REGULAR MEETING OF THE DESIGN COMMISSION MONDAY, OCTOBER 27, 2025, 6:00 P.M. PERMITTING AND DEVELOPMENT CENTER, ROOM 1405 6310 WILHELMINA DELCO DRIVE AUSTIN, TEXAS Some members of the Design 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, and will be allowed up to three minutes to provide their comments. Registration no later than noon the day before the meeting is required for remote participation by telephone. To register to speak remotely, call or email Nicole Corona at 512- 974-3146 or nicole.corona@austintexas.gov. CURRENT COMMISSIONERS: Jon Salinas, Chair Josue Meiners, Vice Chair Ramachandra “Rao” Aradhyula David Carroll Nkiru Gelles Kevin Howard AGENDA CALL TO ORDER PUBLIC COMMUNICATION: GENERAL Saira Khan Conners Ladner Marissa McKinney Evgenia “Jenny” Murkes Brendan Wittstruck The first five speakers signed up prior to the meeting being called to order will each be allowed a three-minute allotment to address their concerns regarding items not posted on the agenda. APPROVAL OF MINUTES 1. Approve the minutes of the Design Commission regular meeting on August 25, 2025. STAFF BRIEFINGS 2. 3. Staff briefing regarding the Green Infrastructure in the Right of Way. Presented by Michelle Marx, Austin Transportation and Public Works. Staff briefing on proposed amendments to City Code Title 25 (Land Development Code), Case C20-2025-010, related to establishing a maximum building height limit within the Central Business District (CBD) zoning district, and amending the Downtown Density Bonus Program (DDBP) and Rainey Street Subdistrict regulations to modify allowable maximum building height when participating in the DDBP. Presented by Alan Pani, Austin Planning. Sponsors: Chair Salinas and Commissioner Carroll. DISCUSSION ITEMS 4. 5. 6. Presentation and discussion regarding Staff’s response to Resolution 20241121-073 related to Bird-Friendly design. Presented by Leslie Lilly, Austin Watershed Protection. Discussion of analysis on the Design Commission's recommendations and the final approved Downtown Density Bonus Program projects from the past ten years. Discussion of the draft Urban Design Guidelines regarding the sections: Introduction, Core Principle A: Protect Pedestrians and Bicyclists from the Elements, and Core Principle B: Protect Sidewalk and Bikeway Users from Motor Vehicles. DISCUSSION AND ACTION ITEMS 7. 8. Discussion and action to select Downtown Density Bonus Program projects from the past ten years to conduct analysis on outcomes. Sponsors: Chair Salinas and Vice Chair Meiners. …
DESIGN COMMISSION REGULAR MEETING MINUTES MONDAY, AUGUST 25, 2025 The Design Commission convened in a regular meeting on Monday, August 25, 2025, at 6310 Wilhelmina Delco Drive in Austin, Texas. Chair Salinas called the Design Commission meeting to order at 6:05 p.m. Board Members/Commissioners in Attendance: Jon Salinas, Chair Ramachandra “Rao” Aradhyula David Carroll Kevin Howard Saira Khan Evgenia “Jenny” Murkes Brendan Wittstruck – Commissioner Wittstruck joined the meeting at 6:20 p.m. Board Members/Commissioners in Attendance Remotely: Josue Meiners, Vice Chair Marissa McKinney PUBLIC COMMUNICATION: GENERAL None. APPROVAL OF MINUTES 1. Approve the minutes of the Design Commission regular meeting on June 23, 2025. The minutes from the meeting of 06/23/2025 were approved on Commissioner Carroll’s motion, Commissioner Aradhyula’s second, on an 8-0 vote. Commissioner Wittstruck was off the dais. Commissioners Gelles and Ladner were absent. STAFF BRIEFINGS 2. Staff briefing regarding the update to the Urban Design Guidelines. Presented by Jorge Rousselin, Planning Department. 1 The presentation was made by Jorge Rousselin and Stephen Crews, Planning Department. DISCUSSION ITEMS 3. 4. Discussion of the draft Urban Design Guidelines. The item was discussed. Discussion of analysis on the Design Commission's recommendations and the final approved Downtown Density Bonus Program projects from the past ten years. The item was discussed. DISCUSSION AND ACTION ITEMS 5. 6. 7. Discussion and action to select Downtown Density Bonus Program projects from the past ten years to conduct analysis on outcomes. Sponsors: Chair Salinas and Vice Chair Meiners. The motion to select the Downtown Density Bonus Program project 321 W. 6th St to conduct analysis on the Design Commission's recommendation, and the final approved project was approved on Commissioner McKinney’s motion, Chair Salinas’ second, on a 9-0 vote. Commissioners Gelles and Ladner were absent. Discussion and action to select a member for the Urban Design Guidelines Working Group. Sponsors: Chair Salinas and Commissioner Wittstruck. The motion to select Commissioner Gelles as a member of the Urban Design Guidelines Working Group was approved on Commissioner Howard’s motion, Chair Salinas’ second, on a 9-0 vote. Commissioners Gelles and Ladner were absent. Select a representative for the South Central Waterfront Advisory Board per City Code §2- 1-172. The motion to select Commissioner McKinney as the representative for the South Central Waterfront Advisory Board was approved on Chair Salinas’ motion, Commissioner Howard’s second, on a 9-0 vote. WORKING GROUP/COMMITTEE UPDATES 8. 9. Update from the representative of the Downtown …
C20-2025-010 Central Business District Amendments Austin Planning | Design Commission | 10/27/25 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 by-right height limit 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 …
1 City Staff Watershed Protection Building Services Liz Johnston, Leslie Lilly, Elizabeth Funk Matt Hollon, Sean Watson Austin Energy Green Building Garret Jaynes, Heidi Kasper Development Services Department Farhana Biswas Kit Johnson, Nate Jackson Animal Services Emery Sadkin Planning Jordan Feldman 2 Resolution 20241121-073 ▪ Came out of a recommendation from a working group and Resolution 20210902-050 on Lights Out Austin ▪ Directs staff to: ▪ Update on Light’s Out Austin ▪ Explore integration of bird-friendly building techniques for new low-rise, mid-rise and high-rise buildings ▪ Conduct a feasibility analysis on the potential impacts of these standards ▪ Seek input from stakeholders, including developers, environmental organizations, and the public. 3 Migration and Habitat ▪ Austin was designated a Bird City in 2023 ▪ Austin within North America’s Central Flyway ▪ Over 400 species of birds ▪ Edwards Plateau and the Blackland Prairies habitat ▪ Premier destination for birdwatchers throughout most of the year. ▪ Birding generates more than $5 billion in annual ecotourism revenue in Texas ($279 billion nationwide) 4 The Problem ▪ Birds do not perceive glass as a barrier. ▪ In daytime, birds encounter reflective or translucent glass. ▪ At night, birds encounter artificial sources of light. ▪ Birds fly to these confusing features without seeing the glass barriers. ▪ The collision is deadly. An estimated 1 billion birds die every year. 5 Solutions Glass Strategies Bird-friendly design includes: ▪ Reducing the use of glass ▪ Reducing glass exposure (using solar shading, external insect/solar screens, louvers, etc.) ▪ Incorporating bird-friendly signals (markers) in or on the glass ▪ UV coating, glazing, and etched or fritted glass patterns that follow the "2x2 rule” 7 Lighting Exterior ▪ Eliminate uplighting, use fully shielded fixtures that direct light downward, and avoid event searchlights ▪ Use lighting management systems that can automatically reduce non-essential lighting during peak migration ▪ Also beneficial to bats and lightning bugs year-round ▪ Use warmer lightbulbs (as white/blue light can disorient birds) Interior ▪ Program automatic controls with timers and occupancy sensors ▪ Use window treatments to reduce light spillage ▪ Schedule janitorial services during daylight hours 8 Benchmarking What have other cities done? New York City (2021) Arlington County, VA ▪ 90% of the first 75 feet of a new building’s ▪ Bird friendly design tied to voluntary envelope use bird-friendly materials, including alterations to existing glazing. density bonus incentives ▪ Evaluates facade 8 and 36 …
RESPONSE TO COUNCIL RESOLUTION 20241121-073 BIRD-FRIENDLYDESIGN REPORT 10/15/2025 Response to 20241121-073 Table of Contents Executive Summary .............................................................................................................................. 4 Overview of Bird Friendly Design .......................................................................................................... 5 Migration and Habitat in Austin............................................................................................................ 5 Glass and Building Design Elements ..................................................................................................... 6 Lighting Standards to Minimize Light Pollution .................................................................................... 9 Behavioral practices ............................................................................................................................ 10 Benchmarking Report on Bird Friendly Design in North America ....................................................... 11 New York City, NY ............................................................................................................................... 11 Madison, WI ........................................................................................................................................ 12 Portland, ME ....................................................................................................................................... 12 Berkeley, CA ........................................................................................................................................ 13 Toronto, ON ........................................................................................................................................ 13 Arlington County, VA........................................................................................................................... 14 Bird Friendly Design in Austin ............................................................................................................. 15 Austin Energy Green Building ............................................................................................................. 15 Lights Out Austin! ................................................................................................................................ 16 Site Specific Regulations ..................................................................................................................... 16 Glass and Lighting Requirements in Code ........................................................................................... 17 Case Studies of Bird Friendly Projects in Austin.................................................................................. 17 Considerations for New Construction ................................................................................................. 19 Co-Benefits of Bird Friendly Design .................................................................................................... 19 The 100/100/100 rule ......................................................................................................................... 21 Best Practices for Low-, Mid-, and High-Rise Buildings ...................................................................... 21 Feasibility of Bird Friendly Building in Austin ....................................................................................... 23 Cost Estimates ..................................................................................................................................... 23 Building Plan Review ........................................................................................................................... 25 Inspection and Compliance ................................................................................................................. 26 Education ............................................................................................................................................ 26 Stakeholder Engagement .................................................................................................................... 26 Boards and Commissions ................................................................................................................... 28 Staff Considerations ........................................................................................................................... 29 1. Land Development Code Amendment ............................................................................................ 29 10/15/2025 Response to 20241121-073 2. Austin Energy Green Building Program and Policy Updates ........................................................... 29 3. Residential Educational Campaign .................................................................................................. 30 Contributors: ..................................................................................................................................... 31 References:........................................................................................................................................ 32 Appendix A: Benchmarking Data and Regulations ............................................................................... 33 Appendix B: Austin Energy Green Building Program Requirements ..................................................... 34 Appendix C: Stakeholder Engagement Plan ........................................................................................ 36 Appendix D: Bird Friendly Design for Residential ................................................................................. 37 10/15/2025 Response to 20241121-073 Executive Summary implementation, In response to City Council Resolution 20241121-073, staff conducted comprehensive research on bird- friendly building design including stakeholder engagement with developers, environmental organizations, and the public through virtual sessions, public tours of the Austin Airport IT building, and professional roundtable discussions in collaboration with the American Institute of Architects (AIA). The following analysis provides an overview of the impact that building collisions have on bird populations and how Austin can address the problem through assessing local case studies, cost feasibility, and regulatory frameworks from peer cities including New York, Madison, Portland, Toronto, Berkeley, and Arlington County, VA. The report explores how Austin's built environment and land development regulations present many opportunities for bird-friendly design implementation, including already existing regulatory mechanisms and programs like Planned Unit Development (PUD) Zoning and the Austin Energy …
RESOLUTION NO. 20241121-073 WHEREAS, the City of Austin is committed to promoting environmental sustainability and biodiversity as a key part of its climate resilience and sustainability initiatives; and WHEREAS, Texas is recognized nationally and internationally for its important migration corridors for birds, with approximately one of every three birds migrating through the U.S. in the spring, and one of every four birds migrating through the U.S. in the fall, or nearly two billion birds, passing through every year; and WHEREAS, tourism generated from bird-watching brings more than $1.8 billion into the state’s economy annually; and WHEREAS, bird populations face significant threats from collisions with buildings, particularly due to glass structures and night lighting, which result in one billion bird fatalities every year from collisions with manmade structures in the United States; and WHEREAS, Audubon Texas initiated the Lights Out, Texas! campaign of education, awareness, and action that focuses on protecting the billions of migratory birds traveling through Texas; and WHEREAS, Resolution No. 20210902-050 previously directed the City Manager to initiate a program to turn off non-essential lighting in City buildings where feasible during peak fall and spring bird migration periods; and WHEREAS, Audubon Texas and the Texas Parks and Wildlife Department created the Bird City Texas campaign to promote science-based bird conservation initiatives and community-centric action; and Page 1 of 4 WHEREAS, the City of Austin became a Bird City in 2023; and WHEREAS, the Travis Audubon Society has been a leading conservation organization in Travis County since 1952, and in 2024, they contracted with bird- friendly design expert Heidi Trudell to present a report on bird friendly building design to the South-Central Waterfront Commission, Design Commission and Environmental Commission; and WHEREAS, the U.S. Fish and Wildlife Service in partnership with the American Bird Conservancy, DarkSky International, and Yale University has developed Bird-Friendly Building Toolkits that provide strategies and guidelines for designing and retrofitting low-rise, mid-rise and high-rise buildings to reduce bird collisions through the use of bird-friendly materials, lighting strategies, landscaping, and architectural designs; and WHEREAS, cities across the United States, including New York, Madison, San Francisco and twenty-three other cities, have successfully adopted bird- friendly building standards, demonstrating the feasibility and benefits of such measures; and WHEREAS, the integration ofbird-friendly building design supports Austin's existing efforts to protect wildlife habitats, promote urban biodiversity and sustainable development practices and provides an opportunity to lead by example in environmental stewardship; …
MEMORANDUM TO: Site Plan and Building Permit Case Managers FROM: Jerry Rusthoven$ Housing & Planning Department DATE: September 8,2027 RE Density Bonus for 321 W. 6th Street under SP-2019-0516C, Expected address: 321 W. 6th Street, Austin, Texas 78701 This memorandum grants approvalto 321 W. 5th Street (the Project) subject to the stated conditions and requirements as of the date listed above. This memorandum also summarizes the requirements that must be met for the above-mentioned project to be granted the entitlements listed below through the Downtown Density Bonus Program as described in City Code section 25-2-586. The entitlements described below are associated only with the Project as described in the attached documents and site plan No. SP-2019-0516C and cannot be transferred to a different project. lf an applicant proposes a different project on the same site and seeks to use a Density Bonus, the applicant must re-apply for the Downtown Density Bonus Program using the rules in effect at the time of application. The entitlements granted herein do not run with the land. "A Certificate of Occupancy shall not be granted for this Project until atl requirements below are met. This memorandum shall be attached to allsite plan applications and building permit applications and the following note shall be placed in AMANDA and on the cover of all site plan applications and building permit applications: 'ACertificate of Occupancy shall not be granted for this Project untilall requirementsspecifiedinthememo f,EDensity Bonusfor32l W. 6th Street dated September 8, 2021 are met." Staffshallverify that all requirements have been met before issuins a certificate of occupancv by checking with Aaron D. Jenkins of the Zonirg &Urban Design Division, Housing and Planning Department, aaron.ienkins@austintexas.gov or (512) 97 4-t243. Requirements to be fulfilled before a Certificate of Occupancy (CO) may be granted for this project: 1. GreatStreets lmprovements: Complete construction of allGreat Streets improvements along all of the project's public right-of-way frontages consistent with the City of Austin Great Streets Standards and in accordance with the attached executed public restrictive covenant and Gatekeeper requirements of Ordinance No. 2014A522-A77. City of Austin Zoning & Urban Design Staff will inspect construction for compliance prior to granting a CO. Page 1 of 2 2. AEBG requirement: Prior to issuance of a CO, achieve a minimum two-star rating under the AEGB program using the ratings in effect at the time the Project is registered with the Austin Energy Green Building Program. 3. …
Contents - The previous draft of guidelines and core principles can be found at this link Assignments KEY- David Marissa Kevin Brendan Sophia WORKING DRAFT1 Introduction PURPOSE APPLICABILITY These categories determine if a project must comply with a specific design guideline. Private Projects Applies to: ● All projects participating in the Downtown Density Bonus Program (DDBP), and ● All private projects for which the City Council or the Planning Commission requests a review by the Design Commission. The applicability extends to these projects regardless of their participation in a density bonus program. The Design Commission will advise the Planning Commission and City Council based on the values and intent of the Urban Design Guidelines as is applicable or appropriate to the project. . Public Projects Applies to all municipal buildings and associated site development including any components of these projects that include Alternative Equivalent Compliance. The Design Commission reviews all municipal buildings and associated site development projects to ensure they demonstrate compliance with city design and sustainability standards (Council Resolution No. 20071129-046), including those seeking Subchapter E Design Standards Alternative Equivalent Compliance (AEC) (Council Resolution No. 20100923-086). Public Infrastructure Applies to all infrastructure projects commissioned by the City of Austin. (Resolution 20100819-035) All projects requiring a right-of-way vacation are required to be reviewed by the Design Commission (Council Resolution No. 20100805-028). Infrastructure is the constructed physical and biophysical elements, facilities, and systems of the built environment that provide a shared foundation for sustaining the health, safety, and welfare of a community. Infrastructure includes, but is not limited to, the following aspects of WORKING DRAFT2 planning and design: air quality management, communication, energy production and transmission (chemical, electrical, mechanical, and thermal), public safety (support for policing and fire suppression), transportation and movement, waste management (refuse recycling and disposal; sewage treatment), and water management (storage, conveyance, distribution, purification). SUBSTANTIAL COMPLIANCE In order for a project to be considered in Substantial Compliance with the Urban Design Guidelines, projects must address each core principle by complying with All Tier 1 Design Guidelines applicable to their project type as well as 12 of the Tier 2 Design Guidelines applicable to their project type. PRIORITIES Tier 1 Tier 1 indicates design guidelines that are mandatory. Applicants must demonstrate compliance with all Tier 1 Guidelines applicable to their project type. Tier 2 Tier 2 indicates design guidelines that are optional but highly recommended. Applicants may choose which …
Project Case Number Project Location In Date Bonus Request (FAR) Bonus Request (Height in ft Bonused Sq. Ft. Status of Project Design Commission (Working Group Date) Date Reviewed by Design Commission Design Commission Outcome DDBP Case Tracking Aspen Heights Apartments (now Rise) SP-2013-0434C 805 Nueces Street (516 W. 8th Street) 11/1/2013 8 5th & West SP-2013-0454C 501 W. 5th Street 1/31/2014 19.7 7th & Congress (Element & Aloft Hotels) SP-2014-0068C 619 & 621 Congress Ave. (109 E. 7th Street) 5/15/2014 21.2 5th & Brazos SP-2014-0406C 501 Brazos 10/3/2014 19.7 Third and Shoal SP-2015-0346C 607 W. 3rd 4/4/2016 10.2 Waterloo Park Tower SP-2016-0106C 1201 Red River 1/25/2017 405 Colorado SP-2016-0260C 405 Colorado 7/21/2016 Marriott at Cesar Chavez SP-2016-0300C 304 E. Cesar Chavez 10/6/2016 48 East Ave Apts SP-2016-0391C 48 East Avenue 8/9/2016 15 13 15 15 1400 Lavaca (now SXSW Center) SP-2016-0452C 1400 Lavaca 10/3/2016 4.11 Town Lake Lofts SP-2017-0107C 16 N I-35 Service Dr 7/22/2016 15 700 11th St SP-2017-0166C 700 11th St 9/7/2017 10.43 6th + Guadalupe SP-2017-0301C.F1 600 Guadalupe Street 5/24/2018 Block 71 (UT System Property) SP-2017-0311C 200 W. 6th St 10/26/2017 25 25 300 Colorado SP-2018-0096C 300 Colorado Street 5/22/2018 15.71 91 Red River SP-2018-0111C 91-93 Red River Street 7/5/2018 13.12 200 430 328 420 391 371 363 381 342 171 352 344 838 555 455 326 86,840 Approved with Memo 194,854 Approved with Memo 11/25/2013 2/24/2014 Recommendation of Compliance with additional recommendations (see letter) Recommendation of Non-Compliance with list of means for compliance (see letter) 145,977 Approved with Memo 5/27/2014 Recommendation of Compliance 408,999 Approved with Memo 10/27/2014 Recommendation of Compliance 77,720 Approved with Memo 4/25/2016 Recommendation of Compliance 133,140 Approved with Memo 3/27/2017 Recommendation of Compliance 85,634 Approved with Memo 1/9/2017 4/24/2017 & 5/22/2017 Recommendation of Non-Compliance 243,677 Approved with Memo 05/22/2017 & 6/05/2017 Recommendation of Compliance 125,055 Approved with Memo 1/23/2017 Recommendation of Compliance 66,600 Approved with Memo 11/28/2016 Recommendation of Compliance 109,214 Approved with Memo 12/19/2016 Recommendation of Compliance 85,702 Approved with Memo 10/23/2017 Motion for Recommendation of Compliance failed for lack of votes 565,109 Approved with Memo 8/27/2018 Recommendation of Compliance 1,296,080 Approved with Memo 11/27/2017 Recommendation of Compliance 191,424 Approved with Memo 6/25/2018 Recommendation of Compliance 164,768 Approved with Memo 9/24/2018 Recommendation of Compliance City of Austin - Planning Zoning Department - Urban Design Division - December 2018 The Travis Ph.1 SP-2018-0159C 80 Red River Street 2/22/2019 The Travis Ph.2 SP-2018-0159C …
Permitting and Development Center 2026 DESIGN COMMISSION MEETING DATES AND DEADLINES 6310 Wilhelmina Delco Dr, Austin, TX 78752 PDC Room 1405| 6:00 PM Meeting Date 4th Monday of the month at 6:00 p.m. (Unless otherwise noted) January 26th February 23rd March 23rd April 27th 1May 18th June 22nd July – No Meeting August 24th September 28th October 26th 2November 16th 3December 14th Materials Deadline 10 days prior to the Meeting by close of business (5:00 p.m.) (No Exceptions) January 16th February 13th March 13th April 17th May 8th June 12th Not Applicable August 14th September 18th October 16th November 6th December 4th 1 Meeting moved from 4th Monday to 3rd Monday due to Memorial Day Holiday 2 Meeting moved from 4th Monday to 3rd Monday due to Thanksgiving Holiday 3 Meeting moved from 4th Monday to 2nd Monday due to Christmas Holiday
