REGULAR MEETING OF THE PLANNING COMMISSION TUESDAY, SEPTEMBER 22, 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: Jenna Schwartz, 512-978-0871 Page 1 of 7 AGENDA CALL TO ORDER PUBLIC COMMUNICATION: GENERAL The first four speakers signed up prior to the meeting being called to order will each be allowed a three-minute allotment to address their concerns regarding items not posted on the agenda. APPROVAL OF MINUTES 1. Approve the minutes of the Planning Commission regular meeting on Tuesday, September 8, 2026. PUBLIC HEARINGS 2. Plan Amendment: NPA-2026-0021.03 - 1221 S IH-35 Rezoning; District 9 Location: 1400 Lupine Lane, Harper's Branch; East Riverside/Oltorf Combined Neighborhood Planning Area Owner/Applicant: Aztecas de Juventino Rosas, LLC Agent: Request: Staff Rec.: Staff: Husch Blackwell, LLP (Lindsey Walker) Single Family to Commercial land use Recommended Maureen Meredith, 512-974-2695, maureen.meredith@austintexas.gov Austin Planning 3. Rezoning: Location: C14-2026-0040 - 1221 S IH-35 Rezoning; District 9 1221 and 1219 ½ South Interstate Highway 35 Service Road Northbound, 1400 Lupine Lane, Harper's Branch; East Riverside/Oltorf Combined Neighborhood Planning Area Owner/Applicant: Aztecas de Juventino Rosas, LLC Agent: Request: Staff Rec.: Staff: Husch Blackwell, LLP (Lindsey Walker) LR-NP and SF-3-NP to …
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 …
PLANNING COMMISSION MEETING MINUTES Tuesday, September 8, 2026 PLANNING COMMISSION MEETING MINUTES REGULAR MEETING TUESDAY, SEPTEMBER 8, 2026 The Planning Commission convened in a regular meeting on Tuesday, September 8, 2026, at Austin City Hall, Boards and Commissions, Room 1101, 301 W. Second Street, in Austin, Texas. Chair Woods called the Planning Commission Meeting to order at 6:00 p.m. Commissioners in Attendance: Alice Woods, Chair Casey Haney, Vice Chair Felicity Maxwell, Secretary Brian Bedrosian Chris Gannon Anna Lan Commissioners in Attendance Remotely: Imad Ahmed, Parliamentarian Nadia Barrera-Ramirez Joshua Hiller Adam Powell Danielle Skidmore Commissioners Absent: Peter Breton Ex-Officio Members Absent: Jeffery Bowen TC Broadnax Candace Hunter Richard Mendoza 1 Vacancy on the Dais 1 PLANNING COMMISSION MEETING MINUTES Tuesday, September 8, 2026 PUBLIC COMMUNICATION: GENERAL None. APPROVAL OF MINUTES 1. Approve the minutes of the Planning Commission regular meeting on Tuesday, August 25, 2026. The minutes from the meeting of Tuesday, August 25, 2026, were approved on the consent agenda on Vice Chair Haney’s motion, Secretary Maxwell’s second, on an 11-0 vote. Commissioner Breton was absent. 2. Plan Amendment: NPA-2025-0018.02 - Airport and Koenig Multifamily; District 4 Location: 5768 ½, 5800, 5826, 5900, 5900 ½ , and 5908 Airport Boulevard, Tannehill Branch Watershed; Brentwood/Highland Combined Neighborhood Planning Area Owner/Applicant: Caliber Partners LLC, a Texas limited liability company; Anchor-SH, LLC, a Agent: Request: Staff Rec.: Staff: Texas limited liability company, and 5800 Airport, LLC, a Texas limited liability company DuBois, Bryant & Campbell, L.L.P. (David Hartman) Commercial to Mixed Use land use Applicant postponement request to September 22, 2026 Maureen Meredith, 512-974-2695, maureen.meredith@austintexas.gov Austin Planning The motion to approve the Applicant’s postponement request to September 22, 2026, was approved on the consent agenda on Vice Chair Haney’s motion, Secretary Maxwell’s second, on an 11-0 vote. Commissioner Breton was absent. 3. Rezoning: Location: C14-2025-0115 - Airport and Koenig Multifamily; District 4 5768 ½, 5800, 5826, 5900, 5900 ½, and 5908 Airport Boulevard, Tannehill Branch Watershed; Brentwood/Highland Combined Neighborhood Planning Area Owner/Applicant: Caliber Partners LLC, a Texas limited liability company; Anchor-SH, LLC, a Agent: Request: Staff Rec.: Staff: Texas limited liability company, and 5800 Airport, LLC, a Texas limited liability company DuBois, Bryant & Campbell, L.L.P. (David Hartman) CS-NP to LI-PDA-NP Applicant postponement request to September 22, 2026 Jonathan Tomko, AICP, 512-974-1057, jonathan.tomko@austintexas.gov Austin Planning The motion to approve the Applicant’s postponement request to September 22, 2026, was approved on the consent agenda …
NEIGHBORHOOD PLAN AMENDMENT REVIEW SHEET NEIGHORHOOD PLAN: East Riverside/Oltorf Combined CASE#: NPA-2026-0021.03 DATE FILED: May 28, 2026 PROJECT NAME: 1221 S IH-35 Rezoning PC DATE: September 22, 2026 September 8, 2026 ADDRESS/ES: 1400 Lupine Lane DISTRICT AREA: 9 SITE AREA: 0.1518 acres OWNER/APPLICANT: Aztecas de Juventino Rosas, LLC AGENT: Husch Blackwell, LLP (Lindsey Walker) 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: Commercial Base District Zoning Change Related Zoning Case: C14-2026-0040 (Nancy Estrada, Case Manager) From: SF-3-NP & LR-NP To: CS-NP NEIGHBORHOOD PLAN ADOPTION DATE: November 16, 2006 CITY COUNCIL DATE: TBD ACTION: PLANNING COMMISSION RECOMMENDATION: September 22, 2026 – (action pending) 02 NPA-2026-0021.03 - 1221 S IH-35 Rezoning; District 91 of 40 September 8, 2026 - Postponed to the September 22, 2026 hearing date on the consent agenda at the request of the Applicant. [C. Haney – 1st; F. Maxwell – 2nd] Vote: 11-0 [P. Breton absent. One vacancy on the dais.] STAFF RECOMMENDATION: Staff supports the applicant’s request for Commercial land use. BASIS FOR STAFF’S RECOMMENDATION: The zoning case includes two tracts, one at 1221 S IH-35 SVRD NB which has Commercial land use and is not part of the plan amendment application. The second tract is 1400 Lupine Lane which has Single Family land use and is proposed for Commercial land use which is consistent with the Commercial land use at 1221 S IH-35 SVRD NB. Staff supports the Applicant’s request for Commercial land use at 1400 Lupine Lane because the two tracts will be developed together for the proposed Transportation Terminal use. Although the proposed Commercial land use appears to be encroaching into a residential area, the property is essentially part of 1221 S IH-35 and is primarily a retaining wall that is not developable for a single-family home. 02 NPA-2026-0021.03 - 1221 S IH-35 Rezoning; District 92 of 40 Below are sections of the East Riverside/Oltorf Combined Neighborhood Plan staff believe supports the applicant’s request. The plan supports the adequate transition between residential and commercial use. Although the property at 1400 Lupine Lane is zoned SF-3- NP with the Single Family land use, the tract does not appear to be developable for a single family home given its steep slope and is essentially a retaining wall that will be developed as part of the transportation terminal site. The plan also …
To: From: MEMORANDUM Alice Woods, Chair Planning Commission Members Nancy Estrada, Planner Principal, Austin Planning Maureen Meredith, Senior Planner, Austin Planning Date: September 17, 2026 Subject: C14-2026-0040 – 1221 S IH-35 SVRD NB and 1400 Lupine Lane NPA-2026-0021.03 – 1400 Lupine Lane Staff Postponement Request Staff requests a postponement of the above-referenced cases from the September 22, 2026, Planning Commission hearing to October 13, 2026. The neighborhood has submitted requests to the applicant for consideration as part of this rezoning case; therefore, staff is working with both parties in order to finalize the recommendation. 02 NPA-2026-0021.03 - 1221 S IH-35 Rezoning; District 91 of 1
To: From: MEMORANDUM Alice Woods, Chair Planning Commission Members Nancy Estrada, Planner Principal, Austin Planning Maureen Meredith, Senior Planner, Austin Planning Date: September 17, 2026 Subject: C14-2026-0040 – 1221 S IH-35 SVRD NB and 1400 Lupine Lane NPA-2026-0021.03 – 1400 Lupine Lane Staff Postponement Request Staff requests a postponement of the above-referenced cases from the September 22, 2026, Planning Commission hearing to October 13, 2026. The neighborhood has submitted requests to the applicant for consideration as part of this rezoning case; therefore, staff is working with both parties in order to finalize the recommendation. 03 C14-2026-0040 - 1221 S IH-35 Rezoning; District 91 of 1
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: September 15, 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 September 22, 2026 Planning Commission hearing to the October 27, 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 The City of Austin is committed to compliance with the Americans with Disabilities Act and will provide reasonable modifications and equal access to communications upon request. 04 NPA-2025-0018.02 - Airport and Koenig Multifamily; District 41 of 4 From: David Hartman Sent: Tuesday, September 15, 2026 10:46 AM To: Tomko, Jonathan <Jonathan.Tomko@austintexas.gov> Cc: Meredith, Maureen <Maureen.Meredith@austintexas.gov> Subject: RE: Airport & Koenig Cases - Applicant Postponement? Good morning: Please postpone consideration of these cases from 9-22-26 PC agenda to the 10-27 PC agenda to allow more time for dialogue with the neighborhood representatives. Best, David 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 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. The City of Austin is committed to compliance with the Americans with Disabilities Act and will provide reasonable modifications and equal access to communications upon request. 04 NPA-2025-0018.02 …
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: September 15, 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 September 22, 2026 Planning Commission hearing to the October 27, 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 The City of Austin is committed to compliance with the Americans with Disabilities Act and will provide reasonable modifications and equal access to communications upon request. 05 C14-2025-0115 - Airport and Koenig Multifamily; District 41 of 4 From: David Hartman Sent: Tuesday, September 15, 2026 10:46 AM To: Tomko, Jonathan <Jonathan.Tomko@austintexas.gov> Cc: Meredith, Maureen <Maureen.Meredith@austintexas.gov> Subject: RE: Airport & Koenig Cases - Applicant Postponement? Good morning: Please postpone consideration of these cases from 9-22-26 PC agenda to the 10-27 PC agenda to allow more time for dialogue with the neighborhood representatives. Best, David 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 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. The City of Austin is committed to compliance with the Americans with Disabilities Act and will provide reasonable modifications and equal access to communications upon request. 05 C14-2025-0115 …
ZONING CHANGE REVIEW SHEET CASE: C14-2025-0051 (Woodward Mixed Use Flats) DISTRICT: 3 ADDRESS: 1710, 1712, 1714, 1716, 1718, 1720, 1722, 1724 Woodward Street and 3426 ½ Parker Lane ZONING FROM: MF-3 TO: GR-DBC30 SITE AREA: approximately 12.61 acres (approximately 549,292 square feet) PROPERTY OWNER: Flats on Woodward LLC (Greg Bruggeman) AGENT: Thrower Design, LLC (Victoria Haase) CASE MANAGER: Jonathan Tomko, AICP (512) 974-1057, jonathan.tomko@austintexas.gov STAFF RECOMMEDATION: Staff does not recommend granting community commercial-citywide density bonus 30 (GR-DBC30) combining district zoning and offers an alternative recommendation of community commercial-conditional overlay-citywide density bonus 30 (GR-CO-DBC30) combining district zoning. The conditional overlay (CO) would prohibit a height over 45 feet if the tract is not developed to the Citywide Density Bonus (DBC) standards. DBC is a voluntary incentive program that provides modifications to site development regulations or other regulatory- related benefits in exchange for community benefits, such as income restricted housing units. PLANNING COMMISSION ACTION / RECOMMENDATION: October 28, 2025: Staff postponement to November 13, 2025 Planning Commission, granted. November 13, 2025: Staff postponement to December 9, 2025 Planning Commission, granted. December 9, 2025: Staff postponement to January 27, 2026 Planning Commission, granted. January 27, 2026: Staff postponement to March 10, 2026 Planning Commission, granted. March 10, 2026: Applicant postponement to April 14, 2026 Planning Commission, granted. April 14, 2026: Staff postponement to June 9, 2026 Planning Commission, granted. June 9, 2026: Staff postponement to July 28, 2026 Planning Commission, granted. July 28, 2026: Applicant postponement to August 25, 2026 Planning Commission, granted. August 25, 2026: Staff postponement to September 8, 2026 Planning Commission, granted. September 8, 2026: Staff postponement to September 22, 2026 Planning Commission, granted. September 22, 2026: Case is scheduled to be heard by Planning Commission. CITY COUNCIL ACTION: TBD ORDINANCE NUMBER: TBD 06 C14-2025-0051 - Woodward Mixed Use Flats; District 31 of 26 C14-2025-0051 2 ISSUES: The site currently has approximately 241 multifamily units constructed in approximately 1968. The site is developed at a density of approximately 19 units per acre which is substantially less dense than other multifamily properties that are redeveloping in central Austin. Lower density development patterns support auto centricity and can be detrimental to transit ridership where such public assets exist. The applicant revised their request on July 31, 2026, from GR-DB90 to GR-DBC30. The revised request has redevelopment requirements which include Chapter 4-18 tenant protections and unit replacement requirements (up to two times the …
ZONING CHANGE REVIEW SHEET CASE: C14-2026-0026 - Phoenix Motor Works DISTRICT: 9 ZONING FROM: CS-MU-V-CO-NP ZONING TO: LI-PDA-NP ADDRESS:1125 and 1127 West 6th Street PROPERTY OWNER: SDC PMW, LLC SITE AREA: 0.50 acres (21, 780 sq. ft.) AGENT: Alice Glasco Consulting (Alice Glasco) CASE MANAGER: Cynthia Hadri 512-974-7620, Cynthia.hadri@austintexas.gov STAFF RECOMMENDATION: The staff recommendation is to grant limited industrial service – planned development area – neighborhood plan (LI-PDA-NP) combined district zoning. PLANNING COMMISSION ACTION / RECOMMENDATION: September 22, 2026: CITY COUNCIL ACTION: ORDINANCE NUMBER: ISSUES: N/A CASE MANAGER COMMENTS: The property in question is approximately 0.50 acres, is developed as an automotive repair and storage building with access to West 6th Street, an ASMP Level 3. The site is currently zoned general commercial services - mixed use - vertical mixed use building - conditional overlay - neighborhood plan (CS-MU-VCO-NP) combining zoning district. This property is in the Old West Austin Neighborhood Plan and is characterized as a mixed use area just south of the Castle Hill Historic District. The property has several office and commercial uses, various restaurants, art galleries and cocktail lounges nearby (CS-MU-V-CO-NP; CS- MU-CO-NP; CS-MU-CO-HD-NP; CS-H-NP; CS-1-CO-HD-NP; LI-PDA-NP; LI-CO-NP). Please refer to Exhibits A (Zoning Map) and B (Aerial View). 07 C14-2026-0026 - Phoenix Motor Works; District 91 of 12 C14-2026-0026 2 The applicant is requesting limited industrial service - planned development area - neighborhood plan (LI-PDA-NP) combining district for predominately office use. The applicant has requested LI-PDA-NP combining zoning district as they can not utilize -DB90 without a residential component. LI-PDA-NP would also be consistent with the previously approved rezoning on 6th and Walsh with Ordinance No. 20250724-173. Both developers are working to create separate but cohesive pedestrian-oriented ground floor developments. Please refer to Exhibits C (Applicant’s Summary Letter) and D (Ordinance No. 20250724-173). As set forth in Land Development Code Section 25-2-441, the regulations of a planned development area (PDA) may modify: 1) permitted or conditional uses authorized by the base zoning district, 2) site development regulations except for compatibility standards, and 3) off-street parking or loading regulations, sign regulations or screening regulations applicable in the base district. The Applicant’s proposed PDA includes the following modifications: 1) The following uses are additional permitted uses of the Property: • Condominium Residential • Duplex Residential • Group Residential • Multifamily Residential • Restaurant • Retirement Housing (Large Site) • Retirement Housing (Small Site) • Townhouse Residential • …
From: To: Cc: Subject: Date: Alice Glasco Sirwaitis, Sherri Joe Karnavas; Ryan Nill; Bray, Timothy 2020 W. Andersaon Lane - C14-2026-0050 - Postponement Request Thursday, September 17, 2026 4:56:19 PM External Email - Exercise Caution Dear Sherri, The Wooten Neighborhood Plan Contact Team has expressed an interest in needing more time to explore opportunities/feasibility to improve neighborhood connectivity. So, to that end, we jointly request a postponement of the rezoning case to the October 27, 2026. ==================== Alice Glasco, President Alice Glasco Consulting 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 "cybersecurity@austintexas.gov". 08 C14-2026-0050 - 2020 West Anderson Lane; District 41 of 1
ZONING CHANGE REVIEW SHEET CASE: C14-2026-0050 - 2020 West Anderson Lane DISTRICT: 4 ADDRESS: 2020 W. Anderson Lane ZONING FROM: GR-CO-NP TO: GR-DBC60-NP GR-DBC45-NP* SITE AREA: 4.959 acres (216,014.04 sq. ft.) PROPERTY OWNER: CMLH Anderson Lane, LLC (Clay Morgan, Manager) APPLICANT/AGENT: Alice Glasco Consulting (Alice Glasco) CASE MANAGER: Sherri Sirwaitis (512-974-3057, sherri.sirwaitis@austintexas.gov) STAFF RECOMMEDATION: Staff recommends GR-DBC45-NP, Community Commercial-Citywide Density Bonus 45-Neighborhood Plan Combining District, zoning. PLANNING COMMISSION ACTION / RECOMMENDATION: September 22, 2026 CITY COUNCIL ACTION: ORDINANCE NUMBER: 08 C14-2026-0050 - 2020 West Anderson Lane; District 41 of 23 C14-2026-0050 ISSUES: 2 *On September 3, 2026, the applicant submitted an e-mail asking to amend their rezoning request from GR-DBC60-NP to the staff’s recommendation of GR-DBC45-NP. Please see Updated Summary Letter – Exhibit D. On January 2, 2025, staff published the Comprehensive Analysis of Density Bonus Programs report. This report evaluated the performance of existing density bonus programs and recommended changes to improve their overall performance. One of the major recommendations coming out of this study was to combine, streamline, and consolidate density bonus programs to the extent practicable. Bonus height entitlements that are more or less than 30 feet; Minimum affordability requirements that are calibrated and informed by the Therefore, on June 5, 2025, Council approved Resolution No. 20250605-080 that initiated land development code amendments to create a variety of density bonus combining districts that consider: • • Comprehensive Analysis of Density Bonus Programs report; Additional community benefit requirements such as ground floor activation, • minimum commercial and civic space, onsite beneficial reuse, updated design standards, and others; • • Modified compatibility regulations; and Redevelopment requirements, including considering one-to-one unit replacement. On September 1, 2025, a slate of new state laws went into effect that were passed during the 89th Legislative Session, including Senate Bill 840 (SB 840). SB 840 aims to increase housing stock by allowing more market-rate housing to be built on most property zoned commercial, by right. This new legislation reduces incentives to participate in voluntary density bonus programs for many properties, unless an applicant seeks additional modifications of development standards such as additional height. This may result in fewer income-restricted affordable housing units being included in new developments. However, the City remains committed to growing affordable housing availability using a variety of tools, including but not limited to density bonus programs. The Citywide Density Bonus Program code amendment is intended to respond to the new …
PLANNING COMMISSION SITE PLAN CONDITIONAL USE PERMIT REVIEW SHEET CASE NUMBER: SPC-2026-0116A PROJECT NAME: Nirvana Retirement Complex PC DATE: 09/22/2026 ADDRESS: COUNCIL DISTRICT: NEIGBORHOOD PLAN: University Hills Neighborhood Planning Area WATERSHED: 4720 Loyola Lane 1 Little Walnut Creek OWNER: AGENT: Vibhash Kumar; dr.vibhash@gmail.com 2680 George Dieter Drive El Paso, TX 79936 Nirvana at Loyola LLC,Vibhash Kumar 2680 George Dieter Drive El Paso, TX 79936 (312) 613-7839 CASE MANAGER: Alyse Ramirez alyse.ramirez@austintexas.gov (512) 978-1750 PROPOSED DEVELOPMENT: The applicant is requesting a conditional use permit for a senior living apartment in an area zoned SF-6-NP. The proposed senior living area is 13.572 square feet total. No construction is proposed with this site plan. STAFF RECOMMENDATION: Staff recommends approval of the conditional use permit. The site plan will comply with all requirements of the Land Development Code requirements. PROJECT INFORMATION: AREA: 2.17 AC EXIST. ZONING: SF-6-NP MAX. BLDG. COVERAGE: 40% EXISTING BLDG. CVRG: 14.35 % MAX. IMPERVIOUS CVRG: 45% EXISTING IMPERVIOUS CVRG: 40% REQUIRED PARKING: N/A SUMMARY COMMENTS ON SITE PLAN: Land Use: The lot is zoned SF-6-NP (Townhouse and Condominium Residence in a Plan). Neighborhood The proposed site of the retirement housing is within the SF-6-NP zoning and includes parking, a rain garden, and an open recreational area. The Retirement Housing – Large Site use is a conditional use in the SF-6-NP zoning district. The site is currently undeveloped. Staff 09 SPC-2026-0116A - Nirvana Retirement Complex; District 11 of 7 SPC-2024-0113A 2 recommends approval of the conditional use permit request. Environmental: The site is located in the Little Walnut Creek Watershed and subject to the Urban Watershed regulations. There were no Environmental review comments. Transportation: Parking spaces are located on-site. All Transportation comments have been cleared. Access to the site will be from Loyola Lane. SURROUNDING CONDITIONS: Zoning/ Land Use North: South: West: East: LR-MU-CO-NP, Undeveloped, baseball field SF-2-NP, Residential GR-MU-CO-NP, business park GR-MU-CO-NP, Boys & Girls Club HQ NEIGHBORHOOD ORGNIZATIONS: University Hills Neighborhood Association Friends of Austin Neighborhoods Homeless Neighborhood Association Friends of Northeast Austin Del Valle Community Coalition Preservation Austin Overton Family Committee East Austin Conservancy University Hills Neighborhood Plan Contact Team CONDITIONAL USE PERMIT D. 25-5-145. A site plan may not adversely affect the public health, safety, or welfare, or materially injure property. If the Land Use Commission determines that a site plan has an adverse effect or causes a material injury under this subsection, the Land Use Commission …
PLANNING COMMISSION SITE PLAN REVIEW SHEET CONDITIONAL USE SITE PLAN APPROVAL CASE NUMBER: SPC-2026-0213A PC DATE: September 22, 2026 PROJECT NAME: Rawson Saunders School CUP ADDRESS: 2614 Exposition Blvd AREA: 1.755 Acres APPLICANT: AGENT: YYYYY, LLC 2614 Exposition Blvd Austin, TX 78703 Husch Blackwell LLP, (Lindsey Walker) 111 Congress Ave # 1400 Austin, Texas 78701 Phone: (512) 497-1187 EXISTING ZONING: SF-3-NP PROPOSED DEVELOPMENT: Approval of a conditional use permit to allow for Private Primary & Secondary Educational Facilities in the SF-3-NP zoning district. No construction is proposed with this site plan. AREA STUDY: West Austin Neighborhood Group WATERSHED: Taylor Slough South (Water Supply Suburban) APPLICABLE WATERSHED ORDINANCE: Current/ Comprehensive Watershed Ordinance CAPITOL VIEW: N/A T.I.A.: Not Required SUMMARY STAFF RECOMMENDATION: Staff recommends approval of the conditional use permit, along with the agreed conditions below. The site plan will comply with all requirements of the Land Development Code requirements. 1. Maximum of 200 students 2. A solid fence will be erected on Hillview Rd. to prevent walk-through access to get to the school property 3. The school/owner of the property will accommodate all school/owner generated parking and queuing off-street 4. Students will not be permitted to drive to or park on campus. 5. The school/owner will not object to and will work with the adjacent Church to accomplish the following: a.) Close access from the existing parking lot to McCullough. b.) Make McCullough No Parking or Resident-Only Parking during business hours. c.) Fence the church property along McCullough at our expense (ornamental fence just tall enough to keep people from hopping over it) d.) Remove the stairs that people use to walk from McCullough to the church property. 10 SPC-2026-0213A - Rawson Saunders School CUP; District 101 of 16 CASE MANAGER: Gabriel Guerrero Jr. Telephone: (512) 978-4658 Gabriel.Guerrero@austintexas.org 10 SPC-2026-0213A - Rawson Saunders School CUP; District 102 of 16 SPC-2026-0213A Rawson Saunders School CUP Page 3 PROJECT INFORMATION: ZONING: SF-3-NP MAX. BLDG. CVRG: 40% MAX. HEIGHT: 35 ft. MAX. IMP. CVRG: 45% EXIST. USE: Civic PROP. BLDG. CVRG: 19.8% PROP.HEIGHT: 25 ft. PROP. IMPERV. CVRG. 37.25% PROPOSED USE: Civic SUMMARY COMMENTS ON SITE PLAN: Land Use: The lot is zoned SF-3-NP (Family Residence, Neighborhood Plan). The submitted site plan is to allow the Private Primary & Secondary Educational Facilities use. No construction is proposed. Environmental: The site is not located in the Edward's Aquifer Recharge Zone. SURROUNDING CONDITIONS: Zoning/ Land use: …
September 21, 2026 The City of Austin Planning Commissioners To: From: University Hills Neighborhood Plan Contact Team Re: Request for postponement of Case #: SPC-2026-0116A, 4720 Loyola Lane Dear Commissioners, The University Hills Neighborhood Plan Contact Team (UHNPCT) has received notice of a request for a “conditional use permit to allow for a senior living development” at 4720 Loyola Lane. The UHNPCT heard a similar request for this property from this Applicant in 2023. The significant concerns the stakeholders in the neighborhood had then remain and need to be addressed by the Applicant. The University Hills Neighborhood Plan Contact Team respectfully requests a postponement of the Planning Commission hearing currently scheduled for Sept. 22, 2026, for the following reasons: The UHNPCT only learned of this case on September 14, 2026, when two members received two entirely different notifications with mailing dates (on the letter itself; there were no postmarks on the envelopes) 6 weeks apart. ➢ ➢ One member received the conditional use request notice with a Mailing Date of July 28, 2026. Another member received the Sept. 22 PC hearing notice with a Mailing Date of September 10, 2026. Eight days from receipt of the notices to the hearing date is inadequate for public notification and stakeholder engagement. The Contact Team’s and the neighborhood’s concerns about the proposed project have not changed since hearing the Applicant’s original plans in 2023, which then was described as a “65-unit condominium project.” The two natural springs on the site raise environmental concerns that must be addressed, as does the possibility that a portion of the site was used as a landfill for barrels of chemicals until a few decades ago. The site is also adjacent to a significant number of established homes, a nonprofit campus for disadvantaged youth, and a small apartment complex that would border the “flagpole” access that would be the only point of ingress and egress for the “senior living development”– as a proposed “senior living development” this likely means a higher than average number of visits from large vehicles (ambulances, fire trucks, Special Transit buses, ride-share vans, etc. entering a narrow street). Current residents need more information and time to consider and provide educated feedback. Again, we request that the Sept. 22 Planning Commission hearing be postponed in order to have reasonable and sufficient time to notify the residents adjacent to and near the proposed development, notify the …
Guerrero, Gabriel From: Sent: To: Subject: Wednesday, September 16, 2026 12:08 PM Guerrero, Gabriel CUP SPC-2026-0213A in favor WITH CONDITIONS LISTED IN EMAIL You don't often get email from jsoule246@gmail.com. Learn why this is important External Email - Exercise Caution My name is John Soule. I live at , Aus(cid:415)n, TX 78703. I support CUP SPC- 2026-0213A, subject to the following condi(cid:415)ons being added to the record and included in the CUP: 1. Maximum of 200 students 2. A solid fence will be erected on Hillview Rd. to prevent walk-through access to get to the school property 3. The school/owner of the property will accommodate all school/owner generated parking and queuing off-street 4. Students will not be permi(cid:425)ed to drive to or park on campus. 5. The school/owner will not object to and will work with the adjacent Church to accomplish the following: a.) Close access from the exis(cid:415)ng parking lot to McCullough. b.) Make McCullough No Parking or Resident-Only Parking during business hours. c.) Fence the church property along McCullough at our expense (ornamental fence just tall enough to keep people from hopping over it) d.) Remove the stairs that people use to walk from McCullough to the church property Thanks John Soule Austin, TX 78703 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 "cybersecurity@austintexas.gov". 1 10 SPC-2026-0213A - Rawson Saunders School CUP; District 101 of 17 Guerrero, Gabriel From: Sent: To: Subject: Peggy Keelan <peggykeelan@gmail.com> Tuesday, September 15, 2026 10:42 AM Guerrero, Gabriel CUP SPC-2026-0213A in favor WITH CONDITIONS LISTED IN EMAIL You don't often get email from peggykeelan@gmail.com. Learn why this is important External Email - Exercise Caution TO: gabriel.guerrero@austintexas.gov SUBJECT: CUP SPC-2026-0213A in favor WITH CONDITIONS LISTED IN EMAIL My name is Peggy Keelan and I live at 2715 Greenlee Drive, 78703. I am writing to express my support for CUP SPC-2026-0213A so as long as the following conditions are added to the record and included in the CUP: 1. Maximum of 200 students 2. A solid fence will be erected on Hillview Rd. to prevent walk-through access to get to the school property 3. The school/owner of the property will accommodate all school/owner generated parking and queuing off-street …
Steering Committee Members: Stephen L. Amos, Chair Mark Ashby, Jeff Callahan, Scott Campbell, Marc Carlson, Hunter Coleman, Evelyn Fujimoto, Adrienne Goldsberry, Nick Mehl, William Osborn, Charlie Rice, Paul Shattuck, Shawn Shillington September 18, 2026 City of Austin Planning Commission c/o Planning Department 6310 Wilhelmina Delco Drive Austin, Texas 78752 Re: C14-2026-0026 - Phoenix Motor Works 1125 and 1127 W 6th Street Request to Rezone from CS-MU-V-CO-NP to LI-PDA-CO-NP - Item 7 Dear Chair Woods and Planning Commissioners: The Old West Austin Neighborhood Association (OWANA) writes in support of the rezoning request for 1125 and 1127 West 6th Street, commonly known as the Phoenix Motor Works property, from CS- MU-V-CO-NP to LI-PDA-CO-NP. OWANA’s support follows discussions between the OWANA Zoning Committee and the project developer regarding the proposed redevelopment of the property and the neighborhood’s concerns regarding the future development and operation of the site. The proposed project would create an office and retail building along West 6th Street, with a building height of approximately 60 feet along W 6th Street before stepping back approximately 30 feet and increasing to a maximum height of approximately 90 feet. OWANA believes that maintaining the initial 60-foot height along W 6th Street, together with the substantial step-back before the additional height occurs, is an important aspect of the project. In OWANA’s view, the lower street-facing portion of the building better respects and responds to the existing scale and historical character of the West 6th Street corridor while allowing additional density farther back from the street. The proposed development will also complement the property immediately to the west, which was rezoned to LI-PDA last year and is proposed for a residential apartment building with retail uses on the ground floor. Together, the two projects would provide a complementary mix of office, retail, and residential uses along this portion of W 6th Street and support a more pedestrian-friendly environment. An especially important part of OWANA’s discussions with the developer has been the developer’s willingness to look beyond the boundaries of the property that is the subject of this rezoning case. The developer has agreed to rework and enhance the existing street and plaza area west of the building at 1111 W 6th Street, which is owned by the same developer. The developer has also expressed a willingness to coordinate with the developer of the adjacent property to the west so that the streetscape improvements across the …
Ramirez, Alyse From: Sent: To: Subject: University Hills NPCT < Tuesday, September 22, 2026 11:32 AM Ramirez, Alyse RE: Request for postponement of Case #: SPC-2026-0116A, 4720 Loyola Lane > Follow Up Flag: Flag Status: Follow up Flagged [You don't often get email from https://aka.ms/LearnAboutSenderIdentification ] . Learn why this is important at External Email - Exercise Caution Good morning Alyse, The University Hills NPCT requests a postponement of the hearing of Case Number SPC-2026- 0116A from the currently scheduled Sept. 22, 2026 date to November 10, 2026. Thank you. Lynn Marshall, Vice Chair UHNPCT > On 09/22/2026 12:01 PM EDT Ramirez, Alyse <alyse.ramirez@austintexas.gov> wrote: > > > Good morning, > > In regard to your postponement request, we need a reschedule date to provide to commission. Please provide me a new proposed date for the hearing so I may let the planning commission know for the agenda this evening. If a date is not received, the postponement request will not be processed. > > Thank you, > > > Alyse Ramirez > Planner Senior > Austin Development Services > 512-978-1750 > alyse.ramirez@austintexas.gov > > > 1 09 SPC-2026-0116A - Nirvana Retirement Complex; District 11 of 2 > -----Original Message----- > From: University Hills NPCT > Sent: Monday, September 21, 2026 10:47 AM > To: Gannon, Chris - BC <BC-Chris.Gannon@austintexas.gov>; Woods, Alice - BC <BC- Alice.Woods@austintexas.gov>; Lan, Anna - BC <BC-Anna.Lan@austintexas.gov>; Skidmore, Danielle - BC <BC-Danielle.Skidmore@austintexas.gov>; Haney, Casey - BC <BC- Casey.Haney@austintexas.gov>; Ahmed, Imad - BC <BC-Imad.Ahmed@austintexas.gov>; Ramirez, Nadia - BC <BC-Nadia.Ramirez@austintexas.gov>; Hiller, Josh - BC <BC- Josh.Hiller@austintexas.gov>; Powell, Adam - BC <BC-Adam.Powell@austintexas.gov>; Breton, Peter - BC <BC-Peter.Breton@austintexas.gov>; Bowen, Jeffery - BC <BC- Jeffery.Bowen@austintexas.gov>; Bedrosian, Brian - BC <BC-Brian.Bedrosian@austintexas.gov>; Maxwell, Felicity - BC <BC-Felicity.Maxwell@austintexas.gov>; Hunter, Candace - BC <BC- Candace.Hunter@austintexas.gov> > Subject: Request for postponement of Case #: SPC-2026-0116A, 4720 Loyola Lane > > [Some people who received this message don't often get email from . Learn why this is important at https://aka.ms/LearnAboutSenderIdentification ] > > External Email - Exercise Caution > > > Dear Commissioners, > > The University Hills NPCT requests that the hearing of Case Number SPC-2026-0116A scheduled for Sept. 22, 2026, by the Planning Commission be postponed for reasons outlined in the attached letter. > > Thank you. > > > Seth Fowler, Chair > University Hills Neighborhood Plan Contact Team > 512.658.3011 > > Lynn Marshall, Vice Chair > University Hills Neighborhood Plan Contact Team …
