Artesia Springdale Mixed-Use Rezoning at 1076 Springdale Road
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C14-2026-0041 - 1076 Springdale Road - Conduct a public hearing and approve an ordinance amending City Corde Title 25 by rezoning property locally known as 1076 Springdale Road (Tannehill Branch Watershed). Applicant Request: To rezone from community commercial-neighborhood plan (GR-NP) combining district zoning to community commercial-vertical mixed use building-density bonus 90-neighborhood plan (GR-V-DB90-NP) combining district zoning. Staff Recommendation and Planning Commission Recommendation: To grant community commercial-vertical mixed use building-density bonus 90-neighborhood plan (GR-V-DB90-NP) combining district zoning. Owner/Applicant: Artesia Springdale QOZ, LLC. Agent: Drenner Group, P.C. (Drew Raffaele). City Staff: Jonathan Tomko, AICP, Austin Planning, 512-974-1057.
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Pull draft rezoning ordinance for Springdale Road before hearing
Why now: The September 24, 2026 item directs Council to conduct a public hearing and approve an ordinance amending Title 25 rezoning 1076 Springdale Road, with staff and Planning Commission both recommending the GR-V-DB90-NP grant and no conditions listed in the agenda text.
What to do: Request the draft ordinance, staff report, and Planning Commission recommendation from planner Jonathan Tomko and confirm whether any conditional overlay, restrictive covenant, or neighborhood plan condition currently attached to the property carries forward into the new combining district. The agenda language only states the district change, so any dropped condition would be invisible until after the ordinance is adopted.
Act before: After the September 24, 2026 City Council public hearing
Verify density bonus 90 affordability terms on Springdale Road
Why now: The requested change is from community commercial-neighborhood plan (GR-NP) to community commercial-vertical mixed use building-density bonus 90-neighborhood plan (GR-V-DB90-NP), with staff contact Jonathan Tomko, AICP, 512-974-1057, on the September 24, 2026 Council agenda.
What to do: Before locking a pro forma on this Springdale Road site, contact the case planner to confirm exactly what on-site affordable unit set-aside, height, and compatibility limits attach to the vertical mixed use density bonus 90 designation versus the base community commercial zoning it replaces. If the bonus entitlement is priced into land value without confirming the affordability obligation, the deal math breaks after approval.
Act before: After the September 24, 2026 City Council public hearing
Trace who owns Artesia Springdale opportunity zone rezoning applicant
Why now: The owner/applicant is listed as Artesia Springdale QOZ, LLC with agent Drenner Group, P.C. (Drew Raffaele) on the September 24, 2026 Council item, and the requested zoning includes a density bonus 90 designation.
What to do: File for the applicant's ownership disclosure and lobbyist registration for Drenner Group agent Drew Raffaele, and check whether 1076 Springdale Road falls inside a federally designated Qualified Opportunity Zone. The unanswered question is whether a capital-gains tax-advantaged fund is also capturing a city density bonus, and who the individual investors behind the limited liability company are.
Act before: After the requested records are produced
Springdale Road commercial lot could become tall apartments
Why now: The application seeks to move from community commercial-neighborhood plan zoning to community commercial-vertical mixed use building-density bonus 90, and both staff and the Planning Commission recommend granting it at the September 24, 2026 Council hearing.
What to do: Ask the case planner what maximum building height and unit count the vertical mixed use density bonus would allow at 1076 Springdale Road compared with what is permitted today, and get the answer in writing before the September 24 hearing. The change adds residential above commercial with a height bonus on a site in the Tannehill Branch Watershed, which affects drainage, parking spillover, and sightlines on adjacent streets.
Act before: After the September 24, 2026 City Council public hearing
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C14-2026-0041 - 1076 Springdale Road - Conduct a public hearing and approve an ordinance amending City Corde Title 25 by rezoning property locally known as 1076 Springdale Road (Tannehill Branch Watershed). Applicant Request: To rezone from community commercial-neighborhood plan (GR-NP) combining district zoning to community commercial-vertical mixed use building-density bonus 90-neighborhood plan (GR-V-DB90-NP) combining district zoning. Staff Recommendation and Planning Commission Recommendation: To grant community commercial-vertical mixed use building-density bonus 90-neighborhood plan (GR-V-DB90-NP) combining district zoning. Owner/Applicant: Artesia Springdale QOZ, LLC. Agent: Drenner Group, P.C. (Drew Raffaele). City Staff: Jonathan Tomko, AICP, Austin Planning, 512-974-1057.