03 C14-2026-0011 - 2825 Hancock; District 7 - Staff Report — original pdf

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ZONING CHANGE REVIEW SHEET CASE: C14-2026-0011 – 2825 Hancock DISTRICT: 7 ZONING FROM: LO ZONING TO: CS *GR-CO *see issues section ADDRESS: 2825 Hancock Drive SITE AREA: 1.47 acres (64, 033 sq. ft.) PROPERTY OWNER: Lantern Lane Center, Ltd., a Texas limited partnership AGENT: Armbrust & Brown, PLLC (Ferris Clements) CASE MANAGER: Cynthia Hadri 512-974-7620, Cynthia.hadri@austintexas.gov STAFF RECOMMENDATION: The staff recommendation is to grant community commercial – conditional overlay (GR-CO) combined district zoning. The conditional overlay will 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 Collection Facility  Exterminating Services  Medical Offices - exceeding 5000 sq. ft. gross floor area  Off-Site Accessory Parking  Outdoor Sports and Recreation  Pawn Shop and Services  Pedicab Storage and Dispatch  Research Services Service Station  ZONING AND PLATTING COMMISSION ACTION / RECOMMENDATION: April 7, 2026: CITY COUNCIL ACTION: ORDINANCE NUMBER: ISSUES: *On March 30, 2026 the applicant amended their request to match the staff recommendation of community commercial – conditional overlay (GR-CO) combined district zoning, which included the same prohibited uses. Please refer to Exhibit D (Applicant Summary Letter as amended). 03 C14-2026-0011 - 2825 Hancock; District 71 of 17C14-2026-0011 2 CASE MANAGER COMMENTS: The property in question is approximately 1.47 acres, developed with one large commercial building and a parking lot. It is on Hancock Drive an ASMP level 3 and is currently zoned limited office (LO) district zoning. There is a bus stop (Route 30) on the property as well as sidewalks and a bike lane on Hancock, which provide multimodal options to get to this property. The site is approximately 0.14 miles from the North Loop Station Area and 0.75 miles away from the ETOD overlay The property has multifamily, commercial, office and automotive uses (CS; CS-1; LR; LO; MF-3) to the east, there are also single family residences (SF-2) to the south and west. The Austin Memorial Park Cemetery (P) is to the north across Hancock Drive. Please refer to Exhibits A (Zoning Map) and B (Aerial View). The applicant originally requested to go from limited office (LO) to general commercial services (CS) to allow for a broader range of commercial, retail, and service uses that better align with the existing development and commercial activity along this segment of Hancock Drive. Please refer to Exhibit C (Applicant’s Summary Letter). The applicant amended their request to match staff’s recommendation of community commercial – conditional overlay (GR-CO) combined district zoning on March 30, 2026. Please refer to Exhibit D (Applicant’s Summary Letter – as amended). Staff is recommending the community commercial – conditional overlay (GR-CO) combined district zoning for the property. The conditional overlay will prohibit the more intense uses on the property that are not suitable near single family residential. There is no demolition proposed for the property and the applicant is intending to keep the current building but add more commercial uses on the property. The addition of uses such as art galleries, general retail, personal services, restaurant and more, would bring more community needs to the neighborhood. BASIS OF RECOMMENDATION: 1. The proposed zoning should be consistent with the purpose statement of the district sought. The 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 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. Zoning should allow for reasonable use of the property. The staff recommends the applicant’s amended request because the lot meets the intent of the GR district as this rezoning would be operating commercial uses serving the neighborhood 03 C14-2026-0011 - 2825 Hancock; District 72 of 17 C14-2026-0011 3 and community. The applicant is looking to add more commercial uses to go into their existing buildings with the rezoning. EXISTING ZONING AND LAND USES: Site North South East West ZONING LO P SF-2 LAND USES Office Uses Austin Memorial Park Cemetery Single Family Residential CS; CS-1; LR; LO; MF-3 Commercial Uses; Office Uses; Multifamily Residential SF-2 Single Family Residential NEIGHBORHOOD PLANNING AREA: N/A WATERSHED: Shoal Creek (Urban) CAPITOL VIEW CORRIDOR: No SCENIC ROADWAY: No SCHOOLS: Austin Independent School District Highland Park Elementary School Lamar Middle School McCallum High School COMMUNITY REGISTRY LIST: Allandale Neighborhood Association Austin Neighborhoods Council Austin Independent School District Austin Ramp Bull Creek Road Coalition Friends Of Austin Neighborhoods Highland Park West Balcones Area Neighborhood Assn. AREA CASE HISTORIES: NUMBER C14-2016-0060 – 2801 Hancock Drive REQUEST CS to CS-MU Homeless Neighborhood Association Lower District 7 Green Preservation Austin North Austin Neighborhood Alliance NW Austin Neighbors Shoal Creek Conservancy CITY COUNCIL Approved CS-MU-CO as ZAP Recommended (8/11/2016) COMMISSION To Grant CS-MU-CO with the following prohibited uses; Transitional housing Adult-oriented business Bail bond services Outdoor entertainment Outdoor sports and recreation Drop-off recycling collection facility Transportation terminal Automotive repair services 03 C14-2026-0011 - 2825 Hancock; District 73 of 17 03 C14-2026-0011 - 2825 Hancock; District 74 of 1703 C14-2026-0011 - 2825 Hancock; District 75 of 17C14-2026-0011 6 This site is required to provide on-site water quality controls (or payment in lieu of) for all development and/or redevelopment when 8,000 s.f. cumulative is exceeded, and on site control for the two-year storm. 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. Fire: There are no comments. PARD – Planning & Design Review: 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: FYI: All comments regarding the effects of the proposed rezoning on subsequent Site Plan Review applications are intended to assist in identifying potential development constraints but do not include all regulations which may affect a specific proposal. Changes to property boundaries and requests for development cannot include all regulatory limitations which may apply to a specific subject to modification or reconsideration if affected by a change in property boundaries or if development is proposed on only a portion of the land proposed for rezoning. These comments are intended to assist in identifying potential development constraints, but do not address the actual restrictions which will apply to a specific development proposal. Austin Development Services offers a variety of pre-application review options to assist in evaluating specific development proposals prior to Site Plan Application. Site plans will be required for any new development except for residential only projects 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 adjacency of SF-2-zoned single- family to the west and north (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 03 C14-2026-0011 - 2825 Hancock; District 76 of 17 C14-2026-0011 7 b. Less than 50 feet from any part of a triggering property may not exceed 40 feet Reference 25-2-1061 A 25-foot 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 Austin Transportation Department – Engineering Review: The Austin Strategic Mobility Plan (ASMP) calls for 80 feet of right-of-way for Hancock Dr. It is recommended that 40 feet of right-of-way from the existing center line should be dedicated for Hancock Dr according to the Transportation Plan with the first subdivision or site plan application. [LDC 25-6-51 and 25-6-55]. Existing Street Characteristics: Name ASMP Classification ASMP Required ROW Existing ROW Existing Pavement Sidewalks Bicycle Route Hancock Dr Level 3 80 feet Approx 57 feet Approx 36 feet Yes Yes Capital Metro (within ¼ mile) Yes Austin Water Utility: No comments on zoning change. FYI: The landowner intends to serve the site with existing City of Austin water utilities. Based on current public infrastructure configurations, it appears that service extension requests (SER) will be required to provide service to this lot. 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 AND ATTACHMENTS TO FOLLOW: A. Zoning Map B. Aerial Map C. Applicant’s Summary Letter D. Applicant’s Summary Letter - as Amended Correspondence from Interested Parties 03 C14-2026-0011 - 2825 Hancock; District 77 of 17 Exhibit A 03 C14-2026-0011 - 2825 Hancock; District 78 of 17Exhibit B 03 C14-2026-0011 - 2825 Hancock; District 79 of 17ARMBRUST & BROWN, PLLC A T T O R N E Y S A N D C O U N S E L O R S 100 CONGRESS AVENUE, SUITE 1300 AUSTIN, TEXAS 78701-2744 512-435-2300 FACSIMILE 512-435-2360 Ferris Clements (512) 435-2337 fclements@abaustin.com May 19, 2025 Lauren Middleton-Pratt Director, City of Austin Planning Department 6310 Wilhelmina Delco Drive Austin, Texas 78752 Re: Rezoning application for 2825 Hancock Dr, Austin, TX 78731 (the “Application”) Dear Mrs. Middleton-Pratt: This letter is submitted on behalf of the owner in the above referenced Application. The area to be rezoned is comprised of approximately 1.47 acres of land located at 2825 Hancock Dr, Austin, Travis County, Texas 78731 (the “Property”). The Property is currently zoned Limited Office (LO) and is developed with a one-story commercial strip center. The Applicant is requesting a rezoning from LO to General Commercial Services (CS) to allow for a broader range of commercial, retail, and service uses that better align with the existing development and commercial activity along this segment of Hancock Drive. The current LO zoning significantly limits the site’s potential by restricting many commercial uses—such as restaurants, retail stores, and other commercial establishments—that are permitted in CS zoning districts. Rezoning the Property to General Commercial Services (CS) will provide greater flexibility, allowing for a wider variety of commercial uses that are consistent with the character of the corridor and adjacent commercial properties. Thank you in advance for your time and consideration of this zoning request. If you have any questions or need additional information, please do not hesitate to contact me at (512) 435-2337. Very truly yours, cc: Joi Harden Exhibit C 03 C14-2026-0011 - 2825 Hancock; District 710 of 17ARMBRUST & BROWN, PLLC A T T O R N E Y S A N D C O U N S E L O R S 100 CONGRESS AVENUE, SUITE 1300 AUSTIN, TEXAS 78701-2744 512-435-2300 FACSIMILE 512-435-2360 Ferris Clements (512) 435-2337 fclements@abaustin.com March 30, 2026 Lauren Middleton-Pratt Director, City of Austin Planning Department 6310 Wilhelmina Delco Drive Austin, Texas 78752 Re: C14-2026-0011 – 2825 Hancock Drive Dear Mrs. Middleton-Pratt: I represent the applicant in connection with the above-referenced zoning case for the property located at 2825 Hancock Drive. This letter confirms that the applicant will amend its zoning application to request Community Commercial-Conditional Overlay (GR-CO) zoning, consistent with the Planning Department staff recommendation. The applicant also agrees to the proposed conditional overlay, including the following prohibited uses: Automotive Rentals; Automotive Repair Services; Automotive Sales; Automotive Washing (of any type); Bail Bond Services; Commercial Off-Street Parking; Drop-Off Recycling Collection Facility; Exterminating Services; Medical Offices exceeding 5,000 square feet of gross floor area; Off-Site Accessory Parking; Outdoor Sports and Recreation; Pawn Shop and Services; Pedicab Storage and Dispatch; Research Services; and Service Station. Custom Manufacturing will remain a conditional use. Please include this letter in the backup materials for the case. Please let me know if you need anything further. Very truly yours, cc: Joi Harden Exhibit D 03 C14-2026-0011 - 2825 Hancock; District 711 of 1703 C14-2026-0011 - 2825 Hancock; District 712 of 1703 C14-2026-0011 - 2825 Hancock; District 713 of 1703 C14-2026-0011 - 2825 Hancock; District 714 of 1703 C14-2026-0011 - 2825 Hancock; District 715 of 1703 C14-2026-0011 - 2825 Hancock; District 716 of 1703 C14-2026-0011 - 2825 Hancock; District 717 of 17