REGULAR MEETING OF THE PLANNING COMMISSION TUESDAY, MAY 26, 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 Ella Garcia, 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: Ella Garcia, 512-978-0821 Attorney: AJ Urteaga, 512-974-2386 Page 1 of 6 AGENDA CALL TO ORDER PUBLIC COMMUNICATION: GENERAL The first four speakers signed up prior to the meeting being called to order will each be allowed a three-minute allotment to address their concerns regarding items not posted on the agenda. APPROVAL OF MINUTES 1. Approve the minutes of the Planning Commission regular meetings on Tuesday, April 28, 2026, and Tuesday, May 12, 2026. PUBLIC HEARINGS 2. Plan Amendment: NPA-2025-0020.04 - Congress Views; District 2 Location: 6111, 6113, and 6119 South Congress Avenue, Williamson Creek Watershed; South Congress Combined (Sweetbriar) Neighborhood Planning Area Owner/Applicant: Congress Corner, LLC (Reza Habibi-Paydar) Agent: Request: Staff Rec.: Staff: Alice Glasco Consulting (Alice Glasco) Mobile Homes and Higher Density Single Family to Mixed Use land use Recommended Maureen Meredith, 512-974-2695, maureen.meredith@austintexas.gov Austin Planning 3. Rezoning: Location: C14-2025-0096 - Congress Views; District 2 6111, 6113, and 6119 South Congress Avenue, Williamson Creek Watershed; South Congress Combined (Sweetbriar) Neighborhood Planning Area Owner/Applicant: Congress Corner, LLC (Reza Habibi-Paydar) Agent: Request: Staff Rec.: Staff: Alice …
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 p.m. on the day of the meeting. TELECONFERNCE REGISTRATION Registration for participation by teleconference closes at 2:00 p.m., 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 p.m., 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. SPEAKING ORDER The speaking order is determined by the order in which individuals register to speak and is conducted on a first-come, first-served basis. If multiple speakers register as the Primary Speaker, the first to register is allotted the additional speaking time. Participants who are part of a group or organization and wish to request a specific speaking order must contact Ella Garcia, Staff Liaison, at LandUseLiaison@austintexas.gov or 512-978-0821 as soon as possible, and no later than 2:00 p.m. on the day of the meeting. 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 – CONSENT ITEMS *Donation of time is not an option for consent items. All speakers in favor or opposed 2 minutes each PUBLIC HEARING CASES – DISCUSSION ITEMS The applicant/speaker designated by the applicant or the primary speaker in favor Primary speaker opposed All other speakers in favor or opposed 5 minutes; up to 9 minutes total with donated time, plus a 2 minute rebuttal 5 minutes; up to 9 minutes total with donated time 2 minutes each; up to 6 minutes total with donated time DISCUSSION POSTPONEMENT *Donation of time is not an option for discussion postponement. The applicant/speaker designated by the …
NEIGHBORHOOD PLAN AMENDMENT REVIEW SHEET NEIGHORHOOD PLAN: South Congress Combined (Sweetbriar) CASE#: NPA-2025-0020.04 DATE FILED: September 16, 2025 PROJECT NAME: Congress Views PC DATE: May 26, 2026 April 28, 2026 March 10, 2026 ADDRESS/ES: 6111, 6113, & 6119 S CONGRESS AVE DISTRICT AREA: 2 SITE AREA: 8.03 acres OWNER/APPLICANT: Congress Corner, LLC AGENT: Alice Glasco Consulting (Alice Glasco) CASE MANAGER: Maureen Meredith PHONE: (512) 974-2695 STAFF EMAIL: Maureen.Meredith@austintexas.gov TYPE OF AMENDMENT: Change in Future Land Use Designation From: Mobile Home and High Density Single Family To: Mixed Use Base District Zoning Change Related Zoning Case: C14-2025-0096 From: MH-NP To: GR-DB90-NP NEIGHBORHOOD PLAN ADOPTION DATE: April 18, 2005 CITY COUNCIL DATE: TBD ACTION: 02 NPA-2025-0020.04 - Congress Views; District 21 of 19 PLANNING COMMISSION RECOMMENDATION: May 26, 2026 – (action pending) April 28, 2026 – Postponed to May 26, 2026 on the consent agenda at the request of the Planning Commission. [C. Haney – 1st; D. Skidmore – 2nd] Vote: 12-0 [One vacancy on the dais]. March 10, 2026 – Postponed to April 28, 2028 on the consent agenda at Staff’s request. [B. Bedrosian – 1st; N. Barrera-Ramirez – 2nd] Vote: 11-0 [C. Haney absent. One vacancy on the dais]. STAFF RECOMMENDATION: To support the Applicant’s request for Mixed Use land use. BASIS FOR STAFF’S RECOMMENDATION: Staff supports the Applicant’s request for Mixed Use land use because the property is located along South Congress Avenue, which is identified as an activity corridor in the Imagine Austin Comprehensive Plan where mixed use developments are encouraged. South Congress Avenue also has existing public transportation and is proposed for a light rail line. There is Mixed Use land uses to the north, east, south, and west of the property. The applicant proposes to build a mixed-use development with ground-floor retail with approximately 350 apartment dwelling units. The development will provide either 12% of the units affordable at 60% MFI or 10% of the units affordable at 50% MFI. 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). 02 NPA-2025-0020.04 - Congress Views; District 22 of 19 EXISTING LAND USE: High Density Mixed Use - An area that is appropriate for a mix of residential and non‐residential uses with floor‐to‐area ratios of 3.0 or higher. …
ZONING CHANGE REVIEW SHEET CASE: C14-2025-0096 – Congress Views DISTRICT: 2 ADDRESS: 6111, 6113 and 6119 South Congress Avenue ZONING FROM: MH-NP TO: GR-DB90-NP SITE AREA: 8.041 acres PROPERTY OWNER: Congress Corner LLC, (Reza Habibi-Paydar) AGENT: Alice Glasco Consulting (Alice Glasco) CASE MANAGER: Nancy Estrada (512-974-7617, nancy.estrada@austintexas.gov) STAFF RECOMMENDATION: The Staff recommendation is to grant community commercial – conditional overlay – density bonus 90 – neighborhood plan (GR-CO-DB90-NP) combining district zoning. The Conditional Overlay will prohibit the following uses: Automotive Rentals, Automotive Repair Services, Automotive Sales, Automotive Washing (of any type), Bail Bond Services, Commercial Off-Street Parking, Drop-off Recycling Collection Facility, Exterminating Services, Funeral Services, Medical Offices (exceeding 5000 sq. ft. gross floor area), Off-Site Accessory Parking, Outdoor Sports and Recreation, Pawn Shop Services, Pedicab Storage and Dispatch, Research Services, and Service Station. For a summary of the basis of Staff’s recommendation, see pages 2 - 4. PLANNING COMMISSION ACTION / RECOMMENDATION: May 26, 2026: April 28, 2026: APPROVED A POSTPONEMENT REQUEST BY THE PLANNING COMMISSION TO MAY 26, 2026 [C. HANEY; D. SKIDMORE – 2ND] (12-0) ONE VACANCY ON THE DAIS CITY COUNCIL ACTION: ORDINANCE NUMBER: 03 C14-2025-0096 - Congress Views; District 21 of 18 C14-2025-0096 ISSUES: Page 2 On November 20, 2025, 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 rezoning and the neighborhood plan amendment request. CASE MANAGER COMMENTS: The subject rezoning area consists of approximately 8.04 acres and is located at the northeast corner of South Congress Avenue and North Bluff Drive, in proximity to Stassney Lane to the north and William Cannon to the south. The site was previously developed as a mobile home park; however, no mobile home residences remain on the property, and approximately 48 mobile home pad sites are still present. The property received its current mobile home residence – neighborhood plan (MH-NP) combining district zoning in 2019 following the City Council’s adoption of a resolution initiating the rezoning of existing mobile home parks to MH district zoning. Since the subject area is located along the South Congress Activity Corridor, it is surrounded by commercial services and multifamily mixed use developments. Directly north and east of the property are multifamily residences (LR-MU-NP; PUD-NP; MF-2-CO-NP). To the south, across North Bluff Drive, is Pleasant Hill Elementary School (LR-MU-NP; SF-3-NP) …
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, P.E. (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 26, 2026 – (action pending) 04 NPA-2025-0016.02 - Former AISD Brooke ES Redevelopment; District 31 of 24 May 12, 2026 - Postponed on the consent agenda to May 26, 2026 at the Neighborhood’s request. [F. Maxwell – 1st; C. Gannon – 2nd] Vote: 9-0 [C. Haney, A. Lan, and D. Skidmore absent. One vacancy on the dais]. 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. 04 NPA-2025-0016.02 - Former AISD Brooke ES Redevelopment; District 32 of 24 Key Principles • 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 …
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: Neighborhood postponement request to May 26, 2026 granted on the consent agenda, motion by Commissioner Maxwell, seconded by Commission Gannon, vote 9-0, Commissioner Haney, Lan, and Skidmore were absent. One vacancy on the dais. May 26, 2026: Case is scheduled to be heard by Planning Commission CITY COUNCIL ACTION: TBD ORDINANCE NUMBER: TBD ISSUES: N/A 05 C14-2025-00125 - Former AISD Brooke ES Redevelopment; District 31 of 19 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 …
To: From: Date: Subject: MEMORANDUM Alice Woods, Chair Planning Commission Members Nancy Estrada, Planner Principal, Austin Planning May 20, 2026 C14-2025-0123 – 7401 Hwy 290 Rezoning Staff Postponement Request Staff requests a postponement of the above referenced rezoning case from the May 26, 2026, Planning Commission hearing to June 9, 2026. The applicant has amended the rezoning request; therefore, staff is reviewing the revised information that has been submitted for this case. 06 C14-2025-0123 - 7401 Hwy 290 Rezoning; District 81 of 1
