C20-2025-010 Central Business District Amendments Codes and Ordinances Joint Committee Alan Pani, Principal Planner Content Background Proposed Changes Next Steps Background Texas Senate Bill 840 Texas SB 840 went into effect on September 1. – Allows for multifamily or mixed-use in any commercial zone Under SB 840, multifamily and mixed-use residential developments in commercial zones will, by right, be able to: – Reach a height that is the greater of 45 feet or the height that applies to commercial uses for the site. – Reach a density of up to 54 units per acre. – Include setbacks that are the lesser of 25 feet or the setbacks imposed on commercial uses. – Develop unlimited floor-to-area ratio (FAR). 4 Central Business District Central Business District (CBD) is the designation for an office, commercial, residential, or civic use located in the downtown area CBD currently regulates development based on floor-area ratio (FAR) – Currently, the allowed FAR is 8:1 There is no maximum building height under CBD As of September 1, the City can no longer regulate FAR in developments utilizing Senate Bill 840 CBD 5 Downtown Density Bonus Produces highest density/heights in our city and produces the most affordable housing fees-in-lieu for the City CBD and Downtown Mixed Use (DMU) zoning today: – CBD zoning does not have a height limit but has FAR limit of 8:1. – DMU zoning has height limit of 120’ and FAR limit of 5:1. DDB allows for developments to go above their base entitlements – Additional entitlements are mapped, but in general, DDB can increase CBD and DMU sites: – Up to 25:1 FAR – Up to unlimited height 6 Proposed Changes CBD Median Height Equivalent Staff analyzed the median and average height for sites participating in the Downtown Density Bonus to find the height equivalent for 8:1 FAR Site Area (acres) Floors with 8:1 FAR* Height with 8:1 FAR* (feet) Density Bonus Sites CBD Median CBD Average 0.55 0.72 *8:1 FAR equivalent for developed sites. 16 18 207 233 8 9 10 Proposed Changes to CBD Create a new maximum base height of 350 feet for the Central Business District. – 350 feet follows the trend toward taller buildings in Downtown to help support development and growth in the city center. – The height limit will address the effects of the removal of …
C20-2025-010 ORDINANCE AMENDMENT REVIEW SHEET Amendment: C20-2025-010 Central Business District Amendments Description: Amend City Code Title 25 (Land Development) to establish a base height limit within the Central Business District (CBD) zoning district and update the Downtown Density Bonus (DDB) and Rainey Street Subdistrict to incorporate the CBD base height limit into the DDB program. Background: This amendment is in response to the State of Texas’ Senate Bill 840 (SB 840), which went into effect on September 1, 2025. This legislation addresses how cities of a specific size regulate mixed-use and multifamily development projects, as well as the conversion of certain commercial buildings into mixed-use and multifamily residential occupancy. SB 840 allows multifamily or mixed-use development in any commercial zone and specifies how cities can regulate multifamily and mixed-use developments. Under SB 840, multifamily and mixed-use residential developments in commercial zones will, by right, be able to: • Reach a height that is the greater of 45 feet or the height that applies to commercial uses for the site. • Reach a density of up to 54 units per acre. • Include setbacks that are the lesser of 25 feet or the setbacks imposed on commercial uses. • Develop unlimited floor-to-area ratio (FAR). The Central Business District (CBD) zone applies to certain sites within downtown Austin and allows a variety of uses including office, commercial, residential, or civic use. The site development regulations applicable to a CBD use are designed to, amongst other things, promote the downtown area as a vital commercial retail area; ensure that a CBD use is compatible with the cultural, commercial, historical, and governmental significance of downtown; enhance existing structures, historic features, and circulation patterns in the downtown area; and, consider significant natural features and topography in the downtown area. C20-2025-010 CBD CBD zoning regulates development via floor-to-area ratio (FAR) and does not state a maximum building height. The allowed FAR for CBD is eight to one. Downtown development that proposes to exceed the allowed FAR or the maximum height allowed under the site's primary entitlements may participate in the Downtown Density Bonus (DDB) program to receive additional entitlements in exchange for specified community benefits. Austin Planning has analyzed developments that have been built under CBD zoning to estimate what heights the current 8:1 FAR has resulted in. Density Bonus Sites * Base floor and height with 8:1 FAR equivalent for developed sites. CBD Median CBD …
Case Number Name Description Initiated By Resolution Stage Status Lead Department Sub Department Active Code Amendment Cases September 2025 N/A Crestview TOD Update Amend the Lamar Blvd./Justin Lane “Crestview” TOD Station Area Plan and regulating plan to match the height limits achievable with a density bonus in Phase 1 of the ETOD Overlay and align the density bonus program to match other elements of Phase 1 of the ETOD Overlay if recommended. C20-2025-014 TOD Updates/Rezonings Update regulations within the 3 existing TOD boundaries C20-2025-013 New Zoning Districts (Plaza Saltillo, MLK, and N. Lamar / Justin Blvd.) to align with ETOD Policy Plan and other recent code amendments such as parking modifications, ETOD Overlay Phase 1, etc. Identifies gaps in base zones and proposes new zones to fill those gaps, including missing middle and mixed-use transit- supportive base zones that could be used going forward in addition to or instead of the current slate of residential, office, and commercial base zones. City Council 20240321-034 Development and Engagement Will be addressed by TOD Updates/Rezonings. Austin Planning Development and Engagement Anticipating review and adoption by September 2027. Austin Planning City Council 20230720-126 Initiation Anticipating initiation in February 2026 and review and adoption by December 2026. Austin Planning C20-2025-011 SB 840 Related Updates to 25-2 Amend City Code Title 25 (Land Development) to update zoning regulations to address SB 840 changes. C20-2025-010 CBD Amendments Amend City Code Title 25 (Land Development) to establish a base height limit within the Central Business District (CBD) zoning district. SB 840 SB 840 Development and Engagement Anticipating review and adoption by February 2026. Austin Planning Development and Engagement Anticipating review and adoption by October 2025. Austin Planning C20-2025-009 Parkland Drainage Easement Amend City Code Title 25 (Land Development) to allow an administrative variance for a development on parkland owned by the City of Austin. Planning Commission Development and Engagement C20-2025-004 Life Science Land Use Amend City Code Title 25 (Land Development) to establish a life science land use and regulations allowing a property to be used for life science in commercial and industrial zoning districts. City Council 20250327-063 Development and Engagement In Process - ➡ COJC 11/12/2025 ➡ Planning Commission 12/9/2025 ➡ City Council 01/2026 TBD Timeline to be determined. Austin Watershed Protection Austin Planning 1/5 8/25/2025 2:22:24 PM C20-2025-002 DB90 Fee-in-Lieu C20-2024-022 Density Bonus for Commercial Highway & Industrial Zones (DB240) Amend City Code Title 25 (Land …
SCHEDULE OF ACTIVE CODE AMENDMENTS SEPTEMBER 2025 2025 2026 SEP OCT NOV DEC JAN FEB MAR APR MAY JUN JUL AUG SEP OCT NOV DEC JAN FEB MAR APR MAY 2027 JUL JUN AUG SEP OCT NOV DEC LEAD CASE NO. CODE AMENDMENT AP C20-2025-010 CBD AMENDMENTS AWP C20-2025-009 PARKLAND DRAINAGE EASEMENT AP N/A NEW ZONING DISTRICTS STUDY AP C20-2025-011 SB 840 RELATED UPDATES TO 25-2 AP C20-2024-004 ETOD OVERLAY (PH 2) + CITYWIDE DENSITY BONUS AP C20-2024-003 EAST RIVERSIDE CORRIDOR REG. PLAN UPDATE AP C20-2025-013 NEW ZONING DISTRICTS AP C20-2024-018 DDB/DOWNTOWN AMENDMENTS AP C20-2025-014 TOD UPDATES/REZONINGS STAFF RECOMMENDS ADDRESSING THESE ITEMS THROUGH MORE COMPREHENSIVE CODE AMENDMENTS CHART KEY LEAD DEPARTMENT C20-2018-004 MIRRORED GLASS C20-2023-031 FRONT OR SIDE YARD PARKING FILING DEADLINES C20-2023-032 MOBILE FOOD ESTABLISHMENT FILING DEADLINES C20-2023-036 TENANT NOTIFICATION AND RELOCATION PH 2 TIMELINES TO BE DETERMINED AP AWP C20-2022-025 GREENFIELD DRAINAGE FOR REDEVELOPED SITES ADS C20-2023-003 SUBSTANDARD LOTS AP C20-2023-023 NOTIFICATION MODIFICATION AP AP AP AP C20-2024-002 NBG REG. PLAN (SIGNAGE) AP C20-2024-010 UNO UPDATE AP C20-2024-012 NBG REG. PLAN (BONUS PROGRAM) ADS C20-2024-013 ARTICLE 9 LANDSCAPING ADS C20-2024-015 TREE PRESERVATION & PLANTING REQUIREMENTS AP C20-2024-020 PRESERVATION BONUS UPDATE PHASE 2 AP C20-2025-004 LIFE SCIENCE LAND USE SUSPENDED/INDEFINITELY POSTPONED AP C20-2022-003 SOUTH CENTRAL WATERFRONT COMB. DIS. & DB ATPW C20-2023-040 ELIMINATE MIN. PARKING REQUIREMENTS PH 2 AP C20-2024-017 PLANNED DEVELOPMENT AREA 2 (PDA2) AP C20-2024-022 DB FOR COMMERCIAL HWY & INDUSTRIAL (DB240) ADDRESS BY CITYWIDE DENSITY BONUS: C20-2023-007 TOWN ZONING AP AP C20-2025-002 DB90 FEE-IN-LIEU C20-2022-018 NOXIOUS LAND USES ADDRESS BY NEW ZONING DISTRICTS: AP AP N/A AP C20-2023-016 SINGLE FAMILY OWNERSHIP BONUS PROGRAM HOME FUTURE PHASES ADDRESS BY UNO UPDATE: AP C20-2024-005 UNO HEIGHT RESTRICTIONS ADDRESS BY DDB/DOWNTOWN AMENDMENTS: AP C20-2024-008 DOWNTOWN PARKING MODIFICATIONS PH 2 ADDRESS BY TOD UPDATES/REZONINGS: AP N/A CRESTVIEW UPDATE Note: Schedule presented is subject to change based on future changes to priorities, resources, commission and community bandwidth, and additional analysis related to the complexity of particular amendments. Version Date: 8/27/2025 ADS AUSTIN DEVELOPMENT SERVICES AP AUSTIN PLANNING ATPW AUSTIN TRANSPORTATION AND PUBLIC WORKS AWP AUSTIN WATERSHED PROTECTION LAND DEVELOPMENT CODE AMENDMENT PROCESS INITIATION DEVELOPMENT AND/OR ENGAGEMENT REVIEW AND/OR ADOPTION AMENDMENTS WITH SCHEDULED REVIEW & ADOPTION DATES DATES FOR REVIEW & ADOPTION PLANNING COMMISSION CITY COUNCIL CODES AND ORDINANCES JOINT COMMITTEE OTHER ICONS SUBSTANTIAL BENEFIT TO HOUSING CAPACITY OR COST N/A NO CASE NUMBER TBD TO BE DETERMINED
REGULAR MEETING OF THE JOINT INCLUSION COMMITTEE WEDNESDAY, SEPTEMBER 24, 2025 AT 3:00 PM. AUSTIN CITY HALL, BOARDS & COMMISSIONS ROOM 1101 301 W 2ND ST. AUSTIN, TEXAS Some members of the Joint Inclusion Committee may be participating by videoconference. 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, contact Ryan Sperling, 512-974- 3568, ryan.sperling@austintexas.gov CURRENT COMMITTEE MEMBERS: Primary Representative: Alternate Representative: Justin Parsons Alexandria Anderson Nirali J Thakkar Nayer Sikder Member Commission: African American Resource Advisory Commission Asian American Quality of Life Advisory Commission Commission for Women Commission on Aging Diana Melendez Richard Bondi (Vice Chair) Commission on Immigrant Affairs Miriam Dorantes Commission on Veterans Affairs Bryce F Laake-Stanfield Early Childhood Council Hispanic/Latino Quality of Life Resource Advisory Commission Human Rights Commission LGBTQ Quality of Life Advisory Commission Mayor’s Committee for People with Disabilities Alice Navarro Amanda Afifi (Chair) VACANT Jerry Joe Benson Lisa Chang AGENDA CALL TO ORDER PUBLIC COMMUNICATION: GENERAL Becky Bullard Teresa Ferguson Diane Kanawati Christopher Wilson Andrea McIllwain Daniela Silva Muneeb "Meebs" Aslam Katie Coyne Conor H. Kelly The first ten 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 Joint Inclusion Committee regular meeting on August 27, 2025. DISCUSSION ITEMS 2. 3. 4. 5. 6. Discussion regarding the potential to change the commission’s meeting time and dates in 2026. Discussion on the progress of the Public Safety Commission changes to allow for Quality-of-Life Commissions to attend and participate. Discussion regarding the potential to create a Secretary position on the commission. Discussion regarding best practices for agenda finalization meetings. Discussion regarding potential dates for virtual input sessions in October and November. DISCUSSION AND ACTION ITEMS 7. 8. 9. Approve the formation of a working group to explore the structure of the Equity Office as an independent office and establishing the Human Rights Division as an independent office. Approve the formation of a working group to provide feedback on the City’s digital access program. Approve the formation of …
REGULAR CALLED MEETING of the ETHICS REVIEW COMMISSION SEPTEMBER 24, 2025 at 6:00 P.M. AUSTIN CITY HALL, BOARDS & COMMISSIONS ROOM, #1101 301 W 2ND STREET AUSTIN, TEXAS 78701 Some members of the Ethics Review Commission may be participating by videoconference. The meeting may be viewed online at: http://www.austintexas.gov/page/watch-atxn-live Public Speakers: Public comment will be allowed in-person or remotely via telephone. Speakers may only register to speak once, either in-person or remotely, and will be allowed up to three minutes to provide their comments. If participating remotely by telephone, a speaker must register no later than noon the day before the meeting. To register to speak remotely, contact Lizette Benitez at (512) 974-2915 or lizette.benitez@austintexas.gov. CURRENT COMMISSIONERS: Chair William Ross Pumfrey Patrick Keel District 5 – Vacancy Haksoon Andrea Low Wallace Lundgren Brian McGiverin Jordan Preddy Luis Figueroa William King Vice-Chair Brittany Sharkey Secretary Adam Materne AGENDA CALL TO ORDER PUBLIC COMMUNICATION: GENERAL There is no limit on the number of speakers who may speak on agenda items. There is a limit on the number of speakers who may speak on items not posted on the agenda—only the first ten speakers who register prior to the meeting being called to order will be allowed a three-minute allotment to address non-agenda items. For more information on public communication, please see the “Notice Regarding Public Communication” at the end of this agenda. APPROVAL OF MINUTES 1. Approve amendments to the minutes of the Ethics Review Commission Regular meeting on June 25, 2025. 1 2. Approve the minutes of the Ethics Review Commission Regular meeting on August 28, 2025. EXECUTIVE SESSION The Ethics Review Commission may announce it will go into Executive Session pursuant to Chapter 551.071 of the Texas Government Code to receive advice from legal counsel on any matter listed in this agenda. BRIEFINGS 3. 4. Briefing from Executive Liaison, Caroline Webster, on a draft ordinance proposing amendments to City Code Sections 2-7-27 (Limit on the Commission’s Jurisdiction) and 2-7-71 (Definitions). Staff briefing from Staff Liaison, Lizette Benitez, on established Ethics Review Commission working groups. DISCUSSION AND ACTION ITEMS Consideration, discussion, and potential action regarding: 5. 6. 7. 8. 9. Set and adopt the Ethics Review Commission regular meeting calendar for 2026. Discussion and possible approval of a draft ordinance proposing amendment to City Code Sections 2-7-27 (Limit on the Commission’s Jurisdiction) and 2-7-71 (Definitions), with representatives from the City Auditor’s …
SB 840 Codes and Ordinances Joint Committee September 24, 2025 Agenda SB 840 Overview Impacts of SB 840 Next Steps SB 840 Overview SB 840 Summary Allows by-right mixed-use or multifamily in all zoning districts that allow non-residential uses (excluding zones with heavy industrial). Sets minimum standards for height, density, and maximum setbacks for multifamily and mixed-use developments in commercial zones. Exempts residential conversions of existing commercial or office buildings from impact fees and other city requirements. Effective Date: September 1, 2025. SB 840 Applicability: Residential By Right Allows residential by-right on any property where mixed-use, office, commercial, retail, or warehouse uses are currently allowed in the zoning district. Does not apply to: – Zones that allow a heavy industrial use – Properties within 1,000 ft. of a heavy industrial use or development site or within 3,000 ft. of an airport or military base – An area designated by a city as “a clear zone or accident potential zone” SB 840 Applicability: Residential By Right (cont.) Residential is allowed by right in the following zoning districts in Austin: – All office base zones: – Neighborhood Office (NO), Limited Office (LO), General Office (GO) – All commercial base zones: – Community Recreation (CR), Neighborhood Commercial (LR), Community Commercial (GR), Lake Commercial (L), Central Business District (CBD), Downtown Mixed-Use (DMU), Warehouse/Limited Office (W/LO), Commercial Services (CS), Commercial Highway (CH) – Special purpose base zones: – Agriculture (AG), Planned Unit Development (PUDs)* – Industrial base zones: – Research & Development (R&D)* – Regulating plans: – Lamar/Justin, Plaza Saltillo, MLK, East Riverside Corridor, North Burnet/Gateway Regulating Plans *Applicable to properties with PUD and R&D zoning that allow commercial uses & prohibit heavy industrial uses SB 840 Applicability: New Minimum Entitlements Bill sets new minimum entitlements for “mixed-use residential” and “multifamily residential” development, for sites where SB 840 applies. – Mixed-Use Residential = any site in which the residential uses are at least 65% of the development’s total square footage. – Multifamily Residential = any site for 3 or more dwelling units within one or more buildings. New Minimum Entitlements Under SB 840 Density: – Cities must allow the greater of 36 units per acre or the highest residential density currently allowed in the city. This is 54 units per acre in Austin. – Cannot restrict floor-area-ratio (FAR) Height: – Cities must allow the greater …
JOINT INCLUSION COMMITTEE REGULAR/SPECIAL CALLED MEETING MINUTES WEDNESDAY, MONTH DATE, YEAR The Joint Inclusion Committee convened in a REGULAR/SPEICAL CALLED meeting on Wednesday, MOTH, YEAR, at City Hall, 301 W 2nd St. in Austin, Texas. Chair NAME called the Joint Inclusion Meeting to order at 3:04 p.m. Commissioners in Attendance: Amanda Afifi (Chair) Richard Bondi (Vice Chair) Alexandria Anderson Bryce Laake-Stanfield Commissioners in Attendance Remotely: Lisa Chang Miriam Dorantes Diana Melendez Alive Navarro Nirali Thakkar PUBLIC COMMUNICATION: GENERAL Marisa Luisa Guiterrez – Language Access Hector Ordaz – Language Access APPROVAL OF MINUTES 1. Approve the minutes of the Joint Inclusion Committee regular meeting on June 25, 2025. Items 1 and 2 were taken up at the same time. The minutes of the June 25, 2025 meeting were approved on Commissioner Laake- Stanfield’s motion, Commissioner Chang’s second on a 9-0 vote. Commissioner Benson was off the dais. Approve the minutes of the Joint Inclusion Committee regular meeting on July 23, 2025. 2. 1 The minutes of the July 23, 2025 meeting were approved on Commissioner Laake- Stanfield’s motion, Commissioner Chang’s second on a 9-0 vote. Commissioner Benson was off the dais. DISCUSSION ITEMS 3. 4. Discussion regarding accessibility frameworks, community needs, and usage of the City of Austin digital products. Presentation by Luisa Apolaya Torres, Sr. Service Designer, Communications & Technology Management Department. The presentation was made by Luisa Apolaya Torres, Sr. Service Designer, Communications & Technology Management Department. Discussion regarding the potential to create a secretary or parliamentarian officer role on the commission. Discussed. DISCUSSION AND ACTION ITEMS 5. 6. 7. Approve a recommendation to Council supporting an independent equity office. Discussion was held. No action was taken. Approve the formation of a working group to finalize a recommendation regarding a revamp of Austin Police Department’s Office of the Community Liaison. The motion to approve the formation of a working group to finalize a recommendation regarding a revamp of Austin Police Department’s Office of the Community Liaison was approved on Commissioner Chang’s motion, Commissioner Laake-Stanfield’s second on a 10-0 vote. Working group members: Vice Chair Bondi, Commissioners Benson, Chang, and Laake-Stanfield. Approve the formation of a working group to provide budget recommendations for the City of Austin’s FY2026-27 budget. The motion to approve the formation of a working group to provide budget recommendations for the City of Austin’s FY2026-27 budget was approved on Commissioner Anderson’s motion, Commissioner Chang’s second on …
JOINT INCLUSION COMMITTEE REGULAR MEETING MINUTES WEDNESDAY, AUGUST 27, 2025 The Joint Inclusion Committee convened in a regular meeting on Wednesday, August 27, 2025 at City Hall, 301 W 2nd St. in Austin, Texas. Chair Afifi called the Joint Inclusion Meeting to order at 3:04 p.m. Commissioners in Attendance: Amanda Afifi (Chair) Richard Bondi (Vice Chair) Alexandria Anderson Bryce Laake-Stanfield Commissioners in Attendance Remotely: Lisa Chang Miriam Dorantes Diana Melendez Alive Navarro Nirali Thakkar PUBLIC COMMUNICATION: GENERAL Marisa Luisa Guiterrez – Language Access Hector Ordaz – Language Access APPROVAL OF MINUTES 1. Approve the minutes of the Joint Inclusion Committee regular meeting on June 25, 2025. Items 1 and 2 were taken up at the same time. The minutes of the June 25, 2025 meeting were approved on Commissioner Laake- Stanfield’s motion, Commissioner Chang’s second on a 9-0 vote. Commissioner Benson was off the dais. Approve the minutes of the Joint Inclusion Committee regular meeting on July 23, 2025. 2. 1 The minutes of the July 23, 2025 meeting were approved on Commissioner Laake- Stanfield’s motion, Commissioner Chang’s second on a 9-0 vote. Commissioner Benson was off the dais. DISCUSSION ITEMS 3. 4. Discussion regarding accessibility frameworks, community needs, and usage of the City of Austin digital products. Presentation by Luisa Apolaya Torres, Sr. Service Designer, Communications & Technology Management Department. The presentation was made by Luisa Apolaya Torres, Sr. Service Designer, Communications & Technology Management Department. Discussion regarding the potential to create a secretary or parliamentarian officer role on the commission. Discussed. DISCUSSION AND ACTION ITEMS 5. 6. 7. Approve a recommendation to Council supporting an independent equity office. Discussion was held. No action was taken. Approve the formation of a working group to finalize a recommendation regarding a revamp of Austin Police Department’s Office of the Community Liaison. The motion to approve the formation of a working group to finalize a recommendation regarding a revamp of Austin Police Department’s Office of the Community Liaison was approved on Commissioner Chang’s motion, Commissioner Laake-Stanfield’s second on a 10-0 vote. Working group members: Vice Chair Bondi, Commissioners Benson, Chang, and Laake-Stanfield. Approve the formation of a working group to provide budget recommendations for the City of Austin’s FY2026-27 budget. The motion to approve the formation of a working group to provide budget recommendations for the City of Austin’s FY2026-27 budget was approved on Commissioner Anderson’s motion, Commissioner Chang’s second on a …
JOINT INCLUSION COMMITTEE REGULAR MEETING MINUTES WEDNESDAY, SEPTEMBER 24, 2025 The Joint Inclusion Committee convened in a regular meeting on Wednesday, September 24, 2025, at City Hall, 301 W 2nd St. in Austin, Texas. Vice Chair Bondi called the Joint Inclusion Meeting to order at 3:07 p.m. Commissioners in Attendance: Richard Bondi (Vice Chair) Diane Kanawati Justin Parsons Commissioners in Attendance Remotely: Jerry Joe Benson Nayer Sikder Andrea McIllwain PUBLIC COMMUNICATION: GENERAL Luis Ordaz – ACME/Artist Access Program/Health Issues Hector Ordaz – ACME/Artist Access Program/Health Issues APPROVAL OF MINUTES 1. Approve the minutes of the Joint Inclusion Committee regular meeting on August 27, 2025. The minutes of the August 27, 2025 meeting were approved on Alternate Member McIllwain’s motion, Committee Member Benson’s second on a 6-0 vote. Committee members Afifi, Chang, Dorantes, Laake-Stanfield, Melendez, and Navarro were absent. DISCUSSION ITEMS 2. Discussion regarding the potential to change the commission’s meeting time and dates in 2026. Discussed. 1 3. Discussion on the progress of the Public Safety Commission changes to allow for Quality- of-Life Commissions to attend and participate. Discussed. 4. Discussion regarding the potential to create a Secretary position on the commission. Discussed. 5. Discussion regarding best practices for agenda finalization meetings. Discussed. 6. Discussion regarding potential dates for virtual input sessions in October and November. Discussed. DISCUSSION AND ACTION ITEMS 7. Approve the formation of a working group to explore the structure of the Equity Office as an independent office and establishing the Human Rights Division as an independent office. The motion to approve the formation of a working group to explore the structure of the Equity Office as an independent office and establishing the Human Rights Division as an independent office was approved on Alternate Member Kanawati’s motion, Committee Member Parsons’ second on a 6-0 vote. Committee members Afifi, Chang, Dorantes, Laake-Stanfield, Melendez, and Navarro were absent. The motion to approve Committee Members Benson, Boni, Parsons, and Kanawati as members of the working group was approved on Alternate Member McIllwain’s motion, Alternate Member Sikder’s second on a 6-0 vote. Committee members Afifi, Chang, Dorantes, Laake-Stanfield, Melendez, and Navarro were absent. 8. Approve the formation of a working group to provide feedback on the City’s digital access program. The motion to approve the formation of a working group to provide feedback on the City’s digital access program was approved on Alternate Member Kanawati’s motion, Committee Member Parson’s second on …
REGULAR MEETING of the PLANNING COMMISSION TUESDAY, SEPTEMBER 23, 2025, 6:00 PM AUSTIN CITY HALL, COUNCIL CHAMBERS, ROOM 1001 301 WEST 2ND STREET AUSTIN, TEXAS Some members of the Planning Commission may be participating by videoconference. The meeting may be viewed online at: 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. Registration no later than 2 PM the day of the meeting is required for remote participation by telephone. For more information on public comment, please see the agenda section “Speaker Registration.” Please contact Ella Garcia, Staff Liaison, for questions regarding speaker registration at LandUseLiaison@austintexas.gov or by phone at 512-978-0821. CURRENT COMMISSIONERS: Alice Woods, Chair (District 2) Casey Haney, Vice Chair (Mayor’s Representative) Felicity Maxwell, Secretary (District 5) Imad Ahmed, Parliamentarian (District 6) Anna Lan (Mayor’s Representative) Vacant (Mayor’s Representative) Patrick Howard (District 1) EX-OFFICIO MEMBERS: Nadia Barrera-Ramirez (District 3) Brian Bedrosian (District 4) Adam Powell (District 7) Peter Breton (District 8) Danielle Skidmore (District 9) Joshua Hiller (District 10) Jessica Cohen, Chair of Board of Adjustment TC Broadnax, City Manager Candace Hunter, A.I.S.D. Board of Trustees Richard Mendoza, Director of Transportation and Public Works EXECUTIVE SESSION (No public discussion) The Planning Commission will announce it will go into Executive Session, if necessary, according to Chapter 551 of the Texas Government Code, to receive advice from Legal Counsel on matters specifically listed on the agenda. The Commission may not conduct a closed meeting without the approval of the city attorney. Private Consultation with Attorney – Section 551.071. Staff Liaison: Ella Garcia, 512-978-0821 Attorney: AJ Urteaga, 512-974-2386 AGENDA CALL TO ORDER PUBLIC COMMUNICATION: GENERAL The first four 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 Planning Commission regular meeting on Tuesday, September 9, 2025 and the revised minutes of the Planning Commission regular meeting on Tuesday, August 26, 2025. PUBLIC HEARINGS 2. Plan Amendment: NPA-2024-0016.05 - Shady Lane; District 3 Location: 500 Shady Lane, Colorado River Watershed; Govalle/Johnston Terrace Neighborhood Planning Area (Govalle) Owner/Applicant: Shady Lane at 5th & 7th, LLC Agent: Request: Staff Rec.: Staff: Alice Glasco Consulting (Alice Glasco) Industry to Mixed Use land use Applicant postponement request to October 28, 2025 …
PLANNING COMMISSION REGULAR CALLED MEETING TUESDAY, SEPTEMBER 9, 2025 The Planning Commission convened in a regular meeting on Tuesday, September 9, 2025, at Austin City Hall, Council Chambers, Room 1001, 301 W. Second Street, in Austin, Texas. Chair Anderson called the Planning Commission Meeting to order at 6:00 p.m. Commissioners in Attendance: Imad Ahmed Greg Anderson Nadia Barrera-Ramirez Peter Breton Joshua Hiller Anna Lan Adam Powell Danielle Skidmore Alice Woods Commissioners in Attendance Remotely: Casey Haney Patrick Howard Felicity Maxwell Ex-Officio Members in Attendance: Jessica Cohen Ex-Officio Members in Attendance Remotely: Ex-Officio Members Absent: PUBLIC COMMUNICATION: GENERAL Fayez Kazi: Reflected on his time serving on the Planning Commission and thanked all those who are currently serving. 1 Awais Azhar: Gave his goodbye to the Planning Commission, reflected on his time serving, provided advice to those still serving, and thanked them for their time. APPROVAL OF MINUTES 1. Approve the minutes of the Planning Commission regular meeting on August 26, 2025. The minutes from the meeting of August 26, 2025, were approved on Commissioner Powell’s motion, Commissioner Barrera-Ramirez’s second on a 11-0 vote. Commissioner Haney was off on the dais. PUBLIC HEARINGS 2. Plan Amendment: NPA-2025-0008.01 - 2406 Rosewood Ave; District 1 Location: 2406 Rosewood Avenue, 2407 ½ Sol Wilson Avenue, 1159 ½ and 1169 Hargrave Street, Boggy Creek Watershed; Rosewood Neighborhood Planning Area Owner/Applicant: American Can, a Texas non-profit corporation Agent: Request: Staff Rec.: Staff: Armbrust & Brown, PLLC (Richard T. Suttle, Jr.) Civic to Mixed Use land use Recommended Maureen Meredith, 512-974-2695, maureen.meredith@austintexas.gov Planning Department The public hearing was closed by Commissioner Barrera-Ramirez, seconded by Commissioner Skidmore, on a 12-0 vote. The motion to approve Staff’s recommendation of Mixed Use land use for NPA-2025- 0008.01 - 2406 Rosewood Ave, located at 2406 Rosewood Avenue, 2407 ½ Sol Wilson Avenue, 1159 ½ and 1169 Hargrave Street, was approved on Commissioner Ahmed’s motion, Commissioner Lan’s second, on a 12-0 vote. 3. Rezoning: Location: C14-2025-0049 - 1169 Hargrave Street; District 1 2407 ½ Sol Wilson Avenue, 1159 ½ and 1169 Hargrave Street, Boggy Creek Watershed; Rosewood Neighborhood Planning Area Owner/Applicant: American Can, a Texas non-profit corporation Agent: Request: Staff Rec.: Staff: Armbrust & Brown, PLLC (Richard T. Suttle, Jr.) From SF-3-NP to CS-MU-CO-NP Recommended Jonathan Tomko, 512-974-1057, jonathan.tomko@austintexas.gov Planning Department The public hearing was closed by Commissioner Barrera-Ramirez, seconded by Commissioner Skidmore, on a 12-0 vote. The motion to approve Staff’s recommendation …
PLANNING COMMISSION REVISED REGULAR CALLED MEETING TUESDAY, AUGUST 26, 2025 The Planning Commission convened in a regular meeting on Tuesday, August 26, 2025, at Austin City Hall, Council Chambers, Room 1001, 301 W. Second Street, in Austin, Texas. Chair Anderson called the Planning Commission Meeting to order at 6:00 p.m. Commissioners in Attendance: Imad Ahmed Greg Anderson Casey Haney Joshua Hiller Anna Lan Adam Powell Danielle Skidmore Alice Woods Commissioners in Attendance Remotely: Nadia Barrera-Ramirez Patrick Howard Commissioners Absent: Peter Breton Felicity Maxwell Ex-Officio Members in Attendance Remotely: Jessica Cohen Candace Hunter 1 Vacancy on the Dias 1 PUBLIC COMMUNICATION: GENERAL Philip Wiley: Commented on the importance of data-driven decision making in urban planning. APPROVAL OF MINUTES 1. Approve the minutes of the Planning Commission regular meeting on August 12, 2025. The minutes from the meeting of August 12, 2025, were approved on the consent agenda on Vice Chair Woods’ motion, Commissioner Lan’s second, on a 10-0 vote. Secretary Maxwell and Commissioner Breton were absent. 1 vacancy on the dais. PUBLIC HEARINGS 2. Plan Amendment: NPA-2022-0010.02 - 2000 E. 6th Street and 2007 E. 7th Street; Location: District 3 1910 ½, 1914, and 2000 East 6th Street; 1901, 1917, 1917 ½, 1923, and 2007 East 7th Street; 613 Chicon Street, Lady Bird Lake Watershed; Holly Neighborhood Planning Area and the Plaza Saltillo Transit- Oriented Development (TOD) Station Area Plan Owner/Applicant: REG ATX 2000 E. 6th St., Ltd. Agent: Request: Armbrust & Brown, PLLC (Richard T. Suttle, Jr.) To change the future land use designation for the specified properties within the Holly Neighborhood Plan and the Plaza Saltillo Transit - Oriented Development (TOD) Station Area Plan from Mixed Use to Specific Regulating District; to include the properties in the Plaza Saltillo Transit -Oriented Development (TOD) Station Area Plan, which will change the TOD boundaries; to include the properties within the Land Use and Design Concept Plan map with the designation of Corridor Mixed Use; and to include the properties within the Base Maximum Building Heights map with a maximum building height of 90 feet. Recommended Maureen Meredith, 512-974-2695, maureen.meredith@austintexas.gov Planning Department Staff Rec.: Staff: The motion to approve the recommendation to change the future land use designation for the specified properties within the Holly Neighborhood Plan and the Plaza Saltillo Transit -Oriented Development (TOD) Station Area Plan from Mixed Use to Specific Regulating District; to include the properties in the Plaza …
ALICE GLASCO CONSULTING ________________________________________________________________________ September 12, 2025 Lauren Middleton-Pratt, Director Planning Department 6310 Wilhelmina Delco Drive Austin, Texas 78752 RE: 500 Shad Lane – Case numbers: NPA-2024-0016.05 & C14-2025-0005 Dear Ms. Middleton-Pratt: As the agent for the applicant in the rezoning of the subject property, I would like to request a postponement of this case from September 23, 2025 Planning Commission agenda to October 28, 2025. The purpose of the postponement is to give us additional time to coordinate with the Austin Fire Department. Sincerely, __________________________________________ Alice Glasco, President Cc: Jonathan Tomko, Zoning Planner 02 NPA-2024-0016.05 - Shady Lane; District 3 1 of 1
ALICE GLASCO CONSULTING ________________________________________________________________________ September 12, 2025 Lauren Middleton-Pratt, Director Planning Department 6310 Wilhelmina Delco Drive Austin, Texas 78752 RE: 500 Shad Lane – Case numbers: NPA-2024-0016.05 & C14-2025-0005 Dear Ms. Middleton-Pratt: As the agent for the applicant in the rezoning of the subject property, I would like to request a postponement of this case from September 23, 2025 Planning Commission agenda to October 28, 2025. The purpose of the postponement is to give us additional time to coordinate with the Austin Fire Department. Sincerely, __________________________________________ Alice Glasco, President Cc: Jonathan Tomko, Zoning Planner 03 C14-2025-0005 - Shady Lane; District 3 1 of 1
NEIGHBORHOOD PLAN AMENDMENT REVIEW SHEET NEIGHORHOOD PLAN: Govalle/Johnston Terrace Combined (Govalle) CASE#: NPA-2025-0016.01 DATE FILED: June 25, 2025 PROJECT NAME: P & P .72 PC DATE: September 23, 2025 ADDRESS/ES: 905 Shady Lane DISTRICT AREA: 3 SITE AREA: 0.71 acs OWNER/APPLICANT: UA Plumbers & Pipefitters Local 286 AGENT: Bennett Consulting (Rodney K. Bennett) CASE MANAGER: Maureen Meredith PHONE: (512) 974-2695 STAFF EMAIL: Maureen.Meredith@austintexas.gov TYPE OF AMENDMENT: Change in Future Land Use Designation From: Single Family To: Mixed Use/Office Base District Zoning Change Related Zoning Case: C14-2025-0073 SF-3-NP From: To: LO-MU-CO-NP NEIGHBORHOOD PLAN ADOPTION DATE: March 27, 2003 CITY COUNCIL DATE: TBD ACTION: PLANNING COMMISSION RECOMMENDATION: September 23, 2025 – (action pending) STAFF RECOMMENDATION: Staff supports the Applicant’s request for Mixed Use/Office land use. 04 NPA-2025-0016.01 - P & P .72; District 3 1 of 22 BASIS FOR STAFF’S RECOMMENDATION: Staff supports the applicant’s request for Mixed Use/Office land use. Although the future land use map shows Single Family land use to the north and east of the property, the underlying zoning of those tracts are LO-MU-NP and LO- CO-NP. The applicant’s request for LO-MU-CO-NP zoning with Mixed Use/Office land use is appropriate in this location. The Govalle/Johnston Terrace plan desires to keep single family zoning, but it also supports a balanced and varied land uses that encourages a mixed of residential and commercial uses within walking distances to each other. 04 NPA-2025-0016.01 - P & P .72; District 3 2 of 22 04 NPA-2025-0016.01 - P & P .72; District 3 3 of 22 LAND USE DESCRIPTIONS: EXISTING LAND USE: Single family - Single family detached or up to three residential uses at typical urban and/or suburban densities. Purpose 1. Preserve the land use pattern and future viability of existing neighborhoods; 2. Encourage new infill development that continues existing neighborhood patterns of development; and 3. Protect residential neighborhoods from incompatible business or industry and the loss of existing housing. Application 1. Existing single‐family areas should generally be designated as single family to preserve established neighborhoods; and 04 NPA-2025-0016.01 - P & P .72; District 3 4 of 22 2. May include small lot options (Cottage, Urban Home, Small Lot Single Family) and two‐family residential options (Duplex, Secondary Apartment, Single Family Attached, Two‐Family Residential) in areas considered appropriate for this type of infill development. PROPOSED LAND USE: Mixed Use/Office - An area that is appropriate for a mix of residential and …
ZONING CHANGE REVIEW SHEET CASE: C14-2025-0053 - Duval-Harris Residential DISTRICT: 9 ZONING FROM: MF-1-NP ZONING TO: MF-3-NP ADDRESS: 3305, 3303 Duval Street & 501, 505 Harris Avenue SITE AREA: 0.31 acres (13, 576 sq. ft.) PROPERTY OWNER: 3305 Duval St LLC (Joshua Lake McGuire) AGENT: Thrower Design, LLC (Ron Thrower & Victoria Haase) CASE MANAGER: Cynthia Hadri 512-974-7620, Cynthia.hadri@austintexas.gov STAFF RECOMMENDATION: The staff recommendation is to grant multifamily residence (medium density) – conditional overlay - neighborhood plan (MF-3-CO-NP) combined district zoning. The conditional overlay is for a maximum of 6 residential units. PLANNING COMMISSION ACTION / RECOMMENDATION: September 23, 2025: September 9, 2025: APPROVED THE STAFF’S REQUEST FOR A POSTPONEMENT TO SEPTEMBER 23, 2025. [A. POWELL; N. BARRERA-RAMIREZ - 2ND] (12-0) – ONE VACANY August 26, 2025: APPROVED THE STAFF’S REQUEST FOR A POSTPONEMENT TO SEPTEMBER 9, 2025. [A. WOODS; A. LAN - 2ND] (10-0) F. MAXWELL AND P. BRETON – ABSENT July 22, 2025: APPROVED THE STAFF’S REQUEST FOR A POSTPONEMENT TO AUGUST 26, 2025. [N. BARRERA-RAMIREZ; I. AHMED - 2ND] (10-0) CHAIR AZHAR, A. LAN, A. POWELL – ABSENT CITY COUNCIL ACTION: ORDINANCE NUMBER: 08 C14-2025-0053 - Duval Harris Residential; District 91 of 21 C14-2025-0053 ISSUES: CASE MANAGER COMMENTS: 2 The property in question is 0.31 acres, developed with five (5) residential units, is on the intersection of Duval Street (level 2) and Harris Avenue (level 1) and is currently zoned multifamily residence (limited density) – neighborhood plan (MF-1-NP) combined district zoning. This property is in the Central Austin Combined (Hancock) Neighborhood Plan and is characterized as residential with single family residences, townhomes, duplex residential and some multifamily complexes in the vicinity (SF-3-CO-NP, SF-3-H-NCCD-NP and SF-3- H-CO-NP, MF-2-NCCD-NP, MF-3-NCCD-NP). The neighborhood includes some public (P- NP) zoning for Lee Elementary School, Eastwoods Neighborhood Park and Hancock Recreation Center. Please refer to Exhibits A (Zoning Map) and B (Aerial View). Considering the various available modes of transportation, the proximity to the University of Texas, the surrounding zonings, and a conditional overlay with a maximum of six units with intent to be family friendly, staff is recommending multifamily residence (medium density) – conditional overlay - neighborhood plan (MF-3-CO-NP). There are surrounding properties with multifamily zoning in the Neighborhood Conservation combining district (NCCD) and the Equitable Transit Oriented Development (ETOD) Overlay. The rezoning site is one block away from the ETOD Overlay, has bike lanes and sidewalks on both sides of …
