REGULAR MEETING OF THE ZONING AND PLATTING COMMISSION TUESDAY, JUNE 16, 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: Steve 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, June 2, 2026. PUBLIC HEARINGS 2. Zoning: Location: C14-2026-0009 - 11819 IH-35 Zoning - 7.71 acres; District 5 11809, 11809 ½, & 11819 South Interstate Highway-35 Service Road Northbound, Onion Creek Watershed Owner/Applicant: Protestant Episcopal Church Council of the Diocese of Texas (Michael Agent: Request: Staff Rec.: Staff: Hilfinger) H.D. Brown Consulting, LLC (Amanda Brown) I-SF-2 to GR-MU-CO Recommended Sherri Sirwaitis, 512-974-3057, sherri.sirwaitis@austintexas.gov Austin Planning 3. Zoning: Location: C14-2026-0025 - 11819 IH-35 Zoning - 1.9 acres; District 5 11819 & 11819 ½ South Interstate Highway-35 Service Road Northbound, Onion Creek Watershed Owner/Applicant: Protestant Episcopal Church Council of the Diocese of Texas (Michael Agent: Request: Staff Rec.: Staff: Hilfinger) H.D. Brown Consulting, LLC (Amanda Brown) Unzoned to GR-MU-CO Recommended Sherri Sirwaitis, 512-974-3057, sherri.sirwaitis@austintexas.gov Austin Planning Staff Liaison: Ella Garcia, 512-978-0821 Attorney: Steve Maddoux, 512-974-6080 Page 2 of 6 …
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 or primary speaker in favor Primary speaker in opposition 1 1 6 minutes 12 minutes (with donated time, including 3-minute rebuttal) 6 minutes 9 minutes (with donated time) All other speakers in favor or opposition 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 CHANGE REVIEW SHEET CASE: C14-2026-0009 - 11819 IH-35 Zoning – 7.71 acres DISTRICT: 5 ADDRESS: 11819, 11809 and 11809 1/2 S Interstate Highway-35 Service Road Northbound ZONING FROM: I-SF-2 SITE AREA: 7.71 acres TO: CS-MU-CO GR-MU-CO PROPERTY OWNER: Protestant Episcopal Church Council of the Diocese of Texas (Michael Hilfinger, Director of Real Estate and Facilities) APPLICANT/AGENT: HD Brown Consulting, LLC (Amanda C. Brown) CASE MANAGER: Sherri Sirwaitis (512-974-3057, sherri.sirwaitis@austintexas.gov) STAFF RECOMMEDATION: The staff recommends GR-MU-CO, Community Commercial-Mixed Use-Conditional Overlay Combining District, zoning. The conditional overlay will prohibit the following uses on the property: Automotive rentals, Automotive sales, Bail bond services, Commercial off-street parking, Drop-off recycling collection facility, Exterminating services, Indoor entertainment, Outdoor entertainment, Pawn shop services and Urban farm. ZONING AND PLATTING COMMISSION ACTION / RECOMMENDATION: June 16, 2026 CITY COUNCIL ACTION: ORDINANCE NUMBER: 02 C14-2026-0009 - 11819 IH-35 Zoning - 7.71 acres; District 51 of 11 C14-2026-0009 ISSUES: N/A CASE MANAGER COMMENTS: 2 The property under consideration is 7.71 acre undeveloped lot that takes access to the Interstate Highway-35 Northbound Service Road. This tract of land was granted an Interim-SF-2 designation when it was annexed by the city in 2014. The lots to the north, south and east have multifamily zoning (MF-2-CO and MF-4 respectively). To the west there is a religious assembly use (St. Alban’s Episcopal Church) that is located in the county and ROW/Interstate Highway-35. The applicant is requesting to establish permanent commercial-mixed use zoning to develop a retail use/service station at this location (please see Applicant's Request Letter - Exhibit C). The staff is recommending Community Commercial-Mixed Use-Conditional Overlay Combining District zoning as the property backs up to a multifamily development and will have a secondary access to Mayall Trail, a level 1/Residential designated street. The proposed GR-MU-CO zoning is consistent with planning principles as this site takes its primary access to the IH-35 frontage road and will provide services to the surrounding residential developments and the community at large. The applicant has proposed a conditional overlay to prohibit the more intensive commercial uses as the planned retail development will be adjacent to multifamily residential uses. 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. Community Commercial district is intended for office and commercial uses serving neighborhood and community needs, including both unified shopping centers and individually developed commercial …
ZONING CHANGE REVIEW SHEET CASE: C14-2026-0009 – 11819 IH-35 Zoning – 1.9 acres DISTRICT: 5 ADDRESS: 11819 and 11819 ½ South Interstate Highway-35 Service Road Northbound ZONING FROM: Unzoned TO: CS-MU-CO GR-MU-CO SITE AREA: 1.90 acres PROPERTY OWNER: Protestant Episcopal Church Council of the Diocese of Texas (Michael Hilfinger, Director of Real Estate and Facilities) APPLICANT/AGENT: HD Brown Consulting, LLC (Amanda C. Brown) CASE MANAGER: Sherri Sirwaitis (512-974-3057, sherri.sirwaitis@austintexas.gov) STAFF RECOMMEDATION: Staff recommends GR-MU-CO, Community Commercial-Mixed Use-Conditional Overlay Combining District, zoning. The conditional overlay will prohibit the following uses on the property: Automotive rentals, Automotive sales, Bail bond services, Commercial off-street parking, Drop-off recycling collection facility, Exterminating services, Indoor entertainment, Outdoor entertainment, Pawn shop services and Urban farm. ZONING AND PLATTING COMMISSION ACTION / RECOMMENDATION: June 16, 2026 CITY COUNCIL ACTION: ORDINANCE NUMBER: 03 C14-2026-0025 - 11819 IH-35 Zoning - 1.9 acres; District 51 of 11 C14-2026-0025 ISSUES: 2 There is an associated annexation request for this property, case C7a-2026-0002, in review by the Jurisdictional Matters Division. The annexation case will be heard in conjunction with the zoning application at City Council. CASE MANAGER COMMENTS: The site in question is a 1.9 acre undeveloped lot that is part of a larger tract that takes access to the Interstate Highway-35 Northbound Service Road. The lots to the north, south and east have multifamily zoning (MF-2-CO and MF-4 respectively). To the west there is a religious assembly use (St. Alban’s Episcopal Church) that is located in the county/ETJ and Interstate Highway-35. The applicant is requesting to annex this site into the city and to establish permanent zoning to permit a convenience store/gas station development at this location (please see Applicant's Request Letter - Exhibit C). The staff is recommending Community Commercial-Mixed Use-Conditional Overlay Combining District zoning as the property backs up to a multifamily development and will have a secondary access to a level 1/Residential designated street, Mayall Trail. GR-MU-CO zoning is appropriate at this location as this site takes primary access to the IH-35 frontage road and will provide services to the surrounding neighborhood and the community at large. The applicant has proposed a conditional overlay to prohibit the more intensive commercial uses as the proposed retail development will be adjacent to higher intensity residential uses. 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. …
MICHELE ROGERSON LYNCH 512.404.2251 mlynch@mwswtexas.com Via Online Submittal June 4, 2026 Andrea Bates, Interim Director of Planning City of Austin Planning Department 6310 Wilhelmina Delco Drive Austin, Texas 78752 Re: Request for Indefinite Postponement for Case No. C14-2024-0092 located at 2206 Allred Drive, Austin, Texas 78748 (the “Property”) Dear Ms. Bates: On behalf of the owner of the Property, and as their designated agent, I respectfully request an indefinite postponement of the above-referenced zoning case from the June 16, 2026, Zoning and Platting Commission agenda. We continue to work collaboratively with City staff and the surrounding neighbors to address ongoing matters related to the proposed request and therefore need additional time. Please feel free to contact me directly if you have any questions or require additional information. Yours truly, Michele Rogerson Lynch METCALFE WOLFF STUART & WILLIAMS, LLP 221 W. 6th Street ·Suite 1300 ·Austin, Texas 78701 ·512.404.2200 · (Fax) 512.404.2245 www.mwswtexas.com 04 C14-2024-0092 - Allred, Riddle, and W. Slaughter; District 51 of 1
ZONING & PLATTING COMMISSION SITE PLAN EXTENSION REVIEW SHEET CASE NUMBER: SPC-01-0456C(XT3) ZAP HEARING DATE: June 16, 2026 PROJECT NAME: St. Michael’s Episcopal Church – Extension III ADDRESS OF SITE: 1500 N. Capital of Texas Highway SB COUNCIL DISTRICT: 10 NEIGHBORHOOD PLANNING AREA: N/A WATERSHED: Lake Austin and Bee Creek JURISDICTION: Full-Purpose APPLICANT/ OWNER: St. Michael’s Episcopal Church, John Newton 1500 N. Capital of Texas Highway SB Austin, TX 78746 AGENT: Drenner Group, Amanda Swor 2705 Bee Cave Road, Suite 100 Austin, TX 78664 (512) 327-1474 (512) 807-2904 CASE MANAGER: Heather Chaffin (512) 974-2140 Heather.Chaffin@austintexas.gov PROPOSED DEVELOPMENT: The applicant is requesting a 10-year extension to a previously approved site plan. Construction has completed or begun on all phases of development except for what is indicated in blue on Exhibit B – Built and Unbuilt Exhibit. Future phases to be constructed include parking, one driveway, an education building, a chapel expansion, a plaza and related features (sidewalks, landscaping, etc.) All other utilities, driveways, drainage and water quality features have been constructed. PROJECT BACKGROUND: This site plan was originally approved on April 16, 2002, and included a 10-year project life for the master planned project, until April 16, 2012. In December 2012, City Council approved a Managed Growth Agreement that extended the site plan expiration date from April 16, 2012 until December 6, 2027 (City File # SPC-01-0456C(XT2).MGA). Please see Exhibits D – Applicant’s Summary Letter and E – Managed Growth Agreement Ordinance. SUMMARY STAFF RECOMMENDATION: Staff recommends approval to extend this site plan permit by ten years, from December 6, 2027, to December 6, 2037, based on the case meeting criteria from LDC Section 25-5-62(C)(1)(a). 25-5-63(C) Extension of released site plan by the Land Use Commission: “the Land Use Commission may extend the expiration date of a released site plan beyond the date established by this chapter if the Land Use Commission determines that the request complies with the requirements for extension by the director under 25-5-62 (Extension of Released Site Plan by Director).” 25-5-62(C) The director may extend the expiration date of a released administrative site plan one time for a period of one year if the director determines that there is good cause for the requested extension; and: 05 SPC-01-0456C(XT3) - St. Michael's Episcopal Church - Extension III; District 101 of 16 (1) the director determines that: a) the site plan substantially complies with the requirements that apply to …
ZONING AND PLATTING COMMISSION MEETING MINUTES Tuesday, June 2, 2026 ZONING AND PLATTING COMMISSION REGULAR MEETING TUESDAY, JUNE 2, 2026 MEETING MINUTES The Zoning and Platting Commission convened in a regular meeting on Tuesday, June 2, 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 Andrew Cortes David Fouts Luis Osta Lugo Commissioners in Attendance Remotely: Christian Tschoepe Lonny Stern 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, May 19, 2026. The minutes from the meeting of Tuesday, May 19, 2026, were approved on the consent agenda, on Chair Smith’s motion, Vice Chair Greenberg’s second, on an 8-0 vote. Parliamentarian Flores, Commissioner Boone, and Commissioner Major were absent. 1 ZONING AND PLATTING COMMISSION MEETING MINUTES Tuesday, June 2, 2026 PUBLIC HEARINGS 2 Rezoning: Location: Owner/Applicant: Agent: Request: Staff Rec.: Staff: C14-2026-0001 - 3416 Davis Lane; District 5 3416 Davis Lane, Williamson Creek 3416 Davis Lane AGV LLC Armbrust & Brown, PLLC (Michael J. Whellan) GR-CO to GR-CO, to change conditions of zoning Recommended Reese McMichael, 512-974-7633, reese.mcmichael@austintexas.gov Austin Planning The public hearing was closed on Secreary Puzycki’s motion, Commissioner Fouts’ second, on an 8-0 vote. Parliamentarian Flores, Commissioner Boone, and Commissioner Major were absent. The motion to approve a conditional use permit failed on Vice Chair Greenberg’s motion, Commissioner Stern’s second, on a 4-4 vote. Those voting aye were Vice Chair Greenberg, and Commissioners Fouts, Stern, and Tschoepe. Those voting nay were Chair Smith, Secretary Puzycki, and Commissioners Cortes and Osta Lugo. Parliamentarian Flores, Commissioner Boone, and Commissioner Major were absent. The motion to approve Staff’s recommendation of GR-CO, to change conditions of zoning, for C14-2026-0001 - 3416 Davis Lane; District 5, located at 3416 Davis Lane, was approved on Commissioner Osta Lugo’s motion, Commissioner Cortes’ second, on a 6-2 vote. Vice Chair Greenberg and Commissioner Stern voted nay. Parliamentarian Flores, Commissioner Boone, and Commissioner Major were absent. 3. Extension of Time: SP-2017-0248C(XT3) - Deerfield Lane 1C; District 8 3601 Davis Lane, Williamson Creek Location: Owner/Applicant: WW Deerfield LTD/Waters Southwest Agent: Request: LJA Engineering, Inc. (Reese Hurley, PE) The applicant is requesting a three-year extension from March 1, 2026 …
ZONING & PLATTING COMMISSION ACTION SHEET Agenda Item: Recommendation on Public Access Easements (PAEs) Sponsor: Commissioner Lonny Stern Date: _________________ Action Requested Approve a recommendation to the Austin City Council to initiate development of a Public Access Easement (PAE) policy within the Land Development Code. Summary This item recommends that City Council direct the City Manager to develop an ordinance requiring or incentivizing Public Access Easements (PAEs) in certain developments to improve pedestrian and bicycle connectivity. The recommendation emphasizes Joint Use Access Easements (JUAEs) as the preferred implementation method, allowing public access to be co-located within existing fire lanes, utility easements, and access drives. Why This Matters • Many developments are internally connected but not publicly permeable Small connections can significantly improve transit access and safety • • This is a low-cost, high-impact way to build a connected network over time Key Elements • Applies to mixed-use, commercial, and multi-family developments (threshold-based) • Allows co-location within fire lanes/utilities (JUAE preferred) • Establishes minimum design standards • Provides flexibility through administrative approval • May count toward pedestrian/open space requirements Requested Outcome ZAP recommends that City Council adopt a resolution directing staff to: • Develop ordinance language • Conduct stakeholder engagement • Return with implementation framework Attachments • Draft Recommendation • Backup A: Policy Concept Summary • Backup B: Illustrative Code Framework 06 Draft Recommendation - Zoning and Platting Commission Public Access Easement1 of 7 A Recommendation for Public Access Easements in New Development WHEREAS The Zoning & Platting Commission (ZAP) recognizes that Austin’s continued growth presents both challenges and opportunities to improve connectivity, safety, and access for people traveling by foot, bicycle, and transit; and WHEREAS many mixed-use, commercial, and multi-family developments include internal circulation elements such as fire lanes, utility easements, and private access ways that could provide meaningful public connections if made accessible; and WHEREAS gaps in connectivity between parcels, streets, trails, and transit stops contribute to longer travel distances, reduced safety, and limited access to mobility options; and WHEREAS cities across the United States have successfully implemented public access easement requirements to expand pedestrian networks and improve multimodal access without requiring full public right-of-way dedication; and WHEREAS the Commission finds that requiring or incentivizing Public Access Easements (PAEs)— particularly when co-located within Joint Use Access Easements (JUAEs)—can provide significant public benefit while minimizing impacts to development feasibility; WHEREAS large development sites without publicly accessible through-connections may create “superblock” …
