03 C14-2025-0070 - McNeil Rezone; District 6 - Staff Report — original pdf

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ZONING CHANGE REVIEW SHEET CASE: C14-2025-0070 - McNeil Rezoning DISTRICT: 6 ADDRESS: 7221 McNeil Drive ZONING FROM: CS-CO SITE AREA: Tract 1: 1.01 acres Tract 2: 0.80 acres 1.81 acres TO: Tract 1: CS-CO Tract 2: CS-1-CO PROPERTY OWNER: Roy L. Wyatt III & Luke Hogan APPLICANT/AGENT: Land Answers (Tamara Mitchell) CASE MANAGER: Sherri Sirwaitis (512-974-3057, sherri.sirwaitis@austintexas.gov) STAFF RECOMMEDATION: Staff recommends CS-1-CO, Commercial-Liquor Sales-Conditional Overlay Combining District, zoning for Tract 1 and General Commercial Services-Conditional Overlay Combining District, zoning for Tract 2. The conditional overlay will prohibit Adult Oriented Businesses on the property (Tract 1 & Tract 2). ZONING AND PLATTING COMMISSION ACTION / RECOMMENDATION: September 16, 2025 CITY COUNCIL ACTION: ORDINANCE NUMBER: 03 C14-2025-0070 - McNeil Rezone; District 61 of 13C14-2025-0070 ISSUES: N/A CASE MANAGER COMMENTS: 2 The property in question is a 1.81 acre area fronting McNeil Drive that is zoned CS-CO. It currently contains an outdoor food trailer court with surface parking. The lots to the east are developed with a restaurant use (Taqueria Jessica) zoned SF-3, a construction sales and services use zoned CS-CO and a surface parking area for religious assembly use zoned LI- CO. To the north, across McNeil Drive, is a retail sales use (Advance Auto Parts) zoned GR- CO and a one-story office/warehouse park zoned LI-CO. To the south, there is SF-2 zoning fronting U.S. Highway 183 Service Road North Bound that is developed with an office/warehouse center. The lots to the west contain a restaurant (The Water Tank Bar) and office uses zoned GR, LI, SF-3. In this request, the applicant is asking to rezone this property to CS-1 for Tract 1, the food court area, and CS-CO for Tract 2, the surface parking and warehousing area. The applicant has said that the purpose of this rezoning is to allow patrons of the food court to purchase alcoholic beverages on-site and take them to the various food truck eating areas for consumption, along with their food. The staff recommends CS-1-CO, Commercial-Liquor Sales-Conditional Overlay Combining District, zoning for Tract 1 and CS-CO, General Commercial Services-Conditional Overlay Combining District, zoning for Tract 2. The proposed conditional (CO) will prohibit Adult Oriented Businesses on both tracts. The property meets the intent of the CS and CS-1 base districts as it is located within a commercial area fronting an arterial roadway. The lots surrounding this site to the north, east and west are zoned with GR, CS-CO and LI-CO. There are commercial and office uses to the north, south, east and west. The proposed zoning will permit the applicant to utilize the property for 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 district sought. General commercial services (CS) district is the designation for a commercial or industrial use of a service nature that has operating characteristics or traffic service requirements that are incompatible with residential environments. 03 C14-2025-0070 - McNeil Rezone; District 62 of 13 C14-2025-0070 3 Commercial-Liquor Sales district is intended predominately for commercial and industrial activities of a service nature which typically have operating characteristics or traffic service requirements generally incompatible with residential environments, and specifically includes liquor sales as a permitted use. Conditional Overlay combining district may be applied in combination with any base district. The district is intended to provide flexible and adaptable use or site development regulations by requiring standards tailored to individual properties. 2. The proposed zoning should promote consistency and orderly planning. The General Commercial Services district would be compatible and consistent with the surrounding land use patterns because there is GR, LI, GR-CO, LI-CO, CS-CO zoning adjacent to the property to the north, east and west of this site. 3. The proposed zoning should allow for a reasonable use of the property. The proposed zoning districts would allow for a fair and reasonable use of the site. The Commercial Liquor Sales district and General Commercial Services district are appropriate for this property as it is located within the designated ‘183 & McNeil Neighborhood Center’, identified on the Growth Concept Map in the Imagine Austin Comprehensive Plan adjacent to public transportation options. EXISTING ZONING AND LAND USES: ZONING LAND USES Site CS-CO North GR-CO, LI-CO SF-2 South SF-3, CS-CO, LI-CO Restaurant (Taqueria Jessica, Construction Sales and East Food Court, Surface Parking, Warehouse Structures Retail Sales (Advance Auto Parts), Office/Warehouse Office/Warehouse West GR, LI, SF-3 Services, Surface Parking for Religious Assembly (Mosaic Church and Student Center) Restaurant (The Water Tank Bar), Office (Virtual Geomatics Software Development), Blend Bodywork Massage Therapy, Rastrac Technology, etc.) NEIGHBORHOOD PLANNING AREA: N/A WATERSHED: Rattan Creek SCHOOLS: Round Rock I.S.D. NEIGHBORHOOD ORGANIZATIONS: Friends of Austin Neighborhoods, Homeless Neighborhood Association 03 C14-2025-0070 - McNeil Rezone; District 63 of 13 C14-2025-0070 CASE HISTORIES: 4 NUMBER REQUEST COMMISSION CITY COUNCIL C14-2024-0087 (12104 Jekel Circle) LI-CO to CS 8/06/24: Approved staff's recommendation of CS zoning by consent (7-0, A. Flores and L. Stern absent); D. Fouts-1st, R. Puzycki-2nd. C14-2021-0147 (12117 Jekel Circle) SF-3 to CS SF-3 to CS C14-2018-0148 (12202 Pecan Street Rezoning: 12202 Pecan Street) C14-2016-0123 (6914 McNeil Dr.) C14-2015-0136 (6914 McNeil Dr.) I-RR to GR 11/02/21: Approved staff's recommendation of CS zoning by consent (9-0, C. Acosta- absent); A. Denkler-1st, T. Bray- nd . 2 3/05/19: Approved the staff’s recommendation of CS zoning by consent (9-0, D. Breithaupt- absent); B. Evans-1st, S. Lavani- 2nd. 1/17/17: Approved staff recommendation of GR-CO zoning, with CO to 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 Facility Exterminating Services, Funeral Services, Pawn Shop Services Research Services, Service Station; with additional conditions to prohibit Hospital Services, Alternative Financial Services, and Drive-In Services uses and to include a public restrictive covenant to require the installation of sidewalks and sidewalk improvements (8-2, J. Kiolbassa, B. Greenberg-No; D. Breithaupt-absent); S. Harris-1st, B. Evans-2nd. 11/17/15: Postponed at the applicant’s request to December 15, 2015 (10-0); A. Denkler-2nd, B. Evans-2nd. 9/12/24: The public hearing was conducted and a motion to close the public hearing and approve Ordinance No. 20240912-093 for CS district zoning was approved on Council Member Vela's motion, Council Member Ellis' second on an 11-0 vote. 12/02/21: Approved CS zoning on all 3 readings (10-0, G. Casar-off dais); M. Kelly-1st, P. Ellis-2nd. 3/28/19: Approved CS zoning by consent on all 3 readings (11-0); P. Renteria-1st, J. Flannigan-2nd. 1/26/17: Approved ZAP Commission’s recommendation of GR-CO zoning, with conditions, on 1st reading on consent (11-0); D. Garza-1st, P. Renteria-2nd. 3/02/17: Ordinance No. 20170302- 050 was approved for community commercial-conditional overlay (GR-CO) combining district zoning, with conditions, on Council Member Troxclair’s motion, Council Member Flannigan’s second on a 10-0 vote. Council Member Kitchen was off the dais. 12/10/15: Postponed to February 11, 2016 at the staff’s request (10-0, S. Adler-absent) 03 C14-2025-0070 - McNeil Rezone; District 64 of 13 C14-2025-0070 5 C14-2012-0099 (Myers Zoning Change: 6810 McNeil Drive) I-SF-2 to CS GR 02/11/16: Postponed indefinitely at the request of the applicant (11-0); L. Pool-1st, D. Zimmerman-2nd. 11/08/12: Approved GR-CO zoning on consent on 1st reading (6-0, S. Cole-off dais); L. Morrison-1st, M. Martinez-2nd. 12/13/12: Approved GR-CO zoning on consent on 2nd/3rd readings (7-0), L. Morrison-1st, B. Spelman-2nd. 12/15/16: Postponed at the applicant’s request to January 5, 2016 (7-0, D. Breithaupt, Y. Flores, S. Harris-absent); B. Evans-1st, S. Lavani-2nd. 01/05/16: Postponed at the applicant’s request to January 19, 2016 (8-0, S. Lavani-absent, J. Goodman-arrived late); T. Webber-1st, A. Denkler-2nd. 01/19/16: Postponed at the applicant’s request to February 2, 2016 (10-0); T. Webber-1st, S. Lavani-2nd. 02/02/16: Approved applicant’s request for an indefinite postponement (10-0); J. Goodman-1st, J. Kiolbassa-2nd. Case expired on July 31, 2016 in accordance with LDC Section 25-2-246(A)(2). 11/06/12: Approved GR-CO zoning (6-0, G. Rojas-absent); P. Seeger-1st, J. Meeker-2nd, with the following conditions 1) Limit the development intensity for the site to less than 2,000 vehicle trips per day, 2) Prohibit the following uses as offered by the applicant: Automotive Repair Services, Automotive Washing (of any kind), Bail Bond Services, Commercial Off-Street Parking, Drop-Off Recycling Collection Facility, Exterminating Services, Food Sales, Funeral Services, Hotel/Motel, Indoor Entertainment, Indoor Sports and Recreation, Off-Site Accessory Parking, Outdoor Entertainment, Outdoor Sports and Recreation, Plant Nursery, Theater, Custom Manufacturing, College and University Facilities, Communication Service Facilities, Community Recreation (Private & Public), 03 C14-2025-0070 - McNeil Rezone; District 65 of 13 C14-2025-0070 6 Counseling Services, Guidance Services, Hospital Services (General), Hospital Services (Limited), Local Utility Services, Private Primary Educational Facilities, Private Secondary Educational Facilities, Public Primary Educational Facilities, Residential Treatment, Safety Services; 3)Add Automotive Sales and Service Station as prohibited uses. 4) Prohibit/restrict hours of operation between 12:00 a.m. and 6:00 a.m. 7/01/08: Approved staff’s rec. of LI-CO added zoning, with condition to prohibit Adult Oriented Businesses, by consent (6-0, J. Martinez, K. Jackson- absent) T. Rabago-1st, J. Shieh- 2nd. Approved of staff’s 7/01/08: recommendation LI-CO zoning, with added condition to Oriented Adult prohibit Businesses, by consent (6-0, J. Martinez, K. Jackson-absent) T. Rabago-1st, J. Shieh-2nd. 6/17/08: Approved SF-6-CO district zoning with conditions of: Restricting to no duplexes, multi-family, town homes or condominiums; Maximum of 30 units; 25’ undisturbed vegetative setback and a 50’ building setback from the northern property line; 300 vehicle trips per day; Commissioner Keith Jackson’s motion, Commissioner Joseph Martinez second the motion on a vote of 8-0; with 1 vacancy on this commission. C14-2008-0098 (12205 Pecan Street) SF-3 to LI SF-3 to LI C14-2008-0095 (Jekel Rezoning: 12214 Jekel Circle) I-RR to MF-3 C14-2008-0069 (IABA Phase-1: 12460 Los Indios Trail) C14-03-0107 (Los Indios Lift SF-4A to P 8/26/03: Approved staff’s recommendation of ‘P’ zoning 8/07/08: Approved LI-CO district zoning, with the following conditions: 2,000 vtpdl, prohibit Adult Oriented Businesses and 35- feet of right-of-way should be dedicated from the centerline of Pecan Street through a street deed, by consent (7-0); B. McCracken-1st, S. Cole-2nd. 8/07/08: Approved LI-CO district zoning, with the following conditions: 2,000 vtpdl, prohibit Adult Oriented Businesses and 35- feet of right-of-way should be dedicated from the centerline of Jekel Circle through a street deed, by consent (7-0); B. McCracken-1st, S. Cole-2nd. 7/24/08: Approved the ZAP Commission’s rec. ofSF-6-CO zoning, with restrictions as follows: no attached single family dwellings and 35’ height limitation with exceptions allowed under the Code up to 40’. The parking will be agreed upon by involved parties. (7-0); Council Member Cole-1st, Council Member Martinez-2nd; 1st reading 7/23/09: Approved SF-6-CO zoning on consent on 2nd/3rd readings (7-0); Morrison-1st, Martinez-2nd. 9/25/03: Granted ‘P’ (7-0); all 3 readings 03 C14-2025-0070 - McNeil Rezone; District 66 of 13 C14-2025-0070 7 Station: 12507 Oro Valley Trail) C14-03-0074 (Gateway Community Church: 7014 McNeil Drive) SF-6-CO to GO SF-3 to CS C14-03-0059 (McNeil Deal: 6917 McNeil Drive) C14-00-2218 (6514 McNeil Drive) I-RR to GO by consent (8-0, K. Jackson- absent); J. Martinez-1st, J. Gohil- 2nd. 6/3/03: Approved GO-CO zoning, with the following conditions: 1) Limit the development intensity on the site to less than 2,000 vehicle trips per day. 2) Allow GO, General Office district, zoning height (60 feet) and impervious cover (80%) standards. Limit all other site development regulations to LO, Limited Office district, zoning standards. 3) Permit LO district uses (prohibit the following GO district uses): Business or Trade School, Business Support Services, College and University Facilities, Congregate Living, Hospital Services (General), Hospital Services (Limited), Private Secondary Education Facilities, Off-Site Accessory Parking, Personal Services, Restaurant (Limited); 4) Provide a 25-foot setback (buffer zone) from the North property line for the area that is zoned SF-1. 5) Provide a 25-foot setback from the East property line for the area that is zoned SF-1 and the lot zoned SF-2. 5/6/03: Approved staff’s rec. of CS-CO zoning with condition to prohibit the following uses: • Drop-off Recycling Collection Facility • Scrap and Salvage • Convenience Storage • Pawnshop Services (8-0, K. Jackson-absent) 2/13/01: Approved staff rec. of GO-CO by consent (9-0) 7/17/03: Granted GO-CO; prohibiting vehicle access to Lobelia Dr. (7-0); all 3 readings 6/5/03: Approved CS-CO (7-0); all 3 readings 3/22/01: Approved GO-CO zoning, with the following conditions: 660 03 C14-2025-0070 - McNeil Rezone; District 67 of 13 C14-2025-0070 8 C14-99-0095 SF-3 to CS 6/29/99: Approved staff’s alternate rec. of CS-CO (8-0) vehicle trip limit and 40 foot height limit (7-0); all 3 readings 7/29/99: Approved PC rec. of CS- CO (6-0); all 3 readings RELATED CASES: C14-91-0090 – Previous Zoning Case OTHER STAFF COMMENTS: Comprehensive Planning Project Name and Proposed Use: 7221 MC NEIL DRIVE. C14-2025-0070. Project: MCNEIL REZONE. 1.014 acres from CS-CO to CS-1, CS-CO. Existing: food court. Proposed: food court and parking. Yes Y Imagine Austin Decision Guidelines Complete Community Measures * Imagine Austin Growth Concept Map: Located within or adjacent to an Imagine Austin Activity Center, Imagine Austin Activity Corridor, or Imagine Austin Job Center as identified the Growth Concept Map. Names of Activity Centers/Activity Corridors/Job Centers *: • Within 183 & McNeil Neighborhood Center Y Mobility and Public Transit *: Located within 0.25 miles of public transit stop and/or light rail station. • Within 0.14 miles of bus stop along 183 Highway SVD Y Mobility and Bike/Ped Access *: Adjoins a public sidewalk, shared path, and/or bike lane. • Bike lane present along McNeil Drive Y Connectivity, Good and Services, Employment *: Provides or is located within 0.50 miles to goods and services, and/or employment center. • Within 0.5 miles of Goods and Services along Spicewood Springs Road and McNeil Drive Y Connectivity and Food Access *: Provides or is located within 0.50 miles of a grocery store/farmers market. • 0.4 miles to HEB grocery store Connectivity and Education *: Located within 0.50 miles from a public school or university. Connectivity and Healthy Living *: Provides or is located within 0.50 miles from a recreation area, park or walking trail. Y Connectivity and Health *: Provides or is located within 0.50 miles of health facility (ex: hospital, urgent care, doctor’s office, drugstore clinic, and/or specialized outpatient care.) • 0.4 miles to medical clinic along 183 Highway SVD Housing Choice *: Expands the number of units and housing choice that suits a variety of household sizes, incomes, and lifestyle needs of a diverse population (ex: apartments, triplex, granny flat, live/work units, cottage homes, and townhomes) in support of Imagine Austin and the Strategic Housing Blueprint. Housing Affordability *: Provides a minimum of 10% of units for workforce housing (80% MFI or less) and/or fee in lieu for affordable housing. Mixed use *: Provides a mix of residential and non-industrial uses. Y Culture and Creative Economy *: Provides or is located within 0.50 miles of a cultural resource (ex: library, theater, museum, cultural center). • 0.4 miles to the Spicewood Springs branch of the Austin Public Library 03 C14-2025-0070 - McNeil Rezone; District 68 of 13 C14-2025-0070 9 Culture and Historic Preservation: Preserves or enhances a historically and/or culturally significant site. Creative Economy: Expands Austin’s creative economy (ex: live music venue, art studio, film, digital, theater.) Workforce Development, the Economy and Education: Expands the economic base by creating permanent jobs, especially in industries that are currently not represented in a particular area or that promotes a new technology, and/or promotes educational opportunities and workforce development training. Industrial Land: Preserves or enhances industrial land. Not located over Edwards Aquifer Contributing Zone or Edwards Aquifer Recharge Zone 7 Number of “Yes’s” Environmental The site is located over the North Edwards Aquifer Recharge Zone. The site is in the Rattan Creek Watershed, which is classified as a Suburban Watershed by Chapter 25-8 of the City's Land Development Code. It is in the Desired Development Zone. Under current watershed regulations, development or redevelopment on this site will be subject to the following impervious cover limits: Development Classification % of Gross Site Area % of Gross Site Area with Single-Family Residential (min. lot size 5750 sq. ft.) One or Two Family Residential (lot size < 5750 sq. ft.) Multifamily Residential Commercial 45% 55% 60% 65% Transfers 50% 60% 65% 70% According to floodplain maps there is no floodplain within or adjacent to the project location. Standard landscaping and tree protection will be required in accordance with LDC 25-2 and 25-8 for all development and/or redevelopment. At this time, site specific information is unavailable regarding vegetation, areas of steep slope, or other environmental features such as bluffs, springs, canyon rimrock, caves, sinkholes, and wetlands. Under current watershed regulations, development or redevelopment requires water quality control with increased capture volume and control of the 2-year storm on site. At this time, no information has been provided as to whether this property has any preexisting approvals that preempt current water quality or Code requirements. 03 C14-2025-0070 - McNeil Rezone; District 69 of 13 C14-2025-0070 Fire No comments. Parks and Recreation 10 Parkland dedication fees may apply to any future site or subdivision applications resulting from this rezoning. As of January 1, 2024, new commercial non-residential uses are not subject to parkland dedication requirements at the time of site plan and subdivision. Site Plan Site plans will be required for any new development except for residential only project with up to 4 units. Any new development is subject to Subchapter E. Design Standards and Mixed Use. Additional comments will be made when the site plan is submitted. Compatibility Standards The site is subject to compatibility standards due to the proximity of SF-2 and SF-3 zoned properties to the south, west and east (i.e., the triggering property). Reference 25-2-1051, 25-2-1053 Any structure that is located: 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 A 25-foot (15-foot if site is less than 75 feet wide) compatibility buffer is required along the property line shared with the triggering property. No vertical structures are permitted in the compatibility buffer. Reference 25-2-1062(B), 25-8-700 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 Transportation The Austin Strategic Mobility Plan (ASMP) calls for 120 feet of right-of-way for McNeil. It is recommended that 60 feet of right-of-way from the existing centerline should be dedicated with the first subdivision or site plan application. [LDC 25-6-51 and 25-6-55]. The Austin Strategic Mobility Plan (ASMP) calls for 116 feet of right-of-way for POND SPRINGS RD-OAK KNOLL CONNECTOR. It is recommended that 58 feet of right-of-way 03 C14-2025-0070 - McNeil Rezone; District 610 of 13 C14-2025-0070 11 from the future centerline should be dedicated with the first subdivision or site plan application. [LDC 25-6-51 and 25-6-55]. The adjacent street characteristics table is provided below: Name ASMP Classification ASMP Required ROW Existing ROW Existing Pavement Sidewalks Bicycle Route Capital Metro (within ¼ mile) Level 3 116’ NA NA NA NA NA Pond Springs Road – Oak Knoll Connector Mc Neil Level 3 120’ 113’ 58’ Yes Yes Yes Water Utility No comments on zoning change. FYI: The landowner intends to serve the site with existing City of Austin water utilities. Depending on the development plans submitted, water and or wastewater service extension requests may be required. All water and wastewater construction must be inspected by the City of Austin. For more information pertaining to the Service Extension Request process and submittal requirements contact the Austin Water SER team at ser@austintexas.gov. INDEX OF EXHIBITS TO FOLLOW A: Zoning Map B. Aerial Map 03 C14-2025-0070 - McNeil Rezone; District 611 of 13I N D I O S T R L GR-CO C14-2016-0123 NURSERY LI-CO LO ( CS ( C14-03-0059 CS-CO AUTO\SALES SP-99-2143C 84-054 CS 84-300 81-132 I-RR C14-02-0132 GR-CO SF-2 C A H SF-2 O N E SF-1 T R L APTS. RR SF-2 C14-98-0145 SF-6 SF-2 TOPAWA CV SF-1 ( ( SF-2 ( SF-1 ( SF-1 OFC EXHIBIT A L O S RR 03-0074 SP-04-0169C 98-0158 SP-002184C RETIREMENT\HOME I-RR APARTMENTS I-RR APARTMENTS GO-CO C14-03-0074 SP-01-0479C CHURCH L R S T DIO S IN O L SAN FELIPE BLVD 99-0005 03-0080 C7A-97-004/971218-C 980326-L C14-2012-0017 C14-03-0080 GR-MU-CO UNDEV 03-0080 99-0005 MF-3 C14-2012-0058 APARTMENTS 01-0080 SP-00-2184C TOWNHOMES MF-2 C14-01-0080 98-0003 UNDEV 03-0074 98-0158 UNDEV PLANT\NURSERY GR-CO C14-02-0017 02-0017 SP-03-0040C VACANT 980326-L C14-04-0162 C7A-97-004/971218-C CS-CO C14-02-0138 02-0138 04-0155 C14-04-0155 TRACT 2 SELF STORAGE\WAREHOUSES GR-CO 98-0094 CS-CO C14-98-0164 C14-98-0094 98-0093 LI-CO I N D U S T R I A L P A R K 98-0164 L M E D I C A 4 6 1 - 4 8 CS-CO LI-CO C14-2008-0095 SP97-0248C AUTO\SALES N U S 183 H W Y S V R D S B 7 7 6 - 0 2 R C S A V I N G S & L O A N F A S T F O O D 8 9 - 0 1 1 GR-CO 77-046 76-072RC SHOPPING CENTER S P - 9 8 - 0 4 3 8 C 04-0155 98-0127 C14-05-0083 C14-06-0225 CS-1 05-0083 98-0200 SP-05-0845C 06-0225 FAST FOOD\REST GR-CO C14-98-0127 98-0127 SP-98-0426C 0 0 - 2 S 1 1 P 3 - 0 5 - 1 3 6 6 C R E S T . B A R GR ! ! ! ! ! ! ! ! ! ! ! ! ! ! ( CS ! SF-3 ! ! O F F I C E ! ! ! ! ! CS-CO ! ! ! ! ! ! 9 1 - 0 ! ! 0 ! ! 9 0 N U S 183 H W Y N B CITY OF AUSTIN WATER RESERVOIR P 90-0035 86-279 P87-017 SF-3 -0461C C14-96-0090 CS LI 8 5 - 1 8 4 0 - 8 S P 8 6 C 9 1 0 9 0 0 - 6 9 C14-2018-0148 C14-2024-0087 P O F F 9 I C 8 - E 0 1 3 3 2008-0098 C14-2008-0098 LI-CO 3 8 1 - 5 8 J E K E L C I R 84-088 CS WHSE M C N E I L D R SF-3 A C S H O P 8 3 - 2 8 9 ! ! !! ! ! LI TRACT 1 R N K I A G C14-98-0157 98-0157 LI SP-04-0262C S P - 9 9 - 0 0 9 7 C LI P E C A N S T F I C E O F LI-CO P A R K I N G 90-0007 ! ! T ! ! R A I L ! ! ! ! ! ! E R ! P A R K ! ! ! R 8 ! 4-2 4 2 ! ! ! ! LI-CO C O N S T . C O . SF-2 R E R O E LT C N A A E R R U S IN B UILD R 81-222 78-074 78-008 GR R E T AIL N U S 183 H W Y S V R TE C H N D N B OLO G Y TO R N U S 183 H W Y S B N 1 8 3 H W A U T O R E PAIR Y S B T O O A K K GR J O L L Y OFFICE RETAIL 92-045 GR-MU SF-2 C14-99-0099 99-0099 T R A V EL ESEA R C H N 78-187 TRACT 2 GR SALES B R A M P P79-080 OFFICE 81-132 C14-2021-0147 VET. SF-2 OFFICE CS R A DIAT O R\S H O P R E S E A R C H BLV D S V R D N B R E S E A R C 2008-0026 C14-2008-0026 C14-96-0144 CS-CO 4 4 6-1 9 GR 3 2 77-1 R E S R E S E A R C O F FIC E 92-105 LR-CO O F FIC E C14-2016-0036 C14-2019-0097 H BLV CS-1 C14-2010-0176 D S V R D S B H BLV D N B R E S E A R C H B LV D S B GR-CO 83-084 GR-CO GR-CO LO R86-136 N O LL R A M P B A N K D RIV 1-11 8 P R U E-T H E FIC F O LR EALTH W AY ( ( 1 1 5 - 4 8 7 0 5 - 4 8 3 8 1 - 5 8 SF-3 E G A R O T MINI S R81-243 PARKING LI PAIR E O R T U A GR-CO C14-06-0056 06-0056 LUBE\SHOP OFFICE MINI E G A R O T S R85-120 77 -1 2 3 R85-120 E A R C H N B T O M OFFICE GR 78-076 C N EIL R A M P 8 4-2 1 2 ( ( ( SF-3 ( 77-127 ( D U N D E E D ( 83-301 ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( C H A R IN G ( ( GR SHOPPING CENTER 76-072 CS-CO 05-0167 2 8 1 - 7 7 Y N W A ( ( ( SF-2 ( ( ( ( ( C R O S S R D ( ( C U B H G K I N D A M R ( ( ( ( SF-2 ( ( ( ( ( ( ( ( ( ( K N I G H T S B R G ( ( ( ( ( ( ( ( ( ( ( ( SF-2 ( ( ( ( VIL L E R D ( ( ( ( ( ( ( SF-3 ( ( ( ( ( M M O C W N O ( ( C H E ( SF-3 ( L S E A M O O R SF-2 ( ( ( ( SF-2 ( R ( ( ( ( ( ( ( ( C814S86-029 SP85-089 86-059 SP86-039 86-172 PUD C14-2020-0046 MF-3 GR 90-076 84-387 S H O P PIN G C E N T E R REST TRL NE FO N O G AR SF-3 GR-CO R86-230RC MF-2 R ES T. 78-109 GR P 8 4-10 1 U N D E V S P 9 6-0 2 6 1 C CS-CO 3 4 1 8-0 9 SP-00-2188C B A N K R E S T. SUBJECT TRACT ! ! ! ! ! ! PENDING CASE ZONING BOUNDARY ZONING ZONING CASE#: C14-2025-0070 This product is for informational purposes and may not have been prepared for or be suitable for legal, engineering, or surveying purposes. It does not represent an on-the-ground survey and represents only the approximate relative location of property boundaries. 1 " = 400 ' This product has been produced by the Planning Department for the sole purpose of geographic reference. No warranty is made by the City of Austin regarding specific accuracy or completeness. Created: 6/13/2025 P O N D S P R I N G S R D C14-2014-0021 GR-CO 77-132 GR S T A T I O N C14-04-0092 SF-3 S E X E L P U D T O G ( ( R I N R A B ( ( ( ( ( ( ( ( ( ( ( ( ± 22 4-0 8 Z R OFFICE GR LI D LV Y B G O L O N H C E T 90 -0 0 58 OFFICE 58 0 90-0 LI-CO 1 4 79-0 GR ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! 03 C14-2025-0070 - McNeil Rezone; District 612 of 13 EXHIBIT B !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(C14-2025-0070C14-2025-0070C14-03-0074C14-01-0080C14-02-0138C14-2012-0058C14-02-0017C14-03-0080C14-98-0127C14-04-0155C14-2012-0017C14-05-0083C14-98-0094C14-2021-0147C14-2016-0123C14-99-0099C14-98-0157C14-96-0144C14-03-0059C14-2014-0021C14-2020-0046C14-96-0090C14-06-0056C14-98-0145C14-02-0132C14-98-0164C14-2008-0026C14-2008-0098C14-2024-0087C14-2008-0095C14-2018-0148C14-06-0225C14-2010-0176C14-2019-0097C14-2016-0036C14-04-0092MCNEILDRJOLLYVILLERDJEKELCIRPECANSTNUS183HWYNBRESEARCHBLVDSBSAN FELIPE BLVDNUS183HWYSBRESEARCHBLVDNBRESEARCHBLVDSVRDSBNUS183HWYSVRDNBKNIGHTSBRGRESEARCHBLVDSVRDNBBARRINGTONWAYNUS183HWYSVRDSBDUNDEEDRCHARINGCROSSRDBUCKINGHAMRDPONDSPRINGSRDLOSINDIOSTRLN183HWYSBTOOAKKNOLLRAMPTECHNOLOGYBLVDTOPAWACVTECHNOLOGYTORESEARCHNBRAMPCOMMONWEALTHWAYRESEARCHNBTOMCNEILRAMPARGONNEFORESTTRLCAHONETRLCHELSEAMOORLOSINDIOSTRLLICSLILOGRGO-COPI-RRI-RRRRSF-3MF-2SF-2GRMF-3LIGR-COSF-2SF-2CS-COSF-3LI-COCSLISF-2GRLI-COGRCSGR-COCS-COPUDCSLI-COSF-3SF-1GRSF-2LIGR-MU-COSF-2RRGRGRSF-3SF-3SF-3GR-COMF-2GRSF-2GR-COMF-3LI-COGRSF-2GR-COGR-COCSCS-COCS-COGRSF-2GR-COCS-COSF-2SF-3SF-2SF-2SF-3GR-COGR-MUSF-1SF-1LOCS-COGRI-RRCS-COSF-3SF-6GR-COLI-COLI-COGRLRLIGR-COCS-COGR-COCS-1LR-COSF-2CS-1SF-1GR-COMCNEIL REZONE±This product has been produced by Planning Department for the sole purpose of geographic reference. No warranty ismade by the City of Austin regarding specific accuracy or completeness.ZONING CASE#:LOCATION:SUBJECT AREA:MANAGER:C14-2025-00707221 Mc Neil Dr1.014 AcresSherri SirwaitisCreated: 7/9/2025SUBJECT TRACTZONING BOUNDARY!!!!!PENDING CASECREEK BUFFER1 inch equals 400 '03 C14-2025-0070 - McNeil Rezone; District 613 of 13