ZONING CHANGE REVIEW SHEET CASE: C14-2025-0044– 1700 South Congress DISTRICT: 9 ADDRESS: 1700 South Congress Avenue ZONING FROM: CS-V-CO-ETOD-DBETOD-NP TO: CS-1-V-CO-ETOD-DBETOD-NP SITE AREA: 0.0619 acres PROPERTY OWNER: DCW Properties, Ltd. (Susan Helgren) AGENT: Armbrust & Brown, PLLC (Richard T. Suttle, Jr.) CASE MANAGER: Marcelle Boudreaux (512-974-8094, marcelle.boudreaux@austintexas.gov) STAFF RECOMMENDATION: The Staff recommendation is to grant commercial– liquor sales – vertical mixed use building - conditional overlay – equitable transit-oriented development – density bonus ETOD – neighborhood plan (CS-1-V-CO-ETOD-DBETOD-NP) combining district zoning. The Conditional Overlay subjects the property to the following conditions: 1. Parking is prohibited in a required front yard; and 2. The following use is a conditional use: • A general retail sales (general) use that exceeds 20,000 square feet in gross floor area. PLANNING COMMISSION ACTION / RECOMMENDATION: May 13, 2025: CITY COUNCIL: ORDINANCE NUMBER: ISSUES: The Conditional Overlay to define certain conditions was established during the Neighborhood Plan rezonings for Bouldin Creek Neighborhood Plan area in 2002. The conditions are requested to be continued by the applicant and recommended to be incorporated into this new rezoning by Staff. 10 C14-2025-0044 - 1700 South Congress; District 91 of 13 CASE MANAGER COMMENTS: The subject rezoning area is approximately 2,697 square feet (or .0619 acres) and is developed with an occupied commercial space (Yellow Rose – Kendra Scott, a general retail sales (convenience) use. The rezoning area is situated at the southwest corner of South Congress Avenue and E. Milton Street. South Congress Avenue is designated as an Activity Corridor, as identified on the Growth Concept Map in the Image Austin Comprehensive Plan, and is an ASMP level 3 transit priority street. Development around the immediate intersection, running north and south along South Congress Avenue, is a bustling corridor generally characterized by diverse commercial uses, including restaurants, limited restaurants, general retail sales (convenience), personal services, financial services, and hotel-motel use, amongst others, and fire station (CS-V-CO-ETOD-DBETOD-NP; CS-MU- V-ETOD-DBETOD-NP; P-NP). To the west, with frontage onto Eva Street are single family residential and duplex residential uses (SF-3-NP). Please refer to Exhibits A (Zoning Map), A-1 (Aerial View). The Applicant proposes to rezone the property to commercial – liquor sales – vertical mixed use building – conditional overlay – equitable transit-oriented development – density bonus ETOD – neighborhood plan (CS-1-V-CO-ETOD-DBETOD-NP) combining district to allow an existing 2,657-square-foot retail space to also establish a cocktail lounge. A cocktail lounge is a permitted …
ZONING CHANGE REVIEW SHEET CASE: C14-2025-0042 (9117 Northgate Rezone) DISTRICT: 4 ADDRESS: 9117 Northgate Boulevard ZONING FROM: GO-CO-NP TO: GR-CO-NP SITE AREA: 1.0662 acres PROPERTY OWNER: Nuraminco Inc.(Abdul Patel) APPLICANT/AGENT: Land Answers, Inc. (Tamara Mitchell) CASE MANAGER: Sherri Sirwaitis (512-974-3057, sherri.sirwaitis@austintexas.gov) STAFF RECOMMEDATION: Staff recommends GR-CO-NP, Community Commercial-Conditional Overlay- Neighborhood Plan Combining District, zoning. The conditional overlay will prohibit Automotive Rentals, Automotive Sales, Automotive Washing (of any type) and Service Station uses on the property. PLANNING COMMISSION ACTION / RECOMMENDATION: May 13, 2025 CITY COUNCIL ACTION: ORDINANCE NUMBER: 11 C14-2025-0042 - 9117 Northgate Rezone; District 41 of 11 ISSUES: N/A CASE MANAGER COMMENTS: The property in question is a grassy, undeveloped tract of land that slopes steeply to the south. There is floodplain covering the southern boundary of the site with a natural detention/culvert (Little Walnut Creek). There are multifamily residential developments to the north, south and west zoned MF-3-NP. To the south, there is a retail center zoned GR- NP. The applicant is requesting a rezoning from GO-CO-NP to GR-CO-NP to develop a restaurant on this 1.07 acre parcel. This property is located within the North Austin Civic Association (NACA) Neighborhood Plan. The current and use designation on the FLUM is Commercial land use. Therefore, a plan amendment is not required and the proposed zoning is consistent with the FLUM designation. The staff is recommending GR-CO-NP, Community Commercial-Conditional Overlay- Neighborhood Plan Combining District zoning. The staff is proposing a conditional overlay to prohibit automotive and service station uses in this case because property contains floodplain and is located adjacent to existing residential developments. The proposed rezoning will allow for additional services within walking distance of higher density residential uses. There is Capital Metro bus service along Northgate Boulevard (Routes 324 & 481) and the site under consideration is located across from a Capital Metro bus stop (#3155 – 9120 Northgate/Rundberg). This property is within 0.07 miles of the Rundberg Lane/Ferguson Activity Corridor and 0.10 miles of the North Burnet/Gateway Station Regional Center. The applicant agrees with the staff’s recommendation. BASIS OF RECOMMENDATION: 1. The proposed zoning should be consistent with the purpose statement of the district sought. Community Commercial district is intended for office and commercial uses serving neighborhood and community needs, including both unified shopping centers and individually developed commercial sites, and typically requiring locations accessible from major traffic ways. Conditional Overlay combining district may be applied in …
Michele Haussmann PRINCIPAL Michele@LandUseSolutionsTX.com May 6, 2025 Ms. Marcelle Boudreaux Planning Department City of Austin VIA Electronic Mail Marcelle.Bourdreaux@austintexas.gov Postponement Request – Approximately 5.212 acres located at 1700 South Re: Lamar Boulevard, in the City of Austin, Travis County, Texas (“Property”) Zoning Case Number: C14-2024-0163 Dear Ms. Boudreaux: As representatives of the owner and developer of the above stated Property, SL 1700 South Lamar LP (“Applicant”), the Zilker Neighborhood Association and I jointly respectfully request a postponement of the May 13, 2025 Planning Commission public hearing to the June 24, 2025 meeting date. The purpose of the postponement request is to continue working with the Zilker Neighborhood Association. Please contact me if you have any questions or need additional information. Thank you for your time and assistance with the postponement request. Respectfully, Michele Haussmann CC: Drew Zerdecki, Zilker Neighborhood Association, via electronic mail Will Jenkins, SL 1700 South Lamar LP, via electronic mail Jamie Cantrell, SL 1700 South Lamar LP, via electronic mail Dylan Coons, Land Use Solutions, via electronic mail 12 C14-2024-0163 - 1700 South Lamar; District 91 of 1
ZONING CHANGE REVIEW SHEET CASE: C814-2008-0165.01 (East Riverside PUD Amendment #1) DISTRICT: 9 ADDRESS: 222 E. Riverside Drive ZONING FROM: PUD TO: PUD* *The applicant is requesting a PUD amendment for an increase in height from 96 feet to 200 feet on Tract 1 to allow for a multifamily project with more units on the property (Please see Applicant’s Request Letter – Exhibit C). SITE AREA: 2.68 acres PROPERTY OWNER: CWS Riverside Square LP (Mary Ellen Barlow, Vice President) AGENT: Armbrust & Brown, PLLC (Richard T. Suttle, Jr.) CASE MANAGER: Sherri Sirwaitis (512-974-3057, sherri.sirwaitis@austintexas.gov) STAFF RECOMMEDATION: Staff recommends the 1st amendment to the East Riverside PUD to increase the maximum permitted height on Tract 1 to 200 feet, with the following conditions: 1) All residential and commercial development shall comply with Austin Energy Green Building Program (GBP) for a minimum two star rating. Certification from the GBP shall be met as specified by the version of the rating system current at the time of design. 2) Project will incorporate light pollution reduction criteria by committing to comply with Austin Energy Green Building ST7 Light Pollution Reduction criteria as a part of achieving 3-star Austin Energy Green Building Rating or other comparable criteria. 3) Project will incorporate bird friendly design criteria by committing to comply with Austin Energy Green Building STEL5 Bird Collision Deterrence criteria as a part of achieving 3-star Austin Energy Green Building Rating or other comparable criteria. 4) Landowner shall construct at Landowner’s expense a public reclaimed water system main extension from the adjacent property reclaimed water main. The reclaimed water main must either be extended from an adjoining reclaimed water main at the time of construction or capped at each end for future connection to a reclaimed water main by others. The public reclaimed water system main shall be temporarily connected to a public potable water main unless a serviceable reclaimed water main is available to the project. Total off- 13 C814-2008-0165.01 - East Riverside PUD Amendment #1; District 91 of 28 site construction of reclaimed water main shall not exceed 500 linear feet. The PUD shall be required to install a reclaimed water service and meters and connect to and utilize reclaimed water systems (purple pipe) for all irrigation, cooling, and toilet/urinal flushing uses in the PUD. 5) The applicant will be required to comply with Land Development Code § 2.5. Development Bonuses for any bonus …
MEMORANDUM TO: Planning Commission Members FROM: Jonathan Tomko, Principal Planner Planning Department DATE: May 7, 2025 SUBJECT: C814-06-0109.03 - Lakeshore PUD Amendment #3 (District 3) and C20-2025-001 Amendments to East Riverside Corridor Regulating Plan (District 3) Staff Request for Postponement to May 27, 2025 The cases above has been scheduled for a public hearing during 13, 2025, Planning Commission Meeting. Staff the above-referenced the May the opportunity Commission. the May requests a postponement of rezoning case and land development code amendment case to the rezoning case has to go to the Parks and Recreation Board before coming to Planning 27, 2025 Planning Commission Meeting, so This postponement request was made in a timely manner and meets the Planning Commission's policy. xc: Joi Harden, Zoning Officer 14 and 15 C814-06-0109.03 - Lakeshore PUD Amendment #3; District 3 and 15 C20-2025-001 - Amendments to the East Riverside Corridor Regulating Plan; District 31 of 1
PLANNING COMMISSION DOWNTOWN DENSITY BONUS REQUEST SITE PLAN REVIEW SHEET CASE NUMBER: SP-2023-0494C PLANNING COMMISSION HEARING DATE: May 13, 2025 PROJECT NAME: 701 W. 6th St. ADDRESS: 701 and 709 W. 6th Street and 512 Rio Grande Street APPLICANT: Richard T. Suttle Jr., Armburst & Brown, PLLC 100 Congress Ave. Ste. 1300, Austin, TX 78701 URBAN DESIGN STAFF: Jorge E. Rousselin, CNU-A Jorge.Rousselin@austintexas.gov Phone: (512) 974-2975 SITE PLAN CASE MANAGER: Chris Sapuppo Chris.Sapuppo@austintexas.gov Phone: (512) 978-4665 NEIGHBORHOOD PLAN: Downtown PROPOSED DEVELOPMENT: The applicant is requesting administrative approval for the construction of a 66-story mixed-use building comprised of retail and 413 residential units, garage parking, and streetscape improvements in accordance with the Downtown Density Bonus Program (DDBP). PROJECT REQUEST: In accordance with LDC Section 25-2-586(B)(6), the applicant is requesting, from City Council, additional floor to area ratio (FAR) from 15:1 to 30:1 for a proposed mixed-use building. The project is participating in the Downtown Density Bonus Program for bonus area up to 15:1 FAR to be granted administratively. PRIOR BOARD AND COMMISSION ACTION: Design Commission: September 23, 2024: The motion that the project 701 W 6th St, located at 701 and 709 West 6th Street and 510 and 512 Rio Grande Street, does not comply with the Urban Design Guidelines for the City of Austin in accordance with Land Development Code § 25-2-586 (C)(1)(a)(ii) was approved on Vice Chair Meiners’ motion, Commissioner Howard’s second on a 7-0-1 vote. Chair Salinas abstained. Commissioners Carroll, Ladner, and Lee were absent. Planning Commission: April 22, 2025 – Postponed to May 13, 2025 Council Public Hearing: May 22, 2025 16 SP-2023-0494C - 701 W. 6th St.1 of 5 SUMMARY STAFF RECOMMENDATION: Gatekeeper Requirements: To participate in the Downtown Density Bonus Program, projects must first satisfy the gatekeeper requirements as described in LDC 25-2-586(C)(1), which are: 1. To substantially comply with the Urban Design Guidelines 2. Execute a restrictive covenant committing to provide streetscape improvements along all public street frontages, consistent with the Great Streets Standards, and 3. Execute a restrictive covenant committing to achieve a minimum two-star rating under the Austin Energy Green Building program using the ratings in effect at the time the application is submitted. For this project, the applicant has provided sufficient documentation to meet the gatekeeper requirements, as outlined below: • The project will implement streetscape improvements consistent with Great Streets standards along West 6th Street and Rio Grande Street with …
CITY COUNCIL DOWNTOWN DENSITY BONUS REQUEST SITE PLAN REVIEW SHEET CASE NUMBER: SP-2024-0238C PLANNING COMMISSION HEARING DATE: May 13, 2025 PROJECT NAME: 305 W. MLK – Home2 ADDRESS: 305, 307, and 309 West Martin Luther King Jr. Boulevard OWNER: PA Hospitality – Austin Downtown, LP APPLICANT: Thrower Design (Victoria Haase) URBAN DESIGN STAFF: Jorge E. Rousselin, CNU-A Jorge.Rousselin@austintexas.gov Phone: (512) 974-2975 SITE PLAN CASE MANAGER: Randall Rouda randall.ruda@austintexas.gov Phone: (512) 978-4665 NEIGHBORHOOD PLAN: Downtown PROPOSED DEVELOPMENT: The applicant is requesting administrative approval for the construction of a 13-story hotel comprised of 168 rooms with retail, garage parking, and streetscape improvements in accordance with the Downtown Density Bonus Program (DDBP). PROJECT REQUEST: In accordance with LDC Section 25-2-586(B)(6), the applicant is requesting, from City Council, additional floor-to-area ratio (FAR) from 8:1 to 11:1 for a proposed hotel building. The project is participating in the DDBP for bonus area up to 8:1 FAR to be granted administratively. PRIOR BOARD AND COMMISSION ACTION: Design Commission: October 28, 2024: The motion that the project 305 W MLK, located at 305 West Martin Luther King Jr. Boulevard, does not comply with the Urban Design Guidelines for the City of Austin in accordance with Land Development Code § 25-2-586 (C)(1)(a)(ii) was approved with the following friendly amendments on motion by Commissioner Howard, seconded by Vice Chair Meiners on a 9-0-1 vote. Commissioner Carroll abstained. One vacancy on the dais. The friendly amendment from Vice Chair Meiners was that the project is not in compliance with the following Urban Design Guidelines: AW.5 – Incorporate Civic Art in Both Public and Private Development PS.1 – Protect the Pedestrian Where the Building Meets the Street PS.2 – Minimize Curb Cuts PS.4 – Reinforce Pedestrian Activity PS.6 – Enhance the Streetscape PS.7 – Avoid Conflicts between Pedestrians and Utility Equipment 17 SP-2024-0238C - 305 W. MLK – Home21 of 5 PS.9 – Provide Pedestrian-Scaled Lighting PS.10 – Provide Protection from Cars/Promote Curbside Parking PS.12 – Provide Generous Street-Level/Windows PS.13 – Install Pedestrian-Friendly Materials at Street Level B.2 – Provide Multi-Tenant, Pedestrian-Oriented Development at the Street Level B.3 – Accentuate Primary Entrances B.4 – Encourage the Inclusion of Local Character B.5 – Control On-Site Parking B.7 – Create Buildings with Human Scale The friendly amendment by Commissioner Wittstruck was to encourage the removal of the driveway along the principal street and provide access via the alley; and if not feasible, align …
PLANNING COMMISSION CONDITIONAL USE SITE PLAN & ENVIRONMENTAL VARIANCE REVIEW SHEET CASE NUMBER: SP-2022-1368D PC COMMISSION DATE: May 13, 2025 PROJECT NAME: Williamson Creek Interceptor ADDRESS: 5404 E William Cannon Dr DISTRICT: District 2 NEIGHBORHOOD PLAN: Williamson Creek, Franklin Park, East & West Congress WATERSHED: Williamson Creek (Suburban Watershed) AREA: 37.07 acres limits of construction APPLICANT: Craig McColloch, Capital Delivery Project Manager City of Austin, Capital Delivery Services 6800 Burleson Rd, Bldg 312, Ste 200 Austin, TX 78744 AGENT: CAS CONSULTING AND SERVICES, INC., Cece Oestrick, (512) 836-2388 CASE MANAGER: Meg Greenfield, (512) 978-4663, meg.greenfield@austintexas.gov EXISTING ZONING: ROW & P-NP PROPOSED USE: The proposed project is an Austin Water Capital Improvement Project for the replacement of the existing 60-year-old gravity wastewater interceptor using trenchless technology. The proposed project will replace existing 36-inch and 42-inch diameter pipes with approximately 72-inch diameter pipe using predominantly tunneling construction methods to reduce the adverse effects to the surrounding environment. All improvements will be underground except for a new odor control unit, electrical enclosure, and maintenance access for the odor control unit on the City owned property at the intersection of William Cannon Drive and Pleasant Valley Road. Water quality controls will be provided in this area. REQUEST: The applicant is proposing a gravity wastewater interceptor. A Land Use Commission Environmental Variance is required from LDC 25-8-261(E) for a utility line to be located parallel to and within the inner half of the CWQZ. A Land Use Commission variance is also required from 25-8-341 for cut over 4 feet. This project appears to go through many lots zoned P (Public) and is greater than one acre in size; therefore, a Conditional Use Permit may be required, according to the Land Development Code (Section 25-2-625). SUMMARY STAFF RECOMMENDATION: Staff recommends approval of this site plan. 18 SP-2022-1368D - Williamson Creek Interceptor; District 21 of 15 ENVIRONTMAL COMMISSION ACTION: This project went to Environmental Commission on September 18, 2024 for a recommendation on the two requested environmental variances. The Environmental Commission recommended approval with conditions (record attached). LEGAL DESCRIPTION: LEGAL DESCRIPTION OF 38.666 ACRES OF LAND IN THE SANTIAGO DEL VALLE GRANT, ABSTRACT NO. 24, TRAVIS COUNTY, TEXAS, BEING A PORTION OF A 466.17 ACRE TRACT CONVEYED TO THE CITY OF AUSTIN IN A WARRANTY DEED DATED MAY 1, 1962 AND RECORDED IN VOLUME 2453, PAGE 190 OF THE DEED RECORDS OF TRAVIS COUNTY, TEXAS AND A …
FY2025-2026 Capital Improvement Recommendations Item: XX Description: FY2025-2026 Capital Improvement Recommendations Background: Required by City Charter, Article X. Planning, Section 4. The Planning Commission – Powers and Duties: “The Planning Commission shall: (4) Submit annually to the city manager, not less than 90 days prior to the beginning of the budget year, a list of recommended capital improvements, which in the opinion of the commission are necessary or desirable to implement the adopted comprehensive plan or element or portion thereof during the forthcoming five-year period.” Summary of Item: These capital improvements are intended to further the City’s long-term vision and aspiration of being a “beacon of sustainability, social equity and economic opportunity; where diversity and creativity are celebrated; where community needs and values are recognized; where leadership comes from its citizens and where the necessities of life are affordable and accessible to all” (Imagine Austin Vision, p.2). Imagine Austin has eight Priority Programs that provide the structure and direction to implement the plan’s policies and actions: Invest in a compact and connected Austin Sustainably manage our water resources Continue to grow Austin’s economy by investing in our workforce, education systems, entrepreneurs, and local businesses Use green infrastructure to protect environmentally sensitive areas and integrate nature into the city Grow and invest in Austin’s creative economy Develop and maintain household affordability throughout Austin Create a Healthy Austin Program Revise Austin’s development regulations and processes to promote a compact and connected city This List of Recommendations is organized by these eight Priority Programs. In the lists below, items with an asterisk (*) are substantially the same from the FY 24-25 Capital Improvement Memo of Recommendations and remain relevant today. 19 Imagine Austin PC FY25-26 CIP Memo of Recommendations1 of 6 Invest in a Compact and Connected Austin Implement the Austin Strategic Mobility Plan (ASMP). * • • Align investments with the updated Bicycle Plan, Urban Trails Plan, and new Sidewalks, Crossings, and Shared Streets Plan. * • Continue to deliver Mobility Bond improvements funded in 2016, 2018, and 2020. * • Expand the amount of Vision Zero safety improvements to address the disproportionate share of people of color among severe crash victims in Austin. * • Prioritize capital renewal and maintenance of infrastructure that supports our mobility goals. * • Focus capital improvements and maintenance of infrastructure within areas that are intended to be …
Members of the Planning Commission, In 2004, after two years of hard work and biweekly meetings with renters, home owners, business owners, developers, fraternities and sororities, the University of Texas, and City a staff, plan was developed to create dense housing for students near the University of Texas and maintain a high quality of life in surrounding neighborhoods. The result of this careful planning and negotiation among varied interests was the University Neighborhood Overlay (UNO.) UNO has been extremely successful resulting in 28,000 new residents with affordable housing options in an area that was designed to be convenient to the University of Texas, pedestrian friendly, and safe. Recently, the City Council passed a resolution directing staff to make quality of life improvements to UNO and to expand the housing opportunities. Staff has attempted to follow Council direction, but we believe that the proposed height maximums of 600' and 420' are excessive and will result in luxury opportunities maximums we suggest more moderate priced student be selected that will for affordably housing, limiting height housing. Therefore, encourage the construction of reasonably priced student housing. Staff carefully limited the proposed UNO expansion to areas that are commercial or multifamily to maintain the mix of uses and housing types in the surrounding neighborhoods. Lately, there has been an organized effort coming from individuals and have no who are not stakeholders to expand the UNO to proposals object in the surrounding communities. or subdistrict areas beyond the staff proposal. We strongly interest height Heritage NA voted unanimously to endorse this letter on April 28, 2025. Respectfully, {)J�� laura Grim Heritage Neighborhood Association President 20 NPA-2025-0019.02 - UNO Update1 of 1
Ponce, Makayla From: Sent: To: Subject: Ponce, Makayla Thursday, May 1, 2025 4:31 PM Ponce, Makayla FW: Things in Staff Proposal that need to be changed to make a better plan: From: Mike McHone To: Garcia, Ella; Pani, Alan Cc: 'Mike McHone' Subject: FW: Things in Staff Proposal that need to be changed to make a better plan: HI Ella and Alan, This is the information from Safe Horns which came to the Technical Committee after the original draft. Please include it in the backup. Thanks for hosting the session this morning. Mike From: Joell Sullivan McNew To: Mike McHone Cc: Scott F. Burns; Jim Stephenson; Robert Tait; Cater Joseph; Sam Massaed Subject: Re: Things in Staff Proposal that need to be changed to make a better plan: Hello, Key Requests: (cid:44833) Incorporating CPTED into Streetscape (Item C): Alongside the existing streetscape language, we request the formal inclusion of Crime Prevention Through Environmental Design (CPTED) in the code language. This should include clear definitions of core CPTED principles and ensure that whenever CPTED strategies are implemented in the code, they are explicitly referenced within the relevant section. (cid:44833) CPTED Assessments: Instead of the proposed five-year assessment cycle, we advocate for three- year CPTED assessments, beginning with a baseline assessment within the first year to establish initial conditions. These recurring evaluations will ensure that properties remain well-maintained and that CPTED strategies continue to support a safer environment. (cid:44833) Opposition to the Proposed "Plaza": We do not support the closure of 23rd Street from the Artist Market to Rio Grande to establish a plaza. These adjustments will strengthen safety, enhance community engagement, and ensure proactive crime prevention measures are upheld in the revision. Thank you, Joell S McNew 1 20 NPA-2025-0019.02 - UNO Update1 of 49 President SafeHorns.org Outstanding Crime Prevention Citizen Award 2016 2 20 NPA-2025-0019.02 - UNO Update2 of 49 Ponce, Makayla From: Sent: To: Subject: Attachments: Ponce, Makayla Thursday, May 1, 2025 4:29 PM Ponce, Makayla FW: Things in Staff Proposal that need to be changed to make a better plan: DRAFT UNO Map_REV 250411.pdf From: Mike McHone To: Garcia, Ella; Pani, Alan Cc: 'Mike McHone'; 'Jim Stephenson'; 'Scott F. Burns' Subject: FW: Things in Staff Proposal that need to be changed to make a better plan: From: Mike McHone UAP Technical Subcommittee Report 1. The following development parameters are cri(cid:415)cal to restart UNO development in the wake of …
Improving Neighborhood Livability We envision the next iteration of UNO delivering even more gains for neighborhood livability. These improvements benefit not only students but also any staff, faculty, and long-term residents in the area. They also demonstrate to skeptics that density can enhance quality of life, not degrade it. West Campus can be a showcase of how abundant housing and great public spaces go hand-in-hand – a true 15-minute neighborhood for students. We urge the Council to champion these community benefit aspects as integral to the UNO expansion’s success. Pedestrian Infrastructure & Safety We support continuing to require UNO projects to contribute to safer, more walkable streets through wide, accessible sidewalks, street trees, pedestrian lighting, and benches. These improvements will enhance pedestrian safety and comfort, supporting increased residential density. Grocery & Daily Needs Access We enthusiastically support attracting a range of full-service grocery stores and additional fresh food markets to West Campus, addressing a longstanding community need. We encourage 10 20 NPA-2025-0019.02 - UNO Update15 of 49 Staff to think more broadly about attracting grocers of different scales, from small grocers like Royal Blue to mid-sized grocers like Wheatsville Coop to larger grocers like HEB. Active storefronts and grocery options will significantly enhance neighborhood safety and livability. Transit-Supportive Features UNO’s growth directly supports transit use by reducing car dependency. Maintaining above-ground parking maximums and encouraging high-density housing near transit hubs ensures affordability and contributes positively to climate and mobility goals. Public Realm & Community Amenities We recommend prioritizing investment in neighborhood amenities such as improved green roofs, landscaping, shade trees, community gardens, and park enhancements. Livable neighborhoods require quality outdoor community spaces, which UNO can significantly support. 11 20 NPA-2025-0019.02 - UNO Update16 of 49 Appendix A Rent Limits by the Bedroom MFI Limit Single Occupancy Double Occupancy Proposed 50% $882 $485/person Existing 50% $882 $485/person 60% $1,181 $649/person Rent Limits by the Unit MFI Limit 1-Bedroom 2-Bedroom 3-Bedroom 4-Bedroom 5-Bedroom Proposed 50% $1,102 $1,260 $1,417 $1,575 $1,701 Existing 50%* $882* 60%* $1,181* - - - - - - - - *Existing program requirements for properties electing to rent by the unit set a maximum rental price regardless of the number of bedrooms within the unit. 12 20 NPA-2025-0019.02 - UNO Update17 of 49 Figure 1. Calculated Break-Even Rent per Square Foot, With and Without Land Costs Eriksen, Michael D. and Orlando, Anthony W., Returns to Scale in Residential Construction: …
C20-2024-010 UNO Update Planning Commission May 13, 2025 Paul Books, Principal Planner Resolution Goals ▪ Provide quality, safe, affordable living for all, especially for students attending colleges and universities by: Increasing housing capacity, quality, and affordability Ensuring the area provides daily needs and services Supporting the implementation of light rail and mobility enhancements 6 Rezoning Process ▪ To update the regulations, staff proposes to create a new zoning district that incorporates the existing overlay with requested updates ▪ Rezoning requires notice to impacted properties and review by the Planning Commission and City Council at public hearings 10 Plan Amendment Process UNO is part of the Central Austin Combined Neighborhood Plan, an element of the Imagine Austin Comprehensive Plan Current Future Land Use Map 11 Proposed Applicability ▪ Expanded to include Commercial and Multifamily properties directly adjacent to the current boundaries ▪ UNO is a voluntary program ▪ Properties are mapped to a specific subdistrict 16 Site Development Standards Modified Proposed Existing Streetscape Pedestrian Zone dimensions prescribed by the Transportation Criteria Manual + UNO Street Furnishings 12’ sidewalk + UNO Street Furnishings Setbacks Uses No minimum unless necessary to ensure adequate Fire Department access 10’ maximum street yard except for public plaza/private common open space Residential Uses including Group Residential Hotel/Motel (with limitations) Modified Local Uses - only in first two stories Prohibits or makes conditional non-transit supportive uses Building Design UNO Design Standards 2-Star Rating under Austin Energy Green Building No minimum 10’ maximum street yard except for public plaza/private common open space Residential Uses including Group Residential Hotel/Motel – with limitations Local Uses - 20% of floor area UNO Design Standards 1-Star Rating under Austin Energy Green Building Screening Requirements for screening of trash receptacles and above- ground parking Requirements for placement of trash receptacles 18 New Lease and Redevelopment Requirements ▪ Density Bonus Lease & ▪ Amendments to 4-18: Redevelopment Requirements – Require dispersion of affordable units and equal access to amenities – Require tenant protections and redevelopment requirements for existing multifamily and certain commercial uses – Restrictions on early leasing – Limit the window of pre-lease and lease renewal offers – Delay of Occupancy Accommodations – Establish a baseline of accommodations for tenants whose units are not ready for occupancy by the start of the lease term – Windowless Bedroom Prohibition – Participating developments must commit to exterior windows in all bedrooms 20 Proposed Subdistricts Per Council’s …
C20-2024-010 REZONING, NEIGHBORHOOD PLAN, AND ORDINANCE AMENDMENT REVIEW SHEET Amendment: C20-2024-010 University Neighborhood Overlay (UNO) Update Description: Amend City Code Title 25 (Land Development) to repeal Article 3 Division 9 University Neighborhood Overlay District Requirements and to create Density Bonus University Neighborhood Overlay (-DBUNO) and rezone property generally located west of the University of Texas, east of Lamar Boulevard, south of 29th Street and north of Martin Luther King Jr. Boulevard to apply -DBUNO and amend the Central Austin Combined Neighborhood Plan, an element of the Imagine Austin Comprehensive Plan, to change the future land use map for the same property from multiple land use designations to High Density Mixed Use. Background: Initiated by City Council Resolution No. 20240418-077 and Resolution No. 2025-0130-057. The University Neighborhood Overlay, or UNO, was first adopted by Ordinance No. 040902-58 in 2004 to promote high-density, pedestrian-oriented redevelopment of the West Campus area that maintains the area's existing character and stimulates income- restricted affordable housing development. The overlay supersedes specific site development standards of the base zones and allows land uses to encourage development that serves the primarily student population of the area. This includes reduced required parking spaces, increased maximum allowable building height and bulk, and allowance for a mix of local, pedestrian-serving commercial uses. For a property to develop under UNO, additional requirements must be met, including providing affordable housing and adherence to stricter streetscape and design standards. These regulations were crafted through a robust community process involving residents and stakeholders. Since their original adoption, UNO regulations were amended in 2014 and 2019 through Ordinance No. 20140213-056 and Ordinance No. 20191114-067. The 2014 amendment allowed participating developments to rent by the bedroom and increased the affordability period from 15 to 40 years. Amendments in 2019 changed the second tier of maximum allowed building height available through the dedication of additional affordable housing units or bedrooms. These amendments demonstrate the commitment to updating UNO to address necessary changes that better serve students and the surrounding community. Since its adoption in 2004, the UNO overlay has facilitated the development of over 10,000 housing units or bedrooms and has led to the creation of 972 income-restricted bedrooms and 401 income-restricted units. In April 2024, the City Council adopted Resolution No. 20240418-077, which initiated amendments to the University Neighborhood Overlay (UNO). The Resolution included 29 distinct items for staff consideration, including amendments to the land development code, …
Transit Core Subdistrict • High-density residential development • Locates greatest density near the University of Texas campus and the planned light rail along Guadalupe Street • Incorporates parts of the previous Dobie, Guadalupe, and Inner West subdistricts 23 23 20 NPA-2025-0019.02 - UNO Update95 of 110 Inner West Subdistrict • High-density residential • Next closest subdistrict to the campus area • Expands Inner West and increases building height • Falls generally within the campus shuttle routes 24 24 20 NPA-2025-0019.02 - UNO Update96 of 110 Transit Core & Inner West Site Development Standards Height Bonus Impervious Cover Uses Proposed Transit Core Proposed Inner West Existing Inner West 540’ (600’ Max) 360’ (420’ Max) 175’ - 300’ Max 100% 100% 100% Residential, Local, Hotel/Motel (with Limitations) Residential, Local Residential, Local, Hotel/Motel (with Limitations) Above-Ground Parking Max. 3 Stories Community Benefits Choice of 1 3 Stories Choice of 1 Tower Spacing 20’ Stepback at a Height of 120’ 20’ Stepback at a Height of 120’ None None None 25 20 NPA-2025-0019.02 - UNO Update97 of 110 Transit Core & Inner West Gatekeeper Community Benefits Options ▪ Pedestrian-Oriented Commercial ▪ On-site Water Reuse System – 75% of frontage must contain pedestrian-oriented commercial uses – Projects would be ineligible for Fee-In- Lieu allowed under 25-9-414 (C) ▪ Grocery Store Use – Must contain min. 2,500 sf ▪ Transit-Supportive Infrastructure – Ex: 5,200 sf of space for a Traction Powered Substation (TPSS) – Only available in the Transit Core ▪ Green Roof – Must contain min. 4,000 sf and meet ECM performance standards ▪ Properties that provide more than 50% of bedrooms or units as affordable are exempt from community benefit requirements 26 20 NPA-2025-0019.02 - UNO Update98 of 110 Tower Spacing - Example 27 20 NPA-2025-0019.02 - UNO Update99 of 110 Tower Spacing ▪ 40ft step-back above 120ft in height from existing building of 120ft in height or greater; OR 20ft from a parcel with a maximum allowed building height greater than 120ft ▪ If the lot frontage is under 100ft then the maximum building coverage for portions of a building above 120ft is 65% 28 20 NPA-2025-0019.02 - UNO Update100 of 110 Outer West Subdistrict • More residential in character • Mid-rise development pattern • 15 to 20-minute walk to campus and with access to transit options • Provides a balance between the denser subdistricts close to the university and the lower-density neighborhoods …
Members of the Planning Commission, In 2004, after two years of hard work and biweekly meetings with renters, home owners, business owners, developers, fraternities and sororities, the University of Texas, and City a staff, plan was developed to create dense housing for students near the University of Texas and maintain a high quality of life in surrounding neighborhoods. The result of this careful planning and negotiation among varied interests was the University Neighborhood Overlay (UNO.) UNO has been extremely successful resulting in 28,000 new residents with affordable housing options in an area that was designed to be convenient to the University of Texas, pedestrian friendly, and safe. Recently, the City Council passed a resolution directing staff to make quality of life improvements to UNO and to expand the housing opportunities. Staff has attempted to follow Council direction, but we believe that the proposed height maximums of 600' and 420' are excessive and will result in luxury opportunities maximums we suggest more moderate priced student be selected that will for affordably housing, limiting height housing. Therefore, encourage the construction of reasonably priced student housing. Staff carefully limited the proposed UNO expansion to areas that are commercial or multifamily to maintain the mix of uses and housing types in the surrounding neighborhoods. Lately, there has been an organized effort coming from individuals and have no who are not stakeholders to expand the UNO to proposals object in the surrounding communities. or subdistrict areas beyond the staff proposal. We strongly interest height Heritage NA voted unanimously to endorse this letter on April 28, 2025. Respectfully, {)J�� laura Grim Heritage Neighborhood Association President 21 C20-2024-010 - UNO Update1 of 1
Ponce, Makayla From: Sent: To: Subject: Ponce, Makayla Thursday, May 1, 2025 4:31 PM Ponce, Makayla FW: Things in Staff Proposal that need to be changed to make a better plan: From: Mike McHone To: Garcia, Ella; Pani, Alan Cc: 'Mike McHone' Subject: FW: Things in Staff Proposal that need to be changed to make a better plan: HI Ella and Alan, This is the information from Safe Horns which came to the Technical Committee after the original draft. Please include it in the backup. Thanks for hosting the session this morning. Mike From: Joell Sullivan McNew To: Mike McHone Cc: Scott F. Burns; Jim Stephenson; Robert Tait; Cater Joseph; Sam Massaed Subject: Re: Things in Staff Proposal that need to be changed to make a better plan: Hello, Key Requests: (cid:44833) Incorporating CPTED into Streetscape (Item C): Alongside the existing streetscape language, we request the formal inclusion of Crime Prevention Through Environmental Design (CPTED) in the code language. This should include clear definitions of core CPTED principles and ensure that whenever CPTED strategies are implemented in the code, they are explicitly referenced within the relevant section. (cid:44833) CPTED Assessments: Instead of the proposed five-year assessment cycle, we advocate for three- year CPTED assessments, beginning with a baseline assessment within the first year to establish initial conditions. These recurring evaluations will ensure that properties remain well-maintained and that CPTED strategies continue to support a safer environment. (cid:44833) Opposition to the Proposed "Plaza": We do not support the closure of 23rd Street from the Artist Market to Rio Grande to establish a plaza. These adjustments will strengthen safety, enhance community engagement, and ensure proactive crime prevention measures are upheld in the revision. Thank you, Joell S McNew 1 21 C20-2024-010 - UNO Update1 of 49 President SafeHorns.org Outstanding Crime Prevention Citizen Award 2016 2 21 C20-2024-010 - UNO Update2 of 49 Ponce, Makayla From: Sent: To: Subject: Attachments: Ponce, Makayla Thursday, May 1, 2025 4:29 PM Ponce, Makayla FW: Things in Staff Proposal that need to be changed to make a better plan: DRAFT UNO Map_REV 250411.pdf From: Mike McHone To: Garcia, Ella; Pani, Alan Cc: 'Mike McHone'; 'Jim Stephenson'; 'Scott F. Burns' Subject: FW: Things in Staff Proposal that need to be changed to make a better plan: From: Mike McHone UAP Technical Subcommittee Report 1. The following development parameters are cri(cid:415)cal to restart UNO development in the wake of …
Improving Neighborhood Livability We envision the next iteration of UNO delivering even more gains for neighborhood livability. These improvements benefit not only students but also any staff, faculty, and long-term residents in the area. They also demonstrate to skeptics that density can enhance quality of life, not degrade it. West Campus can be a showcase of how abundant housing and great public spaces go hand-in-hand – a true 15-minute neighborhood for students. We urge the Council to champion these community benefit aspects as integral to the UNO expansion’s success. Pedestrian Infrastructure & Safety We support continuing to require UNO projects to contribute to safer, more walkable streets through wide, accessible sidewalks, street trees, pedestrian lighting, and benches. These improvements will enhance pedestrian safety and comfort, supporting increased residential density. Grocery & Daily Needs Access We enthusiastically support attracting a range of full-service grocery stores and additional fresh food markets to West Campus, addressing a longstanding community need. We encourage 10 21 C20-2024-010 - UNO Update15 of 49 Staff to think more broadly about attracting grocers of different scales, from small grocers like Royal Blue to mid-sized grocers like Wheatsville Coop to larger grocers like HEB. Active storefronts and grocery options will significantly enhance neighborhood safety and livability. Transit-Supportive Features UNO’s growth directly supports transit use by reducing car dependency. Maintaining above-ground parking maximums and encouraging high-density housing near transit hubs ensures affordability and contributes positively to climate and mobility goals. Public Realm & Community Amenities We recommend prioritizing investment in neighborhood amenities such as improved green roofs, landscaping, shade trees, community gardens, and park enhancements. Livable neighborhoods require quality outdoor community spaces, which UNO can significantly support. 11 21 C20-2024-010 - UNO Update16 of 49 Appendix A Rent Limits by the Bedroom MFI Limit Single Occupancy Double Occupancy Proposed 50% $882 $485/person Existing 50% $882 $485/person 60% $1,181 $649/person Rent Limits by the Unit MFI Limit 1-Bedroom 2-Bedroom 3-Bedroom 4-Bedroom 5-Bedroom Proposed 50% $1,102 $1,260 $1,417 $1,575 $1,701 Existing 50%* $882* 60%* $1,181* - - - - - - - - *Existing program requirements for properties electing to rent by the unit set a maximum rental price regardless of the number of bedrooms within the unit. 12 21 C20-2024-010 - UNO Update17 of 49 Figure 1. Calculated Break-Even Rent per Square Foot, With and Without Land Costs Eriksen, Michael D. and Orlando, Anthony W., Returns to Scale in Residential Construction: …
C20-2024-010 UNO Update Planning Commission May 13, 2025 Paul Books, Principal Planner Resolution Goals ▪ Provide quality, safe, affordable living for all, especially for students attending colleges and universities by: Increasing housing capacity, quality, and affordability Ensuring the area provides daily needs and services Supporting the implementation of light rail and mobility enhancements 6 Rezoning Process ▪ To update the regulations, staff proposes to create a new zoning district that incorporates the existing overlay with requested updates ▪ Rezoning requires notice to impacted properties and review by the Planning Commission and City Council at public hearings 10 Plan Amendment Process UNO is part of the Central Austin Combined Neighborhood Plan, an element of the Imagine Austin Comprehensive Plan Current Future Land Use Map 11 Proposed Applicability ▪ Expanded to include Commercial and Multifamily properties directly adjacent to the current boundaries ▪ UNO is a voluntary program ▪ Properties are mapped to a specific subdistrict 16 Site Development Standards Modified Proposed Existing Streetscape Pedestrian Zone dimensions prescribed by the Transportation Criteria Manual + UNO Street Furnishings 12’ sidewalk + UNO Street Furnishings Setbacks Uses No minimum unless necessary to ensure adequate Fire Department access 10’ maximum street yard except for public plaza/private common open space Residential Uses including Group Residential Hotel/Motel (with limitations) Modified Local Uses - only in first two stories Prohibits or makes conditional non-transit supportive uses Building Design UNO Design Standards 2-Star Rating under Austin Energy Green Building No minimum 10’ maximum street yard except for public plaza/private common open space Residential Uses including Group Residential Hotel/Motel – with limitations Local Uses - 20% of floor area UNO Design Standards 1-Star Rating under Austin Energy Green Building Screening Requirements for screening of trash receptacles and above- ground parking Requirements for placement of trash receptacles 18 New Lease and Redevelopment Requirements ▪ Density Bonus Lease & ▪ Amendments to 4-18: Redevelopment Requirements – Require dispersion of affordable units and equal access to amenities – Require tenant protections and redevelopment requirements for existing multifamily and certain commercial uses – Restrictions on early leasing – Limit the window of pre-lease and lease renewal offers – Delay of Occupancy Accommodations – Establish a baseline of accommodations for tenants whose units are not ready for occupancy by the start of the lease term – Windowless Bedroom Prohibition – Participating developments must commit to exterior windows in all bedrooms 20 Proposed Subdistricts Per Council’s …
C20-2024-010 REZONING, NEIGHBORHOOD PLAN, AND ORDINANCE AMENDMENT REVIEW SHEET Amendment: C20-2024-010 University Neighborhood Overlay (UNO) Update Description: Amend City Code Title 25 (Land Development) to repeal Article 3 Division 9 University Neighborhood Overlay District Requirements and to create Density Bonus University Neighborhood Overlay (-DBUNO) and rezone property generally located west of the University of Texas, east of Lamar Boulevard, south of 29th Street and north of Martin Luther King Jr. Boulevard to apply -DBUNO and amend the Central Austin Combined Neighborhood Plan, an element of the Imagine Austin Comprehensive Plan, to change the future land use map for the same property from multiple land use designations to High Density Mixed Use. Background: Initiated by City Council Resolution No. 20240418-077 and Resolution No. 2025-0130-057. The University Neighborhood Overlay, or UNO, was first adopted by Ordinance No. 040902-58 in 2004 to promote high-density, pedestrian-oriented redevelopment of the West Campus area that maintains the area's existing character and stimulates income- restricted affordable housing development. The overlay supersedes specific site development standards of the base zones and allows land uses to encourage development that serves the primarily student population of the area. This includes reduced required parking spaces, increased maximum allowable building height and bulk, and allowance for a mix of local, pedestrian-serving commercial uses. For a property to develop under UNO, additional requirements must be met, including providing affordable housing and adherence to stricter streetscape and design standards. These regulations were crafted through a robust community process involving residents and stakeholders. Since their original adoption, UNO regulations were amended in 2014 and 2019 through Ordinance No. 20140213-056 and Ordinance No. 20191114-067. The 2014 amendment allowed participating developments to rent by the bedroom and increased the affordability period from 15 to 40 years. Amendments in 2019 changed the second tier of maximum allowed building height available through the dedication of additional affordable housing units or bedrooms. These amendments demonstrate the commitment to updating UNO to address necessary changes that better serve students and the surrounding community. Since its adoption in 2004, the UNO overlay has facilitated the development of over 10,000 housing units or bedrooms and has led to the creation of 972 income-restricted bedrooms and 401 income-restricted units. In April 2024, the City Council adopted Resolution No. 20240418-077, which initiated amendments to the University Neighborhood Overlay (UNO). The Resolution included 29 distinct items for staff consideration, including amendments to the land development code, …
