07 C14-2025-0096 - Congress Views; District 2 - Staff Report

Planning Commission – April 28, 2026

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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: April 28, 2026: CITY COUNCIL ACTION: ORDINANCE NUMBER: ISSUES: 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 07 C14-2025-0096 - Congress Views; District 21 of 18 C14-2025-0096 Page 2 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) and to the west, across South Congress Avenue, are various commercial services and multifamily residences, (GR-MU-CO-NP; MF-2-CO-NP). Please refer to Exhibits A (Zoning Map) and A-1 (Aerial View). The applicant is requesting community commercial – density bonus 90 – neighborhood plan (GR-DB90-NP) combining district zoning for a proposed development that would include multifamily units requiring an affordable component and pedestrian-oriented ground floor commercial space. A building constructed under density bonus 90 (–DB90) standards allows for a mix of residential uses and commercial uses, and the result is typically retail, restaurants and offices on the ground floor, and residential units on upper levels. The proposed development would consist of a mixed use project that includes approximately 350 multifamily residences with 1,000 square feet of pedestrian oriented ground-floor uses. Access is proposed from South Congress Avenue, with no access from North Bluff Drive. A development utilizing the “density bonus 90” incentives is permitted with a base (GR) zoning district and must include an affordability component for residential use in order to obtain incentives, including a height maximum of 90 feet in the (GR) district (60 feet base height plus an additional 30 feet) and modified development and compatibility standards, such as floor-area-ratio (FAR), minimum setbacks and building coverage. There are two options for satisfying DB90 development affordability requirements for projects including rental units: a minimum of 12% of the rental units in a building are affordable for a 40- 1) year period for households earning 60% or less than the Austin-Round Rock Metropolitan Statistical Area MFI; or 2) households earning 50% or less than the Austin-Round Rock Metropolitan Statistical Area MFI. a minimum of 10% of the rental units are affordable for a 40-year period for 07 C14-2025-0096 - Congress Views; District 22 of 18 C14-2025-0096 Page 3 The applicant proposes to satisfy DB90 affordability requirements by providing a minimum of 12% of units as affordable for households earning up to 60% MFI, which would result in approximately 42 affordable units. Per comments from Austin Parks and Recreation, the applicant has also agreed to provide a connection through the site that connects North Bluff Drive to South Congress Avenue at time of subdivision or site plan to satisfy the parkland dedication requirement. Staff is recommending community commercial – conditional overlay – density bonus 90 – neighborhood plan (GR-CO-DB90-NP) combining district zoning. The conditional overlay will include the prohibited uses listed above in the Staff’s Recommendation. Mixed use development is appropriate along major corridors and at key intersections where higher intensity uses can be supported. South Congress Avenue is designated as an Imagine Austin Corridor and a future Core Transit Corridor, providing access to public transit. The property is served by a Capital Metro bus stop located west of the site on South Congress Avenue, with several bus route options. Additionally, there is a Capital Metro Rapid bus route with a rapid bus stop north of the property. The applicant is in agreement with the staff recommendation. BASIS OF RECOMMENDATION: 1. The proposed zoning should be consistent with the purpose statement of the district sought. The community commercial services (GR) district zoning is intended for office and commercial uses serving neighborhood and community needs, including both unified shopping centers and individually developed commercial sites, and typically requiring locations accessible from major traffic ways. The Conditional Overlay (CO) combining district may be applied in combination with any base district. The district is intended to provide flexible and adaptable use or site development regulations by requiring standards tailored to individual properties. The proposed density bonus 90 (DB90) combining district, in exchange for providing affordable housing units and in combination with commercial base zoning districts, allows a mixture of office, retail, commercial, and residential uses with modifications of compatibility standards and site development regulations including increased building height. The neighborhood plan (NP) district denotes a tract located within the boundaries of an adopted Neighborhood Plan. 2. Zoning should promote clearly-identified community goals such as creating employment opportunities or providing for affordable housing. This rezoning authorizes a property to participate in a voluntary density bonus or incentive program that provides modifications to development regulations or other regulatory-related benefits in exchange for community benefits. In exchange for increased development potential, the development is required to comply with affordable housing requirements. 07 C14-2025-0096 - Congress Views; District 23 of 18 C14-2025-0096 Page 4 The proposed project will provide 12% of units to be made affordable to households making no more than 60 percent of the Median Family Income. 3. The rezoning should be consistent with the policies and principles adopted by the City Council. City Council has provided policy and direction for having more intensive uses along major corridors and more residential density and increased affordability throughout the City. The (DB90) combining district zoning is appropriate for this area. 4. Zoning changes should promote an orderly relationship among land uses. Staff is recommending (GR-CO-DB90-NP) combining district zoning for the subject property based on the following considerations: 1) Its location on South Congress Avenue, an Imagine Austin Corridor, in proximity to Stassney Lane and William Cannon, which are also Imagine Austin Corridors. 2) There are numerous multifamily mixed use developments that are zoned (GR) base district zoning located all along South Congress Avenue as well as some (DB90) combining district zoning; therefore, it is consistent with the surrounding zoning pattern. 3) Public transit accessibility, with the property currently served by Capital Metro bus stops and multiple bus routes along South Congress Avenue. 4) Commercial uses would be available to serve residents of the adjacent areas, as well as the broader community. EXISTING ZONING AND LAND USES: ZONING Site MH-NP LAND USES No existing mobile home residences PUD-NP North Multifamily residences South LR-MU-NP; SF-3-NP Pleasant Hill Elementary School; Closed AISD building East Multifamily residences; Commercial services West LR-MU-NP; PUD- NP; MF-2-CO-NP GR-MU-CO-NP; MF-2-CO-NP Multifamily residences; Auto Services; Commercial services; Food sales NEIGHBORHOOD PLANNING AREA: South Congress Combined (Sweetbriar) WATERSHED: Williamson Creek – Suburban CAPITOL VIEW CORRIDOR: No SCENIC ROADWAY: No 07 C14-2025-0096 - Congress Views; District 24 of 18 C14-2025-0096 Page 5 SCHOOLS: Austin Independent School District Pleasant Hill Elementary School Bedichek Middle School (will be rezoned to Covington MS) Crockett High School Please note an Educational Impact Statement (EIS) was prepared for this case on January 23, 2026. Please refer to Attachment A. COMMUNITY REGISTRY LIST: Austin Neighborhoods Council Austin Independent School District Friends of Austin Neighborhoods Homeless Neighborhood Association North Bluff Condominium Community, Inc. South Austin Neighborhood Alliance (SANA) South Congress Combined Neighborhood Plan Contact Team Go Austin Vamos Austin 78745 Onion Creek HOA Overton Family Committee Preservation Austin COMMISSION CITY COUNCIL No Recommendation (5/28/2019) Apvd MH-NP (6/20/2019). AREA CASE HISTORIES: NUMBER C14-2019-0027 – 6111 South Congress Avenue C14-2023-0034 – 5402 South Congress Avenue C14-2025-0040 – 4811 SOCO C14-2024-0184 – 4930 & 4910 South Congress Avenue REQUEST GR-MU-CO-NP; MH-NP to MH-NP CS-MU-CO-NP; CS-MU-NP; SF-2-NP to CS-MU-V-CO- DB90-NP CS-MU-CO-NP; MH-NP; RR-NP; SF-3-NP to CS-MU-V-NP CS-MU-CO-NP; CS-1-MU-CO-NP to CS-MU-V-CO- NP; CS-1-MU-V- CO-NP To Grant CS-MU-V-CO-DB90- NP (4/9/2024) To Grant CS-MU-V-CO-NP (7/22/2025) To Grant CS-MU-V-CO-NP; CS-1-MU-V-CO-NP (3/11/2025) C14-2022-0118 – 5604 South Congress Avenue CS-MU-CO-NP; to CS-1-MU-CO- NP To Grant CS-1-MU-CO-NP (1/10/2023) C14-2022-0118 – 6424 South Congress Avenue GR-MU-CO-NP to GR-MU-V-NP To Grant GR-MU-V-CO-NP (2/8/2022) Apvd CS-MU-V-CO- DB90-NP as Commission recommended (5/30/2024). Apvd CS-MU-V-CO- NP as Commission recommended (9/11/2025). Apvd CS-MU-V-CO- NP; CS-1-MU-V-CO- NP w/ added conditions of prohibited uses (4/10/2025). Apvd CS-1-MU-CO- NP as Commission recommended (2/9/2023). Apvd GR-MU-V-CO- NP as Commission recommended (3/3/2022). 07 C14-2025-0096 - Congress Views; District 25 of 18 C14-2025-0096 RELATED CASES: Page 6 C14-05-0105 – Sweetbriar Neighborhood Plan Area – Rezonings to add -NP combining district and change base district zonings on 43 tracts. ADDITIONAL STAFF COMMENTS: Drainage The developer is required to submit a pre- and post-development drainage analysis at the subdivision and site plan stage of the development process. The City’s Land Development Code and Drainage Criteria Manual require that the Applicant demonstrate through engineering analysis that the proposed development will have no identifiable adverse impact on surrounding properties. Environmental The site is not located over the Edwards Aquifer Recharge Zone. The site is in the Williamson Creek Watershed of the Colorado River Basin, which is classified as a Suburban Watershed by Chapter 25-8 of the City's Land Development Code. The site is in the Desired Development Zone. Under current watershed regulations, development or redevelopment on this site will be subject to the following impervious cover limits: Development Classification % of Gross Site Area % of Gross Site Area Single-Family (minimum lot size 5750 sq. ft.) Other Single-Family or Duplex Multifamily Commercial 50% 55% 60% 80% with Transfers 60% 60% 70% 90% According to floodplain maps there is no floodplain within or adjacent to the project location. Standard landscaping and tree protection will be required in accordance with LDC 25-2 and 25-8 for all development and/or redevelopment. At this time, site specific information is unavailable regarding vegetation, areas of steep slope, or other environmental features such as bluffs, springs, canyon rimrock, caves, sinkholes, and wetlands. Under current watershed regulations, development or redevelopment requires water quality control with increased capture volume and control of the 2-year storm on site. 07 C14-2025-0096 - Congress Views; District 26 of 18 C14-2025-0096 Page 7 At this time, no information has been provided as to whether this property has any preexisting approvals that preempt current water quality or Code requirements. PARD – Planning & Design Review Parkland dedication will be required at the time of subdivision or site plan application for new residential units, per City Code § 25-1-601, as amended. The proposed development meets the criteria for land dedication in City Code Title 25, Article 14. As such, a partial land dedication will be required, as well as any remaining fees in-lieu. The majority of the site is park deficient, defined as being outside walking distance, to existing parks. The development as proposed will require parkland dedication for the new residential units that will serve the South Congress neighborhood through the additional park investment. The Parks and Recreation Department (PARD) would consider a connection through the site that connects North Bluff Drive to South Congress Avenue satisfying the requirement at time of permitting (whether subdivision or site plan). Such a connection would improve neighborhood connectivity to parks and transit stops and satisfy an acquisition need for South Congress Avenue. Should there be any remaining fees in-lieu, those fees shall be used toward park investments in the form of land acquisition and/or park amenities within the surrounding area, per the Parkland Dedication Operating Procedures § 14.3.11 and City Code § 25-1-609. Should the applicant wish to discuss parkland dedication requirements in advance of site plan or subdivision applications, please contact this reviewer: ann.desanctis@austintexas.gov. At the applicant’s request, PARD can provide an early determination letter of the requirements as stated in this review. Site Plan Site plans will be required for any new development except for residential only projects with up to 4 units. Any new development is subject to LDC Subchapter E Design Standards and Mixed Use. Additional comments will be made when the site plan is submitted. DB90 Rezoning This site must meet affordability minimums per LDC 25-2-652 to be eligible for DB90. A signed approval letter from the Housing Department will be required with site plan submittal. South Congress Avenue is the Principal Street for this site. Any buildings fronting this street will be required to have 75% of the ground floor as commercial uses. NOTE: A lobby serving a use other than a pedestrian-oriented commercial or civic space is not counted as a pedestrian-oriented commercial or civic place. 07 C14-2025-0096 - Congress Views; District 27 of 18 C14-2025-0096 Page 8 If a building includes a mix of uses, a non-residential use: a. may not be located above a residential use; and b. may not be located on or above the third story of the building. This site is adjacent to a site that contains one to three dwelling units and is zoned SF-5 or more restrictive. A compatibility buffer 25’ in width, designed to 25-8-700 and 25-2-652(G) will be required. Transportation – Engineering Review The Austin Strategic Mobility Plan (ASMP) calls for 170 feet of right-of-way for South Congress Avenue. It is recommended that 85 feet of right-of-way from the existing centerline should be dedicated for South Congress Avenue according to the Transportation Plan with the first subdivision or site plan application. [LDC 25-6-51 and 25-6-55]. The Austin Strategic Mobility Plan (ASMP) calls for 72 feet of right-of-way for North Bluff Drive. It is recommended that 36 feet of right-of-way from the existing centerline should be dedicated for North Bluff Drive according to the Transportation Plan with the first subdivision or site plan application. [LDC 25-6-51 and 25-6-55]. The adjacent street characteristics table is provided below: Name ASMP Classification ASMP Required ROW Existing ROW Existing Pavement Sidewalks Bicycle Route 170’ 123’ 48’ Yes Yes Capital Metro (within ¼ mile) Yes 72’ 55’ 33’ Yes No Yes South Congress Avenue Level 3 – Major Arterial North Bluff Drive Level 2 – Collector A Traffic Impact Analysis is not required. Traffic generated by the proposal does not exceed the thresholds established in the City of Austin Land Development Code (LDC). Austin Water Utility No comments on zoning change. The landowner intends to serve the site with existing City of Austin water utilities. Based on current public infrastructure configurations, it appears that service extension requests (SER) will be required to provide service to this lot. For more information pertaining to the Service Extension Request process and submittal requirements contact the Austin Water SER team at ser@austintexas.gov. 07 C14-2025-0096 - Congress Views; District 28 of 18 C14-2025-0096 Page 9 INDEX OF EXHIBITS AND ATTACHMENTS TO FOLLOW: Exhibit A: Zoning Map Exhibit A-1: Aerial Map Applicant’s Summary Letter Attachment A: Educational Impact Statement (EIS) Correspondence 07 C14-2025-0096 - Congress Views; District 29 of 18 94-0074 05-0107 , , SF-3-NP ...... ......... 94-0074 -CO-NP C14-05-0107 05-0107 94-47 94--0074 2-117 99-2037 SP-06-0649C SP--00-2024C 05-0105 00-2223 82-117 C14-94-0030 05-0105 GR-MU-CO-NP 82-117 APTS UNDEV C814-91-0001.04 C814-91-0001.04 APARTMENTS C814-91-0001 74-61 05-0105 PUD-NP APARTMENTS 97-0021 05-0105 MF-2-CO-NP SP-02-0100C.SH 00-2093 PLEASANT HILL ELEMENTARY 05-0105 SP-0S.1299C MF-2-CO-NP CONDOMINIUMS 05-0105 GR-CO-NP LODGE SF-3-H-NP os.&05 ZONING 84-140 SUBJECT TRACT D PENDING CASE ZONING BOUNDARY l _ 0 200 400 Feet ZONING CASE#: C 14-2025-0096 IA engineering, or surveying purposes. It does not represent an on-the-ground survey and represents only the Austin This product is for informational purposes and may not have been prepared for or be suitable for legal, EXHIBIT A approximate relative location of property boundaries. This product has been produced by Austin Planning for the sole purpose of geographic reference. No warranty is made by the City of Austin regarding specific accuracy or completeness. Created: 10/7/2025 07 C14-2025-0096 - Congress Views; District 210 of 18EXHIBIT A-1 !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!=C14-2025-0096NP-05-0020C14-05-0105C14-05-0107C14-03-0063C14-2019-0027NPA-2019-0020.03C14-2007-0100C814-91-0001.04C14-2008-0049C14-2015-0165C14-07-0016C14-2007-0229C14-2021-0166C14-81-013(RCT)C14-2020-0142C14-2010-0018NPA-2010-0020.01SCONGRESSAVENORTHBLUFFDRLITTLETEXASLNCROWLNIDLEWOODCVESTASSNEYLNCIRCLESRDWAYCROSSDREBERHARTLNSTARSTREAKDRFLOURNOYDRGLENMEADOWDRAINSWORTHSTSUNNYSKYWAYCRAIGMONTDRSKYLOOPDRSHADOWBNDBREEZEWOODDRMERRIWOODDRGARDENOAKSDRSTARBRIGHTDRGLENMEADOWDRPUD-NPGR-MU-CO-NPMH-NPSF-3-NPMF-2-NPSF-6-NPSF-3-NPPUD-NPSF-3-NPGR-MU-CO-NPMF-2-CO-NPSF-3-NPLO-NPMF-2-CO-NPSF-3-NPSF-3-NPSF-3-NPSF-3-NPMF-2-CO-NPSF-3-NPRR-NPGR-CO-NPSF-3-NPSF-6-NPSF-3-NPCS-MU-CO-NPSF-3-NPMF-2-CO-NPSF-3-NPGR-MU-CO-NPGR-MU-CO-NPSF-6-NPSF-3-NPLR-MU-NPSF-3-NPSF-3-H-NPSF-3-NPLO-NPMF-2-NPSF-3LR-MU-CO-NPGR-MU-CO-NPLR-MU-NPSF-3-NPSF-3-NPLR-MU-CO-NPSF-3-NPGR-MU-CO-NPLR-MU-CO-NPGR-MU-CO-NPGR-MU-CO-NPLR-MU-CO-NPGR-MU-V-CO-NPGR-MU-CO-NPGR-MU-CO-NPLO-NPCS-CO-NPLO-NPCongress Views±This product has been produced by Austin Planning for the sole purpose of geographic reference. No warranty is madeby the City of Austin regarding specific accuracy or completeness.ZONING CASE#:LOCATION:SUBJECT AREA:MANAGER:C14-2025-00966111, 6113, and6119 S Congress Ave8.041 AcresNancy EstradaCreated: 10/22/2025SUBJECT TRACTZONING BOUNDARY!!!!!PENDING CASECREEK BUFFER1 inch equals 400 '07 C14-2025-0096 - Congress Views; District 211 of 18ALICE GLASCO CONSULTING ________________________________________________________________________ September 12, 2025 Update #1: October 20, 2025 – to reflect correct acreage & rezoning request Update #2: October 21, 2025 – to remove reference to VMU Lauren Middleton-Pratt, Director Planning Department 6310 Wilhelmina Delco Drive Austin, Texas 78752 RE: South Congress Combined Neighborhood Plan Amendment and rezoning of 6111, 6113, & 6119 S. Congress Ave. Dear Lauren: I represent Congress Corner, LLC, the entity that owns the subject property in a request to amend the Future Land Use Map (FLUM) of the South Congress Combined Neighborhood Plan and associated rezoning. The proposed zoning and FLUM (Future Land Use Map) changes are as follows: Current FLUM Land Use: Mobile Home & Higher Density Single Family Proposed FLUM Land Use: Mixed Use Current Zoning: MH-NP Proposed Zoning: GR-DB90-NP Site area: 8.03 acres The proposed rezoning of GR-DB90-NP will allow the property to be developed with approximately 350 multifamily units and 1,000 square feet of commercial space. Adding DB90 combining district will ensure that affordable housing is provided as prescribed by the land development code. JUSTIFICATION FOR A PLAN AMENDMENT AND REZONING 1. The request to change the FLUM from Mobile Home and Higher Density Single Family to Mixed Use is consistent with goals number 2 and 3 of the South Congress Combined Neighborhood Plan, which are as follows: 07 C14-2025-0096 - Congress Views; District 212 of 182 Goal Two: South Congress should become a more vibrant, accessible mixed-use corridor and a destination for nearby residents and the citizens of Austin. Objective: 2.1 : Create incentives and programs to promote a pedestrian-oriented corridor. Goal Three: Focus mixed-use development and commercial uses along major commercial corridors and in specialized districts. Please let me know if you have any questions or need additional information. Sincerely, Alice Glasco, President Alice Glasco Consulting Cc: Joi Harden, Zoning Officer Maureen Meredith, Neighborhood Planner Nancy Estrada, Zoning Planner 07 C14-2025-0096 - Congress Views; District 213 of 18EDUCATIONAL IMPACT STATEMENT Prepared for the City of Austin Austin Independent School District ATTACHMENT A Project Name: 6111 S. Congress Ave. Address/Location: 6111, 6113, 6119 S Congress Avenue Case #:C14-2025-0096 NEW SINGLE FAMILY DEMOLITION OF MULTIFAMILY NEW MULTIFAMILY TAX CREDIT # SF UNITS: STUDENTS PER UNIT ASSUMPTION Elementary School: Middle School: High School: # MF UNITS: 350 STUDENTS PER UNIT ASSUMPTION Elementary School: 0.100 Middle School: 0.045 High School: 0.056 # AFFORDABLE MF UNITS: IMPACT ON SCHOOLS STUDENTS PER UNIT ASSUMPTION Elementary School: Middle School: High School: In January 2026, an Educational Impact Statement was submitted for a proposed multifamily (MFI) residential development. The project includes the construction of 350 new dwelling units. The site contains no existing dwelling units, and no demolition is proposed. Austin ISD Student Yield Factors (SYF) were used to estimate how many students may live in this development. An overall SYF of 0.201 across all grade levels was used to determine the projected number of students. Based on these factors, the project is expected to add about 71 students total. Of these students, approximately 35 would attend Pleasant Hill ES, 16 would attend Covington MS, and 20 would attend Crockett ECHS. Students are currently zoned to Bedichek Middle School; however, beginning in the 2026–27 school year, Bedichek will close and students will be rezoned to Covington MS. Therefore, the data reflects Covington Middle School. About two-thirds of the homes are one-bedroom units, and around 12% of them are affordable. The other one-third are two-bedroom units, with about 12% affordable. Since the majority of units are one-bedroom, the projected student numbers may be higher than actual enrollment. [1] 07 C14-2025-0096 - Congress Views; District 214 of 18EDUCATIONAL IMPACT STATEMENT Prepared for the City of Austin Austin Independent School District Even with these new students, all three schools are expected to stay below the recommended capacity range for the 2028–29 school year. Pleasant Hill ES would be at 82%, Covington MS at 47%, and Crockett ECHS at 74%. TRANSPORTATION IMPACT Students assigned to Pleasant Hill ES are expected to walk to campus. Students assigned to Bedichek MS will be located within the Covington school zone in the next school year and will require bus transportation. Students assigned to Crockett ECHS are expected to be bus riders using existing bus routes. SAFETY IMPACT No safety impacts were determined at this time. Date Prepared: 01.23.2026 Director: [2] Melissa Laursen07 C14-2025-0096 - Congress Views; District 215 of 18EDUCATIONAL IMPACT STATEMENT Prepared for the City of Austin Austin Independent School District DATA ANALYSIS WORKSHEET ELEMENTARY SCHOOL: ADDRESS: Pleasant Hill ES 6405CircleSRd, Austin, TX 78745 POPULATION (without mobility rate) ELEMENTARY SCHOOL STUDENTS Number 2023-24 Population 409 % of Permanent Capacity 67% ENROLLMENT (with mobility rate) ELEMENTARY SCHOOL STUDENTS 2023-24 Enrollment Number % of Permanent Capacity 424 69% PERMANENT CAPACITY: 3.7% MOBILITYRATE: 612 5- Year Projected Population (without proposed development) 5-Year Projected Population (with proposed development) 453 74% 505 83% 5- Year Projected Enrollment (without proposed development) 5-Year Projected Enrollment (with proposed development) 464 76% 499 82% MIDDLE SCHOOL: ADDRESS: Covington MS 3700 Convict Hill Rd, Austin, TX78749 PERMANENT CAPACITY: -7.5% MOBILITY RATE: 1229 POPULATION (without mobility rate) MIDDLE SCHOOL STUDENTS Number 2023-24 Population 678 % of Permanent Capacity 55% ENROLLMENT (with mobility rate) MIDDLE SCHOOL STUDENTS 2023-24 Enrollment Number % of Permanent Capacity 627 51% 5- Year Projected Population (without proposed development) 5-Year Projected Population (with proposed development) 587 48% 603 49% 5- Year Projected Enrollment (without proposed development) 5-Year Projected Enrollment (with proposed development) 557 45% [3] 573 47% 07 C14-2025-0096 - Congress Views; District 216 of 18EDUCATIONAL IMPACT STATEMENT Prepared for the City of Austin Austin Independent School District HIGH SCHOOL: ADDRESS: Crockett ECHS 5601 Menchaca Rd, Austin, TX 78745 PERMANENT CAPACITY: 4.6% MOBILITYRATE: 2,055 POPULATION (without mobility rate) HIGH SCHOOL STUDENTS Number 2023-24 Population 747 % of Permanent Capacity 84% ENROLLMENT (with mobility rate) HIGH SCHOOL STUDENTS 2023-24 Enrollment Number % of Permanent Capacity 691 79% 5- Year Projected Population (without proposed development) 5-Year Projected Population (with proposed development) 646 74% 1,393 68% 5- Year Projected Enrollment (without proposed development) 5-Year Projected Enrollment (with proposed development) 1504 67% 1524 74% [4] 07 C14-2025-0096 - Congress Views; District 217 of 18DATE: April 23, 2026 TO: CC: City of Austin Council Member: Vanessa Fuentes, District 2 City of Austin Zoning Dept: Maureen Meredith (Maureen.Meredith@austintexas.gov) Applicant: Alice Glasco (alice@agconsultingcompany.com) FROM: South Congress Combined Neighborhood Plan Contact Team (SCCNPCT) to City of Austin Planning Commission RE: Letter Not to Support: 6111, 6113, 6119 South Congress Ave. Case number: NPA-2025-0020.04 – C14-2025-0096N NPA-2025-0020.04 and C14-2025-0096_6111, 6113 and 6119 S. Congress A Dear Planning Commissioners and Council Member Vanessa Fuentes: This is to inform you that the property owner’s representative has been meeting with the South Congress Combined Neighborhood Plan Contact Team (SCCNPCT) related to the proposed rezoning of the above-mentioned property. This case, Number: NPA-2025-0020.04 – C14-2025-0096 6111, 6113, 6119 South Congress Ave., will be on the agenda before the Planning Commission on April 28, 2026. The SCCNPCT has had several meetings with the developer’s representative Alice Glasco, and the opportunity to express a number of our neighborhoods’ concerns regarding the deep affordability that has been lost with the closing of the mobile home park that previously existed at this location. However, we cannot support rezoning this property at this time, as we believe that the provision of affordable units currently being proposed falls short of compensating for what has been lost. We, the SCCNPCT, maintain Austin’s affordability as a main priority, so true affordable housing is provided for families and children living within the Contact Team area and in all of Austin, Texas. Please ensure this letter is added to the above case file to serve as the SCCNPCT’s letter Not to support re-zoning of the above property, Zoning Case No. NPA-2025-0020.04 – C14-2025- 0096 - 6111, 6113, 6119 South Congress Ave. We value Council Member Vanessa Fuentes insights and ask for her involvement in every part of this zoning case. Please contact me if you have any questions regarding this case. Sincerely, Mario Cantu, Chair South Congress Combined Neighborhood Plan Contact Team. 07 C14-2025-0096 - Congress Views; District 218 of 18