From: To: Cc: Subject: Date: Attachments: Monica G Sirwaitis, Sherri ; Land Answers; Azhar, Awais - BC Re: [NACA NPCT] RE: 9117 Northgate Monday, May 12, 2025 8:00:34 AM image001.png External Email - Exercise Caution North Austin Civic Association (NACA) Contact Team May 12, 2025 TO: Sherri Sirwaitis, Planner Principal, Planning Dept CC: Joi Harden, Zoning Officer & Ella Garcia, Business Process Specialist, - Planning Dept, City of Austin RE: Request for postponement Planning Commission 5/13/2025 Public Hearings for 9117 Northgate Blvd Sherri Sirwaitis: It was only last Monday, May 5, 2025, that we received the notice for the May 13th public hearing. We met with Jim Wittliff, President, Land Answers, representing the applicant on Wednesday, May 7, 2025. We discussed our concerns about possible uses, as well as uses we did not support. We asked if he would support our request for a postponement, allowing us time to discuss with the NACA neighborhood association on Thurs, May 15th; Mr Wittliff agreed. We are hereby requesting postponement of the May 13th Planning Commission public hearings for 9117 Northgate Blvd from 5/13/2025 to 5/27/2025, to allow us time to review the by-right uses under the proposed zoning of GR-CO-NP [Community Commercial - Conditional Overlay - Neighborhood Plan] and discuss with NACA (neighborhood association) members on Thurs, May 15th. Please contact me if you have any questions or need additional information. Thank you for your time and assistance with the postponement request. Respectfully, Monica Guzmán, Chair NACA Contact Team ________________ Thank you, Monica Guzmán, MA Co-Vice President/Co-vicepresidenta, North Austin Civic Assn (NACA) Chair, NACA Contact Team/Equipo de contacto del plan del vecindario Cell: 512.585.5832 www.linkedin.com/in/maguzman 11 C14-2025-0042 - 9117 Northgate Rezone; District 41 of 1
University Neighborhood Overlay Planning Commission Proposed Amendments No. Commissioners Proposing Amendment 1 Azhar, Anderson, Woods, Ahmed Reference Document Page 2 of 3 Topic Pg # Chapter 4-18 - https: //services.austintexas. gov/edims/document. cfm?id=451144 Pre-Leasing Limitation General Amendment: A lease for a dwelling unit shall include an effective date for commencement of lease term not earlier than 150 days prior to move-in date or earliest date tenant may take possession of the dwelling unit. Proposed Amendment References and Notes (if needed) 2 Woods, Anderson, Ahmed, Azhar 3 Woods, Anderson, Ahmed, Azhar 4 Azhar, Anderson, Woods, Ahmed 5 Azhar, Anderson, Woods, Ahmed 6 Azhar, Anderson, Woods, Ahmed Chapter 4-18 - https: //services.austintexas. gov/edims/document. cfm?id=451144 Chapter 4-18 - https: //services.austintexas. gov/edims/document. cfm?id=451144 https://services. austintexas. gov/edims/document. cfm?id=451147 https://services. austintexas. gov/edims/document. cfm?id=451147 https://services. austintexas. gov/edims/document. cfm?id=451147 NA NA Crime Prevention Through Environmental Design General Amendment: Require walkway and common area lighting, peepholes or door viewers, and deadbolt locks on each dwelling unit door in accordance with Crime Prevention Through Environmental Design (CPTED) standards. Crime Prevention Through Environmental Design General Amendment: Staff should consider developing a policy to require security camera systems in public spaces and limit third-party data sharing and footage retention. Page 13 of 20 Tower Spacing Remove § 25-2-656 (M) Tower Spacing requirements. Pages 15, 16, 17, and 18 of 20 Gatekeeper Community Benefits Remove the "gatekeeper community benefits options" requirement for all subdistricts. Pages 16 and 18 of 20 Pedestrian-Oriented Commercial uses 7 Azhar, Anderson, Woods, Ahmed 8 Azhar, Anderson, Woods, Ahmed https://services. austintexas. gov/edims/document. cfm?id=451147 https://services. austintexas. gov/edims/document. cfm?id=451147 NA NA Grocery Store Incentive Transit-Supportive Infrastructure Require that in all developments in UNO, regardless of subdistrict, at least 75 percent of the building frontage along the principal street and on the ground floor of a building must contain one or more local uses and must comply with the dimensional requirements found in Section 4.3.3.C in Subchapter E (Design Standards and Mixed Use). A lobby serving a use other than a pedestrian-oriented local use is not counted as a pedestrian oriented local use. This requirement is waived for developments that include transit-supportive infrastructure or a grocery store that is 2,500 sq ft or more. When calculating the net length of the building frontage the following shall be excluded: emergency exits, required utility connections, and any other service component required by the building or other codes and requirements. A development that includes a grocery …
University Neighborhood Overlay Planning Commission Proposed Amendments No. Commissioners Proposing Amendment 1 Azhar, Anderson, Woods, Ahmed Reference Document Page 2 of 3 Topic Pg # Chapter 4-18 - https: //services.austintexas. gov/edims/document. cfm?id=451144 Pre-Leasing Limitation General Amendment: A lease for a dwelling unit shall include an effective date for commencement of lease term not earlier than 150 days prior to move-in date or earliest date tenant may take possession of the dwelling unit. Proposed Amendment References and Notes (if needed) 2 Woods, Anderson, Ahmed, Azhar 3 Woods, Anderson, Ahmed, Azhar 4 Azhar, Anderson, Woods, Ahmed 5 Azhar, Anderson, Woods, Ahmed 6 Azhar, Anderson, Woods, Ahmed Chapter 4-18 - https: //services.austintexas. gov/edims/document. cfm?id=451144 Chapter 4-18 - https: //services.austintexas. gov/edims/document. cfm?id=451144 https://services. austintexas. gov/edims/document. cfm?id=451147 https://services. austintexas. gov/edims/document. cfm?id=451147 https://services. austintexas. gov/edims/document. cfm?id=451147 NA NA Crime Prevention Through Environmental Design General Amendment: Require walkway and common area lighting, peepholes or door viewers, and deadbolt locks on each dwelling unit door in accordance with Crime Prevention Through Environmental Design (CPTED) standards. Crime Prevention Through Environmental Design General Amendment: Staff should consider developing a policy to require security camera systems in public spaces and limit third-party data sharing and footage retention. Page 13 of 20 Tower Spacing Remove § 25-2-656 (M) Tower Spacing requirements. Pages 15, 16, 17, and 18 of 20 Gatekeeper Community Benefits Remove the "gatekeeper community benefits options" requirement for all subdistricts. Pages 16 and 18 of 20 Pedestrian-Oriented Commercial uses 7 Azhar, Anderson, Woods, Ahmed 8 Azhar, Anderson, Woods, Ahmed https://services. austintexas. gov/edims/document. cfm?id=451147 https://services. austintexas. gov/edims/document. cfm?id=451147 NA NA Grocery Store Incentive Transit-Supportive Infrastructure Require that in all developments in UNO, regardless of subdistrict, at least 75 percent of the building frontage along the principal street and on the ground floor of a building must contain one or more local uses and must comply with the dimensional requirements found in Section 4.3.3.C in Subchapter E (Design Standards and Mixed Use). A lobby serving a use other than a pedestrian-oriented local use is not counted as a pedestrian oriented local use. This requirement is waived for developments that include transit-supportive infrastructure or a grocery store that is 2,500 sq ft or more. When calculating the net length of the building frontage the following shall be excluded: emergency exits, required utility connections, and any other service component required by the building or other codes and requirements. A development that includes a grocery …
University Neighborhood Overlay Planning Commission Proposed Amendments No. Commissioners Proposing Amendment 1 Azhar, Anderson, Woods, Ahmed Reference Document Page 2 of 3 Topic Pg # Chapter 4-18 - https: //services.austintexas. gov/edims/document. cfm?id=451144 Pre-Leasing Limitation General Amendment: A lease for a dwelling unit shall include an effective date for commencement of lease term not earlier than 150 days prior to move-in date or earliest date tenant may take possession of the dwelling unit. Proposed Amendment References and Notes (if needed) 2 Woods, Anderson, Ahmed, Azhar 3 Woods, Anderson, Ahmed, Azhar 4 Azhar, Anderson, Woods, Ahmed 5 Azhar, Anderson, Woods, Ahmed 6 Azhar, Anderson, Woods, Ahmed Chapter 4-18 - https: //services.austintexas. gov/edims/document. cfm?id=451144 Chapter 4-18 - https: //services.austintexas. gov/edims/document. cfm?id=451144 https://services. austintexas. gov/edims/document. cfm?id=451147 https://services. austintexas. gov/edims/document. cfm?id=451147 https://services. austintexas. gov/edims/document. cfm?id=451147 NA NA Crime Prevention Through Environmental Design General Amendment: Require walkway and common area lighting, peepholes or door viewers, and deadbolt locks on each dwelling unit door in accordance with Crime Prevention Through Environmental Design (CPTED) standards. Crime Prevention Through Environmental Design General Amendment: Staff should consider developing a policy to require security camera systems in public spaces and limit third-party data sharing and footage retention. Page 13 of 20 Tower Spacing Remove § 25-2-656 (M) Tower Spacing requirements. Pages 15, 16, 17, and 18 of 20 Gatekeeper Community Benefits Remove the "gatekeeper community benefits options" requirement for all subdistricts. Pages 16 and 18 of 20 Pedestrian-Oriented Commercial uses 7 Azhar, Anderson, Woods, Ahmed 8 Azhar, Anderson, Woods, Ahmed https://services. austintexas. gov/edims/document. cfm?id=451147 https://services. austintexas. gov/edims/document. cfm?id=451147 NA NA Grocery Store Incentive Transit-Supportive Infrastructure Require that in all developments in UNO, regardless of subdistrict, at least 75 percent of the building frontage along the principal street and on the ground floor of a building must contain one or more local uses and must comply with the dimensional requirements found in Section 4.3.3.C in Subchapter E (Design Standards and Mixed Use). A lobby serving a use other than a pedestrian-oriented local use is not counted as a pedestrian oriented local use. This requirement is waived for developments that include transit-supportive infrastructure or a grocery store that is 2,500 sq ft or more. When calculating the net length of the building frontage the following shall be excluded: emergency exits, required utility connections, and any other service component required by the building or other codes and requirements. A development that includes a grocery …
PLANNING COMMISSION REGULAR CALLED MEETING TUESDAY, APRIL 22, 2025 The Planning Commission convened in a regular meeting on Tuesday, April 22, 2025, at Austin City Hall, Council Chambers, Room 1001, 301 W. Second Street, in Austin, Texas. Chair Azhar called the Planning Commission Meeting to order at 6:08 p.m. Board Members/Commissioners in Attendance: Awais Azhar Alice Woods Imad Ahmed Greg Anderson Casey Haney Joshua Hiller Anna Lan Felicity Maxwell Adam Powell Danielle Skidmore Commissioners in Attendance Remotely: Nadia Barrera-Ramirez Patrick Howard Commissioners Absent: Claire Hempel Ex-Officio Members in Attendance: Jessica Cohen Ex-Officio Members Absent: TC Broadnax Candace Hunter Richard Mendoza 1 PUBLIC COMMUNICATION: GENERAL Adam Materne: Made comments regarding confusion with understanding how the Planning Commission operates and how certain decisions were made when it came to safety. APPROVAL OF MINUTES 1. Approve the minutes of the Planning Commission regular meeting on Tuesday, April 8, 2025. The minutes from the meeting of Tuesday, April 8, 2025, were postponed to Tuesday, April 29, 2025, on the consent agenda on Commissioner Maxwell’s motion, Commissioner Haney’s second, on an 11-0 vote. Commissioner Barrera-Ramirez was off the dais. Commissioner Hempel was absent. PUBLIC HEARINGS 2. Plan Amendment: NPA-2025-0025.01 - Oak Hill Apartments; District 8 Location: 5526 West US 290 Highway WB, Barton Creek Watershed; Oak Hill Combined (East Oak Hill) Neighborhood Planning Area Owner/Applicant: 5205 Acquisitions, LLC Agent: Request: Staff Rec.: Staff: Monte F. James, Attorney Neighborhood Commerical to Mixed Use land use Recommended Maureen Meredith, 512-974-2695, maureen.meredith@austintexas.gov Planning Department The motion to approve the Neighborhood’s postponement request to May 13, 2025, was approved on the consent agenda on Commissioner Maxwell’s motion, Commissioner Haney’s second, on an 11-0 vote. Commissioner Barrera-Ramirez was off the dais. Commissioner Hempel was absent. 3. Rezoning: Location: C14-2025-0038 - Oak Hill Apartments; District 8 5526 West US 290 Highway WB, Barton Creek Watershed - Barton Creek Zone; Oak Hill Combined (East Oak Hill) Neighborhood Planning Area Owner/Applicant: 5205 Acquisitions, LLC (Manny Farahani) Agent: Request: Staff Rec.: Staff: Monte F. James, Attorney GR-CO-NP to GR-MU-V-CO-DB90-NP Staff recommends GR-V-CO-DB90-NP Marcelle Boudreaux, 512-974-8094, marcelle.boudreaux@austintexas.gov Planning Department The motion to approve the Neighborhood’s postponement request to May 13, 2025, was approved on the consent agenda on Commissioner Maxwell’s motion, Commissioner Haney’s second, on an 11-0 vote. Commissioner Barrera-Ramirez was off the dais. Commissioner Hempel was absent. 2 4. Plan Amendment: NPA-2025-0019.01.SH - Waverly North; District 9 Location: 3710 Cedar Street, Central Austin Combined …
Reference Document Pg #/ Section # of document Proposed Amendment Proposed Text Change, IF necessary (Underline added text/Strikethrough deleted text) Text Change Included in Amendment (YES/NO) References and Notes (if needed) Potential Notice Requirements No. Item (N. Lamar/S. Congress Station Area Vision Plans) Commission er Proposing Amendmen t This row for amendment tracking 1 N Lamar Station Area Vision Plan 2 N Lamar Station Area Vision Plan Ahmed, Azhar, Johnson, Woods Johnson, Woods, Azhar, Ahmed https://www.speakupaustin. org/Customer/File/Full/a2d48ff6-4c0d- 4cee-a061-57a6809ce958 Pg 27, 16 https://www.speakupaustin. org/Customer/File/Full/a2d48ff6-4c0d- 4cee-a061-57a6809ce958 p. 21 3 4 5 6 7 Both Johnson, Woods, Azhar, Ahmed Both Johnson, Woods, Azhar, Ahmed https://www.speakupaustin. org/Customer/File/Full/a2d48ff6-4c0d- 4cee-a061-57a6809ce958 https://www. speakupaustin. org/Customer/File/Full/525f3f48-06ff- 4681-be0c-b142e7e161e6 https://www.speakupaustin. org/Customer/File/Full/a2d48ff6-4c0d- 4cee-a061-57a6809ce958 https://www. speakupaustin. org/Customer/File/Full/525f3f48-06ff- 4681-be0c-b142e7e161e6 S Congress Station Area Vision Plan Johnson, Woods, Azhar https://www.speakupaustin. org/Customer/File/Full/525f3f48-06ff- 4681-be0c-b142e7e161e6 S Congress Station Area Vision Plan Johnson, Woods, Azhar https://www.speakupaustin. org/Customer/File/Full/525f3f48-06ff- 4681-be0c-b142e7e161e6 S Congress Station Area Vision Plan Johnson, Woods, Azhar https://www.speakupaustin. org/Customer/File/Full/525f3f48-06ff- 4681-be0c-b142e7e161e6 p27 p27 p41 On FLUM, expand Neighborhood Transition Zone to include remaining sites within NLTC 1/2 mile boundary, excluding open space existing land use. Facilitate access to the North Lamar Transit Center with improved connectivity from the Transit Center northbound to Powell Lane extension and eastbound across North Lamar with a separate bicycle and pedestrian bridge, aligning with proposed Austin Light Rail plans. Request staff provide an update within six months to share next steps to bring base zones within ETOD into compliance with vision plans. Prohibit new auto-oriented uses (consistent with uses prohibited in DB- ETOD) within ETOD areas. On FLUM, expand TOD Mixed-Use east and west along both sides of US 290 to the edge of the SCTC 1/2 mile boundary, except where doing so would reduce existing allowable density. On FLUM, expand Neighborhood Transition Zone to include remaining sites within NLTC 1/2 mile boundary, excluding open space existing land use and those recommended for TOD Mixed-Use in amendment 5. Identify additional east-west and north- south multimodal connections within the S Congress Station Area and between surrounding areas. (i.e. between Alpine Road and Warehouse Row; between Lareina Dr and S Congress) No No No No No No No Note: Per staff, would trigger renoticing Note: Per staff, would trigger renoticing Note: Per staff, would trigger renoticing
From: To: Subject: Date: Garcia, Ella Brown, Destiny Fw: NPA-2025-0019.01.SH Tuesday, May 13, 2025 10:20:18 AM From: Meredith, Maureen <Maureen.Meredith@austintexas.gov> Sent: Monday, May 12, 2025 3:18 PM To: Garcia, Ella <Ella.Garcia@austintexas.gov> Subject: FW: NPA-2025-0019.01.SH This is all I have. Maureen From: Pam Bell Sent: Friday, May 9, 2025 2:53 PM To: Adam Stephens Cc: Meredith, Maureen <Maureen.Meredith@austintexas.gov>; Tomko, Jonathan <Jonathan.Tomko@austintexas.gov>; Bart Whatley <betsy.greenberg@gmail.com>; Homer Parsegian ; betsy greenberg ; Rick Iverson Subject: Re: NPA-2025-0019.01.SH ; Karen McGraw External Email - Exercise Caution Hi Adam, Did you not receive my email to not send the note about the AGE property while NUNA pursued other options? We requested and received a Planning Commission postponement until May 27. We met with City planning staff this morning, next we meet with the developer. Don’t know how your note will affect our case. Pam Bell 512.560.1953 04 NPA-2025-0019.01.SH - Waverly North; District 91 of 2 On May 9, 2025, at 1:31 PM, Adam Stephens wrote: For the property at 3710 Cedar Street, CANPAC (the contact team for this planning area) supports the plan amendment change to MF. Adam Stephens, co-chair 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". 04 NPA-2025-0019.01.SH - Waverly North; District 92 of 2
From: To: Subject: Date: Garcia, Ella Brown, Destiny Fw: NPA-2025-0019.01.SH Tuesday, May 13, 2025 10:20:18 AM From: Meredith, Maureen <Maureen.Meredith@austintexas.gov> Sent: Monday, May 12, 2025 3:18 PM To: Garcia, Ella <Ella.Garcia@austintexas.gov> Subject: FW: NPA-2025-0019.01.SH This is all I have. Maureen From: Pam Bell Sent: Friday, May 9, 2025 2:53 PM To: Adam Stephens Cc: Meredith, Maureen <Maureen.Meredith@austintexas.gov>; Tomko, Jonathan <Jonathan.Tomko@austintexas.gov>; Bart Whatley <betsy.greenberg@gmail.com>; Homer Parsegian ; betsy greenberg ; Rick Iverson Subject: Re: NPA-2025-0019.01.SH ; Karen McGraw External Email - Exercise Caution Hi Adam, Did you not receive my email to not send the note about the AGE property while NUNA pursued other options? We requested and received a Planning Commission postponement until May 27. We met with City planning staff this morning, next we meet with the developer. Don’t know how your note will affect our case. Pam Bell 512.560.1953 05 C14-2025-0034.SH - Waverly North; District 91 of 2 On May 9, 2025, at 1:31 PM, Adam Stephens wrote: For the property at 3710 Cedar Street, CANPAC (the contact team for this planning area) supports the plan amendment change to MF. Adam Stephens, co-chair 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". 05 C14-2025-0034.SH - Waverly North; District 92 of 2
Subject: Letter of Support for NPA-2024-0018.02 at 6801, 6817, and 6901 N. Lamar Blvd. Dear Planning Commission, My name is Alejandro de la Vega, and I am a resident of the Highland Neighborhood. I am writing to express my strong support for the proposed development at 6801, 6817, and 6901 N. Lamar Blvd., which includes an amendment to increase the maximum building height. I moved to this neighborhood because of its potential to become a model for a walkable, bikeable and transit-friendly hub outside of downtown. I commute to my job at UT by bike or bus exclusively, and hope to see changes in our neighborhood that support multi-modal transit. This development's proposed density is entirely appropriate and much needed, given the exceptional access to public transportation in our area. The site is served by numerous bus routes, including the high-frequency MetroRapid 801 and local routes like the 1, operating directly on Lamar Boulevard. Furthermore, the proximity to the CapMetro Redline at Crestview Station provides a critical transit link for the neighborhood. I am particularly excited for how this development will improve the urban fabric, with an active edge along the Lamar Blvd frontage, with pedestrian-oriented commercial uses. Currently, the land use for this site is nowhere near what should be expected for a major transit hub, and the cityscape is in desperate need of improvement. This project represents a positive step towards responsible urban development, and I urge you to approve it. Sincerely, Alejandro de la Vega 6802 Isabelle Dr. 08 NPA-2024-0018.02 - 6817 & 6901 N. Lamar; District 41 of 1
Subject: Letter of Support for NPA-2024-0018.02 at 6801, 6817, and 6901 N. Lamar Blvd. Dear Planning Commission, My name is Alejandro de la Vega, and I am a resident of the Highland Neighborhood. I am writing to express my strong support for the proposed development at 6801, 6817, and 6901 N. Lamar Blvd., which includes an amendment to increase the maximum building height. I moved to this neighborhood because of its potential to become a model for a walkable, bikeable and transit-friendly hub outside of downtown. I commute to my job at UT by bike or bus exclusively, and hope to see changes in our neighborhood that support multi-modal transit. This development's proposed density is entirely appropriate and much needed, given the exceptional access to public transportation in our area. The site is served by numerous bus routes, including the high-frequency MetroRapid 801 and local routes like the 1, operating directly on Lamar Boulevard. Furthermore, the proximity to the CapMetro Redline at Crestview Station provides a critical transit link for the neighborhood. I am particularly excited for how this development will improve the urban fabric, with an active edge along the Lamar Blvd frontage, with pedestrian-oriented commercial uses. Currently, the land use for this site is nowhere near what should be expected for a major transit hub, and the cityscape is in desperate need of improvement. This project represents a positive step towards responsible urban development, and I urge you to approve it. Sincerely, Alejandro de la Vega 6802 Isabelle Dr. 09 C14-2024-0152 - 6817 & 6901 N. Lamar; District 41 of 1
University Neighborhood Overlay Planning Commission Proposed Amendments No. Commissioners Proposing Amendment 1 Azhar, Anderson, Woods, Ahmed Reference Document Page 2 of 3 Topic Pg # Chapter 4-18 - https: //services.austintexas. gov/edims/document. cfm?id=451144 Pre-Leasing Limitation General Amendment: A lease for a dwelling unit shall include an effective date for commencement of lease term not earlier than 150 days prior to move-in date or earliest date tenant may take possession of the dwelling unit. Proposed Amendment References and Notes (if needed) 2 Woods, Anderson, Ahmed, Azhar 3 Woods, Anderson, Ahmed, Azhar 4 Azhar, Anderson, Woods, Ahmed 5 Azhar, Anderson, Woods, Ahmed 6 Azhar, Anderson, Woods, Ahmed Chapter 4-18 - https: //services.austintexas. gov/edims/document. cfm?id=451144 Chapter 4-18 - https: //services.austintexas. gov/edims/document. cfm?id=451144 https://services. austintexas. gov/edims/document. cfm?id=451147 https://services. austintexas. gov/edims/document. cfm?id=451147 https://services. austintexas. gov/edims/document. cfm?id=451147 NA NA Crime Prevention Through Environmental Design General Amendment: Require walkway and common area lighting, peepholes or door viewers, and deadbolt locks on each dwelling unit door in accordance with Crime Prevention Through Environmental Design (CPTED) standards. Crime Prevention Through Environmental Design General Amendment: Staff should consider developing a policy to require security camera systems in public spaces and limit third-party data sharing and footage retention. Page 13 of 20 Tower Spacing Remove § 25-2-656 (M) Tower Spacing requirements. Pages 15, 16, 17, and 18 of 20 Gatekeeper Community Benefits Remove the "gatekeeper community benefits options" requirement for all subdistricts. Pages 16 and 18 of 20 Pedestrian-Oriented Commercial uses 7 Azhar, Anderson, Woods, Ahmed 8 Azhar, Anderson, Woods, Ahmed https://services. austintexas. gov/edims/document. cfm?id=451147 https://services. austintexas. gov/edims/document. cfm?id=451147 NA NA Grocery Store Incentive Transit-Supportive Infrastructure Require that in all developments in UNO, regardless of subdistrict, at least 75 percent of the building frontage along the principal street and on the ground floor of a building must contain one or more local uses and must comply with the dimensional requirements found in Section 4.3.3.C in Subchapter E (Design Standards and Mixed Use). A lobby serving a use other than a pedestrian-oriented local use is not counted as a pedestrian oriented local use. This requirement is waived for developments that include transit-supportive infrastructure or a grocery store that is 2,500 sq ft or more. When calculating the net length of the building frontage the following shall be excluded: emergency exits, required utility connections, and any other service component required by the building or other codes and requirements. A development that includes a grocery …
University Neighborhood Overlay Planning Commission Proposed Amendments No. Commissioners Proposing Amendment 1 Azhar, Anderson, Woods, Ahmed Reference Document Page 2 of 3 Topic Pg # Chapter 4-18 - https: //services.austintexas. gov/edims/document. cfm?id=451144 Pre-Leasing Limitation General Amendment: A lease for a dwelling unit shall include an effective date for commencement of lease term not earlier than 150 days prior to move-in date or earliest date tenant may take possession of the dwelling unit. Proposed Amendment References and Notes (if needed) 2 Woods, Anderson, Ahmed, Azhar 3 Woods, Anderson, Ahmed, Azhar 4 Azhar, Anderson, Woods, Ahmed 5 Azhar, Anderson, Woods, Ahmed 6 Azhar, Anderson, Woods, Ahmed Chapter 4-18 - https: //services.austintexas. gov/edims/document. cfm?id=451144 Chapter 4-18 - https: //services.austintexas. gov/edims/document. cfm?id=451144 https://services. austintexas. gov/edims/document. cfm?id=451147 https://services. austintexas. gov/edims/document. cfm?id=451147 https://services. austintexas. gov/edims/document. cfm?id=451147 NA NA Crime Prevention Through Environmental Design General Amendment: Require walkway and common area lighting, peepholes or door viewers, and deadbolt locks on each dwelling unit door in accordance with Crime Prevention Through Environmental Design (CPTED) standards. Crime Prevention Through Environmental Design General Amendment: Staff should consider developing a policy to require security camera systems in public spaces and limit third-party data sharing and footage retention. Page 13 of 20 Tower Spacing Remove § 25-2-656 (M) Tower Spacing requirements. Pages 15, 16, 17, and 18 of 20 Gatekeeper Community Benefits Remove the "gatekeeper community benefits options" requirement for all subdistricts. Pages 16 and 18 of 20 Pedestrian-Oriented Commercial uses 7 Azhar, Anderson, Woods, Ahmed 8 Azhar, Anderson, Woods, Ahmed https://services. austintexas. gov/edims/document. cfm?id=451147 https://services. austintexas. gov/edims/document. cfm?id=451147 NA NA Grocery Store Incentive Transit-Supportive Infrastructure Require that in all developments in UNO, regardless of subdistrict, at least 75 percent of the building frontage along the principal street and on the ground floor of a building must contain one or more local uses and must comply with the dimensional requirements found in Section 4.3.3.C in Subchapter E (Design Standards and Mixed Use). A lobby serving a use other than a pedestrian-oriented local use is not counted as a pedestrian oriented local use. This requirement is waived for developments that include transit-supportive infrastructure or a grocery store that is 2,500 sq ft or more. When calculating the net length of the building frontage the following shall be excluded: emergency exits, required utility connections, and any other service component required by the building or other codes and requirements. A development that includes a grocery …
University Neighborhood Overlay Planning Commission Proposed Amendments No. Commissioners Proposing Amendment 1 Azhar, Anderson, Woods, Ahmed Reference Document Page 2 of 3 Topic Pg # Chapter 4-18 - https: //services.austintexas. gov/edims/document. cfm?id=451144 Pre-Leasing Limitation General Amendment: A lease for a dwelling unit shall include an effective date for commencement of lease term not earlier than 150 days prior to move-in date or earliest date tenant may take possession of the dwelling unit. Proposed Amendment References and Notes (if needed) 2 Woods, Anderson, Ahmed, Azhar 3 Woods, Anderson, Ahmed, Azhar 4 Azhar, Anderson, Woods, Ahmed 5 Azhar, Anderson, Woods, Ahmed 6 Azhar, Anderson, Woods, Ahmed Chapter 4-18 - https: //services.austintexas. gov/edims/document. cfm?id=451144 Chapter 4-18 - https: //services.austintexas. gov/edims/document. cfm?id=451144 https://services. austintexas. gov/edims/document. cfm?id=451147 https://services. austintexas. gov/edims/document. cfm?id=451147 https://services. austintexas. gov/edims/document. cfm?id=451147 NA NA Crime Prevention Through Environmental Design General Amendment: Require walkway and common area lighting, peepholes or door viewers, and deadbolt locks on each dwelling unit door in accordance with Crime Prevention Through Environmental Design (CPTED) standards. Crime Prevention Through Environmental Design General Amendment: Staff should consider developing a policy to require security camera systems in public spaces and limit third-party data sharing and footage retention. Page 13 of 20 Tower Spacing Remove § 25-2-656 (M) Tower Spacing requirements. Pages 15, 16, 17, and 18 of 20 Gatekeeper Community Benefits Remove the "gatekeeper community benefits options" requirement for all subdistricts. Pages 16 and 18 of 20 Pedestrian-Oriented Commercial uses 7 Azhar, Anderson, Woods, Ahmed 8 Azhar, Anderson, Woods, Ahmed https://services. austintexas. gov/edims/document. cfm?id=451147 https://services. austintexas. gov/edims/document. cfm?id=451147 NA NA Grocery Store Incentive Transit-Supportive Infrastructure Require that in all developments in UNO, regardless of subdistrict, at least 75 percent of the building frontage along the principal street and on the ground floor of a building must contain one or more local uses and must comply with the dimensional requirements found in Section 4.3.3.C in Subchapter E (Design Standards and Mixed Use). A lobby serving a use other than a pedestrian-oriented local use is not counted as a pedestrian oriented local use. This requirement is waived for developments that include transit-supportive infrastructure or a grocery store that is 2,500 sq ft or more. When calculating the net length of the building frontage the following shall be excluded: emergency exits, required utility connections, and any other service component required by the building or other codes and requirements. A development that includes a grocery …
PLANNING COMMISSION REGULAR CALLED MEETING TUESDAY, MAY 13, 2025 The Planning Commission convened in a regular meeting on Tuesday, May 13, 2025, at Austin City Hall, Council Chambers, Room 1001, 301 W. Second Street, in Austin, Texas. Chair Azhar called the Planning Commission Meeting to order at 6:06 p.m. Board Members/Commissioners in Attendance: Awais Azhar Alice Woods Imad Ahmed Joshua Hiller Anna Lan Felicity Maxwell Adam Powell Commissioners in Attendance Remotely: Greg Anderson Nadia Barrera-Ramirez Casey Haney Commissioners Absent: Claire Hempel Patrick Howard Danielle Skidmore Ex-Officio Members in Attendance: Jessica Cohen Ex-Officio Members Absent: TC Broadnax Candace Hunter Richard Mendoza 1 APPROVAL OF MINUTES 1. Approve the minutes of the Planning Commission regular meeting Tuesday, April 22, 2025. The minutes from the meeting of April 22, 2025, were approve on the consent agenda on Commissioner Maxwell’s motion, Vice Chair Woods’ second, on a 10-0 vote. Commissioners Hempel, Howard, Skidmore were absent. PUBLIC HEARINGS 2. Plan Amendment: NPA-2025-0025.01 - Oak Hill Apartments; District 8 Location: 5526 West US 290 Highway WB, Barton Creek Watershed - Barton Creek Zone; Oak Hill Combined (East Oak Hill) Neighborhood Planning Area Owner/Applicant: 5205 Acquisitions, LLC Agent: Request: Staff Rec.: Staff: Monte F. James, Attorney Neighborhood Commerical to Mixed Use land use Recommended Maureen Meredith, 512-974-2695, maureen.meredith@austintexas.gov Planning Department The motion to approve Staff’s recommendation of Mixed Use land use for NPA-2025- 0025.01 - Oak Hill Apartments, located at 5526 West US 290 Highway WB, was approved on the consent agenda on Commissioner Maxwell’s motion, Vice Chair Woods’ second, on a 10-0 vote. Commissioners Hempel, Howard, Skidmore were absent. 3. Rezoning: Location: C14-2025-0038 - Oak Hill Apartments; District 8 5526 West US 290 Highway WB, Barton Creek Watershed - Barton Creek Zone; Oak Hill Combined (East Oak Hill) Neighborhood Planning Area Owner/Applicant: 5205 Acquisitions, LLC (Manny Farahani) Agent: Request: Staff Rec.: Staff: Monte F. James, Attorney GR-CO-NP to GR-MU-V-CO-DB90-NP Staff recommends GR-V-CO-DB90-NP Marcelle Boudreaux, 512-974-8094, marcelle.boudreaux@austintexas.gov Planning Department The motion to approve Staff’s recommendation of GR-V-CO-DB90-NP for C14-2025- 0038 - Oak Hill Apartments, located at 5526 West US 290 Highway WB, was approved on the consent agenda on Commissioner Maxwell’s motion, Vice Chair Woods’ second, on a 10-0 vote. Commissioners Hempel, Howard, Skidmore were absent. 2 4. Plan Amendment: NPA-2025-0019.01.SH - Waverly North; District 9 Location: 3710 Cedar Street, Central Austin Combined Neighborhood Planning Area; Waller Creek Owner/Applicant: Austin Groups for the Elderly Agent: Request: Staff …
SPECIAL CALLED MEETING of the PLANNING COMMISSION TUESDAY, APRIL 29, 2025, 6:00 PM 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. Registration no later than 2 PM the day of the meeting is required for remote participation by telephone. For more information on public comment, please see the agenda section “Speaker Registration.” Please contact Ella Garcia, Staff Liaison, for questions regarding speaker registration at LandUseLiaison@austintexas.gov or by phone at 512-978-0821. CURRENT BOARD MEMBERS/COMMISSIONERS: Awais Azhar, Chair (Mayor’s Representative) Alice Woods, Vice Chair (District 2) Felicity Maxwell, Secretary (District 5) Casey Haney, Parliamentarian (Mayor’s Representative) Claire Hempel (District 8) Anna Lan (Mayor’s Representative) Patrick Howard (District 1) Nadia Barrera-Ramirez (District 3) Greg Anderson (District 4) Imad Ahmed (District 6) Adam Powell (District 7) Danielle Skidmore (District 9) Joshua Hiller (District 10) EX-OFFICIO MEMBERS: Jessica Cohen, Chair of Board of Adjustment Candace Hunter, AISD Board of Trustees TC Broadnax, City Manager Richard Mendoza – Director of Transportation and Public Works EXECUTIVE SESSION (No public discussion) The Planning Commission will announce it will go into Executive Session, if necessary, according to Chapter 551 of the Texas Government Code, to receive advice from Legal Counsel on matters specifically listed on the agenda. The Commission may not conduct a closed meeting without the approval of the city attorney. Private Consultation with Attorney – Section 551.071. Staff Liaison: Ella Garcia, 512-978-0821 Attorney: AJ Urteaga, 512-974-2386 AGENDA CALL TO ORDER PUBLIC COMMUNICATION: GENERAL The first four speakers signed up prior to the meeting being called to order will each be allowed a three-minute allotment to address their concerns regarding items not posted on the agenda. APPROVAL OF MINUTES 1. Approve the minutes of the Planning Commission regular meeting on Tuesday, April 8, 2025. PUBLIC HEARINGS 2. LDC Amendment: C20-2023-037 - SMART Housing Updates Phase 2 Request: Staff Rec.: Staff: Amend City Code Title 25 (Land Development) to modify requirements, including fee waivers and affordability period, for the City’s S.M.A.R.T. Housing Program Recommend Brendan Kennedy, 512-978-1594, brendan.kennedy@austintexas.gov Housing Department STAFF BRIEFING 3. Staff briefing regarding the Integrated Bond Program Development and Delivery Plan. Presentation by Eric Bailey, 512-974-7713, eric.bailey@austintexas.gov 4. …
PLANNING COMMISSION REGULAR CALLED MEETING TUESDAY, APRIL 8, 2025 The Planning Commission convened in a regular meeting on Tuesday, April 8, 2025, at Austin City Hall, Council Chambers, Room 1001, 301 W. Second Street, in Austin, Texas. Chair Hempel called the Planning Commission Meeting to order at 6:04 p.m. Board Members/Commissioners in Attendance: Claire Hempel Awais Azhar Greg Anderson Alice Woods Nadia Barrera-Ramirez Felicity Maxwell Imad Ahmed Adam Powell Danielle Skidmore Joshua Hiller Anna Lan Casey Haney Commissioners in Attendance Remotely: Patrick Howard Ex-Officio Members in Attendance: Jessica Cohen Ex-Officio Members in Attendance Remotely: Candance Hunter Ex-Officio Members Absent: TC Broadnax Richard Mendoza 1 PUBLIC COMMUNICATION: GENERAL Stuart Harry Hersh: Made comments regarding the affordability of Safe, Mixed- Income, Accessible, Reasonably- priced, Transit (SMART) Housing. Philip Wiley: Made comments regarding supply chain management (SCM), specifically in reference to Mobility-Oriented Development (MOD) and Transit- Oriented Development (TOD). APPROVAL OF MINUTES 1. Approve the minutes of the Planning Commission regular meeting on March 11, 2025, and March 25, 2025. The minutes from the meeting of March 11, 2025, and March 25, 2025, were approved on the consent agenda on Commissioner Maxwell’s motion, Commissioner Haney’s second, on a 13-0 vote. PUBLIC HEARINGS 2. Plan Amendment: NPA-2023-0014.04 - 4302 Nuckols Crossing; District 2 Location: 4302, 4304 1/2, & 4316 Nuckols Crossing Road, Williamson Creek Watershed; Southeast Combined (Franklin Park) Neighborhood Plan Owner/Applicant: Katherine Barnidge Agent: Request: Staff Rec.: Staff: LOC Consultants Civil Division (Sergio Lozano-Sanchez, P.E.) Single Family to Multifamily Residential land use Staff Postponement Request to May 27, 2025 Maureen Meredith, 512-974-2695, maureen.meredith@austintexas.gov Planning Department The motion to approve Staff’s postponement request to May 27, 2025, was approved on the consent agenda on Commissioner Maxwell’s motion, Commissioner Haney’s second, on a 13-0 vote. C14-2025-0028.SH - The Bloom at Lamar Square; District 9 1326 - 1328 Lamar Square Drive, Lady Bird Lake Watershed 3. Rezoning: Location: Owner/Applicant: FC Austin Fifteen Housing Corporation (Walter Moreau) Agent: Request: Staff Rec.: Staff: Foundation Communities (Kyle Russell) MF-4 & MF-5 to CS Staff Recommends CS-CO Marcelle Boudreaux, 512-974-8094, marcelle.boudreaux@austintexas.gov Planning Department The motion to approve Staff’s recommendation of CS-CO for C14-2025-0028.SH - The Bloom at Lamar Square, located at 1326 - 1328 Lamar Square Drive, was approved on the consent agenda on Commissioner Maxwell’s motion, Commissioner Haney’s second, on a 13-0 vote. 2 4. Rezoning: Location: C14-2024-0163 - 1700 South Lamar; District 9 1700 S. Lamar Blvd., 1401 …
Affordability Impact Statement S.M.A.R.T. Housing Updates Phase 2 Case number: C20-2023-037 Initiated by: Resolution No. 20230720-129 Date: 3/15/2025 Proposed Regulation The proposed amendments include: • • Lowering the median family income (MFI) eligibility for rental properties from 80% to 60% while allowing income averaging to meet affordability requirements. Standardizing program administration by requiring affordability restrictions to be executed before certification. • Removing exceptions for community land trust units—an underutilized and administratively infeasible provision. • Eliminating outdated or inconsistent provisions to align with these amendments. Land Use/Zoning Impacts on Housing Costs The proposed changes would have a positive impact on housing costs. The proposed amendments will lower the eligible MFI level for rental properties from 80 percent to 60 percent and allow for income averaging to achieve the required MFI. This will improve consistency and clarity across programs and is responsive to recommendations recently made from the Comprehensive Density Bonus Study conducted by the Planning Department, the Strategic Housing Blueprint and the Displacement Mitigation Strategy. Impact on Development Cost The proposed changes would have a neutral impact on development cost. The SMART Housing program provides fee waivers for certain development permits. As noted in the staff report, SMART Housing is almost always paired with other affordable housing programs for either funding or 02 C20-2023-037 - SMART Housing Updates Phase 2 1 of 2 density bonuses, such as the Low-Income Housing Tax Credit or Affordability Unlocked, which means deeper affordability requirements are required in almost all cases. Staff have found that fewer than 10% of applications within the last five years have provided exclusively 80% MFI units for rental. The amendments to MFI may mean that certain developments which are considered "workforce housing" may see fewer fee waivers. However, the amendments to allow income averaging ensures that full fee waivers will still be available to workforce housing, but will encourage additional units at deeper 50% and 60% MFI levels in alignment with the City's Strategic Housing Blueprint goals. Impact on Affordable Housing The proposed changes would have a positive impact on affordable housing. These amendments will strengthen affordable housing outcomes by increasing the number of deeply affordable units available. By aligning incentives with the City’s strategic goals, these updates ensure that more housing is accessible at 50% and 60% MFI levels. Streamlining administrative processes will also enhance the program’s effectiveness, making it easier to implement affordability requirements efficiently. S.M.A.R.T. Housing remains a …
1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 ORDINANCE NO. _________________ AN ORDINANCE AMENDING ARTICLE 15 (S.M.A.R.T. HOUSING PROGRAM) OF CITY CODE CHAPTER 25-1 (GENERAL REQUIREMENTS AND PROCEDURES) RELATED TO PROGRAM REQUIREMENTS AND PROVISIONS THAT APPLY TO OTHER AFFORDABLE HOUSING PROGRAMS. BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF AUSTIN: PART 1. City Code Section 25-1-701 (Definitions) is amended to amend the definition of “Director” to read: (1) DIRECTOR means the director of the City's [Neighborhood] Housing [and Community Development] Department. PART 2. City Code Section 25-1-702 (Administration) is repealed and replaced to read: § 25-1-702 ADMINISTRATION. (A) The director administers, implements, and enforces the S.M.A.R.T. Housing program. (B) The director is authorized to adopt, administer, and implement program guidelines and establish requirements for an application under the program. PART 3. City Code Section 25-1-703 (Program Requirements) is amended to amend Subsection (C), to delete Subsection (D), and to re-letter the remaining subsection to read: § 25-1-703 PROGRAM REQUIREMENTS. (C) Except as provided in Subsection (D), a reasonably-priced dwelling unit is one that is affordable for purchase or rental by a household that meets the housing costs and income qualifications of this subsection. (1) This paragraph provides qualifications on the amount of household income spent on housing costs. (a) Except as provided by Subparagraphs (b) and (c), housing costs of a household may not exceed 30 percent of its gross income. (b) A household may spend up to 35 percent of its gross income on housing costs if a household member receives City-approved homebuyer counseling. (c) A household that complies with other federal, state, or local income eligibility standards is not subject to the expenditure qualifications of Paragraphs (a) and (b). (2) This paragraph provides qualifications on household income. 4/22/25 SMART Housing Program Update Page 1 of 4 COA Law Department 02 C20-2023-037 - SMART Housing Updates Phase 2 1 of 4 34 35 36 37 38 39 40 41 42 43 44 45 46 47 48 49 50 51 52 53 54 55 56 57 58 59 60 61 62 63 64 65 66 67 68 (a) (b) If an applicant develops dwelling units for sale, reasonably-priced dwelling units must serve households whose incomes average 80 percent of the median family …
Planning Commission S.M.A.R.T. Housing Amendments Phase 2 Brendan Kennedy, Program Manager Housing Department S.M.A.R.T. Housing S.M.A.R.T. Housing Incentives Fee waivers Permit review benefits Gatekeeper requirement for new construction seeking most City affordable housing approvals 3 S.M.A.R.T. Housing Requirements Affordable units at or below 80% MFI (both rental and sale) – Minimum of 10% of units affordable = 25% fee waiver – Scales up to 40% of units affordable = 100% fee waiver Requires AEGB 1-Star certification and additional accessibility/visitability standards Requires transit proximity, with options for waiver set in Code 4 S.M.A.R.T. Housing is usually paired with other affordable housing programs, such as a density bonus, financing, or a tax exemption for feasibility. 94% of applications within the last 5 years paired S.M.A.R.T. with another affordable housing tool 93% of applications within the last 5 years provided affordable units at MFI levels of 60% MFI or below 5 Initiation – Resolution No. 20230720-129 Phase 1: Amend Section 25-1-704 so that fees eligible for a waiver under the S.M.A.R.T. Housing program would be identified as part of the annual fee ordinance (DSD - completed Feb. 2024) Phase 2: Amend Title 25 as needed to improve the operation and functionality of the S.M.A.R.T. Housing program. 6 Proposed Amendments Amendment #1 – Land Restriction Process Amend § 25-1-705 (D) to require affordability restrictions to be executed prior to certification – Establishes consistency between programs – Ensures applicants are aware of and bound to requirements at an earlier stage 8 Amendment #2 – CLT exemption Amend § 25-1-704 (B)(2)(a-b) to remove exemption for land dedicated to City-approved CLT. – Presents significant administrative burdens and infeasible to implement – Underutilized by dedicated CLT entities – City has additional tools for CLT housing available 9 Proposed Amendment #3 – Rental MFI Amend § 25-1-703 (C)(2)(a) to lower affordable rental MFI from 80% MFI to an average 60% MFI – Establishes consistency between programs by requiring 60% MFI rental – Reduces confusion on affordability from permit reviewers – Meets Department’s programmatic goals to target 60% MFI and below – Income averaging still accommodates "workforce housing" when deeper affordability levels are provided 10 Amendment #4 – Remove Outdated Provisions Remove in their entirety: – § 25-1-702 (B), a requirement to notify TPW of all S.M.A.R.T. developments – § 25-1-703 (D),§ 25-1-704 (B)(2)(c), and § 25-1-705 (A)(4), …
