REGULAR MEETING of the PLANNING COMMISSION TUESDAY, OCTOBER 14, 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 COMMISSIONERS: Alice Woods, Chair (District 2) Casey Haney, Vice Chair (Mayor’s Representative) Felicity Maxwell, Secretary (District 5) Imad Ahmed, Parliamentarian (District 6) Anna Lan (Mayor’s Representative) Vacant (Mayor’s Representative) Patrick Howard (District 1) EX-OFFICIO MEMBERS: Nadia Barrera-Ramirez (District 3) Brian Bedrosian (District 4) Adam Powell (District 7) Peter Breton (District 8) Danielle Skidmore (District 9) Joshua Hiller (District 10) Jessica Cohen, Chair of Board of Adjustment TC Broadnax, City Manager Candace Hunter, A.I.S.D. Board of Trustees 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: Steve Maddoux, 512-974-6080 Page 1 of 7 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, September 23, 2025. PUBLIC HEARINGS 2. Plan Amendment: NPA-2024-0018.01 - 7003, 7005, 7007 Guadalupe Street Rezone; Location: District 4 7003, 7005, 7007 Guadalupe Street, Waller Creek Watershed; Brentwood/Highland Combined (Highland) Neighborhood Planning Area Owner/Applicant: Purple Square One Limited Liability (Lan Chen) Agent: Request: Bowman (Jerome Perales, P.E.) High Density Single Family and Multifamily Residential to Mixed Use land use Applicant postponement request to December 9, 2025 Maureen Meredith, 512-974-2695, …
From: To: Cc: Subject: Date: Attachments: Julia Perales-Leisk Boudreaux, Marcelle Meredith, Maureen RE: Request for Postponement - NPA-2024-0018.01 & C14-2024-0036_7003 Guadalupe Wednesday, September 24, 2025 1:06:10 PM image001.png image002.png image003.png image004.png External Email - Exercise Caution Hello Marcelle, I think it would best to do Dec 9th since we still do not know if a ZTA will be required with the new unit counts. JULIA PERALES-LEISK Planning & Development Manager | BOWMAN julia.leisk@bowman.com | bowman.com From: Boudreaux, Marcelle <Marcelle.Boudreaux@austintexas.gov> Sent: Wednesday, September 24, 2025 9:30 AM To: Julia Perales-Leisk <julia.leisk@bowman.com> Cc: Meredith, Maureen <Maureen.Meredith@austintexas.gov> Subject: [EXTERNAL] RE: Request for Postponement - NPA-2024-0018.01 & C14-2024-0036_7003 Guadalupe Hi Julia, Please confirm the PC date to which you are requesting Postponement. Thanks! Marcelle Boudreaux, MCRP, AICP, Assoc. AIA Planner Senior Planning Department 512-974-8094 marcelle.boudreaux@austintexas.gov 02 NPA-2024-0018.01 - 7003, 7005, 7007 Guadalupe Street Rezone; District 41 of 2 Please note: Email correspondence to and from the City of Austin is subject to required disclosure under the Texas Public Information Act. -----Original Message----- From: Julia Perales-Leisk <julia.leisk@bowman.com> Sent: Tuesday, September 23, 2025 4:11 PM To: Boudreaux, Marcelle <Marcelle.Boudreaux@austintexas.gov> Cc: Meredith, Maureen <Maureen.Meredith@austintexas.gov> Subject: Re: Request for Postponement - NPA-2024-0018.01 & C14-2024-0036_7003 Guadalupe External Email - Exercise Caution Hello Marcelle, Please postpone the zoning and NPA applications since we waiting to get the approved TIA Determination worksheet to determine if we will be amending our applications. Thank you. JULIA PERALES-LEISK Planning & Development Manager | BOWMAN O: (512) 327-2308 julia.leisk@bowman.com<mailto:julia.leisk@bowman.com> ________________________________ From: Julia Perales-Leisk <julia.leisk@bowman.com> Sent: Tuesday, September 23, 2025 9:30:55 AM To: Boudreaux, Marcelle <Marcelle.Boudreaux@austintexas.gov> Cc: Meredith, Maureen <Maureen.Meredith@austintexas.gov> Subject: RE: Request for Postponement - NPA-2024-0018.01 & C14-2024-0036_7003 Guadalupe Goo morning Marcelle. 02 NPA-2024-0018.01 - 7003, 7005, 7007 Guadalupe Street Rezone; District 42 of 2
From: To: Cc: Subject: Date: Attachments: Julia Perales-Leisk Boudreaux, Marcelle Meredith, Maureen RE: Request for Postponement - NPA-2024-0018.01 & C14-2024-0036_7003 Guadalupe Wednesday, September 24, 2025 1:06:10 PM image001.png image002.png image003.png image004.png External Email - Exercise Caution Hello Marcelle, I think it would best to do Dec 9th since we still do not know if a ZTA will be required with the new unit counts. JULIA PERALES-LEISK Planning & Development Manager | BOWMAN julia.leisk@bowman.com | bowman.com From: Boudreaux, Marcelle <Marcelle.Boudreaux@austintexas.gov> Sent: Wednesday, September 24, 2025 9:30 AM To: Julia Perales-Leisk <julia.leisk@bowman.com> Cc: Meredith, Maureen <Maureen.Meredith@austintexas.gov> Subject: [EXTERNAL] RE: Request for Postponement - NPA-2024-0018.01 & C14-2024-0036_7003 Guadalupe Hi Julia, Please confirm the PC date to which you are requesting Postponement. Thanks! Marcelle Boudreaux, MCRP, AICP, Assoc. AIA Planner Senior Planning Department 512-974-8094 marcelle.boudreaux@austintexas.gov 03 C14-2024-0036 - 7003, 7005, 7007 Guadalupe Street Rezone; District 41 of 2 Please note: Email correspondence to and from the City of Austin is subject to required disclosure under the Texas Public Information Act. -----Original Message----- From: Julia Perales-Leisk <julia.leisk@bowman.com> Sent: Tuesday, September 23, 2025 4:11 PM To: Boudreaux, Marcelle <Marcelle.Boudreaux@austintexas.gov> Cc: Meredith, Maureen <Maureen.Meredith@austintexas.gov> Subject: Re: Request for Postponement - NPA-2024-0018.01 & C14-2024-0036_7003 Guadalupe External Email - Exercise Caution Hello Marcelle, Please postpone the zoning and NPA applications since we waiting to get the approved TIA Determination worksheet to determine if we will be amending our applications. Thank you. JULIA PERALES-LEISK Planning & Development Manager | BOWMAN O: (512) 327-2308 julia.leisk@bowman.com<mailto:julia.leisk@bowman.com> ________________________________ From: Julia Perales-Leisk <julia.leisk@bowman.com> Sent: Tuesday, September 23, 2025 9:30:55 AM To: Boudreaux, Marcelle <Marcelle.Boudreaux@austintexas.gov> Cc: Meredith, Maureen <Maureen.Meredith@austintexas.gov> Subject: RE: Request for Postponement - NPA-2024-0018.01 & C14-2024-0036_7003 Guadalupe Goo morning Marcelle. 03 C14-2024-0036 - 7003, 7005, 7007 Guadalupe Street Rezone; District 42 of 2
Villela, Beverly From: Sent: To: Cc: Subject: Beverly, Loayza, Katherine Thursday, October 2, 2025 9:58 AM Villela, Beverly Madere, Pamela RE: PC Hearing Notice Postponement Request re: C14-2024-0160 1000 Red River St. 10-2-25 External Email - Exercise Caution On behalf of the owner, please consider this a formal request for postponement of the zoning case C14-2024-0160 to the November 13, 2025 Planning Commission meeting. Thank you, Katherine Katherine P. Loayza Land Use Consultant Jackson Walker L.L.P. 100 Congress Avenue, Suite 1100 Austin, Texas 78701 04 C14-2024-0160 - 1000 Red River Street; District 91 of 1
ZONING CHANGE REVIEW SHEET CASE: C14-2024-0160 (1000 Red River) DISTRICT: 9 ADDRESS: 1001 Trinity Street, 416 ½ East 10th Street, 502 ½ East 10th Street, 1000 Red River, 1001 ½ Red River Street, 1018 Red River Street, 1020 Red River Street, 503 East 11th Street, 505 East 11th Street, 509 ½ East 11th Street, 516 ½ East 11th Street ZONING FROM: DMU, CS, CS-1, MF-4 TO: DMU SITE AREA: 4.01 acres (174,675.6sq. ft.) PROPERTY OWNER: Austin Real Estate Acquisitions LLC AGENT: Jackson Walker LLP (Pamela Madere) CASE MANAGER: Beverly Villela (512-978-0740, Beverly.Villela@austintexas.gov) STAFF RECOMMENDATION: Staff recommendation is to grant Downtown Mixed Use (DMU) district zoning. See the Basis of Recommendation section below. PLANNING COMMISSION ACTION / RECOMMENDATION: October 14, 2025: CITY COUNCIL ACTION: TBD ORDINANCE NUMBER: ISSUES: N/A CASE MANAGER COMMENTS: The property in question consists of approximately 4.01 acres at 1001 Trinity Street, 416 ½ East 10th Street, 502 ½ East 10th Street, 1000 Red River, 1001 ½ Red River Street, 1018 Red River Street, 1020 Red River Street, 503 East 11th Street, 505 East 11th Street, 509 ½ East 11th Street and 516 ½ East 11th Street located within the Core/Waterfront District of the Downtown Austin Plan (DAP). It is currently zoned DMU, CS, CS-1, and MF-4 and the applicant is requesting DMU zoning across the entire tract to establish a single cohesive district for future redevelopment. The site is currently developed with two large office buildings constructed by the State of Texas to house the Teacher Retirement Systems facilities, which remain the current 04 C14-2024-0160 - 1000 Red River Street; District 91 of 13 C14-2024-0160 Page 2 occupant. The property occupies a full city block bounded by Red River Street, East 10th Street, Trinity Street, and East 11th Street, within a highly connected portion of downtown Austin. The Downtown Austin Plan recommends DMU zoning for this location. The Core/Waterfront District is envisioned as the region’s premier employment, cultural, and visitor center, supported by policies such as: • AU-5 (maintaining Downtown’s employment role), • AU-1.2 (prioritizing key uses), and • DD-1.1 (aligning density with surrounding context). A uniform DMU designation will support redevelopment at densities and with uses consistent with downtown’s transitional edges between the CBD core and adjacent districts. The rezoning request aligns strongly with the Imagine Austin Decision Guidelines, meeting 10 measures. The site lies within the Downtown Regional Center, is within 0.05 miles of multiple …
Affordability Impact Statement Central Business District Height Amendment Case number: C20-2025-010 Date: 9/29/2025 Proposed Regulation The proposed ordinance and code amendments will add a maximum base height of 350 feet to the 25-2-492 Central Business District (CBD) site development regulations and update 25-2-586 Downtown Density Bonus Program and 25-2-739 Rainey Street Subdistrict Regulations accordingly to modify allowable maximum height when participating in the DDBP. Background CBD zoning does not currently have a height limit, instead regulating building size through a maximum floor- to-area ratio (FAR) of 8:1. Downtown development that proposes to exceed the allowed FAR or the maximum height allowed under the site's primary entitlements could participate in the Downtown Density Bonus (DDB) program to receive additional entitlements in exchange for specified community benefits. However, Senate Bill 840 (SB 840) from the State of Texas’ 89th regular legislative session, effective since September 1, 2025, removed the City of Austin’s ability to regulate development in CBD zoning through FAR. This means that there is currently no FAR for CBD zones, introducing the need for a height amendment. Austin Planning analyzed developments permitted under CBD zoning from 2006 to 2025 to understand trends and determine an appropriate base height entitlement. Their analysis observed 14 non-DDB cases and 43 DDB cases. Table 1 and Table 2 show summary statistics from those developments. Table 1: Summary Statistics for Density Bonus Sites in CBD Zoning Density Bonus Sites CBD Median CBD Average Site Area (acres) 0.55 0.72 Floors Height 39 39 447 466 Floors with 8:1 FAR* 16 18 Height with 8:1 FAR* 207 223 * Base floor and height with 8:1 FAR equivalent for developed sites. Source: Austin Planning 06 C20-2025-010 - CBD Amendments1 of 7 Table 2: Summary Statistics for Non-Density Bonus Sites in CBD Zoning Site Area (acres) Floors Height Non-Density Bonus Sites * Base floor and height with 8:1 FAR equivalent for developed sites. CBD Median CBD Average 0.71 0.95 31 30 367 382 Floors with 8:1 FAR* 19 22 Height with 8:1 FAR* 235 278 Source: Austin Planning Austin Planning’s analysis also shows that median development heights in CBD zoning have been increasing significantly since 2010, while median lot sizes have trended somewhat smaller (Figures 1 and 2). Refer to the staff report from Austin Planning for background and analysis of for this proposed regulation. Figure 1 Source: City of Austin permit data 06 C20-2025-010 - CBD Amendments2 of …
C20-2025-010 Central Business District Amendments Alan Pani, Principal Planner | Austin Planning | 10/14/25 Planning Commission Content • Background • Proposed Changes • Next Steps Background Texas Senate Bill 840 Texas SB 840 went into effect on September 1. Allows for multifamily or mixed-use in any commercial zone Under SB 840, multifamily and mixed-use residential developments in commercial zones will, by right, be able to: Reach a height that is the greater of 45 feet or the height that applies to commercial uses for the site. Reach a density of up to 54 units per acre. Include setbacks that are the lesser of 25 feet or the setbacks imposed on commercial uses. Develop unlimited floor-to-area ratio (FAR). 4 Central Business District Central Business District (CBD) is the designation for an office, commercial, residential, or civic use located in the downtown area CBD currently regulates development based on floor-area ratio (FAR) Currently, the allowed FAR is 8:1 There is no maximum building height under CBD As of September 1, the City can no longer regulate FAR in developments utilizing Senate Bill 840 CBD 5 Downtown Density Bonus Produces highest density/heights in our city and produces the most affordable housing fees- in-lieu for the City CBD and Downtown Mixed Use (DMU) zoning today: CBD zoning does not have a height limit but has FAR limit of 8:1. DMU zoning has height limit of 120’ and FAR limit of 5:1. DDB allows for developments to go above their base entitlements Additional entitlements are mapped, but in general, DDB can increase CBD and DMU sites: Up to 25:1 FAR Up to unlimited height 6 Proposed Changes CBD Median Height Equivalent Staff analyzed the median and average height for sites participating in the Downtown Density Bonus to find the height equivalent for 8:1 FAR Site Area (acres) Floors with 8:1 FAR* Height with 8:1 FAR* (feet) Density Bonus Sites CBD Median CBD Average 0.55 0.72 *8:1 FAR equivalent for developed sites. 16 18 207 233 8 9 10 Proposed Changes to CBD Create a new maximum by-right height limit of 350 feet for the Central Business District. 350 feet follows the trend toward taller buildings in Downtown to help support development and growth in the city center. The height limit will …
ORDINANCE AMENDMENT REVIEW SHEET Amendment: C20-2025-010 Central Business District Amendments Description: Amend City Code Title 25 (Land Development) to establish a maximum building height limit within the Central Business District (CBD) zoning district and to amend the Downtown Density Bonus Program (DDBP) and Rainey Street Subdistrict regulations to modify allowable maximum building height when participating in the DDBP. Background: This amendment is in response to the State of Texas’ Senate Bill 840 (SB 840), which went into effect on September 1, 2025. This legislation addresses how cities of a specific size regulate mixed-use and multifamily development projects, as well as the conversion of certain commercial buildings into mixed-use and multifamily residential occupancy. SB 840 allows multifamily or mixed-use development in any commercial zone and specifies how cities can regulate multifamily and mixed-use developments. Under SB 840, multifamily and mixed-use residential developments in commercial zones will, by right, be able to: • Reach a height that is the greater of 45 feet or the height that applies to commercial uses for the site. • Reach a density of up to 54 units per acre. • Include setbacks that are the lesser of 25 feet or the setbacks imposed on commercial uses. • Develop unlimited floor-to-area ratio (FAR). The Central Business District (CBD) zone applies to certain sites within downtown Austin and allows a variety of uses including office, commercial, residential, or civic use. The site development regulations applicable to a CBD use are designed to, amongst other things, promote the downtown area as a vital commercial retail area; ensure that a CBD use is compatible with the cultural, commercial, historical, and governmental significance of downtown; enhance existing structures, historic features, and circulation patterns in the downtown area; and, consider significant natural features and topography in the downtown area. 06 C20-2025-010 - CBD Amendments1 of 5 CBD CBD zoning regulates development via floor-to-area ratio (FAR) and does not state a maximum building height. The allowed FAR for CBD is eight to one. Downtown development that proposes to exceed the allowed FAR or the maximum height allowed under the site's primary entitlements may participate in the Downtown Density Bonus (DDB) program to receive additional entitlements in exchange for specified community benefits. Austin Planning has analyzed developments that have been built under CBD zoning to estimate what heights the current 8:1 FAR has resulted in. Density Bonus Sites * Base floor and height with …
ZONING CHANGE REVIEW SHEET CASE: C14H-2025-0086- Malcolm and Margaret Badger Reed House DISTRICT: 9 ZONING FROM: GO-ETOD-DBETOD ZONING TO: DMU-H-ETOD-DBETOD ADDRESS: 1712 Rio Grande Street SITE AREA: 0.30 acres (13, 348 sq. ft.) PROPERTY OWNER: 5 Colinas LLC AGENT: Drenner Group, PC (David Anderson) CASE MANAGER: Cynthia Hadri 512-974-7620, Cynthia.hadri@austintexas.gov STAFF RECOMMENDATION: The staff recommendation is to grant Downtown Mixed Use - Historic landmark - Equitable Transit-Oriented Development - Density Bonus Equitable Transit-Oriented Development (DMU-H-ETOD-DBETOD) combined district zoning. PLANNING ACTION / RECOMMENDATION: October 14, 2025: CITY COUNCIL ACTION: ORDINANCE NUMBER: ISSUES: 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 05 C14H-2025-0086 - Malcolm and Margaret Badger Reed House; District 91 of 91 C14H-2025-0086 2 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 process did not modify any base district zoning or any combining district zoning, which is the subject of this request. CASE MANAGER COMMENTS: The property in question is 0.30 acres, developed with one building and a parking lot, is on the intersection of Rio Grande Street (level 1) and West 18th Steet (level 1) and is currently zoned general office - Equitable Transit-Oriented Development - Density Bonus Equitable Transit-Oriented Development (GO-ETOD-DBETOD) combined district zoning. This property is in the Downtown Austin Plan (Judges Hill District) and is characterized as mixed use with multifamily residential, various office uses and historic properties nearby. (LO-H- ETOD-DBETOD, GO-ETOD-DBETOD, GO, DMU-H-ETOD-BDETOD, MF-4-ETOD- DBETOD). Please refer to Exhibits A (Zoning Map) and B (Aerial View). The applicant is …
South Elevation Oblique view of southeast corner 1712 Rio Grande 05 C14H-2025-0086 - Malcolm and Margaret Badger Reed House; District 970 of 91 South Elevation, ca. 1937 1712 Rio Grande photo courtesy of Delta Tau Delta 05 C14H-2025-0086 - Malcolm and Margaret Badger Reed House; District 971 of 91 South Elevation, ca. 1937 1712 Rio Grande photo courtesy of Delta Tau Delta 05 C14H-2025-0086 - Malcolm and Margaret Badger Reed House; District 972 of 91 Original Staircase no longer extant 1712 Rio Grande photos courtesy of Delta Tau Delta 05 C14H-2025-0086 - Malcolm and Margaret Badger Reed House; District 973 of 91 Delta Tau Delta members pose for group photo inside the house, ca. 1930s 1712 Rio Grande photos courtesy of Delta Tau Delta 05 C14H-2025-0086 - Malcolm and Margaret Badger Reed House; District 974 of 91 Hillel Foundation makes their home at 1712 Rio Grande, 1930. 1712 Rio Grande 05 C14H-2025-0086 - Malcolm and Margaret Badger Reed House; District 975 of 91 Fire damaged home’s interior twice in 1925 and 1932. Malcolm H. and Margaret Reed House 1712 Rio Grande 05 C14H-2025-0086 - Malcolm and Margaret Badger Reed House; District 976 of 91 Dolph Briscoe at Mount Bonnell Recognition of the home’s significance in a 1973 newspaper article. Dolph Briscoe, Jr., governor of Texas, lived in the house as a UT student. 1712 Rio Grande 05 C14H-2025-0086 - Malcolm and Margaret Badger Reed House; District 977 of 91 Delta Tau Delta members continue to have strong ties to UT traditions. 1712 Rio Grande photos courtesy of Delta Tau Delta 05 C14H-2025-0086 - Malcolm and Margaret Badger Reed House; District 978 of 91 Malcolm H. Reed was a notable figure in Austin’s early history. 1712 Rio Grande 05 C14H-2025-0086 - Malcolm and Margaret Badger Reed House; District 979 of 91 05 C14H-2025-0086 - Malcolm and Margaret Badger Reed House; District 980 of 91 05 C14H-2025-0086 - Malcolm and Margaret Badger Reed House; District 981 of 91 05 C14H-2025-0086 - Malcolm and Margaret Badger Reed House; District 982 of 91 05 C14H-2025-0086 - Malcolm and Margaret Badger Reed House; District 983 of 91 05 C14H-2025-0086 - Malcolm and Margaret Badger Reed House; District 984 of 91 05 C14H-2025-0086 - Malcolm and Margaret Badger Reed House; District 985 of 91 05 C14H-2025-0086 - Malcolm and Margaret Badger Reed House; District 986 of 91 05 C14H-2025-0086 - Malcolm and Margaret Badger Reed House; …
