REGULAR MEETING OF THE ZONING AND PLATTING COMMISSION TUESDAY, AUGUST 4, 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, July 21, 2026. PUBLIC HEARINGS C14-2026-0035 - NBR 620 Commercial Project; District 6 15212 North FM 620 Road, Lake Creek Watershed 2. Rezoning: Location: Owner/Applicant: NBR 620 Holdings LLC (Bharath Pissay) Request: Staff Rec.: Staff: DR to GR Recommended Sherri Sirwaitis, 512-974-3057, sherri.sirwaitis@austintexas.gov Austin Planning C14-2026-0046 - Howard Plaza; District 1 3127 East Howard Lane, Harris Branch Watershed 3. Rezoning: Location: Owner/Applicant: Peter Pham W/LO to GR Request: Staff recommends GR-CO Staff Rec.: Sherri Sirwaitis, 512-974-3057, sherri.sirwaitis@austintexas.gov Staff: Austin Planning C14-2026-0049 - 7217 McNeil Dr. Zoning Change; District 6 4. Rezoning: Location: 7217 McNeil Drive, Rattan Creek Watershed Owner/Applicant: McNeil Road A Services Established Under LWR Management LLC, Agent: Request: Staff Rec.: Staff: Rother Company, the General Partner (Kyle Rother) Civilitude LLC (Laith Mahmoud) SF-3 to CS Recommended Sherri Sirwaitis, 512-974-3057, sherri.sirwaitis@austintexas.gov Austin Planning 5. Rezoning: Location: …
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: C14-2026-0035 - NBR 620 Commercial Project DISTRICT: 6 ZONING FROM: DR TO: GR ADDRESS: 15212 North FM 620 Road SITE AREA: 1.90 acres (82,764 sq. ft.) PROPERTY OWNER: NBR 620 Holdings LLC (Bharath Pissay) CASE MANAGER: Sherri Sirwaitis (512-974-3057, sherri.sirwaitis@austintexas.gov) STAFF RECOMMENDATION: Staff recommends GR, Community Commercial District, zoning. ZONING AND PLATTING COMMISSION ACTION / RECOMMENDATION: August 4, 2026 CITY COUNCIL ACTION: ORDINANCE NUMBER: 02 14-2026-0035 - NBR 620 Commercial Project; District 61 of 13 ISSUES: N/A CASE MANAGER COMMENTS: The property in question is a 1.90 acre parcel of land that fronts onto North FM 620 Road. It currently contains a personal services use (Lugo’s Mane Tamers) and a plant nursery (Round Rock Landscape Supplies). The lot to the east is zoned MF-3 and is developed with an apartment complex (The Avery). The tract to the north is located in the county and the lot to the west is zoned MF-4. This combined area is currently being developed with another multifamily use (The Wyatt). To the south, there is right of way area for North F.M. 620 and undeveloped land zoned PUD. In this rezoning request, the applicant is asking for GR zoning to bring the existing commercial uses into conformance with use regulations in the City of Austin Land Development Code. The staff recommends GR, Community Commercial District, zoning for this property as it is located on and takes access to a major traffic way, North FM 620 Road. The proposed zoning will allow for office, civic and commercial uses that will provide services to the residential developments to the north, east and west. 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 sites, and typically requiring locations accessible from major traffic ways. The proposed change meets the purpose statement set forth in the Land Development Code. The property is fronts on and takes access to a highway, North FM 620/SH 45 Road. 2. Zoning should allow for reasonable use of the property. The proposed GR zoning will permit the applicant to bring the existing commercial uses on the property into conformance with land use regulations in the City of Austin Land Development …
From: To: Cc: Subject: Date: Attachments: Nick G Sirwaitis, Sherri Gobel, Jim; Sherry Graham; LandUseLiaison Re: Howard Plaza - C14-2026-0046 and SP-2025-0311C - Adjacent Property Owner Friday, July 31, 2026 11:30:21 AM image001.png External Email - Exercise Caution Hi Sheri, Thanks for the clarification. Yes, September 15, 2026 works for me for the new date. The ultimate goal is till to allow time for the applicant, staff, and interested adjacent home owners to discuss conditional overlay and restrictive covenant terms along the lines set out in my memorandum. If discussions are productive but not complete by September 15, I understand the Commission may consider a further postponement at that hearing within a new 60-day window? Best regards, Nicholas Graham 12604 Hallstatt Drive, Manor, TX 78653 On Fri, Jul 31, 2026 at 11:19 AM Sirwaitis, Sherri <Sherri.Sirwaitis@austintexas.gov> wrote: Hi Nicholas, Please be aware that you can only request a postponement up to 60 days. The October 6, 2026 date would exceed the requirement in the Code that states that time limit for the postponement or continuation of a public hearing on the record without renotification. Therefore, will you be amending your request for a postponement to the September 15, 2026 date? Thank you, Sherri Sirwaitis Planner Principal, Current Planning Division Austin Planning 512-974-3057 sherri.sirwaitis@austintexas.gov 03 C14-2026-0046 - Howard Plaza; District 11 of 4 Please note: E-mail correspondence to and from the City of Austin is subject to required disclosure under the Texas Public Information Act. From: Nick G <> Sent: Friday, July 31, 2026 10:36 AM To: Sirwaitis, Sherri <Sherri.Sirwaitis@austintexas.gov> Cc: Gobel, Jim <Jim.Gobel@austintexas.gov>; Sherry Graham <>; LandUseLiaison <LandUseLiaison@austintexas.gov> Subject: Re: Howard Plaza - C14-2026-0046 and SP-2025-0311C - Adjacent Property Owner External Email - Exercise Caution Hi Ms. Sirwaitis, Thank you for confirming that my memorandum will be included as backup for the Commission, and for the clarification regarding the Religious Assembly use. On postponement: yes, as an adjoining property owner I am formally requesting a neighborhood postponement of Case C14-2026-0046 at the August 4, 2026 Zoning and Platting Commission hearing. Per the Commission's posted meeting schedule, I request postponement to the October 6, 2026 meeting. Please confirm if that's acceptable. The purpose of the postponement is to allow time for the applicant, staff, and interested adjacent home owners to discuss conditional overlay and restrictive covenant terms along the lines set out in my memorandum (Appendix A). On Religious Assembly: I …
ZONING CHANGE REVIEW SHEET CASE: C14-2026-0046 (Howard Plaza) DISTRICT: 1 ADDRESS: 3127 East Howard Lane ZONING FROM: W/LO SITE AREA: 8.37 acres PROPERTY OWNER: Peter Pham TO: GR CASE MANAGER: Sherri Sirwaitis (512-974-3057, sherri.sirwaitis@austintexas.gov) STAFF RECOMMEDATION: Staff recommends GR-CO, Community Commercial-Conditional Overlay Combining District, zoning. The conditional overlay will prohibit the following uses on the property: Automotive Repair Services, Automotive Sales, Automotive Washing (of any type), Bail Bond Services, Club or Lodge, Commercial Off-Street Parking, Drop Off Recycling Collection Facility, Exterminating Services, Funeral Services, Hotel/Motel, Off-Site Accessory Parking, Outdoor Entertainment, Outdoor Sports and Recreation, Pawn Shop Services and Service Station ZONING AND PLATTING COMMISSION ACTION / RECOMMENDATION: August 4, 2026 CITY COUNCIL ACTION: ORDINANCE NUMBER: 03 C14-2026-0046 - Howard Plaza; District 11 of 16 C14-2026-0046 ISSUES: N/A CASE MANAGER COMMENTS: 2 The property in question is an undeveloped 8.37 acre tract that fronts onto East Howard Lane. This lot was annexed by the City of Austin on December 31, 2007 (Case C7a-07-024) and received W/LO zoning in 2017 through case C14-2016-0119 (please see Area Case Histories below). The property owner has a site plan – case SP-2023-0053C - that is approved to permit four 15,000 sq. ft. buildings and a 7,200 pavilion on the site. Therefore, the applicant is requesting GR zoning to allow for office (professional office), religious assembly, indoor entertainment (wedding venue) and an indoor sports and recreation use (pickleball courts) within these structures on the property. The staff is recommending GR-CO, Community Commercial-Combining District, zoning for this site. The proposed GR-CO zoning will allow for office, civic and commercial uses on a tract of land that fronts onto an arterial roadway, East Howard Lane. The zoning will provide a transition across Howard Lane, to the planned residential uses to the north in the Cantarra Residential Neighborhood and to the east to the Mixed Residential Area in the Pioneer Crossing PUD. BASIS OF RECOMMENDATION: 1. The proposed zoning is 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 sites, and typically requiring locations accessible from major traffic ways. 2. The proposed zoning should allow for a reasonable use of the property. The GR-CO zoning would allow for reasonable use of the site because it will permit the applicant to develop a mixture of office, …
ZONING CHANGE REVIEW SHEET CASE: C14-2026-0049 (7217 McNeil Dr. Zoning Change) DISTRICT: 6 ADDRESS: 7217 McNeil Drive ZONING FROM: SF-3 SITE AREA: 0.33 acres TO: CS PROPERTY OWNER: McNeil Road A Services Established Under LWR Management LLC Rother Company, the General Partner (Kyle Rother) APPLICANT/AGENT: Civilitude LLC (Laith Mahmoud) CASE MANAGER: Sherri Sirwaitis (512-974-3057, sherri.sirwaitis@austintexas.gov) STAFF RECOMMEDATION: Staff recommends CS, General Commercial Services District, zoning. ZONING AND PLATTING COMMISSION ACTION / RECOMMENDATION: August 4, 2026 CITY COUNCIL ACTION: ORDINANCE NUMBER: 04 C14-2026-0049 - 7217 McNeil Dr. Zoning Change; District 61 of 13 ISSUES: N/A CASE MANAGER COMMENTS: The property in question is a 0.33 acre site that is currently developed with a single-family residence fronting McNeil Drive. The lots to the east contain an office/warehouse zoned CS and a construction sales and services use zoned CS-CO. To the west, there is a restaurant use (Taqueria Jessica) and an outdoor food trailer court with surface parking and auxiliary warehouse structures, zoned CS-1-CO and CS-CO. Across McNeil Drive to the north, there is a one-story office/warehouse park (McNeil Corporate Office Park) zoned LI-CO. To the south, there is a warehouse with outdoor storage that is part of a construction sales and services business that fronts McNeil Drive zoned CS-CO. In this case, the applicant is requesting CS zoning to utilize the existing structure for a professional office. The property meets the intent of the CS base district as it is located within a commercial area fronting a level 4/arterial roadway. The proposed zoning is consistent with existing zoning as the lots adjacent this site to the north, south, east and west are zoned LI-CO, CS, CS-1-CO and CS-CO respectively and contain commercial and light industrial uses. The proposed zoning will permit the applicant to utilize the property for office, civic and commercial uses that are consistent with surrounding land use patterns in this area. The site under consideration is within the designated ‘183 & McNeil Neighborhood Center’, as identified on the Growth Concept Map in the Imagine Austin Comprehensive Plan. There are public transportation options in this area as there are sidewalks and a bike lane along McNeil Drive and there is a Capital Metro bus stop within 0.25 miles at the intersection of McNeil Drive and Research Boulevard. The applicant agrees with the staff’s recommendation. BASIS OF RECOMMENDATION: 1. The proposed zoning should be consistent with the purpose statement of the …
ZONING CHANGE REVIEW SHEET CASE: C14-2026-0043 – 4201 Westbank Retail DISTRICT: 8 ADDRESS: 4201 Westbank Drive ZONING FROM: SF-2 TO: LR SITE AREA: 0.9526 Acres PROPERTY OWNER: Juliet Five Family Holdings, LLC AGENT: McLean and Howard, LLP (Laci Ehlers) CASE MANAGER: Reese McMichael (512-974-7633, reese.mcmichael@austintexas.gov) STAFF RECOMMEDATION: The staff recommendation is to grant neighborhood commercial (LR) district zoning. ZONING & PLATTING COMMISSION ACTION / RECOMMENDATION: August 4, 2026: CITY COUNCIL ACTION: ORDINANCE NUMBER: ISSUES: None at this time CASE MANAGER COMMENTS: The subject rezoning area consists of approximately 0.9526 acres located at the southwest corner of the intersection of Westbank Drive and Camp Craft Road. Situated on the site is a one-story, multi-tenant commercial building that houses a furniture store, restaurant, animal clinic, pharmacy, and dry cleaners. Furthermore, this property features a surface parking lot with over 50 parking spaces, including several handicap-accessible spaces. Vehicle access is taken from both Westbank Drive and Camp Craft Road. The current zoning district of this property is Single Family Residence Standard Lot (SF-2). Adjacent land uses consists of single family residences to the east (SF-2), offices to the south 05 C14-2026-0043 - 4201 Westbank Retail; District 81 of 9 C14-2025-0002 Page 2 and west (LO), and Westlake High School to the north. Please refer to Exhibits A (Zoning Map) and B (Aerial View). As for the transportation context of the larger vicinity surrounding this property, the Austin Strategic Mobility Plan (ASMP) identifies Camp Craft Road as a level 1, while Westbank Drive does not have an ASMP designation because it falls within the jurisdictional limits of the City of Westlake Hills rather than that of the City of Austin. Finally, the Capital of Texas Highway is 0.1 miles west of this property. The applicant is requesting neighborhood commercial (LR) district zoning in order to bring their property into conformance with the City of Austin’s land use regulations. Currently, there is no proposed construction or demolition to augment the existing building, nor site. Staff is recommending neighborhood commercial (LR) district zoning because it would conform the commercial use of this property with it’s zoning. BASIS OF RECOMMENDATION: 1. The proposed zoning should be consistent with the purpose statement of the district sought. The Neighborhood Commercial (LR) district is the designation for a commercial use that provides business service and office facilities for the residents of a neighborhood. Site development regulations and performance standards applicable …
To: From: Date: Subject: MEMORANDUM Hank Smith, Chair Zoning and Platting Commission Members Nancy Estrada, Planner Principal, Austin Planning July 30, 2026 C14-2025-0064 – Circle C Tract 110 Neighborhood and Staff Postponement Request Since the Zoning and Platting Commission's recommendation of this item, the applicant has amended the rezoning request. Therefore, the case will return to the Zoning and Platting Commission for consideration of the amended request. The neighborhood has requested a postponement of the above-referenced rezoning case from the August 4, 2026, Zoning and Platting Commission hearing to the August 18, 2026, hearing. Staff also requests a postponement of this item to August 18, 2026. Attachments: Amended Zoning Map Postponement request 06 C14-2025-0064 - Circle C Tract 110; District 81 of 4 06 C14-2025-0064 - Circle C Tract 110; District 82 of 4 From: Amanda Swor Sent: Monday, July 27, 2026 10:28 AM To: Estrada, Nancy <Nancy.Estrada@austintexas.gov> Cc: Kate Kniejski Subject: Re: Case C14-2025-0064, Tract 110 Circle C Follow-up (Circle C Tract 110) External Email - Exercise Caution Hi Nancy, We are not in agreement to a postponement request to September 15th. This is a revisit for a very small change in acreage; the merits of the case have not changed. We would agree to a postponement to August 18th. We will not agree to a postponement that impacts the City Council date that was agreed to by both parties. Amanda W Swor, Director of Entitlements & Policy Drenner Group, PC | 2705 Bee Cave Road | Suite 100 | Austin, TX 78746 512-807-2904 direct |www.drennergroup.com 06 C14-2025-0064 - Circle C Tract 110; District 83 of 4 From: Lisa Lyons Sent: Sunday, July 26, 2026 11:27 PM To: Estrada, Nancy <Nancy.Estrada@austintexas.gov> Cc: Ellis, Paige <Paige.Ellis@austintexas.gov>; Scruggs, Ed <Ed.Scruggs@austintexas.gov>; Terrazas, Lauren <Lauren.Terrazas@austintexas.gov>; Tammy Boehman; Fares Bagh; Kristen Devick; Anna Elisa Baker Subject: Re: Case C14-2025-0064, Tract 110 Circle C Follow-up (Circle C Tract 110) External Email - Exercise Caution Dear Nancy, As a resident of Circle C, I’m formally requesting a postponement of the ZAP public hearing scheduled for August 4, 2026. The Circle C community only recently learned that Stratus amended its application with regard to the access point at Dahlgreen Lane. The basis for my request is that the notices have not been received by the impacted residents, signage announcing the hearing has not been posted, and the Circle C HOA has not had a chance to communicate …
ZONING & PLATTING COMMISSION SITE PLAN EXTENSION REVIEW SHEET CASE NUMBER: SP-2021-0059C.SH(XT2) ZAP HEARING DATE:Aug 04, 2026 PROJECT NAME: The Grove at Shoal Creek Lot 11 ADDRESS OF SITE: 4520 Lacey Cup Dr COUNCIL DISTRICT: 10 WATERSHED: Shoal Creek JURISDICTION: Austin Full Purpose APPLICANT/ OWNER: AGENT: Steve Walkup, Grove Residential Dev, Inc 11601 Century Oaks Terrace Austin, Tx 78758 (512) 421-4588 BGE, Inc 1701 Directors Blvd Suite 1000 Austin, TX 78744 (512) 879-0400 CASE MANAGER: Chris Sapuppo (512) 978-4556 chris.sapuppo@austintexas.gov PROPOSED DEVELOPMENT: The applicant is proposing a (3) year extension to previously approved site plan. The construction of a residential condominium development that includes 150 residential units on a 1.95 acre site with associated parking, driveways, storm sewers, rain gardens, and water quality and utility improvements for a total of 51,625 square feet of impervious cover (60.8%). In addition to the existing impervious cover from previous Grove applications (33.71 acres), the cumulative impervious cover across entire Grove development (75.76 acres) is now 57.3%. The project is located within the Shoal Creek watershed and is subject to all watershed protection regulations as set forth in Chapter 25 of the City of Austin Code of Ordinances. This project is located within the City’s Full-Purpose jurisdiction. SUMMARY STAFF RECOMMENDATION: Staff recommends approval to extend this site plan permit by three (3) years, from May 11, 2026 to May 11, 2029 based on the case meeting criteria from LDC Section 25-5-62(C). The applicant has included a justification letter explaining details of this site (see attached). 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 “ (1) the director determines that: the site plan substantially complies with the requirements that apply to a new (a) application for site plan approval; 07 SP-2021-0059C.SH(XT2) - The Grove at Shoal Creek Lot 11; District 101 of 7 SP-2021-0059C.SH(XT2) The Grove at Shoal Creek Lot 11 (b) the applicant filed the original application …
