PLANNING COMMISSION REGULAR CALLED MEETING THURSDAY, NOVEMBER 13, 2025 The Planning Commission convened in a regular meeting on Thursday, November 13, 2025, at Austin City Hall, Boards and Commissions, Room 1101, 301 W. Second Street, in Austin, Texas. Chair Woods called the Planning Commission Meeting to order at 6:02 p.m. Commissioners in Attendance: Alice Woods Casey Haney Imad Ahmed Brian Bedrosian Peter Breton Commissioners in Attendance Remotely: Nadia Barrera-Ramirez Joshua Hiller Anna Lan Adam Powell Danielle Skidmore Commissioners Absent: Patrick Howard Felicity Maxwell Ex-Officio Members in Attendance: Jessica Cohen Ex-Officio Members in Attendance: Candace Hunter 1 Vacancy on the Dais 1 PUBLIC COMMUNICATION: GENERAL Philip Wiley - Clarified the long history of ongoing historic district planning in Judges Hill and provided past city materials to show the area has been actively studied. APPROVAL OF MINUTES 1. Approve the minutes of the Planning Commission and City Council joint meeting on April 11, 2024, the minutes of the Planning Commission and City Council joint meeting on February 4, 2025, the minutes of the Planning Commission special called meeting on April 29, 2025, and the minutes of the Planning Commission regular meeting on October 28, 2025. The minutes from the meeting of April 11, 2024, February 4, 2025, April 29, 2025 and October 28, 2025, were approved on the consent agenda on Commissioner Breton’s motion, Commissioner Bedrosian’s second, on a 10-0 vote. Secretary Maxwell and Commissioner Howard was absent. 1 vacancy on the dais. PUBLIC HEARINGS 2. Plan Amendment: NPA-2025-0016.01 - P & P .72; District 3 Location: 905 Shady Lane, Boggy Creek Watershed; Govalle/Johnston Terrace Combined (Govalle) Neighborhood Planning Area Owner/Applicant: United Association Plumbers & Pipefitters Local #286 Agent: Request: Staff Rec.: Staff: Bennett Consulting (Rodney Bennett) Single Family to Mixed Use/Office land use Recommended Maureen Meredith, 512-974-2695, maureen.meredith@austintexas.gov Austin Planning The motion to approve Staff’s recommendation of Mixed Use/Office land use for NPA- 2025-0016.01 - P & P .72, located at 905 Shady Lane, was approved on the consent agenda on Commissioner Breton’s motion, Commissioner Bedrosian’s second, on a 10-0 vote. Secretary Maxwell and Commissioner Howard was absent. 1 vacancy on the dais. 3. Rezoning: Location: C14-2025-0073 - P & P .72; District 3 905 Shady Lane, Boggy Creek Watershed; Govalle/Johnston Terrace Combined (Govalle) Neighborhood Planning Area Owner/Applicant: United Association Plumbers & Pipefitters Local #286 Agent: Request: Staff Rec.: Staff: Bennett Consulting (Rodney Bennett) SF-3-NP to LO-MU-CO-NP Recommended Jonathan Tomko, 512-974-1057, …
REGULAR MEETING OF THE PLANNING COMMISSION TUESDAY, OCTOBER 28, 2025, AT 6 P.M. 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 and will be allowed up to three minutes to provide their comments. Registration no later than noon the day before the meeting is required for remote participation by telephone. To register to speak remotely, contact Ella Garcia, Staff Liaison, for questions regarding speaker registration at LandUseLiaison@austintexas.gov or by phone at 512- 978-0821. CURRENT COMMISSIONERS: Alice Woods, Chair (District 2) Casey Haney, Vice Chair (Mayor’s Representative) Felicity Maxwell, Secretary (District 5) Imad Ahmed, Parliamentarian (District 6) Anna Lan (Mayor’s Representative) Vacant (Mayor’s Representative) Patrick Howard (District 1) EX-OFFICIO MEMBERS: Nadia Barrera-Ramirez (District 3) Brian Bedrosian (District 4) Adam Powell (District 7) Peter Breton (District 8) Danielle Skidmore (District 9) Joshua Hiller (District 10) Jessica Cohen, Chair of Board of Adjustment TC Broadnax, City Manager EXECUTIVE SESSION (No public discussion) Candace Hunter, A.I.S.D. Board of Trustees Richard Mendoza, Director of Transportation and Public Works 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 Page 1 of 10 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, October 14, 2025. PUBLIC HEARINGS 2. Plan Amendment: NPA-2024-0016.05 - Shady Lane; District 3 Location: 500 Shady Lane, Colorado River Watershed; Govalle/Johnston Terrace (Govalle) Neighborhood Planning Area Owner/Applicant: Shady Lane at 5th & 7th, LLC Agent: Request: Staff Rec.: Staff: Alice Glasco Consulting (Alice Glasco) Industry to Mixed Use land use Applicant postponement request to December 9, 2025 Maureen Meredith, 512-974-2695, maureen.meredith@austintexas.gov Austin Planning 3. …
City of Austin Austin Planning 6310 Wilhelmina Delco Drive, Austin, TX 78752 P.O. Box 1088, Austin, TX 78767 -1088 (512) 974-2000 ♦ h ttp s:/ / w w w.au st in tex a s .g ov / d epa r tm e n t/ plan n in g - de part men t MEMORANDUM TO: Chair & Planning Commission Members FROM: Maureen Meredith, Senior Planner, Long-Range Planning Division Jonathan Tomko, Principal Planner, Current Planning Division DATE: October 21, 2025 RE: NPA-2024-0016.05 & C14-2025-0005_ 500 Shady Lane Govalle/Johnston Terrace Combined Neighborhood Planning Area The Applicant requests a postponement of the above-referenced cases from the October 28, 2025 hearing date to the December 9, 2025 hearing date. Please see Alice Glasco’s attached letter. The postponement request was made in a timely manner and meets the Planning Commission’s policy. Attachments: Alice Glasco’s letter Plan Amendment Map Zoning Map The City of Austin is committed to compliance with the Americans with Disabilities Act and will provide reasonable modifications and equal access to communications upon request. 02 NPA-2024-0016.05 - Shady Lane; District 31 of 4 The City of Austin is committed to compliance with the Americans with Disabilities Act and will provide reasonable modifications and equal access to communications upon request. 02 NPA-2024-0016.05 - Shady Lane; District 32 of 4 The City of Austin is committed to compliance with the Americans with Disabilities Act and will provide reasonable modifications and equal access to communications upon request. 02 NPA-2024-0016.05 - Shady Lane; District 33 of 4 The City of Austin is committed to compliance with the Americans with Disabilities Act and will provide reasonable modifications and equal access to communications upon request. 02 NPA-2024-0016.05 - Shady Lane; District 34 of 4
City of Austin Austin Planning 6310 Wilhelmina Delco Drive, Austin, TX 78752 P.O. Box 1088, Austin, TX 78767 -1088 (512) 974-2000 ♦ h ttp s:/ / w w w.au st in tex a s .g ov / d epa r tm e n t/ plan n in g - de part men t MEMORANDUM TO: Chair & Planning Commission Members FROM: Maureen Meredith, Senior Planner, Long-Range Planning Division Jonathan Tomko, Principal Planner, Current Planning Division DATE: October 21, 2025 RE: NPA-2024-0016.05 & C14-2025-0005_ 500 Shady Lane Govalle/Johnston Terrace Combined Neighborhood Planning Area The Applicant requests a postponement of the above-referenced cases from the October 28, 2025 hearing date to the December 9, 2025 hearing date. Please see Alice Glasco’s attached letter. The postponement request was made in a timely manner and meets the Planning Commission’s policy. Attachments: Alice Glasco’s letter Plan Amendment Map Zoning Map The City of Austin is committed to compliance with the Americans with Disabilities Act and will provide reasonable modifications and equal access to communications upon request. 03 C14-2025-0005 - Shady Lane; District 31 of 4 The City of Austin is committed to compliance with the Americans with Disabilities Act and will provide reasonable modifications and equal access to communications upon request. 03 C14-2025-0005 - Shady Lane; District 32 of 4 The City of Austin is committed to compliance with the Americans with Disabilities Act and will provide reasonable modifications and equal access to communications upon request. 03 C14-2025-0005 - Shady Lane; District 33 of 4 The City of Austin is committed to compliance with the Americans with Disabilities Act and will provide reasonable modifications and equal access to communications upon request. 03 C14-2025-0005 - Shady Lane; District 34 of 4
NEIGHBORHOOD PLAN AMENDMENT REVIEW SHEET NEIGHORHOOD PLAN: Govalle/Johnston Terrace Combined (Govalle) CASE#: NPA-2025-0016.01 DATE FILED: June 25, 2025 PROJECT NAME: P & P .72 PC DATE: October 28, 2025 September 23, 2025 ADDRESS/ES: 905 Shady Lane DISTRICT AREA: 3 SITE AREA: 0.71 acs OWNER/APPLICANT: UA Plumbers & Pipefitters Local 286 AGENT: Bennett Consulting (Rodney K. Bennett) CASE MANAGER: Maureen Meredith PHONE: (512) 974-2695 STAFF EMAIL: Maureen.Meredith@austintexas.gov TYPE OF AMENDMENT: Change in Future Land Use Designation From: Single Family To: Mixed Use/Office Base District Zoning Change Related Zoning Case: C14-2025-0073 SF-3-NP From: To: LO-MU-CO-NP NEIGHBORHOOD PLAN ADOPTION DATE: March 27, 2003 CITY COUNCIL DATE: TBD ACTION: PLANNING COMMISSION RECOMMENDATION: October 28, 2025 – (action pending) 04 NPA-2025-0016.01 - P & P .72; District 31 of 23 September 23, 2025 – Postponed to October 28, 2025 on the consent agenda at the request of the neighborhood. [I. Ahmed – 1st; F. Maxwell – 2nd] Vote: 9-0 [C. Haney, A. Lan, and P. Howard absent. One vacancy on the dais]. STAFF RECOMMENDATION: Staff supports the Applicant’s request for Mixed Use/Office land use. BASIS FOR STAFF’S RECOMMENDATION: Staff supports the applicant’s request for Mixed Use/Office land use. Although the future land use map shows Single Family land use to the north and east of the property, the underlying zoning of those tracts are LO-MU-NP and LO- CO-NP. The applicant’s request for LO-MU-CO-NP zoning with Mixed Use/Office land use is appropriate in this location. The Govalle/Johnston Terrace plan desires to keep single family zoning, but it also supports a balanced and varied land uses that encourages a mixed of residential and commercial uses within walking distances to each other. 04 NPA-2025-0016.01 - P & P .72; District 32 of 23 04 NPA-2025-0016.01 - P & P .72; District 33 of 23 LAND USE DESCRIPTIONS: EXISTING LAND USE: Single family - Single family detached or up to three residential uses at typical urban and/or suburban densities. Purpose 1. Preserve the land use pattern and future viability of existing neighborhoods; 2. Encourage new infill development that continues existing neighborhood patterns of development; and 3. Protect residential neighborhoods from incompatible business or industry and the loss of existing housing. Application 1. Existing single‐family areas should generally be designated as single family to preserve established neighborhoods; and 04 NPA-2025-0016.01 - P & P .72; District 34 of 23 2. May include small lot options (Cottage, Urban Home, Small Lot …
ZONING CHANGE REVIEW SHEET CASE: C14-2025-0073 (P & P .72) DISTRICT: 3 ADDRESS: 905 Shady Lane ZONING FROM: SF-3-NP TO: LO-MU-CO-NP SITE AREA: approximately .72 acres (approximately 31,363 square feet) PROPERTY OWNER: United Association Plumbers & Pipefitters Local #286 AGENT: Bennett Consulting (Rodney Bennett) CASE MANAGER: Jonathan Tomko (512) 974-1057, jonathan.tomko@austintexas.gov STAFF RECOMMEDATION: Staff recommends granting limited office-mixed use-conditional overlay-neighborhood plan (LO-MU-CO-NP) combining district zoning. See the basis of recommendation section below for more information. PLANNING COMMISSION ACTION / RECOMMENDATION: September 23, 2025: Applicant Postponement Request to October 28, 2025. October 28, 2025: Applicant Postponement Request to November 13, 2025. CITY COUNCIL ACTION: TBD ORDINANCE NUMBER: N/A ISSUES: N/A CASE MANAGER COMMENTS: The property in question is currently one single family home constructed in approximately 1946. To the east of the site is undeveloped land. To the south of the site are three single family homes constructed between approximately 1928 and 1946, and three duplexes constructed between approximately 1945 and 1958. To the west of the site (across Shady Lane) is an approximately 135,000 square foot two-story school constructed in approximately 1957, the Anita Ferrales Coy Facility, formerly known as the John T. Allan Facility. This property was rezoned through C14-2024-0019.SH, see area case histories below. To the north of the site is one two-story industrial building of approximately 22,000 square feet and one warehouse of approximately 8,000 square feet, both constructed in approximately 2015. The subject tract is approximately 1,200 feet southeast of the Springdale Station Imagine Austin Activity Center. The tract is also approximately 300 feet west of Airport Boulevard an Imagine Austin Activity Corridor. 05 C14-2025-0073 - P & P .72; District 31 of 11 BASIS OF RECOMMENDATION: Zoning should allow for reasonable use of the property. The request would allow for reasonable use of the subject tract. There is parking for the United Association Plumbers & Pipefitters Local #286 immediately to the north of the subject tract. While the area has been traditionally single family in nature there are more intense uses along Airport Boulevard and there is a substantial redevelopment planned across Shady Lane. Granting of the request should result in an equal treatment of similarly situated properties. In 2001 the property adjoining the subject tract to the east sought a rezoning from SF-3 to GR and was granted LO (see area case histories section below). Granting this request would result in an equal treatment …
NEIGHBORHOOD PLAN AMENDMENT REVIEW SHEET NEIGHORHOOD PLAN: Central Austin Combined (Hancock) CASE#: NPA-2025-0019.03 DATE FILED: July 17, 2025 PROJECT NAME: 1012 E 38th PC DATE: October 28, 2025 ADDRESS/ES: 1012 E. 38th St DISTRICT AREA: 9 SITE AREA: 0.1269 acres OWNER/APPLICANT: GDC-NRG IH35 LLC AGENT: Narrow Road Group (Griff Whalen) CASE MANAGER: Maureen Meredith PHONE: 512-974-2695 STAFF EMAIL: Maureen.Meredith@austintexas.gov TYPE OF AMENDMENT: Change in Future Land Use Designation From: Single Family To: Mixed Use/Office Base District Zoning Change Related Zoning Case: From: SF-3-CO-NP To: LO-MU-NP NEIGHBORHOOD PLAN ADOPTION DATE: August 26, 2004 CITY COUNCIL DATE: TBD ACTION: PLANNING COMMISSION RECOMMENDATION: October 28, 2025 – (action pending) 06 NPA-2025-0019.03 - 1012 E 38th; District 91 of 30 STAFF RECOMMENDATION: Staff supports the Applicant’s request for Mixed Use/Office land use. BASIS FOR STAFF’S RECOMMENDATION: The property is located approximately 300 feet from the west side IH-35 and is on the north side of E. 38th Street. The surrounding land uses are Mixed Use/Office land use to the north, Mixed Use to the east, and Single Family land use to the west. With the expansion of the IH-35, a section of the block to east of the property has been condemned for the highway expansion. Transitioning properties that are near the expansion of IH-35 to Mixed Use/Office could serve as a buffer between the Mixed Use land use and development to the east and the Single Family land use to the west of properties along Harmon Avenue. Staff believes the Applicant’s request for Mixed Use/Office land use is appropriate for this location. The Central Austin Combined Neighborhood Plan states the desire to preserve the single family land uses in the Hancock area. Staff believes because of the changing nature of the area transitioning this tract to Mixed Use/Office is appropriate. 06 NPA-2025-0019.03 - 1012 E 38th; District 92 of 30 LAND USE DESCRIPTIONS: EXISTING LAND USE: Single family - Detached or two family residential uses at typical urban and/or suburban densities Purpose 1. Preserve the land use pattern and future viability of existing neighborhoods; 2. Encourage new infill development that continues existing neighborhood patterns of development; and 3. Protect residential neighborhoods from incompatible business or industry and the loss of existing housing. Application 1. Existing single‐family areas should generally be designated as single family to preserve established neighborhoods; and 2. May include small lot options (Cottage, Urban Home, Small Lot Single Family) and …
ZONING CHANGE REVIEW SHEET CASE: C14-2025-0082 - 1012 E 38th St DISTRICT: 9 ZONING FROM: SF-3-CO-NP ZONING TO: LO-MU-NP ADDRESS: 1012 East 38th Street SITE AREA: 0.134 acres (5,837 sq. ft.) PROPERTY OWNER: GDC-NRG IH35 LLC AGENT: Narrow Road Group (Griff Whalen) CASE MANAGER: Cynthia Hadri 512-974-7620, Cynthia.hadri@austintexas.gov STAFF RECOMMENDATION: The staff recommendation is to grant limited office – mixed use – neighborhood plan (LO-MU-NP) combined district zoning. PLANNING COMMISSION ACTION / RECOMMENDATION: October 28, 2025: CITY COUNCIL ACTION: ORDINANCE NUMBER: ISSUES: N/A CASE MANAGER COMMENTS: The property in question is approximately 0.134 acres is currently zoned family residence – conditional overlay – neighborhood plan (SF-3-CO-NP) with access to East 38th street (level 1) and Harmon Avenue (level 1). The area is characterized as mixed use with commercial zonings to the west of Harmon Avenue and single family residential to the west. This property is in the Hancock Neighborhood Plan area and was zoned SF-3-CO-NP with the adoption of the Hancock Neighborhood Plan in 2004, Ordinance 040826-059. The Conditional Overlay (CO) designates a 30-foot, two-story maximum height. Please refer to Exhibits A (Zoning Map) and B (Aerial View). 07 C14-2025-0082 - 1012 E 38th St; District 91 of 9 C14-2025-0082 2 The applicant is requesting limited office – mixed use – neighborhood plan (LO-MU-NP) combined district zoning for neighborhood scale uses such as residential, office, art gallery and community garden. There is also an associated Neighborhood Plan Amendment (NPA) requesting a change from single family designation to mixed use/office designation (NPA-2025-0019.03). Please refer to Exhibit C (Applicant’s Summary Letter). Staff is recommending limited office – mixed use – neighborhood plan (LO-MU-NP) combined district zoning for neighborhood scale uses. The request is consistent with the intent of the district, has the LO-MU-NP adjacent to the north and would be a reasonable use of the property. BASIS OF RECOMMENDATION: 1. The proposed zoning should be consistent with the purpose statement of the district sought. The limited office district is intended for offices predominately serving neighborhood or community needs, which may be located within or adjacent to residential neighborhoods. The mixed use combining district is intended for combination with selected base districts, in order to permit any combination of office, retail, commercial, and residential uses within a single development. The neighborhood plan district denotes a tract located within the boundaries of an adopted Neighborhood Plan. 2. Zoning should allow for reasonable use of …
NEIGHBORHOOD PLAN AMENDMENT REVIEW SHEET NEIGHORHOOD PLAN: Central Austin Combined (West University) CASE#: NPA-2025-0019.04 DATE FILED: August 20, 2025 PROJECT NAME: 1904 San Gabriel PC DATE: October 28, 2025 ADDRESS/ES: 1904 San Gabriel Street DISTRICT AREA: 9 SITE AREA: 0.1837 acres OWNER/APPLICANT: Ayn Rand Museum and Archives Foundation AGENT: Metcalfe Wolff Stuart & Williams, LLP (Michele Rogerson Lynch) CASE MANAGER: Maureen Meredith PHONE: (512) 974-2695 STAFF EMAIL: Maureen.Meredith@austintexas.gov TYPE OF AMENDMENT: Change in Future Land Use Designation From: Multifamily Residential To: Mixed Use/Office Base District Zoning Change Related Zoning Case: C14-2025-0046 From: MF-4-CO-ETOD-DBETOD-NP To: GO-CO-ETOD-DBETOD-NP NEIGHBORHOOD PLAN ADOPTION DATE: August 26, 2004 CITY COUNCIL DATE: TBD ACTION: PLANNING COMMISSION RECOMMENDATION: October 28, 2025 - (action pending) 08 NPA-2025-0019.04 - 1904 San Gabriel; District 91 of 31 STAFF RECOMMENDATION: Staff supports the Applicant’s request for Mixed Use/Office land use. BASIS FOR STAFF’S RECOMMENDATION: The Applicant is proposing to change the future land use map from Multifamily Residential to Mixed Use/Office land use. There is Multifamily land use to the north and west, Mixed Use land use to the east, and Mixed Use/Office land use to the south and southwest. The property directly to the south of the subject tract has Mixed Use/Office land use and will be developed with the subject tract for a museum to include classrooms, café, and library. Mixed Use/Office land use is appropriate for this location. The property is located within the “buffer” zone between West Campus and the West University Neighborhood. 08 NPA-2025-0019.04 - 1904 San Gabriel; District 92 of 31 LAND USE DESCRIPTIONS: EXISTING LAND USE: Multifamily Residential - Higher‐density housing with four or more dwelling units on one lot. Purpose 1. Preserve existing multifamily and affordable housing; 08 NPA-2025-0019.04 - 1904 San Gabriel; District 93 of 31 2. Maintain and create affordable, safe, and well-managed rental housing; and 3. Make it possible for existing residents, both homeowners and renters, to continue to live in their neighborhoods. 4. Applied to existing or proposed mobile home parks. Application 1. Existing apartments should be designated as multifamily unless designated as mixed use; 2. Existing multifamily-zoned land should not be recommended for a less intense land use category, unless based on sound planning principles; and 3. Changing other land uses to multifamily should be encouraged on a case-by-case basis. PROPOSED LAND USE: Mixed Use/Office - An area that is appropriate for a mix of residential and office uses. …
ZONING CHANGE REVIEW SHEET CASE: C14-2025-0046 - 1904 San Gabriel DISTRICT: 9 ADDRESS: 1904 San Gabriel Street SITE AREA: 0.1837 acres (8,002 sq. ft.) ZONING FROM: MF-4-CO-ETOD-DBETOD-NP ZONING TO: GO-CO-ETOD-DBETOD-NP PROPERTY OWNER: Ayn Rand Museum and Archives Foundation AGENT: Metcalfe Wolff Stuart and Williams (Michele Rogerson Lynch) CASE MANAGER: Cynthia Hadri 512-974-7620, Cynthia.hadri@austintexas.gov STAFF RECOMMENDATION: The staff recommendation is to grant general office – conditional overlay - equitable transit-oriented development - density bonus equitable transit-oriented development – neighborhood plan (GO-CO-ETOD-DBETOD-NP) combined district zoning. The conditional overlay will: limit the development to a maximum height of 45 feet 1) 2) prohibited the following uses: o Community Recreation (Private) o Club or Lodge PLANNING COMMISSION ACTION / RECOMMENDATION: October 28, 2025: September 23, 2025: APPROVED THE STAFF’S REQUEST FOR A POSTPONEMENT TO OCTOBER 28, 2025 [I. AHMED; F. MAXWELL - 2ND] (9-0) C. HANEY, A LAN, B. BEDROSIAN – ABSENT; ONE VACANCY CITY COUNCIL ACTION: ORDINANCE NUMBER: 09 C14-2025-0046 - 1904 San Gabriel; District 91 of 14 C14-2025-0046 ISSUES: 2 On March 9, 2023, City Council approved Resolution No. 20230309-016 accepting the Equitable Transit-Oriented Development Policy Plan and directing the City Manager regarding next steps for implementation of items intended to benefit the Project Connect Phase 1 Austin Light Rail project. This included development of code amendments to support transit in May of 2024 (Ordinance No. 20240516-005), including creation of the ETOD combining district (restrictions on non-transit supportive uses) and the DBETOD combining district (allowing residential use, and relaxing some development standards including increased height in exchange for income-restricted housing). Properties within one half-mile of the Phase 1 Austin Light Rail alignment and Priority Extensions were included within this overlay, and certain properties were rezoned through a City-initiated process to include the ETOD and DBETOD combining districts. Further, properties rezoned with DBETOD combining district were categorized into Subdistrict 1 (maximum allowable height of 120 feet) or Subdistrict 2 (maximum allowable height of 90 feet), generally based on property distance of ¼-mile or ½-mile from the Phase 1 alignment, respectively. However, that rezoning process did not modify any base district zoning or any combining district zoning, which is the subject of this request. CASE MANAGER COMMENTS: The property in question is 0.30 acres, developed with one vacant residential building, is on the intersection of San Gabriel Street (level 2) and is currently zoned multifamily residence (moderate-high density) – conditional overlay - equitable transit-oriented …
NEIGHBORHOOD PLAN AMENDMENT REVIEW SHEET NEIGHORHOOD PLAN: North Burnet/Gateway 2035 Master Plan CASE#: NPA-2025-0024.01 DATE FILED: April 30, 2025 PROJECT NAME: 9400 Metric Boulevard PC DATE: October 28, 2025 ADDRESS/ES: 9318 and 9400 Metric Boulevard; 2105 and 2107 W. Rundberg Lane DISTRICT AREA: 4 SITE AREA: 3.013 acres OWNER/APPLICANT: Metric BD, 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 From: Industry To: High Density Mixed Use Base District Zoning Change Related Zoning Case: C14-2025-0052 From: NBG-NP (CI Subdistrict) To: NBG-NP (WMU Subdistrict) NEIGHBORHOOD PLAN ADOPTION DATE: November 1, 2007 CITY COUNCIL DATE: TBD ACTION: PLANNING COMMISSION RECOMMENDATION: October 28, 2025 – (action pending) 10 NPA-2025-0024.01 - 9400 Metric Boulevard; District 41 of 25 STAFF RECOMMENDATION: Staff supports the applicant’s request for High Density Mixed Use. BASIS FOR STAFF’S RECOMMENDATION: Staff supports the applicant’s request for High Density Mixed Use because it will provide more housing in the planning area and the city. The area has been growing over the years with the Q2 Stadium and the McKalla Rail Station. Council signed resolution 20230504-020 which directed staff to initiate amendments to the North Burnet/Gateway Vision Plan recognizing the area’s growth. Transitioning the property to High Density Mixed Use is consistent with the development of the area. Below are some of the North Burnet/Gateway Plan Goals that staff believes supports the applicant’s request: ONE: Transform the aging, auto-oriented commercial and industrial uses into a livelier mixed-use neighborhod that is more pedestrian- and transit-friendly and can accommodate a significant number of new residents. a. Create a dense and vibrant “town center” with an urban form and uses less reliant on the automobile. This means creating a concentration of interrelated uses that provide for a range of activities to occur in close proximity to transit. b. b. Achieve a balance of jobs, houses, retail, open space and community facilities. The essence of a mixed-use area is that it allows for opportunities to live, work, and play within the same area. c. Enable opportunities for transit- oriented development based on the presence of both the Capital Metro and the potential Austin-San Antonio Inter-municipal Rail District (currently Union Pacific) commuter rail line. d. Enable redevelopment and adaptive reuse while accommodating existing uses. Recognize that the auto-oriented uses will be less appropriate and could be reformatted to …
ZONING CHANGE REVIEW SHEET CASE: C14-2025-0052 (9400 Metric Boulevard) DISTRICT: 4 ADDRESS: 9318 and 9400 Metric Boulevard, 2105 and 2107 W. Rundberg Lane ZONING FROM: NBG-NP (CI Subdistrict) TO: NBG-NP (WMU Subdistrict) SITE AREA: 3.013 acres (131,245 sq. ft.) PROPERTY OWNER: Metric BD LLC AGENT: Drenner Group, PC (Leah M. Bojo) CASE MANAGER: Sherri Sirwaitis (512-974-3057, sherri.sirwaitis@austintexas.gov) STAFF RECOMMEDATION: Staff recommends NBG-NP (WMU Subdistrict), North Burnet/Gateway-Neighborhood Plan (Warehouse Mixed Use Subdistrict), Combining District zoning. PLANNING COMMISSION ACTION / RECOMMENDATION: October 28, 2025 CITY COUNCIL ACTION: ORDINANCE NUMBER: 11 C14-2025-0052 - 9400 Metric Boulevard; District 41 of 16 ISSUES: N/A In the associated neighborhood plan amendment case, NPA-2025-0024.01, the applicant is requesting a FLUM change from Industry to High Density Mixed Use land use (please see North Burnet Gateway Neighborhood Plan FLUM – Exhibit D). CASE MANAGER COMMENTS: The property in question is a 3+ acre site that is located at the southwest intersection of two arterial roadways, Metric Boulevard and W. Rundberg Lane. It is developed with two 2-story office/warehouse buildings that currently contain an equipment rental use (Rent Equip) and an automotive rentals business (Limos of Austin). The tract to the north consists of a detention pond and an overflow surface parking area. To the west, there is a 2-story warehouse structure (INCE Distributing, Trane Heating & Air Conditioning) and the rail line. The lot to the east, across W. Rundberg Lane, is developed with a 2-story office/warehouse complex (Metric Center). To the south, across Metric Boulevard, there is 1-story office/warehouse building that contains Regal Plastics Supply and is zoned LI-NP. In this case, the applicant is requesting a rezoning from the Commercial Industrial subdistrict to the Warehouse Mixed Use subdistrict to redevelop the property with approximately 350 multifamily residential units. The proposed WMU subdistrict will permit a maximum height of 60 feet and a maximum FAR of 2:1 with development bonus (please see Exhibit G – North Burnet Gateway Zoning Districts General Site Development Standards Tables). The staff’s recommendation is to grant North Burnet/Gateway-Warehouse Mixed Use Subdistrict-Neighborhood Planning Combining District zoning for this property. The proposed WMU subdistrict will encourage a mixture of uses and will provide for a transition in the permitted uses from the NBG-CI-NP zoning to the north to the LI-NP and MF-3-NP zoning across Metric Boulevard to the south. The lots under consideration are adjacent to an existing NBG Urban Roadway, as designated by …
NEIGHBORHOOD PLAN AMENDMENT REVIEW SHEET NEIGHORHOOD PLAN: Oak Hill Combined Neighborhood Plan (East Oak Hill) CASE#: NPA-2025-0025.02 DATE FILED: July 14, 2025 PROJECT NAME: South Town PC DATE: October 28, 2025 ADDRESS/ES: 4980, 5016, 5020 1/2, and 5030 W US 290 HWY WB DISTRICT AREA: 8 SITE AREA: 7.008 acres OWNER/APPLICANT: Lamy South Towne, Ltd AGENT: Armbrust & Brown, PLLC (Richard T. Suttle, Jr.) CASE MANAGER: Maureen Meredith PHONE: 512-974-2695 STAFF EMAIL: Maureen.Meredith@austintexas.gov TYPE OF AMENDMENT: Change in Future Land Use Designation From: Commercial To: Mixed Use Base District Zoning Change Related Zoning Case: C14-2025-0079 From: CS-CO-NP To: CS-MU-V-NP NEIGHBORHOOD PLAN ADOPTION DATE: December 11, 2008 CITY COUNCIL DATE: TBD ACTION: PLANNING COMMISSION RECOMMENDATION: October 28, 2025 – (action pending) 15 NPA-2023-0025.02 - 5524 W. US Hwy 290; District 81 of 34 STAFF RECOMMENDATION: Staff supports the Applicant’s request for Mixed Use land use. BASIS FOR STAFF’S RECOMMENDATION: The property is located at the northeast corner of West Texas Hwy 71/Southwest Parkway and South MOPAC Expressway. The site currently has a Best Buy store with several other smaller businesses. The applicant proposes to rezone the property to allow for a multifamily development. The proposed residential development will provide additional housing for the City and the planning area. The applicant’s request to change the future land use map from Commercial to Mixed Use is supported by staff because this land use is appropriate adjacent to two major highways. 15 NPA-2023-0025.02 - 5524 W. US Hwy 290; District 82 of 34 Below are goals from the Oak Hill Combined Neighborhood Plan staff believe supports the applicant’s request: Land Use Goals: 15 NPA-2023-0025.02 - 5524 W. US Hwy 290; District 83 of 34 Housing Goals: LAND USE DESCRIPTIONS: EXISTING LAND USE: Commercial Lots or parcels containing retail sales, services, hotel/motels and all recreational services that are predominantly privately owned and operated for profit (for example, theaters and bowling alleys). Included are private institutional uses (convalescent homes and rest homes in which medical or surgical services are not a main function of the institution), but not hospitals. Purpose 1. Encourage employment centers, commercial activities, and other non‐ residential development to locate along major thoroughfares; and 2. Reserve limited areas for intense, auto‐oriented commercial uses that are generally not compatible with residential or mixed use environments. Application 1. Focus the highest intensity commercial and industrial activities along freeways and major highways; and 15 NPA-2023-0025.02 - …
ZONING CHANGE REVIEW SHEET CASE: C14-2025-0079 (South Town Rezoning) DISTRICT: 8 ADDRESS: 4980, 5016, 5020 ½, and 5030 West U.S. Hwy 290 Westbound ZONING FROM: CS-CO-NP TO: CS-MU-V-CO-NP SITE AREA: approximately 7.008 acres (approximately 305,268 square feet) PROPERTY OWNER: LAMY South Towne, Ltd. AGENT: Armbrust & Brown, PLLC (Richard T. Suttle, Jr.) CASE MANAGER: Jonathan Tomko (512) 974-1057, jonathan.tomko@austintexas.gov STAFF RECOMMEDATION: Staff recommends granting general commercial services-mixed use-vertical mixed use building-conditional overlay-neighborhood plan (CS-MU-V-CO-NP) combining district zoning. The conditional overlay would prohibit the following 26 uses: - Agricultural sales and services - Automotive repair services - Automotive washing (of any kind) - Bail bond - Building maintenance services - Campground - Club or lodge - Commercial off-street parking - Construction sales and services - Drop-off recycling collection facility - Equipment repair services - Equipment sales - Exterminating services - Funeral services - Kennels - Laundry services - Limited warehousing/distribution - Monument retail sales - Outdoor entertainment - Pawn shop services - Recreational equipment maintenance & storage - Recreation equipment sales - Research services - Service station - Vehicle storage - Veterinary services PLANNING COMMISSION ACTION / RECOMMENDATION: October 28, 2025: Case is scheduled to be heard by Planning Commission. CITY COUNCIL ACTION: TBD ORDINANCE NUMBER: N/A 13 C14-2025-0079 - South Town Rezoning; District 81 of 10 C14-2025-0079 ISSUES: N/A 2 CASE MANAGER COMMENTS: The property in question is currently approximately 65,000 square feet of commercial shopping constructed in the 1990s with approximately 80,000 square feet of paved parking and approximately 10,000 square feet of commercial outparcels with an additional approximately 20,000 square feet of paved parking. It is bound to the northwest, west, and south by highways and a major highway interchange of W. US 290 Hwy. and South Mopac Expy. (ASMP Level 4 roadways maintained by TxDOT). To the north and northeast is Gaines Creek Greenbelt Open Space. To the east is an approximately 135,000 square feet of commercial shopping (Sam’s warehouse club) constructed in approximately 1991 with approximately 200,000 square feet of paved parking. To the south are additional commercial outparcels. South of W. US 290 Hwy. is a Wal-Mart and additional intense commercial development. BASIS OF RECOMMENDATION: Zoning should promote the policy of locating retail and more intensive zoning near the intersections of arterial roadways or at the intersections of arterials and major collectors. Intensive multi-family zoning should be located on major arterials and highways. Granting of …
City of Austin Austin Planning 6310 Wilhelmina Delco Drive, Austin, TX 78752 P.O. Box 1088, Austin, TX 78767 -1088 (512) 974-2000 ♦ h ttps:/ / w w w.au st in tex a s .g ov / d epa r tm e n t/ plan n in g - de part men t MEMORANDUM TO: Chair & Planning Commission Members FROM: Maureen Meredith, Senior Planner, Long-Range Planning Division Planning Department DATE: October 21, 2025 RE: NPA-2023-0014.04_4302 Nuckols Crossing Southeast Combined (Franklin Park) Neighborhood Planning Area Staff requests a postponement of the above-referenced case from the October 28, 2025 Planning Commission hearing to the December 9, 2025 hearing date to allow additional time for the zoning application to be reviewed. The postponement request was made in a timely manner and meets the Planning Commission’s policy. Attachment: Plan Amendment Map 14 NPA-2023-0014.04 - 4302 Nuckols Crossing; District 21 of 2 14 NPA-2023-0014.04 - 4302 Nuckols Crossing; District 22 of 2
City of Austin Austin Planning 6310 Wilhelmina Delco Drive, Austin, TX 78752 P.O. Box 1088, Austin, TX 78767 -1088 (512) 974-2000 ♦ h ttp s:/ / w w w.au st in tex a s .g ov / d epa r tm e n t/ plan n in g - de part men t MEMORANDUM TO: Chair & Planning Commission Members FROM: Maureen Meredith, Senior Planner, Long-Range Planning Division Austin Planning DATE: October 21, 2025 RE: NPA-2023-0025.02_5524 W. US Hwy 290 WB Oak Hill Combined (East Oak Hill) Neighborhood Planning Area The Applicant requests an indefinite postponement of the above-referenced case. Please see attached email from Jewels Cain, Armbrust & Brown, PLLC. The postponement request was made in a timely manner and meets the Planning Commission’s policy. Attachments: Email from Jewels Cain, Armbrust & Brown, PLLC Plan Amendment Map The City of Austin is committed to compliance with the Americans with Disabilities Act and will provide reasonable modifications and equal access to communications upon request. 15 NPA-2023-0025.02 - 5524 W. US Hwy 290; District 81 of 3 From: Jewels Cain Sent: Wednesday, October 15, 2025 2:59 PM To: Meredith, Maureen <Maureen.Meredith@austintexas.gov> Subject: RE: Indef PP Request: Oct 28 P : NPA-2023-0025.02_5524 W US Hwy 290 Hello Maureen, We’d like to indefinitely postpone this application at the October 28th PC meeting please. Thank you Jewels Cain Land Development Consultant Armbrust & Brown, PLLC 100 Congress Avenue, Suite 1300 Austin, Texas 78701-2744 (512) 435-2318 - Direct (512) 435-2360 - Facsimile jcain@abaustin.com www.abaustin.com The City of Austin is committed to compliance with the Americans with Disabilities Act and will provide reasonable modifications and equal access to communications upon request. 15 NPA-2023-0025.02 - 5524 W. US Hwy 290; District 82 of 3 The City of Austin is committed to compliance with the Americans with Disabilities Act and will provide reasonable modifications and equal access to communications upon request. 15 NPA-2023-0025.02 - 5524 W. US Hwy 290; District 83 of 3
CASE NUMBER: C14H-2025-0095 ZONING CHANGE REVIEW SHEET HLC DATE: October 1, 2025 PC DATE: October 28, 2025 CC Date: APPLICANT: Historic Landmark Commission (commission-initiated) HISTORIC NAME: Calhoun House WATERSHED: Boggy Creek ADDRESS OF PROPOSED ZONING CHANGE: 2401 Givens Ave. ZONING CHANGE: SF-3-HD-NP to SF-3-H-HD-NP COUNCIL DISTRICT: 1 STAFF RECOMMENDATION: Staff recommends the proposed zoning change from family residence- historic district-neighborhood plan (SF-3-HD-NP) to family residence-historic landmark-historic district- neighborhood plan (SF-3-H-HD-NP) combining district zoning. QUALIFICATIONS FOR LANDMARK DESIGNATION: architecture, community value, and historical associations. HISTORIC LANDMARK COMMISSION ACTION: October 1, 2025: Grant the proposed zoning change from family residence (SF-3-HD-NP) to family residence-historic combining district (SF-3-H- HD-NP) zoning (8-0). PLANNING COMMISSION ACTION: CITY COUNCIL ACTION: CASE MANAGER: Austin Lukes, 512-978-0766 NEIGHBORHOOD ORGANIZATIONS: Austin Independent School District, Austin Neighborhoods Council, Del Valle Community Coalition, East Austin Conservancy, Friends of Austin Neighborhoods, Homeless Neighborhood Association, Overton Family Committee, Preservation Austin, Rogers Washington Holy Cross, Upper Boggy Creek Neighborhood Planning Team DEPARTMENT COMMENTS: The 2016 East Austin Historic Resource Survey recommended the property as contributing to a potential local historic district. The property was subsequently listed as a contributing resource in the 2020 ordinance designating the Rogers Washington Holy Cross local historic district. BASIS FOR RECOMMENDATION: § 25-2-352(3)(c)(i) Architecture. The property embodies the distinguishing characteristics of a recognized architectural style, type, or method of construction; exemplifies technological innovation in design or construction; displays high artistic value in representing ethnic or folk art, architecture, or construction; represents a rare example of an architectural style in the city; serves as an outstanding example of the work of an architect, builder, or artisan who significantly contributed to the development of the city, state, or nation; possesses cultural, historical, or architectural value as a particularly fine or unique example of a utilitarian or vernacular structure; or represents an architectural curiosity or one-of-a-kind building. Designed and constructed by local builder Hal Starkey, the Calhoun House exemplifies the California ranch style and is one of the few remaining examples left in East Austin. It features several of the architectural features associated with the Ranch form and style generally, such as a low, long street facing elevation and an attached garage at one side, facing the street. The California ranch elements are more evident at the rear and interior of the property, including vaulted ceilings in the main entry room and wood paneling. The layout of the house at the rear …
To: From: Date: MEMORANDUM Planning Commissioners Jonathan Tomko, Planner Principal, Austin Planning October 21, 2025 Subject: Staff Postponement Request Woodward Mixed Use Flats (C14-2025-0051) The case above has been scheduled for a public hearing during the October 28, 2025, Planning Commission Meeting. Staff requests a postponement of the above-referenced rezoning case to the November 13, 2025, Planning Commission Meeting, so staff can conduct additional due diligence before developing a staff recommendation. This postponement request was made in a timely manner and meets the Planning Commission’s policy. cc: Joi Harden, Zoning Officer 19 C14-2025-0051 - Woodward Mixed Use Flats; District 31 of 2 19 C14-2025-0051 - Woodward Mixed Use Flats; District 32 of 2
ZONING CHANGE REVIEW SHEET CASE: C14-2025-0085 – 1200 W. Gibson Street DISTRICT: 9 ZONING FROM: CS ZONING TO: CS-1-V-CO-DB90 ADDRESS: 1200 West Gibson Street and 1112 S 8th Street SITE AREA: 0.143 acres (6,229 sq. ft.) PROPERTY OWNER: Same But Different, LLC AGENT: Drenner Group, PC (Leah Bojo) CASE MANAGER: Cynthia Hadri 512-974-7620, Cynthia.hadri@austintexas.gov STAFF RECOMMENDATION: The staff recommendation is to grant commercial-liquor sales – vertical mixed use building – conditional overlay – density bonus 90 (CS-1-V-CO-DB90) combined district zoning with conditions. The conditional overlay will prohibit liquor sales and limit the square footage of the cocktail lounge use to 3, 500 square feet. PLANNING COMMISSION ACTION / RECOMMENDATION: October 28, 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 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. Subsequently, the applicant submitted this new rezoning application to request the -DB90 combining district. 20 C14-2025-0085 - 1200 W. Gibson Street; District 91 of 13 C14-2025-0085 2 CASE MANAGER COMMENTS: The property in question is approximately 0.14 acres developed with one commercial building, is on the corner of West Gibson Street (level 1) and South 8th Street (level 1). It is currently operating with commercial space as the headquarters for Spaceflight Records as well as some vacant gym space. It is within in the Lamar Boulevard Activity Center and the South Lamar Combined Neighborhood Planning Area – Zilker Subdistrict, which is currently suspended. The rezoning site near the Lamar Square, Collier, and Barton Springs Station Area’s which have the ETOD typology for Include. The include typology intends to include low-income households and communities of color as development. The site has no Future Land Use Map designation and will not require a neighborhood plan amendment, nor a Traffic Impact Analysis. Please refer to Exhibits A (Zoning Map) and B (Aerial View). Considering the unified development with the recently rezoned property to the west (C14- 2025-0124 - 1109 S. Lamar Boulevard), the addition of housing and the surrounding zonings, staff is recommending commercial-liquor sales – vertical mixed use building …
ZONING CHANGE REVIEW SHEET CASE: C14-2025-0074 - 410 and 408 St. Johns Rezone DISTRICT: 4 ZONING FROM: SF-6-CO-NP ZONING TO: SF-3-NP ADDRESS: 410 and 408 West St. Johns Avenue SITE AREA: 0.3103 acres (13, 516 sq. ft.) PROPERTY OWNER: Lisa Gray, Grace Sparapani and Ellen Culver AGENT: KiliGray LLC (Lisa Gray) CASE MANAGER: Cynthia Hadri 512-974-7620, Cynthia.hadri@austintexas.gov STAFF RECOMMENDATION: The staff recommendation is to grant family residence – neighborhood plan (SF-3-NP) combined district zoning. PLANNING COMMISSION ACTION / RECOMMENDATION: October 28, 2025: CITY COUNCIL ACTION: ORDINANCE NUMBER: ISSUES: CASE MANAGER COMMENTS: The property in question is approximately 0.31 acres, partially developed with one residential unit, is on West St. Johns Avenue (level 2) and is currently zoned townhouse and condominium residence – conditional overlay – neighborhood plan (SF-6-CO-NP). This property is in the Brentwood/Highland (Highland) Neighborhood Plan and is characterized as neighborhood mixed use with various residential types (SF-3-NP; SF-6-NP; SF-6-CO-NP; MF-1-CO-ETOD-DBETOD-NP; MF-2-ETOD-DBETOD-NP; MF-3-ETOD-DBETOD-NP) some neighborhood commercial/office use zonings (NO-MU-ETOD-DBETOD-NP; NO- MU-V-ETOD-DBETOD-NP; LR-MU-CO-ETOD-DBETOD-NP; LR-MU-V-CO-NP; TOD- 21 C14-2025-0074 - 410 & 408 W St Johns Rezone; District 41 of 10 C14-2025-0074 2 NP) and public (P) zoning for the Highland Neighborhood Park and Reznicek Fields. Please refer to Exhibits A (Zoning Map) and B (Aerial View). Considering the various available modes of transportation, the addition of housing and the surrounding zonings staff is recommending family residence – neighborhood plan (SF-3-NP) combining district zoning. The new H.O.M.E amendments allow three unit residential on SF1, SF-2 and SF-3 zonings. Three-unit residential use is not a permitted use in the existing zoning, townhome and condominium residence – conditional overlay - neighborhood plan (SF-6-CO-NP). The site is near the Lamar/Justin TOD Station Area and is within the Equitable Transit Oriented Development (ETOD) Overlay. The rezoning site is 0.09 miles from the Crestview Station Town Center, has bike lanes and sidewalks along the street with two capital metro bus stops on the intersection of West St. Johns Avenue and Guadalupe Street. The residents of this property could also walk across the street to Highland Park. The applicant is requesting family residence – neighborhood plan (SF-3-NP) combining district. Per the applicant, the purpose for the rezoning to construct three (3) single family units as the new HO.M.E amendments allow three unit residential in the SF-3. Please refer to Exhibit C (Applicant’s Summary Letter). BASIS OF RECOMMENDATION: 1. The proposed zoning should be consistent with the purpose statement …
PLANNING COMMISSION SITE PLAN CONDITIONAL USE PERMIT REVIEW SHEET CASE NUMBER: PROJECT NAME: SPC-2025-0199A Monks Jazz Club PC DATE: October 28, 2025 ADDRESS: COUNCIL DISTRICT: NEIGBORHOOD PLAN: Upper Boggy Creek WATERSHED: 310 E St Elmo Rd 3 Boggy Creek (Urban) OWNER: AGENT: Pecan Shell LLC, Paper Shell LLC, & Prospect Capital Holdings LLC 440 E St Elmo Rd, Bldg Y Austin, TX 78745 Milian Consulting, Maximiliano Martinez 501 N. IH 35 #209C Austin, TX 78702 (956) 251-5146 CASE MANAGER: Kate Castles kate.castles@austintexas.gov (512) 978-4555 PROPOSED DEVELOPMENT: The applicant is requesting a conditional use permit for a performance venue use within an existing building. The proposed performance venue area is 1,918.5 square feet within an existing 3,387 square-foot building. No construction is proposed with this site plan. STAFF RECOMMENDATION: Staff recommends approval of the conditional use permit. The site plan will comply with all requirements of the Land Development Code requirements. PROJECT INFORMATION: AREA: 1,918.5 sq. ft. gross floor area in a 3,387 sq. ft. building on a 16,552 sq. ft. site EXIST. ZONING: LI-CO-NP ALLOWED F.A.R.: 1:1 MAX. BLDG. COVERAGE: 50% MAX. IMPERVIOUS CVRG: 80% REQUIRED PARKING: N/A PROPOSED ACCESS: E St Elmo Rd *Subject site is an existing noncomplying area per 25-2-961. EXISTING F.A.R.: 0.23:1 EXISTING BLDG. CVRG: 23.2% EXISTING IMPERVIOUS CVRG: 100%* PROVIDED PARKING: 13 SUMMARY COMMENTS ON SITE PLAN: Land Use: The lot is zoned LI-CO-NP (Limited Industrial Services - Conditional Overlay Combining District in a Neighborhood Plan). The conditional overlay established by Zoning Ordinance No. 020110-Z-8 subjects the Property to the following conditions: 22 SPC-2025-0199A - Monks Jazz Club; District 31 of 11 SPC-2025-0199A 2 A site plan or building permit for the Property may not be approved, released, or issued, if the completed development or uses of the Property, considered cumulatively with all existing or previously authorized development and uses, day. generate exceeds traffic 2,000 trips that per The existing building is 3,837 square feet with 1,918.5 square feet of Personal Improvement Services use and 1,918.5 square feet of Performance Venue Use. Performance Venue use is a conditional use in the LI base zoning district. There are no schools, churches, or hospitals within 300 feet of the subject site. Staff recommends approval of the conditional use permit request. Environmental: The site is located in the Williamson Creek Watershed and subject to the Suburban Watershed regulations. There were no Environmental review comments. No construction is proposed …
Downtown Austin Historic Resource Survey Presentation to Planning Commission Austin Planning | Tuesday, October 28, 2025 Austin Planning Historic Preservation Office Project Sponsor HHM & Associates Preservation Consulting Firm Agenda • What are Historic Resource Surveys? • Survey Background & Methodology • Survey Recommendations • Frequently Asked Questions • Project Timeline • Future Survey Projects Historic Resource Surveys • Document buildings, structures, and objects that are at least 50 years old • Evaluate architectural character and historic associations • Recommend eligibility for historic designations, including: -Local landmark zoning (H) -Local historic district zoning (HD) -Individual National Register listing -National Register historic district listing • Are a foundational tool for historic preservation and should be updated every ten years Historic Resource Surveys • • • • Support City HPO staff evaluating permit and designation applications Support property owners seeking historic designation Survey data integrated into GIS planning tools Identify heritage tourist sites/districts and areas of importance to underrepresented communities Survey Background & Methodology • Downtown Austin was last surveyed in 1984 • 1,964 resources in 1,553 parcels surveyed • Boundaries: -Enfield Rd/MLK Jr. Blvd (north) -IH-35 (east) -Lady Bird Lake (south) -MoPac (west) 7 Step 1: Fieldwork Preparation • Data integrated into geospatial database as basemap: -Travis County Appraisal District -City of Austin historic zoning -National Register of Historic Places -Historic maps Step 2: Field Survey • Documented all resources constructed by 1975 • Both primary and auxiliary resources documented • Two photographs taken of each resource • Architectural character and physical integrity recorded Step 3: Post-Survey Processing 1. 2. Integrate historic research findings, including occupancy history Identify associated historic contextual trends and themes 3. Evaluate eligibility for both local and National Register designation 4. Assess potential historic district boundaries Survey Recommendations Historic Districts Historic Landmarks 14% 50% 50% 86% Surveyed resources within an eligible or listed district Other resources Surveyed resources eligible for landmark designation 11 Sample of Resources Eligible for Historic Designation 12 Recommended Historic District Boundaries 13 Frequently Asked Questions Will this survey result in automatic zoning or tax changes? Answer: No. The survey makes only advisory recommendations for historic resource eligibility. Will voluntary owner-initiated historic designation result in zoning or tax changes? Answer: It depends. Designation at the local level adds H or HD to the base zoning and can unlock property tax reduction incentives. Alterations must follow City design standards. Designation …
To: From: Date: Subject: MEMORANDUM Alice Woods, Chair Planning Commission Members Nancy Estrada, Planner Principal, Austin Planning October 23, 2025 C14-2024-0146 – 1317 East Riverside Drive Applicant Postponement Request The Applicant requested an indefinite postponement for the above referenced rezoning case on March 25, 2025. The case was scheduled for a public hearing on September 23, 2025, so the rezoning application would not expire. The Applicant requests a postponement from the October 28, 2025, Planning Commission hearing to December 9, 2025, in order for Staff to review the information that has been provided for this case. 17 C14-2024-0146 - 1317 East Riverside Drive; District 91 of 1
To: From: Date: Subject: MEMORANDUM Alice Woods, Chair Planning Commission Members Nancy Estrada, Planner Principal, Austin Planning October 23, 2025 C14-2024-0147 – 1405 East Riverside Drive Applicant Postponement Request The Applicant requested an indefinite postponement for the above referenced rezoning case on March 25, 2025. The case was scheduled for a public hearing on September 23, 2025, so the rezoning application would not expire. The Applicant requests a postponement from the October 28, 2025, Planning Commission hearing to December 9, 2025, in order for Staff to review the information that has been provided for this case. 18 C14-2024-0147 - 1405 East Riverside Drive; District 91 of 1
CURRENT REGULATIONS § 25-2-168 - DOWNTOWN PARKS (DP) OVERLAY DISTRICT PURPOSE AND BOUNDARIES. (A) The purpose of the downtown parks (DP) overlay district is to enhance the pedestrian use and vitality of downtown parks and to establish a unique urban design identity associated with the public open spaces. (B)The DP overlay district applies to property zoned CBD or DMU that is within: (1) 60 feet of the public right-of-way surrounding Republic Square; (2) 60 feet of the public right-of-way surrounding Brush Square; or (3)60 feet of the public right-of-way surrounding Wooldridge Square. Source: Section 13-2-174; Ord. 990225-70; Ord. 030612-93; Ord. 031211-11. 25 Downtown Parks Overlay1 of 6 § 25-2-643 - CONGRESS AVENUE (CA), EAST SIXTH/PECAN STREET (PS), DOWNTOWN PARKS (DP), AND DOWNTOWN CREEKS (DC) COMBINING DISTRICT REGULATIONS. (A) In the Congress Avenue (CA), East Sixth/Pecan Street (PS), downtown parks (DP), and downtown creeks (DC) combining districts: (1) glass used on the first floor of a structure must have a visible transmittance rating of 0.6 or higher; and (2)reflective surface building materials must not produce glare. (D) In the DP combining district: (1) a structure may not exceed a height of 120 feet; and (2) at least one entrance to a new development must face the park unless the new development is located diagonally across an intersection from the park. 25 Downtown Parks Overlay2 of 6 Downtown Parks Overlay Legend Zoning_2 Downtown Parks 0 1000 2000 ft 10/23/2025 This product is for informational purposes and may not have been prepared for or be suitable for legal, engineering, or surveying purposes. It does not represent an on-the-ground survey. This product has been produced by the City of Austin for the sole purpose of geographic reference. No warranty is made by the City of Austin regarding specific accuracy or completeness. Notes 25 Downtown Parks Overlay3 of 6 Downtown Parks Overlay Legend Zoning_2 Capitol View Corridors City of Austin State Defined City Corridors State Defined City Corridors State Defined City Corridors State Defined City Corridors State Defined City Corridors State of Texas Corridors Downtown Parks 0 1000 2000 ft 10/23/2025 This product is for informational purposes and may not have been prepared for or be suitable for legal, engineering, or surveying purposes. It does not represent an on-the-ground survey. This product has been produced by the City of Austin for the sole purpose of geographic reference. No warranty is made by the City of …
2026 PLANNING COMMISSION MEETING DATES AND DEADLINES Austin City Hall 301 W. Second Street, Austin, TX, 78701 Council Chambers Room 1001| 6 p.m. Meeting Date 2nd and 4th Tuesday of the month at 6 p.m. (Unless otherwise noted) January 13th January 27th February 10th February 24th March 10th March 24th April 14th April 28th May 12th May 26th June 9th June 23rd July 14th July 28th August 11th August 25th September 8th September 22nd October 13th October 27th November 10th **November 16th, November 18th, November 24th December 8th ** December 14th, December 16th, December 22nd **Our regularly scheduled meetings on November 24th and December 22nd fall too close to the Thanksgiving and Christmas holidays, and we want to be courteous to those traveling. For the second meeting in November, we are proposing Monday, November 16th and Wednesday, November 18th as potential alternative dates for a regular meeting. For the second meeting in December, we a proposing Monday, December 14th and Wednesday, December 16th as potential alternative dates for a regular meeting.
PLANNING COMMISSION REGULAR CALLED MEETING TUESDAY, OCTOBER 14, 2025 The Planning Commission convened in a regular on Tuesday, October 14, 2025, at Austin City Hall, Council Chambers, Room 1001, 301 W. Second Street, in Austin, Texas. Chair Woods called the Planning Commission Meeting to order at 6 p.m. Board Members/Commissioners in Attendance: Imad Ahmed Nadia Barrera-Ramirez Brian Bedrosian Peter Breton Casey Haney Anna Lan Felicity Maxwell Adam Powell Danielle Skidmore Alice Woods Commissioners in Attendance Remotely: Danielle Skidmore Jessica Cohen Commissioners Absent: Patrick Howard Joshua Hiller Ex-Officio Members Absent: Candace Hunter 1 Vacancy on the Dais. PUBLIC COMMUNICATION: GENERAL Philip Wiley: Gave examples of recent urban planning and housing develops in other major cities. 1 APPROVAL OF MINUTES 1. Approve the minutes of the Planning Commission regular meeting on Tuesday, September 23, 2025. The minutes from the meeting of Tuesday, September 23, 2025, were approved on the consent agenda on Commissioner Powell’s motion, Secretary Maxwell’s second on a 10-0 vote. Commissioner Howard was off the dais. Commissioner Hiller was absent. 1 vacancy on the dais. PUBLIC HEARINGS 2. Plan Amendment: Location: Owner/Applicant: Agent: Request: Staff Rec.: Staff: NPA-2024-0018.01 - 7003, 7005, 7007 Guadalupe Street Rezone; District 4 7003, 7005, 7007 Guadalupe Street, Waller Creek Watershed; Brentwood/Highland Combined (Highland) Neighborhood Planning Area Purple Square One Limited Liability (Lan Chen) Bowman (Jerome Perales, P.E.) High Density Single Family and Multifamily Residential to Mixed Use land use Applicant postponement request to December 9, 2025 Maureen Meredith, 512-974-2695, maureen.meredith@austintexas.gov Austin Planning The motion to approve Applicant’s postponement request to December 9, 2025, was approved on the consent agenda on Commissioner Powell’s motion, Secretary Maxwell’s second on a 10-0 vote. Commissioner Howard was off the dais. Commissioner Hiller was absent. 1 vacancy on the dais. 3. Rezoning: Location: C14-2024-0036 - 7003, 7005, 7007 Guadalupe Street Rezone; District 4 7003, 7005, 7007 Guadalupe Street, Waller Creek Watershed; Brentwood/Highland Combined (Highland) Neighborhood Planning Area Owner/Applicant: Purple Square One Limited Liability (Lan Chen) Agent: Request: Bowman (Jerome Perales, P.E.) MF-1-CO-ETOD-DBETOD-NP (Subdistrict 2), SF-6-NP and MF-2-ETOD- DBETOD-NP (Subdistrict 2) to GR-ETOD-DBETOD-NP (Subdistrict 1), increasing the maximum building height from 90 feet to 120 feet through participation in a density bonus program. Applicant postponement request to December 9, 2025 Jonathan Tomko, 512-974-1057, jonathan.tomko@austintexas.gov Austin Planning Staff Rec.: Staff: The motion to approve Applicant’s postponement request to December 9, 2025, was approved on the consent agenda on Commissioner Powell’s motion, Secretary …
DATE: October 24, 2025 TO: CC: FROM: Austin Planning Commission BC-Nadia.Ramirez@austintexas.gov City of Austin Council Member, Jose Velasquez South Congress Combined Neighborhood Plan Contact Team – SCCNPCT RE: SCCNPCT No Opposition with case SPC-2025-0199A Item: 22 Case number: SPC-2025-0199A Planning Commission October 28, 2025 6 P.M. Planning Commission Dear Planning Commission Member Nadia Ramirez, The South Congress Combined Neighborhood Plan Contact Team (SCCNPCT) wish to inform you there is no opposition to rezone (CUP-Conditional Use Permit) the above- mentioned property for this case number SPC-2025-0199A, Monks Jazz Club 310 E St. Elmo Rd. Please contact me if you have any questions regarding this case. Sincerely, Mario Cantu, Chair South Congress Combined Neighborhood Plan Contact Team. 22 SPC-2025-0199A - Monks Jazz Club; District 31 of 1
PLANNING COMMISSION REGULAR CALLED MEETING TUESDAY, OCTOBER 28, 2025 The Planning Commission convened in a regular on Tuesday, October 28, 2025, at Austin City Hall, Council Chambers, Room 1001, 301 W. Second Street, in Austin, Texas. Chair Woods called the Planning Commission Meeting to order at 6:01 p.m. Commissioners in Attendance: Alice Woods Casey Haney Imad Ahmed Brian Bedrosian Peter Breton Joshua Hiller Adam Powell Commissioners in Attendance Remotely: Nadia Barrera-Ramirez Patrick Howard Felicity Maxwell Danielle Skidmore Commissioners Absent: Anna Lan Ex-Officio Members Absent: Jessica Cohen Candace Hunter PUBLIC COMMUNICATION: GENERAL None. APPROVAL OF MINUTES 1. Approve the minutes of the Planning Commission regular meeting on Tuesday, October 14, 2025. 1 The minutes from the meeting of Tuesday, October 14, 2025, were approved on the consent agenda on Commissioner Breton’s motion, Commissioner Hiller’s second, on an 11-0 vote. Commissioner Lan was absent. 1 vacancy on the dais. PUBLIC HEARINGS 2. Plan Amendment: NPA-2024-0016.05 - Shady Lane; District 3 Location: 500 Shady Lane, Colorado River Watershed; Govalle/Johnston Terrace (Govalle) Neighborhood Planning Area Owner/Applicant: Shady Lane at 5th & 7th, LLC Agent: Request: Staff Rec.: Staff: Alice Glasco Consulting (Alice Glasco) Industry to Mixed Use land use Applicant postponement request to December 9, 2025 Maureen Meredith, 512-974-2695, maureen.meredith@austintexas.gov Austin Planning The motion to approve Applicant’s postponement request to December 9, 2025, was approved on the consent agenda on Commissioner Breton’s motion, Commissioner Hiller’s second, on an 11-0 vote. Commissioner Lan was absent. 1 vacancy on the dais. 3. Rezoning: Location: C14-2025-0005 - Shady Lane; District 3 500 Shady Lane, Colorado River Watershed; Govalle/Johnston Terrace (Govalle) Neighborhood Planning Area Owner/Applicant: Shady Lane at 5th & 7th, LLC Agent: Request: Staff Rec.: Staff: Alice Glasco Consulting (Alice Glasco) LI-CO-NP to LI-PDA-NP Applicant postponement request to December 9, 2025 Jonathan Tomko, 512-974-1057, jonathan.tomko@austintexas.gov Austin Planning The motion to approve Applicant’s postponement request to December 9, 2025, was approved on the consent agenda on Commissioner Breton’s motion, Commissioner Hiller’s second, on an 11-0 vote. Commissioner Lan was absent. 1 vacancy on the dais. 4. Plan Amendment: NPA-2025-0016.01 - P & P .72; District 3 Location: 905 Shady Lane, Boggy Creek Watershed; Govalle/Johnston Terrace Combined (Govalle) Neighborhood Planning Area Owner/Applicant: United Association Plumbers & Pipefitters Local #286 Agent: Request: Staff Rec.: Staff: Bennett Consulting (Rodney Bennett) Single Family to Mixed Use/Office land use Applicant postponement request to November 13, 2025 Maureen Meredith, 512-974-2695, maureen.meredith@austintexas.gov Austin Planning The …
REGULAR MEETING of the PLANNING COMMISSION TUESDAY, OCTOBER 14, 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 COMMISSIONERS: Alice Woods, Chair (District 2) Casey Haney, Vice Chair (Mayor’s Representative) Felicity Maxwell, Secretary (District 5) Imad Ahmed, Parliamentarian (District 6) Anna Lan (Mayor’s Representative) Vacant (Mayor’s Representative) Patrick Howard (District 1) EX-OFFICIO MEMBERS: Nadia Barrera-Ramirez (District 3) Brian Bedrosian (District 4) Adam Powell (District 7) Peter Breton (District 8) Danielle Skidmore (District 9) Joshua Hiller (District 10) Jessica Cohen, Chair of Board of Adjustment TC Broadnax, City Manager Candace Hunter, A.I.S.D. Board of Trustees 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: Steve Maddoux, 512-974-6080 Page 1 of 7 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, September 23, 2025. PUBLIC HEARINGS 2. Plan Amendment: NPA-2024-0018.01 - 7003, 7005, 7007 Guadalupe Street Rezone; Location: District 4 7003, 7005, 7007 Guadalupe Street, Waller Creek Watershed; Brentwood/Highland Combined (Highland) Neighborhood Planning Area Owner/Applicant: Purple Square One Limited Liability (Lan Chen) Agent: Request: Bowman (Jerome Perales, P.E.) High Density Single Family and Multifamily Residential to Mixed Use land use Applicant postponement request to December 9, 2025 Maureen Meredith, 512-974-2695, …
From: To: Cc: Subject: Date: Attachments: Julia Perales-Leisk Boudreaux, Marcelle Meredith, Maureen RE: Request for Postponement - NPA-2024-0018.01 & C14-2024-0036_7003 Guadalupe Wednesday, September 24, 2025 1:06:10 PM image001.png image002.png image003.png image004.png External Email - Exercise Caution Hello Marcelle, I think it would best to do Dec 9th since we still do not know if a ZTA will be required with the new unit counts. JULIA PERALES-LEISK Planning & Development Manager | BOWMAN julia.leisk@bowman.com | bowman.com From: Boudreaux, Marcelle <Marcelle.Boudreaux@austintexas.gov> Sent: Wednesday, September 24, 2025 9:30 AM To: Julia Perales-Leisk <julia.leisk@bowman.com> Cc: Meredith, Maureen <Maureen.Meredith@austintexas.gov> Subject: [EXTERNAL] RE: Request for Postponement - NPA-2024-0018.01 & C14-2024-0036_7003 Guadalupe Hi Julia, Please confirm the PC date to which you are requesting Postponement. Thanks! Marcelle Boudreaux, MCRP, AICP, Assoc. AIA Planner Senior Planning Department 512-974-8094 marcelle.boudreaux@austintexas.gov 02 NPA-2024-0018.01 - 7003, 7005, 7007 Guadalupe Street Rezone; District 41 of 2 Please note: Email correspondence to and from the City of Austin is subject to required disclosure under the Texas Public Information Act. -----Original Message----- From: Julia Perales-Leisk <julia.leisk@bowman.com> Sent: Tuesday, September 23, 2025 4:11 PM To: Boudreaux, Marcelle <Marcelle.Boudreaux@austintexas.gov> Cc: Meredith, Maureen <Maureen.Meredith@austintexas.gov> Subject: Re: Request for Postponement - NPA-2024-0018.01 & C14-2024-0036_7003 Guadalupe External Email - Exercise Caution Hello Marcelle, Please postpone the zoning and NPA applications since we waiting to get the approved TIA Determination worksheet to determine if we will be amending our applications. Thank you. JULIA PERALES-LEISK Planning & Development Manager | BOWMAN O: (512) 327-2308 julia.leisk@bowman.com<mailto:julia.leisk@bowman.com> ________________________________ From: Julia Perales-Leisk <julia.leisk@bowman.com> Sent: Tuesday, September 23, 2025 9:30:55 AM To: Boudreaux, Marcelle <Marcelle.Boudreaux@austintexas.gov> Cc: Meredith, Maureen <Maureen.Meredith@austintexas.gov> Subject: RE: Request for Postponement - NPA-2024-0018.01 & C14-2024-0036_7003 Guadalupe Goo morning Marcelle. 02 NPA-2024-0018.01 - 7003, 7005, 7007 Guadalupe Street Rezone; District 42 of 2
From: To: Cc: Subject: Date: Attachments: Julia Perales-Leisk Boudreaux, Marcelle Meredith, Maureen RE: Request for Postponement - NPA-2024-0018.01 & C14-2024-0036_7003 Guadalupe Wednesday, September 24, 2025 1:06:10 PM image001.png image002.png image003.png image004.png External Email - Exercise Caution Hello Marcelle, I think it would best to do Dec 9th since we still do not know if a ZTA will be required with the new unit counts. JULIA PERALES-LEISK Planning & Development Manager | BOWMAN julia.leisk@bowman.com | bowman.com From: Boudreaux, Marcelle <Marcelle.Boudreaux@austintexas.gov> Sent: Wednesday, September 24, 2025 9:30 AM To: Julia Perales-Leisk <julia.leisk@bowman.com> Cc: Meredith, Maureen <Maureen.Meredith@austintexas.gov> Subject: [EXTERNAL] RE: Request for Postponement - NPA-2024-0018.01 & C14-2024-0036_7003 Guadalupe Hi Julia, Please confirm the PC date to which you are requesting Postponement. Thanks! Marcelle Boudreaux, MCRP, AICP, Assoc. AIA Planner Senior Planning Department 512-974-8094 marcelle.boudreaux@austintexas.gov 03 C14-2024-0036 - 7003, 7005, 7007 Guadalupe Street Rezone; District 41 of 2 Please note: Email correspondence to and from the City of Austin is subject to required disclosure under the Texas Public Information Act. -----Original Message----- From: Julia Perales-Leisk <julia.leisk@bowman.com> Sent: Tuesday, September 23, 2025 4:11 PM To: Boudreaux, Marcelle <Marcelle.Boudreaux@austintexas.gov> Cc: Meredith, Maureen <Maureen.Meredith@austintexas.gov> Subject: Re: Request for Postponement - NPA-2024-0018.01 & C14-2024-0036_7003 Guadalupe External Email - Exercise Caution Hello Marcelle, Please postpone the zoning and NPA applications since we waiting to get the approved TIA Determination worksheet to determine if we will be amending our applications. Thank you. JULIA PERALES-LEISK Planning & Development Manager | BOWMAN O: (512) 327-2308 julia.leisk@bowman.com<mailto:julia.leisk@bowman.com> ________________________________ From: Julia Perales-Leisk <julia.leisk@bowman.com> Sent: Tuesday, September 23, 2025 9:30:55 AM To: Boudreaux, Marcelle <Marcelle.Boudreaux@austintexas.gov> Cc: Meredith, Maureen <Maureen.Meredith@austintexas.gov> Subject: RE: Request for Postponement - NPA-2024-0018.01 & C14-2024-0036_7003 Guadalupe Goo morning Marcelle. 03 C14-2024-0036 - 7003, 7005, 7007 Guadalupe Street Rezone; District 42 of 2
Villela, Beverly From: Sent: To: Cc: Subject: Beverly, Loayza, Katherine Thursday, October 2, 2025 9:58 AM Villela, Beverly Madere, Pamela RE: PC Hearing Notice Postponement Request re: C14-2024-0160 1000 Red River St. 10-2-25 External Email - Exercise Caution On behalf of the owner, please consider this a formal request for postponement of the zoning case C14-2024-0160 to the November 13, 2025 Planning Commission meeting. Thank you, Katherine Katherine P. Loayza Land Use Consultant Jackson Walker L.L.P. 100 Congress Avenue, Suite 1100 Austin, Texas 78701 04 C14-2024-0160 - 1000 Red River Street; District 91 of 1
ZONING CHANGE REVIEW SHEET CASE: C14-2024-0160 (1000 Red River) DISTRICT: 9 ADDRESS: 1001 Trinity Street, 416 ½ East 10th Street, 502 ½ East 10th Street, 1000 Red River, 1001 ½ Red River Street, 1018 Red River Street, 1020 Red River Street, 503 East 11th Street, 505 East 11th Street, 509 ½ East 11th Street, 516 ½ East 11th Street ZONING FROM: DMU, CS, CS-1, MF-4 TO: DMU SITE AREA: 4.01 acres (174,675.6sq. ft.) PROPERTY OWNER: Austin Real Estate Acquisitions LLC AGENT: Jackson Walker LLP (Pamela Madere) CASE MANAGER: Beverly Villela (512-978-0740, Beverly.Villela@austintexas.gov) STAFF RECOMMENDATION: Staff recommendation is to grant Downtown Mixed Use (DMU) district zoning. See the Basis of Recommendation section below. PLANNING COMMISSION ACTION / RECOMMENDATION: October 14, 2025: CITY COUNCIL ACTION: TBD ORDINANCE NUMBER: ISSUES: N/A CASE MANAGER COMMENTS: The property in question consists of approximately 4.01 acres at 1001 Trinity Street, 416 ½ East 10th Street, 502 ½ East 10th Street, 1000 Red River, 1001 ½ Red River Street, 1018 Red River Street, 1020 Red River Street, 503 East 11th Street, 505 East 11th Street, 509 ½ East 11th Street and 516 ½ East 11th Street located within the Core/Waterfront District of the Downtown Austin Plan (DAP). It is currently zoned DMU, CS, CS-1, and MF-4 and the applicant is requesting DMU zoning across the entire tract to establish a single cohesive district for future redevelopment. The site is currently developed with two large office buildings constructed by the State of Texas to house the Teacher Retirement Systems facilities, which remain the current 04 C14-2024-0160 - 1000 Red River Street; District 91 of 13 C14-2024-0160 Page 2 occupant. The property occupies a full city block bounded by Red River Street, East 10th Street, Trinity Street, and East 11th Street, within a highly connected portion of downtown Austin. The Downtown Austin Plan recommends DMU zoning for this location. The Core/Waterfront District is envisioned as the region’s premier employment, cultural, and visitor center, supported by policies such as: • AU-5 (maintaining Downtown’s employment role), • AU-1.2 (prioritizing key uses), and • DD-1.1 (aligning density with surrounding context). A uniform DMU designation will support redevelopment at densities and with uses consistent with downtown’s transitional edges between the CBD core and adjacent districts. The rezoning request aligns strongly with the Imagine Austin Decision Guidelines, meeting 10 measures. The site lies within the Downtown Regional Center, is within 0.05 miles of multiple …
Affordability Impact Statement Central Business District Height Amendment Case number: C20-2025-010 Date: 9/29/2025 Proposed Regulation The proposed ordinance and code amendments will add a maximum base height of 350 feet to the 25-2-492 Central Business District (CBD) site development regulations and update 25-2-586 Downtown Density Bonus Program and 25-2-739 Rainey Street Subdistrict Regulations accordingly to modify allowable maximum height when participating in the DDBP. Background CBD zoning does not currently have a height limit, instead regulating building size through a maximum floor- to-area ratio (FAR) of 8:1. Downtown development that proposes to exceed the allowed FAR or the maximum height allowed under the site's primary entitlements could participate in the Downtown Density Bonus (DDB) program to receive additional entitlements in exchange for specified community benefits. However, Senate Bill 840 (SB 840) from the State of Texas’ 89th regular legislative session, effective since September 1, 2025, removed the City of Austin’s ability to regulate development in CBD zoning through FAR. This means that there is currently no FAR for CBD zones, introducing the need for a height amendment. Austin Planning analyzed developments permitted under CBD zoning from 2006 to 2025 to understand trends and determine an appropriate base height entitlement. Their analysis observed 14 non-DDB cases and 43 DDB cases. Table 1 and Table 2 show summary statistics from those developments. Table 1: Summary Statistics for Density Bonus Sites in CBD Zoning Density Bonus Sites CBD Median CBD Average Site Area (acres) 0.55 0.72 Floors Height 39 39 447 466 Floors with 8:1 FAR* 16 18 Height with 8:1 FAR* 207 223 * Base floor and height with 8:1 FAR equivalent for developed sites. Source: Austin Planning 06 C20-2025-010 - CBD Amendments1 of 7 Table 2: Summary Statistics for Non-Density Bonus Sites in CBD Zoning Site Area (acres) Floors Height Non-Density Bonus Sites * Base floor and height with 8:1 FAR equivalent for developed sites. CBD Median CBD Average 0.71 0.95 31 30 367 382 Floors with 8:1 FAR* 19 22 Height with 8:1 FAR* 235 278 Source: Austin Planning Austin Planning’s analysis also shows that median development heights in CBD zoning have been increasing significantly since 2010, while median lot sizes have trended somewhat smaller (Figures 1 and 2). Refer to the staff report from Austin Planning for background and analysis of for this proposed regulation. Figure 1 Source: City of Austin permit data 06 C20-2025-010 - CBD Amendments2 of …
C20-2025-010 Central Business District Amendments Alan Pani, Principal Planner | Austin Planning | 10/14/25 Planning Commission Content • Background • Proposed Changes • Next Steps Background Texas Senate Bill 840 Texas SB 840 went into effect on September 1. Allows for multifamily or mixed-use in any commercial zone Under SB 840, multifamily and mixed-use residential developments in commercial zones will, by right, be able to: Reach a height that is the greater of 45 feet or the height that applies to commercial uses for the site. Reach a density of up to 54 units per acre. Include setbacks that are the lesser of 25 feet or the setbacks imposed on commercial uses. Develop unlimited floor-to-area ratio (FAR). 4 Central Business District Central Business District (CBD) is the designation for an office, commercial, residential, or civic use located in the downtown area CBD currently regulates development based on floor-area ratio (FAR) Currently, the allowed FAR is 8:1 There is no maximum building height under CBD As of September 1, the City can no longer regulate FAR in developments utilizing Senate Bill 840 CBD 5 Downtown Density Bonus Produces highest density/heights in our city and produces the most affordable housing fees- in-lieu for the City CBD and Downtown Mixed Use (DMU) zoning today: CBD zoning does not have a height limit but has FAR limit of 8:1. DMU zoning has height limit of 120’ and FAR limit of 5:1. DDB allows for developments to go above their base entitlements Additional entitlements are mapped, but in general, DDB can increase CBD and DMU sites: Up to 25:1 FAR Up to unlimited height 6 Proposed Changes CBD Median Height Equivalent Staff analyzed the median and average height for sites participating in the Downtown Density Bonus to find the height equivalent for 8:1 FAR Site Area (acres) Floors with 8:1 FAR* Height with 8:1 FAR* (feet) Density Bonus Sites CBD Median CBD Average 0.55 0.72 *8:1 FAR equivalent for developed sites. 16 18 207 233 8 9 10 Proposed Changes to CBD Create a new maximum by-right height limit of 350 feet for the Central Business District. 350 feet follows the trend toward taller buildings in Downtown to help support development and growth in the city center. The height limit will …
ORDINANCE AMENDMENT REVIEW SHEET Amendment: C20-2025-010 Central Business District Amendments Description: Amend City Code Title 25 (Land Development) to establish a maximum building height limit within the Central Business District (CBD) zoning district and to amend the Downtown Density Bonus Program (DDBP) and Rainey Street Subdistrict regulations to modify allowable maximum building height when participating in the DDBP. Background: This amendment is in response to the State of Texas’ Senate Bill 840 (SB 840), which went into effect on September 1, 2025. This legislation addresses how cities of a specific size regulate mixed-use and multifamily development projects, as well as the conversion of certain commercial buildings into mixed-use and multifamily residential occupancy. SB 840 allows multifamily or mixed-use development in any commercial zone and specifies how cities can regulate multifamily and mixed-use developments. Under SB 840, multifamily and mixed-use residential developments in commercial zones will, by right, be able to: • Reach a height that is the greater of 45 feet or the height that applies to commercial uses for the site. • Reach a density of up to 54 units per acre. • Include setbacks that are the lesser of 25 feet or the setbacks imposed on commercial uses. • Develop unlimited floor-to-area ratio (FAR). The Central Business District (CBD) zone applies to certain sites within downtown Austin and allows a variety of uses including office, commercial, residential, or civic use. The site development regulations applicable to a CBD use are designed to, amongst other things, promote the downtown area as a vital commercial retail area; ensure that a CBD use is compatible with the cultural, commercial, historical, and governmental significance of downtown; enhance existing structures, historic features, and circulation patterns in the downtown area; and, consider significant natural features and topography in the downtown area. 06 C20-2025-010 - CBD Amendments1 of 5 CBD CBD zoning regulates development via floor-to-area ratio (FAR) and does not state a maximum building height. The allowed FAR for CBD is eight to one. Downtown development that proposes to exceed the allowed FAR or the maximum height allowed under the site's primary entitlements may participate in the Downtown Density Bonus (DDB) program to receive additional entitlements in exchange for specified community benefits. Austin Planning has analyzed developments that have been built under CBD zoning to estimate what heights the current 8:1 FAR has resulted in. Density Bonus Sites * Base floor and height with …
ZONING CHANGE REVIEW SHEET CASE: C14H-2025-0086- Malcolm and Margaret Badger Reed House DISTRICT: 9 ZONING FROM: GO-ETOD-DBETOD ZONING TO: DMU-H-ETOD-DBETOD ADDRESS: 1712 Rio Grande Street SITE AREA: 0.30 acres (13, 348 sq. ft.) PROPERTY OWNER: 5 Colinas LLC AGENT: Drenner Group, PC (David Anderson) CASE MANAGER: Cynthia Hadri 512-974-7620, Cynthia.hadri@austintexas.gov STAFF RECOMMENDATION: The staff recommendation is to grant Downtown Mixed Use - Historic landmark - Equitable Transit-Oriented Development - Density Bonus Equitable Transit-Oriented Development (DMU-H-ETOD-DBETOD) combined district zoning. PLANNING ACTION / RECOMMENDATION: October 14, 2025: CITY COUNCIL ACTION: ORDINANCE NUMBER: ISSUES: 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 05 C14H-2025-0086 - Malcolm and Margaret Badger Reed House; District 91 of 91 C14H-2025-0086 2 of 120 feet) or Subdistrict 2 (maximum allowable height of 90 feet), generally based on property distance of ¼-mile or ½-mile from the Phase 1 alignment, respectively. However, that rezoning process did not modify any base district zoning or any combining district zoning, which is the subject of this request. CASE MANAGER COMMENTS: The property in question is 0.30 acres, developed with one building and a parking lot, is on the intersection of Rio Grande Street (level 1) and West 18th Steet (level 1) and is currently zoned general office - Equitable Transit-Oriented Development - Density Bonus Equitable Transit-Oriented Development (GO-ETOD-DBETOD) combined district zoning. This property is in the Downtown Austin Plan (Judges Hill District) and is characterized as mixed use with multifamily residential, various office uses and historic properties nearby. (LO-H- ETOD-DBETOD, GO-ETOD-DBETOD, GO, DMU-H-ETOD-BDETOD, MF-4-ETOD- DBETOD). Please refer to Exhibits A (Zoning Map) and B (Aerial View). The applicant is …
South Elevation Oblique view of southeast corner 1712 Rio Grande 05 C14H-2025-0086 - Malcolm and Margaret Badger Reed House; District 970 of 91 South Elevation, ca. 1937 1712 Rio Grande photo courtesy of Delta Tau Delta 05 C14H-2025-0086 - Malcolm and Margaret Badger Reed House; District 971 of 91 South Elevation, ca. 1937 1712 Rio Grande photo courtesy of Delta Tau Delta 05 C14H-2025-0086 - Malcolm and Margaret Badger Reed House; District 972 of 91 Original Staircase no longer extant 1712 Rio Grande photos courtesy of Delta Tau Delta 05 C14H-2025-0086 - Malcolm and Margaret Badger Reed House; District 973 of 91 Delta Tau Delta members pose for group photo inside the house, ca. 1930s 1712 Rio Grande photos courtesy of Delta Tau Delta 05 C14H-2025-0086 - Malcolm and Margaret Badger Reed House; District 974 of 91 Hillel Foundation makes their home at 1712 Rio Grande, 1930. 1712 Rio Grande 05 C14H-2025-0086 - Malcolm and Margaret Badger Reed House; District 975 of 91 Fire damaged home’s interior twice in 1925 and 1932. Malcolm H. and Margaret Reed House 1712 Rio Grande 05 C14H-2025-0086 - Malcolm and Margaret Badger Reed House; District 976 of 91 Dolph Briscoe at Mount Bonnell Recognition of the home’s significance in a 1973 newspaper article. Dolph Briscoe, Jr., governor of Texas, lived in the house as a UT student. 1712 Rio Grande 05 C14H-2025-0086 - Malcolm and Margaret Badger Reed House; District 977 of 91 Delta Tau Delta members continue to have strong ties to UT traditions. 1712 Rio Grande photos courtesy of Delta Tau Delta 05 C14H-2025-0086 - Malcolm and Margaret Badger Reed House; District 978 of 91 Malcolm H. Reed was a notable figure in Austin’s early history. 1712 Rio Grande 05 C14H-2025-0086 - Malcolm and Margaret Badger Reed House; District 979 of 91 05 C14H-2025-0086 - Malcolm and Margaret Badger Reed House; District 980 of 91 05 C14H-2025-0086 - Malcolm and Margaret Badger Reed House; District 981 of 91 05 C14H-2025-0086 - Malcolm and Margaret Badger Reed House; District 982 of 91 05 C14H-2025-0086 - Malcolm and Margaret Badger Reed House; District 983 of 91 05 C14H-2025-0086 - Malcolm and Margaret Badger Reed House; District 984 of 91 05 C14H-2025-0086 - Malcolm and Margaret Badger Reed House; District 985 of 91 05 C14H-2025-0086 - Malcolm and Margaret Badger Reed House; District 986 of 91 05 C14H-2025-0086 - Malcolm and Margaret Badger Reed House; …
