REGULAR MEETING OF THE ZONING AND PLATTING COMMISSION TUESDAY, MAY 5, 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) David Fouts (District 2) Lonny Stern (District 3) Andrew Cortes (District 4) Christian Tschoepe (District 6) Taylor Major (District 9) 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, April 21, 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 C14-2025-0064 - Circle C Tract 110; District 5 11010 ½ South Mopac Expressway, Slaughter Creek Watershed 3. Rezoning: Location: Owner/Applicant: Circle C Land, LP (Erin D. Pickens) Drenner Group PC (Amanda Swor) Agent: CS-MU-CO to CS-MU-CO, to change conditions of zoning Request: Recommended Staff Rec.: Nancy Estrada, 512-974-7617, nancy.estrada@austintexas.gov Staff: Austin Planning C8-89-0042.0A(VAC) - The Rhodes Subdivision; 2-Mile ETJ 4. Total Plat Vacation: Location: Owner/Applicant: Millrose Properties Texas LLC (Ken Blaker) Agent: Request: Staff Rec.: Staff: 10109 FM Road 812, North Fork Dry …
SPEAKER REGISTRATION All participants wishing to address the commission must register to speak. Public participation is available by teleconference or in-person. Presentations and handouts are requested to be e- mailed by 1:00 p.m. on the day of the meeting. TELECONFERNCE REGISTRATION Registration for participation by teleconference closes at 2:00 p.m., the day of the meeting. Teleconference code and additional information to be provided after the closing of the teleconference registration period. IN-PERSON REGISTRATION While in-person registrants are encouraged to register in advance of the meeting, in-person registration closes at 5:30 p.m., the day of the meeting. Please scan the QR code below with a mobile device or click on the link below. Mobile devices will also be available at the meeting for public use for the purpose of speaker registration. SPEAKER DONATION OF TIME For discussion cases, speaker donation of time is an available option for in-person participants. Both the registered speaker donating time and the speaker recipient must be present when the public hearing is conducted. See chart below regarding speaker time allotments. SPEAKING ORDER The speaking order is determined by the order in which individuals register to speak and is conducted on a first-come, first-served basis. If multiple speakers register as the Primary Speaker, the first to register is allotted the additional speaking time. Participants who are part of a group or organization and wish to request a specific speaking order must contact Ella Garcia, Staff Liaison, at LandUseLiaison@austintexas.gov or 512-978-0821 as soon as possible, and no later than 2:00 p.m. on the day of the meeting. Click on the link below or scan the QR code and submit the form to register to speak. Speakers should submit a separate registration form for each item of interest. https://forms.office.com/g/Ash1EsNFf4 SPEAKER TESTIMONY TIME ALLOCATION PUBLIC HEARING Speaker Number Time Allocated Total Time Allocated Applicant/Agent Primary speaker in favor and primary speaker opposed All other speakers in favor or opposed 1 1 6 minutes 12 minutes (with donated time, including 3-minute rebuttal) 6 minutes 9 minutes (with donated time) Unlimited 3 minutes 6 minutes (with donated time) All speakers are allowed three (3) minutes of donated time from a speaker present during the Public Hearing.
ZONING AND PLATTING COMMISSION MEETING MINUTES Tuesday, April 21, 2026 ZONING AND PLATTING COMMISSION REGULAR MEETING TUESDAY, APRIL 21, 2026 MEETING MINUTES The Zoning and Platting Commission convened in a regular meeting on Tuesday, April 21, 2026, at Austin City Hall, Council Chambers, Room 1001, 301 W. Second Street, in Austin, Texas. Chair 6:04 p.m. called the Zoning and Platting Meeting to order at 6:46 p.m. Commissioners in Attendance: Hank Smith Betsy Greenberg Ryan Puzycki David Fouts Luis Osta Lugo Commissioners in Attendance Remotely: Scott Boone Andrew Cortes Lonny Stern Commissioners Absent: Alejandra Flores Taylor Major Christian Tschoepe PUBLIC COMMUNICATION: GENERAL None present. APPROVAL OF MINUTES 1. Approve the minutes of the Zoning and Platting Commission regular meeting on Tuesday, April 7, 2026. The minutes from the meeting of Tuesday, April 7, 2026, were approved on the consent agenda, as amended, on Chair Smith’s motion, Vice Chair Greenberg’s second, on an 8-0 vote. Parliamentarian Flores and Commissioners Major and Tschoepe were absent. 1 ZONING AND PLATTING COMMISSION MEETING MINUTES Tuesday, April 21, 2026 PUBLIC HEARINGS 2. Rezoning: Location: Owner/Applicant: Agent: Request: Staff Rec.: Staff: C14-2025-0113 - 500 East FM 1626 Road; District 5 500 East FM 1626 Road, Onion Creek Watershed Forest Creek Investments LLC SiteATX LLC (Jennifer Hanlen) CS-MU-CO to CS-1 Staff recommends CS-1-CO Nancy Estrada, 512-974-7617, nancy.estrada@austintexas.gov Austin Planning The motion to approve Staff’s recommendation of CS-1-CO for C14-2025-0113 - 500 East FM 1626 Road; District 5, located at 500 East FM 1626 Road, was approved on the consent agenda on Chair Smith’s motion, Vice Chair Greenberg’s second, on an 8-0. Parliamentarian Flores and Commissioners Major and Tschoepe were absent. C14-2025-0064- Circle C Tract 110; District 5 11010 ½ South Mopac Expressway, Slaughter Creek Watershed 3. Rezoning: Location: Owner/Applicant: Circle C Land, LP (Erin D. Pickens) Drenner Group PC (Amanda Swor) Agent: CS-MU-CO to CS-MU-CO, to change conditions of zoning Request: Recommended Staff Rec.: Nancy Estrada, 512-974-7617, nancy.estrada@austintexas.gov Staff: Austin Planning The motion to approve the Neighborhood’s postponed request to May 5, 2026, was approved on Chair Smith’s motion, Vice Chair Greenberg’s second, on an 8-0. Parliamentarian Flores and Commissioners Major and Tschoepe were absent. C14-2026-0012 - 8011 Brodie Lane; District 8 8011 Brodie Lane, Williamson Creek Watershed 4. Rezoning: Location: Owner/Applicant: Cool Breeze Residential Properties, LLC Agent: Request: Staff Rec.: Staff: Eustace Isidore NO-MU-CO to LO-MU-CO Staff recommends LO-MU Reese McMichael, 512-974-7633, reese.mcmichael@austintexas.gov Austin Planning The motion …
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: May 5th, 2026: March 17th, 2026: Approved applicant postponement to May 5th, 2026 on the consent agenda. 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 02 C14-2025-0112 - Lagos Austin West FM 973 Mixed Use; District 11 of 12 C14-2025-0112 Page 2 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, 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 …
ZONING CHANGE REVIEW SHEET CASE: C14-2025-0064 – Circle C Tract 110 DISTRICT: 8 ADDRESS: 11010-1/2 South Mopac Expressway Southbound ZONING FROM: CS-MU-CO TO: CS-MU-CO, to change conditions of zoning, including modification of the conditional overlay to remove prohibited uses and remove the provision which prohibits vehicular access to Dahlgreen Avenue in Ordinance No. 020801-31. SITE AREA: 67.138 acres PROPERTY OWNER: Circle C Land, LP (Erin D. Pickens) AGENT: Drenner Group PC (Amanda Swor) CASE MANAGER: Nancy Estrada (512-974-7617, nancy.estrada@austintexas.gov) STAFF RECOMMENDATION: The Staff recommendation is to grant general commercial services – mixed use – conditional overlay (CS-MU-CO) combining district zoning, to change conditions of zoning. The Conditional Overlay will be modified to remove the following prohibited uses on Tract B: Multifamily residential, General retail sales (convenience), General retail sales (general), Financial services, Personal improvement services, Restaurant (general) and Medical offices (over 5,000 square feet). The provision which prohibits vehicular access to Dahlgreen Avenue will be removed. All other portions of the Conditional Overlay that apply to Tract B (the subject property) will remain unchanged. ZONING AND PLATTING COMMISSION ACTION / RECOMMENDATION: May 5, 2026: April 21, 2026: APPROVED A POSTPONEMENT REQUEST BY THE NEIGHBORHOOD TO MAY 5, 2026 [H. SMITH; B. GREENBERG – 2ND] (8-0) A. FLORES, T. MAJOR, C. TSCHOEPE – ABSENT 03 C14-2025-0064 - Circle C Tract 110; District 51 of 58 C14-2025-0064 Page 2 CITY COUNCIL ACTION: ORDINANCE NUMBER: ISSUES: Signatures of adjacent property owners have been submitted in response to the above- referenced rezoning case, opposing a rezoning of the property to anything other than CS- MU-CO, with no changes to the conditional overlay. The petition includes 0.0% of eligible signatures and therefore does not meet the 20% threshold for a valid petition. Please refer to Attachment D (Petition). The Circle C Board of Directors and Homeowners Association has provided a letter of support for the proposed modification to the Conditional Overlay. CASE MANAGER COMMENTS: The subject undeveloped property is described as Tract B and is a part of Tract 110 of the Stratus Property at Circle C. It consists of approximately 67 acres located along the west side of South Mopac Expressway (Loop 1), just north of State Highway 45. Zoning for this tract as well as several other Stratus properties in the vicinity was established in August 2002. Tract B is currently zoned general commercial services – mixed use – conditional overlay (CS-MU-CO) combining …
SUBDIVISION REVIEW SHEET CASE NO.: C8-89-0042.0A(VAC) COMMISSION DATE: May 5, 2026 SUBDIVISION NAME: The Rhodes Subdivision (Total Plat Vacation) ADDRESS: 10109 FM Road 812, Austin, Texas 78719 APPLICANT(S): Millrose Properties Texas, LLC (Ken Blaker) AGENT: LJA Engineering, Inc (T.W. Hoysa, P.E.) ZONING: NA AREA: 22.383-acres COUNTY: Travis NEIGHBORHOOD PLAN: N/A LOTS: 1 DISTRICT: NA WATERSHED: North Fork Dry Creek East JURISDICTION: City of Austin 2-Mile ETJ VARIANCE: N/A DEPARTMENT COMMENTS: The request is for the approval of the The Rhodes Subdivision total plat vacation. The applicant proposes to vacate The Rhodes Subdivision (Lot 1, Volume 88, Page 255 of the Plat Records of Travis County), which is comprised of one (1) platted lot on approximately 22.383-acres. The property is vacant and undeveloped. Once the plat vacation is approved, the property will go back to raw land. Plat vacations are not subject to H.B. 3167 requirements. STAFF RECOMMENDATION: Staff recommends approval of this total plat vacation. The vacation of the subdivision meets applicable State and City of Austin Land Development Code requirements. CASE MANAGER: Juan Enriquez, Planning Officer PHONE: 512-974-2767 E-mail: juan.enriquez@austintexas.gov ATTACHMENTS Exhibit A: Location Map Exhibit B: The Rhodes Subdivision (Lot 1, plat to be vacated) Exhibit C: Plat Vacation Document 04 C8-89-0042.0A(VAC) - The Rhodes Subdivision; 2-Mile ETJ1 of 8 Rhodes Subdivision 04 C8-89-0042.0A(VAC) - The Rhodes Subdivision; 2-Mile ETJ2 of 8 04 C8-89-0042.0A(VAC) - The Rhodes Subdivision; 2-Mile ETJ3 of 8 04 C8-89-0042.0A(VAC) - The Rhodes Subdivision; 2-Mile ETJ4 of 8 VACATION INSTRUMENT THE STATE OF TEXAS COUNTY OF TRAVIS TOTAL VACATION OF RHODES SUBDIVISION WHEREAS Millrose Properties Texas, LLC (“Proprietor”) is/are the owner(s) of all the real property included in Lot 1 of Rhodes Subdivision, a subdivision located in Travis County, Texas, and within the Extraterritorial Jurisdiction of the City of Austin (“City”), of which is recorded in Volume 88 Page 255 of the Plat Records of Travis County, Texas (the “Plat”), and whereas said lots comprise all of the land encompassed by the Plat; and WHEREAS, Proprietors now wish to vacate Lot 1 of the Plat in accordance with the procedures set forth in Section 212.013 of the Texas Local Government Code NOW, THEREFORE KNOW ALL MEN BY THESE PRESENTS: That Proprietors do hereby declare that, subject to the approval by the City’s Planning Commission and Travis County Commissioners Court, Lot 1 of said subdivision is vacated. It is understood that this action will in …
Transportation Analyses at Zoning Austin Transportation & Public Works | May 5, 2026 Curtis P. Beaty, P.E. Briefing Topics Triggers for a transportation analysis Types of transportation analyses at zoning Other transportation analyses 2 Triggers for a Transportation Analysis LDC – Chapter 26-6 ARTICLE 3. - TRAFFIC IMPACT ANALYSIS AND MITIGATION § 25-6-113 - TRAFFIC IMPACT ANALYSIS REQUIRED: “…if the expected number of trips generated by a project exceeds 2,000 vehicle trips per day.” § 25-6-114 - NEIGHBORHOOD TRAFFIC ANALYSIS REQUIRED: o Development on a residential (Level 1) or collector street (Level 2) o Development will add more than 300 vehicles trips per day to the street o Street that development accesses has more than 50% frontage of SF1-SF5 designated lots o Only consider from development’s property line to nearest arterial (Level 3 or 4 street) o Each street segment/block to be considered independently 3 Triggers for a Transportation Analysis ITE Trip Generation Manual (v 12) Forecasts the number and type of daily trips generated by a proposed development Based on land use, land setting, and proposed intensities Documented in the “TIA Determination Worksheet” 4 Types of Transportation Analyses At Zoning/Re-zoning Types of Analyses Zoning Transportation Analysis (ZTA): Unknowns at Zoning: Trip generation estimates TDM considerations Bike/Ped considerations Street capacity analysis Proposed driveway access locations/considerations ROW needs per ASMP Actual driveway locations Actual land uses/intensities Site’s functionality Specific TDM plan Potential waiver requests Phasing plan and build-out year(s) Specific Mitigations Deferred to Site Plan 6 Types of Analyses Neighborhood Traffic Analysis (NTA): Specific triggers “…a simplified analysis that assesses the effect of a proposed project on a residential street.” Limited in scope Existing traffic Projected operating level Potential mitigations 7 Neighborhood Traffic Analysis (NTA) Proposed site does not take access to this street block: no NTA required Site takes access to street and street block exceeds 50% SF1-SF5 frontage: NTA required & Development will add more than 300 daily vehicle trips to street: NTA required Site takes access to street, but street block has less than 50% SF1-SF5 frontage: no NTA required 8 Neighborhood Traffic Analysis (NTA) • Measured Face-of-Curb to Face-of Curb • Not a maximum capacity • Actual traffic volumes can exceed these thresholds • Other street …
