REGULAR MEETING OF THE ZONING AND PLATTING COMMISSION TUESDAY, JANUARY 6, 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. 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: 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, December 16, 2025. PUBLIC HEARINGS C14-2025-0110 - 12224 ½ N IH-35; District 7 12224 ½ N IH-35 Service Road South Bound, Walnut Creek Watershed 2. Rezoning: Location: Owner/Applicant: Welcome Industrial Sub 21, LLC Agent: Request: Staff Rec.: Staff: Metcalfe Wolff Stuart &Williams, LLP, Katherine Nicely LO to IP Recommended Sherri Sirwaitis, 512-974-3057, sherri.sirwaitis@austintexas.gov Austin Planning C814-96-0003.20 - Pioneer Crossing PUD Amendment #20; District 1 3124 East Parmer Lane 3. Rezoning: Location: Owner/Applicant: EastVillage Land ATX, LLC; RH RA-7 Commercial QOZB LLC; YAGER HULSEY LLC and JANIS ATX LLC (Gordon …
ZONING AND PLATTING COMMISSION MEETING MINUTES Tuesday, December 16, 2025 ZONING AND PLATTING COMMISSION REGULAR MEETING TUESDAY, DECEMBER 16, 2025 MEETING MINUTES The Zoning and Platting Commission convened in a regular meeting on Tuesday, December 16, 2025, 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 Andrew Cortes Ryan Puzycki Commissioners in Attendance Remotely: Betsy Greenberg Alejandra Flores Scott Boone Lonny Stern Taylor Major Commissioners Absent: Luis Osta Lugo David Fouts Christian Tschoepe PUBLIC COMMUNICATION: GENERAL None present. APPROVAL OF MINUTES 1. Approve the minutes of the Zoning and Platting Commission regular meeting on Tuesday, December 2, 2025. The minutes from the meeting of Tuesday, December 2, 2025, were approved, as amended, on the consent agenda on Secretary Puzycki’s motion, Commissioner Stern’s second, on an 8-0 vote. 1 ZONING AND PLATTING COMMISSION MEETING MINUTES Tuesday, December 16, 2025 PUBLIC HEARINGS 2. Rezoning: Location: Owner/Applicant: Agent: Request: Staff Rec.: Staff: C14-2024-0092 - Allred, Riddle, and W. Slaughter; District 5 2205, 2207, 2209 & 2200 Riddle Road; 2200, 2202, 2206, 2208, 2300, 2102, 2104, 2106, 2108, 2014 & 2014 ½ Allred Drive; 2105, 2107, 2109, 2111 & 2113 West Slaughter Lane, Slaughter Creek Watershed 2106 Allred LLC; 2206 Allred LLC; 2200 Allred Dr LLC; 2205 Riddle Road LLC; 2105 Slaughter Lane LLC; Ruff Gibson; Steve Carpenter; Getalong Productions LLC; Scioneaux Scott; Eugene Robertson; Michael Scott Eppes; Deloram Shokrollah; Sandra Mizell Metcalfe Wolff Stuart & Williams (Michele Rogerson Lynch) SF-2; NO; LR-MU-CO to GO-MU; LO-MU; LR-MU; CS-1-MU Applicant indefinite postponement request Nancy Estrada, 512-974-7617, nancy.estrada@austintexas.gov Austin Planning The motion to approve the Applicant’s indefinite postponement request was approved on the consent agenda on Secretary Puzycki’s motion, Commissioner Stern’s second, on an 8-0 vote. 3. Subdivision C8-2025-0085.0A - Arbor View Subdivision; District 10 Environmental Variances: Location: Owner/Applicant: Ali F Tabrizi Agent: Request: Staff Rec.: Staff: 4316 Far West Boulevard, Bull Creek Watershed Mirza Baig, PE and Terry Irion Request to vary from LDC 25-8-301 and LDC 25-8-302 to allow driveway construction on slopes over 15% and to allow building construction on slopes over 15%, respectively; Request to vary from LDC 25-8-423 to exceed watershed impervious cover limits to allow 3900 square feet of impervious cover. Staff does not recommend these variances, having determined that the findings of fact have not …
ZONING CHANGE REVIEW SHEET CASE: C14-2025-0110 - 12224 ½ N IH-35 DISTRICT: 7 ADDRESS: 12224 ½ N IH-35 Service Road South Bound ZONING FROM: LO TO: IP SITE AREA: 3.5471 acres PROPERTY OWNER: Welcome Industrial Sub 21, LLC APPLICANT/AGENT: Metcalfe Wolff Stuart &Williams, LLP, Katherine Nicely CASE MANAGER: Sherri Sirwaitis (512-974-3057, sherri.sirwaitis@austintexas.gov) STAFF RECOMMEDATION: Staff recommends IP, Industrial Park District, zoning. ZONING AND PLATTING COMMISSION ACTION / RECOMMENDATION: January 6, 2026 CITY COUNCIL ACTION: ORDINANCE NUMBER: 02 C14-2025-0110 - 12224 ½ N IH-35; District 71 of 11 ISSUES: N/A CASE MANAGER COMMENTS: The property in question is 3.5471 acre portion of a larger tract of land that fronts onto the North Interstate-Highway-35 South Bound Service Road. The site is developed with a two- story office/warehouse structure that contains limited warehouse and distribution uses, with surface parking (Advanced Manufacturing R&D). There is a warehouse structure (Culligan) to the north along W. Yager Lane that is zoned LI. The lots to the south are developed with 3-story office buildings (TCEQ) that are zoned GO and IP fronting Park Thirty Five Circle and a construction sales and services use (Hercules Wire Rope & Sling Co.) zoned GR that fronts the IH-35 Service Road. To the west, there is floodplain zoned RR, a warehouse structure with outdoor storage zoned LO and a detention pond zoned IP. In this case, the applicant is requesting IP zoning so that it will be consistent with the existing zoning on the larger portion of this lot to the west (please see Applicant's Request Letter - Exhibit C). The staff recommends IP, Industrial Park District, zoning. The property meets the intent of the IP district as it is located on a major corridor near office, commercial and industrial uses and zoning. It is part of an industrial area and it is located within 0.30 miles from Lamar Boulevard Activity Corridor, as designated by the Imagine Austin Comprehensive Plan. The applicant agrees with the staff’s recommendation. BASIS OF RECOMMENDATION: 1. The proposed zoning should be consistent with the purpose statement of the district sought. Industrial Park district is intended as an area for limited commercial services, research and development, administrative facilities, and manufacturing uses that can meet high development and performance standards, and typically are located on large sites or in planned industrial centers. 2. The proposed zoning should promote consistency and orderly planning. The site under consideration is located …
ZONING CHANGE REVIEW SHEET CASE: C814-96-0003.20 (Pioneer Crossing PUD Amendment #20) DISTRICT: 1 ADDRESS: 3124 East Parmer Lane ZONING FROM: PUD NATURE OF AMENDMENT: TO: PUD, to change conditions of zoning The proposed amendment is a request to change the uses on parcel RA-4 from Mixed Development Residential, MDR(B) to MDR(B)/Commercial in order to provide for development of an entertainment venue. In addition, the applicant is asking for a corresponding increase to the allowable non-residential square footage of 50,000 square feet for parcel RA-4 (which increases the total allowable non-residential square footage for all Commercial tracts to 1,077,063 sq. ft.). The applicant is also requesting to add Outdoor Entertainment and Cocktail Lounge uses as permitted uses on parcels RA-8 and RA-4 and Performance Venue, Indoor Entertainment and Indoor Sports and Recreation uses as permitted uses on one parcel RA-4. Please see Applicant’s Request Letter – Exhibit C. SITE AREA: 30.55 acres PROPERTY OWNER: EastVillage Land ATX, LLC; RH RA-7 Commercial QOZB LLC; YAGER HULSEY LLC; and JANIS ATX LLC (Gordon Reger) APPLICANT/AGENT: LJA Engineering (Walter Hoysa) CASE MANAGER: Sherri Sirwaitis (512-974-3057, sherri.sirwaitis@austintexas.gov) STAFF RECOMMEDATION: Staff recommends PUD, Planned Unit Development District, zoning to change a condition of zoning with the following conditions: 1) A Cocktail Lounge use on Parcels RA-4 and RA-8 shall be a permitted use on the Property subject to the following conditions: a) must be used in connection with an Indoor Entertainment, Indoor Sports and Recreation or Performance Venue use, b) a maximum square footage should be specified for Cocktail Lounge as a permitted use, c) shall be a conditional use for any additional square footage beyond what is proposed with the current PUD amendment. 2) A TIA compliance memo is required. The memo should indicate how many trips have been used, how many trips are left, documentation of all fiscal receipts and 03 C814-96-0003.20 - Pioneer Crossing PUD Amendment #20; District 11 of 23 C814-96-0003.20 2 mitigations, etc. A compliance memo will also be required with any subsequent site plan application. The TIA may need to be revised upon further review. TDS has agreed to allow the applicant additional time to submit and have the compliance reviewed, as long as a final memo has been signed and approved by the 1st reading of this case at City Council. ZONING AND PLATTING COMMISSION ACTION / RECOMMENDATION: January 6, 2026 CITY COUNCIL ACTION: ORDINANCE NUMBER: 03 C814-96-0003.20 - …
ZONING AND PLATTING COMMISSION SITE PLAN CONDITIONAL USE PERMIT REVIEW SHEET CASE NUMBER: SPC-2025-0376A ZAP DATE: January 6, 2026 PROJECT NAME: Living Spaces South Austin ADDRESS: 11100 S IH 35 SERVICE ROAD SB COUNCIL DISTRICT: 5 APPLICANT: Riddell Family, LP AGENT: Armbrust & Brown, PLLC (Michael J. Whellan) CASE MANAGER: Heather Chaffin (512) 974-2140 Heather.chaffin@austintexas.gov AREA: WATERSHED: T.I.A.: CAPITOL VIEW: 12.39 Acres Onion Creek (Suburban) N/A N/A PROPOSED DEVELOPMENT: The applicant is requesting a conditional use permit for Large Retail (“Big Box”) land use on the property. Site development improvements are currently under review under a separate site plan case, SP- 2025-0161C. STAFF RECOMMENDATION: Staff recommends approval of the conditional use permit. The proposed site plan complies with all requirements of the Land Development Code. SUMMARY COMMENTS ON SITE PLAN: Land Use: The property is located along the west side of IH 35, north of E. FM 1626. A convenience store is currently under construction immediately at the northwest corner of IH 35 and FM 1626; the subject property is located to the north and west of the convenience store property. Both properties are zoned CS-CO. Immediately north of the subject property is driveway zoned CS-MU-CO, and north of that is an automobile dealership zoned CS-CO. Across Farrah Lane to the west is a multifamily community zoned CS-MU-CO. Across FM 1626 to the south are multifamily, medical office and convenience store land uses zoned MF-2 and CS-MU-CO. The subject property has frontage on both IH 35 and FM 1626, and the proposed site plan includes access to both roadways. The applicant is proposing a 128,710 square foot General Retail (General) store, as well as associated parking, drives and other features. Section 25-2-815 of City Code states that a store with 100,000 square feet or more of gross floor area is a “Large Retail Use” and requires a conditional use permit. Environmental: The site is located in the Onion Creek Watershed and subject to current watershed regulations. Transportation: All parking spaces are located on-site. 04 SPC-2025-0376A - Living Spaces South Austin; District 51 of 9 Living Spaces South Austin SPC-2025-0376A 2 SURROUNDING CONDITIONS: Zoning/ Land Use Site: North: East: South: West: CS-CO, Undeveloped CS-MU-CO, CS-CO, Driveway, Automobile dealership IH 35 MF-2, CS-MU-CO, Multifamily, Medical office, Convenience store CS-MU-CO, Multifamily NEIGHBORHOOD ORGANIZATIONS: Austin Independent School District Onion Creek Homeowners Assoc. Friends of Austin Neighborhoods South Austin Neighborhood Alliance (SANA) CONDITIONAL USE PERMIT …
ENVIRONMENTAL COMMISSION RECOMMENDATION 20241204-002 Date: December 4, 2024 Subject: Dredge of Channel Rd. Lagoon, SP-2023-0376D Motion by: Jennifer Bristol Seconded by: Perry Bedford WHEREAS, the Environmental Commission recognizes the applicant is requesting to vary from LDC 25-8-261(C)(9)(a) to allow more than 25 cubic yards of dredging in Lake Austin; and WHEREAS, the Environmental Commission recognizes the site is located in Lake Austin Watershed Water Supply Rural Classification, Desired Development Zone; and WHEREAS, the Environmental Commission recognizes that Staff recommends the variance with the following conditions: 1. Protect the natural shoreline areas and larger wetland Critical Environmental Feature (CEF) W-13 by providing a 3:1 H:V slope from the lake bottom elevation at the shoreline to the final dredge depth. 2. Provide additional wetland mitigation plantings (2,125 plantings comprised of an equal number of 6 different species of FACW and OBL species) within 5 feet of the shoreline to a maximum depth of 1 foot. 3. Provide additional wetland mitigation plantings (1,321 plantings comprised of an equal number of 6 different species of FAC and FACW species) on the other 14 existing wetland CEFs on land. 4. Restore all areas disturbed in the Critical Water Quality Zone (CWQZ) per Standard Specification 609S.) 5. Limit dredging within the 25% and 50% Critical Root Zones (CRZ) of trees along the shoreline to outside of the existing concrete retaining walls. 6. Provide measures to minimize/avoid sediment discharge including: 1) stabilized construction entrance and access road from the Channel Rd entrance to the barge access location and, 2) silt fencing and mulch logs downslope of staging, storage and dewatering areas, and 3) stabilized dewatering area for dredge bags, 4) floating turbidity curtain downstream of the dewatering operation, and 5) floating turbidity curtain surrounding active dredge area. 7. Conduct dredging via hydraulic methods using floating excavator units and bagging of material. THEREFORE, the Environmental Commission recommends the variance request with the following conditions; 1. Supply information about best practices in maintaining the plants and avoiding using chemicals that cause Algae blooms. Each of the property owners will receive a packet that includes the Go Green manual. 05 SP-2025-0389D - Dredge of Channel Rd. Lagoon (W/R SP-2023-0376D); District 81 of 2 2. Find a way to reuse the sediment after it is dried and evaluated for toxins. VOTE 7-0 For: Haris Qureshi, Mariana Krueger, Hanna Cofer, Perry Bedford, Jennifer Bristol, Melinda Schiera, David Sullivan Against: None Recuse: None …
Miranda Reinhard Environmental Scientist Senior, Watershed Protection Department DREDGE OF CHANNEL RD. LAGOON 4824 LAGUNA LANE, 78746 SP-2023-0376D 1 PROJECT LOCATION [2 PROJECT LOCATION Project Location Lake Austin Capitol 3 [ PROPERTY DATA • Lake Austin Watershed • Water Supply Rural Classification • Desired Development Zone • Full Purpose Jurisdiction • Council District 8 [4 PROPERTY DATA • Environmental features: • Critical Water Quality Zone • Wetland CEF • 15 Wetland Critical Environmental Features (CEFs) [5 VARIANCE REQUEST LDC 25-8-261(C)(9)(a) – CRITICAL WATER QUALITY ZONE DEVELOPMENT 1. The variance request is to allow more than 25 cubic yards of dredging in Lake Austin. 6 VARIANCE REQUEST • Restore channel navigability • Minimum amount of dredge volume to EXISTING restore navigable depth PROPOSED 7 VARIANCE REQUEST Dredge Requirements • LDC 25-8- 261(C)(9)(a) allows 25 CY dredge per site plan • Proposing dredge 4 ft in depth (down to 488.8’ depth) • Area of dredge: 174,000 sq ft • Volume of dredge: 11,237 CY of dredge PROPOSED DREDGE 8 VARIANCE REQUEST 4301 & 4307 Michael’s Cove Similar Property Examples: • 4301 & 4307 Michael’s Cove (SP-2010-0005D) • Project approved in 2010 • Dredge down to 489’ • Removed ~5,000 CY • Taylor Slough Silt Removal Project (SP-93-0380D) • Project approved in 1993 • Dredge down to 488.3’ • Removed ~2,500 CY Taylor Slough Silt Removal Project 9 VARIANCE REQUEST Dredge Requirements • Project proposes similar dredge depth and larger volume of dredge due to larger lagoon area • Proposing dredge 4 ft in depth (down to 488.8’ depth) • Area of dredge: 174,000 sq ft • Volume of dredge: 11,237 CY of dredge PROPOSED DREDGE 10 VARIANCE REQUEST Enhancements • 3:1 H:V slope at shoreline • Limit Dredging within CRZ of trees outside shoreline 11 VARIANCE REQUEST Additional Wetland Mitigation Plantings on land CWQZ Restored with 609S Lake Austin Additional Wetland Mitigation Plantings on shoreline Enhancements: • Additional Wetland Mitigation Plantings on shoreline • Additional Wetland Mitigation Plantings on land • Restore areas disturbed in CWQZ with 609S Wetland CEFs Required Wetland Mitigation 12 VARIANCE REQUEST Enhancements: • Measures to minimize/avoid sediment discharge • Stabilized construction entrance & access road • Silt fencing & mulch logs • Stabilized dewatering area for dredge bags Floating turbidity curtain • • Hydraulic dredging methods Access Road Stabilized construction Entrance Silt fencing & mulch logs Floating turbidity curtain 13 VARIANCE RECOMMENDATION Staff determines that the findings …
ITEM FOR ENVIRONMENTAL COMMISSION AGENDA COMMISSION MEETING DATE: NAME & NUMBER OF PROJECT: NAME OF APPLICANT OR ORGANIZATION: December 4, 2024 Dredge of Channel Rd. Lagoon, SP-2023-0376D Stephen Hawkins, Aqua Permits LOCATION: 4824 Laguna Ln, Austin, TX, 78746 COUNCIL DISTRICT: District 8 ENVIRONMENTAL REVIEW STAFF: WATERSHED: Miranda Reinhard, Environmental Scientist Senior, Watershed Protection Department 512-978-1537, miranda.reinhard@austintexas.gov Lake Austin Watershed Water Supply Rural Classification Desired Development Zone REQUEST: Request to vary from LDC 25-8-261(C)(9)(a) to allow more than 25 cubic yards of dredging in Lake Austin. 05 SP-2025-0389D - Dredge of Channel Rd. Lagoon (W/R SP-2023-0376D); District 81 of 67 Page 2 of 2 STAFF RECOMMENDATION: Staff recommends this variance, having determined the findings of fact to have been met. STAFF CONDITIONS: Staff recommends the following conditions: 1. Protect the natural shoreline areas and larger wetland Critical Environmental Feature (CEF) W-13 by providing a 3:1 H:V slope from the lake bottom elevation at the shoreline to the final dredge depth. 2. Provide additional wetland mitigation plantings (2,125 plantings comprised of an equal number of 6 different species of FACW and OBL species) within 5 feet of the shoreline to a maximum depth of 1 foot. 3. Provide additional wetland mitigation plantings (1,321 plantings comprised of an equal number of 6 different species of FAC and FACW species) on the other 14 existing wetland CEFs on land. 4. Restore all areas disturbed in the Critical Water Quality Zone (CWQZ) per Standard Specification 609S.) 5. Limit dredging within the 25% and 50% Critical Root Zones (CRZ) of trees along the shoreline to outside of the existing concrete retaining walls. 6. Provide measures to minimize/avoid sediment discharge including: 1) stabilized construction entrance and access road from the Channel Rd entrance to the barge access location and, 2) silt fencing and mulch logs downslope of staging, storage and dewatering areas, and 3) stabilized dewatering area for dredge bags, 4) floating turbidity curtain downstream of the dewatering operation, and 5) floating turbidity curtain surrounding active dredge area. 7. Conduct dredging via hydraulic methods using floating excavator units and bagging of material. 05 SP-2025-0389D - Dredge of Channel Rd. Lagoon (W/R SP-2023-0376D); District 82 of 67 Watershed Protection Department Staff Recommendations Concerning Required Findings Project Name: Dredge of Channel Rd. Lagoon, SP-2023-0367D Ordinance Standard: Watershed Protection Ordinance (current code) Variance Request: Request to vary from LDC 25-8-261(C)(9)(a) to allow more than 25 cubic yards of dredging in …
