REGULAR MEETING OF THE PLANNING COMMISSION TUESDAY, MAY 12, 2026, AT 6 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, please use the QR code or link at the end of this document. If you have questions regarding speaker registration, please contact Destiny Brown, Staff Liaison, 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) Chris Gannon (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) Jeffery Bowen, 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 Staff Liaison: Destiny Brown, 512-974-7196 Attorney: Steve Maddoux, 512-974-6080 Page 1 of 11 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 28, 2026. PUBLIC HEARINGS 2. Plan Amendment: NPA-2026-0022.01.SH - Rowen Vale; District 9 Location: 206, 206 ½ East Annie Street and 1710 Brackenridge Street, East Bouldin Creek Watershed; Greater South River City Combined Neighborhood Planning Area Owner/Applicant: South Austin Christian Church Agent: Request: Staff Rec.: Staff: Megan Lasch Civic to Multifamily Residential land use Recommended Maureen Meredith, 512-974-2695, maureen.meredith@austintexas.gov Austin Planning 3. Rezoning: Location: C14-2026-0010.SH - Rowen Vale; District 9 1710 Brackenridge Street; 206 and 206 ½ East Annie Street, East Bouldin Creek Watershed; Greater South River City Neighborhood Planning Area Owner/Applicant: South Austin Christian Church Agent: Request: Staff Rec.: Staff: Megan Lasch SF-3-NP to MF-3-NP Recommended Jonathan Tomko, …
SPEAKER REGISTRATION All participants wishing to address the commission must register to speak. Public participation is available by teleconference or in-person. Presentations and handouts are requested to be e-mailed by 1:00 PM day of the meeting. TELECONFERNCE REGISTRATION Registration for participation by teleconference closes on 2:00 PM, the day of the meeting. Teleconference code and additional information to be provided after the closing of the teleconference registration period. IN-PERSON REGISTRATION While in-person registrants are encouraged to register in advance of the meeting, in-person registration closes at 5:30 PM, the day of the meeting. Please scan the QR code below with a mobile device or click on the link below. Mobile devices will also be available at the meeting for public use for the purpose of speaker registration. SPEAKER DONATION OF TIME For discussion cases, speaker donation of time is an available option for in-person participants. Both the registered speaker donating time, and the speaker recipient must be present when the public hearing is conducted. See chart below regarding speaker time allotments. Click on the link below or scan the QR code and submit the form to register to speak. Speakers should submit a separate registration form for each item of interest. https://forms.office.com/g/W9r6dSSkUG SPEAKER TESTIMONY TIME ALLOCATION Public Hearing Cases Primary speaker in favor and primary speaker opposed 3 speakers in favor and 3 speakers opposed All other speakers in favor or opposed 5 minutes each, up to 8 minutes total with donated time. 3 minutes each, up to 6 minutes total with donated time. 1 minute each, up to 2 minutes total with donated time. DISCUSSION POSTPONEMENT *Donation of time is not an option for discussion postponement. Primary speaker in favor and primary speaker opposed 3 minutes. All other speakers in favor or opposed 2 minutes. ORDER OF MEETING Determination of Quorum / Meeting Called to Order Reading of Proposed Consent Agenda *Vote and Disposal of Consent Agenda **Determination of Discussion Postponement Items Discussion Cases (Including public comment, staff and applicant / representative presentations Other Business Adjournment *The consent agenda may be acted upon by one vote without separate discussion. Speakers are allowed to provide testimony on an item proposed for the consent agenda. At the discretion of the Commission, the item may remain on the consent agenda. ** Discussion postponement consists of public comment and should not delve into the merits of the case. The granting of a postponement …
NEIGHBORHOOD PLAN AMENDMENT REVIEW SHEET NEIGHORHOOD PLAN: Greater South River City Combined CASE#: NPA-2026-0022.01.SH DATE FILED: February 5, 2026 PROJECT NAME: Rowen Vale PC DATES: May 12, 2026 April 28, 2026 April 14, 2026 ADDRESS/ES: 206 and 206 ½ E. Anne Street and 1710 Brackenridge Street DISTRICT AREA: 9 SITE AREA: 0.9 acres OWNER/APPLICANT: South Austin Christian Church / Megan Lasch AGENT: Megan Lasch CASE MANAGER: Maureen Meredith PHONE: (512) 974-2695 STAFF EMAIL: Maureen.Meredith@austintexas.gov TYPE OF AMENDMENT: Change in Future Land Use Designation From: Civic To: Multifamily Residential Base District Zoning Change Related Zoning Case: C14-2026-0010.SH From: SF-3-NP To: MF-3-NP (as amended) NEIGHBORHOOD PLAN ADOPTION DATE: September 29, 2005 CITY COUNCIL DATE: May 21, 2026 ACTION: (pending) 02 NPA-2026-0022.01.SH - Rowen Vale; District 91 of 145 PLANNING COMMISSION RECOMMENDATION: May 12, 2026 – (action pending) April 28, 2026 –– Postponed on the consent agenda to May 12, 2026 at the request of Staff. [C. Haney – 1st; D. Skidmore – 2nd] Vote: 12-0 [One vacancy on the dais]. April 14, 2026 – Postponed on the consent agenda to April 28, 2026 at the request of the Neighborhood. [C. Haney 1st; P. Breton – 2nd] Vote: 11 – 0 [D. Skidmore absent. One vacancy on the dais.] STAFF RECOMMENDATION: Staff supports the Applicant’s request for Multifamily Residential land use. BASIS FOR STAFF’S RECOMMENDATION: Staff supports the Applicant’s request for Multifamily Residential land use because the property is approximately 0.08 miles from South Congress Avenue which is designated as an activity corridor in the Imagine Austin Comprehensive Plan. South Congress Avenue has Metro Rapid bus operating on it and is proposed for a future light rail line. South Congress Avenue is an active commercial corridor and serves as a major north/south transportation corridor. The applicant is proposing a 64-unit, 100% income-restricted affordable housing development (7 units at 30% area medium income (AMI), 29 units at 50% AMI, 23 units at 60% AMI, and 5 units at 80% AMI). The proposed development will help to meet the Austin Strategic Housing Blueprint’s goal of creating 135,000 housing units throughout the City by 2027 with 60,000 designated as affordable for households at or below 80% of medium family income (MFI), especially in high-opportunity areas such as this location. 0.08 miles from S. Congress Ave – Activity Corridor with public transportation and proposed light rail. 02 NPA-2026-0022.01.SH - Rowen Vale; District 92 of 145 Below are …
ZONING CHANGE REVIEW SHEET CASE: C14-2026-0010.SH (Rowen Vale) DISTRICT: 9 ADDRESS: 206 and 206 ½ East Annie Street; 1710 Brackenridge Street ZONING FROM: SF-3-NP TO: MF-3-NP SITE AREA: approximately 0.90 acres (approximately 39,204 square feet) PROPERTY OWNER: South Austin Christian Church/Megan Lasch AGENT: Megan Lasch CASE MANAGER: Jonathan Tomko, AICP 512-974-1057 jonathan.tomko@austintexas.gov STAFF RECOMMEDATION: Staff recommends granting multi-family residence (medium density) – neighborhood plan (MF-3-NP) combining district zoning. For a summary of the basis of Staff’s recommendation, please see the basis of recommendation section below. PLANNING COMMISSION ACTION / RECOMMENDATION: April 14, 2026: Neighborhood postponement request to April 28, 2026, granted. April 28, 2026: Staff postponement request to May 12, 2026, granted. May 12, 2026: Case is scheduled to be heard by Planning Commission. CITY COUNCIL ACTION: February 5, 2026: City Council approved a Resolution of Support for 9% Low Income Housing Tax Credits on the subject tract, exhibit D below May 21, 2026: Case is tentatively scheduled to be heard by City Council. ORDINANCE NUMBER: TBD ISSUES: The applicant proposes to develop a 64-unit fully affordable housing development that includes 44 units with two or more bedrooms and 36 deeply affordable units, at or below 50% Median Family Income (MFI). According to the Austin Strategic Housing Blueprint Scorecard these types of units have been particularly challenging for the City of Austin to realize. Being able to provide deeply affordable units approximately one mile south of Downtown Austin in an environment with many transportation choices can help reduce low- and moderate-income households’ transportation costs by reducing automobile dependency. Coupling affordable housing with an on-site daycare facility, if also affordable, may also reduce a household’s childcare costs and be transformative financially. a Resolution of Support f r o m City Council (exhibit The development has received D) and a S.M.A.R.T. Housing Certification letter from Austin Housing (exhibit H). Austin Housing has stated that 03 C14-2026-0010.SH - Rowen Vale; District 91 of 230 the development intends to submit a request for Rental Housing Development Assistance (RHDA) funding, although they have not received that application yet. The applicant has also indicated that they plan to utilize Affordability Unlocked, which is a development bonus program for affordable housing providers that offers substantial waivers of development regulations in exchange for high percentages of income-restricted affordable units. The applicant revised their original request of MF-4-NP to MF-3-NP on March 13, 2026, responsive to community feedback. The …
City of Austin Austin Planning 6310 Wilhelmina Delco Drive, Austin, TX 78752 P.O. Box 1088, Austin, TX 78767 -1088 (512) 974-2000 ♦ h ttps:/ / w w w.au st in tex a s .g ov / d epa r tm e n t/ plan n in g - de part men t MEMORANDUM TO: Chair & Planning Commission Members FROM: Maureen Meredith, Senior Planner, Long-Range Planning Division Nancy Estrada, Principal Planner, Current Planning DATE: May 5, 2026 RE: NPA-2025-0030.01 and C14-2025-0104_2217 W Ben White Blvd SVRD EB South Austin Combined Neighborhood Planning Area Ricca Keepers, the applicant’s agent, requests an indefinite postponement of the above- referenced cases. The postponement request was made in a timely manner and meets the Planning Commission’s policy. Attachments: Ricca Keepers’ email Plan Amendment Map Zoning Map 04 NPA-2025-0030.01 - Ben White; District 51 of 4 From: Ricca Keepers < Sent: Monday, May 4, 2026 8:37 AM To: Estrada, Nancy <Nancy.Estrada@austintexas.gov> Cc: Meredith, Maureen <Maureen.Meredith@austintexas.gov> Subject: Re: For PC MAY 12, 2026 - C14-2025-0104 – Ben White Nancy, Please keep this on indefinite postponement since I know these 2 departments will take time to process this. I will email you when we are ready to move forward. Thank you. All the best, Ricca Keepers, MUP Keepers Land Planning Celebrating 10 years! Founder, Owner, and Land Planner Assistant (512) 550-6508 Cell (512) 999-0690 KeepersLandPlanning.com 04 NPA-2025-0030.01 - Ben White; District 52 of 4 04 NPA-2025-0030.01 - Ben White; District 53 of 4 04 NPA-2025-0030.01 - Ben White; District 54 of 4
NEIGHBORHOOD PLAN AMENDMENT REVIEW SHEET NEIGHORHOOD PLAN: South Austin Combined (Westgate) CASE#: NPA-2025-0030.01 DATE FILED: August 21, 2025 PROJECT NAME: Ben White PC DATE: April 14, 2026 March 24, 2026 February 24, 2026 ADDRESS/ES: 2217 W Ben White Blvd SVRD EB DISTRICT AREA: 5 SITE AREA: 16,443 sq. ft. OWNER/APPLICANT: RPS Family Enterprises LP AGENT: Keepers Land Use Planning (Ricca Keepers) 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 Node To: Mixed Use Activity HUB/Corridor Base District Zoning Change Related Zoning Case: C14-2025-0104 From: CS-NP To: CS-1-NP (building footprint) NEIGHBORHOOD PLAN ADOPTION DATE: November 6, 2014 CITY COUNCIL DATE: TBD ACTION: 04 NPA-2025-0030.01 - Ben White; District 51 of 41 PLANNING COMMISSION RECOMMENDATION: May 12, 2026 – (action pending) April 14, 2026 – Postponed to the May 12, 2026 hearing on the consent agenda at the request of the Applicant. [C. Haney – 1st; P. Breton – 2nd] Vote: 11-0 [Danielle Skidmore absent. One vacancy on the dais]. March 24, 2026 – Postponed to the April 14, 2026 hearing on the consent agenda at the request of the Neighborhood. [I. Ahmed – 1st; F. Maxwell -2nd] Vote: 12-0 [One vacancy on the dais]. February 24, 2026 – Postponed to March 24, 2026 at the request of Staff on the consent agenda. [D. Skidmore – 1st; B. Bedrosian – 2nd] Vote: 12-0 [One vacancy on the dais]. STAFF RECOMMENDATION: Staff supports the Applicant’s request for Mixed Use Activity HUB/Corridor. BASIS FOR STAFF’S RECOMMENDATION: Staff supports the Applicant’s request for the Mixed Use Activity HUB/Corridor character district because the property is located along E. Ben White Blvd highway where this land use is appropriate. The property is also located near the major highway interchange of W. Ben White Blvd and South Lamar Blvd. The applicant proposes to rezone the footprint of an existing building to CS-1 for the sale of alcoholic beverages that are primarily to-go and not for on-site consumption. Below are sections of the plan that staff believe supports the applicant’s request. 04 NPA-2025-0030.01 - Ben White; District 52 of 41 04 NPA-2025-0030.01 - Ben White; District 53 of 41 LAND USE DESCRIPTIONS: EXISTING LAND USE: Neighborhood Node - Neighborhood Node districts contain restaurants, shops, offices, and multi-family housing. The form of these areas is similar to Neighborhood Transition districts but with more commercial activity. Neighborhood Nodes …
City of Austin Austin Planning 6310 Wilhelmina Delco Drive, Austin, TX 78752 P.O. Box 1088, Austin, TX 78767 -1088 (512) 974-2000 ♦ h ttps:/ / w w w.au st in tex a s .g ov / d epa r tm e n t/ plan n in g - de part men t MEMORANDUM TO: Chair & Planning Commission Members FROM: Maureen Meredith, Senior Planner, Long-Range Planning Division Nancy Estrada, Principal Planner, Current Planning DATE: May 5, 2026 RE: NPA-2025-0030.01 and C14-2025-0104_2217 W Ben White Blvd SVRD EB South Austin Combined Neighborhood Planning Area Ricca Keepers, the applicant’s agent, requests an indefinite postponement of the above- referenced cases. The postponement request was made in a timely manner and meets the Planning Commission’s policy. Attachments: Ricca Keepers’ email Plan Amendment Map Zoning Map 05 C14-2025-0104 - Ben White; District 51 of 4 From: Ricca Keepers < Sent: Monday, May 4, 2026 8:37 AM To: Estrada, Nancy <Nancy.Estrada@austintexas.gov> Cc: Meredith, Maureen <Maureen.Meredith@austintexas.gov> Subject: Re: For PC MAY 12, 2026 - C14-2025-0104 – Ben White Nancy, Please keep this on indefinite postponement since I know these 2 departments will take time to process this. I will email you when we are ready to move forward. Thank you. All the best, Ricca Keepers, MUP Keepers Land Planning Celebrating 10 years! Founder, Owner, and Land Planner Assistant (512) 550-6508 Cell (512) 999-0690 KeepersLandPlanning.com 05 C14-2025-0104 - Ben White; District 52 of 4 05 C14-2025-0104 - Ben White; District 53 of 4 05 C14-2025-0104 - Ben White; District 54 of 4
NEIGHBORHOOD PLAN AMENDMENT REVIEW SHEET NEIGHORHOOD PLAN: Southeast Combined (Franklin Park) CASE#: NPA-2023-0014.04 DATE FILED: July 24, 2023 PROJECT NAME: 4302 Nuckols Crossing PC DATES: March 10, 2026 January 27, 2026 December 9, 2025 October 28, 2025 September 9, 2025 July 22, 2025 May 27, 2025 April 8, 2025 October 22, 2024 September 10, 2024 July 23, 2024 May 28, 2024 April 9, 2024 February 27, 2024 January 9, 2024 ADDRESS/ES: 4302, 4304 ½, & 4316 NUCKOLS CROSSING RD DISTRICT AREA: 2 SITE AREA: 6.72 acres OWNER/APPLICANT: Katherine Barnidge AGENT: LOC Consultants Civil Division, Inc. (Sergio Lozano-Sanchez) CASE MANAGER: Maureen Meredith PHONE: (512) 974-2695 STAFF EMAIL: Maureen.Meredith@austintexas.gov TYPE OF AMENDMENT: Change in Future Land Use Designation From: Single Family To: Multifamily Residential Base District Zoning Change Related Zoning Case: C14-2025-0065 From: SF-2-CO-NP To: MF-3-NP NEIGHBORHOOD PLAN ADOPTION DATE: October 10, 2002 06 NPA-2023-0014.04 - 4302 Nuckols Crossing; District 21 of 39 CITY COUNCIL DATE: TBD ACTION: PLANNING COMMISSION RECOMMENDATION: May 12, 2026 – (action pending) March 24, 2026 – Postponed to May 12, 2026 on the consent agenda at the request of the Neighborhood. [I. Ahmaed – 1st; F. Maxwell – 2nd] Vote: 12-0 [One vacancy on the dais]. January 27, 2026 – Postponed to March 24, 2026 on the consent agenda at the request of Staff. [F. Maxwell – 1st; A. Powell – 2nd] Vote: 10-0 [C. Haney and N. Barrera-Ramirez absent. One vacancy on the dais]. December 9, 2025 – Postponed to January 27, 2026 on the consent agenda at the request of Staff. [F. Maxwell – 1st; J. Hiller – 2nd] Vote: 10-0 [A. Woods and P. Howard absent. One vacancy on the dais]. October 28, 2025 – Postponed to October 28, 2025 on the consent agenda at the request of Staff. [Breton – 1st; Hiller – 2nd] Vote: 11-0 [A. Lan absent. One vacancy on the dais]. September 9, 2025 – Postponed to October 28, 2025 on the consent agenda at the request of Staff. [Powell – 1st; N. Barrera-Ramirez – 2nd] Vote: 11-0 [Haney off the dais. One vacancy on the dais]. July 22, 2025 – Postponed to September 9, 2025 on the consent agenda at the request of Staff. [N. Barrera-Ramirez – 1st; A. Ahmed – 2nd] Vote: 10-0 [A. Lan and Powell absent. One vacancy on the dais]. May 27, 2025 – Postponed to July 22, 2025 on the consent agenda at the …
ZONING CHANGE REVIEW SHEET CASE: C14-2025-0065 – 4302 Nuckols Crossing DISTRICT: 2 ADDRESS: 4302, 4304 ½, & 4316 Nuckols Crossing Road ZONING FROM: SF-2-CO-NP TO: MF-3-NP SITE AREA: 6.613 acres PROPERTY OWNER: Katherine Barnidge AGENT: LOC Consultants Civil Division (Sergio Lozano Sanchez, P.E.) CASE MANAGER: Nancy Estrada (512-974-7617, nancy.estrada@austintexas.gov) STAFF RECOMMENDATION: The Staff recommendation is to grant multifamily residence-medium density – conditional overlay – neighborhood plan (MF-3-CO-NP) combining district zoning. PLANNING COMMISSION ACTION / RECOMMENDATION: May 12, 2026: CITY COUNCIL ACTION: ORDINANCE NUMBER: ISSUES: On November 13, 2023, City of Austin staff sponsored a virtual community meeting to provide an opportunity for the neighborhood plan contact team, nearby residents, property owner, and any other interested parties to discuss the proposed neighborhood plan amendment request. The rezoning case was submitted on June 2, 2025. CASE MANAGER COMMENTS: The subject rezoning area consists of approximately 6.61 acres of undeveloped land currently zoned single family residence-standard lot – conditional overlay – neighborhood plan, (SF-2- CO-NP) combining district zoning. It is located along the west side of Nuckols Crossing Road near the bend where it transitions into East St. Elmo Road. The St. Elmo tributary of Williamson Creek runs in close proximity to the western property boundary line and extends across the northern portion of the property. Additionally, portions of the northern area of the 07 C14-2025-0065 - 4302 Nuckols Crossing; District 21 of 14 C14-2025-0065 Page 2 property are also located within the floodplain, limiting the overall developable area on the site. As a result, approximately 1.7 acres are located outside of the flood plain and creek buffer areas; however, only approximately 1 acre is proposed for future development while the remainder of the property is proposed to remain undeveloped. To the north are single family residences on large lots and undeveloped land across East St. Elmo Road (SF-2-CO-NP; LI-CO-NP); to the south are multifamily residences (MF-4-CO- NP; MF-3-CO-NP; MF-2-CO-NP); there are also single family residences on large lots, undeveloped tracts and multifamily residences to the west (SF-2-CO-NP; SF-6-CO-NP; MF- 3-CO-NP; LO-CO-NP); and it is undeveloped to the east across Nuckols Crossing Road (SF- 2-NP). Please refer to Exhibits A (Zoning Map) and A-1 (Aerial View). The Applicant is requesting to rezone the property to multifamily residence-medium density – neighborhood plan (MF-3-NP) combining district zoning. The applicant is proposing a multifamily project with approximately 40 units. Under the MF-3-NP base district, the maximum …
NEIGHBORHOOD PLAN AMENDMENT REVIEW SHEET NEIGHORHOOD PLAN: Brentwood/Highland Combined (Highland) CASE#: NPA-2024-0018.01 DATE FILED: January 30, 2024 PROJECT NAME: 7003, 7005, and 7007 Guadalupe St Rezone Project PC DATES: May 12, 2026 April 28, 2026 March 10, 2026 January 27, 2026 December 9, 2025 October 14, 2025 August 26, 2025 March 25, 2025 January 28, 2025 ADDRESSES: 7003, 7005, and 7007 Guadalupe Street DISTRICT AREA: 4 SITE AREA: 1.007 acres OWNER/APPLICANT: Purple Square One Limited Liability AGENT: Bowman Consulting (Jerome Perales, P.E.) CASE MANAGER: Maureen Meredith PHONE: (512) 974-2695 STAFF EMAIL: Maureen.Meredith@austintexas.gov TYPE OF AMENDMENT: Change in Future Land Use Designation From: Higher Density Single Family and Multifamily Residential To: Mixed Use Base District Zoning Change Related Zoning Case: C14-2024-0036 From: MF-1-CO-ETOD-DBETOD-NP (Subdistrict 2), SF-6-NP and MF-2-ETOD- DBETOD-NP (Subdistrict 2) 08 NPA-2024-0018.01 - 7003, 7005, 7007 Guadalupe Street Rezone; District 41 of 28 To: CS-ETOD-DBETOD-CO-NP (Subdistrict 1) Tracts 1-3 NEIGHBORHOOD PLAN ADOPTION DATE: May 13, 2004 CITY COUNCIL DATE: TBD ACTION: PLANNING COMMISSION RECOMMENDATION: May 12, 2026 – (action pending) April 28, 2026 – Postponed to May 12, 2026 on the consent agenda at the request of the Applicant. [C. Haney – 1st; D. Skidmore – 2nd] Vote: 12-0 [One vacancy on the dais]. March 10, 2026 – Postponed to April 28, 2026 on the consent agenda at the request of the Applicant. [B. Bedrosian – 1st; N. Barrera-Ramirez – 2nd] Vote: 11-0 [A. Lan absent. One vacancy on the dais]. January 27, 2026 – Postponed to February 10, 2026 on the consent agenda at the request of Staff. [F. Maxwell – 1st; A. Powell – 2nd] Vote: 10-3 [C. Haney and N. Barrera-Ramirez absent. One vacancy on the dais]. December 9, 2025 - Postponed to January 27, 2026 on the consent agenda at the request of the Applicant. [F. Maxwell – 1st; J. Hiller – 2nd] Vote: 10-0 [One vacancy on the dais]. October 14, 2025 – Postponed to December 9, 2025 on the consent agenda at the request of the Applicant. [Powell – 1st; F. Maxwell -2nd] Vote: 10-0 [P. Howard off the dais. Hill absent. One vacancy on the dais]. August 26, 2025 – Postponed to October 14, 2025 on the consent agenda at the request of the Applicant. [A. Wood – 1st; A. Lan – 2nd] Vote: 10-0 [F. Maxwell and Breton absent. One vacancy on the dais]. March 25, 2025 – Approved the Applicant’s request …
ZONING CHANGE REVIEW SHEET CASE: C14-2026-0036 (7003, 7005, 7007 Guadalupe Street) DISTRICT: 4 ADDRESS: 7003, 7005, 7007 Guadalupe Street ZONING FROM: MF-1-ETOD-DBETOD-NP (Subdistrict 2), TO: CS-CO-ETOD-DBETOD-NP MF-2-ETOD-DBETOD-NP (Subdistrict 2), and SF-3-NP (Subdistrict 2)* *Please Exhibit D below for a list of uses the applicant has proposed to prohibit in a conditional overlay. SITE AREA: approximately 1.01 acres (approximately 43,996 square feet) PROPERTY OWNER: Purple Square One Limited Liability (Lan Chen) AGENT: Bowman (Jerome Perales, P.E.) CASE MANAGER: Jonathan Tomko, AICP (512) 974-1057, jonathan.tomko@austintexas.gov STAFF RECOMMEDATION: Staff does not recommends granting CS-CO-ETOD-DBETOD-NP (Subdistrict 2) and offers the alternative recommendation of MF-4-ETOD-DBETOD-NP (Subdistrict 2) For a summary of the basis of Staff’s recommendation, please see the basis of recommendation section below. PLANNING COMMISSION ACTION / RECOMMENDATION: January 28, 2025: Applicant postponement request to March 25, 2025, granted. March 25, 2025: Applicant request for indefinite postponement, granted. August 26, 2025: Applicant postponement request to October 14, 2025, granted October 14, 2025: Applicant postponement request to December 9, 2025, granted. December 9, 2025: Applicant postponement request to January 27, 2026, granted. January 27, 2026: Applicant postponement request to February 10, 2026, granted. February 10, 2026: Applicant postponement request to March 10, 2026, granted. March 10, 2026: Applicant postponement request to April 28, 2026, granted. April 28, 2026: Applicant postponement request to May 12, 2026, granted. May 12, 2026: Case is scheduled to be heard by Planning Commission CITY COUNCIL ACTION: TBD ORDINANCE NUMBER: TBD ISSUES: 09 C14-2024-0036 - 7003, 7005, 7007 Guadalupe Street Rezone; District 41 of 15 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 …
NEIGHBORHOOD PLAN AMENDMENT REVIEW SHEET NEIGHORHOOD PLAN: East Riverside/Oltorf Combined and East Riverside Corridor Plan CASE#: NPA-2026-0021.01 DATE FILED: February 27, 2026 PROJECT NAME: 1404 East Riverside PUD NPA PC DATE: May 12, 2026 ADDRESS/ES: 1404 E. Riverside Drive DISTRICT AREA: 3 SITE AREA: 2.62 acres OWNER/APPLICANT: South Shore Apartments Owner LP AGENT: Drenner Group, PC (Amanda Swor) CASE MANAGER: Maureen Meredith PHONE: (512) 974-2695 STAFF EMAIL: Maureen.Meredith@austintexas.gov TYPE OF AMENDMENT: Change in Future Land Use Designation From: Specific Regulating District To: Multifamily Residential Base District Zoning Change Related Zoning Case: C14-2025-0111 From: East Riverside Corridor, Corridor Mixed Use subdistrict To: PUD – Planned Unit Development Code Amendment: C20-2026-001 – Request to be removed from the East Riverside Corridor Planning area NEIGHBORHOOD PLAN ADOPTION DATE: November 16, 2006 CITY COUNCIL DATE: May 21, 2026 ACTION: Proposed for 1st Reading 10 NPA-2026-0021.01 - 1404 East Riverside PUD NPA; District 31 of 23 PLANNING COMMISSION RECOMMENDATION: May 12, 2026 – (action pending) STAFF RECOMMENDATION: Staff supports the applicant’s request for Multifamily Residential land use. BASIS FOR STAFF’S RECOMMENDATION: Staff supports the Applicant’s request to change the future land use map from Specific Regulating District to Multifamily Residential land use. The property is located along East Riverside Drive, which is designated as an activity corridor in the Imagine Austin Comprehensive Plan. The property is also located on the edge of the Riverside Stations Neighborhood Activity Center. East Riverside Drive has public transportation and is proposed for a light rail line. There are multifamily developments directly to the east and west of the property. The applicant proposes a 381-unit multifamily residential development that will provide 15 on-site affordable units for people who earn 60% MFI. The proposed development will help meet the Austin Strategic Housing Blueprint’s goal of creating 135,000 housing units throughout the City by 2027 with 60,000 designated as affordable for households at or below 80% of medium family income (MFI). 10 NPA-2026-0021.01 - 1404 East Riverside PUD NPA; District 32 of 23 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 Plan and that it should be reviewed for development regulations. Approved Regulating …
ZONING CHANGE REVIEW SHEET CASE: C814-2025-0111 (East Riverside PUD) DISTRICT: 3 ADDRESS: 1404 East Riverside Drive ZONING FROM: ERC- CMU TO: PUD-NP SITE AREA: approximately 2.6069 acres (approximately 113,556 square feet) PROPERTY OWNER: South Shore Apartments Owner LP AGENT: Drenner Group, PC (Amanda Swor) CASE MANAGER: Jonathan Tomko 512-974-1057, jonathan.tomko@austintexas.gov STAFF RECOMMEDATION: Staff recommends granting PUD-NP. For more information see the basis of recommendation section below. PLANNING COMMISSION / OTHER COMMISSION ACTION / RECOMMENDATION: March 10, 2026: Small Area Joint Planning Commission approved unanimously April 1, 2026: Environmental Commission recommended the PUD with conditions (see Exhibit H) on an 11-0 vote. May 12, 2026: Case is scheduled to be heard by the Planning Commission CITY COUNCIL ACTION: May 21, 2026: Case is tentatively scheduled to be heard by City Council on 1st reading only. ORDINANCE NUMBER: TBD ISSUES: None CASE MANAGER COMMENTS: The subject tract is approximately 2.5 acres of cleared land from the former Acton School north of East Riverside Drive just east of Manlove Street. It fronts Lady Bird Lake to the north, four multifamily apartments to the west, single family commercial to the south across East Riverside Drive (up a steep embankment) and older two-story multifamily buildings to the east. The site is approximately ¼ mile from the proposed Project Connect rail stop at East Riverside Drive and South Lakeshore Boulevard. Ther are several power lines and an easement along the front of the property, as well as a gravel off- street trail separate from the existing sidewalk. As a result, the building will have to be set back from East Riverside Drive further to the north. There is a substantial amount of tree cover on the northern and eastern portions of the tract. This site is within the Riverside Stations Imagine Austin Activity Center, along Riverside Drive which is an Imagine Austin Activity Corridor, an ASMP level 3 corridor, and part of the ASMP transit priority network. BASIS OF RECOMMENDATION: 11 C814-2025-0111 - 1404 East Riverside PUD; District 31 of 33 The proposed zoning should be consistent with the purpose statement of the district sought. Zoning should allow for reasonable use of the property. The proposed zoning should be consistent with the goals and objectives of the City Council. EXISTING ZONING AND LAND USES: Site North (across Lady Bird Lake) South (across East Riverside Drive) East ZONING ERC-CMU Undeveloped land P-NP Undeveloped parkland/trail LAND USES ERC-NMU …
NEIGHBORHOOD PLAN AMENDMENT REVIEW SHEET NEIGHORHOOD PLAN: Govalle/Johnston Terrace Combined (Govalle) CASE#: NPA-2025-0016.02 DATE FILED: December 29, 2025 PROJECT NAME: Former AISD Brooke ES Redevelopment PC DATE: May 12, 2026 ADDRESS/ES: 3100 E. 4th Street DISTRICT AREA: 3 SITE AREA: 5.4 acres OWNER/APPLICANT: Austin Independent School District AGENT: Armbrust & Brown, PLLC (Richard T. Suttle, Jr.) [Previous agent was Nhat Ho, PE (Boot Civil)] CASE MANAGER: Maureen Meredith PHONE: (512) 974-2695 STAFF EMAIL: Maureen.Meredith@austintexas.gov TYPE OF AMENDMENT: Change in Future Land Use Designation From: Civic To: Mixed Use Base District Zoning Change Related Zoning Case: C14-2025-0125 From: P-NP To: CS-MU-V-NP NEIGHBORHOOD PLAN ADOPTION DATE: March 27, 2003 CITY COUNCIL DATE: TBD ACTION: PLANNING COMMISSION RECOMMENDATION: May 12, 2026 - (action pending) 12 NPA-2025-0016.02 - Former AISD Brooke ES Redevelopment; District 31 of 23 STAFF RECOMMENDATION: Staff supports 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 because the property is located in an area with a mix of land uses. To the north of the property is Public, Office and Single Family land uses, to the east is Commercial and Industry, to the south and west is Single Family. Mixed Use land us would be appropriate in this location. The applicant proposes to build an approximately 425-unit apartment building with approximately 10,000 square feet of retail. Applicant states 10% of the apartments will be affordable. The proposed development will help to meet the Austin Strategic Housing Blueprint’s goal of creating 135,000 housing units throughout the City by 2027 with 60,000 designated as affordable for households at or below 80% of medium family income (MFI). The proposed development meets the Govalle/Johnston Terrace Neighborhood Plan goals: GOAL 3: Land Use - Develop a balanced and varied pattern of land use. Key Principles 12 NPA-2025-0016.02 - Former AISD Brooke ES Redevelopment; District 32 of 23 • Provide a balance of land use and zoning for people to both live and work in the area. • Encourage mixed use so that residential uses are allowed on some commercial properties. GOAL 8: Housing - Increase opportunities for people to live in close proximity to daily needs such as shopping and transportation. LAND USE DESCRIPTIONS: EXISTING LAND USE: Civic - Any site for public or semi fire facilities, hospitals, and public and private schools. Includes major religious facilities and other religious activities that …
ZONING CHANGE REVIEW SHEET CASE: C14-2025-0125 (Former AISD Brooke ES Redevelopment) DISTRICT: 3 ADDRESS: 3100 East 4th Street ZONING FROM: P-NP TO: CS-MU-V-CO-NP SITE AREA: approximately 5.4 acres (approximately 235,224 square feet) PROPERTY OWNER: Austin Independent School District (AISD) AGENT: Armbrust & Brown, PLLC (Richard T. Suttle, Jr.) CASE MANAGER: Jonathan Tomko, AICP (512) 974-1057, jonathan.tomko@austintexas.gov STAFF RECOMMEDATION: Staff recommends granting general commercial services-mixed use-vertical mixed use- conditional overlay-neighborhood plan (CS-MU-V-CO-NP) combining district zoning. The conditional overlay would prohibit the following 28 uses: - Automotive Rentals - Automotive Sales - Bail Bond Services - Campground - Commercial Off-Street Parking - Convenience Storage - Electronic Prototype Assembly - Equipment Repair Services - Exterminating Services - Medical Offices - >5000 sq. ft. GFA - Outdoor Sports and Recreation - Pedicab Storage and Dispatch - Service Station - Custom Manufacturing - Automotive Repair Services - Automotive Washing (of any type) - Building Maintenance Services - Commercial Blood Plasma Center - Construction Sales and Services - Drop-Off Recycling Collection Facility - Electronic Testing - Equipment Sales - Kennels - Off-Site Accessory Parking - Pawn Shop - Research Services - Vehicle Storage - Limited Warehousing & Distribution PLANNING COMMISSION ACTION / RECOMMENDATION: May 12, 2026: Case is scheduled to be heard by Planning Commission CITY COUNCIL ACTION: TBD ORDINANCE NUMBER: TBD ISSUES: N/A 13 C14-2025-00125 - Former AISD Brooke ES Redevelopment; District 31 of 19 C14-2025-0125 2 CASE MANAGER COMMENTS: The subject tract in question is currently Brooke Elementary School which AISD has identified for redevelopment. It is located at the southeast corner of East 5th Street and Tillery Street which are both ASMP level 2 roadways. The site is located less than 1,000 feet from the proposed green line station where the rail spur meets North Pleasant Valley Road northwest of the site. It is also approximately 1,250 feet south of East 7th Street and approximately 1,000 feet north of East Cesar Chavez, both Imagine Austin Activity Corridors. It is approximately 650 feet east of North Pleasant Valley Road which is also an Imagine Austin Corridor. BASIS OF RECOMMENDATION: Zoning should promote clearly-identified community goals, such as creating employment opportunities or providing for affordable housing. This site is in a highly walkable and bikeable location, with grocery stores, restaurants, parks and educational facilities all within a short walk. A wide variety of daily needs can be reached within a 15-minute walk. The area is …
City of Austin Austin Planning 6310 Wilhelmina Delco Drive, Austin, TX 78752 P.O. Box 1088, Austin, TX 78767-1088 (512) 974-2000 ♦ h ttp s:/ / w w w.au st in tex a s .g ov / d epa r tm e n t/ plan n in g - de part men t MEMORANDUM TO: Chair & Planning Commission Members FROM: Maureen Meredith, Senior Planner, Long-Range Planning Division Jonathan Tomko, Principal Planner, Current Planning Division Austin Planning DATE: May 5, 2026 RE: NPA-2025-0018.02 and C14-2025-0115 5768 ½, 5800, 5826, 5900, 5900 ½, and 5908 AIRPORT BLVD Brentwood/Highland Combined Planning Area The Applicant requests a postponement of the above-referenced cases from the May 12, 2026 Planning Commission hearing to the June 9, 2026 hearing date. Please see attached email from David Hartman. The postponement request was made in a timely manner and meets the Planning Commission’s policy. Attachments: David Hartman’s email Plan Amendment Map Zoning Map 14 NPA-2025-0018.02 - Airport and Koenig Multifamily; District 41 of 4 From: David Hartman Sent: Wednesday, April 29, 2026 3:42 PM To: Meredith, Maureen <Maureen.Meredith@austintexas.gov> Cc: Tomko, Jonathan <Jonathan.Tomko@austintexas.gov> Subject: RE: May 12 PC PP date? Notice: NPA-2025-0018.02_Airport Koenig MF - postpone to June 9 PC mtg. Hi Maureen. Please postpone for one month from May 12 to June 9 PC mtg.. Thanks for your help. David Hartman Partner DuBOIS BRYANT & CAMPBELL 303 Colorado, Suite 2300 Austin, TX 78701 O:(512) 457-8000 D:(512) 685-3409 M:(512) 297-5640 F:(512) 457-8008 bio vcard 14 NPA-2025-0018.02 - Airport and Koenig Multifamily; District 42 of 4 14 NPA-2025-0018.02 - Airport and Koenig Multifamily; District 43 of 4 14 NPA-2025-0018.02 - Airport and Koenig Multifamily; District 44 of 4
City of Austin Austin Planning 6310 Wilhelmina Delco Drive, Austin, TX 78752 P.O. Box 1088, Austin, TX 78767-1088 (512) 974-2000 ♦ h ttp s:/ / w w w.au st in tex a s .g ov / d epa r tm e n t/ plan n in g - de part men t MEMORANDUM TO: Chair & Planning Commission Members FROM: Maureen Meredith, Senior Planner, Long-Range Planning Division Jonathan Tomko, Principal Planner, Current Planning Division Austin Planning DATE: May 5, 2026 RE: NPA-2025-0018.02 and C14-2025-0115 5768 ½, 5800, 5826, 5900, 5900 ½, and 5908 AIRPORT BLVD Brentwood/Highland Combined Planning Area The Applicant requests a postponement of the above-referenced cases from the May 12, 2026 Planning Commission hearing to the June 9, 2026 hearing date. Please see attached email from David Hartman. The postponement request was made in a timely manner and meets the Planning Commission’s policy. Attachments: David Hartman’s email Plan Amendment Map Zoning Map 15 C14-2025-0115 - Airport and Koenig Multifamily; District 41 of 4 From: David Hartman Sent: Wednesday, April 29, 2026 3:42 PM To: Meredith, Maureen <Maureen.Meredith@austintexas.gov> Cc: Tomko, Jonathan <Jonathan.Tomko@austintexas.gov> Subject: RE: May 12 PC PP date? Notice: NPA-2025-0018.02_Airport Koenig MF - postpone to June 9 PC mtg. Hi Maureen. Please postpone for one month from May 12 to June 9 PC mtg.. Thanks for your help. David Hartman Partner DuBOIS BRYANT & CAMPBELL 303 Colorado, Suite 2300 Austin, TX 78701 O:(512) 457-8000 D:(512) 685-3409 M:(512) 297-5640 F:(512) 457-8008 bio vcard 15 C14-2025-0115 - Airport and Koenig Multifamily; District 42 of 4 15 C14-2025-0115 - Airport and Koenig Multifamily; District 43 of 4 15 C14-2025-0115 - Airport and Koenig Multifamily; District 44 of 4
ZONING CHANGE REVIEW SHEET CASE: C14-2026-0002 (SE Airport MLK Rezoning) DISTRICT: 1 ADDRESS: 1811 Airport Boulevard ZONING FROM: GR-MU-NP TO: GR-MU-DB90-NP SITE AREA: approximately 3.146 acres (approximately 137,040 square feet) PROPERTY OWNER: 4015 Limited Partnership AGENT: Thrower Design LLC (Victoria Haase) CASE MANAGER: Jonathan Tomko, AICP (512) 974-1057, jonathan.tomko@austintexas.gov STAFF RECOMMEDATION: Staff recommends granting community commercial-mixed use-density bonus 90- neighborhood plan (GR-MU-DB90-NP) combining district zoning. For a summary of the basis of Staff’s recommendation, please see the basis of recommendation section below. PLANNING COMMISSION ACTION / RECOMMENDATION: April 28, 2026: Neighborhood postponement request to May 12, 2026, granted. May 12, 2026: Case is scheduled to be heard by Planning Commission. CITY COUNCIL ACTION: TBD ORDINANCE NUMBER: TBD 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 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. CASE MANAGER COMMENTS: The subject tract is approximately 3.146 acres at the southeast corner of Airport Boulevard and East Martin Luther King Jr. Boulevard behind the Popeyes Chicken fast food restaurant. It currently has approximately 50,000 square feet of industrial warehouse sited on it, constructed in the 1980s, and approximately 40,000 square feet of paved parking. The structure reaches 20-40 feet tall in some areas with a blank wall and barbed wire fence facing the neighborhood to the south and east. There are two driveways to access the property one on Airport Boulevard between two fast food restaurants, another connects to East Martin Luther King Jr. Boulevard between the subject tract and an auto service use. 16 C14-2026-0002 - SE Airport MLK Rezoning; District 11 of 18 The subject tract is within the East MLK Combined Neighborhood Plan (MLK) and does not require a Neighborhood Plan Amendment Future Land Use Map (FLUM) change because it is identified as mixed use. The proposed zoning is typical for a mixed use land use designation. The subject tract is approximately ¼ mile east of the MLK Station Imagine Austin Activity Center and 1/3 mile south of the Mueller Imagine Austin Activity Center. It has access to two Imagine Austin Activity Corridors, …
ZONING CHANGE REVIEW SHEET CASE: C14-2026-0007 (Eastside Hub) DISTRICT: 1 ADDRESS: Tract 1: 6301 FM 969 Road Tract 2: 4609 Ed Bluestein Service Road Northbound ZONING FROM: Tract 1: W/LO-CO-NP TO: CS-CO-NP Tract 2: CS-NP SITE AREA: approximately 9.8 acres (approximately 426,888 square feet) PROPERTY OWNER: Ensnail Development Inc. AGENT: Bernstein & Hall, PLLC (Dick Hall) CASE MANAGER: Jonathan Tomko, AICP (512) 974-1057, jonathan.tomko@austintexas.gov STAFF RECOMMEDATION: Staff recommends granting general commercial services-conditional overlay-neighborhood plan (CS-CO-NP) combining district zoning. The conditional overlay would prohibit the following 38 uses: - Adult Oriented Businesses - Automotive Rentals - Automotive Sales - Bail Bond Services - Commercial Blood Plasma Center - Communications Services - Drop-Off Recycling Collection Facility - Electronic Testing - Equipment Sales - Funeral Services - Hotel-Motel - Laundry Services - Off-Site Accessory Parking - Outdoor Sports and Recreation - Pedicab Storage and Dispatch - Printing and Publishing - Service Station - Vehicle Storage - Club or Lodge - Alternative Financial Services - Automotive Repair Services >5,000 sqft - Automotive Washing (of any type) >5,000 sqft - Campground - Commercial Off-Street Parking - Convenience Storage - Electronic Prototype Assembly - Equipment Repair Services - Exterminating Services - General Retail Sales (General) >5,000 sqft - Kennels - Monument Retail Services - Outdoor Entertainment - Pawn Shop Services - Performance Venue - Research Services - Theater - Veterinary Services - Transportation Terminal The conditional overlay would conditionally allow the following use: - Construction Sales and Services 17 C14-2026-0007 - Eastside Hub; District 11 of 13 PLANNING COMMISSION ACTION / RECOMMENDATION: May 12, 2026: 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 currently undeveloped land on the southern side of FM 969 Road approximately 800 feet east of the intersection of Ed Bluestein Boulevard and FM 969 Road. To the north, across FM 969 Road is undeveloped land zoned CS-MU-V-DB90-NP. To the west, is a large 4-story apartment complex and a QuikTrip service station. To the south, is a major industrial manufacturing facility. To the east, is a Chevron service station with car wash, liquor store, and retail sales, and approximately 15 single-family homes. BASIS OF RECOMMENDATION: Zoning should promote clearly-identified community goals, such as creating employment opportunities or providing for affordable housing. Granting the proposed zoning would provide opportunities for a reasonable number of small-scale commercial uses …
From: David Hartman Sent: Monday, May 4, 2026 2:21 PM To: Estrada, Nancy <Nancy.Estrada@austintexas.gov> Subject: C14-95-0170(RCA) - Barton Skyway RC Amendment -May 12, 2026 Planning Commission mtg. - request for indefinite postponement External Email - Exercise Caution Hi Nancy: I hope you are doing well. On behalf of the applicant in this Restrictive Covenant Amendment Case C14-95-0170(RCA) - Barton Skyway RC Amendment – I’m requesting an indefinite postponement from the May 12, 2026, Planning Commission meeting. Thanks for your attention to this request. Best, David David Hartman Partner DuBOIS BRYANT & CAMPBELL 303 Colorado, Suite 2300 O Austin, TX 78701 D :(512) 457-8000 F :(512) 685-3409 :(512) 457-8008 bio vcard Confidentiality Notice This communication and any accompanying documents are confidential and privileged. They are intended for the sole use of the addressee. If you receive this transmission in error, you are advised that any disclosure, copying, distribution, or the taking of any action in reliance upon this communication or any attached document is strictly prohibited. Moreover, any such disclosure shall not compromise or waive the attorney-client or other privileges as to this communication or otherwise. If you have received this communication in error, please contact me by reply email and destroy all copies of the original message and any attached documents. 19 C14-95-0170(RCA) - 1301, 1301 ½ S Mopac Expy Svrd NB and 2976 Barton Skwy RC Amendment; District 81 of 1
PLANNING COMMISSION SITE PLAN EXTENSION REVIEW SHEET CASE NUMBER: SP-2018-0528C(XT2) PC HEARING DATE: May 12, 2026 PROJECT NAME: 1619 S. 1st ADDRESS OF SITE: 1619 S 1ST STREET COUNCIL DISTRICT: 9 NEIGHBORHOOD PLANNING AREA: BOULLDIN CREEK WATERSHED: East Bouldin Creek JURISDICTION: Full-Purpose APPLICANT/ OWNER: AGENT: Chingon International LLC & Chingon Digital, LLC 4900 Old Manor Road Austin, TX. 78723 Amanda Swor Drenner Group, PC Austin, TX. 78746 (512) 807-2904 CASE MANAGER: Alyse Ramirez (512) 978-1750 Alyse.ramirez@austintexas.gov PROPOSED DEVELOPMENT: The applicant is requesting a three-year extension to a previously approved site plan. The site development permit SP-2018-0528C was issued on July 18, 2022. The request for a one (1) year extension was approved pursuant to SP-2018-0528C(XT) with a current expiration date of April 15, 2026. The site was approved for the construction of a 43-foot 4-story building totaling 55,366 SF with associated utility, parking, sidewalk, streetscape and landscape improvements on a 0.92-acre site as shown and described on the approved plans. The owner is requesting this extension to allow for additional time due to market demands before initiating construction. There are no new or additional improvements proposed with this extension request. SUMMARY STAFF RECOMMENDATION: Staff recommends approval to extend this site plan permit by three years, from April 15, 2026, to April 15, 2029, based on the case meeting criteria from LDC Section 25-5-62(C)(1)(a). 25-5-63(C) Extension of released site plan by the Land Use Commission: “the Land Use Commission may extend the expiration date of a released site plan beyond the date established by this chapter if the Land Use Commission determines that the request complies with the requirements for extension by the director under 25-5-62 (Extension of Released Site Plan by Director).” 25-5-62(C) The director may extend the expiration date of a released administrative site plan one time for a period of one year if the director determines that there is good cause for the requested extension; and (1) the director determines that: a) the site plan substantially complies with the requirements that apply to a new application for site plan approval; 20 SP-2018-0528C(XT2) - 1619 S. 1st; District 91 of 4 b) the applicant filed the original application for site plan approval with the good faith expectation that the site plan would be constructed; c) the applicant constructed at least one structure shown on the original site plan that is suitable for permanent occupancy; or d) the applicant has …
ORDINANCE AMENDMENT REVIEW SHEET C20-2026-001 Amendment: C20-2026-001 Amendments to the East Riverside Corridor Regulating Plan (ERC): Conduct a public hearing and consider a recommendation to amend the ERC Regulating Plan to remove the property located at 1404 East Riverside Drive from the ERC Regulating Plan and to change the boundary of the ERC Regulating Plan. Background and summary of proposed code amendment: This amendment was initiated by the City Council under Resolution No. 20260122-056. Sponsor: Council Member José Velásquez, Co-Sponsor: Mayor Kirk Watson, Co-sponsor: Council Member Mike Siegel, Co-sponsor: Council Member Zohaib "Zo" Qadri, Co-sponsor: Council Member José "Chito" Vela. On February 25, 2010, the City Council adopted the ERC as an amendment to the Imagine Austin Comprehensive Plan. The ERC Plan establishes a long-term vision to transition existing low-density, auto-oriented commercial uses into a pedestrian, and bicycle-friendly, mixed-use urban district. A core objective of the plan is to advance high-quality development and create vibrant places where people can live, work, shop, and recreate within walking distance. In May 2013, City Council adopted Ordinance No. 20130509-039 which created the ERC zoning district and established the East Riverside Corridor Regulating Plan (ERC Regulating Plan) and its associated planning area boundary. Council also adopted Ordinance No. 20130509-042 rezoning approximately 228 acres within the East Riverside Corridor to ERC. The approximately 2.62-acre property located at 1404 East Riverside Drive, was rezoned within the boundary of the ERC Regulating Plan by Ordinance No. 20130509-042. The property owner intends to submit a Planned Unit Development (PUD) application to modify existing development regulations. Because the property lies within the ERC Regulating Plan boundary, a Code amendment is required to remove the tract from the ERC Regulating Plan to allow the rezoning of the subject property to a PUD. This amendment will provide for consistent and cohesive development regulations. The current ERC Regulating Plan includes several figures that depict the subject property. See Exhibit “A”. Staff Recommendation: Staff recommends APPROVAL of the proposed Code Amendment to amend the East Riverside Corridor Regulating Plan to remove the property located at 1404 East Riverside Drive from the following figures as depicted by the amended figures in Exhibit “B”: 1. Amend Figure 1-1: East Riverside Corridor (ERC) Zoning Map 2. Amend Figure 1-2: East Riverside Corridor Subdistrict Map 3. Amend Figure 1-3: East Riverside Corridor Roadway Type Map 4. Amend Figure 1-4: East Riverside Corridor Active Edges Map 5. Amend …
Downtown Density Bonus Phase 1 – Staff Proposal Austin Planning | Planning Commission | 5/12/26 Agenda • • Proposal Summary Proposal Addendum/Modifications Non-Residential Redevelopment • Requirements Urban Design Standards related to Historic Preservation • • Timeline 2 Proposal Summary Phase I Summary Creation of DDB400 and DDB850 combining districts. Sites will be rezoned into DDB400 and eligible to request rezoning into DDB850. DDB400 grants +400 feet of height (up to 750 feet). DDB850 grants +850 feet of height (up to 1,200 feet). Proposed affordability requirements. On-site: 5% at 50% MFI for rental or 80% MFI for ownership Fee-in-lieu: $10 per bonus area gross square foot for DDB400 $12 per bonus area gross square foot for DDB850 Proposed site development standards. Tenant Protection and Redevelopment requirements* * See addendum for modifications to staff proposal 4 Phase I Summary (cont.) Proposed Gatekeeper Requirements Changes to the current design review process Removal of Design Commission review requirement. Creation of Urban Design Standards. Staff will review for compliance at the time of site plan submittal. Projects must continue to meet a 2-Star Austin Energy Green Building rating. As part of achieving a 2-Star rating, projects must adhere to bird-friendly design standards. Projects must continue to adhere to Great Streets Standards. Updated standards will apply when released. 5 Proposal Addendum Modify Non-Residential Redevelopment Requirements Density Bonus Lease & Redevelopment Requirements (4-18) Require dispersion of affordable units and equal access to amenities Require tenant protections and redevelopment requirements for existing affordable multifamily and certain commercial uses: Creative spaces (see § 25-2-654(F) for definition) operating for ≥ 3 years Adult care services (general or limited) operating for ≥ 12 months Child care services (general or limited) operating for ≥ 12 months Cocktail lounges operating for ≥ 10 20 years Food sales operating for ≥ 10 20 years w/ gross floor area of ≤ 20,000 sq ft General retail sales operating for ≥ 10 20 years w/ a gross floor area of ≤ 5,000 sq ft Personal services operating for ≥ 10 20 years w/ a gross floor area of ≤ 5,000 sq ft Restaurant (general or limited) operating for ≥ 10 20 years w/ gross floor area of ≤ 5,000 sq ft Austin Planning and …
Affordability Impact Statement Downtown Density Bonus Update - Phase 1 Case number: C20-2024-018 Initiated by: Resolution No. 20240718-185 and Ordinance No. 20251023-063 Date: 5/1/2026 Proposed Regulation The proposed changes would modify existing Code § 25-2-586 and establish two new combining districts (DDB400 and DDB850) named for the additional height permitted above a property's base zoning limit of 350 feet, effectively allowing developments to reach up to 750 feet and 1,200 feet respectively. These districts would replace the existing Downtown Density Bonus (DDB) applicability map across the downtown core, Rainey Street, and the convention center area, with properties automatically rezoned into DDB400 and made eligible to request rezoning into DDB850 (Figure 1). The amendments also eliminate Floor-Area Ratio (FAR) restrictions for participating projects in response to Texas Senate Bill 840, which removed FAR limits for multifamily and mixed-use developments statewide, shifting the program's regulatory focus exclusively to height. The DDB program remains a voluntary density bonus mechanism that allows property owners to build beyond baseline zoning entitlements in exchange for providing community benefits, including affordable housing units, pedestrian-oriented design, and sustainable building practices. Most parcels in the affected area carry Central Business District (CBD) base zoning, which already permits development up to 350 feet by-right, and the new combining districts are intended to build on and revise the existing program structure in accordance with goals established by City Council. Phase 1 of this update creates the two initial combining districts, with additional districts and potential subdistricts anticipated in future phases. 1 22 C20-2024-018 - Downtown Density Bonus Update Phase I1 of 8 Figure 1. SpeakUpAustin C20-2024-018 - Downtown Density Bonus Update - Phase I 2 22 C20-2024-018 - Downtown Density Bonus Update Phase I2 of 8 Land Use/Zoning Impacts on Housing Costs The proposed changes would have a neutral impact on housing costs. • In 2025, Senate Bill (SB) 840 established greater by-right development entitlements including eliminating floor-to-area (FAR) restrictions, making Austin’s existing density bonus programs less attractive. Since density bonus programs remain a critical tool for producing income‑restricted units and fee‑in‑lieu contributions to the City’s Housing Trust Fund, restructuring around additional height in these districts offers a viable incentive that still encourages participation despite SB 840’s expanded baseline entitlements. • Requirements from Code Ch. 4-18 apply to the DDB program, including tenant protections and protective redevelopment requirements for certain existing multifamily and commercial uses. The redevelopment requirements preserve existing affordable …
Downtown Density Bonus Phase 1 – Proposal Austin Planning | Planning Commission Briefing | 04/14/2026 Agenda • • • Background Existing Program & Process Proposed Changes • Urban Design Standards • Community Benefits | • Downtown Density Bonus Process • Stakeholder Engagement and Timeline 2 Background City Council Resolution Downtown Density Bonus Update Resolution No. 20240718-185 in July 2024 directed staff to update the Downtown Density Bonus (DDB) program Requested: Updates to gatekeeper requirements Integration of Rainey subdistrict Creation of new subdistricts Prioritization of accessibility and shade opportunities Simplification of the affordability program Alignment of the program with the Equitable Transit-Oriented Development (ETOD) overlay. Downtown Density Bonus – Phase 1 In response to Senate Bill 840, Council adopted Ordinance No. 20251023-063, which amended the Central Business District Zone and directed staff to update the DDB program by June 2026 for three DDB subdistricts 4 Existing Program & Process Phase 1 - Existing Height & FAR Map After the recent adoption of the Central Business District Zone amendments and updates to the DDB, the three subdistricts in Phase 1 have the following entitlements available via the DDB program: Core Subdistrict – 350ft of height and 25:1 FAR* Rainey Subdistrict – 350ft of height and 15:1 FAR* Convention Center Subdistrict – 350ft of height and 15:1 FAR* Applicants can request Council approval to exceed these entitlements *FAR limits are only applicable to commercial developments 6 Proposed Changes Phase I – Proposed Applicability Revised to remove the Red River Cultural District from Phase I To be updated and included in Phase II of the DDB Update DDB is a voluntary program Supersedes the following overlays: Capitol Dominance Overlay Equitable Transit-Oriented Development Density Bonus Waterfront Overlay 8 Phase I – Combining Districts Each combining district will have different entitlements/requirements. Phase I will create 2 combining districts: DDB400 has +400 ft DDB850 has +850 ft Additional height is additive to the property’s base zoning height limit E.g., a CBD-DDB400 site could build up to 750 ft (350 ft base height + 400 bonus ft) Sites will be rezoned into DDB400 in Phase I. Sites will be eligible to request rezoning into DDB850 through the standard rezoning process. Max height cannot be exceeded by Council …
Design Commission Alternative Draft DRAFT 5/4/2026 Downtown Density Bonus Program- Urban Design Standards Downtown Density Bonus Program Urban Design Standards apply only to projects participating in the Downtown Density Bonus Program and are intended to implement public realm and pedestrian environment objectives that currently apply under §25-2-586. Frontage Designations For the purpose of complying with the Downtown Density Bonus Program Urban Design Standards, frontage designations are determined based on the street or trail that is adjacent to the lot line: ● Primary Street- ○ All streets identified as Main Streets are primary streets. A site has multiple primary street frontages where it is adjacent to more than one Main Street. ○ Where a site does not abut a Main Street, the primary street is the street with the highest priority (see Street Priorities below). A site has only one primary street frontage where it is not adjacent to multiple Main Streets. ● Side Street- Side streets are all other streets and listed trails, excluding alleys, not designated as primary streets. ● Street Priorities- are based on Great Streets Master Plan street typologies and named streets and trails within the Downtown Density Bonus Program boundary. Street priorities are as follows, from highest to lowest: 1. Main Streets a. Pedestrian Priority Street (Great Streets) b. Congress Avenue c. Red River Street d. Rainey Street e. 6th Street 2. Bicycle and Local Access Street (Great Streets) 3. Rapid Transit Street (Great Streets) 4. Mixed Mode Street (Great Streets) 5. Waller Creek Trail, Waterloo Greenbelt, 6. Shoal Creek Trail, Shoal Creek Greenbelt 7. Pedestrian Promenade (Great Streets) / Butler Hike and Bike Trail 8. Commuter Street (Great Streets) 9. Commuter Boulevard (Great Streets) Mandatory Standards All projects participating in the Downtown Density Bonus (DDB) program must comply with each of the following mandatory standards: Downtown Density Bonus- Urban Design Standards 1 22 C20-2024-018 - Downtown Density Bonus Update Phase I1 of 7 1. Windows a. Ground story facades must include transparent windows for a minimum portion of Design Commission Alternative Draft DRAFT 5/4/2026 the facade area: i. Primary streets: 65% ii. Side streets: 45% iii. Alley: 0% b. Window glazing must have a visible light transmittance of 60% or higher and an external reflectance of 20% or less to be considered transparent. 2. Doors a. Entrances must be provided at the following minimum average frequencies* : i. Primary street: 1 per 75 feet of …
Downtown Density Bonus Update – Phase I Engagement Summary Resolution 20240718-185 directed City Staff to “...engage area stakeholders on proposed changes to the Downtown Density Bonus program, in alignment with existing density bonus recalibration and streamlining efforts,” on proposed changes initiated by the Resolution. To support the community engagement activities, staff launched a Speak Up Austin site in December 2025 to act as a landing page for information on the Resolution action items, the Downtown Density Bonus Program as it exists today, and how to participate in the engagement process. This page was updated in April 2026 to include information on staff’s proposal for Phase I of the update. To date, the site has received nearly 1,500 views by interested community members. Beginning in November 2025 with early engagement and throughout the creation of the draft proposal, staff have connected with interested stakeholder groups. Staff have met on multiple occasions with members of the Downtown Austin Alliance, the Downtown Austin Neighborhood Association, the Real Estate Council of Austin, and The Red River Cultural District to gather feedback on the Resolution and provide updates on the progress toward the action items of the Resolution. Staff have also given presentations on the proposed updates to the Austin Chapter of the American Institute of Architects and the Urban Land Institute Affordability Strategic Council and gathered valuable feedback through these meetings. Additionally, staff have worked closely with the Central City District Plan (CCDP) team to ensure alignment of the CCDP creation and the Downtown Density Bonus update. This included facilitation of activities at CCDP Stakeholder Advisory Group meetings and supporting the April virtual and an in-person CCDP Open Houses to present on the Downtown Density Bonus Program updates and collect community feedback. Stakeholder Meetings held to Date: • Austin Chapter of the American Institute of Architects • Central City District Plan Stakeholder Advisory Group • Downtown Austin Alliance • Downtown Austin Neighborhood Association • Real Estate Council of Austin • The Red River Cultural District • Urban Land Institute Affordability Strategic Council Staff developed a public survey to gather additional feedback from the community on their experiences with the current Downtown Density Bonus Program and what aspects of the program they value the most. The survey was published on December 22nd, 2025, and was provided to over 350 individuals or groups in direct emails or through City newsletters. Staff developed the list of individuals …
Draft Memorandum To: Alan Pani, City of Austin From: Darin Smith, Luke Foelsch, and Kaavya Chhatrapati; Economic & Planning Systems Subject: Downtown Density Bonus Program Update Analysis EPS #251105 Date: March 27, 2026 Economic & Planning Systems, Inc. (EPS) was retained by the City of Austin (“City”) to analyze a potential recalibration of the City’s Downtown Density Bonus Program (DDB) in light of anticipated updates to the existing Downtown Plan and recently updated height limits in the Downtown area. Since its adoption in 2013, the DDB has been a widely- utilized voluntary incentive mechanism to secure affordable housing or in-lieu fee payments when a developer seeks to achieve additional density above existing zoning standards. The City seeks to study a recalibration of the program’s in-lieu fee levels to ensure they remain appropriately balanced to produce the desired level of community benefits without stifling new development. This memorandum presents the Key Findings, summarizes the analytic approach and its results, then presents recommendations to inform adjustments to the City’s Downtown Density Bonus Program. Key Findings 1. Current market conditions are unfavorable for new construction, but these factors can be expected to improve. Both residential and commercial building types Downtown have higher vacancies and lower rents today than were achievable just a few years ago, while construction costs have continued to escalate. These dynamics have caused a lull in new development and land transactions in Downtown Austin, and calibrating a density bonus program based on these current market conditions is challenging because pro formas do not suggest feasible projects under either base zoning or with added height/density. However, as supply and demand rebalance in Downtown Austin, high-rise construction will likely be feasible again and developer interest in the density bonus program may mirror the program’s past appeal and success. 22 C20-2024-018 - Downtown Density Bonus Update Phase I1 of 73 Downtown Density Bonus Program Update Analysis Page 2 2. The existing DDB fees represent only a small fraction of project costs and therefore are not among the primary determinants of a project’s feasibility. Across the prototypes and scenarios tested, market conditions regarding rents, vacancies, and construction costs drive swings in feasibility, while the current DDB in-lieu fees at $5 to $12 per bonus square foot are small relative to overall costs and value gaps. Under unfavorable market conditions (as seen in today’s market), the fee level is not the cause of infeasibility. Under …
C20-2024-018 REZONING AND ORDINANCE AMENDMENT REVIEW SHEET Amendment: C20-2024-018 Downtown Density Bonus (DDB) Update Description: Amend City Code Title 25 (Land Development) to create Downtown Density Bonus 400 Combining District (DDB400) and rezone property generally located west of north Interstate 35, east of Nueces Street, south of E 11th Street, and north of Lady Bird Lake to apply DDB400 and to create Downtown Density Bonus 850 Combining District (DDB850). Background: Initiated by City Council Resolution No. 20240718-185 and Ordinance No. 20251023-063. The Downtown Density Bonus program, or the DDB program, was first adopted by Ordinance 20130627-105 in 2013 to promote a vibrant, dense, and pedestrian-friendly downtown area while also encouraging the development of affordable housing and other community benefits. In Texas, local governments are not allowed to use zoning laws to require affordable housing. For this reason, bonus programs are an effective way for the City to encourage private developers to provide affordable housing units in exchange for increased entitlements, such as greater height or floor-to-area ratio (FAR) above a development’s base zoning. The Downtown Density Bonus program leverages Downtown's growth to create a more vibrant city center and provide benefits for the city as a whole. Since the program’s original adoption, the DDB program regulations were amended in 2014, 2019, 2023, and 2025 by the following ordinances: Ordinance No. 20140227-054, Ordinance No. 20191031-037, Ordinance No. 20230504-030, Ordinance No. 20230504- 031, Ordinance No. 20231029-052, and Ordinance No. 20251023-063. Most of these ordinances added clarifying language or maps, with the exceptions being those from 2014 and 2025. The 2014 amendment allowed properties within the Rainey Street Subdistrict to participate in the program, as well as added additional community benefit options development could choose from, such as achieving a 3-star Austin Energy Green Building rating, preservation of a historic structure on-site, the provision of a public plaza, and many other benefits. The 2025 amendment updated the program’s language and eligibility map to reflect the updated maximum base height allowance of 350 feet for properties zoned as Central Business District (CBD). Since its adoption in 2013, the DDB program has facilitated the development of over 8,000 planned and built housing units, and 90% of eligible projects have used the program. Additionally, the program has generated over $13 million in affordable housing fees-in-lieu (FIL) that go towards the Affordable Housing Trust Fund, which is roughly 40% of the total FIL generated from all Density …
C20-2024-018 REZONING AND ORDINANCE AMENDMENT REVIEW SHEET (ADDENDUM) Amendment: C20-2024-018 Downtown Density Bonus (DDB) Update Addendum Description: Amend City Code Title 25 (Land Development) to create Downtown Density Bonus 400 Combining District (DDB400) and rezone property generally located west of north Interstate 35, east of Nueces Street, south of E 11th Street, and north of Lady Bird Lake to apply DDB400 and to create Downtown Density Bonus 850 Combining District (DDB850). Revisions to the Staff Proposal: Staff is proposing several revisions to the proposal included in the published staff report based on stakeholder feedback and continued review by agency partners: Revision 1: Modify Non-Residential Redevelopment Requirements The proposal reflected in the staff report includes certain requirements when redeveloping multifamily or commercial property. The redevelopment requirements support the goals of the Equitable Transit-Oriented Development Policy Plan and the Austin Strategic Housing Blueprint by increasing the supply of affordable housing while preserving existing affordable housing and community spaces. Staff is proposing to modify the previously proposed redevelopment requirements for some existing legacy non-residential structures, extending the required period of operation for cocktail lounge, creative space, food sales, and small format uses. Through stakeholder engagement staff have heard concerns with the proposed language regarding the redevelopment requirements for the existing non-residential structures. • EXISTING NON-RESIDENTIAL SPACE means a: o adult care services use (general or limited) that has operated for a minimum of 12 continuous months; o child care services use (general or limited) that has operated for a minimum of 12 continuous months; o cocktail lounge use that has operated for a minimum of 10 20 continuous years; o creative space use that has operated for a minimum of three 10 continuous years; o food sales use that has operated for a minimum of 10 20 continuous years with a gross floor area of 20,000 square feet or less; or o small format use that has operated for a minimum of 10 20 continuous years with a gross floor area of 5,000 square feet or less. • SMALL FORMAT USE means a use described in Chapter 25-2 (Zoning) that allows one or more of the following occupancies: o general retail sales; o personal services; o restaurant (general or limited). 1 22 C20-2024-018 - Downtown Density Bonus Update Phase I1 of 2 C20-2024-018 Staff will continue to review these requirements and refine the language and applicability in Phase 2 of the Downtown Density …
DRAFT C20-2024-018 DDB Phase I Downtown Density Bonus Urban Design Standards These standards would apply only to projects seeking Downtown Density Bonus entitlements and are intended to implement public realm and pedestrian environment objectives that currently apply under §25-2-586. In order to participate in the proposed Downtown Density Bonus (DDB) program, projects would be required to adhere to all mandatory design standards and a minimum number of additional urban design standards from a menu of options. For Phase I of the Downtown Density Bonus update, the proposed requirements would be: - - Projects zoned –DDB400 must adhere to all mandatory standards and at least 7 out of the 14 menu standards to participate in the DDB program Projects zoned –DDB850 must adhere to all mandatory standards and least 10 out of the 14 menu standards to participate in the DDB program In future phases of the Downtown Density Bonus program update, additional combining districts may be created that have different requirements for the minimum number of urban design standards that must be met. Additionally, subdistricts may be created that provide additional urban design standards or requirements based on the unique character of specific areas (such as the Red River Cultural District). Additional design standards may be added in the future. If additional design standards are added to the menu, the minimum number of standards that must be met may be modified. The Urban Design team in Austin Planning will review site plans and determine compliance with the urban design standards. Mandatory Urban Design Standards Screening Requirements (A) Utility equipment, mechanical equipment, and solid waste collection areas, including loading docks, truck parking, outdoor storage, trash collection, trash compaction, and other service functions: a. are prohibited in the area between a building and a street; b. must not be visible from a street, adjacent property lines, or the property lines across adjacent public streets; and c. must be screened or located in a public alley. (B) This subsection applies to a site with frontage on an alley 20 feet or more wide. 22 C20-2024-018 - Downtown Density Bonus Update Phase I1 of 7 DRAFT C20-2024-018 DDB Phase I a. A transformer room or utility vault must be adjacent to and accessible from the alley, unless Austin Energy determines placement is required in another location. b. A pump room, sprinkler room, or other utility or mechanical room must be adjacent to and accessible …
Downtown Density Bonus Phase 1 – Staff Proposal Austin Planning | Planning Commission | 5/12/26 Agenda • • Proposal Summary Proposal Addendum/Modifications Non-Residential Redevelopment • Requirements Urban Design Standards related to Historic Preservation • • Timeline 2 Proposal Summary Phase I Summary Creation of DDB400 and DDB850 combining districts. Sites will be rezoned into DDB400 and eligible to request rezoning into DDB850. DDB400 grants +400 feet of height (up to 750 feet). DDB850 grants +850 feet of height (up to 1,200 feet). Proposed affordability requirements. On-site: 5% at 50% MFI for rental or 80% MFI for ownership Fee-in-lieu: $10 per bonus area gross square foot for DDB400 $12 per bonus area gross square foot for DDB850 Proposed site development standards. Tenant Protection and Redevelopment requirements* * See addendum for modifications to staff proposal 4 Phase I Summary (cont.) Proposed Gatekeeper Requirements Changes to the current design review process Removal of Design Commission review requirement. Creation of Urban Design Standards. Staff will review for compliance at the time of site plan submittal. Projects must continue to meet a 2-Star Austin Energy Green Building rating. As part of achieving a 2-Star rating, projects must adhere to bird-friendly design standards. Projects must continue to adhere to Great Streets Standards. Updated standards will apply when released. 5 Proposal Addendum Modify Non-Residential Redevelopment Requirements Density Bonus Lease & Redevelopment Requirements (4-18) Require dispersion of affordable units and equal access to amenities Require tenant protections and redevelopment requirements for existing affordable multifamily and certain commercial uses: Creative spaces (see § 25-2-654(F) for definition) operating for ≥ 3 years Adult care services (general or limited) operating for ≥ 12 months Child care services (general or limited) operating for ≥ 12 months Cocktail lounges operating for ≥ 10 20 years Food sales operating for ≥ 10 20 years w/ gross floor area of ≤ 20,000 sq ft General retail sales operating for ≥ 10 20 years w/ a gross floor area of ≤ 5,000 sq ft Personal services operating for ≥ 10 20 years w/ a gross floor area of ≤ 5,000 sq ft Restaurant (general or limited) operating for ≥ 10 20 years w/ gross floor area of ≤ 5,000 sq ft Austin Planning and …
Affordability Impact Statement Downtown Density Bonus Update - Phase 1 Case number: C20-2024-018 Initiated by: Resolution No. 20240718-185 and Ordinance No. 20251023-063 Date: 5/1/2026 Proposed Regulation The proposed changes would modify existing Code § 25-2-586 and establish two new combining districts (DDB400 and DDB850) named for the additional height permitted above a property's base zoning limit of 350 feet, effectively allowing developments to reach up to 750 feet and 1,200 feet respectively. These districts would replace the existing Downtown Density Bonus (DDB) applicability map across the downtown core, Rainey Street, and the convention center area, with properties automatically rezoned into DDB400 and made eligible to request rezoning into DDB850 (Figure 1). The amendments also eliminate Floor-Area Ratio (FAR) restrictions for participating projects in response to Texas Senate Bill 840, which removed FAR limits for multifamily and mixed-use developments statewide, shifting the program's regulatory focus exclusively to height. The DDB program remains a voluntary density bonus mechanism that allows property owners to build beyond baseline zoning entitlements in exchange for providing community benefits, including affordable housing units, pedestrian-oriented design, and sustainable building practices. Most parcels in the affected area carry Central Business District (CBD) base zoning, which already permits development up to 350 feet by-right, and the new combining districts are intended to build on and revise the existing program structure in accordance with goals established by City Council. Phase 1 of this update creates the two initial combining districts, with additional districts and potential subdistricts anticipated in future phases. 1 23 C20-2024-018 - Downtown Density Bonus Update Phase I1 of 8 Figure 1. SpeakUpAustin C20-2024-018 - Downtown Density Bonus Update - Phase I 2 23 C20-2024-018 - Downtown Density Bonus Update Phase I2 of 8 Land Use/Zoning Impacts on Housing Costs The proposed changes would have a neutral impact on housing costs. • In 2025, Senate Bill (SB) 840 established greater by-right development entitlements including eliminating floor-to-area (FAR) restrictions, making Austin’s existing density bonus programs less attractive. Since density bonus programs remain a critical tool for producing income‑restricted units and fee‑in‑lieu contributions to the City’s Housing Trust Fund, restructuring around additional height in these districts offers a viable incentive that still encourages participation despite SB 840’s expanded baseline entitlements. • Requirements from Code Ch. 4-18 apply to the DDB program, including tenant protections and protective redevelopment requirements for certain existing multifamily and commercial uses. The redevelopment requirements preserve existing affordable …
Downtown Density Bonus Phase 1 – Proposal Austin Planning | Planning Commission Briefing | 04/14/2026 Agenda • • • Background Existing Program & Process Proposed Changes • Urban Design Standards • Community Benefits | • Downtown Density Bonus Process • Stakeholder Engagement and Timeline 2 Background City Council Resolution Downtown Density Bonus Update Resolution No. 20240718-185 in July 2024 directed staff to update the Downtown Density Bonus (DDB) program Requested: Updates to gatekeeper requirements Integration of Rainey subdistrict Creation of new subdistricts Prioritization of accessibility and shade opportunities Simplification of the affordability program Alignment of the program with the Equitable Transit-Oriented Development (ETOD) overlay. Downtown Density Bonus – Phase 1 In response to Senate Bill 840, Council adopted Ordinance No. 20251023-063, which amended the Central Business District Zone and directed staff to update the DDB program by June 2026 for three DDB subdistricts 4 Existing Program & Process Phase 1 - Existing Height & FAR Map After the recent adoption of the Central Business District Zone amendments and updates to the DDB, the three subdistricts in Phase 1 have the following entitlements available via the DDB program: Core Subdistrict – 350ft of height and 25:1 FAR* Rainey Subdistrict – 350ft of height and 15:1 FAR* Convention Center Subdistrict – 350ft of height and 15:1 FAR* Applicants can request Council approval to exceed these entitlements *FAR limits are only applicable to commercial developments 6 Proposed Changes Phase I – Proposed Applicability Revised to remove the Red River Cultural District from Phase I To be updated and included in Phase II of the DDB Update DDB is a voluntary program Supersedes the following overlays: Capitol Dominance Overlay Equitable Transit-Oriented Development Density Bonus Waterfront Overlay 8 Phase I – Combining Districts Each combining district will have different entitlements/requirements. Phase I will create 2 combining districts: DDB400 has +400 ft DDB850 has +850 ft Additional height is additive to the property’s base zoning height limit E.g., a CBD-DDB400 site could build up to 750 ft (350 ft base height + 400 bonus ft) Sites will be rezoned into DDB400 in Phase I. Sites will be eligible to request rezoning into DDB850 through the standard rezoning process. Max height cannot be exceeded by Council …
Design Commission Alternative Draft DRAFT 5/4/2026 Downtown Density Bonus Program- Urban Design Standards Downtown Density Bonus Program Urban Design Standards apply only to projects participating in the Downtown Density Bonus Program and are intended to implement public realm and pedestrian environment objectives that currently apply under §25-2-586. Frontage Designations For the purpose of complying with the Downtown Density Bonus Program Urban Design Standards, frontage designations are determined based on the street or trail that is adjacent to the lot line: ● Primary Street- ○ All streets identified as Main Streets are primary streets. A site has multiple primary street frontages where it is adjacent to more than one Main Street. ○ Where a site does not abut a Main Street, the primary street is the street with the highest priority (see Street Priorities below). A site has only one primary street frontage where it is not adjacent to multiple Main Streets. ● Side Street- Side streets are all other streets and listed trails, excluding alleys, not designated as primary streets. ● Street Priorities- are based on Great Streets Master Plan street typologies and named streets and trails within the Downtown Density Bonus Program boundary. Street priorities are as follows, from highest to lowest: 1. Main Streets a. Pedestrian Priority Street (Great Streets) b. Congress Avenue c. Red River Street d. Rainey Street e. 6th Street 2. Bicycle and Local Access Street (Great Streets) 3. Rapid Transit Street (Great Streets) 4. Mixed Mode Street (Great Streets) 5. Waller Creek Trail, Waterloo Greenbelt, 6. Shoal Creek Trail, Shoal Creek Greenbelt 7. Pedestrian Promenade (Great Streets) / Butler Hike and Bike Trail 8. Commuter Street (Great Streets) 9. Commuter Boulevard (Great Streets) Mandatory Standards All projects participating in the Downtown Density Bonus (DDB) program must comply with each of the following mandatory standards: Downtown Density Bonus- Urban Design Standards 1 23 C20-2024-018 - Downtown Density Bonus Update Phase I1 of 7 1. Windows a. Ground story facades must include transparent windows for a minimum portion of Design Commission Alternative Draft DRAFT 5/4/2026 the facade area: i. Primary streets: 65% ii. Side streets: 45% iii. Alley: 0% b. Window glazing must have a visible light transmittance of 60% or higher and an external reflectance of 20% or less to be considered transparent. 2. Doors a. Entrances must be provided at the following minimum average frequencies* : i. Primary street: 1 per 75 feet of …
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 31 32 33 34 35 36 37 38 39 AN ORDINANCE AMENDING CITY CODE CHAPTER 25-2 TO CREATE NEW DENSITY BONUS ZONING DISTRICTS AND ESTABLISH REGULATIONS AND REQUIREMENTS THAT APPLY TO THE NEW DENSITY BONUS COMBINING DISTRICTS AND TO DECREASE THE ELIGIBILITY AREA AND REMOVE CERTAIN PROPERTIES FROM PARTICIPATING IN THE DOWNTOWN DENSITY BONUS PROGRAM. BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF AUSTIN: PART 1. Include as Figure 1 (Figure 1) in Subsection (B)(1) of City Code Section 25-2-586 (Downtown Density Bonus Program) the Downtown Districts Map attached as Exhibit “A” and incorporated herein. PART 2. Delete the maps identified as Figure 2 (Figure 2) in Subsection (B)(3) of City Code Section 25-2-586 (Downtown Density Bonus Program) and include as Figure 2 (Figure 2) in Subsection (B)(3), the Downtown Density Bonus Program – Eligibility, Floor Area Ration (FAR) and Height Map attached as Exhibit “B” and incorporated herein. PART 3. Subsection (B)(2) of City Code Section 25-2-586 (Downtown Density Bonus Program) is deleted in its entirety and the remaining subsections reorder accordingly. [Properties in the Rainey Street Subdistrict may participate in the Downtown Density Bonus Program only for floor-to-area ratio that exceeds 8:1 or height above 350 feet. To achieve floor-to-area ratio up to 8:1 or height between 41 feet and 350 feet, properties in the Rainey Street Subdistrict must comply with Subsection (C)(4) of Section 25-2-739 (Rainey Street Subdistrict Regulations) of the City Code] PART 4. Subsection (E)(2) of City Code Section 25-2-586 (Downtown Density Bonus Program) is deleted in its entirety and the remaining subsections reorder accordingly. [(2) Rainey Street Subdistrict Historic Preservation Community Benefit. (a) A project may achieve bonus area for each historically significant building that is: (i) rehabilitated; and Draft 5/7/2026 Page 1 of 22 COA Law Department 23 C20-2024-018 - Downtown Density Bonus Update Phase I1 of 25 40 41 42 43 44 45 46 47 48 49 50 51 52 53 54 55 56 57 58 59 60 61 62 63 64 65 66 67 68 69 70 71 72 73 74 75 76 77 78 79 80 (ii) preserved on site, relocated to a site within the Rainey Street Subdistrict, or relocated to a location within the city …
Downtown Density Bonus Update – Phase I Engagement Summary Resolution 20240718-185 directed City Staff to “...engage area stakeholders on proposed changes to the Downtown Density Bonus program, in alignment with existing density bonus recalibration and streamlining efforts,” on proposed changes initiated by the Resolution. To support the community engagement activities, staff launched a Speak Up Austin site in December 2025 to act as a landing page for information on the Resolution action items, the Downtown Density Bonus Program as it exists today, and how to participate in the engagement process. This page was updated in April 2026 to include information on staff’s proposal for Phase I of the update. To date, the site has received nearly 1,500 views by interested community members. Beginning in November 2025 with early engagement and throughout the creation of the draft proposal, staff have connected with interested stakeholder groups. Staff have met on multiple occasions with members of the Downtown Austin Alliance, the Downtown Austin Neighborhood Association, the Real Estate Council of Austin, and The Red River Cultural District to gather feedback on the Resolution and provide updates on the progress toward the action items of the Resolution. Staff have also given presentations on the proposed updates to the Austin Chapter of the American Institute of Architects and the Urban Land Institute Affordability Strategic Council and gathered valuable feedback through these meetings. Additionally, staff have worked closely with the Central City District Plan (CCDP) team to ensure alignment of the CCDP creation and the Downtown Density Bonus update. This included facilitation of activities at CCDP Stakeholder Advisory Group meetings and supporting the April virtual and an in-person CCDP Open Houses to present on the Downtown Density Bonus Program updates and collect community feedback. Stakeholder Meetings held to Date: • Austin Chapter of the American Institute of Architects • Central City District Plan Stakeholder Advisory Group • Downtown Austin Alliance • Downtown Austin Neighborhood Association • Real Estate Council of Austin • The Red River Cultural District • Urban Land Institute Affordability Strategic Council Staff developed a public survey to gather additional feedback from the community on their experiences with the current Downtown Density Bonus Program and what aspects of the program they value the most. The survey was published on December 22nd, 2025, and was provided to over 350 individuals or groups in direct emails or through City newsletters. Staff developed the list of individuals …
Draft Memorandum To: Alan Pani, City of Austin From: Darin Smith, Luke Foelsch, and Kaavya Chhatrapati; Economic & Planning Systems Subject: Downtown Density Bonus Program Update Analysis EPS #251105 Date: March 27, 2026 Economic & Planning Systems, Inc. (EPS) was retained by the City of Austin (“City”) to analyze a potential recalibration of the City’s Downtown Density Bonus Program (DDB) in light of anticipated updates to the existing Downtown Plan and recently updated height limits in the Downtown area. Since its adoption in 2013, the DDB has been a widely- utilized voluntary incentive mechanism to secure affordable housing or in-lieu fee payments when a developer seeks to achieve additional density above existing zoning standards. The City seeks to study a recalibration of the program’s in-lieu fee levels to ensure they remain appropriately balanced to produce the desired level of community benefits without stifling new development. This memorandum presents the Key Findings, summarizes the analytic approach and its results, then presents recommendations to inform adjustments to the City’s Downtown Density Bonus Program. Key Findings 1. Current market conditions are unfavorable for new construction, but these factors can be expected to improve. Both residential and commercial building types Downtown have higher vacancies and lower rents today than were achievable just a few years ago, while construction costs have continued to escalate. These dynamics have caused a lull in new development and land transactions in Downtown Austin, and calibrating a density bonus program based on these current market conditions is challenging because pro formas do not suggest feasible projects under either base zoning or with added height/density. However, as supply and demand rebalance in Downtown Austin, high-rise construction will likely be feasible again and developer interest in the density bonus program may mirror the program’s past appeal and success. 23 C20-2024-018 - Downtown Density Bonus Update Phase I1 of 73 Downtown Density Bonus Program Update Analysis Page 2 2. The existing DDB fees represent only a small fraction of project costs and therefore are not among the primary determinants of a project’s feasibility. Across the prototypes and scenarios tested, market conditions regarding rents, vacancies, and construction costs drive swings in feasibility, while the current DDB in-lieu fees at $5 to $12 per bonus square foot are small relative to overall costs and value gaps. Under unfavorable market conditions (as seen in today’s market), the fee level is not the cause of infeasibility. Under …
C20-2024-018 REZONING AND ORDINANCE AMENDMENT REVIEW SHEET Amendment: C20-2024-018 Downtown Density Bonus (DDB) Update Description: Amend City Code Title 25 (Land Development) to create Downtown Density Bonus 400 Combining District (DDB400) and rezone property generally located west of north Interstate 35, east of Nueces Street, south of E 11th Street, and north of Lady Bird Lake to apply DDB400 and to create Downtown Density Bonus 850 Combining District (DDB850). Background: Initiated by City Council Resolution No. 20240718-185 and Ordinance No. 20251023-063. The Downtown Density Bonus program, or the DDB program, was first adopted by Ordinance 20130627-105 in 2013 to promote a vibrant, dense, and pedestrian-friendly downtown area while also encouraging the development of affordable housing and other community benefits. In Texas, local governments are not allowed to use zoning laws to require affordable housing. For this reason, bonus programs are an effective way for the City to encourage private developers to provide affordable housing units in exchange for increased entitlements, such as greater height or floor-to-area ratio (FAR) above a development’s base zoning. The Downtown Density Bonus program leverages Downtown's growth to create a more vibrant city center and provide benefits for the city as a whole. Since the program’s original adoption, the DDB program regulations were amended in 2014, 2019, 2023, and 2025 by the following ordinances: Ordinance No. 20140227-054, Ordinance No. 20191031-037, Ordinance No. 20230504-030, Ordinance No. 20230504- 031, Ordinance No. 20231029-052, and Ordinance No. 20251023-063. Most of these ordinances added clarifying language or maps, with the exceptions being those from 2014 and 2025. The 2014 amendment allowed properties within the Rainey Street Subdistrict to participate in the program, as well as added additional community benefit options development could choose from, such as achieving a 3-star Austin Energy Green Building rating, preservation of a historic structure on-site, the provision of a public plaza, and many other benefits. The 2025 amendment updated the program’s language and eligibility map to reflect the updated maximum base height allowance of 350 feet for properties zoned as Central Business District (CBD). Since its adoption in 2013, the DDB program has facilitated the development of over 8,000 planned and built housing units, and 90% of eligible projects have used the program. Additionally, the program has generated over $13 million in affordable housing fees-in-lieu (FIL) that go towards the Affordable Housing Trust Fund, which is roughly 40% of the total FIL generated from all Density …
C20-2024-018 REZONING AND ORDINANCE AMENDMENT REVIEW SHEET (ADDENDUM) Amendment: C20-2024-018 Downtown Density Bonus (DDB) Update Addendum Description: Amend City Code Title 25 (Land Development) to create Downtown Density Bonus 400 Combining District (DDB400) and rezone property generally located west of north Interstate 35, east of Nueces Street, south of E 11th Street, and north of Lady Bird Lake to apply DDB400 and to create Downtown Density Bonus 850 Combining District (DDB850). Revisions to the Staff Proposal: Staff is proposing several revisions to the proposal included in the published staff report based on stakeholder feedback and continued review by agency partners: Revision 1: Modify Non-Residential Redevelopment Requirements The proposal reflected in the staff report includes certain requirements when redeveloping multifamily or commercial property. The redevelopment requirements support the goals of the Equitable Transit-Oriented Development Policy Plan and the Austin Strategic Housing Blueprint by increasing the supply of affordable housing while preserving existing affordable housing and community spaces. Staff is proposing to modify the previously proposed redevelopment requirements for some existing legacy non-residential structures, extending the required period of operation for cocktail lounge, creative space, food sales, and small format uses. Through stakeholder engagement staff have heard concerns with the proposed language regarding the redevelopment requirements for the existing non-residential structures. • EXISTING NON-RESIDENTIAL SPACE means a: o adult care services use (general or limited) that has operated for a minimum of 12 continuous months; o child care services use (general or limited) that has operated for a minimum of 12 continuous months; o cocktail lounge use that has operated for a minimum of 10 20 continuous years; o creative space use that has operated for a minimum of three 10 continuous years; o food sales use that has operated for a minimum of 10 20 continuous years with a gross floor area of 20,000 square feet or less; or o small format use that has operated for a minimum of 10 20 continuous years with a gross floor area of 5,000 square feet or less. • SMALL FORMAT USE means a use described in Chapter 25-2 (Zoning) that allows one or more of the following occupancies: o general retail sales; o personal services; o restaurant (general or limited). 1 23 C20-2024-018 - Downtown Density Bonus Update Phase I1 of 2 C20-2024-018 Staff will continue to review these requirements and refine the language and applicability in Phase 2 of the Downtown Density …
DRAFT C20-2024-018 DDB Phase I Downtown Density Bonus Urban Design Standards These standards would apply only to projects seeking Downtown Density Bonus entitlements and are intended to implement public realm and pedestrian environment objectives that currently apply under §25-2-586. In order to participate in the proposed Downtown Density Bonus (DDB) program, projects would be required to adhere to all mandatory design standards and a minimum number of additional urban design standards from a menu of options. For Phase I of the Downtown Density Bonus update, the proposed requirements would be: - - Projects zoned –DDB400 must adhere to all mandatory standards and at least 7 out of the 14 menu standards to participate in the DDB program Projects zoned –DDB850 must adhere to all mandatory standards and least 10 out of the 14 menu standards to participate in the DDB program In future phases of the Downtown Density Bonus program update, additional combining districts may be created that have different requirements for the minimum number of urban design standards that must be met. Additionally, subdistricts may be created that provide additional urban design standards or requirements based on the unique character of specific areas (such as the Red River Cultural District). Additional design standards may be added in the future. If additional design standards are added to the menu, the minimum number of standards that must be met may be modified. The Urban Design team in Austin Planning will review site plans and determine compliance with the urban design standards. Mandatory Urban Design Standards Screening Requirements (A) Utility equipment, mechanical equipment, and solid waste collection areas, including loading docks, truck parking, outdoor storage, trash collection, trash compaction, and other service functions: a. are prohibited in the area between a building and a street; b. must not be visible from a street, adjacent property lines, or the property lines across adjacent public streets; and c. must be screened or located in a public alley. (B) This subsection applies to a site with frontage on an alley 20 feet or more wide. 23 C20-2024-018 - Downtown Density Bonus Update Phase I1 of 7 DRAFT C20-2024-018 DDB Phase I a. A transformer room or utility vault must be adjacent to and accessible from the alley, unless Austin Energy determines placement is required in another location. b. A pump room, sprinkler room, or other utility or mechanical room must be adjacent to and accessible …
FY 2026-2027 CIP List of Recommendations Austin Planning | May 12, 2026 AGENDA Charter Requirements Background Information Next Steps 2 Charter Requirements Austin City Charter, Article X § 4. The Planning Commission – Powers and Duties (4) Submit annually to the city manager, not less than 90 days prior to the beginning of the budget year, a list of recommended capital improvements, which in the opinion of the commission are necessary or desirable to implement the adopted comprehensive plan or element or portion thereof during the forthcoming five-year period. 3 Background Information Organized by the eight Priority Programs in Imagine Austin Imagine Austin staff asked Priority Program Champions to provide a list of CIP items that would be necessary or desirable to implement the goals of Imagine Austin The list contains both items that are remaining from last year and that are new this year 4 Next Steps Submit to the city manager, no later than May 31, 2025, the recommended list of capital improvements, which in the opinion of the commission are necessary or desirable to implement the adopted comprehensive plan or element or portion thereof. 5 Contact Christopher Crain, Planner Senior Christopher.Crain@austintexas.gov Chris Ryerson, Division Manager Chris.Ryerson@austintexas.gov
City of Austin Planning Commission Meeting Backup: May 12, 2026 Item Number: 24 FY2026-2027 Capital Improvement Recommendations Item: 24 Description: FY2026-2027 Capital Improvement Recommendations Background: Required by City Charter, Article X. Planning, Section 4. The Planning Commission – Powers and Duties: “The Planning Commission shall: (4) Submit annually to the city manager, not less than 90 days prior to the beginning of the budget year, a list of recommended capital improvements, which in the opinion of the commission are necessary or desirable to implement the adopted comprehensive plan or element or portion thereof during the forthcoming five-year period.” Summary of Item: These capital improvements are intended to further the City’s long-term vision and aspiration of being a “beacon of sustainability, social equity and economic opportunity; where diversity and creativity are celebrated; where community needs and values are recognized; where leadership comes from its citizens and where the necessities of life are affordable and accessible to all” (Imagine Austin Vision, p.2). Imagine Austin has eight Priority Programs that provide the structure and direction to implement the plan’s policies and actions: Invest in a compact and connected Austin Sustainably manage our water resources Continue to grow Austin’s economy by investing in our workforce, education systems, entrepreneurs, and local businesses Use green infrastructure to protect environmentally sensitive areas and integrate nature into the city Grow and invest in Austin’s creative economy Develop and maintain household affordability throughout Austin Create a Healthy Austin Program Revise Austin’s development regulations and processes to promote a compact and connected city This List of Recommendations is organized by these eight Priority Programs. In the lists below, items with an asterisk (*) are substantially the same as proposed in the FY 25-26 Capital Improvement Memo of Recommendations and remain relevant today. Invest in a Compact and Connected Austin Implement the Austin Strategic Mobility Plan (ASMP). * • • Align investments with the updated Bicycle Plan, Urban Trails Plan, Sidewalks, Crossings, and Shared Streets Plan, Transit Enhancement Infrastructure Report (TEIR), and Safe Routes to School Infrastructure Report. * • Continue to deliver Mobility Bond improvements funded in 2016, 2018, and 2020, as identified in the 2026 Local Mobility Annual Plan. * Page 1 of 6 24 Imagine Austin PC FY26-27 CIP List of Recommendations1 of 6 • Expand the amount of Vision Zero safety improvements to address the disproportionate share of people …
Item #2 - NPA-2026-0022.01.SH - Rowen Vale; District 9 Late Back-Up Communication Received for May 12, 2026 PC hearing From: vicky canto Sent: Friday, May 8, 2026 3:11 PM To: Meredith, Maureen <Maureen.Meredith@austintexas.gov> Subject: 1710 Brackenridge Street Neighborhood Plan Amendment Hello Maureen, I am reaching out because I am the owner of 1801 Brackenridge Street, and I received two notices in the mail regarding the zoning change as well as the Neighborhood Plan Amendment to 1710 Brackenridge Street. Attached is my comment form in connection with the proposed Neighborhood Plan Amendment stating that I object to the proposed project and amendment. Thank you, 02 NPA-2026-0022.01.SH - Rowen Vale; District 91 of 3 Vicky Vicky Canto c: 617.733.3230 From: Shi Winch < Sent: Saturday, May 9, 2026 10:16 AM To: Meredith, Maureen <Maureen.Meredith@austintexas.gov> Subject: Case Number NPA-2026-0022.01.SH Case Number NPA-2026-0022.01.SH Maureen Meredith Planning Commission (May 12, 2026) City Council (May 21, 2026) I object Oppose. 02 NPA-2026-0022.01.SH - Rowen Vale; District 92 of 3 S. Winchester 1701 Drake Ave. AND 1613 Drake Ave.78704 02 NPA-2026-0022.01.SH - Rowen Vale; District 93 of 3
03 C14-2026-0010.SH - Rowen Vale; District 91 of 8 03 C14-2026-0010.SH - Rowen Vale; District 92 of 8 03 C14-2026-0010.SH - Rowen Vale; District 93 of 8 03 C14-2026-0010.SH - Rowen Vale; District 94 of 8 03 C14-2026-0010.SH - Rowen Vale; District 95 of 8 03 C14-2026-0010.SH - Rowen Vale; District 96 of 8 03 C14-2026-0010.SH - Rowen Vale; District 97 of 8 03 C14-2026-0010.SH - Rowen Vale; District 98 of 8
Southeast Combined Neighborhood Plan Contact Team Jason Lucio, Membership Chair May 11, 2026 Planning Commission Alice Woods, Chair, District 2 Casey Haney, Vice-Chair, Mayor’s Representative Felicity Maxwell, Secretary, District 5 Imad Ahmed, Parliamentarian, District 6 Chris Gannon, District 1 Brian Bedrosian, District 4 Adam Powell, District 7 Danielle Skidmore, District 9 Jessica Cohen, BoA Representative Nadia Barrera-Ramirez, District 3 Anna Lan, Mayor’s Representative Peter Breton, District 8 Joshua Hiller, District 10 Candace Hunter, AISD Representative RE: NPA-2023-0014.04 / C14-2025-0065 — 4302 Nuckols Crossing Dear Chair Woods and Honorable Commissioners: I write on behalf of the Southeast Combined Neighborhood Plan Contact Team (SCNPCT) as a follow up to the March 15, 2026, letter from our Immediate Past Chair, Ana Aguirre, regarding the above- referenced cases. We appreciate the Commission’s grant of the postponement so that the SCNPCT could attempt to work with the applicant to address our longstanding concerns about traffic, safety, and the suitability of this site for the proposed upzoning. Regrettably, in the nearly two months since that postponement, the applicant has not provided the Contact Team with any concrete plan that would resolve those concerns. Following the postponement, representatives of LOC Consultants attended the SCNPCT’s April 13, 2026, regular meeting. At that meeting, our members asked the LOC representatives what the plans were for traffic flow at the site and how vehicles entering and exiting the proposed development would interact with the adjacent travel lanes serving the Ekos Development immediately to the south. The LOC representatives stated that the property owner would be willing to donate land to the City of Austin to allow for the widening of Nuckols Crossing Road, and one of the representatives told us directly that, in his view, it made no sense to proceed with development on this site unless the road is widened. LOC indicated they would get back to the Contact Team regarding traffic options. On April 23, 2026, the Contact Team followed up by email with LOC Consultants (Stuart and Joshua). That email asked the applicant’s team for specifics on: (i) plans for traffic flow and lane interactions with the neighboring Ekos and Woodway Village properties and the busy Viewpoint Drive intersection; (ii) whether the City would accept the offered right-of-way donation and widen Nuckols Crossing Road, and the timeline for any such actions; and (iii) how residents of the proposed development at 4302 Nuckols would enter and exit the …
Dear Planning Commissioners, On behalf of the Highland/Skyview Contact Team, I am writing in support of the rezoning and NPA request for 7003, 7005, and 7007 Guadalupe Street. The Contact Team voted to support this case 5-0, with 1 abstention and support from 4 non-voting members. Our support is based on both the merits of the project and the applicant’s constructive engagement with the neighborhood. The applicant met with the Contact Team, listened to concerns, and made meaningful changes in response to neighborhood concerns. In addition, this property is well suited to the proposed intensity of use, as it is located within ¼ mile of Crestview Station, which features transit and diverse commerce. Moreover, this property has the advantage of being adjacent to a neighborhood park towards its rear, minimizing potential conflict with existing SF homeowners and tenants. The applicant has also worked with us on commitments intended to ensure the project benefits Highland. The application has agreed to the following, which is being formalized as MOU: 1. Continued good faith efforts to request from city staff that parkland dedication fees from the project be directed, to the extent feasible, toward the Highland Neighborhood Park trail system, including along Waller Creek. 2. A $20,000 contribution to the Austin Parks Foundation’s Highland Neighborhood Park Fund, to be held in escrow until approval of the requested zoning request. 3. Continue working with the Contact Team on an existing draft of prohibited CS uses to align the commercial space with neighborhood-scale retail. 4. Make a good-faith effort to evaluate infrastructure that could support kitchen-capable commercial space, including civil water and wastewater capacity. We understand planning staff have recommended MS-6 zoning, instead of CS zoning. However, the neighborhood has been clear that it wants active, neighborhood-scale ground-floor retail in this location. Many residents chose Highland because of its potential for true transit-oriented development. Although MF zoning will increase housing density, destinations and retail are key to a truly walkable neighborhood. We recognize that mixed-use development can sometimes feel out of scale in an area that has not yet fully grown into that vision, but without allowing both housing and active commercial uses near transit, we will not realize the walkable, transit-oriented environment long planned for Crestview/Highland. Sincerely, Alejandro de la Vega Chair, Highland/Skyview Contact Team 08 NPA-2024-0018.01 - 7003, 7005, 7007 Guadalupe Street Rezone; District 41 of 1
Dear Planning Commissioners, On behalf of the Highland/Skyview Contact Team, I am writing in support of the rezoning and NPA request for 7003, 7005, and 7007 Guadalupe Street. The Contact Team voted to support this case 5-0, with 1 abstention and support from 4 non-voting members. Our support is based on both the merits of the project and the applicant’s constructive engagement with the neighborhood. The applicant met with the Contact Team, listened to concerns, and made meaningful changes in response to neighborhood concerns. In addition, this property is well suited to the proposed intensity of use, as it is located within ¼ mile of Crestview Station, which features transit and diverse commerce. Moreover, this property has the advantage of being adjacent to a neighborhood park towards its rear, minimizing potential conflict with existing SF homeowners and tenants. The applicant has also worked with us on commitments intended to ensure the project benefits Highland. The application has agreed to the following, which is being formalized as MOU: 1. Continued good faith efforts to request from city staff that parkland dedication fees from the project be directed, to the extent feasible, toward the Highland Neighborhood Park trail system, including along Waller Creek. 2. A $20,000 contribution to the Austin Parks Foundation’s Highland Neighborhood Park Fund, to be held in escrow until approval of the requested zoning request. 3. Continue working with the Contact Team on an existing draft of prohibited CS uses to align the commercial space with neighborhood-scale retail. 4. Make a good-faith effort to evaluate infrastructure that could support kitchen-capable commercial space, including civil water and wastewater capacity. We understand planning staff have recommended MS-6 zoning, instead of CS zoning. However, the neighborhood has been clear that it wants active, neighborhood-scale ground-floor retail in this location. Many residents chose Highland because of its potential for true transit-oriented development. Although MF zoning will increase housing density, destinations and retail are key to a truly walkable neighborhood. We recognize that mixed-use development can sometimes feel out of scale in an area that has not yet fully grown into that vision, but without allowing both housing and active commercial uses near transit, we will not realize the walkable, transit-oriented environment long planned for Crestview/Highland. Sincerely, Alejandro de la Vega Chair, Highland/Skyview Contact Team 09 C14-2024-0036 - 7003, 7005, 7007 Guadalupe Street Rezone; District 41 of 1
EMLK Neighborhood Plan Contact Team Re: 1811 Airport rezoning Case C14-2026-0002 May 10, 2026 Hello Planning Commissioners, The EMLK NPCT offers the following letter of recommendation regarding the potential rezoning of 1811 Airport Blvd. The immediate neighbors have met repeatedly among themselves in the MLK Neighborhood meetings and conveyed their input to the EMLK NPCT. EMLK Contact Team met multiple times with the agent during the spring of 2026 and supports the immediate neighbors’ concerns with the rezoning, and are against rezoning the property. Neighbor concerns that have not been sufficiently addressed: ● Building a 90ft building so close to a single family neighborhood will result in a tremendous decline of quality of life due to this property already being on a 20 ft elevation and therefore will cast immense shadows and decrease privacy on these streets, 14 ½ St, 16th St, 17th St, 18th St, Tillery St, and Loreto Dr. This is an historic neighborhood where homes in the area were frequented with jam sessions by the likes of Ray Charles, Janis Joplin, and Willie Nelson, to name a few, which for many decades was also underserved. The neighborhood was the first suburb (primarily Black at the time) to be built east of East Austin (Austin American Statesman newspaper coverage of the neighborhood was recently published a few months ago). The increased and unabated overbuilding in this historic primary single family community will result in the destruction of it. It will result in the running off of the residents, another Clarksville. There has been no consideration of the historic or cultural preservation needed in this area. ● The affordability calculation across the city means that even “affordable” units will not be attainable for residents in this area - the average income in this zipcode is lower than the targeted MFI percentages. Trading additional height which hurts existing residents, to get a benefit which is not realized, is not a deal that makes sense. ● The traffic backup at MLK is currently very bad, during rush hour and also during all hours of the day. Neighbors struggle to get into their neighborhood currently and there is no clear plan to avoid even more traffic backups with another development of hundreds of apartments. ● Infrastructure in this neighborhood is already stressed and likely to get worse with hundreds more housing units. Electricity outages have occurred multiple times already during 2026, water …
17 C14-2026-0007 - Eastside Hub; District 11 of 2 does not accurately represent existing site conditions, surrounding residential development, or the real-world drainage impacts already affecting neighboring properties. For these reasons, I respectfully request that the Planning Commission deny or postpone Case No. C14-2026-0007 until updated studies, accurate mapping, and a comprehensive environmental review can be completed. Thank you for your time and consideration. Sincerely, Tonya Pleasant-Wright CAUTION: This is an EXTERNAL email. Please use caution when clicking links or opening attachments. If you believe this to be a malicious or phishing email, please report it using the "Report Message" button in Outlook. For any additional questions or concerns, contact CSIRT at " ". 17 C14-2026-0007 - Eastside Hub; District 12 of 2
Nancy Estrada City of Austin Planning Department 1000 E 11th St. Austin, TX 78702 05/08/2026 Re: Postponnment request for C14-2025-0123 located at 7401 W US 290; a 2.17 acre tract of land out of Lot 1 Block 5 of the Oak Hill Heights, section 5 subdivision; TCAD Parcel 315132 (the “Property”) Dear Mrs. Estrada: Please accept this letter as a formal request for postponement for case # C14-2025-0123 from the May 12 Planning Commission hearing to the May 26th Planning Commission hearing. If you have any questions regarding this request or need additional information, please do not hesitate to contact me at your convenience. Very truly yours, Amanda Couch Brown 214-695-9219 | AMANDA.BROWN@HDBROWNCONSULTING.COM | HDBROWNCONSULTING.COM 18 C14-2025-0123 - 7401 Hwy 290 Rezoning; District 81 of 1
Downtown Density Bonus Update – Phase I Engagement Summary Resolution 20240718-185 directed City Staff to “...engage area stakeholders on proposed changes to the Downtown Density Bonus program, in alignment with existing density bonus recalibration and streamlining efforts,” on proposed changes initiated by the Resolution. To support the community engagement activities, staff launched a Speak Up Austin site in December 2025 to act as a landing page for information on the Resolution action items, the Downtown Density Bonus Program as it exists today, and how to participate in the engagement process. This page was updated in April 2026 to include information on staff’s proposal for Phase I of the update. To date, the site has received nearly 1,500 views by interested community members. Beginning in November 2025 with early engagement and throughout the creation of the draft proposal, staff have connected with interested stakeholder groups. Staff have met on multiple occasions with members of the Downtown Austin Alliance, the Downtown Austin Neighborhood Association, the Real Estate Council of Austin, and The Red River Cultural District to gather feedback on the Resolution and provide updates on the progress toward the action items of the Resolution. Staff have also given presentations on the proposed updates to the Austin Chapter of the American Institute of Architects and the Urban Land Institute Affordability Strategic Council and gathered valuable feedback through these meetings. Additionally, staff have worked closely with the Central City District Plan (CCDP) team to ensure alignment of the CCDP creation and the Downtown Density Bonus update. This included facilitation of activities at CCDP Stakeholder Advisory Group meetings and supporting the April virtual and an in-person CCDP Open Houses to present on the Downtown Density Bonus Program updates and collect community feedback. Stakeholder Meetings held to Date: • Austin Chapter of the American Institute of Architects • Central City District Plan Stakeholder Advisory Group • Downtown Austin Alliance • Downtown Austin Neighborhood Association • Real Estate Council of Austin • The Red River Cultural District • Urban Land Institute Affordability Strategic Council Staff developed a public survey to gather additional feedback from the community on their experiences with the current Downtown Density Bonus Program and what aspects of the program they value the most. The survey was published on December 22nd, 2025, and was provided to over 350 individuals or groups in direct emails or through City newsletters. Staff developed the list of individuals …
Downtown Density Bonus Update – Phase I Engagement Summary Resolution 20240718-185 directed City Staff to “...engage area stakeholders on proposed changes to the Downtown Density Bonus program, in alignment with existing density bonus recalibration and streamlining efforts,” on proposed changes initiated by the Resolution. To support the community engagement activities, staff launched a Speak Up Austin site in December 2025 to act as a landing page for information on the Resolution action items, the Downtown Density Bonus Program as it exists today, and how to participate in the engagement process. This page was updated in April 2026 to include information on staff’s proposal for Phase I of the update. To date, the site has received nearly 1,500 views by interested community members. Beginning in November 2025 with early engagement and throughout the creation of the draft proposal, staff have connected with interested stakeholder groups. Staff have met on multiple occasions with members of the Downtown Austin Alliance, the Downtown Austin Neighborhood Association, the Real Estate Council of Austin, and The Red River Cultural District to gather feedback on the Resolution and provide updates on the progress toward the action items of the Resolution. Staff have also given presentations on the proposed updates to the Austin Chapter of the American Institute of Architects and the Urban Land Institute Affordability Strategic Council and gathered valuable feedback through these meetings. Additionally, staff have worked closely with the Central City District Plan (CCDP) team to ensure alignment of the CCDP creation and the Downtown Density Bonus update. This included facilitation of activities at CCDP Stakeholder Advisory Group meetings and supporting the April virtual and an in-person CCDP Open Houses to present on the Downtown Density Bonus Program updates and collect community feedback. Stakeholder Meetings held to Date: • Austin Chapter of the American Institute of Architects • Central City District Plan Stakeholder Advisory Group • Downtown Austin Alliance • Downtown Austin Neighborhood Association • Real Estate Council of Austin • The Red River Cultural District • Urban Land Institute Affordability Strategic Council Staff developed a public survey to gather additional feedback from the community on their experiences with the current Downtown Density Bonus Program and what aspects of the program they value the most. The survey was published on December 22nd, 2025, and was provided to over 350 individuals or groups in direct emails or through City newsletters. Staff developed the list of individuals …
