ORDINANCE AMENDMENT REVIEW SHEET Amendment: C20-2023-037 S.M.A.R.T. Housing Updates Phase 2 Description: Amend the City’s S.M.A.R.T. Housing Program and City Code Title 25 (Land Development) to improve the functionality of the program. Background: Initiated by City Council Resolution 20230720-129. On July 20, 2023, City Council approved Resolution No. 20230720-129 that directed staff to make amendments to S.M.A.R.T. Housing. Staff with the Development Services Department initiated amendments related to Phase 1, which amended 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. On February 1, 2024, City Council approved Ordinance No. 20240201-053 to adopt these amendments. Phase 2 directs staff to amend the S.M.A.R.T. Housing program to improve the functionality of the program. Summary of Proposed Code Amendment: Amendments to § 25-1-703 (C)(2) will lower the eligible median family income (MFI) level for rental properties from 80 percent to 60 percent MFI. Amendments to this section will also allow for income averaging to achieve the required MFI for both rental and ownership. This will improve consistency and clarity across programs, and is responsive to recommendations recently made from a comprehensive density bonus study conducted by the Planning Department. Amendments to § 25-1-705 (D) will improve program administration and consistency across programs by requiring affordability restrictions to be executed prior to certification. § 25-1-704 (B)(2)(a-b) will be removed in its entirety to eliminate a provision related to exceptions for certain units dedicated to a community land trust, which has been underutilized and is administratively infeasible. Additional provisions will be removed to eliminate outdated provisions or provisions which are inconsistent with the amendments listed above. Proposed Text Amendment(s): Amend § 25-1-703 (C)(2)(a) to read, or amend with comparable language: “ dwelling units must serve households whose incomes average 80 percent of the median family income or below as determined by the director of the Housing Department. (a) If an applicant develops dwelling units for sale, reasonably-priced (b) If an applicant develops dwelling units for lease, reasonably-priced dwelling units must serve households whose incomes average 60 percent of the median family income or below as determined by the director of the Housing Department.” Amend § 25-1-705 (D) to read, or amend with comparable language: 02 C20-2023-037 - SMART Housing Updates Phase 2 1 of 2 “(D) Before the director may certify a proposed development, the applicant shall comply with …
Capital Delivery Services Public Improvement Bond Program Integrated Bond Program Development and Delivery Plan Planning Commission Update Eric Bailey Deputy Director Capital Delivery Services “Effectively and Efficiently Deliver Quality Projects with the Concept of Speed” 1 AGENDA • CDS Overview • What is a General Obligation Bond Program? • Improved Bond Development Process • Staff Work Completed to Date • Guiding Principles, Technical Criteria, & Scoring Matrices • Progress to Date & Upcoming Milestones “Effectively and Efficiently Deliver Quality Projects with the Concept of Speed” 2 Created in 2023 with the goal of reducing project delivery time Who we are • Engineers • Architects • Project managers • Community Engagement Our partners • Consultants • Contracting teams • City asset owners • Community members • Mayor & Council Role in 2026 Bond Program One City – One Team – One Approach to effectively and efficiently deliver quality public projects. • Convene asset owner departments to develop needs assessment • Guide the process to ensure projects are vetted and scopes/schedules/budgets are accurate and realistic • Coordinate projects across departments to achieve mutual benefits What is a General Obligation Bond Program? Typical Bond Projects: • Flood and Erosion Control Improvements • New or Replacement City Facilities • Rehabilitation of Existing Facilities • Housing Infrastructure/Housing Projects • Street and Thoroughfare Improvements o Sidewalks o Traffic Signals • Park and Recreation Facilities • Public Safety Facilities (Fire/EMS/Police) • Land Purchase 4 What is a General Obligation Bond Program? Types of work NOT included: • Routine operations and maintenance activities o Potholes o Minor street repair o Landscaping maintenance o General building maintenance Improvements for short term leased space • • Code enforcement initiatives • Employee salaries (including police & fire) • AE/AW Capital Projects typically funded by using debt are funded via AE and AW revenue bonds, not General Obligation debt and thus are not for the 2026 GO Bond Program City of Austin | Capital Delivery Services Department | One City, One Team, One Approach to Capital Delivery 5 Improved Bond Delivery Process for 2026 2024 2025 2026 2027 2028 2029 2030 2031 2032 Council calls for Bond Election (Aug) Bond Election (Nov) BEATF Meetings, Council, and Public Engagement HOW WE’VE DONE BONDS IN THE PAST: Project Proposals RFP’s/RFQ’s Project Planning to develop scope, schedule, budget Design Construction WHAT WE’RE DOING NOW: Needs Assessment and Project Evaluation Project Planning to develop scope, schedule, …
LEAD TEAM PLANNING ACTIVITIES JAN FEB MAR APR MAY JUN JUL AUG SEP OCT NOV DEC JAN FEB MAR APR MAY JUN JUL AUG SEP OCT NOV DEC 2025 2026 PLANNING DEPARTMENT PLANNING INITIATIVES APRIL 2025 ETOD SMALL AREA NORTH LAMAR TC STATION AREA VISION PLAN ETOD SMALL AREA SOUTH CONGRESS TC STATION AREA VISION PLAN SMALL AREA AGRICULTURALLY FOCUSED NEIGHBORHOODS HIST. PRESERVATION DOWNTOWN HISTORIC RESOURCES SURVEY CODE AMENDS EQUITY OVERLAY STUDY COMP. PLAN. INDUSTRIAL STUDY URBAN DESIGN URBAN DESIGN GUIDELINES UPDATE URBAN DESIGN GREAT STREETS PLAN AND STANDARDS UPDATE ETOD SMALL AREA EAST RIVERSIDE CORRIDOR VISION PLAN UPDATE DISTRICT PLAN. NORTHEAST DISTRICT PLAN COMP. PLAN. IMAGINE AUSTIN UPDATE DISTRICT PLAN. GREATER 78702 INITIATIVE (NORTH RIVER/EAST) DISTRICT PLAN. DOWNTOWN AUSTIN PLAN “DAP” (CENTER CITY/CENTRAL) HIST. PRESERVATION TRANSFER OF DEVELOPMENT RIGHTS ANALYSIS TIMELINE TBD TIMELINE TBD TIMELINE TBD DISTRICT PLAN. DISTRICT PLANNING FRAMEWORK ETOD SYSTEMWIDE CRESTVIEW TOD PLAN UPDATE TIMELINE TBD TIMELINE TBD CHART KEY PLANNING PROCESS SCOPING AND COST ESTIMATING DEVELOPMENT AND/OR ENGAGEMENT REVIEW AND/OR ADOPTION DATES FOR REVIEW AND/OR ADOPTION CITY COUNCIL Updated 4/10/25 04 Staff briefing regarding the timeline for Planning Department planning initiatives1 of 1
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 …
M E M O R A N D U M TO: Mayor and City Council THROUGH: Stephanie Hayden-Howard, Assistant City Manager FROM: Mandy DeMayo, Interim Director, Housing Department DATE: April 25, 2025 SUBJECT: SMART Housing Program – Staff Response (Resolution No. 20230720-129) The purpose of this memorandum is to respond to Resolution No. 20230720-129 regarding amendments to the Safe, Mixed-Income, Accessible, Reasonably-priced, Transit-Oriented (SMART) Housing program. The resolution directed the City Manager to identify fees eligible for waiver in the annual fee ordinance and pursue any additional administrative updates to improve program effectiveness. The amendments related to fee waivers have been completed by the Development Services Department and were approved in Ordinance No. 20240201-053. This memorandum outlines the Housing Department’s recommendations for further administrative amendments. Housing staff have identified and drafted proposed amendments to improve the SMART Housing Program’s operation and functionality. Staff presented the draft amendments to the Codes and Ordinances Joint Committee on April 16th and will present to the Planning Commission on April 29th before being brought forward for the City Council’s consideration with an anticipated public hearing scheduled for the May 22nd City Council meeting. As a result, the draft amendments are subject to further changes. Staff proposes to: • • Amend the Median Family Income (MFI) requirements for rental housing from 80% MFI to 60% MFI, and allow income averaging to achieve the required MFI level Amend the certification process to align with the standard affordable housing certification process outlined in City Code section 4-18-25 • Remove numerous outdated or administratively infeasible provisions The proposed amendments are anticipated to have minimal programmatic impact. Additional resources would be needed to pursue more substantial revisions to the SMART Housing program, as the current resolution only addresses administrative updates to improve program effectiveness. A comprehensive update to the program would allow staff to evaluate substantial updates to existing requirements, consider extending the program’s scope, and weigh the budgetary impacts of changes to the program. However, this would require significant staff time across multiple departments, extensive community engagement, stakeholder involvement, third-party economic 02 C20-2023-037 - SMART Housing Updates Phase 2 1 of 2 PAGE: DATE: SUBJECT: 2 of 2 April 25, 2025 SMART Housing Program – Staff Response (Resolution No. 20230720-129) analysis, and internal evaluations. Accordingly, staff is currently assessing the resources necessary to undertake the comprehensive update. In the meantime, the proposed SMART Housing amendments being offered will …
REGULAR MEETING of the PLANNING COMMISSION TUESDAY, APRIL 22, 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. 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 3. Rezoning: Location: C14-2025-0038 - Oak Hill Apartments; District …
NEIGHBORHOOD PLAN AMENDMENT REVIEW SHEET NEIGHORHOOD PLAN: Oak Hill Combined (East Oak Hill) CASE#: NPA-2025-0025.01 DATE FILED: February 21, 2025 PROJECT NAME: Oak Hill Apartments PC DATE: August 22, 2025 ADDRESS/ES: 5526 W US Hwy 290 WB DISTRICT AREA: 8 SITE AREA: 14.441 Acres OWNER/APPLICANT: 5205 Acquisitions, LLC AGENT: Monte F. James, attorney CASE MANAGER: Maureen Meredith PHONE: (512) 974-2695 STAFF EMAIL: Maureen.Meredith@austintexas.gov TYPE OF AMENDMENT: Change in Future Land Use Designation From: Neighborhood Commercial To: Mixed Use Base District Zoning Change Related Zoning Case: C14-2025-0038 From: GR-CO-NP To: GR-MU-V-CO-DB90-NP NEIGHBORHOOD PLAN ADOPTION DATE: December 11, 2008 CITY COUNCIL DATE: TBD ACTION: PLANNING COMMISSION RECOMMENDATION: April 22, 2025 – (action pending) 02 NPA-2025-0025.01 - Oak Hill Apartments; District 81 of 22 STAFF RECOMMENDATION: To support the applicant’s request for Mixed Use land use. BASIS FOR STAFF’S RECOMMENDATION: Staff supports the applicant’s request for Mixed Use land use. Mixed use land use is appropriate along W. US 290 Highway. There is Mixed Use land use to the north and along the south side of W. US 290 Hwy. The applicant proposes a 201-unit apartment complex with ground floor commercial. LAND USE DESCRIPTIONS: EXISTING LAND USE: Neighborhood Mixed Use - Lots or parcels containing small‐scale retail or offices, professional services, convenience retail, and shopfront retail that serve a market at a neighborhood scale. PROPOSED LAND USE: Mixed Use - An area that is appropriate for a mix of residential and non‐residential uses. 02 NPA-2025-0025.01 - Oak Hill Apartments; District 82 of 22 Yes No Imagine Austin Decision Guidelines Complete Community Measures Imagine Austin Growth Concept Map: Located within or adjacent to an Imagine Austin Activity Center, Imagine Austin Activity Corridor, or Imagine Austin Job Center as identified the Growth Concept Map. Name(s) of Activity Center/Activity Corridor/Job Center: Yes Mobility and Public Transit: Located within 0.25 miles of public transit stop and/or light rail station. • Bus routes along service road Yes Mobility and Bike/Ped Access: Adjoins a public sidewalk, shared path, and/or bike lane. Yes Connectivity, Good and Services, Employment: Provides or is located within 0.50 miles to goods and services, and/or employment center. • Various commercial services along service road No No Connectivity and Food Access: Provides or is located within 0.50 miles of a grocery store/farmers market. Connectivity and Education: Located within 0.50 miles from a public school or university. • 1.2 miles from Oak Hill Elementary Yes Connectivity and …
ZONING CHANGE REVIEW SHEET CASE: C14-2025-0038 – Oak Hill Apartments DISTRICT: 8 ADDRESS: 5526 W US Highway 290 ZONING FROM: GR-CO-NP TO: GR-MU-V-CO-DB90-NP SITE AREA: 14.441 acres PROPERTY OWNER: 5205 Acquisitions, LLC (Manny Farahani) AGENT: Monte F. James, Attorney CASE MANAGER: Marcelle Boudreaux (512-974-8094, marcelle.boudreaux@austintexas.gov) STAFF RECOMMENDATION: The Staff recommendation is to grant community commercial– vertical mixed use building – conditional overlay - density bonus 90 - neighborhood plan (GR-V-CO- DB90-NP) combining district zoning. The Conditional Overlay would prohibit the following uses permitted within the GR base zoning district: Automotive repair services; Custom manufacturing; Exterminating services; Service station. Staff recommends granting the applicant’s modification request to provide 50% of the required pedestrian-oriented commercial or civic space. PLANNING COMMISSION ACTION / RECOMMENDATION: April 22, 2025: CITY COUNCIL ACTION: ORDINANCE NUMBER: ISSUES: In December 2023, Ordinance No. 20220609-080, Ordinance No. 20221201-056 and Ordinance No. 20221201-055 were invalidated. On March 11, 2024, Ordinance No. 20240229-073, was enacted to create the “DB90” combining district, which amended City 03 C14-2025-0038 - Oak Hill Apartments; District 81 of 13 Code Title 25 (Land Development) to create a new zoning district for a density bonus program that grants 30 feet in height above the base zoning district, to a maximum of 90 feet, and modifies site development regulations including compatibility standards. The Conditional Overlay to establish prohibited uses was established during the Neighborhood Plan rezonings for East Oak Hill. The conditions are requested by the applicant and recommended to be incorporated into this new rezoning by Staff. The applicant proposes a mixed use development with residential use and ground floor commercial development (see summary letter attached). The granting of the -V and of the - DB90 combining districts each allows for residential use in combination with the GR base district commercial uses. The applicant’s request for the -MU combining district designation is unnecessary for their intended purpose of development. Therefore, Staff recommends GR- V-CO-DB90-NP. The DB90 requirements include that 75% of a building with frontage on a principal street to allow for pedestrian-oriented commercial or civic uses, however, the Ordinance also allows for modification to this requirement when the site abuts certain roadways. This site abuts the frontage road for US Highway 290, which is categorized as Highway - an eligible roadway type to request this modification. Sidewalks are present on the frontage road. The site’s buildable area is limited due to creek buffer zone and floodplain …
MEMORANDUM TO: Planning Commission Members FROM: Jonathan Tomko, Principal Planner Planning Department DATE: April 16, 2025 SUBJECT: C14-2025-0034.SH - Waverly North (District 9) and NPA-2025-0019.01.SH - Waverly North (District 9) - Staff Request for Postponement of both Items The cases above have been scheduled for a public hearing during the April 22, 2025, Planning Commission Meeting. Staff requests a postponement of the above-referenced rezoning case, and the associated Plan Amendment Case the May 13, 2025 Planning Commission Meeting, so staff has the opportunity to properly re-notify the rezoning case. to This postponement request was made in a timely manner and meets the Planning Commission's policy. xc: Joi Harden, Zoning Officer 04 and 05 NPA-2025-0019.01.SH and C14-2025-0034.SH - Waverly North; District 91 of 1
NEIGHBORHOOD PLAN AMENDMENT REVIEW SHEET NEIGHORHOOD PLAN: East Cesar Chavez Neighborhood Plan and Plaza Saltillo TOD Station Area Plan CASE#: NPA-2025-0002.01 DATE FILED: January 23, 3035 PROJECT NAME: 1301, 1303, and 1305 E. 4th Street PC DATE: August 22, 2025 ADDRESS/ES: 1301, 1303, and 1305 E. 4th Street DISTRICT AREA: 3 SITE AREA: 0.4515 acres OWNER/APPLICANT: 1301 East 4th Street, LLC AGENT: Drenner Group, PC (Leah M. Bojo, AICP) CASE MANAGER: Maureen Meredith PHONE: (512) 974-2695 STAFF EMAIL: Maureen.Meredith@austintexas.gov TYPE OF AMENDMENT: Change in Future Land Use Designation No change to the future land use map. From: Specific Regulating District Proposed change is from TOD (Live/Work Flex) subdistrict to TOD (Mixed Use) subdistrict To: Specific Regulating District Base District Zoning Change Related Zoning Case: C14-2025-0019 From: TOD-NP (Live/Work Flex) To: TOD-NP (Mixed Use) NEIGHBORHOOD PLAN ADOPTION DATE: East Cesar Chavez Neighborhood Plan adopted May 13, 1999. Plaza Saltillo TOD Station Area Plan adopted December 11, 2008. CITY COUNCIL DATE: TBD ACTION: 06 NPA-2025-0002.01 - 1301, 1303, and 1305 E. 4th Street; District 31 of 24 PLANNING COMMISSION RECOMMENDATION: April 22, 2025 – (action pending) STAFF RECOMMENDATION: To support the applicant’s request for TOD Mixed Use subdistrict. BASIS FOR STAFF’S RECOMMENDATION: The applicant is proposing to amend the Land Use and Design Concept Plan map(s) in the Plaza Saltillo TOD Station Area Plan from Live/Work Flex to TOD Mixed Use so the project can participate in the Density Plus Height Bonus Program. This program will require the proposed multifamily development to reserve a minimum of 15% of the entire square footage as affordable, on-site units for those earning no more than 50% Medium Family Income (MFI). The current designation as Live/Work Flex does not allow the property to participate in this program. Staff supports the applicant’s request because of the property is located 0.2 miles from the Plaza Saltillo Station where increased density can be supported. The TOD Mixed Use is the highest density designation that will allow for more residential and commercial uses to be developed within ¼-mile of the Plaza Saltillo Station. LAND USE DESCRIPTIONS: EXISTING LAND USE: Specific Regulating District - This map designation is intended for areas that have an adopted regulating plan. This district will be identified on the Future Land Use Map, but is not considered a typical land use category. The purpose of this designation is to make the user aware of the Regulating …
ZONING CHANGE REVIEW SHEET CASE: 1301, 1303, 1305 East 4th Street (C14-2025-0019) DISTRICT: 3 ADDRESS: 1301, 1303, 1305 East 4th Street ZONING FROM: TOD-NP TO: TOD-NP (Live/Work Flex Subdistrict) (TOD Mixed Use Subdistrict) SITE AREA: approximately 0.4515 acres (approximately 19,667 square feet) PROPERTY OWNER: 1301 East 4th Street, LLC AGENT: Drenner Group, PC (Leah Bojo) CASE MANAGER: Jonathan Tomko (512) 974-1057, jonathan.tomko@austintexas.gov STAFF RECOMMEDATION: Staff recommends granting transit oriented development-neighborhood plan (TOD-NP) combining district zoning (TOD Mixed Use Subdistrict). See the basis of recommendation section below for more information. PLANNING COMMISSION ACTION / RECOMMENDATION: April 22, 2025: Case is scheduled to be heard by Planning Commission CITY COUNCIL ACTION: TBD ORDINANCE NUMBER: N/A ISSUES: N/A CASE MANAGER COMMENTS: The subject tract is currently an approximately 9,500 square foot sheet metal warehouse utilized for pedicab storage and dispatch. To the north, across East 4th Street is Cosmic Saltillo, a cocktail lounge/coffee shop that serves food, has an outdoor patio, and a surface parking lot. To the east, are two single family homes used as commercial office/retail, recently rezoned through zoning case C14- 2023-0153 (1307 and 1309 East 4th Street), see area case histories section below. To the south, across the alley are three residential duplexes, with B units fronting the alley to the rear. To the west, across Attayac Street is T3 Eastside, a 3-story large office of approximately 93,000 square feet constructed in approximately 2023. The subject tract is less than 500 feet from the Plaza Saltillo Red Line Station. The property currently contains zero dwelling units per acre. Target residential densities to support robust fixed-route or dedicated transit in an urban center are within the range of 75 to 150 dwelling units per acre within ½ mile radius of the station area. Without an increase in density, and additional more intense mixed-use development as parcels redevelop within the station area, the CapMetro Red Line and associated connecting bus service may under-perform. A review of the subdistrict map within the regulating plan indicated a substantial amount of property zoned TOD Mixed Use Subdistrict on the north side of the station area, much further away from the 07 C14-2025-0019 - 1301, 1303, and 1305 E. 4th Street; District 31 of 16 station area. The TOD Mixed Use Subdistrict is found more than 3 times as far away from the station as the subject tract. This distribution is not uniform and there …
MEMORANDUM TO: Planning Commission Members FROM: Jonathan Tomko, Principal Planner Planning Department DATE: April 16, 2025 SUBJECT: C14-2025-0030 - 1201 East 11th Street (District 1) and UPR for East 11th and 12th Street Urban Renewal Area Modification #13 (District 1) - Staff Request for Postponement of both Items The cases above have been scheduled for a public hearing during the April 22, 2025, Planning Commission Meeting. Staff requests a postponement of the above-referenced rezoning case, and the associated Plan Amendment Case (East 11th the May 27, 2025 and 12th Street Urban Renewal Area Modification #13) Planning Commission Meeting, so staff has the opportunity to conduct additional due diligence before developing a staff recommendation. to This postponement request was made in a timely manner and meets the Planning Commission's policy. xc: Joi Harden, Zoning Officer 08 and 09 East 11th & 12th Street Urban Renewal Area Modification #13 - East 11th and 12th Street Urban Renewal Plan Amendment; District 1 and C14-2025-0030 - 1201 East 11th Street; District 11 of 1
MEMORANDUM TO: Planning Commission Members FROM: Jonathan Tomko, Principal Planner Planning Department DATE: April 16, 2025 SUBJECT: C14-2025-0026 - Lake Austin Boulevard (District 10) Staff Request for Postponement The case above has been scheduled for a public hearing during the April 22, 2025, Planning Commission Meeting. Staff requests a postponement of the above-referenced the May 27, 2025 Planning Commission Meeting, so that the associated Neighborhood Plan Amendment Case has a chance to be on the same agenda. rezoning case, to This postponement request was made in a timely manner and meets the Planning Commission's policy. xc: Joi Harden, Zoning Officer 10 C14-2025-0026 - Lake Austin Boulevard; District 101 of 1
**************************************************************************** TO: Planning Commission Members MEMORANDUM FROM: Beverly Villela, Senior Planner, Current Planning Division Planning Department DATE: April 16, 2025 RE: C14-2024-0160 (1000 Red River) Postponement Request **************************************************************************** The staff would like to request an indefinite postponement of the above mentioned case to continue the review of this case. The postponement request was made in a timely manner and meets the Planning Commission’s policy. 11 C14-2024-0160 - 1000 Red River; District 91 of 1
ZONING CHANGE REVIEW SHEET CASE: C14-2024-0155 – 1501-1603 Shoal Creek Boulevard DISTRICT: 9 ZONING FROM: GO-ETOD-DBETOD (Tract 1) and LO-ETOD-DBETOD (Tract 2) ZONING TO: GO-V-ETOD-DBETOD (Tract 1) and LO-MU-V-ETOD-DBETOD (Tract 2), and to modify the Pedestrian-Oriented Commercial Spaces requirement per Section 25-2-654 (G)(4)(f) ADDRESS: 1501, 1507, 1509, 1511, 1601, and 1603 Shoal Creek Blvd. SITE AREA: 1.418 acres PROPERTY OWNER: Shoal Creek Development, LLC AGENT: Drenner Group, PC (Leah M. Bojo) CASE MANAGER: Nancy Estrada, 512-974-7617, nancy.estrada@austintexas.gov STAFF RECOMMENDATION: The Staff recommendation is to grant general office – vertical mixed use building – equitable transit-oriented development – density bonus equitable transit-oriented development (GO-V-ETOD-DBETOD) combining zoning district on Tract 1, and limited office – vertical mixed use building – equitable transit-oriented development – density bonus equitable transit-oriented development (LO-V-ETOD-DBETOD) combining zoning district on Tract 2. Staff recommends granting the modification request to not provide ground floor Pedestrian-Oriented Commercial Space (to provide 0% of the requirement). PLANNING COMMISSION ACTION / RECOMMENDATION: April 22, 2025: March 25, 2025: APPROVED A POSTPONEMENT REQUEST BY THE NEIGHBORHOOD TO APRIL 22, 2025 [A. AZHAR; F. MAXWELL – 2nd] (11-0) CITY COUNCIL ACTION: ORDINANCE NUMBER: 12 C14-2024-0155 - 1501-1603 Shoal Creek Boulevard; District 91 of 41 C14-2024-0155 ISSUES: 2 The site is adjacent to an area of steep slopes of limestone rock overlaying erodible clay material. A rimrock Critical Environmental Feature has been identified along a portion of these slopes. However, the stability of the slope at this site and the potential impact of the proposed development has not been evaluated by the Watershed Protection Department environmental staff. When development is proposed within the standard 150 ft buffer of the rimrock through a site plan or subdivision application, the Watershed Protection Department typically requires a geotechnical report from the applicant and reviews the site plan for compliance with the recommendations of the geotechnical engineer. The Watershed Protection Department does not require analysis of steep, potentially unstable slopes that do not meet the specific criteria of rimrock/bluff Critical Environmental Features. Signatures of adjacent property owners have been submitted in response to the above- referenced rezoning case, opposing a rezoning of the property to anything other than SF-3, GO-ETOD-DBETOD for Tract 1, and LO-ETOD-DBETOD for Tract 2. The petition includes 43.73% of eligible signatures and meets the 20% threshold for a valid petition. Petition materials and comment response forms are located at the end of the Staff report. Please …
ZONING CHANGE REVIEW SHEET CASE: C14-2024-0174 - Gilfillan House Adaptive Reuse DISTRICT: 9 ZONING FROM: GO-H-ETOD-DBETOD ZONING TO: GR-H-ETOD-DBETOD ADDRESS: 603 West 8th St SITE AREA: 0.4158 acres (18, 112 sq. ft.) PROPERTY OWNER: 2015 Austin Gilfillan LP (Rene Campos) AGENT: Armbrust & Brown, PLLC (Michael Whellan) CASE MANAGER: Cynthia Hadri 512-974-7620, Cynthia.hadri@austintexas.gov STAFF RECOMMENDATION: The staff recommendation is to grant community commercial – historic landmark – equitable transit-oriented development – density bonus equitable transit-oriented development (GR-H-ETOD-DBETOD) combining district zoning and to remain in Subdistrict 1. PLANNING COMMISSION ACTION / RECOMMENDATION: April 22, 2025: CITY COUNCIL ACTION: ORDINANCE NUMBER: ISSUES: The applicant and Old Austin Neighborhood Association (OANA) have agreed to the following conditional and prohibited uses for the conditional overlay: Conditional Uses: Community Recreation (private) Community Recreation (public) Prohibited Uses: Alternative Financial Services Automotive Washing (Of Any Type) Bail Bond Services Commercial Off-Street Parking Consumer Repair Services Counseling Services Custom Manufacturing 13 C14-2024-0174 - Gilfillan House Adaptive Reuse; District 91 of 17 C14-2024-0174 2 General Retail Sales (Convenience) Indoor Sports and Recreation Hotel-Motel Local Utility Services Outdoor Entertainment Outdoor Sports and Recreation Pawn Shop Services Pedicab Storage and Dispatch Performance Venue Pet Services Plant Nursery Telecommunications Tower The staff agrees with these prohibited and conditional uses. 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 …
**************************************************************************** TO: Planning Commission Members MEMORANDUM FROM: Beverly Villela, Senior Planner, Current Planning Division Planning Department DATE: April 16, 2025 RE: C14-2024-0168 (6201 Crow Lane) Postponement Request **************************************************************************** Staff requests a postponement of the above referenced case from the April 22, 2025 Planning Commission hearing to the May 13, 2025 hearing date to ensure that the case can be properly notified. The postponement request was made in a timely manner and meets the Planning Commission’s policy. 14 C14-2024-0168 - 6201 Crow Lane; District 21 of 1
Airport and Oak Springs: East MLK Neighborhood Plan Contact Team Question and Answer Report The need for more retail in this area so that residents can get the services they need near the homes which exist and are being developed. Why is it necessary to waive the ground floor retail? Housing is critical to supporting and sustaining retail and commercial uses. Residents who live near a store are likeliest to continue to patronize that store on an ongoing basis. Additionally, as new residents join a community, they increase the demand for commercial amenities – and thus help support the creation of new businesses in the area. While the applicant has not yet made a final determination regarding whether to proceed as a fully residential building or as a mixed-use building, they have requested that the city waive the ground-floor commercial design requirement, for three main reasons. First, while the property in this case (shown in yellow in Figure 1) has frontage on both Airport Boulevard and Oak Springs Drive, its Airport frontage is more limited. Though Oak Springs features a small number of businesses today, it primarily consists of residential properties – and the applicant believes a residential project may ultimately be appropriate at this location, as well. If there is strong demand among businesses seeking space at time of development, the applicant could still proceed with commercial space. If not, allowing a fully residential project would alleviate the risk of underutilized or vacant commercial space. Second, the applicant believes a fully residential project will help add new residents to boost demand for existing area businesses and build demand for future businesses, as well. The Airport Boulevard and Oak Springs Drive features a number of existing commercial spaces that this project could help support. There are also relatively few multifamily properties in the surrounding area today (as shown in orange in Figure 1 below). This project would help provide the additional housing needed to support area businesses. Third, city regulations, as currently written, would require the applicant to design the ground-floor commercial space oriented toward the limited Airport Boulevard frontage. This would likely mandate a site layout and orientation that may create unnecessary circulation and congestion issues. As noted, the waiver would not prohibit ground-floor commercial, but would instead allow the applicant to evaluate the site with these considerations in mind. Figure 1. The Site and Surrounding Multifamily Properties …
************************************************************************ MEMORANDUM TO: Awais Azhar, Chair Planning Commission Members FROM: Cynthia Hadri Planning Department DATE: April 16, 2025 RE: C14-2025-0003 – 6th and Walsh Postponement Request by Applicant ************************************************************************ The case above has been scheduled for the April 22, 2025, Planning Commission hearing. Applicant requests a postponement of the above referenced rezoning case from the April 22, 2025, Planning Commission hearing to the (June 10, 2025) hearing, to allow time for the applicant to amend the application. 16 C14-2025-0003 - 6th and Walsh; District 91 of 2 • Outlook Re: C14-2025-0003 -6th and Walsh Grooms <tgrooms@manifoldre.com> time Tyler Thu 4/17/2025 Organizer Meeting Location Microsoft My response Accepted Hadri, attendees Required 3:51 PM sent Wed 4/16/2025 Message Grooms, Tyler Teams Meeting 10:00 AM -10:30 AM Cynthia, Mila Santana I Cynthia, External Email -Exercise Caution Thank you for the update. Planning case. Commission hearing Manifold Development, on Zoning Case C14-2025-0003 LLC hereby requests an Applicant Postponement for the to June 10, 2025, in order to amend our zoning Best, Mila Santana Mila Santana (512) 566-8814 1608 W 5th Street, Suite I Development I msantana@manifoldre.com I Manifold Associate Real Estate 230, Austin, TX 78703 I www.manifoldre.com 16 C14-2025-0003 - 6th and Walsh; District 92 of 2
