REGULAR MEETING of the PLANNING COMMISSION TUESDAY, APRIL 22, 2025, 6:00 PM AUSTIN CITY HALL, COUNCIL CHAMBERS, ROOM 1001 301 WEST 2ND STREET AUSTIN, TEXAS Some members of the Planning Commission may be participating by videoconference. The meeting may be viewed online at: http://www.austintexas.gov/page/watch-atxn-live. Public comment will be allowed in-person or remotely via telephone. Speakers may only register to speak on an item once either in-person or remotely. Registration no later than 2 PM the day of the meeting is required for remote participation by telephone. For more information on public comment, please see the agenda section “Speaker Registration.” Please contact Ella Garcia, Staff Liaison, for questions regarding speaker registration at LandUseLiaison@austintexas.gov or by phone at 512-978-0821. CURRENT BOARD MEMBERS/COMMISSIONERS: Awais Azhar, Chair (Mayor’s Representative) Alice Woods, Vice Chair (District 2) Felicity Maxwell, Secretary (District 5) Casey Haney, Parliamentarian (Mayor’s Representative) Claire Hempel (District 8) Anna Lan (Mayor’s Representative) Patrick Howard (District 1) Nadia Barrera-Ramirez (District 3) Greg Anderson (District 4) Imad Ahmed (District 6) Adam Powell (District 7) Danielle Skidmore (District 9) Joshua Hiller (District 10) EX-OFFICIO MEMBERS: Jessica Cohen, Chair of Board of Adjustment Candace Hunter, AISD Board of Trustees TC Broadnax, City Manager Richard Mendoza – Director of Transportation and Public Works EXECUTIVE SESSION (No public discussion) The Planning Commission will announce it will go into Executive Session, if necessary, according to Chapter 551 of the Texas Government Code, to receive advice from Legal Counsel on matters specifically listed on the agenda. The Commission may not conduct a closed meeting without the approval of the city attorney. Private Consultation with Attorney – Section 551.071. Staff Liaison: Ella Garcia, 512-978-0821 Attorney: AJ Urteaga, 512-974-2386 AGENDA CALL TO ORDER PUBLIC COMMUNICATION: GENERAL The first four speakers signed up prior to the meeting being called to order will each be allowed a three-minute allotment to address their concerns regarding items not posted on the agenda. APPROVAL OF MINUTES 1. Approve the minutes of the Planning Commission regular meeting on Tuesday, April 8, 2025. PUBLIC HEARINGS 2. Plan Amendment: NPA-2025-0025.01 - Oak Hill Apartments; District 8 Location: 5526 West US 290 Highway WB, Barton Creek Watershed; Oak Hill Combined (East Oak Hill) Neighborhood Planning Area Owner/Applicant: 5205 Acquisitions, LLC Agent: Request: Staff Rec.: Staff: Monte F. James, Attorney Neighborhood Commerical to Mixed Use land use Recommended Maureen Meredith, 512-974-2695, maureen.meredith@austintexas.gov Planning Department 3. Rezoning: Location: C14-2025-0038 - Oak Hill Apartments; District …
NEIGHBORHOOD PLAN AMENDMENT REVIEW SHEET NEIGHORHOOD PLAN: Oak Hill Combined (East Oak Hill) CASE#: NPA-2025-0025.01 DATE FILED: February 21, 2025 PROJECT NAME: Oak Hill Apartments PC DATE: August 22, 2025 ADDRESS/ES: 5526 W US Hwy 290 WB DISTRICT AREA: 8 SITE AREA: 14.441 Acres OWNER/APPLICANT: 5205 Acquisitions, LLC AGENT: Monte F. James, attorney CASE MANAGER: Maureen Meredith PHONE: (512) 974-2695 STAFF EMAIL: Maureen.Meredith@austintexas.gov TYPE OF AMENDMENT: Change in Future Land Use Designation From: Neighborhood Commercial To: Mixed Use Base District Zoning Change Related Zoning Case: C14-2025-0038 From: GR-CO-NP To: GR-MU-V-CO-DB90-NP NEIGHBORHOOD PLAN ADOPTION DATE: December 11, 2008 CITY COUNCIL DATE: TBD ACTION: PLANNING COMMISSION RECOMMENDATION: April 22, 2025 – (action pending) 02 NPA-2025-0025.01 - Oak Hill Apartments; District 81 of 22 STAFF RECOMMENDATION: To support the applicant’s request for Mixed Use land use. BASIS FOR STAFF’S RECOMMENDATION: Staff supports the applicant’s request for Mixed Use land use. Mixed use land use is appropriate along W. US 290 Highway. There is Mixed Use land use to the north and along the south side of W. US 290 Hwy. The applicant proposes a 201-unit apartment complex with ground floor commercial. LAND USE DESCRIPTIONS: EXISTING LAND USE: Neighborhood Mixed Use - Lots or parcels containing small‐scale retail or offices, professional services, convenience retail, and shopfront retail that serve a market at a neighborhood scale. PROPOSED LAND USE: Mixed Use - An area that is appropriate for a mix of residential and non‐residential uses. 02 NPA-2025-0025.01 - Oak Hill Apartments; District 82 of 22 Yes No Imagine Austin Decision Guidelines Complete Community Measures Imagine Austin Growth Concept Map: Located within or adjacent to an Imagine Austin Activity Center, Imagine Austin Activity Corridor, or Imagine Austin Job Center as identified the Growth Concept Map. Name(s) of Activity Center/Activity Corridor/Job Center: Yes Mobility and Public Transit: Located within 0.25 miles of public transit stop and/or light rail station. • Bus routes along service road Yes Mobility and Bike/Ped Access: Adjoins a public sidewalk, shared path, and/or bike lane. Yes Connectivity, Good and Services, Employment: Provides or is located within 0.50 miles to goods and services, and/or employment center. • Various commercial services along service road No No Connectivity and Food Access: Provides or is located within 0.50 miles of a grocery store/farmers market. Connectivity and Education: Located within 0.50 miles from a public school or university. • 1.2 miles from Oak Hill Elementary Yes Connectivity and …
ZONING CHANGE REVIEW SHEET CASE: C14-2025-0038 – Oak Hill Apartments DISTRICT: 8 ADDRESS: 5526 W US Highway 290 ZONING FROM: GR-CO-NP TO: GR-MU-V-CO-DB90-NP SITE AREA: 14.441 acres PROPERTY OWNER: 5205 Acquisitions, LLC (Manny Farahani) AGENT: Monte F. James, Attorney CASE MANAGER: Marcelle Boudreaux (512-974-8094, marcelle.boudreaux@austintexas.gov) STAFF RECOMMENDATION: The Staff recommendation is to grant community commercial– vertical mixed use building – conditional overlay - density bonus 90 - neighborhood plan (GR-V-CO- DB90-NP) combining district zoning. The Conditional Overlay would prohibit the following uses permitted within the GR base zoning district: Automotive repair services; Custom manufacturing; Exterminating services; Service station. Staff recommends granting the applicant’s modification request to provide 50% of the required pedestrian-oriented commercial or civic space. PLANNING COMMISSION ACTION / RECOMMENDATION: April 22, 2025: CITY COUNCIL ACTION: ORDINANCE NUMBER: ISSUES: In December 2023, Ordinance No. 20220609-080, Ordinance No. 20221201-056 and Ordinance No. 20221201-055 were invalidated. On March 11, 2024, Ordinance No. 20240229-073, was enacted to create the “DB90” combining district, which amended City 03 C14-2025-0038 - Oak Hill Apartments; District 81 of 13 Code Title 25 (Land Development) to create a new zoning district for a density bonus program that grants 30 feet in height above the base zoning district, to a maximum of 90 feet, and modifies site development regulations including compatibility standards. The Conditional Overlay to establish prohibited uses was established during the Neighborhood Plan rezonings for East Oak Hill. The conditions are requested by the applicant and recommended to be incorporated into this new rezoning by Staff. The applicant proposes a mixed use development with residential use and ground floor commercial development (see summary letter attached). The granting of the -V and of the - DB90 combining districts each allows for residential use in combination with the GR base district commercial uses. The applicant’s request for the -MU combining district designation is unnecessary for their intended purpose of development. Therefore, Staff recommends GR- V-CO-DB90-NP. The DB90 requirements include that 75% of a building with frontage on a principal street to allow for pedestrian-oriented commercial or civic uses, however, the Ordinance also allows for modification to this requirement when the site abuts certain roadways. This site abuts the frontage road for US Highway 290, which is categorized as Highway - an eligible roadway type to request this modification. Sidewalks are present on the frontage road. The site’s buildable area is limited due to creek buffer zone and floodplain …
MEMORANDUM TO: Planning Commission Members FROM: Jonathan Tomko, Principal Planner Planning Department DATE: April 16, 2025 SUBJECT: C14-2025-0034.SH - Waverly North (District 9) and NPA-2025-0019.01.SH - Waverly North (District 9) - Staff Request for Postponement of both Items The cases above have been scheduled for a public hearing during the April 22, 2025, Planning Commission Meeting. Staff requests a postponement of the above-referenced rezoning case, and the associated Plan Amendment Case the May 13, 2025 Planning Commission Meeting, so staff has the opportunity to properly re-notify the rezoning case. to This postponement request was made in a timely manner and meets the Planning Commission's policy. xc: Joi Harden, Zoning Officer 04 and 05 NPA-2025-0019.01.SH and C14-2025-0034.SH - Waverly North; District 91 of 1
NEIGHBORHOOD PLAN AMENDMENT REVIEW SHEET NEIGHORHOOD PLAN: East Cesar Chavez Neighborhood Plan and Plaza Saltillo TOD Station Area Plan CASE#: NPA-2025-0002.01 DATE FILED: January 23, 3035 PROJECT NAME: 1301, 1303, and 1305 E. 4th Street PC DATE: August 22, 2025 ADDRESS/ES: 1301, 1303, and 1305 E. 4th Street DISTRICT AREA: 3 SITE AREA: 0.4515 acres OWNER/APPLICANT: 1301 East 4th Street, LLC AGENT: Drenner Group, PC (Leah M. Bojo, AICP) CASE MANAGER: Maureen Meredith PHONE: (512) 974-2695 STAFF EMAIL: Maureen.Meredith@austintexas.gov TYPE OF AMENDMENT: Change in Future Land Use Designation No change to the future land use map. From: Specific Regulating District Proposed change is from TOD (Live/Work Flex) subdistrict to TOD (Mixed Use) subdistrict To: Specific Regulating District Base District Zoning Change Related Zoning Case: C14-2025-0019 From: TOD-NP (Live/Work Flex) To: TOD-NP (Mixed Use) NEIGHBORHOOD PLAN ADOPTION DATE: East Cesar Chavez Neighborhood Plan adopted May 13, 1999. Plaza Saltillo TOD Station Area Plan adopted December 11, 2008. CITY COUNCIL DATE: TBD ACTION: 06 NPA-2025-0002.01 - 1301, 1303, and 1305 E. 4th Street; District 31 of 24 PLANNING COMMISSION RECOMMENDATION: April 22, 2025 – (action pending) STAFF RECOMMENDATION: To support the applicant’s request for TOD Mixed Use subdistrict. BASIS FOR STAFF’S RECOMMENDATION: The applicant is proposing to amend the Land Use and Design Concept Plan map(s) in the Plaza Saltillo TOD Station Area Plan from Live/Work Flex to TOD Mixed Use so the project can participate in the Density Plus Height Bonus Program. This program will require the proposed multifamily development to reserve a minimum of 15% of the entire square footage as affordable, on-site units for those earning no more than 50% Medium Family Income (MFI). The current designation as Live/Work Flex does not allow the property to participate in this program. Staff supports the applicant’s request because of the property is located 0.2 miles from the Plaza Saltillo Station where increased density can be supported. The TOD Mixed Use is the highest density designation that will allow for more residential and commercial uses to be developed within ¼-mile of the Plaza Saltillo Station. LAND USE DESCRIPTIONS: EXISTING LAND USE: Specific Regulating District - This map designation is intended for areas that have an adopted regulating plan. This district will be identified on the Future Land Use Map, but is not considered a typical land use category. The purpose of this designation is to make the user aware of the Regulating …
ZONING CHANGE REVIEW SHEET CASE: 1301, 1303, 1305 East 4th Street (C14-2025-0019) DISTRICT: 3 ADDRESS: 1301, 1303, 1305 East 4th Street ZONING FROM: TOD-NP TO: TOD-NP (Live/Work Flex Subdistrict) (TOD Mixed Use Subdistrict) SITE AREA: approximately 0.4515 acres (approximately 19,667 square feet) PROPERTY OWNER: 1301 East 4th Street, LLC AGENT: Drenner Group, PC (Leah Bojo) CASE MANAGER: Jonathan Tomko (512) 974-1057, jonathan.tomko@austintexas.gov STAFF RECOMMEDATION: Staff recommends granting transit oriented development-neighborhood plan (TOD-NP) combining district zoning (TOD Mixed Use Subdistrict). See the basis of recommendation section below for more information. PLANNING COMMISSION ACTION / RECOMMENDATION: April 22, 2025: Case is scheduled to be heard by Planning Commission CITY COUNCIL ACTION: TBD ORDINANCE NUMBER: N/A ISSUES: N/A CASE MANAGER COMMENTS: The subject tract is currently an approximately 9,500 square foot sheet metal warehouse utilized for pedicab storage and dispatch. To the north, across East 4th Street is Cosmic Saltillo, a cocktail lounge/coffee shop that serves food, has an outdoor patio, and a surface parking lot. To the east, are two single family homes used as commercial office/retail, recently rezoned through zoning case C14- 2023-0153 (1307 and 1309 East 4th Street), see area case histories section below. To the south, across the alley are three residential duplexes, with B units fronting the alley to the rear. To the west, across Attayac Street is T3 Eastside, a 3-story large office of approximately 93,000 square feet constructed in approximately 2023. The subject tract is less than 500 feet from the Plaza Saltillo Red Line Station. The property currently contains zero dwelling units per acre. Target residential densities to support robust fixed-route or dedicated transit in an urban center are within the range of 75 to 150 dwelling units per acre within ½ mile radius of the station area. Without an increase in density, and additional more intense mixed-use development as parcels redevelop within the station area, the CapMetro Red Line and associated connecting bus service may under-perform. A review of the subdistrict map within the regulating plan indicated a substantial amount of property zoned TOD Mixed Use Subdistrict on the north side of the station area, much further away from the 07 C14-2025-0019 - 1301, 1303, and 1305 E. 4th Street; District 31 of 16 station area. The TOD Mixed Use Subdistrict is found more than 3 times as far away from the station as the subject tract. This distribution is not uniform and there …
MEMORANDUM TO: Planning Commission Members FROM: Jonathan Tomko, Principal Planner Planning Department DATE: April 16, 2025 SUBJECT: C14-2025-0030 - 1201 East 11th Street (District 1) and UPR for East 11th and 12th Street Urban Renewal Area Modification #13 (District 1) - Staff Request for Postponement of both Items The cases above have been scheduled for a public hearing during the April 22, 2025, Planning Commission Meeting. Staff requests a postponement of the above-referenced rezoning case, and the associated Plan Amendment Case (East 11th the May 27, 2025 and 12th Street Urban Renewal Area Modification #13) Planning Commission Meeting, so staff has the opportunity to conduct additional due diligence before developing a staff recommendation. to This postponement request was made in a timely manner and meets the Planning Commission's policy. xc: Joi Harden, Zoning Officer 08 and 09 East 11th & 12th Street Urban Renewal Area Modification #13 - East 11th and 12th Street Urban Renewal Plan Amendment; District 1 and C14-2025-0030 - 1201 East 11th Street; District 11 of 1
MEMORANDUM TO: Planning Commission Members FROM: Jonathan Tomko, Principal Planner Planning Department DATE: April 16, 2025 SUBJECT: C14-2025-0026 - Lake Austin Boulevard (District 10) Staff Request for Postponement The case above has been scheduled for a public hearing during the April 22, 2025, Planning Commission Meeting. Staff requests a postponement of the above-referenced the May 27, 2025 Planning Commission Meeting, so that the associated Neighborhood Plan Amendment Case has a chance to be on the same agenda. rezoning case, to This postponement request was made in a timely manner and meets the Planning Commission's policy. xc: Joi Harden, Zoning Officer 10 C14-2025-0026 - Lake Austin Boulevard; District 101 of 1
**************************************************************************** TO: Planning Commission Members MEMORANDUM FROM: Beverly Villela, Senior Planner, Current Planning Division Planning Department DATE: April 16, 2025 RE: C14-2024-0160 (1000 Red River) Postponement Request **************************************************************************** The staff would like to request an indefinite postponement of the above mentioned case to continue the review of this case. The postponement request was made in a timely manner and meets the Planning Commission’s policy. 11 C14-2024-0160 - 1000 Red River; District 91 of 1
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 …
NEIGHBORHOOD PLAN AMENDMENT REVIEW SHEET NEIGHORHOOD PLAN: Crestview/Wooten Combined Neighborhood Plan (Crestview NP) CASE#: NPA-2025-0017.02 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 7 SITE AREA: 14 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. 28 NPA-2025-0017.02 - Neighborhood Plan Amendment; District 71 of 9 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 …
NEIGHBORHOOD PLAN AMENDMENT REVIEW SHEET NEIGHORHOOD PLAN: Brentwood/Highland Combined Neighborhood Plan (Highland NP) CASE#: NPA-2025-0018.01 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: 33 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: Brentwood/Highland Combined Neighborhood Plan FLUM To: Remove from Brentwood/Highland Combined Neighborhood Plan FLUM NEIGHBORHOOD PLAN ADOPTION DATE: June 24, 2010 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 Brentwood/Highland Combined Neighborhood Plan (Highland NP) FLUM. 29 NPA-2025-0018.01 - 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 Brentwood/Highland Combined Neighborhood Plan (Highland NP) FLUM 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 Brentwood/Highland Combined Neighborhood Plan (Highland NP) FLUM results in the specified properties not having a FLUM designation in the Brentwood/Highland Combined Neighborhood Plan (Highland NP) FLUM. 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 …
NEIGHBORHOOD PLAN AMENDMENT REVIEW SHEET NEIGHORHOOD PLAN: North Lamar Combined Neighborhood Plan (Georgian Acres NP) CASE#: NPA-2025-0026.01 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: 125 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 Lamar Combined Neighborhood Plan FLUM To: Remove from North Lamar Combined Neighborhood Plan FLUM NEIGHBORHOOD PLAN ADOPTION DATE: June 24, 2010 CITY COUNCIL DATE: April 24, 2025 ACTION: PLANNING COMMISSION RECOMMENDATION: Hearing March 25, 2025 (postponed) Hearing April 22, 2025 (action pending) STAFF RECOMMENDATION: Recommend removing the specified properties from the North Lamar Combined Neighborhood Plan (Georgian Acres NP) FLUM. 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 Lamar Combined Neighborhood Plan (Georgian Acres NP) FLUM 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 Lamar Combined Neighborhood Plan (Georgian Acres NP) FLUM results in the specified properties not having a FLUM designation in the North Lamar Combined Neighborhood Plan (Georgian Acres NP) FLUM. 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, …
NEIGHBORHOOD PLAN AMENDMENT REVIEW SHEET NEIGHORHOOD PLAN: Dawson Neighborhood Plan CASE#: NPA-2025-0001.01 DATE FILED: 1/24/2025 PROJECT NAME: City-initiated NPAs for the South Congress Transit Center Station Area Vision Plan PC DATE: March 25, 2025 ADDRESS/ES: See the attached list and map of specified properties DISTRICT AREA: 3 SITE AREA: 14 Acres APPLICANT: City of Austin Planning Department CASE MANAGER: Tim McCarthy PHONE: 512.974.8092 STAFF EMAIL: Tim.McCarthy@austintexas.gov TYPE OF AMENDMENT: Change in Future Land Use Designation: From: Dawson Neighborhood Plan FLUM To: Remove from Dawson Neighborhood Plan FLUM NEIGHBORHOOD PLAN ADOPTION DATE: August 27, 1998 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 Dawson Neighborhood Plan FLUM. 31 NPA-2025-0001.01 - Neighborhood Plan Amendment; District 31 of 9 BASIS FOR STAFF’S RECOMMENDATION: As a companion to the possible adoption of the SCTC Station Area Vision Plan, the City is proposing this application to amend the Dawson Neighborhood Plan to remove the existing FLUM designation from the specified properties proposed to be covered by the SCTC Station Area Vision Plan FLUM. PROPOSED LAND USE: The proposed removal of the FLUM designations from the Dawson Neighborhood Plan results in the specified properties not having a FLUM designation in the Dawson Neighborhood Plan. For the new proposed FLUM and specified property FLUM designations please refer to the South Congress Transit Center (SCTC) Station Area Vision Plan: https://www.speakupaustin.org/ETODstationareas. Yes ETOD Typology Map: Located within a ½-mile of an ETOD Typology Station Area(s) located throughout the Project Connect System. Name of Station Areas: South Congress Transit Center Station Area. ETOD Typologies Yes ETOD Typology: Align policies to provide affordability as development occurs. 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 SCTC Station Area. This process involved three rounds of community engagement that informed the draft SCTC 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 Dawson Neighborhood Plan FLUM. These amendments are intended to ensure that the Future Land Use Map (FLUM) included in the SCTC Station Area …
NEIGHBORHOOD PLAN AMENDMENT REVIEW SHEET NEIGHORHOOD PLAN: South Congress Combined Neighborhood Plan (West Congress NP) CASE#: NPA-2025-0020.01 DATE FILED: 1/24/2025 PROJECT NAME: City-initiated NPAs for the South Congress Transit Center Station Area Vision Plan PC DATE: March 25, 2025 ADDRESS/ES: See the attached list and map of specified properties DISTRICT AREA: 3 SITE AREA: 84 Acres APPLICANT: City of Austin Planning Department CASE MANAGER: Tim McCarthy PHONE: 512.974.8092 STAFF EMAIL: Tim.McCarthy@austintexas.gov TYPE OF AMENDMENT: Change in Future Land Use Designation: From: South Congress Combined Neighborhood Plan (West Congress NP) FLUM To: Remove from South Congress Combined Neighborhood Plan (West Congress NP) FLUM NEIGHBORHOOD PLAN ADOPTION DATE: August 18, 2005 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 South Congress Combined Neighborhood Plan (West Congress NP) FLUM. 32 NPA-2025-0020.01 - Neighborhood Plan Amendment; District 31 of 17 BASIS FOR STAFF’S RECOMMENDATION: As a companion to the possible adoption of the SCTC Station Area Vision Plan, the City is proposing this application to amend the South Congress Combined Neighborhood Plan (West Congress NP) to remove the existing FLUM designation from the specified properties proposed to be covered by the SCTC Station Area Vision Plan FLUM. PROPOSED LAND USE: The proposed removal of the FLUM designations from the South Congress Combined Neighborhood Plan (West Congress NP) results in the specified properties not having a FLUM designation in the South Congress Combined Neighborhood Plan (West Congress NP). For the new proposed FLUM and specified property FLUM designations please refer to the South Congress Transit Center (SCTC) Station Area Vision Plan: https://www.speakupaustin.org/ETODstationareas. Yes ETOD Typology Map: Located within a ½-mile of an ETOD Typology Station Area(s) located throughout the Project Connect System. Name of Station Areas: South Congress Transit Center Station Area. ETOD Typologies Yes ETOD Typology: Align policies to provide affordability as development occurs. 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 SCTC Station Area. This process involved three rounds of community engagement that informed the draft SCTC 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, …
NEIGHBORHOOD PLAN AMENDMENT REVIEW SHEET NEIGHORHOOD PLAN: South Congress Combined Neighborhood Plan (East Congress NP) CASE#: NPA-2025-0020.02 DATE FILED: 1/24/2025 PROJECT NAME: City-initiated NPAs for the South Congress Transit Center Station Area Vision Plan PC DATE: March 25, 2025 ADDRESS/ES: See the attached list and map of specified properties DISTRICT AREA: 3 SITE AREA: 120 Acres APPLICANT: City of Austin Planning Department CASE MANAGER: Tim McCarthy PHONE: 512.974.8092 STAFF EMAIL: Tim.McCarthy@austintexas.gov TYPE OF AMENDMENT: Change in Future Land Use Designation: From: South Congress Combined Neighborhood Plan (East Congress NP) FLUM To: Remove from South Congress Combined Neighborhood Plan (East Congress NP) FLUM NEIGHBORHOOD PLAN ADOPTION DATE: August 18, 2005 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 South Congress Combined Neighborhood Plan (East Congress NP) FLUM. 33 NPA-2025-0020.02 - Neighborhood Plan Amendment; District 31 of 29 BASIS FOR STAFF’S RECOMMENDATION: As a companion to the possible adoption of the SCTC Station Area Vision Plan, the City is proposing this application to amend the South Congress Combined Neighborhood Plan (East Congress NP) to remove the existing FLUM designation from the specified properties proposed to be covered by the SCTC Station Area Vision Plan FLUM. PROPOSED LAND USE: The proposed removal of the FLUM designations from the South Congress Combined Neighborhood Plan (East Congress NP) results in the specified properties not having a FLUM designation in the South Congress Combined Neighborhood Plan (East Congress NP). For the new proposed FLUM and specified property FLUM designations please refer to the South Congress Transit Center (SCTC) Station Area Vision Plan: https://www.speakupaustin.org/ETODstationareas. Yes ETOD Typology Map: Located within a ½-mile of an ETOD Typology Station Area(s) located throughout the Project Connect System. Name of Station Areas: South Congress Transit Center Station Area. ETOD Typologies Yes ETOD Typology: Align policies to provide affordability as development occurs. 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 SCTC Station Area. This process involved three rounds of community engagement that informed the draft SCTC 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, …
NEIGHBORHOOD PLAN AMENDMENT REVIEW SHEET NEIGHORHOOD PLAN: Greater South River City Neighborhood Plan (St. Edwards NP) CASE#: NPA-2025-0022.01 DATE FILED: 1/24/2025 PROJECT NAME: City-initiated NPAs for the South Congress Transit Center Station Area Vision Plan PC DATE: March 25, 2025 ADDRESS/ES: See the attached list and map of specified properties DISTRICT AREA: 3 SITE AREA: 51 Acres APPLICANT: City of Austin Planning Department CASE MANAGER: Tim McCarthy PHONE: 512.974.8092 STAFF EMAIL: Tim.McCarthy@austintexas.gov TYPE OF AMENDMENT: Change in Future Land Use Designation: From: Greater South River City Neighborhood Plan (St. Edwards NP) FLUM To: Remove from Greater South River City Neighborhood Plan (St. Edwards NP) FLUM NEIGHBORHOOD PLAN ADOPTION DATE: September 29, 2005 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 Greater South River City Neighborhood Plan (St. Edwards NP) FLUM. 34 NPA-2025-0022.01 - Neighborhood Plan Amendment; District 31 of 11 BASIS FOR STAFF’S RECOMMENDATION: As a companion to the possible adoption of the SCTC Station Area Vision Plan, the City is proposing this application to amend the Greater South River City Neighborhood Plan (St. Edwards NP) to remove the existing FLUM designation from the specified properties proposed to be covered by the SCTC Station Area Vision Plan FLUM. PROPOSED LAND USE: The proposed removal of the FLUM designations from the Greater South River City Neighborhood Plan (St. Edwards NP) results in the specified properties not having a FLUM designation in the Greater South River City Neighborhood Plan (St. Edwards NP). For the new proposed FLUM and specified property FLUM designations please refer to the South Congress Transit Center (SCTC) Station Area Vision Plan: https://www.speakupaustin.org/ETODstationareas. Yes ETOD Typology Map: Located within a ½-mile of an ETOD Typology Station Area(s) located throughout the Project Connect System. Name of Station Areas: South Congress Transit Center Station Area ETOD Typologies Yes ETOD Typology: Align policies to provide affordability as development occurs. 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 SCTC Station Area. This process involved three rounds of community engagement that informed the draft SCTC Station Area Vision Plan detailing the community’s vision for future development in this area. This Vision Plan, …
Proposal: Amend 25-1 to add a new sections that: • define Area Plan; • specifies an amendment process for long-range geographically focused land use plans that do not have specific amendment processes defined elsewhere in the land development code, including ETOD Station Area Vision Plans; and • references existing plan amendment processes; Goals/Considerations: • specify an amendment process for Station Area Vision Plans; • provide clarity to property owners on how to request an amendment to the future land use designation on their property; • • • allow additional types of land use plans to be adopted without needing to add new plan-specific amendment language to the code; encourage consistent amendment processes; clarify recommendation criteria for plan amendments. ARTICLE XXX. AREA PLAN AMENDMENTS. § 25-1-XXX DEFINITIONS. In this article: (1) DIRECTOR means the director of the Planning Department. AREA PLAN means a long-range policy plan adopted by ordinance as an element of the (2) comprehensive plan, establishing land use and development policy for a specific geographic area, including neighborhood plans, district plans, station area plans, small area plans, land use focused corridor plans, framework plans, and plans incorporating future land use maps. Page 1 of 5 31 C20-2024-024 - Area Plan Process Amendment1 of 5 § 25-1-XXX APPLICABLE AMENDMENT PROCESS. Amendments to Area Plans shall follow the process outlined by this Article, except for: (1) Amendments to East Riverside Corridor Regulating Plan shall follow the process in 25-2-768.02. (2) Amendments to the North Burnet Gateway Regulating Plan shall follow the process in 25-2-767.02. (3) Amendment to the North Lamar/Justin Station Area Plan, Plaza Saltillo Station Area Plan, and East MLK TOD Station Area Plan shall follow the process in 25-2-766.23. (4) Amendments to a neighborhood plan adopted by ordinance shall follow the process in Chapter 25-1, Article 16 (Neighborhood Plan Amendments). 25-1-XXX INITIATION OF AREA PLAN AMENDMENT. An area plan amendment may be initiated by: (1) for an amendment regarding an individual property: (a) the owner of the subject property; (b) the council; (c) the Planning Commission; or (d) the director. (2) for an amendment regarding an area-wide or subdistrict-wide recommendation: (a) the council; (b) the Planning Commission; or (c) the director. . § 25-1-XXX APPLICATION TO AMEND AN AREA PLAN. (A) Pre-Application Meeting. The applicant and the director's staff must meet before an applicant can submit an application to amend an area plan. At the meeting: (1) (2) (3) …
Outlook Request for postponement Planning Commission 3/25/2025 Public Hearings for NLTC & SCTC ETOD Station Area Vision Plans, Imagine Austin From Monica G <maguzmanma@gmail.com> Date Tue 3/25/2025 10:08 AM To Cc Greathouse, Stevie <stevie.greathouse@austintexas.gov>; Villarreal, Ana <Ana.Villarreal@austintexas.gov>; McCarthy, Tim <Tim.McCarthy@austintexas.gov> Garcia, Ella <Ella.Garcia@austintexas.gov>; Harden, Joi <Joi.Harden@austintexas.gov>; nacacontactteam >; Evan & Emily Rapier < < < < >; Alexandria Anderson >; Carl K Webb < >; Misael Ramos >; Chip Harris < Wendy Gray >; Christopher Page < >; president@srccatx.org < >; Nick Pellicciotto >; Anita T Schurr < > 1 attachment (81 KB) NACA CT_3.25.25 Planning Comm_NLTC-SCTC ETOD.pdf; External Email - Exercise Caution March 25, 2025 North Austin Civic Association (NACA) Contact Team TO: Stevie Greathouse, Ana Villarreal, Tim McCarthy - Planning Department, City of Austin CC: Joi Harden, Zoning Officer & Ella Garcia, Business Process Specialist, - Planning Dept, City of Austin RE: Request for postponement Planning Commission 3/25/2025 Public Hearings for NLTC ETOD Station Area Vision Plan, SCTC ETOD Station Area Vision Plan, Imagine Austin (cases listed at bottom) Dear Ms Greathouse, Ms Villarreal, Mr McCarthy: As chair of the North Austin Civic Association (NACA) Contact Team, and on behalf of the collectively undersigned, we request for the Planning Commission to postpone the Public Hearings for North Lamar Transit Center ETOD Station Area Vision Plan, South Congress Transit Center ETOD Station Area Vision Plan, and Imagine Austin from 3/25/2025 to 4/22/2025, to allow additional time for the contact teams to engage with each other and their respective neighborhoods. In addition, we request the City host at least one language-accessible in-person public forum for the surrounding neighborhood plan areas, especially the vulnerable residents and small businesses at risk of displacement, to learn about the plans, intentions, impact, and to ask questions. Please contact me if you have any questions or need additional information. Thank you for your time and assistance with the postponement request. Respectfully, Monica Guzmán, Chair, NACA Contact Team NACA Residents: Nancy Gomez, Evan and Emily Rapier, Wendy Gray, Carl Webb Crestview NA Executive Committee Highland Contact Team South River City Citizens: Noah Balch, President & Anita Schurr, Chair, Planning & Zoning Martin Luther King Neighborhood Association East MLK Contact Team Misael Ramos, resident leader, Rogers White Holy Cross Chris Page, resident leader, Homewood Heights North Lamar Transit Center ETOD Station Area Vision Plan NPA-2025-0007.01 NPA-2025-0017.01 NPA-2025-0017.02 NPA-2025-0018.01 NPA-2025-0026.01 CPA-2025-0001 South Congress Transit Center ETOD Station Area …
C20-2024-024 ORDINANCE AMENDMENT REVIEW SHEET Amendment: C20-2024-024 Area Plan Process Amendment Description: Amend City Code Title 25 (Land Development) to specify an amendment process for area plans, including station area vision plans, when the process is not already defined in another section of City code. Proposed Language: Consider an ordinance amending City Code Title 25 (Land Development) to establish area plans, including station area vision plans, regulations, and amendment process. Summary of proposed code amendment Amend Chapter 25-1 of the Land Development Code to add a new section that: • Specifies amendment process for geographically focused land use plans that do not already have a process defined. • Provides cross-references to existing plan amendment processes. (Existing processes would not be amended). The proposed process is generally based on the existing provisions of Chapter 25-1, Article 16 Neighborhood Plan Amendments. See Attachment A for a more detailed summary of the proposal. Background: Initiated by City Council Resolution No. 20230309-016. Over the years, the City has adopted multiple geographically focused land use plans, including Neighborhood Plans and other specialized land use plans such as the East Riverside Corridor Master Plan. Because these plans provide parcel-specific land use guidance, there has been a need to process parcel-specific amendments, including amendment requests from individual property owners as conditions change. In 2008, the City Council adopted an ordinance that created an amendment process for Neighborhood Plans, which is codified in Land Development Code Chapter 25-1, Article 16. As additional types of plans have been created, amendment processes have been codified elsewhere in the Land Development Code, including in Chapter 25-2. On December 12, 2022, City Council approved Resolution No. 20221208-036, which initiated planning for the North Lamar and South Congress Transit Center station areas. On March 9, 2023, City Council approved Resolution No. 20230309-016 accepting the ETOD Policy Plan framework and initiating code amendments necessary to support implementation of the ETOD Policy Plan. 1 As directed by Council, staff has been working to develop ETOD station area vision plans for the North Lamar and South Congress Transit Center station areas and will be bringing proposed plans forward for adoption consideration by April 24, 2025. These proposed plans will include parcel-specific character district-based future land use maps. C20-2024-024 The proposed code amendment would specify an amendment process for geographically focused land use plans that do not already have a process defined, including station area vision plans, …
C20-2024-024 Area Planning Process Stevie Greathouse, Division Manager April 22, 2025 Background 2005+ Neighborhood Plans (LDC 25-1, Article 16) TOD Station Area Plans and Regulating Plans (LDC 25-2-766) North Burnet Gateway Master Plan and Regulating Plan (LDC 25-2-767) East Riverside Corridor Master Plan and Regulating Plan (LDC 25-2-768) 2022 2023 City Council approved Resolution No. 20221208-036, which initiated planning for the North Lamar and South Congress Transit Center station areas City Council approved Resolution No. 20230309-016, which initiated code amendments necessary to support the implementation of the ETOD Policy Plan 2 Summary Amend Chapter 25-1 of the Land Development Code to add a new section that: – Specifies amendment process for geographically focused land use plans that do not already have a process defined – Provides cross-references to existing plan amendment processes Topics: – Initiation – Timelines and Notification – Required Community Meeting – Recommendation Criteria Based on 25-1, Article 16 Neighborhood Plan Amendments 3 Purpose Prepare for continued transition to new plan types Clarify amendment process and criteria Provide a path for property owners to initiate changes Ensure adequate public notice Ensure consistent processes where possible 4 Definitions Defines plans that will be covered by the amendment process— intent is to use this amendment process for station area plans, district plans, and other future plans that include a property- specific future land use map Defines Director 5 Who Can Initiate Amendments Property-specific amendment: – Property owner – Council – Planning Commission – Director Area-wide amendment: – Council – Planning Commission – Director Neighborhood Plan Contact Teams will not be able to initiate 6 Process and Timelines (Based on NPA Process) Pre-application meeting required between applicant and staff Applications may not be submitted less than one year after: – adoption – similar application denial Notice required, must meet requirements of LDC 25-1-132 Community meeting required Expiration and process deadlines Recommendation criteria Neighborhood Plan Contact Team (NPCT) provisions from Article 16 will not be incorporated, but NPCTs would continue to receive notice and could participate as community organizations 7 Notice Notice required for: – Filing – Community Meeting – PC Hearing – Council Hearing Notice goes to: – Property Owners – Utility Account Holders – Registered Community Organizations – Within 500’ Applicant responsible for cost of notice 8 …
Equitable Transit-Oriented Development South Congress Transit Center Station Area Vision Plan January 2025 PUBLIC REVIEW DRAFT Acknowledgments Contents CapMetro City of Austin Planning Department Consultants Perkins&Will Nelson\Nygaard HR&A Advisors Cultural Strategies Movitas Along with the staff mentioned here, many other City employees from various departments contributed their expertise, recommendations, and support in finalizing this vision plan. 1. PROJECT OVERVIEW Introduction The Vision Why South Congress Transit Center (SCTC)? Process and Engagement 2. STATION AREA OVERVIEW Neighborhood Snapshot Existing Connectivity Existing Land Use 3. STATION AREA VISION Vision Statement Proposed Connectivity Proposed Open Space Network Development Character Districts Future Land Use Map 04 22 34 4. SOUTH CONGRESS TRANSIT CENTER 56 CONCEPT PLAN A Vision for Transformation A Reimagined Transit Center at SCTC 5. IMPLEMENTATION: ETOD POLICY TOOLS ETOD Policy Tools 6. NEXT STEPS Transit Center Implementation Station Area Implementation 7. APPENDIX Community Engagement Summary 70 78 84 2 Equitable Transit-Oriented Development 2 Equitable Transit-Oriented Development South Congress Transit Center Station Area Vision Plan 3 “Building on the previous efforts, North Lamar and South Congress Transit Center Vision Plans have a unique opportunity to serve as active templates for transit and equitable development to come together in a way that is accessible, multi-modal, sustainable, and responsive to the changing needs of our customers and our community.” Sharmila Mukherjee EVP for Strategic Planning and Development, CapMetro “The North Lamar and South Congress Transit Center Station Areas present exciting opportunities to envision areas around transit investments in ways that benefit both current and future community members by increasing access to job opportunities, making it easier to meet daily needs, and increasing housing options.” Lauren Middleton-Pratt Director of Planning, City of Austin 01 Project Overview Introduction The Vision Why South Congress Transit Center (SCTC)? Process and Engagement Capital Metropolitan Transportation Authority (CapMetro) and the City of Austin are invested in Equitable Transit-Oriented Development (ETOD). ETOD strives to ensure that those with the greatest need for transit enhancements can also benefit from them. This typically includes people of color, low-income households, seniors, people with disabilities, and households with limited or no access to cars. Achieving equitable outcomes through ETOD requires a holistic approach to transit and other investments that considers and addresses how transit infrastructure intersects with housing affordability, small business interests, economic opportunity, education, health, and patterns of inequality embedded within social and economic systems. This ETOD station area vision plan is a starting …
M E M O R A N D U M TO: Planning Commission Chair and Commissioners FROM: Ana Villarreal, Planning Department DATE: March 19, 2025 SUBJECT: South Congress Transit Center Station Area Vision Plan Adoption This memo provides a brief synopsis of the South Congress Transit Center (SCTC) Station Area Vision Plan planning process. On December 12, 2022, City Council approved Resolution No. 20221208-036, which initiated planning for the North Lamar and South Congress Transit Center station areas. On March 9, 2023, City Council approved Resolution No. 20230309-016, accepting the ETOD Policy Plan framework and initiating work to deliver Equitable Transit-Oriented Development (ETOD) to Austinites based on this policy guidance. The station area planning engagement process kicked off with a series of workshops involving community members in the spring of 2023. A second round of engagement took place in the fall of 2023, and the third and final round occurred in the fall of 2024. During this planning process, staff has engaged the community through a number of methods, including: • SpeakUp Austin! website (https://www.speakupaustin.org/ETODstationareas) • On-line and paper surveys in English and Spanish • Social Media and E-mail newsletter • Courtesy notification postcard to residents and businesses • Recordings of the virtual events to the SpeakUp Austin! website • Outreach to community leaders through email • Paid focus groups • In-person and virtual community meetings The SCTC Station Area Vision Plan includes a review of existing conditions, as well as a vision of how the transit center and the station area could evolve to bring the benefits of ETOD to the community. In addition to the land use elements described in the Vision Plan, the City also has other tools to create more equitable places. These are described in the ETOD Policy Plan and the implementation section of the station area vision plan. Page 1 of 2 33 CPA-2025-0002 - South Congress Transit Center Station Area Vision Plan1 of 2 Neighborhood Plan Amendments (NPAs) are proposed concurrently with the Station Area Vision Plans to ensure that the Plans’ vision of future land use in the station area does not conflict with any pre- existing neighborhood plan’s Future Land Use Map (FLUM). Community Meeting notifications for the NPAs were mailed out on February 17, 2025, for the meeting held on March 5, 2025. Additionally, a dual meeting notice for the Planning Commission Meeting on March 25, 2025, and the City …
