REGULAR MEETING OF THE ENVIRONMENTAL COMMISSION WEDNESDAY, DECEMBER 3, 2025 AT 6:00 PM PERMITTING AND DEVELOPMENT CENTER, EVENTS CENTER, ROOM 1405 6310 WILHELMINA DELCO DRIVE AUSTIN, TEXAS Some members of the Environmental 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, contact Elizabeth Funk, (512) 568-2244, Elizabeth.Funk@austintexas.gov CURRENT COMMISSIONERS: Jennifer Bristol, Chair Mariana Krueger, Vice Chair Haris Qureshi, Secretary Richard Brimer Isabella Changsut Annie Fierro CALL TO ORDER PUBLIC COMMUNICATION: GENERAL Justin Fleury Martin Luecke Mar Moretta-Urdiales Allison Morrison David Sullivan AGENDA The first 10 speakers signed up prior to the meeting being called to order will each be allowed a three- minute allotment to address their concerns regarding items not posted on the agenda. APPROVAL OF MINUTES 1. Approve the minutes of the Environmental Commission Regular meeting on November 5, 2025. PUBLIC HEARINGS 2. Name: Arbor View Subdivision; C8-2025-0085.0A Applicant: Mirza Baig, PE; Terrence Irion Location: 4316 Far West Blvd, Austin, TX 78731 Council District: District 10 Staff: Mike McDougal Environmental Policy Program Manager Austin Development Services 512-974-6380 mike.mcdougal@ausintexas.gov Applicant request: Variance request is as follows: a. Request to vary from LDC 25-8-301 to allow construction of a driveway on slopes over 15% b. Request to vary from LDC 25-8-302 to allow construction of buildings on slopes over 15% c. Request to vary from LDC 25-8-423 to exceed the 30% net site area watershed impervious cover limit and to allow 3900 square feet of impervious cover Staff Recommendation: Staff does not recommend this variance, having determined that the findings of fact have not been met. WORKING GROUP UPDATES 3. Update on the Artificial Turf working group by Chair Brisol. FUTURE AGENDA ITEMS ADJOURNMENT The City of Austin is committed to compliance with the Americans with Disabilities Act. Reasonable modifications and equal access to communications will be provided upon request. For assistance, please contact the Liaison or TTY users’ route through 711. A person may request language access accommodations no later than 48 hours before the scheduled meeting. Please call or email (512) 568-2244, Elizabeth Funk at …
ENVIRONMENTAL COMMISSION REGULAR CALLED MEETING MINUTES Wednesday, November 5, 2025 The Environmental Commission convened in a Regular meeting on Wednesday, November 5, 2025, at 6310 Wilhelmina Delco Drive in Austin, Texas. Chair Bristol called the Environmental Commission Meeting to order at 6:03 p.m. Commissioners in Attendance: Mariana Krueger, Richard Brimer, Isabella Changsut, Annie Fierro, Justin Fleury, Mar Moretta-Urdiales, Haris Qureshi, David Sullivan Commissioners in Attendance Remotely: Jennifer Bristol Commissioners Absent: Martin Luecke, Allison Morrison PUBLIC COMMUNICATION: GENERAL Anne Oitzinger, 360 expansion and heritage trees Kimery Duda, Exposition School 2025 Public Benefit APPROVAL OF MINUTES 1. Approve the minutes of the Environmental Commission Regular Meeting on October 15, 2025. The minutes of the Environmental Commission Regular Meeting on October 15, 2025 were approved on Commissioner Sullivan’s motion, Commissioner Brimer’s second on an 8-0 vote. Commissioners Luecke and Morrison were absent. Commissioner Bristol was off the dais. STAFF BRIEFINGS 2. Staff briefing regarding the 2025 Texas Legislative Session. Presentation by Kaela Champlin, Environmental Program Coordinator, Austin Watershed Protection. Item conducted as posted. No action taken. 1 DISCUSSION AND ACTION ITEMS 3. 4. Presentation, discussion, and action regarding Artificial Turf water quality considerations. Presentation by Liz Johnston, Environmental Officer, Austin Watershed Protection. Speakers: Liz Johnston, Environmental Officer Bobby Levinski, Save Our Springs Roy Waley, Sierra Club A recommendation related to Artificial Turf water quality considerations, including creating a working group with Commissioners Bristol, Fleury, Krueger, Moretta-Urdiales, and Sullivan, passed on Commissioner Krueger’s motion, Commissioner Changsut’s second, on an 8–0 vote. Commissioner Fleury abstained. Commissioners Luecke and Morrison were absent. Approve the creation of a working group to develop recommendations for the 2026- 2027 City of Austin Budget. A motion to create a working group on the 2027 city budget as it relates to the Environmental Commission purview with Commissioners Changsut, Brimer, Qureshi, and Sullivan, passed on Commissioner Brimer’s motion, Commissioner Qureshi’s second on a 9-0 vote. Commissioners Luecke and Morrison were absent. FUTURE AGENDA ITEMS Commissioner Fierro requested a staff presentation on the renovations at Northwest Park duck pond and the short and long term solutions. Commissioner Brimer seconded. Commissioner Fleury requested a presentation on noise pollution, particularly as related to roadways. Commissioner Krueger seconded. ADJOURNMENT Chair Bristol adjourned the meeting at 8:21 pm without objection. 2
November 17, 2025 ENVIRONMENTAL COMMISSION VARIANCE APPLICATION FORM PROJECT DESCRIPTION Applicant Contact Information Name of Applicant Street Address City State ZIP Code Work Phone E-Mail Address Terry Irion 13215 Bee cave Parkway, Suite A-230 Austin, Texas 78738 512-615-6653 Terry.irion@sprouselaw.com Variance Case Information Case Name Case Number Address or Location Environmental Reviewer Name Environmental Resource Management Reviewer Name Applicable Ordinance Watershed Name Watershed Classification Arbor View Subdivision C8-2025-0085.0A 4316 Far West Blvd., Austin, Texas 78731 Mohamad Abdulkader Liz Johnston 25-8-301 Bull Creek Watershed ☐Urban ☐Water Supply Rural ☐ Suburban █ Water Supply Suburban ☐ Barton Springs Zone City of Austin | Environmental Commission Variance Application Guide 1 November 17, 2025 Edwards Aquifer Recharge Zone ☐ Barton Springs Segment ☐ Northern Edwards Segment █ Not in Edwards Aquifer Zones Edwards Aquifer Contributing Zone Distance to Nearest Classified Waterway ☐ Yes █ No 1,300 lineal feet Water and Waste Water service to be provided by City of Austin Request The variance request is as follows (Cite code references: Variance 25-8- 301 Impervious cover square footage: acreage: percentage: Existing 0 0 0 Proposed 3,900 0.09 15.98 % Provide general description of the property (slope range, elevation range, summary of vegetation / trees, summary of the geology, CWQZ, WQTZ, CEFs, floodplain, heritage trees, any other notable or outstanding characteristics of the property) The parcel is a 0.56-acre parcel that fronts on a curbed and guttered public street. All utilities necessary to serve the tract are already built underground in public right-of -way or PUE. There is a storm sewer inlet on the western end of the parcel that discharges storm water from Far West Blvd onto the parcel. The ERI identifies a potential seep in the NW corner of the parcel that will be isolated in a Lot 2 “no build” conservation and drainage easement lot and further protected by a 75’ CEF buffer zone. There is no classified waterway or floodplain on the parcel. The nearest classified waterway and FEMA floodplain is Bull Creek, which is 1,300 lineal feet from the subject Property, as depicted in Exhibit 9. No water quality is proposed for this one lot single family residence because there will be less than 5,000 sqft of proposed impervious cover. The parcel has steep slopes which fall somewhere over 50’ from the front of the parcel to the rear of the parcel. Accordingly, net site area as calculated in Section 25-8-62 is …
November 17, 2025 ENVIRONMENTAL COMMISSION VARIANCE APPLICATION FORM PROJECT DESCRIPTION Applicant Contact Information Name of Applicant Street Address City State ZIP Code Work Phone E-Mail Address Terry Irion 13215 Bee Cave Parkway, Suite A-2320 Austin, Texas 78738 512-615-6653 Terry.irion@sprouselaw.com Variance Case Information Case Name Case Number Address or Location Environmental Reviewer Name Environmental Resource Management Reviewer Name Applicable Ordinance Watershed Name Watershed Classification Arbor View Subdivision C8-2025-0085.0A 4316 Far West Blvd., Austin, Texas 78731 Mohamad Abdulkader Liz Johnston 25-8-302 Bull Creek Watershed ☐Urban ☐Water Supply Rural ☐ Suburban █ Water Supply Suburban ☐ Barton Springs Zone City of Austin | Environmental Commission Variance Application Guide 1 November 17, 2025 Edwards Aquifer Recharge Zone ☐ Barton Springs Segment ☐ Northern Edwards Segment █ Not in Edwards Aquifer Zones Edwards Aquifer Contributing Zone Distance to Nearest Classified Waterway ☐ Yes █ No 1,300 lineal feet Water and Waste Water service to be provided by City of Austin Request The variance request is as follows (Cite code references: Variance 25-8- 302 Impervious cover square footage: acreage: percentage: Existing 0 0 0 Proposed 3,900 0.09 15.89 % Provide general description of the property (slope range, elevation range, summary of vegetation / trees, summary of the geology, CWQZ, WQTZ, CEFs, floodplain, heritage trees, any other notable or outstanding characteristics of the property) The parcel is a 0.56-acre parcel that fronts on a curbed and guttered public street. All utilities necessary to serve the tract are already built underground in public right-of -way or PUE. There is a storm sewer inlet on the western end of the parcel that discharges storm water from Far West Blvd onto the parcel. The ERI identifies a potential seep in the NW corner of the parcel that will be isolated in a Lot 2 “no build” conservation and drainage easement lot and further protected by a 75’ CEF buffer zone. There is no classified waterway or floodplain on the parcel. The nearest classified waterway and FEMA floodplain is Bull Creek, which is 1,300 lineal feet from the subject Property, as depicted in Exhibit 7. No water quality is proposed for this one lot single family residence because there will be less than 5,000 sqft of proposed impervious cover. The parcel has steep slopes which fall somewhere over 50’ from the front of the parcel to the rear of the parcel. Accordingly, net site area as calculated in Section 25-8-62 is …
November 17, 2025 ENVIRONMENTAL COMMISSION VARIANCE APPLICATION FORM PROJECT DESCRIPTION Applicant Contact Information Name of Applicant Street Address City State ZIP Code Work Phone E-Mail Address Terry Irion 13215 Bee Cave Parkway, Suite A-230 Austin, Texas 78738 512-615-6653 Terry.irion@sprouselaw.com Variance Case Information Case Name Case Number Address or Location Environmental Reviewer Name Environmental Resource Management Reviewer Name Applicable Ordinance Watershed Name Watershed Classification Arbor View Subdivision C8-2025-0085.0A 4316 Far West Blvd., Austin, Texas 78731 Mohamad Abdulkader Liz Johnston 25-8-423 Bull Creek Watershed ☐Urban ☐Water Supply Rural ☐ Suburban █ Water Supply Suburban ☐ Barton Springs Zone City of Austin | Environmental Commission Variance Application Guide 1 November 17, 2025 Edwards Aquifer Recharge Zone ☐ Barton Springs Segment ☐ Northern Edwards Segment █ Not in Edwards Aquifer Zones Edwards Aquifer Contributing Zone Distance to Nearest Classified Waterway ☐ Yes █ No 1,300 lineal feet Water and Waste Water service to be provided by City of Austin Request The variance request is as follows (Cite code references: Variance 25-8- 423 Impervious cover square footage: acreage: percentage: Provide general description of the property (slope range, elevation range, summary of vegetation / trees, summary of the geology, CWQZ, WQTZ, CEFs, floodplain, heritage trees, any other notable or outstanding characteristics of the property) Existing 0 0 0 Proposed 3,900 0.09 15.98 % The parcel is a 0.56-acre parcel that fronts on a curbed and guttered public street. All utilities necessary to serve the tract are already built underground in public right-of -way or PUE. There is a storm sewer inlet on the western end of the parcel that discharges storm water from Far West Blvd onto the parcel. The ERI identifies a potential seep in the NW corner of the parcel that will be isolated in a Lot 2 “no build” conservation and drainage easement lot and further protected by a 75’ CEF buffer zone. There is no classified waterway or floodplain on the parcel. The nearest classified waterway and FEMA floodplain is Bull Creek, which is 1,300 lineal feet from the subject Property, as depicted in Exhibit 9. No water quality is proposed for this one lot single family residence because there will be less than 5,000 sqft of proposed impervious cover. The parcel has steep slopes which fall somewhere over 50’ from the front of the parcel to the rear of the parcel. Accordingly, net site area as calculated in Section 25-8-62 is …
ITEM FOR ENVIRONMENTAL COMMISSION AGENDA COMMISSION MEETING DATE: 12/3/2025 NAME & NUMBER OF PROJECT: NAME OF APPLICANT OR ORGANIZATION: Arbor View Subdivision; C8-2025-0085.0A Mirza Baig, PE; Terrence Irion LOCATION: 4316 Far West Blvd, Austin, TX 78731 COUNCIL DISTRICT: District 10 ENVIRONMENTAL REVIEW STAFF: WATERSHED: REQUEST: Mike McDougal Environmental Policy Program Manager Austin Development Services 512-974-6380 mike.mcdougal@ausintexas.gov Bull Creek Watershed Water Supply Suburban Drinking Water Protection Zone Variance request is as follows: 1. Request to vary from LDC 25-8-301 to allow construction of a driveway on slopes over 15% 2. Request to vary from LDC 25-8-302 to allow construction of buildings on slopes over 15% 3. Request to vary from LDC 25-8-423 to exceed the 30% net site area watershed impervious cover limit and to allow 3900 square feet of impervious cover Page 2 of 2 STAFF RECOMMENDATION: Staff does not recommend this variance, having determined that the findings of fact have not been met. STAFF CONDITIONS: 1. Impervious cover shall be limited to 3,900 sq ft for “Lot 1” and 0 sq ft for “Lot 2”. 2. Prior to issuance of the COA building permit, the applicant must have an approved COA exemption for detention of 3,900 sq ft of impervious cover and an easement. 3. The detention will be maintained in accordance with COA requirements. 4. Slab-on-grade foundation construction is not allowed. The foundation and driveway must be constructed using piers. Any grading exceeding four feet of depth or construction on slopes exceeding 15% will require Land Use Commission variances in accordance with applicable Land Development Code regulations. 5. The design and construction of structures on the lot must be based on the recommendations from a slope stability analysis performed by a licensed geotechnical engineer, as verified by the City. Development Services Department Staff Recommendations Concerning Required Findings Project Name: Arbor View Subdivision Ordinance Standard: Watershed Protection Ordinance (current Code) Variance Request: Request to vary from LDC 25-8-301 to allow construction of a driveway on slopes over 15%; and Request to vary from LDC 25-8-302 to allow construction of buildings on slopes over 15% A. Land Use Commission variance determinations from Chapter 25-8-41 of the City Code: 1. The requirement will deprive the applicant of a privilege available to owners of other similarly situated property with approximately contemporaneous development subject to similar code requirements; Yes - current Code generally restricts development to slopes of 15% or less. All applicants …
ARBOR VIEW SUBDIVISION 4316 FAR WEST BLVD C8-2025-0085.0A Mike McDougal Environmental Policy Program Manager Austin Development Services OUTLINE 2 Vicinity Map Variance Requests Property Data Variance Recommendation Synopsis Additional Considerations Site Constraints Variance Conditions VICINITY MAP North of the river Located between Loop 360 and Mopac 3 North NTS 4 North NTS PROPERTY DATA Bull Creek Watershed Water Supply Suburban Watershed Classification Drinking Water Protection Zone Located over Edwards Aquifer Recharge Zone 5 PROPERTY DATA Council District 10 Steep topography Predominantly slopes over 25% Currently undeveloped PROPERTY DATA 6 SYNOPSIS 7 0.56-acre subdivision located approximately 0.4 miles west of the Far West Blvd and Mesa Dr The property is unplatted North NTS SYNOPSIS 8 The applicant proposes to plat a two lot subdivision One lot will be a Critical Environmental Feature lot and will not be developed The other lot will be a single family lot North NTS Critical Environmental Feature Lot Single Family Lot SITE CONSTRAINTS The property slopes to the north (away from the Right of Way) The majority of the slopes are greater than 25% (50% to 80%) 9 North NTS Drainage Drainage SITE CONSTRAINTS LDC 25-8-301 limits the construction of driveways on slopes over 15% The applicant proposes to construct a driveway on slopes over 15% 10 North NTS Drainage Drainage SITE CONSTRAINTS LDC 25-8-302 limits the construction of buildings on slopes over 15% The applicant proposes to construct a building on slopes over 15% 11 North NTS Drainage Drainage SITE CONSTRAINTS LDC 25-8-423 limits watershed impervious cover to 30% of net site area Net site area = ~775 sq ft 30% x 775 sq ft = ~232 sq ft 12 North NTS The watershed impervious cover limit is ~232 sq ft Drainage Drainage The applicant proposes 3900 sq ft of impervious cover VARIANCE REQUESTS Variance requests are as follows: 13 1. Request to vary from LDC 25-8-301 to allow the construction of a driveway on slopes over 15% 2. Request to vary from LDC 25-8-302 to allow the construction of buildings on slopes over 15% 3. Request to vary from LDC 25-8-423 to exceed the 30% net site area watershed impervious cover limit and to allow 3900 square feet of impervious cover VARIANCE RECOMMENDATION 14 Staff does …
