ZONING CHANGE REVIEW SHEET CASE: C14-2024-0155 – 1501-1603 Shoal Creek Boulevard DISTRICT: 9 ZONING FROM: GO-ETOD-DBETOD (Tract 1) and LO-ETOD-DBETOD (Tract 2) ZONING TO: GO-V-ETOD-DBETOD (Tract 1) and LO-MU-V-ETOD-DBETOD (Tract 2), and to modify the Pedestrian-Oriented Commercial Spaces requirement per Section 25-2-654 (G)(4)(f) ADDRESS: 1501, 1507, 1509, 1511, 1601, and 1603 Shoal Creek Blvd. SITE AREA: 1.418 acres PROPERTY OWNER: Shoal Creek Development, LLC AGENT: Drenner Group, PC (Leah M. Bojo) CASE MANAGER: Nancy Estrada, 512-974-7617, nancy.estrada@austintexas.gov STAFF RECOMMENDATION: The Staff recommendation is to grant general office – vertical mixed use building – equitable transit-oriented development – density bonus equitable transit-oriented development (GO-V-ETOD-DBETOD) combining zoning district on Tract 1, and limited office – vertical mixed use building – equitable transit-oriented development – density bonus equitable transit-oriented development (LO-V-ETOD-DBETOD) combining zoning district on Tract 2. Staff recommends granting the modification request to not provide ground floor Pedestrian-Oriented Commercial Space (to provide 0% of the requirement). PLANNING COMMISSION ACTION / RECOMMENDATION: April 22, 2025: March 25, 2025: APPROVED A POSTPONEMENT REQUEST BY THE NEIGHBORHOOD TO APRIL 22, 2025 [A. AZHAR; F. MAXWELL – 2nd] (11-0) CITY COUNCIL ACTION: ORDINANCE NUMBER: 12 C14-2024-0155 - 1501-1603 Shoal Creek Boulevard; District 91 of 41 C14-2024-0155 ISSUES: 2 The site is adjacent to an area of steep slopes of limestone rock overlaying erodible clay material. A rimrock Critical Environmental Feature has been identified along a portion of these slopes. However, the stability of the slope at this site and the potential impact of the proposed development has not been evaluated by the Watershed Protection Department environmental staff. When development is proposed within the standard 150 ft buffer of the rimrock through a site plan or subdivision application, the Watershed Protection Department typically requires a geotechnical report from the applicant and reviews the site plan for compliance with the recommendations of the geotechnical engineer. The Watershed Protection Department does not require analysis of steep, potentially unstable slopes that do not meet the specific criteria of rimrock/bluff Critical Environmental Features. Signatures of adjacent property owners have been submitted in response to the above- referenced rezoning case, opposing a rezoning of the property to anything other than SF-3, GO-ETOD-DBETOD for Tract 1, and LO-ETOD-DBETOD for Tract 2. The petition includes 43.73% of eligible signatures and meets the 20% threshold for a valid petition. Petition materials and comment response forms are located at the end of the Staff report. Please …
ZONING CHANGE REVIEW SHEET CASE: C14-2024-0174 - Gilfillan House Adaptive Reuse DISTRICT: 9 ZONING FROM: GO-H-ETOD-DBETOD ZONING TO: GR-H-ETOD-DBETOD ADDRESS: 603 West 8th St SITE AREA: 0.4158 acres (18, 112 sq. ft.) PROPERTY OWNER: 2015 Austin Gilfillan LP (Rene Campos) AGENT: Armbrust & Brown, PLLC (Michael Whellan) CASE MANAGER: Cynthia Hadri 512-974-7620, Cynthia.hadri@austintexas.gov STAFF RECOMMENDATION: The staff recommendation is to grant community commercial – historic landmark – equitable transit-oriented development – density bonus equitable transit-oriented development (GR-H-ETOD-DBETOD) combining district zoning and to remain in Subdistrict 1. PLANNING COMMISSION ACTION / RECOMMENDATION: April 22, 2025: CITY COUNCIL ACTION: ORDINANCE NUMBER: ISSUES: The applicant and Old Austin Neighborhood Association (OANA) have agreed to the following conditional and prohibited uses for the conditional overlay: Conditional Uses: Community Recreation (private) Community Recreation (public) Prohibited Uses: Alternative Financial Services Automotive Washing (Of Any Type) Bail Bond Services Commercial Off-Street Parking Consumer Repair Services Counseling Services Custom Manufacturing 13 C14-2024-0174 - Gilfillan House Adaptive Reuse; District 91 of 17 C14-2024-0174 2 General Retail Sales (Convenience) Indoor Sports and Recreation Hotel-Motel Local Utility Services Outdoor Entertainment Outdoor Sports and Recreation Pawn Shop Services Pedicab Storage and Dispatch Performance Venue Pet Services Plant Nursery Telecommunications Tower The staff agrees with these prohibited and conditional uses. On March 9, 2023, City Council approved Resolution No. 20230309-016 accepting the Equitable Transit-Oriented Development Policy Plan and directing the City Manager regarding next steps for implementation of items intended to benefit the Project Connect Phase 1 Austin Light Rail project. This included development of code amendments to support transit in May of 2024 (Ordinance No. 20240516-005), including creation of the ETOD combining district (restrictions on non-transit supportive uses) and the DBETOD combining district (allowing residential use, and relaxing some development standards including increased height in exchange for income-restricted housing). Properties within one half-mile of the Phase 1 Austin Light Rail alignment and Priority Extensions were included within this overlay, and certain properties were rezoned through a City-initiated process to include the ETOD and DBETOD combining districts. Further, properties rezoned with DBETOD combining district were categorized into Subdistrict 1 (maximum allowable height of 120 feet) or Subdistrict 2 (maximum allowable height of 90 feet), generally based on property distance of ¼-mile or ½-mile from the Phase 1 alignment, respectively. However, that rezoning …
**************************************************************************** TO: Planning Commission Members MEMORANDUM FROM: Beverly Villela, Senior Planner, Current Planning Division Planning Department DATE: April 16, 2025 RE: C14-2024-0168 (6201 Crow Lane) Postponement Request **************************************************************************** Staff requests a postponement of the above referenced case from the April 22, 2025 Planning Commission hearing to the May 13, 2025 hearing date to ensure that the case can be properly notified. The postponement request was made in a timely manner and meets the Planning Commission’s policy. 14 C14-2024-0168 - 6201 Crow Lane; District 21 of 1
Airport and Oak Springs: East MLK Neighborhood Plan Contact Team Question and Answer Report The need for more retail in this area so that residents can get the services they need near the homes which exist and are being developed. Why is it necessary to waive the ground floor retail? Housing is critical to supporting and sustaining retail and commercial uses. Residents who live near a store are likeliest to continue to patronize that store on an ongoing basis. Additionally, as new residents join a community, they increase the demand for commercial amenities – and thus help support the creation of new businesses in the area. While the applicant has not yet made a final determination regarding whether to proceed as a fully residential building or as a mixed-use building, they have requested that the city waive the ground-floor commercial design requirement, for three main reasons. First, while the property in this case (shown in yellow in Figure 1) has frontage on both Airport Boulevard and Oak Springs Drive, its Airport frontage is more limited. Though Oak Springs features a small number of businesses today, it primarily consists of residential properties – and the applicant believes a residential project may ultimately be appropriate at this location, as well. If there is strong demand among businesses seeking space at time of development, the applicant could still proceed with commercial space. If not, allowing a fully residential project would alleviate the risk of underutilized or vacant commercial space. Second, the applicant believes a fully residential project will help add new residents to boost demand for existing area businesses and build demand for future businesses, as well. The Airport Boulevard and Oak Springs Drive features a number of existing commercial spaces that this project could help support. There are also relatively few multifamily properties in the surrounding area today (as shown in orange in Figure 1 below). This project would help provide the additional housing needed to support area businesses. Third, city regulations, as currently written, would require the applicant to design the ground-floor commercial space oriented toward the limited Airport Boulevard frontage. This would likely mandate a site layout and orientation that may create unnecessary circulation and congestion issues. As noted, the waiver would not prohibit ground-floor commercial, but would instead allow the applicant to evaluate the site with these considerations in mind. Figure 1. The Site and Surrounding Multifamily Properties …
************************************************************************ MEMORANDUM TO: Awais Azhar, Chair Planning Commission Members FROM: Cynthia Hadri Planning Department DATE: April 16, 2025 RE: C14-2025-0003 – 6th and Walsh Postponement Request by Applicant ************************************************************************ The case above has been scheduled for the April 22, 2025, Planning Commission hearing. Applicant requests a postponement of the above referenced rezoning case from the April 22, 2025, Planning Commission hearing to the (June 10, 2025) hearing, to allow time for the applicant to amend the application. 16 C14-2025-0003 - 6th and Walsh; District 91 of 2 • Outlook Re: C14-2025-0003 -6th and Walsh Grooms <tgrooms@manifoldre.com> time Tyler Thu 4/17/2025 Organizer Meeting Location Microsoft My response Accepted Hadri, attendees Required 3:51 PM sent Wed 4/16/2025 Message Grooms, Tyler Teams Meeting 10:00 AM -10:30 AM Cynthia, Mila Santana I Cynthia, External Email -Exercise Caution Thank you for the update. Planning case. Commission hearing Manifold Development, on Zoning Case C14-2025-0003 LLC hereby requests an Applicant Postponement for the to June 10, 2025, in order to amend our zoning Best, Mila Santana Mila Santana (512) 566-8814 1608 W 5th Street, Suite I Development I msantana@manifoldre.com I Manifold Associate Real Estate 230, Austin, TX 78703 I www.manifoldre.com 16 C14-2025-0003 - 6th and Walsh; District 92 of 2
************************************************************************ MEMORANDUM TO: Planning Commission Members FROM: Sherri Sirwaitis Planning Department DATE: April 15, 2025 RE: C814-2024-0001 (500 South Congress PUD) Postponement Request ************************************************************************ The staff would like to request an indefinite postponement of the above mentioned case. The staff is asking for this postponement to continue our review of this PUD rezoning application. The postponement request was made in a timely manner and meets the Planning Commission’s policy. 17 C814-2024-0001 - 500 South Congress PUD; District 91 of 2 FIE L D P-NP P-NP C814-2012-0071 PUD-NP R E T A I L REST. C814-2017-0001 C14-2007-0220 PUD-NP REST. 89-0 0 39 W RIV E R SID E D R CS-1-NP PALMER AUDITORIUM P-NP PARKING CS-1-V-NP C14-2007-0220 C814-2008-0145 C814-2008-0145.01 PUD-NP ! C14-74-145(RCT) ! ! BARTON SPRINGS RD CITY OFFICE P-NP T RIS O FL CS-1-V-NP FAST ! ! ! ! ( ( ! ! ! ! ! ! C14P-71-060 C14-2007-0220 ! ! CS-MU-V-CO-NP ! ! NPA-2017-0013.01 ! P L A D Y B I R C814-06-0106.03 PARKING HOTEL 79-137 P79-27 L-NP C O L O D L A K E R A D O R I V E R C814-06-0106.02 PUD-NP C814-06-0106.01 C814-06-0106 C14-2007-0220 CS-1-V-NP STATE OFFICE P73-17 9 6 0 0 - 9 9 C14-99-0069.01 C14-2023-0015 LI-PDA-NP OFFICE LI-NP OUTDOOR\FURN. CS-1-V-NP G L A S S C O . O F F I C E \ B L D G . C814-89-0003 P81-086 SP90-0122C SP07-0070C 05-0139 NPA-2019-0022.02 C814-89-0003.02 78-179 PARKING HOTEL CS-1-V-NP C14-2007-0220 ! ! ! REST. ! ! ! ! ! . O C E TIR ! ! ! ! ! ! ! ! ! C14-2007-0224 ! ! ! RETAIL !! BLDG. CS-1-V-NP ! C14-2007-0220 OFFICE ! ! ! - 6 8 Z R CS-1-V-NP PUD-NP 72-161 C14-78-189(RCT) SP90-0122C SP90-0717C 05-0139.001 LI-NP STATE OFFICE CS-NP 72-161 ! ! REST. C14-2007-0220 CS-1-V-NP PAR KIN G O O D AV E ! ! ! ! ! ! ! ! ! ! C14-02-0031 83-005 P-NP SP-96-0451C ! ! ! ! ! ! ! ! CS-1-V-NP C14-2007-0220 80-63 2007-0220(PART) ! ! ! ! ! ! ! ! ! ! ! ! ! ! CS-1-NP ! ! ! ! ! H AY W ! ! ! ! ! ! ! ! CS-1-NP APARTMENTS P79-18 ! GAS ! ! ! ! ! C14-2007-0220 ! CS-1-V-NP ! ! ! ! ! ! ! ! ! ! TEXAS STATE SCHOOL FOR THE DEAF C14-05-0139 OFFICE 7 9 …
MEMORANDUM TO: Planning Commission Members FROM: Jonathan Tomko, Principal Planner Planning Department DATE: April 17, 2025 SUBJECT: C814-06-0109.03 - Lakeshore PUD Amendment #3 (District 3) and C20-2025-001 - Amendments to East Riverside Corridor Regulating Plan (District 3) Staff Request for Postponement to May 13, 2025 The cases above have been April 22, 2025, postponement of the above-referenced to amendment case the May 13, Planning scheduled Commission Meeting. Staff for a public hearing during the a case and land development code rezoning requests 2025 Planning Commission Meeting. This postponement request was made in a timely manner and meets the Planning Commission's policy. xc: Joi Harden, Zoning Officer 18 and 19 C814-06-0109.03 - Lakeshore PUD Amendment #3; District 3 and C20-2025-001 - Amendments to the East Riverside Corridor Regulating Plan; District 31 of 1
CITY COUNCIL DOWNTOWN DENSITY BONUS REQUEST SITE PLAN REVIEW SHEET CASE NUMBER: SP-2023-0494C PLANNING COMMISSION HEARING DATE: April 22, 2025 PROJECT NAME: 701 W. 6th St. ADDRESS: 701 and 709 W. 6th Street and 512 Rio Grande Street APPLICANT: Richard T. Suttle Jr., Armburst & Brown, PLLC 100 Congress Ave. Ste. 1300, Austin, TX 78701 URBAN DESIGN STAFF: Jorge E. Rousselin, CNU-A Jorge.Rousselin@austintexas.gov Phone: (512) 974-2975 SITE PLAN CASE MANAGER: Chris Sapuppo Chris.Sapuppo@austintexas.gov Phone: (512) 978-4665 NEIGHBORHOOD PLAN: Downtown PROPOSED DEVELOPMENT: The applicant is requesting administrative approval for the construction of a 66-story mixed-use building comprised of retail and 413 residential units, garage parking, and streetscape improvements in accordance with the Downtown Density Bonus Program (DDBP). PROJECT REQUEST: In accordance with LDC Section 25-2-586(B)(6), the applicant is requesting, from City Council, additional floor to area ratio (FAR) from 15:1 to 30:1 for a proposed mixed-use building. The project is participating in the Downtown Density Bonus Program for bonus area up to 15:1 FAR to be granted administratively. PRIOR BOARD AND COMMISSION ACTION: Design Commission: September 23, 2024: The motion that the project 701 W 6th St, located at 701 and 709 West 6th Street and 510 and 512 Rio Grande Street, does not comply with the Urban Design Guidelines for the City of Austin in accordance with Land Development Code § 25-2-586 (C)(1)(a)(ii) was approved on Vice Chair Meiners’ motion, Commissioner Howard’s second on a 7-0-1 vote. Chair Salinas abstained. Commissioners Carroll, Ladner, and Lee were absent. Planning Commission: April 22, 2025 Council Public Hearing: May 22, 2025 20 SP-2023-0437C - 701 W. 6th St.1 of 5 SUMMARY STAFF RECOMMENDATION: Gatekeeper Requirements: To participate in the Downtown Density Bonus Program, projects must first satisfy the gatekeeper requirements as described in LDC 25-2-586(C)(1), which are: 1. To substantially comply with the Urban Design Guidelines 2. Execute a restrictive covenant committing to provide streetscape improvements along all public street frontages, consistent with the Great Streets Standards, and 3. Execute a restrictive covenant committing to achieve a minimum two-star rating under the Austin Energy Green Building program using the ratings in effect at the time the application is submitted. For this project, the applicant has provided sufficient documentation to meet the gatekeeper requirements, as outlined below: • The project will implement streetscape improvements consistent with Great Streets standards along West 6th Street and Rio Grand Street with a pedestrian-oriented design featuring wide sidewalks, …
ENVIRONMENTAL COMMISSION RECOMMENDATION 20250402-003 Date: April 2, 2025 Subject: Walnut Creek Wastewater Treatment Plant Motioned By: Jennifer Bristol Seconded By: David Sullivan WHEREAS, the Environmental Commission recognizes the applicant is requesting to amend Land Development Code (LDC) Chapter 25-1 25-5, 25-7, and 25-8 and related variances as minimally required to allow the construction of the Walnut Creek Wastewater Treatment Plant Enhancement and Expansion Project; and WHEREAS, the Environmental Commission recognizes on March 27th, 2025 the City Council approved Resolution No. 20250327-062 initiating variances and amendments to the Land Development Code; and WHEREAS, the Environmental Commission understands a significant portion of the property is located within the 100-year floodplain and the Critical Water Quality Zone (CWQZ) of Walnut Creek, and in the Colorado River watershed; and WHEREAS, the Environmental Commission recognizes that Staff recommends the amendment with the following conditions: • The project will be required to seek administrative variances for proposed development that exceeds or modifies the requirements of: • • • • 25-8-301 (Construction on Slopes) 25-8-341 (Cut Requirements) 25-8-342 (Fill Requirements) 25-8-264 & 25-8-263 (Heritage Trees) • For administrative variances granted by this ordinance, the project must demonstrate that no feasible, code-compliant design alternatives exist. • The project will be designed to bore the new effluent waterline under Walnut Creek instead of using an open-cut channel. • The project extends the CWQZ associated with the southernmost segment of Walnut Creek to an area 150% the size of the proposed impacted CWQZ. • The project commits to relocation of impacted heritage trees where feasible. THEREFORE, the Environmental Commission recommends to amend the Land Development Code with the following Environmental Commission conditions: 21 SPC-2025-0091A - Walnut Creek Wastewater Treatment Plant Enhancement and Expansion Project; District 11 of 2 1. Increase marking and interpretation of wastewater conservation programs to everyone in the service area 2. Improve incentives for new and remodel construction to utilize water conservation programs 3. Request additional downstream nutrient meters beyond TCEQ requirements 4. Report back to the Environmental Commission annually on all administrative variance approvals 5. Incorporate natural elements and native Texas plants along the base of the floodwall to increase biodiversity 6. Incorporate a tree management plan for the heritage trees and trees planted on the property and mitigation property 7. Reduce light pollution with dark skies lighting 8. Prioritize purchasing adjacent properties that would increase the critical water quality zone (CWQZ) 9. Extend the CWQZ …
Investing in Austin’s Future Planning Commission April 22, 2025 Charles Celauro, PE Assistant Director, Austin Water Engineering & Technical Services Agenda 2 Balcones PP River Place PP Lost Creek PP Dessau PP OSCAR and CLARA Walnut Creek WWTP Hornsby Bend Biosolids Mngt Plant Thoroughbred Farms PP LEGEND Regional WWTP Solids Management Plant Package Plant (PP) Brushy Creek East WWTP Expansion 3 Wildhorse PP Taylor Lane PP South Austin Regional WWTP Pearce Lane PP Wastewater by the Numbers Austin Water Statics: 2,900 Miles of Gravity Lines 59,000 Manholes 137 Lift Stations 78 Miles of Force Mains 9 Decentralized Package WWTP 1 Jointly Owned Wastewater System Brushy Creek Wastewater System; COA Ownership is 9.87% 2 Regional Wastewater Treatment Plants Walnut Creek & South Austin Regional WWTP 1 Biosolids Plant Hornsby Bend Biosolids Management Plant Service Area Map 4 Walnut Creek WWTP South Austin Regional WWTP Plant History 5 Plant History WALNUT CREEK WWTP Rehabilitation and Renewal Projects 1977 – 18 MGD 6 Plant History WALNUT CREEK WWTP Rehabilitation and Renewal Projects 1977 – 18 MGD 1987 – 40 MGD 1990 – 60 MGD 1999 – Colorado River Outfall 2005 – 75 MGD 2019 – Optimization & Facility Plan 7 Plant History WALNUT CREEK WWTP Rehabilitation and Renewal Projects 2000 – Reclaimed Water 2005 – Headworks #2 2009 – Electrical Distribution 2013 – Reclaimed Water 2017 – Tertiary Filter 2019 – Secondary Treatment 2020 – Sludge Thickener 2020 – Pump Replacements 2021 – Plant Control & Network 2022 – Gas Scrubber 2025 – Primary and Flow 8 9 10 The treatment process for the existing plant and the expansion will be upgraded to reduce nutrient levels with a Biological Nutrient Removal (BNR) process, benefiting the health of the Colorado River downstream of Austin. 11 A flood wall will be built around the plant to protect it from floodwaters that could rise from nearby Walnut Creek. 12 Mitigate odors by incorporating advanced odor control technologies, such as biofilters, activated carbon filters, or basin covers. 13 Expansion to 100 MGD and Enhancement Renewal Projects • Headworks #1 renewal • Influent lift station Expansion Projects • New 25 MGD with nutrient removal Influent pipe • • Outfall pipe Treatment Conversion • 75 MGD with nutrient removal • UV disinfection Protection of Plant • Wet weather treatment facility • Flood wall 14 Treatment Process Basins Treatment Process Buildings Flood …
ORDINANCE AMENDMENT REVIEW SHEET Amendment: Site-specific amendments and related variances Description: Amends Land Development Code (LDC) Chapter 25-1, 25-5, 25-7, and 25-8 and related variances as minimally required to allow the construction of the Walnut Creek Wastewater Treatment Plant Enhancement and Expansion Project Proposed Language: Consider an ordinance granting site-specific variances and amendments to the Land Development Code, including amendments to Chapter 25-1, 25-5, 25-7, and 25-8, as minimally required to allow the construction of the Walnut Creek Wastewater Treatment Plant Enhancement and Expansion Project. Summary of proposed code amendment The amendment under consideration is related to the enhancement and expansion project for the Walnut Creek Wastewater Treatment Plant, especially the construction of a floodwall to protect the facility from flood damage. 25-1 General Requirements and Procedures Amendments to this section are proposed to allow certain variances/waivers to be approved administratively instead of by board or commission. 25-5 Site Plans The project includes several site plans for different project phases and requires a modification to Section 25-5-44 to allow concurrent site plans on the same site. Additionally, the construction of the project will extend beyond the 3-year expiration requirement for site plans so, an amendment to 25-5-81 is also proposed. 25-7 Drainage The construction of the project may require a floodplain variance for which an administrative approval process is proposed. 25-8 Environment A significant portion of the property is located within the 100-year floodplain and the Critical Water Quality Zone of Walnut Creek. The site also has a topography that may require variances to cut/fill requirements and restrictions on regulations. Additionally, there are two identified heritage trees that conflict with the proposed alignment of the floodwall. The proposed amendments to chapter 25-8 include: • • • • • 25-8-261 (Development in the Critical Water Quality Zone) to allow for the construction of the floodwall within the CWQZ 25-8-301 (Construction on Slopes) to allow for administrative approval of the realignment of a roadway on slopes in excess of 15% 25-8-341 (Cut Requirements) to allow for administrative approval of cut up to 25 ft 25-8-342 (Fill Requirements) to allow for administrative approval of fill up to 25 ft 25-8-642 & 25-8-643 (Heritage Trees) to allow for administrative approval of removal of two heritage trees 21 SPC-2025-0091A - Walnut Creek Wastewater Treatment Plant Enhancement and Expansion Project; District 11 of 3 Background: The Walnut Creek Wastewater Treatment Plant (WWTP) receives wastewater flow from …
C20-2024-010 REZONING, NEIGHBORHOOD PLAN, AND ORDINANCE AMENDMENT REVIEW SHEET Amendment: C20-2024-010 University Neighborhood Overlay (UNO) Update Description: Amend City Code Title 25 (Land Development) to repeal Article 3 Division 9 University Neighborhood Overlay District Requirements and to create Density Bonus University Neighborhood Overlay (-DBUNO) and rezone property generally located west of the University of Texas, east of Lamar Boulevard, south of 29th Street and north of Martin Luther King Jr. Boulevard to apply -DBUNO and amend the Central Austin Combined Neighborhood Plan, an element of the Imagine Austin Comprehensive Plan, to change the future land use map for the same property from multiple land use designations to High Density Mixed Use. Background: Initiated by City Council Resolution No. 20240418-077 and Resolution No. 2025-0130-057. The University Neighborhood Overlay, or UNO, was first adopted by Ordinance No. 040902-58 in 2004 to promote high-density, pedestrian-oriented redevelopment of the West Campus area that maintains the area's existing character and stimulates income- restricted affordable housing development. The overlay supersedes specific site development standards of the base zones and allows land uses to encourage development that serves the primarily student population of the area. This includes reduced required parking spaces, increased maximum allowable building height and bulk, and allowance for a mix of local, pedestrian-serving commercial uses. For a property to develop under UNO, additional requirements must be met, including providing affordable housing and adherence to stricter streetscape and design standards. These regulations were crafted through a robust community process involving residents and stakeholders. Since their original adoption, UNO regulations were amended in 2014 and 2019 through Ordinance No. 20140213-056 and Ordinance No. 20191114-067. The 2014 amendment allowed participating developments to rent by the bedroom and increased the affordability period from 15 to 40 years. Amendments in 2019 changed the second tier of maximum allowed building height available through the dedication of additional affordable housing units or bedrooms. These amendments demonstrate the commitment to updating UNO to address necessary changes that better serve students and the surrounding community. Since its adoption in 2004, the UNO overlay has facilitated the development of over 10,000 housing units or bedrooms and has led to the creation of 972 income-restricted bedrooms and 401 income-restricted units. In April 2024, the City Council adopted Resolution No. 20240418-077, which initiated amendments to the University Neighborhood Overlay (UNO). The Resolution included 29 distinct items for staff consideration, including amendments to the land development code, …
C20-2024-010 UNO Update Planning Commission April 22, 2025 Paul Books, Principal Planner Resolution Goals Provide quality, safe, affordable living for all, especially for students attending colleges and universities by: Increasing housing capacity, quality, and affordability Ensuring the area provides daily needs and services Supporting the implementation of light rail and mobility enhancements 6 Rezoning Process To update the regulations, staff proposes to create a new zoning district that incorporates the existing overlay with requested updates Rezoning requires notice to impacted properties and review by the Planning Commission and City Council at public hearings 10 Plan Amendment Process UNO is part of the Central Austin Combined Neighborhood Plan, an element of the Imagine Austin Comprehensive Plan Current Future Land Use Map 11 Proposed Applicability Expanded to include Commercial and Multifamily properties directly adjacent to the current boundaries UNO is a voluntary program Properties are mapped to a specific subdistrict 16 Site Development Standards Modified Proposed Existing Streetscape Pedestrian Zone dimensions prescribed by the Transportation Criteria Manual + UNO Street Furnishings 12’ sidewalk + UNO Street Furnishings Setbacks Uses No minimum unless necessary to ensure adequate Fire Department access 10’ maximum street yard except for public plaza/private common open space Residential Uses including Group Residential Hotel/Motel (with limitations) Modified Local Uses - only in first two stories Prohibits or makes conditional non-transit supportive uses Building Design UNO Design Standards 2-Star Rating under Austin Energy Green Building No minimum 10’ maximum street yard except for public plaza/private common open space Residential Uses including Group Residential Hotel/Motel – with limitations Local Uses - 20% of floor area UNO Design Standards 1-Star Rating under Austin Energy Green Building Screening Requirements for screening of trash receptacles and above- ground parking Requirements for placement of trash receptacles 18 New Lease and Redevelopment Requirements Density Bonus Lease & Amendments to 4-18: Redevelopment Requirements – Require dispersion of affordable units and equal access to amenities – Require tenant protections and redevelopment requirements for existing multifamily and certain commercial uses – Restrictions on early leasing – Limit the window of pre-lease and lease renewal offers – Delay of Occupancy Accommodations – Establish a baseline of accommodations for tenants whose units are not ready for occupancy by the start of the lease term – Windowless Bedroom Prohibition – Participating developments must commit to exterior windows in all bedrooms 20 Proposed Subdistricts Per Council’s …
Executive Summary The University Tenants Union (UTU) is an organization composed of University of Texas at Austin (UT) students which formed following advocacy by its founding members for the elimination of construction of windowless bedrooms in Austin in 2023. Since, UTU has provided resources to student-renters navigating off-campus living, gathered data on student housing needs, and continued its policy advocacy. Updating the University Neighborhood Overlay (UNO) provides a unique policy opportunity in Texas to institute tenant protections for students that are otherwise not feasible. UTU, through deep, ongoing engagement with students, developed two recommendations for UNO to protect student-tenants against exploitation by landlords. Through their implementation, the City of Austin (CoA) can improve students’ housing experiences, and in turn their academic performance. When students have adequate housing, their potential surges. UTU recommends that CoA adopt the following recommendations: 1. Limit Pre-leasing: ● Limit lease renewal offers to 6 months before a lease ends, with a guaranteed 30-day response window. ● Limit new lease signings to 5 months before the lease start date. ● Ban pre-leasing agreements, waiting lists, and any incentives or penalties that pressure tenants into quick decisions. ● Enforce violations with fines. 2. Hold Landlords Accountable for Delayed Move-ins: ● As part of an UNO-specific lease addendum, require a disclosure if a unit’s construction is incomplete or if the unit lacks a certificate of occupancy. ● As a renter’s move-in date approaches, if their leased unit’s certificate of occupancy has not been obtained, landlords must notify the renter between 60 and 90 days before the lease start date. ● In case of a delayed move-in, renters may: terminate the lease without fees OR not pay rent and be compensated for living expenses until they can move in OR choose to accept alternate accommodations from their landlord. 3. Close the Borrowed Light Loophole✝ for Windowless Housing: ● Prohibit allowing bedrooms to “borrow light” from adjoining rooms with exterior-facing windows. This is inadequate and creates privacy concerns. ● Inform prospective renters if they are applying to rent a windowless room. ● Equitably allocate existing windowless bedrooms according to health needs and income. ● Disallow marketing of windows as a luxury that renters have to pay a fee for. UTU looks forward to the adoption of these protections, and will advocate for their future adoption citywide and retroactively (at older UNO-participating properties). Please contact Justin Lanier, Policy Director with any questions: …
Affordability Impact Statement Preservation Bonus Code Amendment Resolution No. 20240718-090 Date: 3/18/2025 Proposed Regulation In December of 2023, the City Council approved Ordinance No. 20231207-001 (HOME Phase 1), which authorized up to three housing units on a site and created provisions to encourage property owners to utilize the new provisions and to slow the pace of ongoing demolitions of older existing homes. Specifically, these provisions allow a property owner to exclude the square footage of the existing home from the floor-to-area (FAR) calculations (i.e. how a property owner calculates the site’s maximum square footage limits) in exchange for preserving an existing structure. Currently, the two new units are limited to the greater of .55 or 3,200 square feet. In July 2024, the City Council adopted Resolution No. 20240718-090, which initiated an amendment to City Code Title 25 (Land Development) to increase the maximum square footage limits for two new units when the property owner preserves the existing housing unit. Specifically, the Resolution requested a code amendment to allow two new units to achieve the greater of 0.65 or 4,350 square feet. Land Use/Zoning Impacts on Housing Costs The proposed changes would have a neutral impact on housing costs: As of March 17th, 2025, Development Services Department (DSD) has approved 284 applications for new construction under HOME Phase 1 amendments; only 1% of those applications have used the existing preservation bonus. The proposed ordinance increases the allowable space for the two new units, which increases property owners’ incentive to use the preservation bonus, therefore further incentivizing utilization of the zoning changes provided under HOME Phase 1. In alignment with the goals of the HOME amendments, the ordinance intends to reduce demolition rates while increasing infill housing in middle income communities. 25 C20-2024-016 - Preservation Bonus1 of 2 However, the FAR increase does not change the total density allowed by right on Single-Family (SF) zoned property (SF-1, SF-2, SF-3). The ordinance does not alter land use in a way that will impact housing costs. Impact on Development Cost The proposed changes would have a neutral impact on development cost: The ordinance does not fundamentally change construction expenses. It maintains the same provisions for developers that are articulated in the HOME Phase I amendments: • “Subchapter F” design rules are entirely waived for duplex, two-unit, and three-unit project, reducing architecture and engineering labor time. • The preservation incentive can be cost-effective for development. …
ORDINANCE NO. _________________ AN ORDINANCE AMENDING CITY CODE SECTION 25-2-773 RELATED TO FLOOR-TO-AREA RATIO AND MAXIMUM SQUARE FOOTAGE WHEN CONSTRUCTING TWO NEW DWELLING UNITS AND PRESERVING AN EXISTING DWELLING UNIT. BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF AUSTIN: PART 1. Subsection (E) of City Code Section 25-2-773 (Duplex, Two-Unit, and Three-Unit Residential Uses) is amended to read: § 25-2-773 DUPLEX, TWO-UNIT, AND THREE-UNIT RESIDENTIAL USES. (E) This subsection applies to the area established in Subsection 1.2.1 of Chapter 25- 2, Subchapter F (Residential Design and Compatibility Standards). (1) In this subsection, (a) EXISTING DWELLING UNIT means a dwelling unit that is: (i) (ii) legally permitted and occupied before December 7, 2023; or described in an application for a residential permit that was submitted on or before December 7, 2023. (b) GROSS FLOOR AREA means the total enclosed area of all floors in a building with a clear height of more than six feet, measured to the outside surface of the exterior walls, except as provided in this subsection. (2) Gross Floor Area Exclusions. (a) (b) For a property that includes an existing dwelling unit that was constructed on or before December 31, 1960, the property owner may exclude the preserved square footage from the gross floor area if the requirements in Subsection (F) are met. For a property that includes an existing dwelling unit that was constructed on or after January 1, 1961, and is at least 20 years old, the property owner may exclude the preserved square footage from the gross floor area if the requirements in Subsection (F) are met. 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 25 Preservation Bonus1 of 2 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 47 48 49 50 51 52 53 54 55 56 57 58 59 (3) Floor-to-area ratio for a duplex or two-unit residential use. (a) (b) The maximum floor-to-area ratio for the site is the greater of 0.55 or 3,200 square feet. Except for an existing dwelling unit, a dwelling unit may not exceed the greater of 0.4 or 2,300 square feet. (4) Floor-to-area ratio for three-unit residential use. (a) (b) The maximum floor-to-area ratio for the site is the greater of 0.65 or …
March 31, 2025 RE: Preservation Bonus Code Amendment Dear Members of Austin City Council and Austin Planning Commission, Preservation Austin exists to empower Austinites to shape a more inclusive, resilient, and meaningful community culture through preservation. We write today in support of the proposed code amendment, which seeks to rectify Council and Planning Commission’s intent for the Preservation Bonus’s FAR entitlement. The Preservation Bonus aims to promote preservation and disincentivize demolition, creating net benefits for preservation, affordability, anti-displacement, and sustainability. Between 2010 and 2021, Austin averaged 514 residential demolitions per year. Research from ReUse People shows that the average size of a demolished home in Austin is 1100 sq ft, while research from AIA Austin’s Housing Advocacy Committee shows that new homes average over 2,800 sq ft. We are losing older, smaller, more affordable homes to larger, less affordable ones daily. In a development climate that incentivizes demolition, the Preservation Bonus creates more opportunities to preserve for those who want to take it. Recalibrating the bonus’s FAR entitlements to match the Planning Commission and Council’s intent is the first step in making the bonus work for more potential projects. Council’s July resolution directed staff to explore additional entitlements, including allowing relocated pre-1961 homes to access the bonus, reducing rear and front setbacks, and allowing for front/back subdivisions. In addition to these recommendations from Council, increasing site coverage and entitling Preservation Bonus projects to a fourth unit will increase the bonus’s efficacy in adding density to historic neighborhoods (see attached memo for additional info). Preservation Austin, Austin Infill Coalition, and AIA Austin’s Housing Advocacy Committee are honored to partner with City Council and the Planning Commission to create this Preservation Bonus. We look forward to our continued collaboration to make the bonus stronger, unlock its potential to save more Austin homes from the landfill, and generate more housing. Sincerely, Melissa Barry, President 25 C20-2024-016 - Preservation Bonus1 of 3 MEMORANDUM DATE: March 28, 2024 TO: Austin City Council FROM: Preservation Austin SUBJECT: Preservation Bonus Improvements & Recommendations On Tuesday, March 26 Preservation Austin, the Austin Infill Coalition, and AIA Austin’s Housing Advocacy Committee shared the following recommendations for improving the Preservation Bonus with Austin City Council’s Housing & Planning Committee. See our report summarizing our recommendations here and a copy of our presentation here. Current Preservation Bonus For structures built on or before 31 December 1960, the area of the existing …
Preservation Bonus Ordinance Revision 1 Outline • Background • Proposal • Timeline 2 Background • December 2023 Council approved Home Phase 1 allowing for: - Construction of up to three residential units. - Exclude existing home from floor-to-area (FAR) calculations in exchange for preserving existing home. - Two new units limited to .55 FAR or 3,200 square feet. • July 2024 Council adopted Resolution 20240718-090 to: - Revise the two new unit limit to .65 FAR or 4,350 square feet to incentivize preservation of smaller residential units. - Revise Preservation Bonus Program. 3 Proposal and Impact Proposal • Revise Land Development Code 25-2-773(4) (ii) to state two dwelling units may not exceed the greater of .65 FAR of 4,350 square feet if an existing residential unit is preserved. • Proposal does not increase allowable impervious cover. Impact • Incentivize preservation of smaller homes such that full FAR allowances can be achieved for the property. 4 Timeline • January 2025 City-wide notice sent in conjunction with Short-Term Rental regulations. • April 1 Joint Hearing of City Council and Planning Commission. • April 8 Planning Commission. • April 24 City Council conduct public hearing and adopt ordinance. 5 For Further Information: Keith Mars, Assistant Director Development Services 512-466-4598 or keith.mars@austintexas.gov 6
NEIGHBORHOOD PLAN AMENDMENT REVIEW SHEET NEIGHORHOOD PLAN: North Austin Civic Association (NACA) Neighborhood Plan CASE#: NPA-2025-0007.01 DATE FILED: January 24, 2025 PROJECT NAME: NPAs for the North Lamar Transit Center Station Area Vision Plan PC DATE: March 25, 2025 ADDRESS/ES: See the attached list and map of specified properties DISTRICT AREA: District 4 SITE AREA: 77 acres OWNER/APPLICANT: Applicant: City of Austin Planning Department AGENT: N/A CASE MANAGER: Tim McCarthy PHONE: 512-974-8092 STAFF EMAIL: Tim.McCarthy@austintexas.gov TYPE OF AMENDMENT: Change in Future Land Use Designation From: North Austin Civic Association (NACA) Neighborhood Plan FLUM To: Remove from North Austin Civic Association (NACA) Neighborhood Plan FLUM NEIGHBORHOOD PLAN ADOPTION DATE: June 29, 2000 CITY COUNCIL DATE: April 24, 2025 ACTION: PLANNING COMMISSION RECOMMENDATION: March 25, 2025 (postponed) April 22, 2025 (action pending) STAFF RECOMMENDATION: Recommend removing the specified properties from the North Austin Civic Association (NACA) Neighborhood Plan FLUM. 26 NPA-2025-0007.01 - Neighborhood Plan Amendment; District 41 of 8 BASIS FOR STAFF’S RECOMMENDATION: As a companion to the possible adoption of the NLTC Station Area Vision Plan, the City is proposing this application to amend the North Austin Civic Association (NACA) Neighborhood Plan to remove the existing FLUM designation from the specified properties proposed to be covered by the NLTC Station Area Vision Plan FLUM. PROPOSED LAND USE: The proposed removal of the FLUM designations from the North Austin Civic Association (NACA) Neighborhood Plan results in the specified properties not having a FLUM designation in the North Austin Civic Association (NACA) Neighborhood Plan. For the new proposed FLUM and specified property FLUM designations please refer to the North Lamar Transit Center (SCTC) Station Area Vision Plan: https://www.speakupaustin.org/ETODstationareas Yes Yes ETOD Typologies ETOD Typology Map: Located within a ½-mile of an ETOD Typology Station Area(s) located throughout the Project Connect System. Name of Station Area: North Lamar Transit Center. ETOD Typology: Enhance protection for low-income households and communities of color while ensuring affordability through sensitive development. Is the proposal consistent with ETOD Typology principles? Yes. 2 Number of Yeses BACKGROUND: Following City Council acceptance of the ETOD Policy Plan in March of 2023, a planning process was kicked off to support Equitable Transit-Oriented Development (ETOD) in the NLTC Station Area. This process involved three rounds of community engagement that informed the draft NLTC Station Area Vision Plan detailing the community’s vision for future development in this area. This Vision Plan, which is currently …
NEIGHBORHOOD PLAN AMENDMENT REVIEW SHEET NEIGHORHOOD PLAN: Crestview/Wooten Combined Neighborhood Plan (Wooten NP) CASE#: NPA-2025-0017.01 DATE FILED: January 24, 2025 PROJECT NAME: NPAs for the North Lamar Transit Center Station Area Vision Plan PC DATE: March 25, 2025 ADDRESS/ES: See the attached list and map of specified properties DISTRICT AREA: District 4 SITE AREA: 26 acres OWNER/APPLICANT: Applicant: City of Austin Planning Department AGENT: N/A CASE MANAGER: Tim McCarthy PHONE: 512-974-8092 STAFF EMAIL: Tim.McCarthy@austintexas.gov TYPE OF AMENDMENT: Change in Future Land Use Designation From: Crestview-Wooten Combined Neighborhood Plan FLUM To: Remove from Crestview-Wooten Combined Neighborhood Plan FLUM NEIGHBORHOOD PLAN ADOPTION DATE: April 1, 2004 CITY COUNCIL DATE: April 24, 2025 ACTION: PLANNING COMMISSION RECOMMENDATION: March 25, 2025 (postponed) April 22, 2025 (action pending) STAFF RECOMMENDATION: Recommend removing the specified properties from the Crestview/Wooten Combined Neighborhood Plan FLUM. 27 NPA-2025-0017.01 - Neighborhood Plan Amendment; District 41 of 8 BASIS FOR STAFF’S RECOMMENDATION: As a companion to the possible adoption of the NLTC Station Area Vision Plan, the City is proposing this application to amend the Crestview/Wooten Combined Neighborhood Plan to remove the existing FLUM designation from the specified properties proposed to be covered by the NLTC Station Area Vision Plan FLUM. PROPOSED LAND USE: The proposed removal of the FLUM designations from the Crestview/Wooten Combined Neighborhood Plan results in the specified properties not having a FLUM designation in the Crestview/Wooten Combined Neighborhood Plan. For the new proposed FLUM and specified property FLUM designations please refer to the North Lamar Transit Center (SCTC) Station Area Vision Plan: https://www.speakupaustin.org/ETODstationareas Yes Yes ETOD Typologies ETOD Typology Map: Located within a ½-mile of an ETOD Typology Station Area(s) located throughout the Project Connect System. Name of Station Area: North Lamar Transit Center ETOD Typology: Enhance protection for low-income households and communities of color while ensuring affordability through sensitive development. Is the proposal consistent with ETOD Typology principles? Yes. 2 Number of Yeses BACKGROUND: Following City Council acceptance of the ETOD Policy Plan in March of 2023, a planning process was kicked off to support Equitable Transit-Oriented Development (ETOD) in the NLTC Station Area. This process involved three rounds of community engagement that informed the draft NLTC Station Area Vision Plan detailing the community’s vision for future development in this area. This Vision Plan, which is currently available for public review, includes a proposed Future Land Use Map (FLUM) that intersects with the Crestview/Wooten Combined Neighborhood …
