REGULAR MEETING OF THE ZONING AND PLATTING COMMISSION TUESDAY, APRIL 7, 2026, AT 6 P.M. AUSTIN CITY HALL, COUNCIL CHAMBERS, ROOM 1001 301 WEST 2ND STREET AUSTIN, TEXAS Some members of the Zoning and Platting 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, please use the QR code or link at the end of this document. If you have questions regarding speaker registration, please contact Ella Garcia, Staff Liaison, at LandUseLiaison@austintexas.gov or by phone at 512-978-0821. CURRENT COMMISSIONERS: Hank Smith, Chair (District 8) Betsy Greenberg, Vice Chair (District 10) Ryan Puzycki, Secretary (District 7) Alejandra Flores, Parliamentarian (District 5) Luis Osta Lugo (Mayor’s Representative) Scott Boone (District 1) EXECUTIVE SESSION (No public discussion) David Fouts (District 2) Lonny Stern (District 3) Andrew Cortes (District 4) Christian Tschoepe (District 6) Taylor Major (District 9) The Zoning and Platting Commission will announce it will go into Executive Session, if necessary, pursuant to Chapter 551 of the Texas Government Code, to receive advice from Legal Counsel on matters specifically listed on this 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: AJ Urteaga, 512-974-2386 Page 1 of 6 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 Zoning and Platting Commission regular meeting on Tuesday, March 17, 2026. PUBLIC HEARINGS 2. Rezoning: Location: C14-2025-0089 - 1120 and 1122 S Capital of Texas Highway; District 8 1120 ½ South Capital of Texas Hwy SB, 1120 South Capital of Texas Hwy SB, 1122 South Capital of Texas HWY SB, 1220 South Capital of Texas Hwy SB, Eanes Creek Watershed Owner/Applicant: AREIT City View LLC Agent: Request: Staff Rec.: Staff: Drenner Group, P.C. (Leah M. Bojo) LO and LR to LO-V-DB90 …
ZONING CHANGE REVIEW SHEET CASE: C14-2025-0089 (1120 and 1122 S Capital of Texas Highway) DISTRICT: 8 ADDRESS: 1120 ½ South Capital of Texas Hwy SB, 1120 South Capital of Texas Hwy SB, 1122 South Capital of Texas HWY SB, 1220 South Capital of Texas Hwy SB ZONING FROM: LO and LR TO: LO-V-DB90 SITE AREA: 15.518 acres (675,964 sq. ft.) PROPERTY OWNER: AREIT City View LLC AGENT: Drenner Group, P.C. (Leah M. Bojo) CASE MANAGER: Beverly Villela (512-978-0740, Beverly.Villela@austintexas.gov) STAFF RECOMMENDATION: Staff recommends LO-V-DB90, Limited Office-Vertical Mixed Use Building-Density Bonus 90 Combining District, zoning. See the Basis of Recommendation section below. ZONING AND PLATTING COMMISSION ACTION / RECOMMENDATION: April 07, 2026: February 17, 2026: Approved Neighborhood postponement to April 7th on the consent agenda. CITY COUNCIL ACTION: ORDINANCE NUMBER: ISSUES: N/A CASE MANAGER COMMENTS: The subject property consists of approximately 15.5 acres located at 1120 ½, 1120, and 1122 South Capital of Texas Highway southbound, on the west side of South Capital of Texas Highway (Loop 360), south of Lost Creek Boulevard, and within the City of Austin’s Full Purpose Jurisdiction. South Capital of Texas Highway is a Level 5 corridor per the Austin Strategic Mobility Plan (ASMP) and Lost Creek Boulevard is a Level 3. The site is currently 02 C14-2025-0089 - 1120 and 1122 S Capital of Texas Highway; District 81 of 327 C14-2025-0089 Page 2 developed with office uses and a parking garage and is zoned Limited Office (LO) and Neighborhood Commercial (LR). Surrounding land uses include offices and townhomes to the north (LR; MF-1-CO; LO; GO), offices to the south (LR; GO), religious assembly and office uses to the east within the West Lake Hills ETJ, and single-family residences and undeveloped land to the west (COA ETJ (HB 3053 disannexation); I-RR). Please refer to Attachments A (Zoning Map) and B (Aerial View). While the subject property is located within the City of Austin’s Full Purpose Jurisdiction, the properties located immediately west of the site were disannexed through an election permitted by House Bill 3053, and are now in the Extraterritorial Jurisdiction (ETJ). Texas House Bill 3053 (88th Regular Session) took effect September 1, 2023, which required the City to hold elections to allow residents in certain areas to decide whether to disannex from the City. The required disannexation election was held on May 4, 2024 to allow residents of the Lost Creek area to determine whether …
02 C14-2025-0089 - 1120 and 1122 S Capital of Texas Highway; District 8137 of 327 Villela, Beverly From: Sent: To: Cc: Subject: Anne Declerck Friday, February 13, 2026 9:51 AM Villela, Beverly Anne Declerck; Steven Declerck SUBJECT: Postponement Request – Case C14-2025-0089 – Incomplete Educational Impact Statement You don't often get email from Learn why this is important External Email - Exercise Caution SUBJECT: Postponement Request – Case C14-2025-0089 – Incomplete Educational Impact Statement Dear Zoning and Platting Commission, My name is Anne Declerck a I live at 6620 Whitemarsh Valley Walk, Austin TX 78746, in The Lost Creek Neighborhood impacted by the proposed development. I am requesting that the February 17 hearing for Case C14-2025-0089 be postponed until May 19th This project proposes 475 multifamily units, which triggers a mandatory Educational Impact Statement for any project with 200+ multifamily units. The property is in the Eanes ISD, which is already facing budget challenges. The application’s own EIS form leaves the number of bedrooms per unit as “TBD.” We cannot confirm that a completed EIS has been submitted to or reviewed by Eanes ISD. If the EIS is incomplete, the hearing should not proceed. This is a regulatory requirement, not optional. My two children attend Forest Trail Elementary and a daughter attends Westridge Middle School both apart of EISD. Recently due to budget deficits EISD had to close an elementary school Valley View which replaced those kids into existing elementary schools in EISD namely in Forest Trail Elementary and the class sizes have gotten much larger. They also started school an hour earlier earlier to handle the busing 1 02 C14-2025-0089 - 1120 and 1122 S Capital of Texas Highway; District 8138 of 327 which has a negative impact on kiddos sleep and makes it impossible to get out of the neighborhood between 7-9am in one of the only exits out of the Lost Creek Development which is adjacent to proposed zoning change and is also adjacent to a 48 house build of homes in Lost Creek. A reckless change in zoning without proper education impact assessment and communication with EISD officials endangers the kids currently in school and the financial security not the district. Also have any safety impact been considered about building this close to an elementary school? The build is directly opposite the elementary school. Please postpone until the Educational Impact Statement is completed and reviewed by …
ZONING CHANGE REVIEW SHEET CASE: C14-2026-0011 – 2825 Hancock DISTRICT: 7 ZONING FROM: LO ZONING TO: CS *GR-CO *see issues section ADDRESS: 2825 Hancock Drive SITE AREA: 1.47 acres (64, 033 sq. ft.) PROPERTY OWNER: Lantern Lane Center, Ltd., a Texas limited partnership AGENT: Armbrust & Brown, PLLC (Ferris Clements) CASE MANAGER: Cynthia Hadri 512-974-7620, Cynthia.hadri@austintexas.gov STAFF RECOMMENDATION: The staff recommendation is to grant community commercial – conditional overlay (GR-CO) combined district zoning. The conditional overlay will prohibit the following uses: Automotive Rentals Automotive Repair Services Automotive Sales Automotive Washing (of any type) Bail Bond Services Commercial Off-Street Parking Drop-Off Recycling Collection Facility Exterminating Services Medical Offices - exceeding 5000 sq. ft. gross floor area Off-Site Accessory Parking Outdoor Sports and Recreation Pawn Shop and Services Pedicab Storage and Dispatch Research Services Service Station ZONING AND PLATTING COMMISSION ACTION / RECOMMENDATION: April 7, 2026: CITY COUNCIL ACTION: ORDINANCE NUMBER: ISSUES: *On March 30, 2026 the applicant amended their request to match the staff recommendation of community commercial – conditional overlay (GR-CO) combined district zoning, which included the same prohibited uses. Please refer to Exhibit D (Applicant Summary Letter as amended). 03 C14-2026-0011 - 2825 Hancock; District 71 of 17 C14-2026-0011 2 CASE MANAGER COMMENTS: The property in question is approximately 1.47 acres, developed with one large commercial building and a parking lot. It is on Hancock Drive an ASMP level 3 and is currently zoned limited office (LO) district zoning. There is a bus stop (Route 30) on the property as well as sidewalks and a bike lane on Hancock, which provide multimodal options to get to this property. The site is approximately 0.14 miles from the North Loop Station Area and 0.75 miles away from the ETOD overlay The property has multifamily, commercial, office and automotive uses (CS; CS-1; LR; LO; MF-3) to the east, there are also single family residences (SF-2) to the south and west. The Austin Memorial Park Cemetery (P) is to the north across Hancock Drive. Please refer to Exhibits A (Zoning Map) and B (Aerial View). The applicant originally requested to go from limited office (LO) to general commercial services (CS) 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 Hancock Drive. …
ZONING CHANGE REVIEW SHEET CASE: C14-97-0141.04 (Parmer North PDA Amendment #4) DISTRICT: 7 ADDRESS: 302 ½, 416 ½, 500, 512 ½, 532 ½, 724 ½ E. Parmer; 12803 ½ McCallen Pass; 12392 ½, 12829, 12829 ½, 12831 ½, 12931, 12931 ½, 12933 ½, 12309 ½ Parmer Ridge Boulevard and 12800 ½ Harris Ridge Boulevard OWNER/APPLICANT: Karlin McCallen Pass, LLC (Matthew Schwab) AGENT: Armbrust & Brown, PLLC (Richard T. Suttle) ZONING FROM: LI-PDA TO: LI-PDA REQUEST: The applicant is requesting a rezoning to amend the PDA overlay conditions in Ordinance No. 980430-P to add Automotive Rentals, Automotive Repair Services, Automotive Washing (of any type), Vehicle Storage, Electric Vehicle Charging and Maintenance and Service Facilities as permitted uses on the property (please see Applicant’s Request Letter – Exhibit C and Applicant’s Amendment Request Letter – Exhibit D). AREA: Tract 1: 26.3 aces Tract 2: 38.6 acres 64.9 acres CASE MANAGER: Sherri Sirwaitis (512-974-3057, sherri.sirwaitis@austintexas.gov) STAFF RECOMMENDATION: Staff recommends LI-PDA, Limited Industrial-Planned Development Area Combining, District zoning. The staff’s recommendation will add Automotive Rentals and Electric Vehicle Charging as permitted uses with the PDA overlay for this property. ZONING AND PLATTING COMMISSION ACTION / RECOMMENDATION: March 17, 2026: Approved staff’s request for a postponement to April 7, 2026 by consent (10-0, S. Boone-not yet arrived); R. Puzycki-1st, A. Flores-2nd. April 7, 2026 CITY COUNCIL ACTION: ORDINANCE NUMBER: 1 04 C14-97-0141.04 - Parmer North PDA Amendment; District 71 of 40 ISSUES: N/A DEPARTMENT COMMENTS: The site under consideration is a 64.9 acre area containing an undeveloped lot (Lot 11A) and a lot (Lot 12A) developed with four 4-story office buildings with structures and surface parking. The tracts to the north contain additional office buildings fronting Center Lake Drive. To the east there is a water quality pond (known as Parmer Pond) adjacent to a Community Recreation-Private use (St. David's Performance Center and the Austin FC Youth Academy). In addition to these facilities, there are restaurant and commercial uses in one and two-story container pods known as "The Pitch" on the property to provide services for the tenants and visitors of the adjacent soccer fields. Further to the east on the other side of Harris Ridge Boulevard, there is an apartment complex (Parmer Village) under construction and a single family residential neighborhood (Harris Ridge Neighborhood). Across McCallen Pass to the west, there is a detention pond and a multifamily complex (Austin Waters at Tech Ridge). …
Geotechnical Report 1 Insufficient information and analysis has been provided with the updated Geotechnical report to confirm whether the underlying rock is structurally competent. • Per the updated report “The structural details must indicate the penetration requirements on the downslope side of the footing excavation. Deeper penetration might be required due to structural requirements associated with the lateral load analyses...” However, geotechnical data has not been collected that would allow a lateral load analysis. • Additionally, per the report a “cursory analysis of potential planar type failure did not yield any concerns.” However, it is not clear if all relevant data was factored into this analysis. 2 Geotechnical Report Staff Concerns 1) Test borings were not performed a) Truck-mounted boring equipment allows sampling several feet into bedrock material, whereas hand-dug pits are limited to excavation of loose or fractured material. b) Test pits were hand dug through fractured rock, with most pits terminating prior to reaching hard limestone c) No test pits extended to the recommended pier depth of 4 ft d) Due to lack of borings, no sampling and evaluation of bedrock material was performed, which limits the applicability and accuracy of any analyses performed 3 Geotechnical Report Staff Concerns (cont.) 2) There is evidence of soil creep – the gradual movement of soil and other surface materials – on the slope. a) As soil gradually moves over time vegetation can be carried with it, causing trees to change their resting angle on the slope. The trees then continue their vertical growth, creating bends in what would otherwise be a straight trunk. b) This is an indicator of slope instability and potential planar failure. It’s not clear if this was factored into the geotechnical analysis. 4 Geotechnical Report Summary Insufficient information and analysis has been provided with the updated geotechnical report to confirm whether the underlying rock is structurally competent. Recommendation Staff does not recommend approval of the variance due to the environmental risks of construction on steep slopes. If the commission approves the variance, staff recommends applying the previously identified staff conditions, including the requirement for a full geotechnical investigation.
SUBDIVISION REVIEW SHEET ENVIRONMENTAL VARIANCE REQUEST ONLY CASE NO: C8-2025-0085.0A COMMISSION DATE: December 16, 2025 NAME: Arbor View Subdivision ADDRESS: 4316 Far West Blvd APPLICANT: Ali F Tabrizi AGENT: Mirza Baig, PE; Terrence Irion ZONING: SF-3 NEIGHBORHOOD PLAN: N/A PROPOSED DEVELOPMENT: The applicant proposes to plat a ~0.56 acre, 2 lot subdivision. One lot (~0.21 acres) will be a Critical Environmental Feature lot with no allowable impervious cover. The other lot (~0.35 acres) will be a single family lot and will have 3900 square feet of impervious cover. AREA: 0.569 acres LOTS: 2 lots COUNTY: Travis DISTRICT: Council District 10 WATERSHED: Bull Creek Watershed JURISDICTION: Full Purpose VARIANCE: The applicant requests the following: 1. Request to vary from LDC 25-8-301 to allow construction of a driveway on slopes over 15%; 2. Request to vary from LDC 25-8-302 to allow construction of buildings on slopes over 15%; and 3. Request to vary from LDC 25-8-423 to exceed the 30% net site area watershed impervious cover limit and to allow 3900 square feet of impervious cover. STAFF RECOMMENDATION: Staff determines that the findings of fact have not been met. ENVIRONMENTAL BOARD ACTION: 12/3/2025: The Environmental Commission voted: 0 in favor of the requested variances; 10 against the requested variances; and 0 absentia. ENVIRONMENTAL REVIEW STAFF: Mike McDougal PHONE: 512-974-6380 E-mail: mike.mcdougal@austintexas.gov 06 C8-2025-0085.0A - Arbor View Subdivision; District 101 of 13 CASE MANAGER: Angela Gallegos PHONE: 512-974-3437 E-mail: angela.gallegos@austintexas.gov ATTACHMENTS Environmental Commission Recommendation Environmental Commission Backup 06 C8-2025-0085.0A - Arbor View Subdivision; District 102 of 13 . RECOMMENDATION TO LAND USE COMMISSION Environmental Commission Recommendation Number: 20251203-002: Arbor View Subdivision; C8-2025-0085.0A WHEREAS, the Environmental Commission recognizes the applicant is seeking variance requests from LDC 25-8-301 to allow construction of a driveway on slopes over 15%, LDC 25-8-302 to allow construction of buildings on slopes over 15%, and LDC 25-8-423 to exceed the 30% net site area watershed impervious cover limit and to allow 3900 square feet of impervious cover; and WHEREAS, the property is located in the Bull Creek Watershed, in the Drinking Water Protection Zone, and the Edwards Aquifer Recharge Zone; and WHEREAS, the Environmental Commission recognizes that Staff does not recommend this variance, having determined that the findings of fact have not been met; and WHEREAS, the Environmental Commission recognizes that approval of these variances could set a precedent on how slopes and other environmental features can …
ENVIRONMENTAL COMMISSION VARIANCE APPLICATION FORM PROJECT DESCRIPTION Applicant Contact Information Name of Applicant Street Address City State ZIP Code Work Phone E-Mail Address Terry Irion 13215 Bee cave Parkway, Suite A-230 Austin, Texas 78738 512-615-6653 Terry.irion@sprouselaw.com Variance Case Information Case Name Case Number Address or Location Environmental Reviewer Name Environmental Resource Management Reviewer Name Applicable Ordinance Watershed Name Watershed Classification Arbor View Subdivision C8-2025-0085.0A 4316 Far West Blvd., Austin, Texas 78731 Mohamad Abdulkader Liz Johnston 25-8-301 Bull Creek Watershed ☐Urban ☐Water Supply Rural ☐ Suburban █ Water Supply Suburban ☐ Barton Springs Zone 06 C8-2025-0085.0A - Arbor View Subdivision; District 101 of 53 Edwards Aquifer Recharge Zone ☐ Barton Springs Segment ☐ Northern Edwards Segment █ Not in Edwards Aquifer Zones Edwards Aquifer Contributing Zone Distance to Nearest Classified Waterway ☐ Yes █ No 1,300 lineal feet Water and Waste Water service to be provided by City of Austin Request The variance request is as follows (Cite code references: Variance 25-8- 301 Impervious cover square footage: acreage: percentage: Existing 0 0 0 Proposed 3,900 0.09 15.98 % Provide general description of the property (slope range, elevation range, summary of vegetation / trees, summary of the geology, CWQZ, WQTZ, CEFs, floodplain, heritage trees, any other notable or outstanding characteristics of the property) The parcel is a 0.56-acre parcel that fronts on a curbed and guttered public street. All utilities necessary to serve the tract are already built underground in public right-of -way or PUE. There is a storm sewer inlet on the western end of the parcel that discharges storm water from Far West Blvd onto the parcel. The ERI identifies a potential seep in the NW corner of the parcel that will be isolated in a Lot 2 “no build” conservation and drainage easement lot and further protected by a 75’ CEF buffer zone. There is no classified waterway or floodplain on the parcel. The nearest classified waterway and FEMA floodplain is Bull Creek, which is 1,300 lineal feet from the subject Property, as depicted in Exhibit 9. No water quality is proposed for this one lot single family residence because there will be less than 5,000 sqft of proposed impervious cover. The parcel has steep slopes which fall somewhere over 50’ from the front of the parcel to the rear of the parcel. Accordingly, net site area as calculated in Section 25-8-62 is negligible and cannot meet the impervious …
ENVIRONMENTAL COMMISSION VARIANCE APPLICATION FORM PROJECT DESCRIPTION Applicant Contact Information Name of Applicant Street Address City State ZIP Code Work Phone E-Mail Address Terry Irion 13215 Bee cave Parkway, Suite A-230 Austin, Texas 78738 512-615-6653 Terry.irion@sprouselaw.com Variance Case Information Case Name Case Number Address or Location Environmental Reviewer Name Environmental Resource Management Reviewer Name Applicable Ordinance Watershed Name Watershed Classification Arbor View Subdivision C8-2025-0085.0A 4316 Far West Blvd., Austin, Texas 78731 Mohamad Abdulkader Liz Johnston 25-8-301 Bull Creek Watershed ☐Urban ☐Water Supply Rural ☐ Suburban █ Water Supply Suburban ☐ Barton Springs Zone 06 C8-2025-0085.0A - Arbor View Subdivision; District 101 of 53 Edwards Aquifer Recharge Zone ☐ Barton Springs Segment ☐ Northern Edwards Segment █ Not in Edwards Aquifer Zones Edwards Aquifer Contributing Zone Distance to Nearest Classified Waterway ☐ Yes █ No 1,300 lineal feet Water and Waste Water service to be provided by City of Austin Request The variance request is as follows (Cite code references: Variance 25-8- 301 Impervious cover square footage: acreage: percentage: Existing 0 0 0 Proposed 3,900 0.09 15.98 % Provide general description of the property (slope range, elevation range, summary of vegetation / trees, summary of the geology, CWQZ, WQTZ, CEFs, floodplain, heritage trees, any other notable or outstanding characteristics of the property) The parcel is a 0.56-acre parcel that fronts on a curbed and guttered public street. All utilities necessary to serve the tract are already built underground in public right-of -way or PUE. There is a storm sewer inlet on the western end of the parcel that discharges storm water from Far West Blvd onto the parcel. The ERI identifies a potential seep in the NW corner of the parcel that will be isolated in a Lot 2 “no build” conservation and drainage easement lot and further protected by a 75’ CEF buffer zone. There is no classified waterway or floodplain on the parcel. The nearest classified waterway and FEMA floodplain is Bull Creek, which is 1,300 lineal feet from the subject Property, as depicted in Exhibit 9. No water quality is proposed for this one lot single family residence because there will be less than 5,000 sqft of proposed impervious cover. The parcel has steep slopes which fall somewhere over 50’ from the front of the parcel to the rear of the parcel. Accordingly, net site area as calculated in Section 25-8-62 is negligible and cannot meet the impervious …
ENVIRONMENTAL COMMISSION VARIANCE APPLICATION FORM PROJECT DESCRIPTION Applicant Contact Information Name of Applicant Street Address City State ZIP Code Work Phone E-Mail Address Terry Irion 13215 Bee Cave Parkway, Suite A-2320 Austin, Texas 78738 512-615-6653 Terry.irion@sprouselaw.com Variance Case Information Case Name Case Number Address or Location Environmental Reviewer Name Environmental Resource Management Reviewer Name Applicable Ordinance Watershed Name Watershed Classification Arbor View Subdivision C8-2025-0085.0A 4316 Far West Blvd., Austin, Texas 78731 Mohamad Abdulkader Liz Johnston 25-8-302 Bull Creek Watershed ☐Urban ☐Water Supply Rural ☐ Suburban █ Water Supply Suburban ☐ Barton Springs Zone 06 C8-2025-0085.0A - Arbor View Subdivision; District 101 of 53 Edwards Aquifer Recharge Zone ☐ Barton Springs Segment ☐ Northern Edwards Segment █ Not in Edwards Aquifer Zones Edwards Aquifer Contributing Zone Distance to Nearest Classified Waterway ☐ Yes █ No 1,300 lineal feet Water and Waste Water service to be provided by City of Austin Request The variance request is as follows (Cite code references: Variance 25-8- 302 Impervious cover square footage: acreage: percentage: Existing 0 0 0 Proposed 3,900 0.09 15.89 % Provide general description of the property (slope range, elevation range, summary of vegetation / trees, summary of the geology, CWQZ, WQTZ, CEFs, floodplain, heritage trees, any other notable or outstanding characteristics of the property) The parcel is a 0.56-acre parcel that fronts on a curbed and guttered public street. All utilities necessary to serve the tract are already built underground in public right-of -way or PUE. There is a storm sewer inlet on the western end of the parcel that discharges storm water from Far West Blvd onto the parcel. The ERI identifies a potential seep in the NW corner of the parcel that will be isolated in a Lot 2 “no build” conservation and drainage easement lot and further protected by a 75’ CEF buffer zone. There is no classified waterway or floodplain on the parcel. The nearest classified waterway and FEMA floodplain is Bull Creek, which is 1,300 lineal feet from the subject Property, as depicted in Exhibit 7. No water quality is proposed for this one lot single family residence because there will be less than 5,000 sqft of proposed impervious cover. The parcel has steep slopes which fall somewhere over 50’ from the front of the parcel to the rear of the parcel. Accordingly, net site area as calculated in Section 25-8-62 is negligible and cannot meet the impervious …
ENVIRONMENTAL COMMISSION VARIANCE APPLICATION FORM PROJECT DESCRIPTION Applicant Contact Information Name of Applicant Street Address City State ZIP Code Work Phone E-Mail Address Terry Irion 13215 Bee Cave Parkway, Suite A-230 Austin, Texas 78738 512-615-6653 Terry.irion@sprouselaw.com Variance Case Information Case Name Case Number Address or Location Environmental Reviewer Name Environmental Resource Management Reviewer Name Applicable Ordinance Watershed Name Watershed Classification Arbor View Subdivision C8-2025-0085.0A 4316 Far West Blvd., Austin, Texas 78731 Mohamad Abdulkader Liz Johnston 25-8-423 Bull Creek Watershed ☐Urban ☐Water Supply Rural ☐ Suburban █ Water Supply Suburban ☐ Barton Springs Zone 06 C8-2025-0085.0A - Arbor View Subdivision; District 101 of 53 Edwards Aquifer Recharge Zone ☐ Barton Springs Segment ☐ Northern Edwards Segment █ Not in Edwards Aquifer Zones Edwards Aquifer Contributing Zone Distance to Nearest Classified Waterway ☐ Yes █ No 1,300 lineal feet Water and Waste Water service to be provided by City of Austin Request The variance request is as follows (Cite code references: Variance 25-8- 423 Impervious cover square footage: acreage: percentage: Provide general description of the property (slope range, elevation range, summary of vegetation / trees, summary of the geology, CWQZ, WQTZ, CEFs, floodplain, heritage trees, any other notable or outstanding characteristics of the property) Existing 0 0 0 Proposed 3,900 0.09 15.98 % The parcel is a 0.56-acre parcel that fronts on a curbed and guttered public street. All utilities necessary to serve the tract are already built underground in public right-of -way or PUE. There is a storm sewer inlet on the western end of the parcel that discharges storm water from Far West Blvd onto the parcel. The ERI identifies a potential seep in the NW corner of the parcel that will be isolated in a Lot 2 “no build” conservation and drainage easement lot and further protected by a 75’ CEF buffer zone. There is no classified waterway or floodplain on the parcel. The nearest classified waterway and FEMA floodplain is Bull Creek, which is 1,300 lineal feet from the subject Property, as depicted in Exhibit 9. No water quality is proposed for this one lot single family residence because there will be less than 5,000 sqft of proposed impervious cover. The parcel has steep slopes which fall somewhere over 50’ from the front of the parcel to the rear of the parcel. Accordingly, net site area as calculated in Section 25-8-62 is negligible and cannot meet the requirements …
The following information is a summary of the January 20th Staff presentation to ZAP. The property is located approximately 0.4 miles west of the intersection of Far West Boulevard and Mesa Drive If ZAP votes to approve the variances, City Staff offer the following 5 variance conditions: Thank you Staff Analysis of the Geotechnical Report Applicant Information and Q&A
ZONING CHANGE REVIEW SHEET CASE: C814-2018-0122.03 (Circuit of the Americas PUD Amendment #3) DISTRICT: 2 ADDRESS: 9201 Circuit of the Americas Boulevard ZONING FROM: PUD TO: PUD* *The applicant is requesting a PUD amendment to change conditions of the approved PUD zoning in Ordinance No. 20201001-042 and Ordinance No. 20231214-105 (Please see Applicant’s Request Letter – Exhibit C and Proposed Redlined PUD Exhibits – Exhibits D - K). SITE AREA: 1,153 acres PROPERTY OWNER: Circuit of the Americas, Inc. (Alyssa Epstein, Secretary) AGENT: Armbrust & Brown, PLLC (Michael J. Whellan) CASE MANAGER: Sherri Sirwaitis (512-974-3057, sherri.sirwaitis@austintexas.gov) STAFF RECOMMEDATION: Staff recommends PUD, Planned Unit Development District, zoning for a 3rd Amendment to the PUD zoning with the following conditions: A Cocktail Lounge use is permitted up to a maximum of 60,000 square feet in 1) Planning Area 4. The Cocktail Lounge use is otherwise prohibited in Areas 4, 5 and 6 except as an accessory use to a convention center use, a hotel/motel use, indoor entertainment use and outdoor sports and recreation use. 2) For a Hotel and Conference site plan in Area 4: a) The maximum site area is 45 acres; and b) The baseline is: o o o 95% building coverage, 1:1 FAR, 60’ building height; and 3) Housing. 1. The existing ordinance language within Part 7 Affordable Housing should remain; the separate terms of Area 4 should be additional language. 2. The adoption of alternate baseline Floor to Area Ratio for Zone 4 from 2:1 to 1:1 as approved by Zoning. 3. A site plan in Area 4 which includes a hotel and/or conference land use is subject to the following terms: If any of the baseline regulations above are exceeded, regardless of the amount, the owner shall pay a flat fee-in-lieu in the amount of $1,500,000. The fee-in-lieu shall not exceed $1,500,000. CITY COUNCIL ACTION: April 23, 2026 ORDINANCE NUMBER: 05 C814-2018-0122.03 - Circuit of the Americas Planned Unit Development Amendment #3; District 21 of 136 3) The Landowner has dedicated a 20-foot trail and recreation easement recorded in Document No. 2023026306 of the Travis County Real Property Records. The COTA PUD shall provide for an Urban Trails Master Plan Tier II trail in the outer half of the Critical Water Quality Zone and located outside of the erosion hazard zone. The Director of Transportation Public Works shall have discretion to amend, relocate, or terminate this easement …
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Pearce Lane/ Ross Rd Add dedicated EBL Turn Lane (500' storage) Modify signal equipment 4 1 5 4 - 8 1 4 ) 2 1 5 ( : e n o h P 8 2 9 - F . m o c . n r o h - y e m k i l : e t i s b e W PROJECT NO. XXXXXXXXX I O N M R F D E R E T S G E R E P B T I 0 0 2 E T U S I , V I I G N D L I U B , D R E L L I V Y L L O J 4 1 8 0 1 9 5 7 8 7 X T , I N T S U A Pearce Lane/ Wolf Ln Add dedicated EBL Turn Lane (500' storage) Modify signal equipment D N A L A T O C S A X E T , I N T S U A 4 E S A H P F O P A M S T N E M E V O R P M I ) 1 e g a P ( FIGURE CIRCUIT OF THE AMERICAS PUD INTERSECTION 05 C814-2018-0122.03 - Circuit of the Americas Planned Unit Development Amendment #3; District 2105 of 136 PROJECT NO. XXXXXXXXX m o c . n r o h - y e m k l i : e t i s b e W 4 1 5 4 - 8 1 4 ) 2 1 5 ( : e n o h P 8 2 9 - F . I O N M R F D E R E T S G E R E P B T I 0 0 2 E T U S I , V I I G N D L I U B , D R E L L I V Y L L O J 4 1 8 0 1 9 5 7 8 7 X T , I N T S U A FM 812/ Elroy Rd Signalize intersection D N A L A T O C S A X E T , I N T S U A 4 E S A H P F O P A M S T N E M E V O R P M I ) 2 e g a P …
REGULAR MEETING OF THE ZONING AND PLATTING COMMISSION TUESDAY, MARCH 17, 2026, AT 6 P.M. AUSTIN CITY HALL, COUNCIL CHAMBERS, ROOM 1001 301 WEST 2ND STREET AUSTIN, TEXAS Some members of the Zoning and Platting 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, please use the QR code or link at the end of this document. If you have questions regarding speaker registration, please contact Ella Garcia, Staff Liaison, at LandUseLiaison@austintexas.gov or by phone at 512-978-0821. CURRENT COMMISSIONERS: Hank Smith, Chair (District 8) Betsy Greenberg, Vice Chair (District 10) Ryan Puzycki, Secretary (District 7) Alejandra Flores, Parliamentarian (District 5) Luis Osta Lugo (Mayor’s Representative) Scott Boone (District 1) EXECUTIVE SESSION (No public discussion) David Fouts (District 2) Lonny Stern (District 3) Andrew Cortes (District 4) Christian Tschoepe (District 6) Taylor Major (District 9) The Zoning and Platting Commission will announce it will go into Executive Session, if necessary, pursuant to Chapter 551 of the Texas Government Code, to receive advice from Legal Counsel on matters specifically listed on this 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 6 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 Zoning and Platting Commission regular meeting on Tuesday, February 17, 2026. PUBLIC HEARINGS C14-2025-0112 - Lagos Austin West FM 973 Mixed Use; District 1 11716 ½ North FM 973 Road, Gilleland Creek Watershed 2. Rezoning: Location: Owner/Applicant: Wild Horse Creekside Commercial LP (Pete Dwyer) Kimley-Horn (Ethan Harwell) Agent: I-RR to GR-MU Request: Recommended Staff Rec.: Beverly Villela, 512-978-0740, beverly.villela@austintexas.gov Staff: Austin Planning 3. Rezoning: Location: C14-2025-0094 - 2117 W 49th St. and 4709 Rosedale Ave. Multifamily; District 7 2117 West 49th …
ZONING CHANGE REVIEW SHEET CASE: C14-2025-0112 (Lagos Austin West FM 973 Mixed Use) DISTRICT: 1 ADDRESS: 11716 ½ North FM 973 Road ZONING FROM: I-RR TO: GR-MU SITE AREA: 11.29 acres (491,792.4 sq. ft.) PROPERTY OWNER: Wild Horse Creekside Commercial LP (Pete Dwyer) AGENT: Kimley-Horn (Ethan Harwell) CASE MANAGER: Beverly Villela (512-978-0740, Beverly.Villela@austintexas.gov) STAFF RECOMMENDATION: Staff recommends GR-MU, Community Commercial-Mixed Use Combining District, zoning. See the Basis of Recommendation section below. ZONING AND PLATTING COMMISSION ACTION / RECOMMENDATION: March 17th, 2026: February 17, 2026: Approved applicant postponement to March 17th, 2026 on the consent agenda. CITY COUNCIL ACTION: ORDINANCE NUMBER: ISSUES: N/A CASE MANAGER COMMENTS: The property in question consists of approximately 11.29 acres located at 11716 ½ North FM 973 Road and is assigned the zoning designation of Interim–Rural Residential (I-RR) district zoning. The site is currently undeveloped. The applicant is requesting Community Commercial–Mixed Use (GR-MU) combing district zoning to allow for a mixed-use development consisting of low-rise multifamily residential (approximately 248 units) and commercial retail uses along the FM 973 frontage. The proposed zoning would allow for a mix of residential and non-industrial uses that are intended to serve both future residents and the surrounding area. 02 C14-2025-0112 - Lagos Austin West FM 973 Mixed Use; District 11 of 12 C14-2025-0112 Page 2 Surrounding land uses include vacant land within the City of Manor’s jurisdiction to the north, undeveloped land and Planned Unit Development (PUD) zoning to the south and west, and undeveloped land within Austin’s ETJ to the east. The property is located near the future Wildhorse Collector Road, which is planned to improve connectivity in the area. Please refer to Exhibits A (Zoning Map) and B (Aerial View). Staff recommends the requested GR-MU zoning as it is consistent with the purpose statement of the Community Commercial district, which is intended to provide a range of retail, office, service, and residential uses that serve the surrounding community. The proposed zoning supports, mixed-use development along a major roadway and aligns with Imagine Austin goals related to housing choice and mixed-use development. The proposed zoning is compatible with surrounding land uses and zoning and will promote orderly development along the FM 973 corridor. The applicant is in agreement with the staff recommendation. BASIS OF RECOMMENDATION: 1. The proposed zoning should be consistent with the purpose statement of the district sought. The Community Commercial district is intended for office and …
MEMORANDUM To: From: Hank Smith, Chair Zoning and Platting Commission Members Sherri Sirwaitis, Case Manager Austin Planning Date: March 9, 2026 Subject: C14-97-0141.04 - Parmer North PDA Amendment #4 - Postponement Request The purpose of this memorandum is for the staff to request a postponement of the above referenced rezoning case from March 17, 2026 to April 7, 2026. The postponement will allow time for the staff to complete our review of this amended rezoning request. Should you have any questions or concerns, please contact Sherri Sirwaitis, Austin Planning, at sherri.sirwaitis@austintexas.gov or 512-974-3057. 04 C14-97-0141.04 - Parmer North PDA Amendment; District 11 of 2 04 C14-97-0141.04 - Parmer North PDA Amendment; District 12 of 2
ZONING AND PLATTING COMMISSION SITE PLAN CONDITIONAL USE PERMIT REVIEW SHEET CASE NUMBER: PROJECT NAME: SPC-2025-0244A Barton Creek Plaza Lot 2 ZAP DATE: March 17, 2026 ADDRESS: COUNCIL DISTRICT: 3801 S Capital of Texas Highway NB, Austin, Texas, 78704 5 APPLICANT/ PROPERTY OWNER: BCP Building II, LLC AGENT: Mahoney Engineering, LLC (Pablo Martinez) (512) 910-3874 CASE MANAGER: Randall Rouda Randall.Rouda@austintexas.gov (512) 978-3338 PROPOSED DEVELOPMENT: The applicant is requesting a conditional use permit for a Private Secondary Educational Facility in an existing building in the LO (Limited Office) Zone. A Private Primary Educational Facility use will be established in the same building as an allowed use in the LO Zone which does not require a Conditional Use Permit. No construction is proposed with this land use only site plan. A proposed Condition of Approval would require the installation of bicycle parking under a separate Site Plan Exemption. STAFF RECOMMENDATION: Staff recommends approval of the conditional use permit with the following Condition of Approval: 1) Prior to the establishment of a Private Secondary Education Facility Use on the subject site, the applicant shall secure any needed permits and construct the bicycle parking as shown on Sheet 3 of the Conditional Use Permit Site Plan Set. . With the Condition of Approval, the site plan will comply with all requirements of the Land Development Code. PROJECT INFORMATION: SITE AREA: SITE’S ZONING WATERSHED WATERSHED ORDINANCE TRAFFIC IMPACT ANALYSIS Not required CAPITOL VIEW CORRIDOR PROPOSED ACCESS 5.72 Acres (249,163 sq.ft.) LO (Limited Office) Barton Creek Barton Creek Zone None Capital of Texas Highway Allowed 0.7:1 (LO) 50% (LO) 70% 199 Existing 0.278:1 8.58% 61.19% 700 FLOOR-AREA RATIO BUILDING COVERAGE IMPERVIOUS COVERAGE PARKING IMPERVIOUS COVER WITH CONDITION OF APPROVAL FOR BICYCLE PARKING: 61.31% 05 SPC-2025-0244A - Barton Creek Plaza Lot 2; District 51 of 12 Barton Creek Plaza Lot 2 CUP SPC-2025-0244A 2 SUMMARY COMMENTS ON SITE PLAN: Land Use: The lot is zoned LO (Limited Office). An existing office building is located on the site which will be re-purposed for Private Primary Educational Services and Private Secondary Educational Services uses. In the LO Zone, Private Primary Educational Services is a Permitted Use, however, Private Secondary Educational Services is a Conditional Use which requires approval of a Conditional Use Permit. The site is located within the Scenic Highway Combining Zone. This zoning district applies some restrictions to signage along selected roadways. Any signage proposed by the …
ZONING AND PLATTING COMMISSION MEETING MINUTES Tuesday, February 17, 2026 ZONING AND PLATTING COMMISSION REGULAR MEETING TUESDAY, FEBURARY 17, 2026 MEETING MINUTES The Zoning and Platting Commission convened in a regular meeting on Tuesday, February 17, 2026, at Austin City Hall, Council Chambers, Room 1001, 301 W. Second Street, in Austin, Texas. Chair Smith called the Zoning and Platting Meeting to order at 6:00 p.m. Commissioners in Attendance: Hank Smith Betsy Greenberg Ryan Puzycki Luis Osta Lugo Andrew Cortes Christian Tschoepe Commissioners in Attendance Remotely: Alejandra Flores David Fouts Lonny Stern Taylor Major Commissioners Absent: Scott Boone PUBLIC COMMUNICATION: GENERAL None present. APPROVAL OF MINUTES 1. Approve the minutes of the Zoning and Platting Commission regular meeting on Tuesday, February 3, 2026. The minutes from the meeting of Tuesday, February 3, 2026, were approved on the consent agenda on Secretary Puzycki’s motion, Commissioner Osta Lugo’s second, on a 9-0 vote. Commissioner Major was off the dais. Commissioner Boone was absent. 1 ZONING AND PLATTING COMMISSION MEETING MINUTES Tuesday, February 17, 2026 PUBLIC HEARINGS C14-2025-0112 - Lagos Austin West FM 973 Mixed Use; District 1 11716 ½ North FM 973 Road, Gilleland Creek Watershed 2. Rezoning: Location: Owner/Applicant: Wild Horse Creekside Commercial LP (Pete Dwyer) Kimley-Horn (Ethan Harwell) Agent: I-RR to GR-MU Request: Applicant postponement request to March 17, 2026 Staff Rec.: Beverly Villela, 512-978-0740, beverly.villela@austintexas.gov Staff: Austin Planning The motion to approve the Applicant’s postponement request to March 17, 2026, was approved on the consent agenda on Secretary Puzycki’s motion, Commissioner Osta Lugo’s second, on a 9-0 vote. Commissioner Major was off the dais. Commissioner Boone was absent. 3. Rezoning: Location: C14-2025-0089 - 1120 and 1122 S Capital of Texas Highway; District 8 1120 ½ South Capital of Texas Hwy SB, 1120 South Capital of Texas Hwy SB, 1122 South Capital of Texas HWY SB, 1220 South Capital of Texas Hwy SB, Eanes Creek Watershed Owner/Applicant: AREIT City View LLC Agent: Request: Staff Rec.: Staff: Drenner Group, P.C. (Leah M. Bojo) LO and LR to LO-V-DB90 Recommended Beverly Villela, 512-978-0740, beverly.villela@austintexas.gov Austin Planning The motion to approve the Neighborhood’s postponement request to April 7, 2026, was approved on the consent agenda on Secretary Puzycki’s motion, Commissioner Osta Lugo’s second, on a 9-0 vote. Commissioner Major was off the dais. Commissioner Boone was absent. 2 ZONING AND PLATTING COMMISSION MEETING MINUTES Tuesday, February 17, 2026 4. Rezoning: Location: C14-2025-0094 - 2117 …
ZONING CHANGE REVIEW SHEET CASE: C14-2025-0094 - 2117 W 49th St. and 4709 Rosedale Ave. Multifamily DISTRICT: 7 ZONING FROM: SF-3 ZONING TO: MF-6-CO ADDRESS: 2117 West 49th Street and 4709 Rosedale Avenue SITE AREA: 4.62 acres (201, 247 sq. ft.) PROPERTY OWNER: Austin Independent School District (AISD) AGENT: Dubois Bryant & Campbell, LLP (David Hartman) CASE MANAGER: Cynthia Hadri 512-974-7620, Cynthia.hadri@austintexas.gov STAFF RECOMMENDATION: The staff recommendation is to grant multifamily residence (high density) - conditional overlay (MF-6-CO) combined district zoning. The conditional overlay will be for a maximum height of 75 feet. ZONING AND PLATTING COMMISSION ACTION / RECOMMENDATION: March 17, 2026: February 17, 2026: APPROVED THE NEIGHBORHOOD’S POSTPONEMENT REQUEST TO MARCH 17, 2026. [L. STERN; L. OSTA LUGO - 2ND] (9-0) S. BOONE AND T. MAJOR – ABSENT CITY COUNCIL ACTION: ORDINANCE NUMBER: ISSUES: An Educational Impact Statement (EIS) has been submitted to Austin Independent School District (AISD) for their feedback and will be included in the backup once received. 03 C14-2025-0094 - 2117 W 49th St. and 4709 Rosedale Ave. Multifamily; District 71 of 83 C14-2025-0094 2 CASE MANAGER COMMENTS: The property in question is approximately 4.62 acres is currently zoned family residence (SF-3) with access to West 49th street (level 1) Ramsey Avenue (level 1) and West 48th Street (level 1). The area is characterized as neighborhood mixed use with commercial zonings to the north and east of the property (CS-V-ETOD-DBETOD; CS-MU-V-CO-ETOD- DBETOD; CS-V) and single family residential (SF-3; SF-3-H) to the west, south and north. Please refer to Exhibits A (Zoning Map) and B (Aerial View). The applicant is requesting multifamily residence (high density) - conditional overlay (MF-6- CO) combined district zoning for the development of approximately 435 multifamily units. The applicant is seeking a conditional overlay that will limit the height of the building to a maximum height of 75 feet Please refer to Exhibit C (Applicant’s Summary Letter). The staff is recommending multifamily residence (high density) - conditional overlay (MF-6- CO) combined district zoning. The request is consistent with the intent of the district, provides a balance of intensities and will add housing stock to the area. This property does not have a Neighborhood Plan, but it is adjacent to the Burnet Road Activity Corridor and is partially in Subdistrict 2 of the Equitable Transit Oriented Development (ETOD) Overlay. This property was not rezoned with the ETOD rezonings because it has single family …
ZONING AND PLATTING COMMISISON SITE PLAN CONDITIONAL USE PERMIT REVIEW SHEET CASE NUMBER: SPC-2025-0179C ZONING AND PLATTING COMMISSION HEARING DATE: March 17, 2026 PROJECT NAME: HEB McKinney Falls ADDRESS: 7016 E William Cannon Drive, Austin, Texas APPLICANT: AGENT: HEB Grocery Co. LP (Mary Rohrer) (210) 938-8000 646 South Main Avenue San Antonio, TX 78204 Kimley Horn (Brent Leonard) 6800 Burleson road, Building 312, Suite 150 Austin, TX 78744 CASE MANAGER: Randall Rouda Randall.rouda@austintexas.gov Phone: (512) 974-3338 PROPOSED DEVELOPMENT: The applicant is requesting a conditional use permit for Large Retail Use (food sales) in GR-MU-CO zoning in order to construct a grocery store, and gas station. A Large Retail Use means a use listed in Land Development Code section 25-2-815-A, including food sales, with 100,000 square feet or more of gross floor area. Large Retail Use is a conditional use. The proposed food sales building is proposed with 106,000 sq. ft. of gross floor area. The gas station is a permitted use. The proposed project includes construction of buildings, parking, drive aisles, landscaping or other improvements on five of the six parcels of the Springfield Commercial – North Plat which is currently under review. The final plat will be recorded prior to release of the requested Site Plan. Except where noted, site figures below refer to the entire shopping center. Future site plan applications are anticipated for the remaining four lots. SUMMARY STAFF RECOMMENDATION: Staff recommends approval of the Conditional Use Permit for Large Retail Use (food sales) with the condition that all remaining informal administrative comments are cleared prior to site plan approval. Conditions of approval: While all substantive comments have been cleared, staff recommends the following conditions of approval: 1) The approved site plan will not be released for construction until the DRAFT Plat shown in the Plan Set has been recorded and Austin Development Services Staff have confirmed that the legal lots of record generally conform to those shown at the time of approval. 2) The approved site plan will not be released until all legal documents including (as needed) dedications, easements, and records of covenants have been approved and recorded and recording information added to the plan set. 06 SPC-2025-0179C - HEB McKinney Falls; District 21 of 12 3) The approved plan set will not be released until the Transportation and Public Works (TPW) Reviewer has confirmed that the streetscape design of Springfield Drive including buffer zone, …
Villela, Beverly Subject: FW: 2025-144145 ZC Status From: Harwell, Ethan Sent: Monday, March 16, 2026 10:22 AM To: Villela, Beverly Cc: Lenn, Michaela Subject: RE: 2025-144145 ZC Status Steadman, AC Smith, Rob External Email - Exercise Caution Yes, May 5th will work for us. Thank you. Ethan Harwell, AICP Kimley-Horn | 10814 Jollyville Road, Campus IV, Suite 200, Austin, Texas 78759 Direct: 512 580 5803 | Main: 512 418 1771 From: Villela, Beverly Sent: Thursday, March 12, 2026 3:14 PM To: Harwell, Ethan Cc: Lenn, Michaela Smith, Rob Subject: Re: 2025-144145 ZC Status Good afternoon Ethan, Steadman, AC ; No worries. The first ZAP hearing in May is May 5th. Would you like to postpone to this date? Regards, Beverly Villela Senior Planner – Current Planning Austin Planning Department 512-978-0740 1 02 C14-2025-0112 - Lagos Austin West FM 973 Mixed Use; District 11 of 1
ZONING AND PLATTING COMMISSION MEETING MINUTES Tuesday, February 17, 2026 ZONING AND PLATTING COMMISSION REGULAR MEETING TUESDAY, FEBURARY 17, 2026 MEETING MINUTES The Zoning and Platting Commission convened in a regular meeting on Tuesday, February 17, 2026, at Austin City Hall, Council Chambers, Room 1001, 301 W. Second Street, in Austin, Texas. Chair Smith called the Zoning and Platting Meeting to order at 6:00 p.m. Commissioners in Attendance: Hank Smith Betsy Greenberg Ryan Puzycki Luis Osta Lugo Andrew Cortes Christian Tschoepe Commissioners in Attendance Remotely: Alejandra Flores David Fouts Lonny Stern Taylor Major Commissioners Absent: Scott Boone PUBLIC COMMUNICATION: GENERAL None present. APPROVAL OF MINUTES 1. Approve the minutes of the Zoning and Platting Commission regular meeting on Tuesday, February 3, 2026. The minutes from the meeting of Tuesday, February 3, 2026, were approved on the consent agenda on Secretary Puzycki’s motion, Commissioner Osta Lugo’s second, on a 9-0 vote. Commissioner Major was off the dais. Commissioner Boone was absent. 1 ZONING AND PLATTING COMMISSION MEETING MINUTES Tuesday, February 17, 2026 PUBLIC HEARINGS C14-2025-0112 - Lagos Austin West FM 973 Mixed Use; District 1 11716 ½ North FM 973 Road, Gilleland Creek Watershed 2. Rezoning: Location: Owner/Applicant: Wild Horse Creekside Commercial LP (Pete Dwyer) Kimley-Horn (Ethan Harwell) Agent: I-RR to GR-MU Request: Applicant postponement request to March 17, 2026 Staff Rec.: Beverly Villela, 512-978-0740, beverly.villela@austintexas.gov Staff: Austin Planning The motion to approve the Applicant’s postponement request to March 17, 2026, was approved on the consent agenda on Secretary Puzycki’s motion, Commissioner Osta Lugo’s second, on a 9-0 vote. Commissioner Major was off the dais. Commissioner Boone was absent. 3. Rezoning: Location: C14-2025-0089 - 1120 and 1122 S Capital of Texas Highway; District 8 1120 ½ South Capital of Texas Hwy SB, 1120 South Capital of Texas Hwy SB, 1122 South Capital of Texas HWY SB, 1220 South Capital of Texas Hwy SB, Eanes Creek Watershed Owner/Applicant: AREIT City View LLC Agent: Request: Staff Rec.: Staff: Drenner Group, P.C. (Leah M. Bojo) LO and LR to LO-V-DB90 Recommended Beverly Villela, 512-978-0740, beverly.villela@austintexas.gov Austin Planning The motion to approve the Neighborhood’s postponement request to April 7, 2026, was approved on the consent agenda on Secretary Puzycki’s motion, Commissioner Osta Lugo’s second, on a 9-0 vote. Commissioner Major was off the dais. Commissioner Boone was absent. 2 ZONING AND PLATTING COMMISSION MEETING MINUTES Tuesday, February 17, 2026 4. Rezoning: Location: C14-2025-0094 - 2117 …
03 C14-2025-0094 - 2117 W 49th St. and 4709 Rosedale Ave. Multifamily; District 71 of 8 03 C14-2025-0094 - 2117 W 49th St. and 4709 Rosedale Ave. Multifamily; District 72 of 8 03 C14-2025-0094 - 2117 W 49th St. and 4709 Rosedale Ave. Multifamily; District 73 of 8 04 C14-2025-0094 - 2117 W 49th St. and 4709 Rosedale Ave. Multifamily; District 7 16 of 29 Date: Subject: January 14, 2025 2117 W 49th, and 4709 Rosedale Ave Multifamily NTA | C14-2025-0094 According to Section 25-6-116 of the Land Development Code, tra*ic on a residential local or collector street with a pavement width of less than 30 feet is operating at a desirable level if it does not exceed 1,200 vehicles per day. W 49th St is less than 30 feet wide with over 1,200 vpd, whereas Ramsey Ave and W 48th St are less than 30 feet wide and below 1,200 vpd. However, the combined tra*ic from the proposed development and existing vehicles will not exceed 49th St’s operational capacity. This capacity is determined by standard transportation engineering principles and the residential street capacity levels outlined in the nationally recognized Highway Capacity Manual (HCM). O2site Transportation Improvements The area around the site was analyzed to identify potential transportation improvements to be implemented at the time of site plan. The ‘Recommended Improvement’ exhibit attached at the end of this memo identifies several potential improvements based on this review. Improvements identified in this memo are recommended for the applicant to construct at the time of site plan to achieve the TDM reduction target and mitigate tra*ic impacts. Street Impact Fee and the Roadway Capacity Plan At the time of building permit, the site will be subject to the Street Impact Fee (SIF). SIF funds for this site may be used for design and construction of projects identified in the Roadway Capacity Plan (RCP) Service Area ‘I’. RCP ‘Project II-11’ identifies intersection improvements at 49th Street and Burnet Road. Recommendations and Conclusions Based on the results of the NTA, ATPW has the following recommendations and conclusions: 1. During site plan review, the developer will be required to construct sidewalks and associated curb ramps on Ramsey Ave and W 48th St along the site’s frontage. 2. During the site plan review, the developer will be required to re-construct sidewalk on W 49th St along the site’s frontage 3. During site plan review, it is …
ZONING AND PLATTING COMMISSION SITE PLAN CONDITIONAL USE PERMIT REVIEW SHEET CASE NUMBER: PROJECT NAME: SPC-2025-0244A Barton Creek Plaza Lot 2 ZAP DATE: March 17, 2026 ADDRESS: COUNCIL DISTRICT: 3801 S Capital of Texas Highway NB, Austin, Texas, 78704 5 APPLICANT/ PROPERTY OWNER: BCP Building II, LLC AGENT: Mahoney Engineering, LLC (Pablo Martinez) (512) 910-3874 CASE MANAGER: Randall Rouda Randall.Rouda@austintexas.gov (512) 978-3338 MODIFICATION: After further consultation between the applicant and the TPW Review Team, the recommended action has been changed to remove the prior condition of approval. The applicant has instead modified the proposed Plan Set to include a note committing to future bicycle parking on site when bicycle facilities become available along the street frontage on Capital of Texas Highway. The revised Plan Set is attached. STAFF RECOMMENDATION: Staff recommends approval of the conditional use permit. with the following Condition of Approval: SUMMARY COMMENTS ON SITE PLAN: Transportation: All prior comments remain with the following exception: Capital of Texas Highway does not currently offer safe bicycle access to the site. When such access becomes available, the site would benefit from additional bicycle parking. A note has been placed on the Plan Set committing to the addition of on-site bicycle parking when off-site bicycle access becomes available. CONDITIONAL USE PERMIT CONDITIONAL USE PERMIT REVIEW AND EVALUTATION CRITERA A. The following evaluation is included to provide staff position on each point of the conditional use permit criteria. Section 25-5-145 of the Land Development Code states: “The Planning Commission shall determine whether the proposed development or use of a conditional use site plan complies with the requirements of this section. A conditional use site plan must: B. 3. Have building height, bulk, scale, setback, open space, landscaping, drainage, access, traffic circulation, and use that is compatible with the use of an abutting site; Staff Response: The site plan complies with all requirements of the Land Development Code. 05 SPC-2025-0244A - Barton Creek Plaza Lot 2; District 51 of 6 A B C D E F G H I J K L M N O P Q OWNER: BCP BUILDING II, LLC 6031 CONNECTION DRIVE, SUITE 200 IRVING, TEXAS 75039-2601 ENGINEER: 1 1 MAHONEY ENGINEERING, LLC 9501 MENCHACA ROAD, SUITE B200 AUSTIN, TX 78748 (512) 910-3874 UTILITIES: ELECTRICITY PROVIDER: WATER PROVIDER: WASTEWATER: DISPOSAL PROVIDER: AUSTIN ENERGY CITY OF AUSTIN CITY OF AUSTIN CITY OF AUSTIN S U B M I T T E …
REGULAR MEETING OF THE ZONING AND PLATTING COMMISSION TUESDAY, FEBRUARY 17, 2026, AT 6 P.M. AUSTIN CITY HALL, COUNCIL CHAMBERS, ROOM 1001 301 WEST 2ND STREET AUSTIN, TEXAS Some members of the Zoning and Platting 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, please see the information below and contact Ella Garcia, Staff Liaison, if you have questions regarding speaker registration at LandUseLiaison@austintexas.gov or by phone at 512-978-0821. CURRENT COMMISSIONERS: Hank Smith, Chair (District 8) Betsy Greenberg, Vice Chair (District 10) Ryan Puzycki, Secretary (District 7) Alejandra Flores, Parliamentarian (District 5) Luis Osta Lugo (Mayor’s Representative) Scott Boone (District 1) EXECUTIVE SESSION (No public discussion) David Fouts (District 2) Lonny Stern (District 3) Andrew Cortes (District 4) Christian Tschoepe (District 6) Taylor Major (District 9) The Zoning and Platting Commission will announce it will go into Executive Session, if necessary, pursuant to Chapter 551 of the Texas Government Code, to receive advice from Legal Counsel on matters specifically listed on this 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: Jenna Schwartz, 512-978-0871 Page 1 of 6 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 Zoning and Platting Commission regular meeting on Tuesday, February 3, 2026. PUBLIC HEARINGS C14-2025-0112 - Lagos Austin West FM 973 Mixed Use; District 1 11716 ½ North FM 973 Road, Gilleland Creek Watershed 2. Rezoning: Location: Owner/Applicant: Wild Horse Creekside Commercial LP (Pete Dwyer) Kimley-Horn (Ethan Harwell) Agent: I-RR to GR-MU Request: Applicant postponement request to March 17, 2026 Staff Rec.: Beverly Villela, 512-978-0740, beverly.villela@austintexas.gov Staff: Austin Planning 3. Rezoning: Location: Owner/Applicant: Agent: Request: Staff Rec.: Staff: C14-2025-0089 - 1120 and 1122 S Capital of Texas Highway; District 8 …
ZONING AND PLATTING COMMISSION MEETING MINUTES Tuesday, February 3, 2026 ZONING AND PLATTING COMMISSION REGULAR MEETING TUESDAY, FEBURARY 3, 2026 MEETING MINUTES The Zoning and Platting Commission convened in a regular meeting on Tuesday, February 3, 2026, at Austin City Hall, Council Chambers, Room 1001, 301 W. Second Street, in Austin, Texas. Chair Smith called the Zoning and Platting Meeting to order at 6:00 p.m. Commissioners in Attendance: Hank Smith Betsy Greenberg Luis Osta Lugo Andrew Cortes Commissioners in Attendance Remotely: Ryan Puzycki David Fouts Lonny Stern Christian Tschoepe Commissioners Absent: Alejandra Flores Scott Boone Taylor Major PUBLIC COMMUNICATION: GENERAL None present. APPROVAL OF MINUTES 1. Approve the minutes of the Zoning and Platting Commission regular meeting on Tuesday, January 20, 2026. The minutes from the meeting of Tuesday, January 20, 2026, were approved on the consent agenda on Vice Chair Greenberg’s motion, Commissioner Osta Lugo’s second, on an 8-0 vote. Parliamentarian Flores and Commissioners Boon and Major were absent. 1 ZONING AND PLATTING COMMISSION MEETING MINUTES Tuesday, February 3, 2026 PUBLIC HEARINGS 2. Rezoning: Location: Owner/Applicant: Son Thai Request: Staff Rec.: Staff: C14-2025-0124 - Parmer Lane Center; District 7 1623 West Parmer Lane and 1701 ½ West Parmer Lane, Walnut Creek LR to GR-MU-CO Recommended Sherri Sirwaitis, 512-974-3057, sherri.sirwaitis@austintexas.gov Austin Planning The motion to approve Staff’s recommendation of of GR-MU-CO zoning, with the addition of the following prohibited uses to the conditional overlay: Alternative Financial Services, Service Station, Bail Bond Services and Commercial Off-Street Parking. Basic Industry and Recycling Center are not permitted or conditional uses in the GR base district and cannot be prohibited in a CO for this case. The Drop-Off Recycling, Exterminating Services and Pawn Shop Service uses were already listed as prohibited uses in the staff's recommendation, for C14-2025-0124 - Parmer Lane Center; District 7, located at 1623 West Parmer Lane and 1701 ½ West Parmer Lane, was approved on Vice Chair Greenberg’s motion, Commissioner Osta Lugo’s second, on an 8-0 vote. Parliamentarian Flores and Commissioners Boon and Major were absent. 3. Conditional Use SPC-2025-0156C - The Learning Center at Parmer; District 7 Permit: 12705 Center Lane Dr, Walnut Creek Location: Owner/Applicant: Centerstate 99 LTD Agent: Request: Civilitude (Esteban Gonzalez, PE) The applicant is requesting a Conditional Use Permit to allow a Daycare (General) on the property. Recommended Christine Barton-Holmes, 512-974-2788, christine.barton-holmes@austintexas.gov Austin Development Services Staff Rec.: Staff: The motion to approve Staff’s recommendation of …
ZONING CHANGE REVIEW SHEET CASE: C14-2025-0112 (Lagos Austin West FM 973 Mixed Use) DISTRICT: 1 ADDRESS: 11716 ½ North FM 973 Road ZONING FROM: I-RR TO: GR-MU SITE AREA: 11.29 acres (491,792.4 sq. ft.) PROPERTY OWNER: Wild Horse Creekside Commercial LP (Pete Dwyer) AGENT: Kimley-Horn (Ethan Harwell) CASE MANAGER: Beverly Villela (512-978-0740, Beverly.Villela@austintexas.gov) STAFF RECOMMENDATION: Staff recommends GR-MU, Community Commercial-Mixed Use Combining District, zoning. See the Basis of Recommendation section below. ZONING AND PLATTING COMMISSION ACTION / RECOMMENDATION: February 17, 2026: CITY COUNCIL ACTION: ORDINANCE NUMBER: ISSUES: N/A CASE MANAGER COMMENTS: The property in question consists of approximately 11.29 acres located at 11716 ½ North FM 973 Road and is assigned the zoning designation of Interim–Rural Residential (I-RR) district zoning. The site is currently undeveloped. The applicant is requesting Community Commercial–Mixed Use (GR-MU) combing district zoning to allow for a mixed-use development consisting of low-rise multifamily residential (approximately 248 units) and commercial retail uses along the FM 973 frontage. The proposed zoning would allow for a mix of residential and non-industrial uses that are intended to serve both future residents and the surrounding area. Surrounding land uses include vacant land within the City of Manor’s jurisdiction to the north, undeveloped land and Planned Unit Development (PUD) zoning to the south and west, 02 C14-2025-0112 - Lagos Austin West FM 973 Mixed Use; District 1 1 of 12 C14-2025-0112 Page 2 and undeveloped land within Austin’s ETJ to the east. The property is located near the future Wildhorse Collector Road, which is planned to improve connectivity in the area. Please refer to Exhibits A (Zoning Map) and B (Aerial View). Staff recommends the requested GR-MU zoning as it is consistent with the purpose statement of the Community Commercial district, which is intended to provide a range of retail, office, service, and residential uses that serve the surrounding community. The proposed zoning supports, mixed-use development along a major roadway and aligns with Imagine Austin goals related to housing choice and mixed-use development. The proposed zoning is compatible with surrounding land uses and zoning and will promote orderly development along the FM 973 corridor. The applicant is in agreement with the staff recommendation. BASIS OF RECOMMENDATION: 1. The proposed zoning should be consistent with the purpose statement of the district sought. The Community Commercial district is intended for office and commercial uses serving neighborhood and community needs, including both unified shopping centers and …
ZONING CHANGE REVIEW SHEET CASE: C14-2025-0089 (1120 and 1122 S Capital of Texas Highway) DISTRICT: 8 ADDRESS: 1120 ½ South Capital of Texas Hwy SB, 1120 South Capital of Texas Hwy SB, 1122 South Capital of Texas HWY SB, 1220 South Capital of Texas Hwy SB ZONING FROM: LO and LR TO: LO-V-DB90 SITE AREA: 15.518 acres (675,964 sq. ft.) PROPERTY OWNER: AREIT City View LLC AGENT: Drenner Group, P.C. (Leah M. Bojo) CASE MANAGER: Beverly Villela (512-978-0740, Beverly.Villela@austintexas.gov) STAFF RECOMMENDATION: Staff recommends LO-V-DB90, Limited Office-Vertical Mixed Use Building-Density Bonus 90 Combining District, zoning. See the Basis of Recommendation section below. ZONING AND PLATTING COMMISSION ACTION / RECOMMENDATION: February 17, 2026: CITY COUNCIL ACTION: ORDINANCE NUMBER: ISSUES: N/A CASE MANAGER COMMENTS: The subject property consists of approximately 15.5 acres located at 1120 ½, 1120, and 1122 South Capital of Texas Highway southbound, on the west side of South Capital of Texas Highway (Loop 360), generally south of Lost Creek Boulevard, within the City of Austin’s Full Purpose Jurisdiction. The site is currently developed with office uses and a parking garage and is zoned Limited Office (LO) and Neighborhood Commercial (LR). Surrounding land uses include offices and townhomes to the north (LR; MF-1-CO; LO; GO), offices to the south (LR; GO), religious assembly and office uses to the east within the West Lake Hills ETJ, and single-family residences and undeveloped land to the west (SB 2038 ETJ Release; 03 C14-2025-0089 - 1120 and 1122 S Capital of Texas Highway; District 8 1 of 43 C14-2025-0089 Page 2 I-RR). South Capital of Texas Highway is a Level 5 corridor per the Austin Strategic Mobility Plan (ASMP) and Lost Creek Boulevard is a Level 3. Please refer to Exhibits A (Zoning Map) and B (Aerial View). The applicant is requesting LO-V-DB90, Limited Office-Vertical Mixed Use Building- Density Bonus 90 Combining District, zoning for a proposed development that would include multi-family units requiring an affordable component. A building constructed under density bonus 90 (DB90) standards allows for a mix of residential uses and commercial uses, and the result is typically retail, restaurants and offices on the ground floor, and residential units on upper levels. The overall project would consist of approximately 475 residential units and will not be seeking a partial/complete (0-100%) modification for the ground floor commercial space requirement. Please refer to Exhibit C (Applicant’s Summary Letter). A development utilizing the “density bonus …
ZONING CHANGE REVIEW SHEET CASE: C14-2025-0121 (8901 E US 290 Hwy) DISTRICT: 1 ADDRESS: 8901 East U.S. 290 Highway Service Road East Bound ZONING FROM: GR-CO (Tract 1) and LI-CO (Tract 2) TO: LI (Tracts 1 and 2) SITE AREA: approximately 3.166 acres (approximately 137,891 square feet) PROPERTY OWNER: Springdale 2.9 LLC AGENT: Drenner Group, (Leah Bojo) CASE MANAGER: Jonathan Tomko, AICP 512-974-1057 jonathan.tomko@austintexas.gov STAFF RECOMMEDATION: Staff recommends granting limited industrial services (LI) district zoning on Tracts 1 and 2. For more information see the basis of recommendation section below. ZONING AND PLATTING COMMISSION ACTION / RECOMMENDATION: February 17, 2026: Case is scheduled to be heard by the Zoning and Platting Commission. CITY COUNCIL ACTION: TBD ORDINANCE NUMBER: N/A ISSUES: N/A CASE MANAGER COMMENTS: The property in question is a little more than 3 acres of currently undeveloped land to the southwest of the intersection of U.S. Highway 290 Service Road East Bound and Springdale Road. These are high intensity roadways, an ASMP level 4 and level 3 respectively. When this property was previously rezoned in 2006 there was a conditional overlay establishing a trip count limit of 2,000 trips per day. This was common of properties within the vicinity at that time. However, at that time U.S. 290 at Springdale Road was a traffic signal and two 4-lane roadways. Today it is a 6-lane freeway with an overpass at Springdale Road flanked by two 3-lane service roads, one in each direction. Austin Transportation and Public Works (TPW) notes in their comments below, they support the removal of the following condition from Ordinance No. 20060727-129: “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.” 05 C14-2025-0121 - 8901 E. U.S. 290 Highway; District 11 of 9 Limited industrial services (LI) zoning is appropriate at the site; it is the dominant zoning classification in the vicinity, particularly to the northwest. Almost all the property in the immediate area previously zoned community commercial (GR) was condemned with the right of way to the south of U.S. 290 when the highway was constructed. BASIS OF RECOMMENDATION: Zoning should promote the policy of locating retail and more intensive zoning near the intersections of arterial roadways or at the intersections …
ZONING & PLATTING COMMISSION SITE PLAN CONDITIONAL USE PERMIT REVIEW SHEET CASE NUMBER: SPC-2025-0059C ZAP HEARING DATE: February 17, 2026 PROJECT NAME: Evelyn Park - Fishing Pond and Hike & Bike Trail ADDRESS OF SITE: 11401 CAMERON ROAD COUNCIL DISTRICT: 1 NEIGHBORHOOD PLANNING AREA: N/A WATERSHED: Walnut Creek and Harris Branch JURISDICTION: Full-Purpose APPLICANT/ OWNER: AGENT: Logan Maurer, Century Land Holdings II, LLC. (Keith Parkan, P.E.) 13620 N FM 620 Bldg. A, Ste. 170 Austin, TX 78717 (512) 737-4794 Gray Engineering Inc., Kevin Sawtelle, P.E. 8834 N Capital of Texas Hwy. #140 Austin, TX 78759 (512) 649-7380 CASE MANAGER: Alyse Ramirez (512) 978-1750 alyse.ramirez@austintexas.gov PROPOSED DEVELOPMENT: The applicant is proposing a fishing park and hike trail within the Braker Valley subdivision project located at the intersection of Cameron Rd and Blue Goose Rd. The approximately 16.24-acares of improvements proposed will be dedicated parkland to the City of Austin as part of the subdivision project known as Braker Valley. The improvements include natural and concrete trails, shade structures, plant beds, shaded pavilions, and a restored pier for one of the ponds. SUMMARY STAFF RECOMMENDATION: Staff recommends approval of the conditional use permit request. SUMMARY OF SITE PLAN: LAND USE: The site is zoned I-SF-4A. All site calculations are within the allowed amount. ENVIRONMENTAL: The site is located in the Walnut Creek and Harris Branch Watersheds and subject to the Suburban Watershed regulations. All Environmental review comments are cleared. TRANSPORTATION: All transportation comments will be cleared after recordation of easement. PROJECT INFORMATION SITE AREA EXISTING ZONING FLOOR-AREA RATIO BUILDING COVERAGE IMPERVIOUS COVERAGE 16.24 acres I-SF-4A Allowed NA 55% 65% Proposed NA 0 3.6% 06 SPC-2025-0059C - Evelyn Park - Fishing Pond and Hike & Bike Trail; District 11 of 8 SPC-2025-0059C Evelyn Park - Fishing Pond and Hike & Bike Trail EXISTING ZONING AND LAND USES ZONING LAND USES North South East West NA I-SF-4A SF-4A NA Vacant Vacant Vacant Vacant NEIGHBORHOOD ORGANIZATIONS: Overton Family Committee Harris Branch Residential Property Owners Harris Branch Master Association, Inc. Homeless Neighborhood Association Pioneer East Homeowners Association, Inc. 06 SPC-2025-0059C - Evelyn Park - Fishing Pond and Hike & Bike Trail; District 12 of 8 Property Profile Evelyn Park - Fishing Pond and Hike & Bike Trail 0 500 1000 ft 2/9/2026 This product is for informational purposes and may not have been prepared for or be suitable for legal, engineering, or surveying purposes. It does …
ZONING CHANGE REVIEW SHEET CASE: C14-2025-0094 - 2117 W 49th St. and 4709 Rosedale Ave. Multifamily DISTRICT: 7 ZONING FROM: SF-3 ZONING TO: MF-6-CO ADDRESS: 2117 West 49th Street and 4709 Rosedale Avenue SITE AREA: 4.62 acres (201, 247 sq. ft.) PROPERTY OWNER: Austin Independent School District (AISD) AGENT: Dubois Bryant & Campbell, LLP (David Hartman) CASE MANAGER: Cynthia Hadri 512-974-7620, Cynthia.hadri@austintexas.gov STAFF RECOMMENDATION: The staff recommendation is to grant multifamily residence (high density) - conditional overlay (MF-6-CO) combined district zoning. The conditional overlay will be for a maximum height of 75 feet. ZONING AND PLATTING COMMISSION ACTION / RECOMMENDATION: February 17, 2026: CITY COUNCIL ACTION: ORDINANCE NUMBER: ISSUES: An Educational Impact Statement (EIS) has been submitted to Austin Independent School District (AISD) for their feedback and will be included in the backup once received. CASE MANAGER COMMENTS: The property in question is approximately 4.62 acres is currently zoned family residence (SF-3) with access to West 49th street (level 1) Ramsey Avenue (level 1) and West 48th Street (level 1). The area is characterized as neighborhood mixed use with commercial zonings to 04 C14-2025-0094 - 2117 W 49th St. and 4709 Rosedale Ave. Multifamily; District 7 1 of 29 C14-2025-0094 2 the north and east of the property (CS-V-ETOD-DBETOD; CS-MU-V-CO-ETOD- DBETOD; CS-V) and single family residential (SF-3; SF-3-H) to the west, south and north. Please refer to Exhibits A (Zoning Map) and B (Aerial View). The applicant is requesting multifamily residence (high density) - conditional overlay (MF-6- CO) combined district zoning for the development of approximately 435 multifamily units. The applicant is seeking a conditional overlay that will limit the height of the building to a maximum height of 75 feet Please refer to Exhibit C (Applicant’s Summary Letter). The staff is recommending multifamily residence (high density) - conditional overlay (MF-6- CO) combined district zoning. The request is consistent with the intent of the district, provides a balance of intensities and will add housing stock to the area. This property does not have a Neighborhood Plan, but it is adjacent to the Burnet Road Activity Corridor and is partially in Subdistrict 2 of the Equitable Transit Oriented Development (ETOD) Overlay. This property was not rezoned with the ETOD rezonings because it has single family zoning. The site is in three ETOD Station Areas; North Loop Station Area (Include), 47th Station Area (Include), and the 45th Station Area (Encourage). The Include …
Villela, Beverly From: Sent: To: Subject: Beverly, Ashley Fisher Friday, February 13, 2026 10:08 AM Villela, Beverly; Leah Bojo; Katie Gengler Re: Zoning Case C14-2025-0089 External Email - Exercise Caution We are in agreement with a postponement to the April 7th ZAP Meeting. Ashley Ashley Fisher, Senior Project Manager Drenner Group, PC | 2705 Bee Cave Road | Suite 100 | Austin, TX 78746 Office: 512.807.2900 | Direct: 512.807.2911 | Cell 512.496.8819 | www.drennergroup.com From: Villela, Beverly Sent: Wednesday, February 11, 2026 11:03 AM To: Leah Bojo ; Katie Gengler Subject: RE: Zoning Case C14-2025-0089 Good morning, ; Ashley Fisher I’ve attached the formal letter from the Lost Creek Neighborhood Association requesting a postponement. They are asking to postpone to the April 7th ZAP hearing date. Regards, Beverly Villela Senior Planner – Current Planning Austin Planning Department 512-978-0740 1 03 C14-2025-0089 - 1120 and 1122 S Capital of Texas Highway; District 8 1 of 1
Villela, Beverly From: Sent: To: Cc: Subject: Scott Smith Wednesday, February 11, 2026 10:54 AM Villela, Beverly Shriya Josephsen Re: Lost Creek Neighborhood Association: Request for Postponement - Case No. C14-2025-0089 External Email - Exercise Caution Yes, we would like a delay until April 7th. Thank you! Scott E. Smith 512.484.6244 mobile On Feb 11, 2026, at 10:27 AM, "Villela, Beverly" wrote: Of course! And just wanting to get confirmation that April 7th is appropriate date for the postponement for the neighborhood. Regards, <image001.png> Beverly Villela Senior Planner – Current Planning Austin Planning Department 512-978-0740 83 03 C14-2025-0089 - 1120 and 1122 S Capital of Texas Highway; District 8 1 of 4 February 10, 2026 Beverly Villela, Case Manager City of Austin Planning Department P.O. Box 1088 Austin, TX 78767 CC: Council Member Paige Ellis; State Representative Donna Howard RE: Request for Postponement – Case No. C14-2025-0089 Project Location: 1120½ S. Capital of Texas Hwy SB, 1120 S. Capital of Texas Hwy SB, 1122 S. Capital of Texas HWY SB, 1220 S. Capital of Texas Hwy SB Proposed Zoning Change: LO and LR to LO-V-DB90 Scheduled Hearing: February 17, 2026 – Zoning and Platting Commission Dear Ms. Villela and Members of the Zoning and Platting Commission, We, the undersigned residents of the Lost Creek, Wilson Heights, and surrounding neighborhoods, respectfully request an immediate postponement of the public hearing for Case No. C14-2025-0089, currently scheduled for February 17, 2026. We are the community most directly impacted by this proposed rezoning, as our homes are immediately adjacent to the subject property. We are not opposed to responsible development of this site; however, the scope and scale of what is being proposed—475 residential units in a building up to 90 feet tall on a currently low-density commercial property—demands meaningful community review that has not yet been possible. The mailing date on the public hearing notice is February 6, 2026, giving our community barely 11 days before the scheduled hearing. For a project of this magnitude—one that would fundamentally alter the character, density, traffic patterns, and environmental profile of our area—this timeframe is wholly insufficient for residents to meaningfully review the application, gather relevant information, consult with experts, and prepare informed testimony. The community has not had sufficient time to meaningfully review or respond to the scope of this proposal. We request postponement on the following specific grounds: 1. Incomplete or Missing Educational Impact …
Villela, Beverly From: Sent: To: Cc: Subject: Anne Declerck Friday, February 13, 2026 9:51 AM Villela, Beverly Anne Declerck; Steven Declerck SUBJECT: Postponement Request – Case C14-2025-0089 – Incomplete Educational Impact Statement You don't often get email from Learn why this is important External Email - Exercise Caution SUBJECT: Postponement Request – Case C14-2025-0089 – Incomplete Educational Impact Statement Dear Zoning and Platting Commission, My name is Anne Declerck a I live at 6620 Whitemarsh Valley Walk, Austin TX 78746, in The Lost Creek Neighborhood impacted by the proposed development. I am requesting that the February 17 hearing for Case C14-2025-0089 be postponed until May 19th This project proposes 475 multifamily units, which triggers a mandatory Educational Impact Statement for any project with 200+ multifamily units. The property is in the Eanes ISD, which is already facing budget challenges. The application’s own EIS form leaves the number of bedrooms per unit as “TBD.” We cannot confirm that a completed EIS has been submitted to or reviewed by Eanes ISD. If the EIS is incomplete, the hearing should not proceed. This is a regulatory requirement, not optional. My two children attend Forest Trail Elementary and a daughter attends Westridge Middle School both apart of EISD. Recently due to budget deficits EISD had to close an elementary school Valley View which replaced those kids into existing elementary schools in EISD namely in Forest Trail Elementary and the class sizes have gotten much larger. They also started school an hour earlier earlier to handle the busing 1 03 C14-2025-0089 - 1120 and 1122 S Capital of Texas Highway; District 8 1 of 179 which has a negative impact on kiddos sleep and makes it impossible to get out of the neighborhood between 7-9am in one of the only exits out of the Lost Creek Development which is adjacent to proposed zoning change and is also adjacent to a 48 house build of homes in Lost Creek. A reckless change in zoning without proper education impact assessment and communication with EISD officials endangers the kids currently in school and the financial security not the district. Also have any safety impact been considered about building this close to an elementary school? The build is directly opposite the elementary school. Please postpone until the Educational Impact Statement is completed and reviewed by Eanes ISD Anne Declerck 6620 Whitemarsh Valley Walk Austin, Texas Sent from my iPhone …
Villela, Beverly From: Sent: To: Subject: mari jackson Wednesday, February 11, 2026 5:32 PM Villela, Beverly Lost Creek You don't often get email from . Learn why this is important External Email - Exercise Caution HELP US POSTPONE THE CITY VIEW REZONING Case C14-2025-0089 – 475 apartments, 90 feet tall, behind our neighborhood WHAT TO DO (takes 5 minutes): 1. Pick ONE template below that matters most to you 2. Fill in your name and address. Add a personal sentence if you can. 3. Submit it ONE of two ways: EMAIL: Beverly.Villela@austintexas.gov ONLINE FORM: bit.ly/ATXZoningComment DEADLINE: Before Friday, February 13 1. TRAFFIC & SAFETY Group: Gary, Thomas, Charles, Jeff, Kerri, Mike, Chuck, Ann SUBJECT: Postponement Request – Case C14-2025-0089 – Traffic Concerns Dear Zoning and Platting Commission, My name is Mari Jackson and I live at 1601 Lost Creek Blvd, Austin TX 78746, next to the property proposed for rezoning under Case C14-2025- 0089. I am requesting that the February 17 hearing be postponed until May 19th to obtain accurate traffic information. The numbers in the application do not seem to be correct. This project would add 475 apartments to Lost Creek Boulevard, which already handles 8,000–10,000 car trips per day through a single left-turn 4 03 C14-2025-0089 - 1120 and 1122 S Capital of Texas Highway; District 8 1 of 11 lane at Loop 360. A fatality occurred at this intersection this past year. The application says no Traffic Impact Analysis is needed – for a project that would increase traffic by 30–40%. That is not acceptable. The application also ignores the Marshall development (48 homes), the Stratus development (600+ homes and apartments), and the TxDOT Loop 360 project – all happening in the same area. Our neighborhood has limited roads in and out, which is also a serious wildfire evacuation concern. • Every Monday-Friday, 7:30 am - 9:00 am, 3:30 pm - 6:30 pm, the traffic light at Lost Creek and Capital of TX is already grossly overly congested with day to day commuter traffic. Add in construction of the 48 new homes being built, or an event (lockdown, performances, Football games) at Forest Trail Elementary School/Westlake High School and you can’t get out of Lost Creek. Please postpone this hearing until a Traffic Impact Analysis is completed. Our community deserves that basic safety review. Mari Jackson 1701 Lost Creek Blvd, Austin, TX 78746 2. SCHOOLS & EDUCATIONAL …
Project Name: 1120 and 1122 S Capital of Texas Highway Address: 1120 S CAPITAL OF TEXAS HWY SB File Number: C14-2025-0089 NPZ Site Plan Review - Randall Rouda SP 1. NOTE: All comments regarding the effects of the proposed rezoning on subsequent Site Plan Review applications are subject to modification or reconsideration if affected by any 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 areas of concern and are not intended to provide a complete list of development restrictions which may arise for any specific proposal. Austin Development Services offers a variety of pre-application review options to assist in evaluating specific development proposals prior to Site Plan Application. SP 2. Site plans will be required for any new development except for residential only project with up to 4 units. SP 3. Any new development is subject to Subchapter E. Design Standards and Mixed Use. SP 4. Additional comments will be made when the site plan is submitted. SP 5. The site is subject to compatibility standards due to the adjacency of SF-2-CO property to the south. (i.e., the triggering property). Reference 25-2-1051, 25-2-1053 SP 6. Any structure that is located (see below for additional information): a. At least 50 feet but less than 75 feet from any part of a triggering property may not exceed 60 feet b. Less than 50 feet from any part of a triggering property may not exceed 40 feet Reference 25-2-1061 SP 7. An on-site amenity, including a swimming pool, tennis court, ball court, or playground, may not be constructed 25 feet or less from the triggering property. Reference 25-2-1062 SP 8. The site is located within Hill Country Roadway Corridor. The site is located within the moderate intensity zone of Loop 360. The site may be developed with the following maximum floor-to-area ratio (FAR) for non-residential buildings: Slope 0-15% 15-25% 25-35% Maximum FAR 0.25:1 0.10:1 0.05:1 SP 9. Except for clearing necessary to provide utilities or site access, a 100-foot vegetative buffer will be required along Capital of Texas Highway. At least 40% of the site (excluding dedicated right-of-way) must be left in a natural state. The allowable height is as follows: Within 200 feet of Capital of Texas Highway the maximum height is 28 feet, and beyond 200 feet the maximum height is …
