-Pratt: As representatives of the owner of the Property, we respectfully request a postponement of zoning case numbers C14-2024-0147, C14-06-0117(RCT) and C14-72-299(RCT) on the January 27, 2026 Planning Commission agenda to the February 24, 2026 Planning Commission agenda. Please let me know if you have any questions or if we can provide any additional information. Thank you for your time and attention to this matter. Sincerely, Leah M. Bojo cc: Nancy Estrada, Planning Department (via electronic delivery) Joi Harden, Planning Department (via electronic delivery) 2705 Bee Cave Road, Suite 100 | Austin, Texas 78746 | 512-807-2900 | www.drennergroup.com 17 C14-72-299(RCT) - 1317 and 1405 East Riverside Drive; District 91 of 1
01 Draft Meeting Minutes January 13, 2026 — original pdf
PLANNING COMMISSION MEETING MINUTES Tuesday, January 13, 2026 PLANNING COMMISSION MEETING MINUTES REGULAR MEETING TUESDAY, JANUARY 13, 2026 The Planning Commission convened in a regular on Tuesday, January 13, 2026, at Austin City Hall, Council Chambers, Room 1001, 301 W. Second Street, in Austin, Texas. Chair Woods called the Planning Commission Meeting to order at 6:05 p.m. Commissioners in Attendance: Felicity Maxwell Casey Haney Anna Lan Joshua Hiller Peter Breton Danielle Skidmore Brian Bedrosian Imad Ahmed Alice Woods Commissioners in Attendance Remotely: Nadia Barrera-Ramirez Adam Powell Ex-Officio Members Present: Jessica Cohen Ex-Officio Members in Absent: TC Broadnax Candace Hunter Richard Mendoza 2 Vacancies on the Dais PUBLIC COMMUNICATION: GENERAL None present. 1 PLANNING COMMISSION MEETING MINUTES Tuesday, January 13, 2026 APPROVAL OF MINUTES 1. Approve the minutes of the Planning Commission regular meeting on Tuesday, December 16, 2025. The minutes from the meeting of Tuesday, December 16, 2025, were approved on the consent agenda on Secretary Maxwell’s motion, Commissioner Breton’s second, on an 11-0 vote. 2 vacancies on the dais. PUBLIC HEARINGS 2. Plan Amendment: NPA-2025-0025.03 - Lantana Tract 34; District 8 Location: 7009 West William Cannon Drive, Williamson Creek Watershed; Oak Hill Combined (West Oak Hill) Neighborhood Planning Area Owner/Applicant: Stratus Properties Operating Company Armbrust & Brown, PLLC (Jewels Cain) Agent: Office to Commercial land use Request: Recommended Staff Rec.: Maureen Meredith, 512-974-2695, maureen.meredith@austintexas.gov Staff: Austin Planning The public hearing was closed on Commissioner Breton’s motion, Vice Chair Haney’s second, on a 11-0 vote. 2 vacancies on the dais. The motion to remove the following uses from the prohibited list: the plant nursery, theater, college and university, research services, printing and publishing, and general retail over 3000 square feet, was approved on Secretary Maxwell’s motion, Parliamentarian Ahmed’s second, on an 11-0 vote. 2 vacancies on the dais. The motion to approve Staff’s recommendation of Commercial land use for NPA-2025- 0025.03 - Lantana Tract 34; District 8, as amended, located at 7009 West William Cannon Drive, was approved on Commissioner Breton’s motion, Vice Chair Haney’s second, on an 11-0 vote. 2 vacancies on the dais. 3. Rezoning: Location: C14-2025-0087 - Lantana Tract 34; District 8 6941 ½ and 7009 West William Cannon Drive, Williamson Creek Watershed; Oak Hill Combined (West Oak Hill) Neighborhood Planning Area Owner/Applicant: Stratus Properties Operating Company Armbrust & Brown, PLLC (Jewels Cain) Agent: GO-NP to GR-CO-NP Request: Recommended Staff Rec.: Jonathan Tomko, 512-974-1057, jonathan.tomko@austintexas.gov Staff: Austin …
08 NPA-2025-0012.01 - 2108 and 2110 E. 22nd Street; District 1 - Additional Public Comments — original pdf
Alex Moreland and Kevin Urrutia-O’Reilly 3102 Lafayette Ave Austin, TX 78722 To: City of Austin Planning and Zoning Department January 21, 2026 Re.: Zoning Case # C14-2025-009 Rezoning of 2108 and 2110 East 22nd Street Dear Planning Commission, We are writing to express our support for the rezoning of 2108 and 2110 East 22nd Street. We live just down the road from Este on Lafayette Avenue. Our family has deep roots in this neighborhood: my mother lives five houses away from us, and my grandparents lived in the house across the street from us in the 1950s. Individually and collectively, we have witnessed the neighborhood’s changes over many decades. When Eastside Cafe sold, we were delighted to learn that the new owner planned to rebuild the restaurant and revive the garden after years of neglect. We have long enjoyed watching the Purple Martins, North America’s largest swallow, return year after year from South America to their thriving colony at the corner of 22nd and Coleto. Our appreciation for this space led us to volunteer as caretakers of the Purple Martin houses; this will be our sixth season volunteering at the site. Throughout our time in the garden, we have met countless neighbors and passersby who are excited to learn what is currently growing and what will be planted next. Este garden hosts tours, classes, and sunflower-picking days. It has truly become a pillar of the Blackland and Cherrywood neighborhoods. And like all gardens, much like our city, it is ever evolving and always changing. While we understand that some neighbors have concerns about parking, it is prudent to consider the realistic alternatives if this business did not exist in this space. This project represents a thoughtful use of the property: it preserves the existing garden, maintains parking, and strengthens the neighborhood in ways that many other potential developments would not. The positive impact on the local economy, neighborhood vibrancy, and sense of community should not be overlooked. In addition to being garden volunteers, we are regular patrons of both Este and Bar Toti. Over the three years of visiting these restaurants, we have seen remarkably little staff turnover. It is clear that the owner, Sam, values and respects his employees, and that care is returned in kind. It is rare to see development carried out with such thoughtfulness and genuine concern for the surrounding area, as demonstrated by the entire …
08 NPA-2025-0012.01 - 2108 and 2110 E. 22nd Street; District 1 - Blackland Neighborhood Association Letter — original pdf
To: Maureen Meredith Senior Planner City of Austin Planning Jonathan Tomko Planner Principal City of Austin Planning Planning Commission From: Marva Overton President Blackland Neighborhood Association Re: Zoning Case: NPA-2025-0012.01 and C14-2025-0092 Date: January 27, 2026 On behalf of the Blackland Neighborhood Association (BNA) I am writing to state that the association does not support the zoning request referenced above. While there have been various meetings and conversations with Drew Raffaele, Drenner Group, and/or the property owner, Sam Hellman-Mass, it did not ultimately yield a solution that the association felt it could support. Below are the concerns, some of which were previously expressed, that resulted in the no vote: Encroachment of commercial buildings into residential portion of the neighborhood– While the existing FLUM supports the development of businesses along the Manor Road corridor, the proposed rezoning will allow commercial development on interior streets which the plan does not support. This action could set a precedent for similar requests in the future. City Planning states that this request results in “equal treatment of similarly situated properties”. However, there is a major difference in that multi-family dwellings and service oriented businesses do not create the same degree of traffic that another restaurant will. Parking and Traffic – The neighborhood is already inundated with restaurant goers parking on the streets in the neighborhood. Nearby neighbors are challenged with having space for guests to park. Adding a building to serve breakfast and lunch, and offices, will compound the parking problem. The applicant states that approximately 8 parking spaces will be added to the area along the alley that is currently used for parking and that there will be approximately 52 spaces in total. We asked the applicant to do a trips per day study to help the neighborhood gauge 08 NPA-2025-0012.01 - 2108 and 2110 E. 22nd Street; District 11 of 3 what the potential increase in vehicle traffic and street parking will be. It is our position that most customers drive to the restaurant and are not walking or taking public transportation. The application stated they would not do a trips per day study prior to the zoning case decision being made because the City only requires this during the site plan review, after the layout and access are finalized. This seems counterintuitive in that the zoning change would already be approved without understanding the traffic impact. Safety – Some neighbors expressed concern …
08 NPA-2025-0012.01 - 2108 and 2110 E. 22nd Street; District 1 - Upper Boggy Creek Neighborhood Plan Contact Team Letter — original pdf
Via Electronic Delivery January 26, 2026 Re: NPA-2025-0012.01 - 2108 and 2110 E. 22nd Street Dear Planning Commissioners, At a Special Called Meeting on January 26th, 2026, the Upper Boggy Creek Neighborhood Plan Contact Team discussed and took action to join the Blackland Neighborhood Association in their opposition to the requested Future Land Use Map (FLUM) change from Single Family to Neighborhood Commercial for the properties at 2108 and 2110 E. 22nd Street. The Contact Team would like to express its preference for a comprehensive small area plan update along the Manor Road corridor from I-35 to Airport Blvd, almost all of which is within the 2002 Upper Boggy Creek Neighborhood Plan. A comprehensive update would enable an appropriate corridor-scale view and broad resident and merchant engagement for issues like creative off-site parking management (that would address concerns with projects such as this one) and design guidelines for commercial development encroaching on interior streets and pedestrian safety enhancements such as additional sidewalks. In addition, a plan update would identify how to make best use of existing housing stock along the corridor but also encourage any future redevelopment to add transit-supportive density, including affordable housing. We appreciate your consideration of this letter and our position on this case. Jim Walker, acting UBC NPCT Chair Cc: Maureen Meredith, Planning and Zoning Department The Upper Boggy Creek Neighborhood Plan area includes six neighborhood associations: Blackland NA, Cherrywood NA, Delwood II NA, Roger Washington-Holy Cross NA, Scheiffer-Willowbrook NA, and the Wilshire Wood/Delwood I NA. 08 NPA-2025-0012.01 - 2108 and 2110 E. 22nd Street; District 11 of 1
09 C14-2025-0092 - 2108 and 2110 East 22nd Street; District 1 - Additional Public Comments — original pdf
Alex Moreland and Kevin Urrutia-O’Reilly 3102 Lafayette Ave Austin, TX 78722 To: City of Austin Planning and Zoning Department January 21, 2026 Re.: Zoning Case # C14-2025-009 Rezoning of 2108 and 2110 East 22nd Street Dear Planning Commission, We are writing to express our support for the rezoning of 2108 and 2110 East 22nd Street. We live just down the road from Este on Lafayette Avenue. Our family has deep roots in this neighborhood: my mother lives five houses away from us, and my grandparents lived in the house across the street from us in the 1950s. Individually and collectively, we have witnessed the neighborhood’s changes over many decades. When Eastside Cafe sold, we were delighted to learn that the new owner planned to rebuild the restaurant and revive the garden after years of neglect. We have long enjoyed watching the Purple Martins, North America’s largest swallow, return year after year from South America to their thriving colony at the corner of 22nd and Coleto. Our appreciation for this space led us to volunteer as caretakers of the Purple Martin houses; this will be our sixth season volunteering at the site. Throughout our time in the garden, we have met countless neighbors and passersby who are excited to learn what is currently growing and what will be planted next. Este garden hosts tours, classes, and sunflower-picking days. It has truly become a pillar of the Blackland and Cherrywood neighborhoods. And like all gardens, much like our city, it is ever evolving and always changing. While we understand that some neighbors have concerns about parking, it is prudent to consider the realistic alternatives if this business did not exist in this space. This project represents a thoughtful use of the property: it preserves the existing garden, maintains parking, and strengthens the neighborhood in ways that many other potential developments would not. The positive impact on the local economy, neighborhood vibrancy, and sense of community should not be overlooked. In addition to being garden volunteers, we are regular patrons of both Este and Bar Toti. Over the three years of visiting these restaurants, we have seen remarkably little staff turnover. It is clear that the owner, Sam, values and respects his employees, and that care is returned in kind. It is rare to see development carried out with such thoughtfulness and genuine concern for the surrounding area, as demonstrated by the entire …
09 C14-2025-0092 - 2108 and 2110 East 22nd Street; District 1 - Blackland Neighborhood Association Letter — original pdf
To: Maureen Meredith Senior Planner City of Austin Planning Jonathan Tomko Planner Principal City of Austin Planning Planning Commission From: Marva Overton President Blackland Neighborhood Association Re: Zoning Case: NPA-2025-0012.01 and C14-2025-0092 Date: January 27, 2026 On behalf of the Blackland Neighborhood Association (BNA) I am writing to state that the association does not support the zoning request referenced above. While there have been various meetings and conversations with Drew Raffaele, Drenner Group, and/or the property owner, Sam Hellman-Mass, it did not ultimately yield a solution that the association felt it could support. Below are the concerns, some of which were previously expressed, that resulted in the no vote: Encroachment of commercial buildings into residential portion of the neighborhood– While the existing FLUM supports the development of businesses along the Manor Road corridor, the proposed rezoning will allow commercial development on interior streets which the plan does not support. This action could set a precedent for similar requests in the future. City Planning states that this request results in “equal treatment of similarly situated properties”. However, there is a major difference in that multi-family dwellings and service oriented businesses do not create the same degree of traffic that another restaurant will. Parking and Traffic – The neighborhood is already inundated with restaurant goers parking on the streets in the neighborhood. Nearby neighbors are challenged with having space for guests to park. Adding a building to serve breakfast and lunch, and offices, will compound the parking problem. The applicant states that approximately 8 parking spaces will be added to the area along the alley that is currently used for parking and that there will be approximately 52 spaces in total. We asked the applicant to do a trips per day study to help the neighborhood gauge 09 C14-2025-0092 - 2108 and 2110 East 22nd Street; District 11 of 3 what the potential increase in vehicle traffic and street parking will be. It is our position that most customers drive to the restaurant and are not walking or taking public transportation. The application stated they would not do a trips per day study prior to the zoning case decision being made because the City only requires this during the site plan review, after the layout and access are finalized. This seems counterintuitive in that the zoning change would already be approved without understanding the traffic impact. Safety – Some neighbors expressed concern …