ZONING CHANGE REVIEW SHEET CASE: C814-96-0003.20 (Pioneer Crossing PUD Amendment #20) DISTRICT: 1 ADDRESS: 3124 East Parmer Lane ZONING FROM: PUD NATURE OF AMENDMENT: TO: PUD, to change conditions of zoning The proposed amendment is a request to change the uses on parcel RA-4 from Mixed Development Residential, MDR(B) to MDR(B)/Commercial in order to provide for development of an entertainment venue. In addition, the applicant is asking for a corresponding increase to the allowable non-residential square footage of 50,000 square feet for parcel RA-4 (which increases the total allowable non-residential square footage for all Commercial tracts to 1,077,063 sq. ft.). The applicant is also requesting to add Outdoor Entertainment and Cocktail Lounge uses as permitted uses on parcels RA-8 and RA-4 and Performance Venue, Indoor Entertainment and Indoor Sports and Recreation uses as permitted uses on one parcel RA-4. Please see Applicant’s Request Letter – Exhibit C. SITE AREA: 30.55 acres PROPERTY OWNER: EastVillage Land ATX, LLC; RH RA-7 Commercial QOZB LLC; YAGER HULSEY LLC; and JANIS ATX LLC (Gordon Reger) APPLICANT/AGENT: LJA Engineering (Walter Hoysa) CASE MANAGER: Sherri Sirwaitis (512-974-3057, sherri.sirwaitis@austintexas.gov) STAFF RECOMMEDATION: Staff recommends PUD, Planned Unit Development District, zoning to change a condition of zoning with the following conditions: 1) A Cocktail Lounge use on Parcels RA-4 and RA-8 shall be a permitted use on the Property subject to the following conditions: a) must be used in connection with an Indoor Entertainment, Indoor Sports and Recreation or Performance Venue use, b) a maximum square footage should be specified for Cocktail Lounge as a permitted use, c) shall be a conditional use for any additional square footage beyond what is proposed with the current PUD amendment. 2) A TIA compliance memo is required. The memo should indicate how many trips have been used, how many trips are left, documentation of all fiscal receipts and 03 C814-96-0003.20 - Pioneer Crossing PUD Amendment #20; District 11 of 23 C814-96-0003.20 2 mitigations, etc. A compliance memo will also be required with any subsequent site plan application. The TIA may need to be revised upon further review. TDS has agreed to allow the applicant additional time to submit and have the compliance reviewed, as long as a final memo has been signed and approved by the 1st reading of this case at City Council. ZONING AND PLATTING COMMISSION ACTION / RECOMMENDATION: January 6, 2026 CITY COUNCIL ACTION: ORDINANCE NUMBER: 03 C814-96-0003.20 - …
ZONING AND PLATTING COMMISSION SITE PLAN CONDITIONAL USE PERMIT REVIEW SHEET CASE NUMBER: SPC-2025-0376A ZAP DATE: January 6, 2026 PROJECT NAME: Living Spaces South Austin ADDRESS: 11100 S IH 35 SERVICE ROAD SB COUNCIL DISTRICT: 5 APPLICANT: Riddell Family, LP AGENT: Armbrust & Brown, PLLC (Michael J. Whellan) CASE MANAGER: Heather Chaffin (512) 974-2140 Heather.chaffin@austintexas.gov AREA: WATERSHED: T.I.A.: CAPITOL VIEW: 12.39 Acres Onion Creek (Suburban) N/A N/A PROPOSED DEVELOPMENT: The applicant is requesting a conditional use permit for Large Retail (“Big Box”) land use on the property. Site development improvements are currently under review under a separate site plan case, SP- 2025-0161C. STAFF RECOMMENDATION: Staff recommends approval of the conditional use permit. The proposed site plan complies with all requirements of the Land Development Code. SUMMARY COMMENTS ON SITE PLAN: Land Use: The property is located along the west side of IH 35, north of E. FM 1626. A convenience store is currently under construction immediately at the northwest corner of IH 35 and FM 1626; the subject property is located to the north and west of the convenience store property. Both properties are zoned CS-CO. Immediately north of the subject property is driveway zoned CS-MU-CO, and north of that is an automobile dealership zoned CS-CO. Across Farrah Lane to the west is a multifamily community zoned CS-MU-CO. Across FM 1626 to the south are multifamily, medical office and convenience store land uses zoned MF-2 and CS-MU-CO. The subject property has frontage on both IH 35 and FM 1626, and the proposed site plan includes access to both roadways. The applicant is proposing a 128,710 square foot General Retail (General) store, as well as associated parking, drives and other features. Section 25-2-815 of City Code states that a store with 100,000 square feet or more of gross floor area is a “Large Retail Use” and requires a conditional use permit. Environmental: The site is located in the Onion Creek Watershed and subject to current watershed regulations. Transportation: All parking spaces are located on-site. 04 SPC-2025-0376A - Living Spaces South Austin; District 51 of 9 Living Spaces South Austin SPC-2025-0376A 2 SURROUNDING CONDITIONS: Zoning/ Land Use Site: North: East: South: West: CS-CO, Undeveloped CS-MU-CO, CS-CO, Driveway, Automobile dealership IH 35 MF-2, CS-MU-CO, Multifamily, Medical office, Convenience store CS-MU-CO, Multifamily NEIGHBORHOOD ORGANIZATIONS: Austin Independent School District Onion Creek Homeowners Assoc. Friends of Austin Neighborhoods South Austin Neighborhood Alliance (SANA) CONDITIONAL USE PERMIT …
ENVIRONMENTAL COMMISSION RECOMMENDATION 20241204-002 Date: December 4, 2024 Subject: Dredge of Channel Rd. Lagoon, SP-2023-0376D Motion by: Jennifer Bristol Seconded by: Perry Bedford WHEREAS, the Environmental Commission recognizes the applicant is requesting to vary from LDC 25-8-261(C)(9)(a) to allow more than 25 cubic yards of dredging in Lake Austin; and WHEREAS, the Environmental Commission recognizes the site is located in Lake Austin Watershed Water Supply Rural Classification, Desired Development Zone; and WHEREAS, the Environmental Commission recognizes that Staff recommends the variance with the following conditions: 1. Protect the natural shoreline areas and larger wetland Critical Environmental Feature (CEF) W-13 by providing a 3:1 H:V slope from the lake bottom elevation at the shoreline to the final dredge depth. 2. Provide additional wetland mitigation plantings (2,125 plantings comprised of an equal number of 6 different species of FACW and OBL species) within 5 feet of the shoreline to a maximum depth of 1 foot. 3. Provide additional wetland mitigation plantings (1,321 plantings comprised of an equal number of 6 different species of FAC and FACW species) on the other 14 existing wetland CEFs on land. 4. Restore all areas disturbed in the Critical Water Quality Zone (CWQZ) per Standard Specification 609S.) 5. Limit dredging within the 25% and 50% Critical Root Zones (CRZ) of trees along the shoreline to outside of the existing concrete retaining walls. 6. Provide measures to minimize/avoid sediment discharge including: 1) stabilized construction entrance and access road from the Channel Rd entrance to the barge access location and, 2) silt fencing and mulch logs downslope of staging, storage and dewatering areas, and 3) stabilized dewatering area for dredge bags, 4) floating turbidity curtain downstream of the dewatering operation, and 5) floating turbidity curtain surrounding active dredge area. 7. Conduct dredging via hydraulic methods using floating excavator units and bagging of material. THEREFORE, the Environmental Commission recommends the variance request with the following conditions; 1. Supply information about best practices in maintaining the plants and avoiding using chemicals that cause Algae blooms. Each of the property owners will receive a packet that includes the Go Green manual. 05 SP-2025-0389D - Dredge of Channel Rd. Lagoon (W/R SP-2023-0376D); District 81 of 2 2. Find a way to reuse the sediment after it is dried and evaluated for toxins. VOTE 7-0 For: Haris Qureshi, Mariana Krueger, Hanna Cofer, Perry Bedford, Jennifer Bristol, Melinda Schiera, David Sullivan Against: None Recuse: None …
Miranda Reinhard Environmental Scientist Senior, Watershed Protection Department DREDGE OF CHANNEL RD. LAGOON 4824 LAGUNA LANE, 78746 SP-2023-0376D 1 PROJECT LOCATION [2 PROJECT LOCATION Project Location Lake Austin Capitol 3 [ PROPERTY DATA • Lake Austin Watershed • Water Supply Rural Classification • Desired Development Zone • Full Purpose Jurisdiction • Council District 8 [4 PROPERTY DATA • Environmental features: • Critical Water Quality Zone • Wetland CEF • 15 Wetland Critical Environmental Features (CEFs) [5 VARIANCE REQUEST LDC 25-8-261(C)(9)(a) – CRITICAL WATER QUALITY ZONE DEVELOPMENT 1. The variance request is to allow more than 25 cubic yards of dredging in Lake Austin. 6 VARIANCE REQUEST • Restore channel navigability • Minimum amount of dredge volume to EXISTING restore navigable depth PROPOSED 7 VARIANCE REQUEST Dredge Requirements • LDC 25-8- 261(C)(9)(a) allows 25 CY dredge per site plan • Proposing dredge 4 ft in depth (down to 488.8’ depth) • Area of dredge: 174,000 sq ft • Volume of dredge: 11,237 CY of dredge PROPOSED DREDGE 8 VARIANCE REQUEST 4301 & 4307 Michael’s Cove Similar Property Examples: • 4301 & 4307 Michael’s Cove (SP-2010-0005D) • Project approved in 2010 • Dredge down to 489’ • Removed ~5,000 CY • Taylor Slough Silt Removal Project (SP-93-0380D) • Project approved in 1993 • Dredge down to 488.3’ • Removed ~2,500 CY Taylor Slough Silt Removal Project 9 VARIANCE REQUEST Dredge Requirements • Project proposes similar dredge depth and larger volume of dredge due to larger lagoon area • Proposing dredge 4 ft in depth (down to 488.8’ depth) • Area of dredge: 174,000 sq ft • Volume of dredge: 11,237 CY of dredge PROPOSED DREDGE 10 VARIANCE REQUEST Enhancements • 3:1 H:V slope at shoreline • Limit Dredging within CRZ of trees outside shoreline 11 VARIANCE REQUEST Additional Wetland Mitigation Plantings on land CWQZ Restored with 609S Lake Austin Additional Wetland Mitigation Plantings on shoreline Enhancements: • Additional Wetland Mitigation Plantings on shoreline • Additional Wetland Mitigation Plantings on land • Restore areas disturbed in CWQZ with 609S Wetland CEFs Required Wetland Mitigation 12 VARIANCE REQUEST Enhancements: • Measures to minimize/avoid sediment discharge • Stabilized construction entrance & access road • Silt fencing & mulch logs • Stabilized dewatering area for dredge bags Floating turbidity curtain • • Hydraulic dredging methods Access Road Stabilized construction Entrance Silt fencing & mulch logs Floating turbidity curtain 13 VARIANCE RECOMMENDATION Staff determines that the findings …
ITEM FOR ENVIRONMENTAL COMMISSION AGENDA COMMISSION MEETING DATE: NAME & NUMBER OF PROJECT: NAME OF APPLICANT OR ORGANIZATION: December 4, 2024 Dredge of Channel Rd. Lagoon, SP-2023-0376D Stephen Hawkins, Aqua Permits LOCATION: 4824 Laguna Ln, Austin, TX, 78746 COUNCIL DISTRICT: District 8 ENVIRONMENTAL REVIEW STAFF: WATERSHED: Miranda Reinhard, Environmental Scientist Senior, Watershed Protection Department 512-978-1537, miranda.reinhard@austintexas.gov Lake Austin Watershed Water Supply Rural Classification Desired Development Zone REQUEST: Request to vary from LDC 25-8-261(C)(9)(a) to allow more than 25 cubic yards of dredging in Lake Austin. 05 SP-2025-0389D - Dredge of Channel Rd. Lagoon (W/R SP-2023-0376D); District 81 of 67 Page 2 of 2 STAFF RECOMMENDATION: Staff recommends this variance, having determined the findings of fact to have been met. STAFF CONDITIONS: Staff recommends the following conditions: 1. Protect the natural shoreline areas and larger wetland Critical Environmental Feature (CEF) W-13 by providing a 3:1 H:V slope from the lake bottom elevation at the shoreline to the final dredge depth. 2. Provide additional wetland mitigation plantings (2,125 plantings comprised of an equal number of 6 different species of FACW and OBL species) within 5 feet of the shoreline to a maximum depth of 1 foot. 3. Provide additional wetland mitigation plantings (1,321 plantings comprised of an equal number of 6 different species of FAC and FACW species) on the other 14 existing wetland CEFs on land. 4. Restore all areas disturbed in the Critical Water Quality Zone (CWQZ) per Standard Specification 609S.) 5. Limit dredging within the 25% and 50% Critical Root Zones (CRZ) of trees along the shoreline to outside of the existing concrete retaining walls. 6. Provide measures to minimize/avoid sediment discharge including: 1) stabilized construction entrance and access road from the Channel Rd entrance to the barge access location and, 2) silt fencing and mulch logs downslope of staging, storage and dewatering areas, and 3) stabilized dewatering area for dredge bags, 4) floating turbidity curtain downstream of the dewatering operation, and 5) floating turbidity curtain surrounding active dredge area. 7. Conduct dredging via hydraulic methods using floating excavator units and bagging of material. 05 SP-2025-0389D - Dredge of Channel Rd. Lagoon (W/R SP-2023-0376D); District 82 of 67 Watershed Protection Department Staff Recommendations Concerning Required Findings Project Name: Dredge of Channel Rd. Lagoon, SP-2023-0367D Ordinance Standard: Watershed Protection Ordinance (current code) Variance Request: Request to vary from LDC 25-8-261(C)(9)(a) to allow more than 25 cubic yards of dredging in …
From: To: Subject: Date: Robert Meadows Sirwaitis, Sherri Comment on Case C14-2025-0110 pending before ZAP Friday, January 2, 2026 10:05:31 AM External Email - Exercise Caution Dear Sherri, The property that is the subject of this application for rezoning is within the boundaries of the Walnut Creek Neighborhood Association (WCNA). The WCNA supports the rezoning request from LO to IP because this is an eminently rational rezoning of a small strip of land adjacent to a large parcel already zoned for IP. Please do not hesitate to contact me with questions or comments. Best regards, Robert Meadows President, 2025-2026 Walnut Creek Neighborhood Association 12005 Presa Drive, Austin, Texas 78753 anytime cell: 512 633 1459 CAUTION: This is an EXTERNAL email. Please use caution when clicking links or opening attachments. If you believe this to be a malicious or phishing email, please report it using the "Report Message" button in Outlook. For any additional questions or concerns, contact CSIRT at "cybersecurity@austintexas.gov". 02 C14-2025-0110 - 12224 ½ N IH-35; District 71 of 1
ZONING AND PLATTING COMMISSION MEETING MINUTES Tuesday, January 6, 2026 ZONING AND PLATTING COMMISSION REGULAR MEETING TUESDAY, JANUARY 6, 2026 MEETING MINUTES The Zoning and Platting Commission convened in a regular meeting on Tuesday, January 6, 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 Andrew Cortes Betsy Greenberg Lonny Stern David Fouts Commissioners in Attendance Remotely: Alejandra Flores Scott Boone Christian Tschoepe Commissioners Absent: Ryan Puzycki Luis Osta Lugo Taylor Major PUBLIC COMMUNICATION: GENERAL None present. APPROVAL OF MINUTES 1. Approve the minutes of the Zoning and Platting Commission regular meeting on Tuesday, December 16, 2025. The minutes from the meeting of Tuesday, December 16, 2025, were approved on the consent agenda on Commissioner Stern’s motion, Parliamentarian Flores’ second, on an 8-0 vote. Secretary Puzycki, Commissioner Osta Lugo, and Commissioner Major were absent. 1 ZONING AND PLATTING COMMISSION MEETING MINUTES Tuesday, January 6, 2026 PUBLIC HEARINGS C14-2025-0110 - 12224 ½ N IH-35; District 7 12224 ½ N IH-35 Service Road South Bound, Walnut Creek Watershed 2. Rezoning: Location: Owner/Applicant: Welcome Industrial Sub 21, LLC Agent: Request: Staff Rec.: Staff: Metcalfe Wolff Stuart &Williams, LLP, Katherine Nicely LO to IP Recommended Sherri Sirwaitis, 512-974-3057, sherri.sirwaitis@austintexas.gov Austin Planning The motion to approve Staff’s recommendation of IP for C14-2025-0110 - 12224 ½ N IH-35; District 7, located at 12224 ½ N IH-35 Service Road South Bound, was approved on the consent agenda on Commissioner Stern’s motion, Parliamentarian Flores’ second, on an 8-0 vote. Secretary Puzycki, Commissioner Osta Lugo, and Commissioner Major were absent. 3. Rezoning: Location: Owner/Applicant: Agent: Request: Staff Rec.: Staff: C814-96-0003.20 - Pioneer Crossing PUD Amendment #20; District 1 3124 East Parmer Lane EastVillage Land ATX, LLC; RH RA-7 Commercial QOZB LLC; YAGER HULSEY LLC and JANIS ATX LLC (Gordon Reger) LJA Engineering (Walter Hoysa) PUD to PUD, to change a condition of zoning Recommended, with conditions Sherri Sirwaitis, 512-974-3057, sherri.sirwaitis@austintexas.gov Austin Planning The motion to approve Staff’s recommendation of PUD, to change a condition of zoning, with conditions, for C814-96-0003.20 - Pioneer Crossing PUD Amendment #20; District 1, located at 3124 East Parmer Lane, was approved on the consent agenda, with additional comments read into the record, on Commissioner Stern’s motion, Parliamentarian Flores’ second, on an 8-0 vote. Secretary Puzycki, Commissioner Osta Lugo, and …
