Drenner Group Neighborhood Commercial Rezoning on West 35th Street
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C14-2026-0048 - 1801, 1803, and 1805 West 35th Street - Conduct a public hearing and approve an ordinance amending City Code Title 25 by rezoning property locally known as 1801, 1803, and 1805 West 35th Street (Shoal Creek Watershed). Applicant Request: To rezone from limited office-neighborhood plan (LO-NP) combining district zoning to neighborhood commercial-conditional overlay-neighborhood plan (LR-CO-NP) combining district zoning. Staff Recommendation: To grant neighborhood commercial-conditional overlay-neighborhood plan (LR-CO-NP) combining district zoning. Planning Commission Recommendation: To grant neighborhood commercial-conditional overlay-neighborhood plan (LR-CO-NP) combining district zoning, as amended. Owner/Applicant: Joan Johnson Culver (1801 West 35th Street) and Ray Anthony Zvonek (1803 and 1805 West 35th Street). Agent: Drenner Group, P.C. (Drew Raffaele). City Staff: Beverly Villela, Austin Planning, 512-978-0740.
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Compare staff and commission versions of West 35th Street conditions
Why now: Staff recommended neighborhood commercial-conditional overlay-neighborhood plan zoning while the Planning Commission recommended it 'as amended' for 1801, 1803, and 1805 West 35th Street, and the amendment content is not stated in the posted item (C14-2026-0048).
What to do: Request from planning staff both the staff-recommended conditional overlay language and the Planning Commission's amended version, and confirm which text the posted ordinance carries into the September 24 hearing. If the two differ and the ordinance tracks only one, ask staff on the record which recommendation Council is being asked to adopt.
Act before: After the amended conditional overlay language is produced
Pull conditional overlay conditions before neighborhood commercial rezoning vote
Why now: The item moves the properties from limited office-neighborhood plan to neighborhood commercial-conditional overlay-neighborhood plan, and the Planning Commission recommended approval 'as amended,' meaning the conditions differ from what staff recommended; contact Beverly Villela, Austin Planning, 512-978-0740.
What to do: Obtain the draft ordinance and conditional overlay condition list for the three West 35th Street lots from staff before the September 24 hearing, since the conditional overlay — not the base neighborhood commercial district — will set your permitted use list, trip cap, and any site limitations. Designing to base district entitlements risks a site plan that the overlay prohibits.
Act before: After Council acts on the rezoning ordinance
Ask what Planning Commission amended in West 35th Street rezoning
Why now: The September 24 Council item lists identical staff and Planning Commission recommendations except for the unexplained phrase 'as amended,' and names two different owners — Joan Johnson Culver at 1801 and Ray Anthony Zvonek at 1803 and 1805 — represented by one agent, Drenner Group's Drew Raffaele.
What to do: Request the Planning Commission's motion sheet and minutes for this case to find out what the commission changed when it recommended approval 'as amended' — the posted Council item states the amendment exists but never says what it was. Also ask why three lots under two separate owners were filed as a single case.
Act before: After the requested records are produced
Learn which retail uses become legal on West 35th Street
Why now: The September 24 Council item proposes rezoning the three properties in the Shoal Creek Watershed from limited office-neighborhood plan to neighborhood commercial-conditional overlay-neighborhood plan, with staff contact Beverly Villela at 512-978-0740.
What to do: Ask planning staff for the list of uses the conditional overlay prohibits at 1801-1805 West 35th Street; the change from limited office to neighborhood commercial would allow retail and customer-traffic businesses where only offices are permitted today, and the overlay conditions are the only thing limiting hours, uses, or driveway traffic on your block.
Act before: After Council acts on the rezoning ordinance
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C14-2026-0048 - 1801, 1803, and 1805 West 35th Street - Conduct a public hearing and approve an ordinance amending City Code Title 25 by rezoning property locally known as 1801, 1803, and 1805 West 35th Street (Shoal Creek Watershed). Applicant Request: To rezone from limited office-neighborhood plan (LO-NP) combining district zoning to neighborhood commercial-conditional overlay-neighborhood plan (LR-CO-NP) combining district zoning. Staff Recommendation: To grant neighborhood commercial-conditional overlay-neighborhood plan (LR-CO-NP) combining district zoning. Planning Commission Recommendation: To grant neighborhood commercial-conditional overlay-neighborhood plan (LR-CO-NP) combining district zoning, as amended. Owner/Applicant: Joan Johnson Culver (1801 West 35th Street) and Ray Anthony Zvonek (1803 and 1805 West 35th Street). Agent: Drenner Group, P.C. (Drew Raffaele). City Staff: Beverly Villela, Austin Planning, 512-978-0740.