PLANNING COMMISSION MEETING MINUTES Tuesday, December 16, 2025 PLANNING COMMISSION MEETING MINUTES REGULAR MEETING TUESDAY, DECEMBER 16, 2025 The Planning Commission convened in a regular on Tuesday, December 16, 2025, at Austin City Hall, Council Chambers, Room 1001, 301 W. Second Street, in Austin, Texas. Vice Chair Haney called the Planning Commission meeting to order at 5:08 p.m. Commissioners in Attendance: Casey Haney Felicity Maxwell Peter Breton Adam Powell Danielle Skidmore Brian Bedrosian Commissioners in Attendance Remotely: Nadia Barrera-Ramirez Anna Lan Commissioners Absent: Alice Woods Patrick Howard Joshua Hiller Imad Ahmed Ex-Officio Members in Absent: TC Broadnax Jessica Cohen Candace Hunter Richard Mendoza 1 Vacancy on the Dais 1 PLANNING COMMISSION MEETING MINUTES Tuesday, December 16, 2025 PUBLIC COMMUNICATION: GENERAL None present. APPROVAL OF MINUTES 1. Approve the minutes of the Planning Commission regular meeting on Tuesday, December 9, 2025. The minutes from the meeting of Tuesday, December 9, 2025, were approved on the consent agenda on Secretary Maxwell’s motion, Commissioner Breton’s second, on an 8-0 vote. 1 vacancy on the dais. PUBLIC HEARINGS 2. Plan Amendment: Location: East 11th & 12th Street Urban Renewal Area Modification #14 - East 11th and 12th Street Urban Renewal Plan Amendment#14; District 1 N/A-Urban Renewal Plan, Waller Creek Watershed; Central East Austin (OCEAN) Neighborhood Planning Area Owner/Applicant: City of Austin Agent: Request: Staff Rec.: Staff: City of Austin (Hunter Maples) Amend the Urban Renewal Plan for the East 11th and 12th Streets Urban Renewal Area to align with proposed amendments to the East 11th Street Neighborhood Conservation Combining District. Recommended Hunter Maples, 512-974-3120, hunter.maples@austintexas.gov Austin Housing The motion to approve Staff’s recommendation to amend the Urban Renewal Plan for the East 11th and 12th Streets Urban Renewal Area to align with proposed amendments to the East 11th Street Neighborhood Conservation Combining District for the East 11th & 12th Street Urban Renewal Area Modification #14 - East 11th and 12th Street Urban Renewal Plan Amendment#14; District 1, was approved on the consent agenda on Secretary Maxwell’s motion, Commissioner Breton’s second, on an 8-0 vote. 1 vacancy on the dais. 3. NCCD C14-2025-0103 - Council Initiated: Block 16 Rezone; District 1 Amendment: Location: Block 16: 907, 907 ½, 909, 911, 913, and 915 Juniper Street; 916, 920, 924, 926, and 928 East 11th Street, Waller Creek Watershed; Central East Austin (OCEAN) Neighborhood Planning Area Owner/Applicant: City of Austin Agent: Request: City of Austin (Jonathan Tomko) …
ZONING CHANGE REVIEW SHEET CASE: C14-2025-0106 - 108 W. Gibson DISTRICT: 9 ADDRESS: 108 West Gibson Street and 107 West James Street SITE AREA: 1.54 acres (67, 082 sq. ft.) ZONING FROM: CS-MU-V-CO-ETOD-DBETOD-NP ZONING TO: CS-MU-V-CO-ETOD-DBETOD-NP to modify a condition of zoning *(as amended) PROPERTY OWNER: 3423 Gibson LLC AGENT: Drenner Group, PC (Leah Bojo) CASE MANAGER: Cynthia Hadri 512-974-7620, Cynthia.hadri@austintexas.gov STAFF RECOMMENDATION: The staff recommendation is to grant general commercial services - mixed use - vertical mixed use building - conditional overlay - equitable transit-oriented development - density bonus equitable transit-oriented development - neighborhood plan (CS-MU-V- CO-ETOD-DBETOD-NP) combined district zoning, to modify a condition of zoning, specifically to remove Part 3. A, B and D and modify Part 3. C of the Conditional Overlay established in Ordinance No. 20010825-103. Please refer to Exhibit D (Redlined Ordinance No. 20110825-103). PLANNING COMMISSION ACTION / RECOMMENDATION: January 13, 2026: CITY COUNCIL ACTION: ORDINANCE NUMBER: ISSUES: *On January 5, 2026, the applicant amended their application to match staff recommendation. The original request had Outdoor Entertainment as a conditional use, staff recommendation was to add Outdoor Sports and Recreations as conditional as well. 09 C14-2025-0106 - 108 W Gibson; District 91 of 21 C14-2025-0106 2 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 Subdistrict 2 (maximum allowable height of 90 feet), generally based on property distance of ¼-mile or ½-mile from the Phase 1 alignment, respectively. However, that rezoning process did not modify any base district zoning or any combining district zoning, which is the subject of this request. CASE MANAGER COMMENTS: The property in question …
EXHIBIT "A" SCHOOL DISTRICT LAND DEVELOPMENT STANDARDS INTERLOCAL AGREEMENT This School District Land Development Standards Interlocal Agreement (the “Agreement”) is entered into the by the City of Austin (“City”) and Round Rock Independent School District (“School District”). Where required, the provisions of this Agreement shall also be considered ordinances issued by the City in compliance with its general powers and under the Texas Local Government Code (“LGC”). WHEREAS, the City recognizes that the School District owns its Educational Facility where it prepares students with the knowledge and skills to thrive in college, career, and life for decades to come, and that ownership and longevity of use of this Facility are major influential factors in agreeing to the terms contained within this Agreement; WHEREAS, the City and the School District are both political subdivisions of the State of Texas such that certain limits apply to municipal regulation of school district construction of Educational Facility; WHEREAS, Section 212.902 of the Texas Local Government Code provides that a municipality and a school district may enter into an agreement to establish review fees, review periods, land development standards ordinances and to provide alternative water pollution control methodologies for school buildings; WHEREAS, the City and the School District both desire that children living within their mutual jurisdictions should be educated in a high quality Educational Facility; WHEREAS, the City and the School District acknowledge and agree that a uniform set of land development standards applicable to the School District Educational Facility both (i) allows for the School District to more effectively construct its Educational Facility in a timely manner at a lower cost of taxpayer dollars, and (ii) provides superior protections for the health, safety, and welfare of City residents. NOW, THEREFORE, be it resolved that the City and the School District, pursuant to the laws of the state, hereto agree as follows: ARTICLE I: ORDINANCE COMPLIANCE AND MODIFICATION 1.1. City Ordinances and Rules. The terms of this Agreement and the exhibits attached hereto shall supersede any conflicting requirements of the City’s code of ordinances and adopted rules (“City Code”). Otherwise, City Code shall apply to School District development, except that no School District Educational Facility complying with prior agreements of City Code shall be considered a nonconforming use of noncomplying structure by the City if it complies with the terms of any such agreement or City Code, including through the granting of any related …
ZONING CHANGE REVIEW SHEET CASE: C814-06-0175.07 – East Avenue PUD Amendment #7, DISTRICT: 9 Parcel A ZONING FROM / TO: PUD-NP, to allow an increase in the maximum building height for Parcel A from 160 to 270 feet and to remove the vehicular access prohibition to Concordia Avenue. ADDRESSES: 3500, 3500 ½, 3502, 3506, 3700 North IH 35 Service Road Southbound; 1010 ½, 1012, 1012 ½, 1018, 1018 ½ Concordia Avenue SITE AREA: 1.13 acres PROPERTY OWNER: 1010 Concordia LP, a Texas Limited Partnership (Taylor Wilson) AGENT: Drenner Group, PC (Leah Bojo) CASE MANAGER: Nancy Estrada (512-974-7617, nancy.estrada@austintexas.gov) STAFF RECOMMENDATION: The Staff recommendation is to grant a seventh amendment to planned unit development – neighborhood plan (PUD-NP) combining district zoning, as shown in the Proposed PUD Amendment summary of this report. Staff is recommending a maximum building height of 195 feet for Parcel A. PLANNING COMMISSION ACTION: January 13, 2026: CITY COUNCIL ACTION: ORDINANCE NUMBER: ISSUES: The original PUD amendment application proposed an increase in the maximum allowable height for Parcel A from 160 feet to 300 feet. On November 3, 2025, the applicant submitted a letter amending the request to a maximum allowable height of 270 feet. Please refer to Attachment B. 10 C814-06-0175.07 - East Avenue PUD Amendment #7, Parcel A; District 91 of 49 C814-06-0175.07 Page 2 CASE MANAGER COMMENTS: The East Avenue Planned Unit Development (PUD) is located in central Austin at the intersection of Concordia Avenue and the southbound IH 35 frontage lanes. The PUD is approximately 22 acres south of East 38th Street and north of East 32nd Street on the west side of the IH 35 southbound frontage road. The subject property within the PUD is approximately 1.13 acres located at the northwest corner of Concordia Avenue and IH 35 and is identified as Parcel A. There are single family residences and some commercial uses near the intersection of East 38th Street and the IH 35 frontage road to the north (CS-MU-V-CO-DB90-NP; CS-MU-NP); to the south within the PUD is a mixed-use development and several multifamily residential buildings along the IH 35 frontage road and Harmon Avenue (PUD-NP); and to the west are single family residences, two-family residences, and townhomes (CS-MU-NP; SF-3-CO- NP). Please refer to Exhibits A (Zoning Map) and A-1 (Aerial). The applicant is requesting an amendment to increase the maximum allowable building height on Parcel A from 160 feet to …
. RECOMMENDATION TO LAND USE COMMISSION Environmental Commission Recommendation Number: 20260107-002 Round Rock Independent School District Interlocal Agreement WHEREAS, the Environmental Commission recognizes the applicant, Round Rock Independent School District, is requesting an interlocal agreement with the City of Austin; and WHEREAS, the Environmental Commission recognizes the sites are located in Suburban & Water Supply Suburban Watersheds as well as Buttercup Creek, Lake Creek and South Brushy Creek Watersheds; and WHEREAS, the Environmental Commission recognizes that staff recommends this interlocal agreement. NOW, THEREFORE, BE IT RESOLVED the Environmental Commission recommends the RRISD Interlocal Agreement with the following conditions: Environmental Commission Conditions: - No exceptions will be made for the heritage tree ordinance - Dark sky compliant lighting Date of Approval: January 7, 2026 Motioned By: Haris Qureshi Seconded By: Justin Fleury Vote: 6-0 For: Mariana Krueger, Haris Qureshi, Justin Fleury, Martin Luecke, Allison Morrison, David Sullivan Against: None Abstain: Richard Brimer Off the dais: None Absent: Jennifer Bristol, Mar Moretta-Urdiales, Annie Fierro Attest: _____________________________________________ Elizabeth Funk, Staff liaison 12 City of Austin - Round Rock ISD Interlocal Development Agreement1 of 1
Villaret, Tera From: Sent: To: Cc: Subject: Melanie Camarena <melanie_camarena@roundrockisd.org> Friday, January 9, 2026 1:29 PM Villaret, Tera William Pinkerton; Dennis Covington; Goswami, Joydeep; Mars, Keith; Mike Brooks RRISD ILA for Planning Commission consideration External Email - Exercise Caution This email is provided to inform the Planning Commission of RRISD’s position regarding the subject item. The Environmental Commission reviewed the request and forwarded a recommendation to the Planning Commission for consideration. That recommendation is included in the backup materials for reference. RRISD respectfully requests to move forward with staff’s recommendation without incorporating the Environmental Commission’s recommendations at this time. As additional context, the proposed interlocal agreement is consistent with other recently approved interlocal agreements, and RRISD requests an equitable application of land development standards across independent school districts. This information is provided for Planning Commission awareness and context as you consider the item. Thank you for your consideration, Melanie -- Melanie Camarena, LEED AP Director of Construction Round Rock ISD 16255 Great Oaks Drive, Ste. 600 Round Rock, TX 78681 Office: 512.464.5912 DISTRICT OFFICES CLOSED January 19, 2026 February 16, 2026 March 16-20, 2026 Confidentiality Notice: This e-mail and any files transmitted with it are subject to the laws and policies regulating confidentiality related to communications with and/or of Round Rock Independent School District's parents, students, and personnel; and, therefore, could be considered confidential. The contents of this transmittal are intended solely for the use of the individual or entity to whom this e-mail is addressed. Improper copying or dissemination of this e-mail to individuals other than those permitted to receive same by law and policy may result in legal action. If you are not one of the named recipients or otherwise have reason to believe that you have received this message in error, please notify the RRISD Office of Legal Services (512-464-5000). 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 1 12 City of Austin - Round Rock ISD Interlocal Development Agreement1 of 2 Message" button in Outlook. For any additional questions or concerns, contact CSIRT at "cybersecurity@austintexas.gov". 2 12 City of Austin - Round Rock ISD Interlocal Development Agreement2 of 2
Alternate Meeting Dates The previously approved Planning Commission regular meeting dates of November 16, 2026, and December 16, 2026, are not available. Staff is offering the following dates to replace those meetings. November 17, 2026 – Consent-only meeting starting at 5 p.m. December 15, 2026 – Consent-only meeting starting at 5 p.m.
From: Leah Bojo Sent: Monday, January 12, 2026 2:44 PM To: Charles d'Harcourt; Estrada, Nancy <Nancy.Estrada@austintexas.gov> Cc: Drew Raffaele; HNA Zoning Committee; HNA Executive Committee; Deller, Natalie <Natalie.Deller@austintexas.gov> Subject: Re: Agreement on C814-06-0175.07 postponement External Email - Exercise Caution Hi, yes we agree. Thank you! Leah M. Bojo, AICP, Director of Land Use & Entitlements 2705 Bee Caves Road, Suite 100, Austin, TX 78746 Drenner Group, PC | www.drennergroup.com From: Charles d'Harcourt Date: Monday, January 12, 2026 at 3:12 PM To: Nancy Estrada <nancy.estrada@austintexas.gov> Cc: Leah Bojo, Drew Raffaele, HNA Zoning Committee, HNA Executive Committee, Natalie Deller <natalie.deller@austintexas.gov> Subject: Agreement on C814-06-0175.07 postponement Hi Ms. Estrada (CC: Leah Bojo and Drew Raffaele of the Drenner Group, the Hancock Neighborhood Association's zoning and executive committees, and Natalie Deller from the district 9 council office), I don't think we've met or corresponded before, but I'm the president of the Hancock Neighborhood Association, a volunteer organization representing residents of the Hancock neighborhood, which includes the 1012 Concordia Avenue property whose rezoning is requested through case C814-06-0175.07. Our neighborhood association's executive committee and Leah Bojo and Drew Raffaele, who represent the owners of this property, met today and agreed to a postponement of the review of this case to the planning commission's February 10th meeting. This will give our association members time to discuss and vote on an official association position on the case, and time for further discussion between the 10 C814-06-0175.07 - East Avenue PUD Amendment #7, Parcel A; District 91 of 2 neighborhood and the applicants if these are necessary. Please feel free to contact me by email or at the phone number below if you have any questions about this or the neighborhood association, and thanks for your work managing this case, - Charles ________________________________________________________________________ Charles d'Harcourt, Hancock Neighborhood Association volunteer and current president +1 512 484 9625 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 C14-2025-0080 - 1811 East Cesar Chavez; District 12 of 2
From: Alejandra De Angulo Sent: Monday, January 12, 2026 3:37 PM To: Estrada, Nancy <Nancy.Estrada@austintexas.gov> Subject: Objection to Rezoning Request: Case number (C814-06-0175.07) External Email - Exercise Caution Ms. Estrada, As a resident within 500 feet of the proposed building, I am writing to formally express my objection to the applicant’s request to significantly increase the maximum allowable building height for Parcel A of the East Avenue PUD, Case Number C814-06-0175.07 (hearing date 1/13/26) The proposed increase, from an already substantial 160 feet to an extreme height of up to 270 feet, is completely out of scale with the surrounding neighborhood. The tallest existing building in this area is approximately 70 feet. A structure nearly four times that height would dramatically and irreversibly alter the neighborhood's established character, scale, and traditional development patterns. This proposal raises several serious concerns: 1. Blocking Sunlight: A building of this height would cast extensive shadows on surrounding homes and buildings, reducing natural light and negatively impacting the quality of life. 2. Loss of Privacy: The extreme height creates direct privacy impacts for nearby shorter residential buildings that were never designed to coexist with a 250+ foot structure. 3. Street Capacity and Safety: The surrounding streets are narrow and already strained. They are not designed to safely or efficiently accommodate the increased traffic this development would generate. 4. Parking Deficiencies: The proposal does not adequately address parking needs, which will inevitably spill into surrounding residential streets. 5. Traffic Congestion: Increased density without proportional infrastructure improvements will worsen congestion and reduce safety for residents, pedestrians, and cyclists. Planned Unit Developments are intended to result in superior development compared to conventional zoning. This request does the opposite by prioritizing maximum height and 10 C814-06-0175.07 - East Avenue PUD Amendment #7, Parcel A; District 91 of 13 intensity over compatibility, livability, and neighborhood context. I urge the Planning Commission to deny this request or require substantial reductions that align with the existing neighborhood scale and infrastructure capacity. Development should respect and enhance the community and not overwhelm it. Thank you for your time and for including this objection in the official record. Please feel free to contact me if you need any additional information. Sincerely, Alejandra Resident 3500 Harmon Avenue, 78705 Alejandra De Angulo, PhD CAUTION: This is an EXTERNAL email. Please use caution when clicking links or opening attachments. If you believe this to be a malicious …
January 12, 2026 RE: E. 1st Street Grocery, 1811 E. Cesar Chavez Street; C14-2025-0080 Dear Planning Commission and City Staff, On behalf of the East Cesar Chavez Neighborhood Plan Contact Team (ECC-NPCT), I am writing to share our perspective regarding East 1st Street Grocery’s request to rezone a portion of its property at 1811 E. Cesar Chavez Street to CS-1 for use as a liquor store. Members of the ECC-NPCT have engaged in extensive dialogue with the property owner and their representatives to discuss both the potential benefits and impacts of the proposed rezoning. Through these conversations, the ECC-NPCT has come to believe that, if appropriately conditioned, the project has the potential to deliver neighborhood benefits, including improved site design, increased coordination with safety and improvement efforts, and greater alignment with broader planning goals for the area. Based on this understanding, the ECC-NPCT supports the proposed rezoning in principle, subject to final agreement on site design and operational conditions. This support is offered with the clear understanding that the CS-1 zoning would apply only to approximately 1,000 square feet dedicated to liquor store use, not to the remainder of the property. The ECC-NPCT and the applicant share a vision for a vibrant, walkable, pedestrian-oriented corridor that supports small, locally serving businesses while remaining compatible with surrounding residential uses. As part of this shared vision, there is alignment on supporting the long-term goal of making the alley behind East 1st Street Grocery a safer, more pedestrian- and bicycle-oriented space. The ECC-NPCT intends to continue working collaboratively with the applicant to ensure that the site plan and redevelopment do not negatively impact neighboring properties or the alley project. Conditions under discussion include, but are not limited to: ● Taking reasonable measures to orient parking and vehicular circulation to minimize impacts on adjacent properties and the alley ● Coordinating with nearby neighbors on surface treatments, including consideration of alternatives to traditional asphalt or concrete ● Improved lighting designed to enhance safety and neighborhood aesthetics ● Landscaping at the rear of the property to provide screening and visual buffering ● Protections related to noise, trash, and loitering to minimize impacts on nearby residences ● Proposed hours of operation of 10:00 AM to 9:00 PM, Monday through Saturday, with closure on Sundays and major holidays ● A commitment that the CS-1 zoning will not be used for on-premise alcohol consumption (such as a bar, lounge, …
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PLANNING COMMISSION MEETING MINUTES Tuesday, January 13, 2026 PLANNING COMMISSION MEETING MINUTES REGULAR MEETING TUESDAY, JANUARY 13, 2026 The Planning Commission convened in a regular on Tuesday, January 13, 2026, at Austin City Hall, Council Chambers, Room 1001, 301 W. Second Street, in Austin, Texas. Chair Woods called the Planning Commission Meeting to order at 6:05 p.m. Commissioners in Attendance: Felicity Maxwell Casey Haney Anna Lan Joshua Hiller Peter Breton Danielle Skidmore Brian Bedrosian Imad Ahmed Alice Woods Commissioners in Attendance Remotely: Nadia Barrera-Ramirez Adam Powell Ex-Officio Members Present: Jessica Cohen Ex-Officio Members in Absent: TC Broadnax Candace Hunter Richard Mendoza 2 Vacancies on the Dais PUBLIC COMMUNICATION: GENERAL None present. 1 PLANNING COMMISSION MEETING MINUTES Tuesday, January 13, 2026 APPROVAL OF MINUTES 1. Approve the minutes of the Planning Commission regular meeting on Tuesday, December 16, 2025. The minutes from the meeting of Tuesday, December 16, 2025, were approved on the consent agenda on Secretary Maxwell’s motion, Commissioner Breton’s second, on an 11-0 vote. 2 vacancies on the dais. PUBLIC HEARINGS 2. Plan Amendment: NPA-2025-0025.03 - Lantana Tract 34; District 8 Location: 7009 West William Cannon Drive, Williamson Creek Watershed; Oak Hill Combined (West Oak Hill) Neighborhood Planning Area Owner/Applicant: Stratus Properties Operating Company Armbrust & Brown, PLLC (Jewels Cain) Agent: Office to Commercial land use Request: Recommended Staff Rec.: Maureen Meredith, 512-974-2695, maureen.meredith@austintexas.gov Staff: Austin Planning The public hearing was closed on Commissioner Breton’s motion, Vice Chair Haney’s second, on a 11-0 vote. 2 vacancies on the dais. The motion to remove the following uses from the prohibited list: the plant nursery, theater, college and university, research services, printing and publishing, and general retail over 3000 square feet, was approved on Secretary Maxwell’s motion, Parliamentarian Ahmed’s second, on an 11-0 vote. 2 vacancies on the dais. The motion to approve Staff’s recommendation of Commercial land use for NPA-2025- 0025.03 - Lantana Tract 34; District 8, as amended, located at 7009 West William Cannon Drive, was approved on Commissioner Breton’s motion, Vice Chair Haney’s second, on an 11-0 vote. 2 vacancies on the dais. 3. Rezoning: Location: C14-2025-0087 - Lantana Tract 34; District 8 6941 ½ and 7009 West William Cannon Drive, Williamson Creek Watershed; Oak Hill Combined (West Oak Hill) Neighborhood Planning Area Owner/Applicant: Stratus Properties Operating Company Armbrust & Brown, PLLC (Jewels Cain) Agent: GO-NP to GR-CO-NP Request: Recommended Staff Rec.: Jonathan Tomko, 512-974-1057, jonathan.tomko@austintexas.gov Staff: Austin …
