CV Oakland Bungalows Rezoning on West 6th Street
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C14-2026-0038 - CV Oakland Bungalows - Conduct a public hearing and approve an ordinance amending City Code Title 25 by rezoning property locally known as 1409, 1411, and 1413 West 6th Street (Lady Bird Lake Watershed). Applicant Request: To rezone from limited office-neighborhood plan (LO-NP) combining district zoning and neighborhood commercial-mixed use-conditional overlay-neighborhood plan (LR-MU-CO-NP) combining district zoning to general commercial services-conditional overlay-neighborhood plan (CS-CO-NP) combining district zoning. Staff Recommendation and Planning Commission Recommendation: To grant general commercial services-conditional overlay-neighborhood plan (CS-CO-NP) combining district zoning. Owner/Applicant: JJABC, LP, Jay W. Barnes, III & James L. Cotton. Agent: Alice Glasco Consulting (Alice Glasco). City Staff: Cynthia Hadri, Austin Planning, 512-974-7620.
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Actions
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Compare old and new conditional overlay terms before adoption
Why now: The September 10, 2026 Council item lists a conditional overlay in both the existing (LR-MU-CO-NP) and requested (CS-CO-NP) zoning for 1409–1413 West 6th Street but does not state the conditions; City Staff contact is Cynthia Hadri, Austin Planning.
What to do: Request the draft rezoning ordinance and the conditional overlay language from planner Cynthia Hadri (512-974-7620), because the existing conditional overlay on the neighborhood commercial tracts and the proposed one on the general commercial services tracts are not the same instrument. The open question is whether prohibited-use lists, trip caps, or setback conditions from the current overlay are carried forward, reduced, or silently dropped when the base district expands.
Act before: After the draft ordinance and conditional overlay conditions are produced
Verify mixed-use residential rights survive West 6th Street commercial rezoning
Why now: The request converts limited office-neighborhood plan and neighborhood commercial-mixed use-conditional overlay-neighborhood plan zoning to general commercial services-conditional overlay-neighborhood plan, dropping "MU" from the string, per the September 10, 2026 Council item for 1409, 1411, and 1413 West 6th Street in the Lady Bird Lake Watershed.
What to do: The two tracts moving to general commercial services lose the "mixed use" (MU) designation that currently attaches to 1411/1413 West 6th Street, which is what permits residential units on commercially zoned land. Confirm with the case manager whether a mixed-use combining district is being carried into the new zoning before you underwrite any residential or live-work component — and price impervious cover against Lady Bird Lake Watershed limits, not a standard urban site.
Act before: After the next material record update
Ask why West 6th Street tracts drop mixed-use residential designation
Why now: The September 10, 2026 item shows both Staff and Planning Commission recommending CS-CO-NP for 1409, 1411, and 1413 West 6th Street, replacing LO-NP and LR-MU-CO-NP, with agent Alice Glasco Consulting and staff contact Cynthia Hadri.
What to do: Ask Austin Planning why staff and the Planning Commission both endorsed converting a mixed-use-designated site to general commercial services without the mixed-use combining district, and obtain the staff backup report listing the conditional overlay conditions. The item also consolidates three lots under two different base zonings into one district — worth asking whether the neighborhood plan for this area contemplated that.
Act before: After the requested records are produced
Read the use restrictions list for West 6th Street rezoning
Why now: The rezoning of 1409, 1411, and 1413 West 6th Street moves from limited office and neighborhood commercial-mixed use to general commercial services with a conditional overlay, per the September 10, 2026 Council hearing item.
What to do: General commercial services is one of Austin's broadest commercial districts — it opens the door to uses like vehicle repair, equipment sales, and late-hour commercial operations that neighborhood commercial and limited office zoning do not allow. Ask planner Cynthia Hadri (512-974-7620) for the conditional overlay's prohibited-use list, since that list, not the zoning label, is what actually determines what can open next door.
Act before: After the next material record update
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Timeline
C14-2026-0038 - CV Oakland Bungalows - Conduct a public hearing and approve an ordinance amending City Code Title 25 by rezoning property locally known as 1409, 1411, and 1413 West 6th Street (Lady Bird Lake Watershed). Applicant Request: To rezone from limited office-neighborhood plan (LO-NP) combining district zoning and neighborhood commercial-mixed use-conditional overlay-neighborhood plan (LR-MU-CO-NP) combining district zoning to general commercial services-conditional overlay-neighborhood plan (CS-CO-NP) combining district zoning. Staff Recommendation and Planning Commission Recommendation: To grant general commercial services-conditional overlay-neighborhood plan (CS-CO-NP) combining district zoning. Owner/Applicant: JJABC, LP, Jay W. Barnes, III & James L. Cotton. Agent: Alice Glasco Consulting (Alice Glasco). City Staff: Cynthia Hadri, Austin Planning, 512-974-7620.