Affordability Impact Statement Short Term Rental Regulations Res. No. 20221208-064, Ord. No. 20231207-001 Date: 2/5/2025 Proposed Regulation The ordinance introduces new regulations for the Austin’s short-term rental (STR) market after various court decisions invalidated several the City of Austin’s (COA) current STR regulations. Together, Zaatari v. City of Austin (2019), Hignell-Stark vs. City of New Orleans (2022), and Anding vs. City of Austin (2023) removed COA’s authority to restrict STRs by owner type, which was formerly in place to curtail the financialization of COA’s housing stock by STR investors. The ordinance moves most of the COA’s STR regulations from City Code Title 25 (Land Development) and creates new STR regulations under City Code Title 4 (Business Regulations and Permit Requirements). The proposed ordinance will: (1) make STRs an accessory-use to all residential uses in all zoning districts for licensed operators (2) limit STR operators by density on a lot (3) stipulate that the STR not become a public nuisance (4) require the platforms to collect COA’s Hotel Occupancy Tax (HOT) from operators Land Use/Zoning Impacts on Housing Costs The proposed changes would have a neutral impact on housing costs compared to current regulations. Many of the COA’s historical efforts to limit STRs have been invalidated. Inside Airbnb reports about 15,000 STRs in Austin, while COA’s database only shows record of about 2,000 licenses. Even accounting for data errors or issues in chronology, a significant number of STRs in Austin neither have licenses nor remit HOT to COA for 17 C20-2024-014 - STR Modifications1 of 6 their operations. Without updated licensing regulations, COA is limited in its ability to enforce restrictions or bans in the case of nuisance or other violations. The proposed ordinance takes steps towards rectifying the imbalance between the STR market and COA’s authority to enforce regulations on operators. The proposed ordinance seeks to address the gap between STR market activity and COA’s enforcement capabilities. Enhanced licensing and monitoring mechanisms will better equip COA to manage STR operators. While the current legal landscape limits Austin’s ability to regulate STRs, peer-reviewed research widely shows that STRs are associated with increased housing costs for renters, although some studies suggest the relationship may not always be causal. Below is a summary table of a subset of this research; please see the full list of references from the literature review at the end of the document. Author Cho, A. Sponsoring Institution(s) Princeton …
1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 WORKING DRAFT AND SUBJECT TO CHANGE – 1/10/2025 ORDINANCE NO. AN ORDINANCE AMENDING CITY CODE CHAPTER 25-2 RELATED TO SHORT-TERM RENTAL USE AND REGULATIONS. BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF AUSTIN: PART X. City Code Chapter 25-2, Subchapter C, Article 4, Division 1, Subpart C (Requirements for Short-Term Rental Uses) and City Code Section 25-2-950 (Discontinuance of Nonconforming Short-Term Rental (Type 2) Uses) are repealed. PART X. Subsection (D) of City Code Section 25-2-773 (Duplex, Two-Unit, and Three- Unit Uses) and Subsection (M) of City Code Section 25-2-779 (Small Lot Single-Family Residential Use) are repealed. PART X. Subsection (C) of City Code Section 25-2-1463 (Secondary Apartment Regulations) is amended to read: § 25-2-1463 SECONDARY APARTMENT REGULATIONS. (C) The secondary apartment: (2) must be located: (1) must be contained in a structure other than the principal structure; at least 10 feet to the rear or side of the principal structure; or (a) (b) above a detached garage; (3) may be connected to the principal structure by a covered walkway; (4) may not exceed a height of 30 feet, and is limited to two stories; (5) may not exceed: (a) 1,100 total square feet or a floor-to-area ratio of 0.15, whichever is smaller; and (b) 550 square feet on the second story, if any. [; and] [(6) may not be used as a short term rental for more than 30 days in a calendar year if the secondary apartment was constructed after October 1, 2015.] PART X. The description of “Short-Term Rental Use” in City Code Section 25-2-3 (Residential Uses Described) is amended to read: § 25-2-3 RESIDENTIAL USES DESCRIBED. 1/10/2025 9:49 AM Chapter 25-2 STR Regulations Page 1 of 2 COA Law Department 17 C20-2024-014 - STR Modifications1 of 2 WORKING DRAFT AND SUBJECT TO CHANGE – 1/10/2025 (10) SHORT-TERM RENTAL use is the rental of a housing unit or a portion of a housing unit [residential dwelling unit] for a period of less than 30 consecutive days [or accessory building, other than a unit or building associated with a group residential use, on a temporary or transient basis in accordance with Article 4, Division 1, Subpart C (Requirements for Short-Term Rental Uses) of this chapter.] The …
L A W D E P A R T M E N T M E M O R A N D U M To: Planning Commission From: Trish Link, Division Chief, Law Department Date: February 5, 2025 Subject: Short-Term Rental Regulations - Additional Background Information Attached to this memorandum are the two other ordinances that City Council will consider when deciding whether to amend City Code Chapter 25-2 (Zoning) to make short-term rental use an additional (accessory) use to all residential uses and in all zoning districts. These two ordinances provide context as the Commission considers its recommendations for the changes to Chapter 25-2 (Zoning). Please feel free to contact Daniel Word at daniel.word@austintexas.gov or me at patricia.link@austintexas.gov with any questions or concerns. 1 of 1 17 C20-2024-014 - STR Modifications1 of 17 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 WORKING DRAFT AND SUBJECT TO CHANGE – 1/30/2025 ORDINANCE NO. AN ORDINANCE AMENDING CITY CODE SECTION 4-18-25 TO REMOVE REFERENCES TO SHORT-TERM RENTAL TYPES; AMENDING CITY CODE TITLE 4 TO ADD REGULATIONS FOR SHORT-TERM RENTAL OWNERS, OPERATORS, AND PLATFORMS; AND CREATING AN OFFENSE AND PENALTY. BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF AUSTIN: PART X. Subsection (F) of City Code Section 4-18-25 (Certification) is amended to read: § 4-18-25 CERTIFICATION. (F) For developments with one or more affordable units, the agreement required in Subsection (C) must, at a minimum: (1) (2) (3) (4) (5) (6) (7) (8) include the applicable affordability requirements; prohibit discrimination on the basis of an individual's source of income as defined in Section 5-1-13 (Definitions), require dispersion of affordable units throughout the residential units; require equal access and use of on-site amenities, common areas, and parking facilities; require shared access routes for affordable units and market-rate units; require that affordable units include interior components that are functionally equivalent to market-rate units; limit the use of an affordable unit as a [Type 2 or Type 3] short-term rental (STR); require the applicant to incorporate lease provisions that are consistent with a tenant's right to organize under 24 C.F.R. 245.100, the lease addendum required as a condition to receive City of Austin Housing Finance Corporation funds, or City Code requirement; and (9) address any obligations described in Division 2 (Redevelopment …
Regular Meeting of the Construction Advisory Committee Tuesday, February 11, 2025 10:00 AM – 11:30 AM One Texas Center – Directors Conference Room 505 Barton Springs Road, 13th Floor Austin, Texas If view online televised, you may the meeting the Construction Advisory Committee may be participating by at: Some members of videoconference. http://www.austintexas.gov/page/watch-atxn-live Public comment will be allowed in-person or remotely via telephone. Speakers may only register to speak on an item once either in-person or remotely and will be allowed up to three minutes to provide their comments. Registration no later than noon the day before the meeting is required for remote participation by telephone. To register to speak remotely, call or email Vanessa Ibanez at 512-974-1058 or vanessa.ibanez@austintexas.gov. CURRENT BOARD COMMISSIONERS: Lyn Nance-Hendricks, Chair Clint Chapman Ron Lord Jeffrey Musgrove Riley Drake, Vice Chair Michelle Dahlstrom Bianca Medina-Leal Calvin Williams AGENDA CALL TO ORDER PUBLIC COMMUNICATION: GENERAL The first five speakers signed up prior to the meeting being called to order will each be allowed a three-minute allotment to address their concerns regarding items not posted on the agenda. APPROVAL OF MINUTES 1. Approve the minutes of the Construction Advisory Committee Regular Meeting on January 14, 2025. STAFF BRIEFINGS 2. DISCUSSION ITEMS Staff briefing on Capital Delivery Services updates regarding active projects, monthly CIP spend, projects awarded and upcoming bid opportunities – Eric Bailey 3. Presentation regarding the Better Builder Program overview and updates – Daniela Silva and Inmer Carbajal Discuss Chair tenure 4. ADJOURNMENT The City of Austin is committed to compliance with the American with Disabilities Act. Reasonable modifications and equal access to communications will be provided upon request. Meeting locations are planned with wheelchair access. If requiring Sign Language Interpreters or alternative formats, please give notice at least 2 days (48 hours) before the meeting date. Please call Vanessa Ibanez with Capital Delivery Services Department, at 512-974-1058, for additional information; TTY users’ route through Relay Texas at 711. For more information on the Construction Advisory Committee, please contact Vanessa Ibanez at 512-974-1058
COMMUNITY DEVELOPMENT COMMISSION REGULAR MEETING DRAFT MINUTES JANUARY 14, 2025 The COMMUNITY DEVELOPMENT COMMISSION convened in a REGULAR MEETING on JANUARY 14, 2025, at City Hall Boards and Commissions Room 1101, 301 West 2nd Street, in Austin, Texas. Some members of the commission participated by video conference. Board Members/Commissioners in Attendance: Cheryl Thompson (Chair) Jose Noe Elias (Vice Chair) Jenny Achilles Bertha Delgado Tisha-Vonique Hood Cynthia Jaso Raul Longoria Michael Tolliver Julia Woods Board Members/Commissioners in Attendance Remotely: Julia Woods Bertha Delgado Tisha-Vonique Hood Board Members/Commissioners Absent: Nyeka Arnold Jo Anne Ortiz Gavin Porter Sr. Staff Members in Attendance Angel Zambrano Ed Blake Lorena Lopez Chavarin (remotely) Nefertitti Jackmon CALL TO ORDER Chair Thompson called the meeting to order at 6:39 PM with 9 members present. Commissioners Nyeka Arnold, Jo Anne Ortiz and Gavin Porter Sr. were absent. PUBLIC COMMUNICATION: GENERAL The first 10 speakers signed up prior to the meeting being called to order will each be allowed a three- minute allotment to address their concerns regarding items not posted on the agenda. Lisa Rodriguez and Zenobia Joseph addressed the board. APPROVAL OF MINUTES 1. Approve the November 12th, 2024, and December 10th, 2024, Community Development Commission meeting minutes. On Commissioner Longoria’s motion, Vice Chair Elias’s second, the November 12th, 2024, minutes were approved unanimously on an 8-0-0 vote. On Commissioner Longoria’s motion, Commissioner Delgado second, the December 10th, 2024, minutes were approved on an 7-1-0 vote. Commissioner Jaso abstained. DISCUSSION ITEMS 2. Presentation regarding the Community Services Block Grant (CSBG) activities and outcomes (Angel Zambrano, Manager, Neighborhood Services Unit, Austin Public Health). Angel Zambrano presented. 3. Presentation and discussion from Homeless Strategy Office on Cold Weather Preparation Plan 2024 (David Gray, Homeless Strategy Officer, Homeless Strategy Office). David Gray presented. 4. Presentation and update on the Housing Department's Legacy Program (Letitia Brown, Division Manager, Housing Department). Letitia Brown presented. 5. Presentation and discussion on the City of Austin’s Housing Department’s Fiscal Year 2023-2024 Consolidated Annual Performance Evaluation Report (CAPER) (Chase Clements, Financial Manager II, Housing Department and Rocio Pena-Martinez, Grants Program Manager, Housing Department.) The City of Austin is committed to compliance with the American with Disabilities Act. Reasonable modifications and equal access to communications will be provided upon request. Meeting locations are planned with wheelchair access. If requiring Sign Language Interpreters or alternative formats, please give notice by calling 512-974-1606 at least 2 days prior to the …
Community Services Block Grant 2024 Contract Programmatic/Financial Report February 11, 2025 The Community Services Block Grant funds the delivery of services to low income Texas residents in all 254 counties. These funds support a variety of direct services in addition to helping maintain the core administrative elements of community action agencies. For the City of Austin, the grant provides funding for the delivery of basic needs, case management, preventive health and employment support services through the City’s six (7) Neighborhood Centers and the two (2) Outreach Sites. Mission: The Neighborhood Services Unit improves the lives and health of people experiencing poverty by providing public health and social services and connecting residents of Austin and Travis County to community resources. ◼ Basic Needs (food, clothing, information and referral, notary services, transportation, car safety education and car seats, tax preparation, fans, Thanksgiving food baskets and other seasonal activities); ◼ Preventive Health (screenings for blood pressure, blood sugar including a1C, and cholesterol; pregnancy testing; health promotion presentations, coordination and participation in health fairs, immunizations, coordination of wellness activities, linkages to medical home providers and diabetes case management); ◼ Case Management (individual/family support counseling, advocacy, self-sufficiency case management, crisis intervention, linkages with employers, educational opportunities and training, and working with individuals on quality of life issues); ◼ Employment Support (intake, assessment and goal setting, job readiness training, job placement assistance, and job retention services) Expenditures Categories 2024 Contract Budget % of Total Cumulative Expenditures as of 12/31/24 Personnel Fringe Benefits Other Total $1,140,731.00 $575,610.67 $293,917.89 $19,550 $889,078.56 78% 1 4 4E 5 5B 5D 4C 4I 5A 5JJ 7A 7B 7D 7N Transition Out of Poverty Goal Goal Achieved TOP Individuals who transitioned out of poverty 43 47 Success Rate% 109% Austin Public Health Report on PY24 Community Action Plan MISSION: To prevent disease, promote health, and protect the well-being of our community. TOP 5 NEEDS: Housing; Health; Employment; Basic Needs; Education Report Date December 2024 FNPI Outcome Description Target #Enrolled #Achieved Success Rate % Housing Households who avoided eviction Health and Social/Behavioral Development Individuals who demonstrated improved physical health and well being Individuals who improved skills related to the adult role of parents/caregivers 800 10 50 1,216 1,216 #Enrolled #Achieved 46 95 Success Rate % 190% 152% 130% SRV 3O Service Description Tax Preparation Programs Number Served 356 A Year Ago 19 65 317 193 349 1,598 72,276 1,216 204 338 92,638 160 …
Water Forward 2024 Austin’s 100-Year Integrated Water Resource Plan 1 Marisa Flores Gonzalez Water Resources Team Supervisor February 11, 2025 Water Forward Water Forward is Austin’s 100-year integrated water resource plan, unanimously adopted by Council in November 2018. Water Forward identifies diverse and environmentally-conscious water management strategies to adapt to growth, drought, and climate change and ensure a sustainable, resilient, equitable, and affordable water future for our community. The first update to the Water Forward plan was unanimously adopted by Council in November 2024. Water Forward 2024 was created through a collaborative process led by Austin Water and involving the Water Forward Task Force, outside experts and consultants, and community stakeholders. 2 Austin’s Water Colorado River: • Combination of State-granted water rights & long-term contract with LCRA • Up to 325,000 acre-feet per year (afy) LCRA reservation & use fees pre-paid in 1999 • Additional use payments trigger when average for 2 consecutive years exceeds 201,000 afy Centralized Reclaimed System 3 Combined Storage Lakes Buchanan and Travis 4 WATER FORWARD One City One Water One Approach Environmental Sustainability & Climate Equity Affordability Reliability & Resiliency 5 Water Forward Guiding Principles Resiliency Inclusive approach + Community values Diverse strategies Equity + Affordability Protect the Colorado River Reduce operational risks Focus on local supplies 6 Planning for Uncertainty Population Growth Climate Change 7 Plan Development Projected water demands Developed climate and streamflow projections Modeled future supply needs Identified strategies 8 Equity Tasks Community Ambassadors Group (CAG) • Formed to help develop the Water Forward 2024 Equity and Affordability Roadmap and Tool • Membership of community volunteers reflecting diverse backgrounds Staff and CAG Equity Grounding Equity and Affordability Roadmap and Tool • Developed shared equity lens • Discussed historical context of institutional and structural racism • Framework to evaluate the distribution of benefits and burdens of plan implementation outcomes • Describes approaches for more equitable community engagement Equity and Affordability Framework Reliable Supply Accountable Affordable Protect Public Health Water Forward 2024 Objectives Objective Sub-Objective Maximize reliability and resiliency, minimize vulnerability Water Supply Benefits Maximize portfolio diversity Economic Benefits Maximize cost-effectiveness Equity Benefits Minimize impacts and maximize benefits of plan outcomes for marginalized communities Environmental Benefits Implementation Benefits Minimize ecosystem impacts Minimize net energy use Maximize water use efficiency Minimize water quality impacts Minimize implementation and operational risk Maximize water distribution and wastewater collection system resiliency Maximize …
AAUUSSTTIINN EEQQUUIITTYY OOVVEERRLLAAYY SSTTUUDDYY Community Development Commission February 11th, 2025 APD Urban Planning and Management, LLC. 45OF PLANNING years45 years OF PLANNING EXPERIENCE EXPERIENCE APD-U established in 1990 • • Minority-owned, family-operated firm based in Atlanta, GA • • • • • Over 45 years of national expertise on neighborhood planning, housing development, affordability policies, and equitable community development Proven track record of success in the management of acquisition, housing strategies, and neighborhood redevelopment projects with a focus on sustainable place-based redevelopment The perspective of a developer and knowledge of community-based organizations Community capacity building training and expertise Displacement risk mitigation expertise 2 Scope • The City would like to “study the feasibility, merits, and risks of applying an equity/anti-displacement overlay and the impacts that such an overlay could have on affordability, displacement, and property values should the City modify the proposed standards by geographic area and lowest income census tracts.” • Our approach is built upon: • Displacement Risk Analysis • Community feedback • Program Recommendations and Implementation 3 Deliverables Phase 1: Community Outreach and Engagement Phase 2: Policy/Program Study and Analysis Phase 3: Risk of Displacement Phase 4: Final Report • • • • Meeting notes from stakeholder interviews Public Engagement Matrix categorizing expressed concerns Summary of engagement findings Community Engagement Report Memo • • • • Peer City review findings report Summary of regulatory policies’ feasibility Previous plans and studies matrix SWOT assessment of financial impact on homeowners and renters • Risk of Displacement Analysis Presentation • Potential Participants in an Equity Overlay Program • Related Map Series • Final report summarizing findings from Phases 1-3, providing recommendations of potential programs/policies limiting, or revising, HOME applicability in study areas we find to be experiencing active, vulnerable, or chronic displacement risk Ongoing Ongoing Early stages Upcoming 4 Preliminary Findings Community Engagement Concerns from community members and engaged stakeholders about lack of community engagement in HOME development Stakeholder interviews with range of Austin residents, community organizers, CDC Commissioners, and professionals on both sides of HOME discussion • • • • I S G N D N I F N • O I T N E V R E T N I - U D P A Policy/Program Study and Analysis Confusion from community members and engaged stakeholders on HOME and general planning landscape Displacement Risk • Lack of current data around HOME’s impact on displacement risk for homeowners and …
From: Collier Gibson < Sent: Monday, February 10, 2025 11:56 AM To: Meredith, Maureen <Maureen.Meredith@austintexas.gov> Subject: RE: Case Number: NPA-2024-0019.01 Hi Maureen, I understand the meeting regarding the rezoning is happening tomorrow. I'd like to update my comment to the below given some additional details I've learned. Thank you for your assistance. --- Dear Austin Planning Commission, I am a resident of the neighborhood affected by the proposed rezoning and am writing to express my thoughts about the current proposal. I support the general concept of developing these vacant lots with the goal of increasing density in the neighborhood. I understand Austin does not have enough housing and these lots seems like a great opportunity to help with that. I have reservations about approving a rezoning request without some sort of development plan in place. As it was communicated to me by their agent, Victoria Haase, the current property owner is seeking this zoning change prior to selling the property, rather than having a specific development project planned. Further, they stated at the Hancock Neighborhood Association meeting that they were unwilling to spend the money to develop potential plans that would provide additional information about the development. The current zoning already permits townhouse development, which would appropriately increase urban density in the neighborhood. It also seems reasonable to convert the lot into some sort of mixed-use commercial/residential development and it was communicated on one of the meetings that such a development was possible. It appears that the current owner is hoping to change the zoning and sell the property for a higher price given it's new zoning potential. If the goal is to increase urban density in Austin, then it would seem more appropriate to me that the individual or entity willing to actually undertake development should benefit financially rather than someone merely flipping the land. I am not opposed to potentially re-zoning the property, but I believe the current circumstances are not the appropriate ones. Asking the developer to at least give a basic idea of what they would like to develop on the land prior to approving a zoning request would incentivize actual development of new housing stock rather than speculation and give neighborhood residents the opportunity to understand how the development might impact them. Thank you for your consideration. 06 and 07 NPA-2024-0019.01 and C14-2024-0121 - Red River; District 91 of 4 From: Kathy Macchi < Sent: …
February 7, 2025 Ms. Cynthia Hadri, Case Manager City of Austin Planning Department Permitting and Development Center (PDC) 6310 Wilhelmina Delco Drive Austin, TX 78752 RE: C14-2024-0137; Project Address: 1207 and 1209 S 1st St. (District 9) ITEM: Planning Commission Public Hearing: February 11. 2025 Currently Zoned: CS-MU-V-CO-ETOD-DBETOD-NP (General Commercial Services - Mixed Use - Vertical Mixed-Use Building-Conditional Overlay - Equitable Transit-Oriented Development - Density Bonus Equitable Transit Oriented Development-Neighborhood Plan). Hi Cynthia, I’m writing to voice my objection to granting the applicant’s request for a waiver. If this property cannot comply with the pedestrian-oriented ground-floor commercial space requirement due to site constraints, then I’m confused why they would have been granted ETOD zoning in the first place. I plan to attend the planning commission public hearing to voice my concerns and to object to the applicant’s request for a waiver of the pedestrian-oriented ground floor commercial space requirement for ETOD: • • Failure to Meet Key ETOD Principles: The property’s inability to provide pedestrian- oriented ground-floor commercial space undermines one of the fundamental objectives of ETOD zoning, which is to create active, transit-supportive streetscapes. Incompatibility with Intended Urban Form: Without an engaging ground-floor commercial presence, the property may fail to contribute to the walkable, mixed-use environment envisioned for ETOD areas, limiting its benefits to the surrounding community. • Reduced Economic and Social Activation: The absence of pedestrian-friendly • commercial space could result in a lack of vibrancy, lower foot traffic, and missed opportunities for small businesses that ETOD zoning is designed to encourage. Environmental and Floodplain Concerns: If bordering Bouldin Creek limits buildable space, the increased density and impervious cover allowances of ETOD zoning could create risks related to stormwater runoff, erosion, and flood mitigation challenges. • Unintended Precedent for Other Non-Compliant Sites: Granting ETOD zoning despite a failure to meet key requirements could create a precedent for other properties seeking similar exceptions, weakening the effectiveness and intent of the overlay. 12 C14-2024-0137 - 1207 S 1st Street; District 91 of 2 • Alternative Zoning May Be More Appropriate: Given the physical constraints of the site, a different zoning classification that allows for increased density without requiring commercial activation (e.g., a modified mixed-use or multifamily designation) may be a better fit. Equity and Planning Inconsistencies: Other properties with ETOD zoning will be required to meet the pedestrian-oriented ground-floor requirement. Granting an exception in this case could lead to inequitable …
Steering Committee Members: Stephen L. Amos, Chair Renae Alsobrook, Mark Ashby, Evelyn Fujimoto, Adrienne Goldsberry, Paula Hern, Nick Mehl, William Osborn, Charlie Rice, Paul Shattuck, Shawn Shillington, Erika Tatum, Meghan Yancy February 8, 2025 RE: Item 16 - 2024-128390 LM - 1114 West 5th Street Dear Chair Hempel and Planning Commissioners, The Old West Austin Neighborhood Association (OWANA) supports the continued operation of Sayers Street as an active thoroughfare. This will improve pedestrian safety by directing service and delivery vehicles away from the pedestrian-heavy areas of Sixth and Walsh Streets. Keeping Sayers Street open will enhance pedestrian access on West Sixth and Walsh Streets, supporting the City of Austin’s vision for walkable streets. It will also provide more street frontage, fostering a vibrant, pedestrian-oriented environment with activated sidewalks, cafes, and other public activities, without requiring large curb cuts for vehicle access, transformers, and trash pickup along sidewalks on Walsh Street. Sayers Street also provides necessary access for back-of-house operations such as deliveries, trash pickup, and transformer access, ensuring that these services do not interfere with pedestrian spaces on Walsh Street. Additionally, it allows for garage access for residents, reducing traffic on Walsh Street, which has lower volumes compared to West Fifth. The intersection of Sayers and Fifth Streets is a more practical and safer access point for service vehicles. Sixth Street is rapidly becoming a primary pedestrian corridor, and Walsh Street’s narrow dimensions make it unsuitable for service vehicle turns, which could block traffic flow. We respectfully request that the Planning Commission oppose the vacation of Sayers Street, as its continued use will provide a safer and more efficient route for service vehicles while benefiting the pedestrian experience on surrounding streets. The online City of Austin Utility Customer Care webpage for Utilities/Transportation and Public Works states as part of its mission to preserve and prioritize safety and mobility for all users. Thank you for your consideration. Sincerely, Stephen L. Amos, Chair Old West Austin Neighborhood Association 16 2024-128390 LM - 1114 W 5th Street; District 91 of 1
PLANNING COMMISSION REGULAR MEETING MINUTES TUESDAY, JANUARY 14, 2025 The Planning Commission convened in a regular meeting on Tuesday, January 14, 2025, at Austin City Hall, Council Chambers, Room 1001, 301 W. Second Street, in Austin, Texas. Chair Hempel called the Planning Commission meeting to order at 6:08 p.m. Board Members/Commissioners in Attendance: Claire Hempel Awais Azhar Greg Anderson Nadia Barrera-Ramirez Felicity Maxwell Casey Haney Danielle Skidmore Alice Woods Board Members/Commissioners in Attendance Remotely: Grayson Cox Adam Haynes Patrick Howard Alberta Phillips Board Members/Commissioners absent: Ryan Johnson Ex-Officio Members in Attendance: Jessica Cohen Ex-Officio Members absent: Candace Hunter 1 PUBLIC COMMUNICATION: GENERAL Philip Wiley: Representing the Downtown Austin Neighborhood Association/Downtown Plan Kickoff Bobby Levinski: Save our Spring Alliance/Mopac South Expansion APPROVAL OF MINUTES 1. Approve the minutes of the Zoning and Platting Commission regular meeting on December 17, 2025 The minutes from the meeting of December 17, 2025, were approved on the consent agenda on Vice Chair Azhar’s motion, Commissioner Skidmore’s second, on an 11-0 vote. Commissioner Haynes was off the dais. Commissioner Johnson was absent. PUBLIC HEARINGS 2. Plan Amendment: NPA-2024-0015.03 - Cherrylawn Rezoning; District 1 Location: 6102, 6106, and 6108 Cherrylawn Circle, Little Walnut Creek Watershed; East MLK Combined (Pecan Springs-Springdale) Neighborhood Planning Area Owner/Applicant: Cherrylawn Circle Trust dated March 11, 2023 Agent: Request: Staff Rec.: Staff: Husch Blackwell LLP (Nikelle Meade) Single Family to Mixed Use land use Withdrawn, no action required Maureen Meredith, 512-974-2695, maureen.meredith@austintexas.gov Planning Department This item was withdrawn, no action was taken. 3. Rezoning: Location: C14-2024-0122 - Cherrylawn Rezoning; District 1 6102, 6106, and 6108 Cherrylawn Circle, Little Walnut Creek Watershed; East MLK Combined (Pecan Springs-Springdale) Neighborhood Planning Area Owner/Applicant: Cherrylawn Circle Trust dated March 11, 2023 Agent: Request: Staff Rec.: Staff: Husch Blackwell LLP (Nikelle Meade) SF-3-NP to GO-MU-NP Withdrawn, no action required Jonathan Tomko, 512-974-1057, jonathan.tomko@austintexas.gov Planning Department This item was withdrawn, no action was taken. 2 Location: 4. Plan Amendment: NPA-2024-0008.02 - 2967 Manor Road Revision; Districts 1 and 9 2967 Manor Road, Boggy Creek and Tannehill Branch Watersheds; Rosewood Neighborhood Planning Area and MLK TOD Station Area Plan Owner/Applicant: 2967 Manor AGV, LLC Agent: Request: Staff Rec.: Staff: Thrower Design, LLC (Victoria Haase) Specific Regulating District to Mixed Use land use Staff postponement request to January 28, 2025 Maureen Meredith, 512-974-2695, maureen.meredith@austintexas.gov Planning Department The motion to approve Staff’s postponement request to January 28, 2025, was approved on the …
PLANNING COMMISSION REGULAR MEETING MINUTES TUESDAY, JANUARY 28, 2025 The Planning Commission convened in a regular meeting on Tuesday, January 28, 2025, at Austin City Hall, Council Chambers, Room 1001, 301 W. Second Street, in Austin, Texas. Chair Hempel called the Planning Commission meeting to order at 6:06 p.m. Board Members/Commissioners in Attendance: Claire Hempel Awais Azhar Ryan Johnson Felicity Maxwell Board Members/Commissioners in Attendance Remotely: Nadia Barrera-Ramirez Grayson Cox Casey Haney Patrick Howard Alberta Phillips Danielle Skidmore Board Members/Commissioners absent: Greg Anderson Adam Haynes Alice Woods Ex-Officio Members in Attendance: Jessica Cohen Ex-Officio Members absent: Candace Hunter 1 PUBLIC COMMUNICATION: GENERAL None. 1. APPROVAL OF MINUTES Approve the minutes of the Planning Commission regular meetings on January 14, 2025. The minutes from the meeting of January 14, 2025, were postponed to February 11, 2025, Planning Commission meeting on the consent agenda on Commissioner Johnson’s motion, Commissioner Maxwell’s second, on a 9-0 vote. Commissioners Haynes and Phillips were off the dais. Commissioners Anderson and Woods were absent. PUBLIC HEARINGS 2. Plan Amendment: NPA-2024-0012.01 - 1106 and 1110 East 30th Street; District 9 1106 and 1110 E. 30th Street, Waller Creek Watershed; Upper Boggy Creek Neighborhood Planning Area Location: Owner/Applicant: Tom E. Sapp Agent: Request: Staff Rec.: Staff: Shelby Johnson-Sapp Single Family to Mixed Use Applicant Request for Indefinite Postponement Maureen Meredith, 512-974-2695, maureen.meredith@austintexas.gov Planning Department The motion to approve the Applicant’s indefinite postponement request was approved on the consent agenda on Commissioner Johnson’s motion, Commissioner Maxwell’s second, on a 9-0 vote. Commissioners Haynes and Phillips were off the dais. Commissioners Anderson and Woods were absent. 3. Rezoning: Location: C14-2024-0048 - 1106 and 1110 East 30th Street; District 9 1106 and 1110 E. 30th Street, Waller Creek Watershed; Upper Boggy Creek Neighborhood Planning Area Owner/Applicant: Tom E. Sapp Agent: Request: Staff Rec.: Staff: Shelby Johnson-Sapp SF-3-NP to CS-MU-V-CO-NP Applicant Request for Indefinite Postponement Jonathan Tomko, 512-974-1057, jonathan.tomko@austintexas.gov Planning Department The motion to approve the Applicant’s indefinite postponement request was approved on the consent agenda on Commissioner Johnson’s motion, Commissioner Maxwell’s second, on a 9-0 vote. Commissioners Haynes and Phillips were off the dais. Commissioners Anderson and Woods were absent. 2 4. Plan Amendment: NPA-2024-0019.01 - Red River; District 9 Location: 4305, 4307, 4309 Red River Street, Boggy Creek Watershed; Central Austin Combined (Hancock) Neighborhood Plan Owner/Applicant: Sierra Halo, LLC Agent: Request: Staff Rec.: Staff: Thrower Design, LLC (Victoria Haase and Ron …
From: To: Cc: Subject: Date: D Larson Hempel, Claire - BC; Azhar, Awais - BC; Anderson, Greg - BC; Cohen, Jessica - BC; Johnson, Ryan - BC; Phillips, Alberta - BC; Cox, Grayson - BC; Ramirez, Nadia - BC; Maxwell, Felicity - BC; Woods, Alice - BC; Howard, Patrick - BC; Haynes, Adam - BC; Haney, Casey - BC; Skidmore, Danielle - BC Qadri, Zo; Muckelroy, Anna; Boudreaux, Marcelle Austin Planning Commission Case Nos. NPA-2024-0019.01 and C14-2024-0121 (4305, 4307 and 4309 Red River Street) Tuesday, February 11, 2025 10:53:33 AM External Email - Exercise Caution Honorable Chair Claire Hemple City of Austin Planning Commission As a 65-year resident of Austin and homeowner impacted by the rezoning of 4305, 4307, and 4309 Red River, I oppose the applicant’s requested rezoning. Given the brief time I have to speak, I submit this letter to address my objections. The assertion has been made that the Hancock Neighborhood portion of the Central Austin Combined Neighborhood Plan (“Plan”) supports the requested rezoning. See: https://www.austintexas.gov/sites/default/files/files/Housing_%26_Planning/Adopted%20Neighborhood%20Planning%20Areas/03_CentralAustinCombined/ca- combined-np.pdf The Hancock portion of CACNP contemplates mixed use, but that does not make the applicant’s request consistent with the Plan. Objection One The Plan is 20 years old. Much has happened in two decades. In 2004, Austin had about 690,000 residents. Now the population is close to 1,000,000, a 45% increase. The City’s ability to manage traffic has not caught up to the growth. Witness the several comments about traffic made from the dais on February 4, 2025. Other speakers have addressed the problems with the assertion that a traffic assessment supports the viability of the applicant’s request. A project in line with the applicant’s request would seriously impact the neighborhood. In 2004, developers were required to build projects that included adequate parking. The City Council did away with parking requirements in 2023. (In part because parking requirements adversely impacted developers’ profits. Deletion of required parking can adversely impact neighborhoods.) In 2004, neighborhood plan participants contemplating future growth had no idea that the Council would adopt DB90, which in this case would allow a building with an average roof height of 70’ feet in a neighborhood where actual roof peaks often do not exceed 25 feet. In the 20 years since the adoption of the Plan, Austin has grown dramatically, the City’s ability to manage traffic has not caught up, and the Council has adopted ordinances that dramatically raise potential …
From: Jackie Burniske Sent: Monday, February 10, 2025 7:57 PM To: Meredith, Maureen <Maureen.Meredith@austintexas.gov>; Boudreaux, Marcelle <Marcelle.Boudreaux@austintexas.gov>; Kirk Watson <campaign@kirkwatson.com>; Azhar, Awais - BC <BC-Awais.Azhar@austintexas.gov>; Hempel, Claire - BC <BC- Claire.Hempel@austintexas.gov>; Barge, Sara <sara.barge@austintexas.gov>; Phillips, Alberta - BC <BC-Alberta.Phillips@austintexas.gov>; Beeler, Melissa <Melissa.Beeler@austintexas.gov> Subject: Hancock Homeowner Opposition to Red River Development Greetings, I am writing in opposition to the Single Family to Neighborhood Mixed Use land use of 4305, 4307, 4309 Red River Street, on the Planning Committee Meeting agenda being held February 11, 2025. I am unable to attend the meeting and am submitting this opinion. 6) Plan Amendment: NPA-2024-0019.01 - Red River; District 9 Location: 4305, 4307, 4309 Red River Street, Boggy Creek Watershed; Central Austin Combined (Hancock) Neighborhood Plan Owner/Applicant: Sierra Halo, LLC Agent: Thrower Design, LLC (Victoria Haase and Ron Thrower) Request: Single Family to Neighborhood Mixed Use land use Staff Rec.: Recommended Staff: Maureen Meredith, 512-974-2695, maureen.meredith@austintexas.gov Planning Department 7. Rezoning: C14-2024-0121 - Red River; District 9 Location: 4305, 4307, 4309 Red River Street, Boggy Creek Watershed; Central Austin Combined (Hancock) Neighborhood Planning Area Owner/Applicant: Sierra Halo, LLC (C. Copeland) Agent: Thrower Design, LLC (Victoria Haase) Request: SF-3-CO-NP to LR-MU-DB90-NP Staff Rec.: Staff recommends LR-MU-V-CO-NP Staff: Marcelle Boudreaux, 512-974-8094, marcelle.boudreaux@austintexas.gov Planning Department I live at 800 East 44th St and I am a home owner at this address since 2012. STAFF RECOMMENDATION: Staff supports the applicant’s request for Neighborhood Mixed Use land use. BASIS FOR STAFF’S RECOMMENDATION: Staff supports the applicant’s request for Neighborhood Mixed Use land use because the property is located on Red River Street which has a mix of land uses. The property is near public transportation and could provide additional housing units for the City. I am in opposition to the rezoning of the 3 small houses on Red River to 7 stories mixed use. 70 feet is more than double any building in the area, and there is no parking for this development. The current owner is hoping to rezone the property without a specific plan. City staff is approving the plan, stating the development would provide additional housing. The owner of the property 06 and 07 NPA-2024-0019.01 and C14-2024-0121 - Red River; District 91 of 2 does not have a plan for the property, so we don’t know that it will be housing. The owner plans to sell the property once it is rezoned, at a higher price to someone …
From: To: Cc: Subject: Date: Kathy Macchi Hempel, Claire - BC Boudreaux, Marcelle Planning Commission Case Nos. NPA-2024-0019.01 and C14-2024-0121 (4305-4309 Red River) Monday, February 10, 2025 12:06:06 AM Some people who received this message don't often get email from important . Learn why this is External Email - Exercise Caution Honorable Claire Hempel, Chair, Planning Commission, City of Austin Dear Chair Hempel, I live on East 44th Street between Bennett Avenue and Red River, and I am writing to express my opposition to the zoning changes requested for 4305, 4307, and 4309 Red River Street. While I strongly support adding more housing—especially affordable housing—Austin needs to grow in a way that benefits everyone, not just developers looking for a quick profit. The reality is that the property owner bought the land knowing its zoning restrictions. If they’re now asking for a change, it should be to create something reasonable that fits the neighborhood—not to maximize profit at the expense of the community. The city’s job isn’t to ensure an investor gets a massive return, but to ensure development makes sense for the people who actually live here. The Right Kind of Development A 30-foot height mixed-use or single-family option with additional dwelling units or multi-family would be the best way forward. This would allow for more housing while keeping buildings in scale with the rest of the neighborhood, preventing an oversized structure from dominating the area and worsening traffic and parking issues. Note: I know the city wants more mixed use but this piece of land is one block from Hancock Shopping Center and a 5-min walk from the Hyde Park/Duval Shopping Center. I’m not sure what business would want to open there when all the shopping is happening in one of those two major commercial centers. More housing, though, is needed so it would be a good use of the land. Concerns with the Proposed Changes Excessive Height & Scale: Most homes in our neighborhood are single-story, with a few two-story houses that stay within the 30-foot height limit. The applicant’s request for a DB90 density bonus would allow a 70-foot building —more than twice as tall as anything else and four times taller than most homes. Nothing that size exists here, and it would overshadow surrounding properties. That alone is reason enough to reject this request. Even the 40-foot height allowed under the Planning Department’s recommendation would …
