Special Called Meeting of the Codes and Ordinances Joint Committee September 24, 2025, at 6:00 p.m. Permitting and Development Center (PDC) – Room #2103 6310 Wilhelmina Delco Drive Austin, TX 78752 Some members of the Codes and Ordinances Joint Committee may be participating in the video conference. Public comment will be allowed in-person or remotely by 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. To register, call or email the board liaison, Jonathan Lee, at (512) 974-7232, Jonathan.Lee@austintexas.gov. CURRENT COMMITTEE MEMBERS Alejandra Flores (Chair) Nadia Barrera-Ramirez (Vice Chair) Betsy Greenberg Lonny Stern Felicity Maxwell Alice Woods CALL TO ORDER PUBLIC COMMUNICATION: GENERAL Speakers signed up prior to commencement of the meeting will be allowed to address their concerns regarding items not posted on the agenda. APPROVAL OF MINUTES 1. Approval of July 16, 2025, meeting minutes. 1 DISCUSSION AND ACTION ITEMS 2. Senate Bill 840 Presentation. Presentation and discussion on Senate Bill 840, a law passed by the 2025 Texas State Legislature that requires cities to allow multifamily and mixed-use development in commercial zoning. City staff: Jonathan Lee, Senior Planner, Austin Planning, (512) 974-7232, Jonathan.Lee@austintexas.gov, and Stevie Greathouse, Division Manager, Austin Planning, Stevie.Greathouse@austintexas.gov, (512) 974-7226 3. C20-2025-010 CBD Amendments. Discussion and possible action to recommend amendments to City Code Title 25 (Land Development) to establish a maximum building height limit within the Central Business District (CBD) zoning district and to amend the Downtown Density Bonus Program (DDBP) and Rainey Street Subdistrict regulations to modify allowable maximum building height when participating in the DDBP. City staff: Stevie Greathouse, Division Manager, Austin Planning, Stevie.Greathouse@austintexas.gov, (512) 974-7226 4. Schedule of Active Code Amendments Presentation. Presentation and discussion on the September 2025 Schedule of Active Code Amendments Gantt Chart. City staff: Jonathan Lee, Austin Planning, (512) 974- 7232, Jonathan.Lee@austintexas.gov. FUTURE AGENDA ITEMS 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 before the meeting date. Please call Jonathan Lee, Staff Liaison, at (512) 974-7232, Jonathan.Lee@austintexas.gov for additional information; the City …
Meeting of the Codes and Ordinances Joint Committee July 16, 2025, at 6:00 p.m. Permitting and Development Center (PDC) – Room #2103 6310 Wilhelmina Delco Drive Austin, TX 78752 Some members of the Codes and Ordinances Joint Committee may be participating in the video conference. Public comment will be allowed in-person or remotely by 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. To register, call or email the board liaison, Jonathan Lee, at (512) 974-7232, Jonathan.Lee@austintexas.gov. CURRENT COMMITTEE MEMBERS Alejandra Flores (Chair) – Present in person Awais Azhar – Present via teleconference Betsy Greenberg – Present via teleconference Lonny Stern – Absent Felicity Maxwell – Absent Nadia Barrera-Ramirez – Present via teleconference Alice Woods – Absent CALL TO ORDER Chair Flores calls the meeting to order at 6:04 p.m. PUBLIC COMMUNICATION: GENERAL Mr. Ryan Saunders raises concerns regarding noise from bars and food trucks. APPROVAL OF MINUTES 1. Approval of April 16, 2025, meeting minutes. Minutes are approved unanimously on a motion by Commissioner Azhar, seconded by Commissioner Greenberg. 1 DISCUSSION AND ACTION ITEMS 2. Staff Request for Code Amendment Initiation. Discussion and possible action to initiate amendments to City Code Title 25 (Land Development Code) related to the drainage easements on parkland owned by the City of Austin. City staff: Kevin Shunk, Watershed Protection Department, (512) 974-9176, Kevin.Shunk@austintexas.gov. Kevin Shunk presents. The Committee unanimously recommends Planning Commission initiate the code amendment on a motion by Commissioner Azhar and second by Commissioner Greenberg. 3. Annual Report. Discussion on the 2024-2025 Annual Report for the Codes and Ordinances Joint Committee. No comments are made regarding the Annual Report. 4. Officer Election. Conduct an election for Vice Chair. The Committee unanimously appoints Commissioner Barrera-Ramirez as Vice-Chair on a motion by Commissioner Azhar and second by Commissioner Greenberg. FUTURE AGENDA ITEMS Chair Flores raises the issue that builders are unable to build using HOME Phase 1 on lots less than the minimum width and requests a briefing from relevant staff. Commissioner Greenberg requests a briefing from relevant staff on the City’s noise regulations, specifically related to issues raised by Mr. Saunders in his public communication testimony. ADJOURNMENT Chair Flores adjourns the meeting at 6:36 p.m. The City of Austin …
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
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 …
Meeting of the Codes and Ordinances Joint Committee July 16, 2025, at 6:00 p.m. Permitting and Development Center (PDC) – Room #2103 6310 Wilhelmina Delco Drive Austin, TX 78752 Some members of the Codes and Ordinances Joint Committee may be participating in the video conference. Public comment will be allowed in-person or remotely by 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. To register, call or email the board liaison, Jonathan Lee, at (512) 974-7232, Jonathan.Lee@austintexas.gov. CURRENT COMMITTEE MEMBERS Alejandra Flores (Chair) Awais Azhar Betsy Greenberg Lonny Stern Felicity Maxwell Nadia Barrera-Ramirez Alice Woods CALL TO ORDER PUBLIC COMMUNICATION: GENERAL Speakers signed up prior to commencement of the meeting will be allowed to address their concerns regarding items not posted on the agenda. APPROVAL OF MINUTES 1. Approval of April 16, 2025, meeting minutes. 1 DISCUSSION AND ACTION ITEMS 2. Staff Request for Code Amendment Initiation. Discussion and possible action to initiate amendments to City Code Title 25 (Land Development Code) related to the drainage easements on parkland owned by the City of Austin. City staff: Kevin Shunk, Watershed Protection Department, (512) 974-9176, Kevin.Shunk@austintexas.gov. 3. Annual Report. Discussion on the 2024-2025 Annual Report for the Codes and Ordinances Joint Committee. 4. Officer Election. Conduct an election for Vice Chair. FUTURE AGENDA ITEMS 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 before the meeting date. Please call Jonathan Lee, at 512-974-7232, Jonathan.Lee@austintexas.gov for additional information; the City receives and accepts Video Relay Service (VRS) calls from people who are Deaf or hard-of-hearing. For more information on the Codes and Ordinances Joint Committee, please contact Jonathan Lee, at 512-974-7232, Jonathan.Lee@austintexas.gov . 2
Meeting of the Codes and Ordinances Joint Committee April 16, 2025, at 6:00 p.m. Permitting and Development Center (PDC) – Room #2103 6310 Wilhelmina Delco Drive Austin, TX 78752 Some members of the Codes and Ordinances Joint Committee may be participating in the video conference. Public comment will be allowed in-person or remotely by 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. To register, call or email the board liaison, Jonathan Lee, at (512) 974-7232, Jonathan.Lee@austintexas.gov. COMMITTEE MEMBERS PRESENT: Alejandra Flores (Chair) (In Person) Greg Anderson (Virtual) Awais Azhar (Virtual) Lonny Stern (Virtual) COMMITTEE MEMBERS ABSENT: Betsy Greenberg CALL TO ORDER Meeting started at 6:08 PM PUBLIC COMMUNICATION: GENERAL There was no public communication. APPROVAL OF MINUTES 1. Approval of March 19, 2025, meeting minutes. Unanimously approved on a motion by Commissioner Azhar, 2nd by Chair Flores. 1 DISCUSSION AND ACTION ITEMS 2. C20-2023-037 S.M.A.R.T. Housing Updates Phase 2. Discussion and possible action to recommend amendments to the City’s S.M.A.R.T. Housing Program, including amendments to City Code Title 25 (Land Development Code), to improve the functionality of the program. City Staff: Brendan Kennedy, Housing Department, (512) 978-1594, Brendan.Kennedy@austintexas.gov. Brendan Kennedy presents. Commissioner Azhar motions to recommend approval of the code amendment by Planning Commission, 2nd by Commissioner Anderson. Motion passes 4-0. 3. Officer Elections. Conduct officer elections for the Chair and Vice Chair. Commissioner Anderson motions to reappoint Chair Flores as Chair, 2nd by Commissioner Azhar. Chair Flores is reappointed Chair on 4-0 vote. Commissioner Azhar motions to appoint Commissioner Anderson as Vice Chair, 2nd by Chair Flores. Commissioner Anderson is appointed Vice-Chair on a 4-0 vote. FUTURE AGENDA ITEMS Commissioner Anderson requests the creation of a zoning district that will allow multifamily residential buildings with single-stair layouts. Commissioner Azhar asks for an update on the status of the DB90 Fee-In-Lieu item initiated by Planning Commission; requests the item be added to the Code Amendments Gantt Chart; and recommends that staff working on the item engage with members of the Zoning and Platting Commission when developing the recommended code amendments. ADJOURNMENT 6:39 PM The City of Austin is committed to compliance with the American with Disabilities Act. Reasonable modifications and equal access to communications will be …
NEW BUSINESS: CODE AMENDMENT INITIATION REVIEW SHEET Amendment: Consider initiation of amendments to Title 25 of the City Code related to the Parkland Drainage Easements. Description: Amendment to 25-7-152 (E) as related to parkland drainage easements. The proposed amendment would allow an administrative variance for a development that is on parkland owned by the city of Austin so that a drainage easement is not required for development that is on parkland. If ever the subject property is sold through a Chapter 26 process and voter referendum, the new property owner will be required to dedicate the easement as part of any future development per the code. Anticipated community benefits: • Reduction in site plan review time and staff time • Improvements to fiscal efficiency and responsibility on public parkland projects Proposed Language: TBD (draft ordinance language will be brought to PC for a recommendation before going to Council for final approval). Background: Current code requires that when a property owner submits a site development permit application, they must dedicate a public drainage easement encompassing the 100-year floodplain located on the property. The code already includes provisions allowing the Director to grant an administrative variance under certain circumstances. The proposed amendment would add a provision allowing an administrative variance for projects that are proposed on City-owned parkland. This change would improve fiscal and administrative efficiency for public park development and capital projects. The Parks and Recreation Department and Watershed Protection Department are in longstanding agreement that this change is appropriate and beneficial. Currently, each parkland development project must provide evidence of this agreement to apply for and receive a variance individually. Codifying this exception will streamline the process and reduce unnecessary administrative work for both departments Staff Recommendation: Recommended for initiation by WPD and PARD staff. Board and Commission Actions: TBD Council Action: TBD Ordinance Number: NA City Staff: 1 Kevin Shunk Phone: (512) 974-9176 Email: Kevin.Shunk@austintexas.gov (Subject Matter Expert) - Watershed Protection Department D’Anne Williams Phone: (512) 496-5880 Email: Danne.Williams@austintexas.gov (Subject Matter Expert) - Parks and Recreation Department Leslie Lilly Phone: (512) 535-8914 Email: leslie.lilly@austintexas.gov (Subject Matter Expert) - Watershed Protection Department Sean Watson Phone: (512) 963-2167 Email: sean.watson@austintexas.gov (Subject Matter Expert) - Watershed Protection Department 2
Codes and Ordinances Joint Committee Land Development Code change initiation Drainage Easements on PARD proper ty July 16, 2025 C I T Y O F A U S T I N W A T E R S H E D P R O T E C T I O N D E P A R T M E N T Intent of current code – Drainage Easements 2 5- 7 - 1 5 2 ( A ) T h e o w n e r o f r e a l p r o p e r t y p r o p o s e d t o b e d e v e l o p e d s h a l l d e d i c a t e t o t h e p u b l i c a n e a s e m e n t f o r s t o r m w a t e r f l o w t o t h e l i m i t s o f t h e 1 0 0- y e a r f l o o d p l a i n • Ensures that the current and future property owners know that flood risks exist on the property • Accomplished by surveying the floodplain area on the property C I T Y O F A U S T I N W A T E R S H E D P R O T E C T I O N D E P A R T M E N T PARD project impacts under current code • • • • • R e q u i r e s s o l i c i t a t i o n a n d c o n t r a c t n e g o t i a t i o n R e q u i r e s m u l t i p l e r o u n d s o f s t a f f r e v i e w A D e c l a r a t i o n o f U s e ( D O U ) r e q u i r e s R e a l E s t a t e …
Annual Internal Review This report covers the time period of 7/1/2024 to 6/30/2025 _Codes and Ordinances Joint Committee_ (Official Name of Board or Commission) The Board/Commission mission statement (per the City Code) is: § 2-1-207 - CODES AND ORDINANCES JOINT COMMITTEE. (A) The city council creates the Codes and Ordinances Joint Committee to consider and make recommendations to the Planning Commission regarding: (1) proposed amendments to the Land Development Code for which review is required under Section 25-1-502 (Amendment; Review); and (2) requests to initiate amendments to the Land Development Code under Section 25-1-501 (Initiation). (B) The committee consists of seven members, which shall include: (1) four members of the Planning Commission, selected by the Planning Commission; and (2) three members of the Zoning and Platting Commission, selected by the Zoning and Platting Commission. (Ord. No. 20160505-037, Pt. 1, 5-16-16) Annual Review and Work Plan 2024 1. Describe the board’s actions supporting their mission during the previous calendar year. Address all elements of the board’s mission statement as provided in the relevant sections of the City Code. As required by the City Code, the Codes and Ordinances Joint Committee considered and made recommendations on the following amendments to the Land Development Code: 2024 – Recommended Initiation to full Planning Commission Hays Commons Site-Specific Save Our Springs (SOS) Amendment Initiation. Initiation of site-specific amendments to City Code Chapter 25-8, Subchapter A, Article 13 of the Save Our Springs Initiative as necessary for the Hays Commons Municipal Utility District. Permitted uses along Imagine Austin corridors. Initiation of amendments to City Code Title 25 (Land Development) to modify permitted uses along Imagine Austin corridors. Permitted and Conditional uses for Residential Zones. Initiation of amendments to City Code Title 25 (Land Development) to modify permitted and conditional uses for residential zones 2024 – Recommended to full Planning Commission C20-2022-003 South Central Waterfront Combining District and Density Bonus Program. An ordinance to amend City Code Title 25 (Land Development) to create a new zoning district and modify related site development regulations and compatibility standards; and create a new zoning district for density bonus that includes granting additional floor-to-area ratio in exchange for providing community benefits; and to establish boundaries for the new zoning districts located in the vicinity commonly known as the South Central Waterfront. C20-2023-026 Live Music and Creative Space Bonus Phase 2. An ordinance to amend City Code Title 25 (Land Development) to …
Meeting of the Codes and Ordinances Joint Committee Minutes July 16, 2025, at 6:00 p.m. Permitting and Development Center (PDC) – Room #2103 6310 Wilhelmina Delco Drive Austin, TX 78752 Some members of the Codes and Ordinances Joint Committee may be participating in the video conference. Public comment will be allowed in-person or remotely by 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. To register, call or email the board liaison, Jonathan Lee, at (512) 974-7232, Jonathan.Lee@austintexas.gov. CURRENT COMMITTEE MEMBERS Alejandra Flores (Chair) – Present in person Awais Azhar – Present via teleconference Betsy Greenberg – Present via teleconference Lonny Stern – Absent Felicity Maxwell – Absent Nadia Barrera-Ramirez – Present via teleconference Alice Woods – Absent CALL TO ORDER Chair Flores calls the meeting to order at 6:04 p.m. PUBLIC COMMUNICATION: GENERAL Mr. Ryan Saunders raises concerns regarding noise from bars and food trucks. APPROVAL OF MINUTES 1. Approval of April 16, 2025, meeting minutes. Minutes are approved unanimously on a motion by Commissioner Azhar, seconded by Commissioner Greenberg. 1 DISCUSSION AND ACTION ITEMS 2. Staff Request for Code Amendment Initiation. Discussion and possible action to initiate amendments to City Code Title 25 (Land Development Code) related to the drainage easements on parkland owned by the City of Austin. City staff: Kevin Shunk, Watershed Protection Department, (512) 974-9176, Kevin.Shunk@austintexas.gov. Kevin Shunk presents. The Committee unanimously recommends Planning Commission initiate the code amendment on a motion by Commissioner Azhar and second by Commissioner Greenberg. 3. Annual Report. Discussion on the 2024-2025 Annual Report for the Codes and Ordinances Joint Committee. No comments are made regarding the Annual Report. 4. Officer Election. Conduct an election for Vice Chair. The Committee unanimously appoints Commissioner Barrera-Ramirez as Vice-Chair on a motion by Commissioner Azhar and second by Commissioner Greenberg. FUTURE AGENDA ITEMS Chair Flores raises the issue that builders are unable to build using HOME Phase 1 on lots less than the minimum width and requests a briefing from relevant staff. Commissioner Greenberg requests a briefing from relevant staff on the City’s noise regulations, specifically related to issues raised by Mr. Saunders in his public communication testimony. ADJOURNMENT Chair Flores adjourns the meeting at 6:36 p.m. The minutes were …
Meeting of the Codes and Ordinances Joint Committee April 16, 2025, at 6:00 p.m. Permitting and Development Center (PDC) – Room #2103 6310 Wilhelmina Delco Drive Austin, TX 78752 Some members of the Codes and Ordinances Joint Committee may be participating in the video conference. Public comment will be allowed in-person or remotely by 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. To register, call or email the board liaison, Jonathan Lee, at (512) 974-7232, Jonathan.Lee@austintexas.gov. CURRENT COMMITTEE MEMBERS Alejandra Flores (Chair) Claire Hempel (Vice-Chair) Greg Anderson Awais Azhar Betsy Greenberg Lonny Stern CALL TO ORDER PUBLIC COMMUNICATION: GENERAL Speakers signed up prior to commencement of the meeting will be allowed to address their concerns regarding items not posted on the agenda. APPROVAL OF MINUTES 1. Approval of March 19, 2025, meeting minutes. 1 DISCUSSION AND ACTION ITEMS 2. C20-2023-037 S.M.A.R.T. Housing Updates Phase 2. Discussion and possible action to recommend amendments to the City’s S.M.A.R.T. Housing Program, including amendments to City Code Title 25 (Land Development Code), to improve the functionality of the program. City Staff: Brendan Kennedy, Housing Department, (512) 978-1594, Brendan.Kennedy@austintexas.gov. 3. Officer Elections. Conduct officer elections for the Chair and Vice Chair. FUTURE AGENDA ITEMS 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 before the meeting date. Please call Jonathan Lee, at 512-974-7232, Jonathan.Lee@austintexas.gov for additional information; the City receives and accepts Video Relay Service (VRS) calls from people who are Deaf or hard-of-hearing. For more information on the Codes and Ordinances Joint Committee, please contact Jonathan Lee, at 512-974-7232, Jonathan.Lee@austintexas.gov . 2
Meeting of the Codes and Ordinances Joint Committee March 19, 2025, at 6:00 p.m. Permitting and Development Center (PDC) – Room #2103 6310 Wilhelmina Delco Drive Austin, TX 78752 Some members of the Codes and Ordinances Joint Committee may be participating in the video conference. Public comment will be allowed in-person or remotely by 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. To register, call or email the board liaison, Jonathan Lee, at (512) 974-7232, Jonathan.Lee@austintexas.gov. COMMITTEE MEMBERS PRESENT Alejandra Flores (Chair) Betsy Greenberg Greg Anderson (Late at 6:05) Awais Azhar Lonny Stern COMMITTEE MEMBERS ABSENT Claire Hempel (Vice-Chair) CALL TO ORDER Meeting started at 6:03 PM. PUBLIC COMMUNICATION: GENERAL Speakers signed up prior to commencement of the meeting will be allowed to address their concerns regarding items not posted on the agenda. Ryan Saunders – Regarding concerns about food trucks and live music venues APPROVAL OF MINUTES 1. Approval of February 19, 2025, meeting minutes. On a motion by Commissioner Greenberg, seconded by Commissioner Azhar, the minutes from the February 19th, 2025 meeting were approved unanimously (5-0) with Vice Chair Hempel absent. 1 DISCUSSION AND ACTION ITEMS 2. C20-2024-010 UNO Update. Discussion and possible action to recommend amendments to City Code Title 25 (Land Development) to repeal University Neighborhood Overlay District requirements and regulations, and to create a new zoning district for a density bonus program that grants additional building height and modifies uses and site development regulations, including compatibility standards, in exchange for community benefits, for 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. City Staff: Paul Books, Planning Department, (512) 974-3173, Paul.Books@austintexas.gov and Alan Pani, Planning Department, (512) 974-8084, Alan.Pani@austintexas.gov. Paul Books presented. Public Speakers on Item 2: - Justin Lanier, Policy Director for University Tenants Union - Christian Tschoepe, AURA member and Commissioner of the Zoning and Platting Commission - Sarah Campbell, CANPAC member Commissioner Stern moves to consider an amendment to staff’s recommendation to require a 5-ft public access easement on any side of buildings that does not front a public right-of-way. Motion passes (4-0) with Commissioner Anderson off the dais. Commissioner Stern moves …
Codes and Ordinances Joint Committee S.M.A.R.T. Housing Amendments Phase 2 Brendan Kennedy, Program Manager Housing Department S.M.A.R.T. Housing S.M.A.R.T. Housing Incentives ▪ Waiver of certain development fees ▪ DSD review times are shortened; S.M.A.R.T. Housing development permits are prioritized for case management ▪ Gatekeeper requirement for new construction seeking most affordable housing approvals 3 S.M.A.R.T. Housing Requirements ▪ At least 10% of units priced at or below 80% MFI for sale or lease (= 25% fee waiver) – Scales up to 40% of units affordable = 100% fee waiver ▪ Requires AEGB 1-Star certification and additional accessibility/visitability standards ▪ Requires transit proximity, with options for waiver set in Code 4 Initiation – Resolution No. 20230720-129 ▪ Phase 1: Amend Section 25-1-704 so that fees eligible for a waiver under the S.M.A.R.T. Housing program would be identified as part of the annual fee ordinance ▪ Phase 2: Amend Title 25 as needed to improve the operation and functionality of the S.M.A.R.T. Housing program. 5 Proposed Amendments Amendment #1 – Land Restriction Process ▪ Amend § 25-1-705 (D) to require affordability restrictions to be executed prior to certification – Establishes consistency between programs – Ensures applicants are aware of and bound to requirements at an earlier stage 7 Amendment #2 – CLT exemption ▪ Amend § 25-1-704 (B)(2)(a-b) to remove exemption for land dedicated to City-approved CLT. – Presents significant administrative burdens and frequently infeasible to implement – Underutilized by dedicated CLT entities 8 Proposed Amendment #3 – Rental MFI ▪ Amend § 25-1-703 (C)(2)(a) to lower affordable rental MFI from 80% MFI to an average 60% MFI – Establishes consistency between programs by requiring 60% MFI rental – Reduces confusion on affordability from permit reviewers – Meets Department’s programmatic goals to target 60% MFI and below affordability – Income averaging still accommodates "workforce housing" when deeper affordability levels are provided 9 Amendment #4 – Remove Outdated Provisions ▪ Remove in their entirety: – § 25-1-702 (B), a requirement to notify TPW of all S.M.A.R.T. developments – § 25-1-703 (D),§ 25-1-704 (B)(2)(c), and § 25-1-705 (A)(4), an automatic 100% fee waiver for Vertical Mixed Use developments – This provision is inconsistent with move to 60% MFI for rental – § 25-1-705 (A)(1), which has been superseded by more recent University Neighborhood Overlay ordinances 10 Amendment #4– Remove Outdated Provisions cont’d ▪ Remove in their entirety: – § 25-1-703 (C)(2)(b) 25-1-704 (B)(2)(d), and …
ORDINANCE AMENDMENT REVIEW SHEET Amendment: C20-2023-037 S.M.A.R.T. Housing Updates Phase 2 Description: Amend the City’s S.M.A.R.T. Housing Program and City Code Title 25 (Land Development) to improve the functionality of the program. Background: Initiated by City Council Resolution 20230720-129. On July 20, 2023, City Council approved Resolution No. 20230720-129 that directed staff to make amendments to S.M.A.R.T. Housing. Staff with the Development Services Department initiated amendments related to Phase 1, which amended Section 25-1-704 so that fees eligible for a waiver under the S.M.A.R.T. Housing program would be identified as part of the annual fee ordinance. On February 1, 2024, City Council approved Ordinance No. 20240201-053 to adopt these amendments. Phase 2 directs staff to amend the S.M.A.R.T. Housing program to improve the functionality of the program. Summary of Proposed Code Amendment: Amendments to § 25-1-703 (C)(2) will lower the eligible median family income (MFI) level for rental properties from 80 percent to 60 percent MFI. Amendments to this section will also allow for income averaging to achieve the required MFI for both rental and ownership. This will improve consistency and clarity across programs, and is responsive to recommendations recently made from a comprehensive density bonus study conducted by the Planning Department. Amendments to § 25-1-705 (D) will improve program administration and consistency across programs by requiring affordability restrictions to be executed prior to certification. § 25-1-704 (B)(2)(a-b) will be removed in its entirety to eliminate a provision related to exceptions for certain units dedicated to a community land trust, which has been underutilized and is administratively infeasible. Additional provisions will be removed to eliminate outdated provisions or provisions which are inconsistent with the amendments listed above. Proposed Text Amendment(s): Amend § 25-1-703 (C)(2)(a) to read, or amend with comparable language: “ dwelling units must serve households whose incomes average 80 percent of the median family income or below as determined by the director of the Housing Department. (a) If an applicant develops dwelling units for sale, reasonably-priced (b) If an applicant develops dwelling units for lease, reasonably-priced dwelling units must serve households whose incomes average 60 percent of the median family income or below as determined by the director of the Housing Department.” Amend § 25-1-705 (D) to read, or amend with comparable language: “(D) Before the director may certify a proposed development, the applicant shall comply with § 4-18-25, Certification. The agreement required under § 4-18-25 (C)(1) may …
