REGULAR MEETING OF THE PLANNING COMMISSION TUESDAY, DECEMBER 16, 2025, AT 5 P.M. 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 and will be allowed up to three minutes to provide their comments. Registration no later than 2 p.m. on the day of the meeting is required for remote participation by telephone. To register to speak remotely, 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 EXECUTIVE SESSION (No public discussion) Candace Hunter, A.I.S.D. Board of Trustees Richard Mendoza, Director of Transportation and Public Works 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 Page 1 of 6 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, December 9, 2025. PUBLIC HEARINGS 2. Plan Amendment: East 11th & 12th Street Urban Renewal Area Modification #14 - East 11th and 12th Street Urban Renewal Plan Amendment#14; District 1 N/A-Urban Renewal Plan, Waller Creek Watershed; Central East Austin (OCEAN) Neighborhood Planning Area Location: Owner/Applicant: City of Austin Agent: Request: Staff Rec.: Staff: City of Austin (Hunter Maples) Amend the Urban Renewal Plan …
December 9, 2025 PROJECT SUMMARY & STAFF REPORT Address: 907, 907 ½, 909, 911, 913, and 915 Juniper Street; 920, 924, 926, and 928 East 11th Street Applicant/Agent: City of Austin (Hunter Maples) Owner: Urban Renewal Agency of the City of Austin Type of Amendment: East 11/12th URP Modification (Fourteenth Modification); A change to a condition of zoning and an amendment to the Urban Renewal Plan resulting in tiered height setbacks and increased height. Existing Zoning: CS-NCCD-NP and SF-3-NCCD-NP Proposed Rezoning: CS-NCCD-NP, SF-3-NCCD-NP (with a change to a condition of zoning and an amendment to the Urban Renewal Plan) The proposal would amend Title 25 (Land Development Code) relating to the East 11th Street Neighborhood Conservation Combining District to increase maximum building height and establish tiered stepbacks for development on Block 16. Lot Size: approximately 1 Acre (approximately 43,560 square feet) Urban Renewal Plan Adoption Date: January 25, 1999 Urban Renewal Agency of the City of Austin (URA) Recommendation: Scheduled to take up the case on December 15, 2025 Planning Commission Recommendation: Scheduled to take up the case on December 16, 2025 Staff Recommendation: Recommended Basis for Staff Recommendation: On August 28, 2025, the Austin City Council initiated both this Urban Renewal Plan (URP) Amendment and the associated Neighborhood Conservation Combining District (NCCD) Amendment (C14-2025-0103) through Resolution No.20250828-095. Granting this case would provide an opportunity for transformative redevelopment that would support a substantial amount of community planning for the East 11th Street Corridor. This proposed modification would enable the inclusion of additional affordable housing units within proximity to Downtown Austin, public transportation, services, and other resources. Staff Contact: Hunter Maples Phone: 512-974-3120 Email: Hunter.Maples@austintexas.gov 02 East 11th & 12th Street Urban Renewal Area Modification #14 - East 11th and 12th Street Urban Renewal Plan Amendment#14; District 11 of 1
ZONING CHANGE REVIEW SHEET CASE: C14-2025-0097- 1716 San Antonio St Rezoning DISTRICT: 9 ZONING FROM: GO ZONING TO: DMU-CO ADDRESS: 1716 San Antonio Street SITE AREA: 0.1352 acres (5, 889 sq. ft.) PROPERTY OWNER: 1716 San Antonio Property, LLC AGENT: Husch Blackwell, LLP (Nikelle Meade) CASE MANAGER: Cynthia Hadri 512-974-7620, Cynthia.hadri@austintexas.gov STAFF RECOMMENDATION: The staff recommendation is to recommend downtown mixed use – conditional overlay (DMU-CO) combined zoning district. The conditional overlay will limit the height on the property to a maximum of 60 feet. PLANNING COMMISSION ACTION / RECOMMENDATION: December 16, 2025: CITY COUNCIL ACTION: ORDINANCE NUMBER: ISSUES: N/A 04 C14-2025-0097 - 1716 San Antonio St Rezoning; District 91 of 19 C14-2025-0097 2 CASE MANAGER COMMENTS: The property in question is approximately 0.13 acres, is developed with one building, has access to West 18th Street (level 1) and San Antonio Street (level 1), and is currently zoned general office (GO) zoning district. This site is in the Northwest District of the Downtown Area Plan. The area is characterized as mixed use with residential, offices, personal services and restaurants (DMU; DMU-CO; CS; CS-1; GO; CS; ). The Travis County Courthouse is to the east and is zoned public (P). Please refer to Exhibits A (Zoning Map) and B (Aerial View). The staff is recommending the downtown mixed use – conditional overlay (DMU-CO) combined zoning district as requested by the applicant. The proposed zoning is compatible and consistent with surrounding land uses and zoning patterns in this area as there is existing DMU zonings to the south, east and west. The Downtown Austin Plan is supportive of both retail and office uses. Based on the information above, staff believe that the proposed zoning change is supported by the Downtown Austin Plan. The Downtown Area Plan calls for DMU 60 for this tract (please see attached Exhibit D- Downtown Austin Plan Exhibits). BASIS OF RECOMMENDATION: 1. The proposed zoning should be consistent with the purpose statement of the district sought. The downtown mixed use district is intended for areas on the periphery of CBD classifications in the central core area, permitting a variety of uses compatible with downtown Austin and allowing intermediate densities as a transition from the commercial core to surrounding districts. Site development regulations are intended to permit combinations of office, retail, commercial, and residential uses within a single development. The conditional overlay combining district may be applied in combination …
ZONING CHANGE REVIEW SHEET CASE: C14-2025-0078 - 10200 McKalla Place DISTRICT: 7 ADDRESS: 10200-10202 McKalla Place ZONING FROM: NBG-WMU-NP TO: NBG-CMU (Gateway Zone)-NP SITE AREA: 6.7567 acres PROPERTY OWNER: 10200 McKalla Place LP AGENT: Drenner Group, PC (Amanda Swor) CASE MANAGER: Sherri Sirwaitis (512-974-3057, sherri.sirwaitis@austintexas.gov) STAFF RECOMMENDATION: Staff recommends NBG-CMU(Gateway Zone)-NP, North Burnet/Gateway- Commercial Mixed Use-Gateway Zone Subdistrict- Neighborhood Plan Combining District, zoning. PLANNING COMMISSION ACTION / RECOMMENDATION: September 23, 2025: Approved staff's recommendation of NBG-CMU (Gateway Zone)-NP zoning, by consent (9-0, C. Haney, A. Lan and P. Howard-absent); I. Ahmed-1st, F. Maxwell-2nd. December 16, 2025 CITY COUNCIL ACTION: November 6, 2025: Postponed to November 20, 2025 at the staff's request (10-0, K. Watson-absent); Qadri-1st, Laine-2nd. November 20, 2025: Approved postponement request by staff to December 11, 2025 by consent (10-0, N. Harper-Madison-off dais); P. Ellis-1st, M. Siegel-2nd. December 11, 2025 ORDINANCE NUMBER: 05 C14-2025-0078 - 10200 McKalla Place; District 71 of 22 ISSUES: Upon drafting the ordinance for this case, the staff and the applicant realized that a portion of the property along the rail line was not included on the zoning case map. Therefore, the staff updated the staff map to include the rail spur 0.306-acre portion of the property that is also being rezoned and the case will be re-notified for the December 16, 2025 Planning Commission meeting and the January 22, 2026 City Council meeting (Please see Updated Zoning Case Map - Exhibit A-1). CASE MANAGER COMMENTS: The property in question is a 6.76 acre lot that is developed with a 135,000 sq. ft. one-story warehouse structure containing office and manufacturing uses that fronts onto McKalla Place. It is one block to the east of the Rutland Drive and Burnet Road intersection and is within walking distance of the Austin FC Q2 Stadium, which is located directly to the north. The property is within the North Burnet Gateway Neighborhood Planning area and is zoned NBG-WMU- NP, North Burnet Gateway-Warehouse Mixed Use-Neighborhood Plan Combining District. The lots directly to the south, east and west of this site have office/warehouse buildings, with multiple tenants, and are also zoned NBG-WMU-NP. The applicant is requesting to rezone the property from NBG-NP (WMU Subdistrict) to NBG-NP (CMU-Gateway Zone Subdistrict) to allow for the development of a residential project with associated ground floor uses (please see Applicant’s Request Letter-Exhibit C). The CMU-Gateway Zone subdistrict allows for an FAR of 12:1 and a …
PLANNING COMMISSION SITE PLAN CONDITIONAL USE PERMIT REVIEW SHEET CASE NUMBER: SPC-2025-0279A PLANNING COMMISSION DATE: 12/16/2025 COUNCIL DISTRICT: 1 PROJECT NAME: Morris Williams Golf Course PROPOSED USE: Cocktail sales within existing golf course ADDRESS OF APPLICATION: 3851 Manor Rd AREA: 117 acres APPLICANT: AGENT: City of Austin Parks & Recreation 200 S Lamar Blvd Austin, TX 78704 Reynaldo Hernandez, PLA, Project Manager City of Austin Parks and Recreation Department CASE MANAGER: Christine Barton-Holmes, CNUa, LEED AP Telephone: 974-2788 christine.barton-holmes@austintexas.gov PROPOSED DEVELOPMENT: The City of Austin proposes the sale of alcoholic beverages at the existing Fairway Cantina Café. The site is zoned P and is over one acre, and thus requires Commission approval. There is no construction proposed with this site plan. SUMMARY STAFF RECOMMENDATION: Staff recommends approval of the conditional use permit. The site plan will comply with all requirements of the Land Development Code prior to its release. PREVIOUS PLANNING COMMISSION ACTION: NA WATERSHEDS: Fort Branch, Tannehill Branch - Urban watershed APPLICABLE WATERSHED ORDINANCE: Current/ Comprehensive watershed ordinance T.I.A.: Not Required 06 SPC-2025-0279A - Morris Williams Golf Course; District 11 of 11 PROJECT INFORMATION: ZONING: P MAX. BLDG. COVERAGE: * MAX. IMPERV. CVRG.: * MAX HEIGHT: * REQUIRED PARKING: NA EXIST. USE: Community recreation *P zoning development standards to be determined by approval of a conditional use site plan [25-2-625(D)(2)] LIMITS OF CONSTRUCTION:NA PROPOSED BLDG. CVRG: NA PROPOSED IMP. CVRG: NA PROPOSED HEIGHT: NA PROVIDED PARKING:158 PROPOSED USE: Community recreation SUMMARY COMMENTS ON SITE PLAN: Land Use: The applicant is proposing to sell alcoholic beverages within the existing facility, to be consumed within the boundaries of the golf course. There is no construction proposed. The site plan will comply with all requirements of the Land Development Code prior to its release. Staff recommends approval of the requested revision. Environmental: The site is in the Tannehill Branch watershed, which is an Urban Watershed Zones. Transportation: Access is available from Manor Road. SURROUNDING CONDITIONS: Zoning/ Land use North: PUD (Mueller) East: SF-3-NP, GR-NP (single-family residential, religious facility, medical offices) South: E Martin Luther King Jr Blvd, then SF-3-NP (single-family residential) West: LR-MU-CO-NP (medical and professional office buildings, religious facility) Street Manor Rd R.O.W. 65’ Surfacing 35’ Classification Corridor Mobility NEIGHBORHOOD ORGANIZATIONS: Austin Independent School District Austin Neighborhoods Council Del Valle Community Coalition East Austin Conservancy East MLK Combined Neighborhood Plan Contact Team Friends of Austin Neighborhoods Homeless Neighborhood Association JJ Seabrook …
ZONING CHANGE REVIEW SHEET CASE: C14-2025-0103 (Council Initiated: Block 16 Rezoning) DISTRICT: 1 ADDRESS: Block 16: 907, 907 ½, 909, 911, 913 and 915 Juniper Street; 916, 920, 924, 926, and 928 East 11th Street ZONING FROM: CS-NCCD-NP and SF-3-NCCD-NP TO: CS-NCCD-NP and SF-3- NCCD-NP (change a condition of zoning – increase maximum building height and establish tiered stepbacks for development on Block 16) SITE AREA: approximately one acre (approximately 43,560 square feet) PROPERTY OWNER: Urban Renewal Agency of the City of Austin AGENT: City of Austin CASE MANAGER: Jonathan Tomko (512) 974-1057, jonathan.tomko@austintexas.gov STAFF RECOMMEDATION: Staff recommends granting CS-NCCD-NP and SF-3-NCCD-NP (change a condition of zoning – increase maximum building height and establish tiered stepbacks for development on Block 16). See the basis of recommendation section below for more information. PLANNING COMMISSION OTHER COMMISSION ACTION / RECOMMENDATION: November 17, 2025 (URB): Case was scheduled to be heard by the Urban Renewal Board; however, quorum was not met. November 18, 2025 (PC): Staff postponement request to December 16, 2025. December 15, 2025 (URB): Case is scheduled to be heard by the Urban Renewal Board December 16, 2025 (PC): Case is scheduled to be heard by Planning Commission CITY COUNCIL ACTION: TBD ORDINANCE NUMBER: TBD ISSUES: N/A CASE MANAGER COMMENTS: The subject tract is located at the northwest corner of East 11th Street and Curve Street. It is currently undeveloped and has been utilized for unpaved off-street parking. To the east (across Curve Street) is a large four-story office building, and three four-story townhomes. To the south (across East 11th Street) is a medium two-story office building being utilized as The Texas Music Museum. To the west is the Dedrick Hamilton House, a historic single-family home constructed in approximately 1892, and a small two-story office building being utilized as the African American Cultural and Heritage Facility. To the north (across Juniper Street) are five single family homes. 03 C14-2025-0103 - Council Initiated: Block 16 Rezone; District 11 of 18 The subject tract is located along CapMetro Route 2 and 485, but is also proximate to route 4, and 5. East 11th Street is an Imagine Austin Activity Corridor, and the site is located less 1,500 feet from two additional Imagine Austin Activity Corridors: East 12th Street and East 7th Street. The site is less than 1,000 feet from two Imagine Austin Activity Centers: Plaza Saltillo and Downtown. BASIS OF RECOMMENDATION: The …
