C20-2024-018 REZONING AND ORDINANCE AMENDMENT REVIEW SHEET (ADDENDUM) Amendment: C20-2024-018 Downtown Density Bonus (DDB) Update Addendum Description: Amend City Code Title 25 (Land Development) to create Downtown Density Bonus 400 Combining District (DDB400) and rezone property generally located west of north Interstate 35, east of Nueces Street, south of E 11th Street, and north of Lady Bird Lake to apply DDB400 and to create Downtown Density Bonus 850 Combining District (DDB850). Revisions to the Staff Proposal: Staff is proposing several revisions to the proposal included in the published staff report based on stakeholder feedback and continued review by agency partners: Revision 1: Modify Non-Residential Redevelopment Requirements The proposal reflected in the staff report includes certain requirements when redeveloping multifamily or commercial property. The redevelopment requirements support the goals of the Equitable Transit-Oriented Development Policy Plan and the Austin Strategic Housing Blueprint by increasing the supply of affordable housing while preserving existing affordable housing and community spaces. Staff is proposing to modify the previously proposed redevelopment requirements for some existing legacy non-residential structures, extending the required period of operation for cocktail lounge, creative space, food sales, and small format uses. Through stakeholder engagement staff have heard concerns with the proposed language regarding the redevelopment requirements for the existing non-residential structures. • EXISTING NON-RESIDENTIAL SPACE means a: o adult care services use (general or limited) that has operated for a minimum of 12 continuous months; o child care services use (general or limited) that has operated for a minimum of 12 continuous months; o cocktail lounge use that has operated for a minimum of 10 20 continuous years; o creative space use that has operated for a minimum of three 10 continuous years; o food sales use that has operated for a minimum of 10 20 continuous years with a gross floor area of 20,000 square feet or less; or o small format use that has operated for a minimum of 10 20 continuous years with a gross floor area of 5,000 square feet or less. • SMALL FORMAT USE means a use described in Chapter 25-2 (Zoning) that allows one or more of the following occupancies: o general retail sales; o personal services; o restaurant (general or limited). 1 23 C20-2024-018 - Downtown Density Bonus Update Phase I1 of 2 C20-2024-018 Staff will continue to review these requirements and refine the language and applicability in Phase 2 of the Downtown Density …
DRAFT C20-2024-018 DDB Phase I Downtown Density Bonus Urban Design Standards These standards would apply only to projects seeking Downtown Density Bonus entitlements and are intended to implement public realm and pedestrian environment objectives that currently apply under §25-2-586. In order to participate in the proposed Downtown Density Bonus (DDB) program, projects would be required to adhere to all mandatory design standards and a minimum number of additional urban design standards from a menu of options. For Phase I of the Downtown Density Bonus update, the proposed requirements would be: - - Projects zoned –DDB400 must adhere to all mandatory standards and at least 7 out of the 14 menu standards to participate in the DDB program Projects zoned –DDB850 must adhere to all mandatory standards and least 10 out of the 14 menu standards to participate in the DDB program In future phases of the Downtown Density Bonus program update, additional combining districts may be created that have different requirements for the minimum number of urban design standards that must be met. Additionally, subdistricts may be created that provide additional urban design standards or requirements based on the unique character of specific areas (such as the Red River Cultural District). Additional design standards may be added in the future. If additional design standards are added to the menu, the minimum number of standards that must be met may be modified. The Urban Design team in Austin Planning will review site plans and determine compliance with the urban design standards. Mandatory Urban Design Standards Screening Requirements (A) Utility equipment, mechanical equipment, and solid waste collection areas, including loading docks, truck parking, outdoor storage, trash collection, trash compaction, and other service functions: a. are prohibited in the area between a building and a street; b. must not be visible from a street, adjacent property lines, or the property lines across adjacent public streets; and c. must be screened or located in a public alley. (B) This subsection applies to a site with frontage on an alley 20 feet or more wide. 23 C20-2024-018 - Downtown Density Bonus Update Phase I1 of 7 DRAFT C20-2024-018 DDB Phase I a. A transformer room or utility vault must be adjacent to and accessible from the alley, unless Austin Energy determines placement is required in another location. b. A pump room, sprinkler room, or other utility or mechanical room must be adjacent to and accessible …
FY 2026-2027 CIP List of Recommendations Austin Planning | May 12, 2026 AGENDA Charter Requirements Background Information Next Steps 2 Charter Requirements Austin City Charter, Article X § 4. The Planning Commission – Powers and Duties (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. 3 Background Information Organized by the eight Priority Programs in Imagine Austin Imagine Austin staff asked Priority Program Champions to provide a list of CIP items that would be necessary or desirable to implement the goals of Imagine Austin The list contains both items that are remaining from last year and that are new this year 4 Next Steps Submit to the city manager, no later than May 31, 2025, the recommended list of capital improvements, which in the opinion of the commission are necessary or desirable to implement the adopted comprehensive plan or element or portion thereof. 5 Contact Christopher Crain, Planner Senior Christopher.Crain@austintexas.gov Chris Ryerson, Division Manager Chris.Ryerson@austintexas.gov
City of Austin Planning Commission Meeting Backup: May 12, 2026 Item Number: 24 FY2026-2027 Capital Improvement Recommendations Item: 24 Description: FY2026-2027 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 as proposed in the FY 25-26 Capital Improvement Memo of Recommendations and remain relevant today. Invest in a Compact and Connected Austin Implement the Austin Strategic Mobility Plan (ASMP). * • • Align investments with the updated Bicycle Plan, Urban Trails Plan, Sidewalks, Crossings, and Shared Streets Plan, Transit Enhancement Infrastructure Report (TEIR), and Safe Routes to School Infrastructure Report. * • Continue to deliver Mobility Bond improvements funded in 2016, 2018, and 2020, as identified in the 2026 Local Mobility Annual Plan. * Page 1 of 6 24 Imagine Austin PC FY26-27 CIP List of Recommendations1 of 6 • Expand the amount of Vision Zero safety improvements to address the disproportionate share of people …
Item #2 - NPA-2026-0022.01.SH - Rowen Vale; District 9 Late Back-Up Communication Received for May 12, 2026 PC hearing From: vicky canto Sent: Friday, May 8, 2026 3:11 PM To: Meredith, Maureen <Maureen.Meredith@austintexas.gov> Subject: 1710 Brackenridge Street Neighborhood Plan Amendment Hello Maureen, I am reaching out because I am the owner of 1801 Brackenridge Street, and I received two notices in the mail regarding the zoning change as well as the Neighborhood Plan Amendment to 1710 Brackenridge Street. Attached is my comment form in connection with the proposed Neighborhood Plan Amendment stating that I object to the proposed project and amendment. Thank you, 02 NPA-2026-0022.01.SH - Rowen Vale; District 91 of 3 Vicky Vicky Canto c: 617.733.3230 From: Shi Winch < Sent: Saturday, May 9, 2026 10:16 AM To: Meredith, Maureen <Maureen.Meredith@austintexas.gov> Subject: Case Number NPA-2026-0022.01.SH Case Number NPA-2026-0022.01.SH Maureen Meredith Planning Commission (May 12, 2026) City Council (May 21, 2026) I object Oppose. 02 NPA-2026-0022.01.SH - Rowen Vale; District 92 of 3 S. Winchester 1701 Drake Ave. AND 1613 Drake Ave.78704 02 NPA-2026-0022.01.SH - Rowen Vale; District 93 of 3
03 C14-2026-0010.SH - Rowen Vale; District 91 of 8 03 C14-2026-0010.SH - Rowen Vale; District 92 of 8 03 C14-2026-0010.SH - Rowen Vale; District 93 of 8 03 C14-2026-0010.SH - Rowen Vale; District 94 of 8 03 C14-2026-0010.SH - Rowen Vale; District 95 of 8 03 C14-2026-0010.SH - Rowen Vale; District 96 of 8 03 C14-2026-0010.SH - Rowen Vale; District 97 of 8 03 C14-2026-0010.SH - Rowen Vale; District 98 of 8
Southeast Combined Neighborhood Plan Contact Team Jason Lucio, Membership Chair May 11, 2026 Planning Commission Alice Woods, Chair, District 2 Casey Haney, Vice-Chair, Mayor’s Representative Felicity Maxwell, Secretary, District 5 Imad Ahmed, Parliamentarian, District 6 Chris Gannon, District 1 Brian Bedrosian, District 4 Adam Powell, District 7 Danielle Skidmore, District 9 Jessica Cohen, BoA Representative Nadia Barrera-Ramirez, District 3 Anna Lan, Mayor’s Representative Peter Breton, District 8 Joshua Hiller, District 10 Candace Hunter, AISD Representative RE: NPA-2023-0014.04 / C14-2025-0065 — 4302 Nuckols Crossing Dear Chair Woods and Honorable Commissioners: I write on behalf of the Southeast Combined Neighborhood Plan Contact Team (SCNPCT) as a follow up to the March 15, 2026, letter from our Immediate Past Chair, Ana Aguirre, regarding the above- referenced cases. We appreciate the Commission’s grant of the postponement so that the SCNPCT could attempt to work with the applicant to address our longstanding concerns about traffic, safety, and the suitability of this site for the proposed upzoning. Regrettably, in the nearly two months since that postponement, the applicant has not provided the Contact Team with any concrete plan that would resolve those concerns. Following the postponement, representatives of LOC Consultants attended the SCNPCT’s April 13, 2026, regular meeting. At that meeting, our members asked the LOC representatives what the plans were for traffic flow at the site and how vehicles entering and exiting the proposed development would interact with the adjacent travel lanes serving the Ekos Development immediately to the south. The LOC representatives stated that the property owner would be willing to donate land to the City of Austin to allow for the widening of Nuckols Crossing Road, and one of the representatives told us directly that, in his view, it made no sense to proceed with development on this site unless the road is widened. LOC indicated they would get back to the Contact Team regarding traffic options. On April 23, 2026, the Contact Team followed up by email with LOC Consultants (Stuart and Joshua). That email asked the applicant’s team for specifics on: (i) plans for traffic flow and lane interactions with the neighboring Ekos and Woodway Village properties and the busy Viewpoint Drive intersection; (ii) whether the City would accept the offered right-of-way donation and widen Nuckols Crossing Road, and the timeline for any such actions; and (iii) how residents of the proposed development at 4302 Nuckols would enter and exit the …
Dear Planning Commissioners, On behalf of the Highland/Skyview Contact Team, I am writing in support of the rezoning and NPA request for 7003, 7005, and 7007 Guadalupe Street. The Contact Team voted to support this case 5-0, with 1 abstention and support from 4 non-voting members. Our support is based on both the merits of the project and the applicant’s constructive engagement with the neighborhood. The applicant met with the Contact Team, listened to concerns, and made meaningful changes in response to neighborhood concerns. In addition, this property is well suited to the proposed intensity of use, as it is located within ¼ mile of Crestview Station, which features transit and diverse commerce. Moreover, this property has the advantage of being adjacent to a neighborhood park towards its rear, minimizing potential conflict with existing SF homeowners and tenants. The applicant has also worked with us on commitments intended to ensure the project benefits Highland. The application has agreed to the following, which is being formalized as MOU: 1. Continued good faith efforts to request from city staff that parkland dedication fees from the project be directed, to the extent feasible, toward the Highland Neighborhood Park trail system, including along Waller Creek. 2. A $20,000 contribution to the Austin Parks Foundation’s Highland Neighborhood Park Fund, to be held in escrow until approval of the requested zoning request. 3. Continue working with the Contact Team on an existing draft of prohibited CS uses to align the commercial space with neighborhood-scale retail. 4. Make a good-faith effort to evaluate infrastructure that could support kitchen-capable commercial space, including civil water and wastewater capacity. We understand planning staff have recommended MS-6 zoning, instead of CS zoning. However, the neighborhood has been clear that it wants active, neighborhood-scale ground-floor retail in this location. Many residents chose Highland because of its potential for true transit-oriented development. Although MF zoning will increase housing density, destinations and retail are key to a truly walkable neighborhood. We recognize that mixed-use development can sometimes feel out of scale in an area that has not yet fully grown into that vision, but without allowing both housing and active commercial uses near transit, we will not realize the walkable, transit-oriented environment long planned for Crestview/Highland. Sincerely, Alejandro de la Vega Chair, Highland/Skyview Contact Team 08 NPA-2024-0018.01 - 7003, 7005, 7007 Guadalupe Street Rezone; District 41 of 1
Dear Planning Commissioners, On behalf of the Highland/Skyview Contact Team, I am writing in support of the rezoning and NPA request for 7003, 7005, and 7007 Guadalupe Street. The Contact Team voted to support this case 5-0, with 1 abstention and support from 4 non-voting members. Our support is based on both the merits of the project and the applicant’s constructive engagement with the neighborhood. The applicant met with the Contact Team, listened to concerns, and made meaningful changes in response to neighborhood concerns. In addition, this property is well suited to the proposed intensity of use, as it is located within ¼ mile of Crestview Station, which features transit and diverse commerce. Moreover, this property has the advantage of being adjacent to a neighborhood park towards its rear, minimizing potential conflict with existing SF homeowners and tenants. The applicant has also worked with us on commitments intended to ensure the project benefits Highland. The application has agreed to the following, which is being formalized as MOU: 1. Continued good faith efforts to request from city staff that parkland dedication fees from the project be directed, to the extent feasible, toward the Highland Neighborhood Park trail system, including along Waller Creek. 2. A $20,000 contribution to the Austin Parks Foundation’s Highland Neighborhood Park Fund, to be held in escrow until approval of the requested zoning request. 3. Continue working with the Contact Team on an existing draft of prohibited CS uses to align the commercial space with neighborhood-scale retail. 4. Make a good-faith effort to evaluate infrastructure that could support kitchen-capable commercial space, including civil water and wastewater capacity. We understand planning staff have recommended MS-6 zoning, instead of CS zoning. However, the neighborhood has been clear that it wants active, neighborhood-scale ground-floor retail in this location. Many residents chose Highland because of its potential for true transit-oriented development. Although MF zoning will increase housing density, destinations and retail are key to a truly walkable neighborhood. We recognize that mixed-use development can sometimes feel out of scale in an area that has not yet fully grown into that vision, but without allowing both housing and active commercial uses near transit, we will not realize the walkable, transit-oriented environment long planned for Crestview/Highland. Sincerely, Alejandro de la Vega Chair, Highland/Skyview Contact Team 09 C14-2024-0036 - 7003, 7005, 7007 Guadalupe Street Rezone; District 41 of 1
EMLK Neighborhood Plan Contact Team Re: 1811 Airport rezoning Case C14-2026-0002 May 10, 2026 Hello Planning Commissioners, The EMLK NPCT offers the following letter of recommendation regarding the potential rezoning of 1811 Airport Blvd. The immediate neighbors have met repeatedly among themselves in the MLK Neighborhood meetings and conveyed their input to the EMLK NPCT. EMLK Contact Team met multiple times with the agent during the spring of 2026 and supports the immediate neighbors’ concerns with the rezoning, and are against rezoning the property. Neighbor concerns that have not been sufficiently addressed: ● Building a 90ft building so close to a single family neighborhood will result in a tremendous decline of quality of life due to this property already being on a 20 ft elevation and therefore will cast immense shadows and decrease privacy on these streets, 14 ½ St, 16th St, 17th St, 18th St, Tillery St, and Loreto Dr. This is an historic neighborhood where homes in the area were frequented with jam sessions by the likes of Ray Charles, Janis Joplin, and Willie Nelson, to name a few, which for many decades was also underserved. The neighborhood was the first suburb (primarily Black at the time) to be built east of East Austin (Austin American Statesman newspaper coverage of the neighborhood was recently published a few months ago). The increased and unabated overbuilding in this historic primary single family community will result in the destruction of it. It will result in the running off of the residents, another Clarksville. There has been no consideration of the historic or cultural preservation needed in this area. ● The affordability calculation across the city means that even “affordable” units will not be attainable for residents in this area - the average income in this zipcode is lower than the targeted MFI percentages. Trading additional height which hurts existing residents, to get a benefit which is not realized, is not a deal that makes sense. ● The traffic backup at MLK is currently very bad, during rush hour and also during all hours of the day. Neighbors struggle to get into their neighborhood currently and there is no clear plan to avoid even more traffic backups with another development of hundreds of apartments. ● Infrastructure in this neighborhood is already stressed and likely to get worse with hundreds more housing units. Electricity outages have occurred multiple times already during 2026, water …
17 C14-2026-0007 - Eastside Hub; District 11 of 2 does not accurately represent existing site conditions, surrounding residential development, or the real-world drainage impacts already affecting neighboring properties. For these reasons, I respectfully request that the Planning Commission deny or postpone Case No. C14-2026-0007 until updated studies, accurate mapping, and a comprehensive environmental review can be completed. Thank you for your time and consideration. Sincerely, Tonya Pleasant-Wright CAUTION: This is an EXTERNAL email. Please use caution when clicking links or opening attachments. If you believe this to be a malicious or phishing email, please report it using the "Report Message" button in Outlook. For any additional questions or concerns, contact CSIRT at " ". 17 C14-2026-0007 - Eastside Hub; District 12 of 2
Nancy Estrada City of Austin Planning Department 1000 E 11th St. Austin, TX 78702 05/08/2026 Re: Postponnment request for C14-2025-0123 located at 7401 W US 290; a 2.17 acre tract of land out of Lot 1 Block 5 of the Oak Hill Heights, section 5 subdivision; TCAD Parcel 315132 (the “Property”) Dear Mrs. Estrada: Please accept this letter as a formal request for postponement for case # C14-2025-0123 from the May 12 Planning Commission hearing to the May 26th Planning Commission hearing. If you have any questions regarding this request or need additional information, please do not hesitate to contact me at your convenience. Very truly yours, Amanda Couch Brown 214-695-9219 | AMANDA.BROWN@HDBROWNCONSULTING.COM | HDBROWNCONSULTING.COM 18 C14-2025-0123 - 7401 Hwy 290 Rezoning; District 81 of 1
Downtown Density Bonus Update – Phase I Engagement Summary Resolution 20240718-185 directed City Staff to “...engage area stakeholders on proposed changes to the Downtown Density Bonus program, in alignment with existing density bonus recalibration and streamlining efforts,” on proposed changes initiated by the Resolution. To support the community engagement activities, staff launched a Speak Up Austin site in December 2025 to act as a landing page for information on the Resolution action items, the Downtown Density Bonus Program as it exists today, and how to participate in the engagement process. This page was updated in April 2026 to include information on staff’s proposal for Phase I of the update. To date, the site has received nearly 1,500 views by interested community members. Beginning in November 2025 with early engagement and throughout the creation of the draft proposal, staff have connected with interested stakeholder groups. Staff have met on multiple occasions with members of the Downtown Austin Alliance, the Downtown Austin Neighborhood Association, the Real Estate Council of Austin, and The Red River Cultural District to gather feedback on the Resolution and provide updates on the progress toward the action items of the Resolution. Staff have also given presentations on the proposed updates to the Austin Chapter of the American Institute of Architects and the Urban Land Institute Affordability Strategic Council and gathered valuable feedback through these meetings. Additionally, staff have worked closely with the Central City District Plan (CCDP) team to ensure alignment of the CCDP creation and the Downtown Density Bonus update. This included facilitation of activities at CCDP Stakeholder Advisory Group meetings and supporting the April virtual and an in-person CCDP Open Houses to present on the Downtown Density Bonus Program updates and collect community feedback. Stakeholder Meetings held to Date: • Austin Chapter of the American Institute of Architects • Central City District Plan Stakeholder Advisory Group • Downtown Austin Alliance • Downtown Austin Neighborhood Association • Real Estate Council of Austin • The Red River Cultural District • Urban Land Institute Affordability Strategic Council Staff developed a public survey to gather additional feedback from the community on their experiences with the current Downtown Density Bonus Program and what aspects of the program they value the most. The survey was published on December 22nd, 2025, and was provided to over 350 individuals or groups in direct emails or through City newsletters. Staff developed the list of individuals …
Downtown Density Bonus Update – Phase I Engagement Summary Resolution 20240718-185 directed City Staff to “...engage area stakeholders on proposed changes to the Downtown Density Bonus program, in alignment with existing density bonus recalibration and streamlining efforts,” on proposed changes initiated by the Resolution. To support the community engagement activities, staff launched a Speak Up Austin site in December 2025 to act as a landing page for information on the Resolution action items, the Downtown Density Bonus Program as it exists today, and how to participate in the engagement process. This page was updated in April 2026 to include information on staff’s proposal for Phase I of the update. To date, the site has received nearly 1,500 views by interested community members. Beginning in November 2025 with early engagement and throughout the creation of the draft proposal, staff have connected with interested stakeholder groups. Staff have met on multiple occasions with members of the Downtown Austin Alliance, the Downtown Austin Neighborhood Association, the Real Estate Council of Austin, and The Red River Cultural District to gather feedback on the Resolution and provide updates on the progress toward the action items of the Resolution. Staff have also given presentations on the proposed updates to the Austin Chapter of the American Institute of Architects and the Urban Land Institute Affordability Strategic Council and gathered valuable feedback through these meetings. Additionally, staff have worked closely with the Central City District Plan (CCDP) team to ensure alignment of the CCDP creation and the Downtown Density Bonus update. This included facilitation of activities at CCDP Stakeholder Advisory Group meetings and supporting the April virtual and an in-person CCDP Open Houses to present on the Downtown Density Bonus Program updates and collect community feedback. Stakeholder Meetings held to Date: • Austin Chapter of the American Institute of Architects • Central City District Plan Stakeholder Advisory Group • Downtown Austin Alliance • Downtown Austin Neighborhood Association • Real Estate Council of Austin • The Red River Cultural District • Urban Land Institute Affordability Strategic Council Staff developed a public survey to gather additional feedback from the community on their experiences with the current Downtown Density Bonus Program and what aspects of the program they value the most. The survey was published on December 22nd, 2025, and was provided to over 350 individuals or groups in direct emails or through City newsletters. Staff developed the list of individuals …
May 12, 2025 City of Austin Planning Commission 301 W. 2nd Street Austin, Texas 78701 Re: Design Commission Alternative Draft — Downtown Density Bonus (DDB) Urban Design Standards Dear Chair and Members of the Planning Commission, I write as a member of the Design Commission and its Urban Design Guideline Working Group to provide background on the alternative draft of the Downtown Density Bonus (DDB) Urban Design Standards recommended by the Design Commission as an alternative to the Staff-prepared draft. I plan to attend the May 12 meeting and would be happy to answer questions or provide additional clarification. Over the past several years, the Design Commission has worked to update the Urban Design Guidelines to improve consistency, predictability, and alignment with contemporary urban design best practices. This effort included extensive stakeholder engagement and coordination with relevant City departments. More than a year ago, the Commission submitted a completed draft to Urban Design Division Staff for formatting and public review. Subsequently, the Commission learned that Staff was preparing revisions to the DDB framework that would eliminate both administrative design review and the public-facing Design Commission review for DDB projects, changes that would significantly alter the role and function of the Design Commission and the Urban Design Guidelines. The Design Commission Urban Design Guideline Working Group met with Staff twice during their expedited drafting process for replacement standards. However, after multiple meetings and comment periods, it became apparent that the Commission’s direction would not be substantially reflected in the Staff draft. In response, the Commission prepared its own alternative draft. Our draft reflects a substantial compromise from the broader urban design outcomes envisioned in the updated Urban Design Guidelines. It focuses narrowly on the most important and impactful standards while emphasizing objectivity, clarity, and ease of administration. The standards were calibrated based on real projects, professional practice, and national experience drafting objective design standards. Key differences from the Staff draft include: Mandatory Standards. Our draft establishes stronger baseline requirements for pedestrian-oriented design, including driveway limitations and minimum standards for ground-floor transparency and entrances. These are treated as essential requirements for all DDB projects, rather than optional enhancements. 22 and 23 C20-2024-018 - Downtown Density Bonus Update Phase I1 of 2 Enhanced Standards. Our draft reserves optional standards for true enhancements to the public realm and provides a broader range of compliance options to account for varying project conditions and costs. Rather …
Am. Commissioner Proposed Amendment Justification Maxwell Vote Gannon Vote Ahmed Vote Powell Vote 1 Maxwell Strike sections L, M & N of the draft ordinace 2 Maxwell General recomendation: to delay implementation of sections L, M +N to phase II of the DDB process In PART 8,25-2-65x, Letter C, Revise Line 151 to read: (C) If this section conflicts with (1) Pecan street overlay (PS) district, the more restrictive provision controls and (2) Properties subject to Section 25-2-168 (Downtown Parks (DP) Overlay District are eligible DENSITY BONUS COMBINING DISTRICTS as outlined in PART 7. General recomendation: In Phase II Expand the number of UDS options as outlined in Section R General Recommendation: In Phase II revise section G + H number 2 to adjust the number of optional urban design standards required for participation in the DB 400 and DB 850 programs General Recommendation: In Phase II revisit and revise UDS-6 (Upper Story Design) to match North Burnet Gateway + PC recommendations for UNO and remove stepback requirements Replace Section Q, Mandatory Urban Design Standards (UDS) and Section R, Optional Urban Design Standards (UDS) with revised standards as outlined in PC back up from the design commission, titled Downtown Density Bonus Urban Design Standards (see link https://services. austintexas.gov/edims/document.cfm?id=473003) 3 Maxwell 4 Maxwell 5 Maxwell 6 Maxwell 7 Maxwell 8 Ahmed General Recommendation: Offer incentives for supporting existing tenants Due to stakeholder concerns, these requirements should be updated and recalbirated after additional community engagement. Calibration on this should include both changes to requirements within this section as well as changes to commercial requirements within 4-18. Yes Yes Yes Yes Due to stakeholder concerns, these requirements should be updated and recalbirated after stakeholder engagement. This should include updating which spaces should qualify for protecttion. Phase II should apply the updated commercial redevelopment requirements to the entire downtown area, not just the Phase II area. Yes Yes Yes Yes Incoporate PC Initiated code changes (10/25/25) to the Downtown Parks Overlay into the Downtown Density Bonus Update Phase I draft ordinance. The proposed changes to the Downtown Parks Overlay were initaited last fall by Planning Commission, and have support from key downtown stakeholders. This update takes into account concerns raised in Attachment C of the staff report The costs and impact of current UDS standards as outlined in Phase I are varied and several may not be feasible, particularly on smaller sites or those …
PLANNING COMMISSION MEETING MINUTES Tuesday, May 12, 2026 PLANNING COMMISSION MEETING MINUTES REGULAR MEETING TUESDAY, May 12, 2026 The Planning Commission convened in a regular on Tuesday, May 12th, 2026, 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 6:04 p.m. Commissioners in Attendance: Alice Woods Felicity Maxwell Brian Bedrosian Chris Gannon Joshua Hiller Imad Ahmed Nadia Barrera-Ramirez Commissioners in Attendance Remotely: Peter Breton Adam Powell Commissioners Absent: Casey Haney Anna Lan Danielle Skidmore Ex-Officio Members in Attendance: Jeffery Bowen Ex-Officio Members Absent: TC Broadnax Candace Hunter Richard Mendoza 1 Vacancy on the Dais 1 PLANNING COMMISSION MEETING MINUTES Tuesday, May 12, 2026 PUBLIC COMMUNICATION: GENERAL None present. APPROVAL OF MINUTES 1. Approve the minutes of the Planning Commission regular meeting on Tuesday, April 28, 2026. The minutes from the meeting of Tuesday, April 28, 2026, were postponed to Tuesday, May 26, 2026, on the consent agenda on Secretary Maxwell’s motion, Commissioner Gannon’s second, on an 8-0 vote. Commissioner Breton was not on the dais. Vice Chair Haney and Commissioners Lan and Skidmore were absent. 1 vacancy on the dais. PUBLIC HEARINGS 2. Plan Amendment: NPA-2026-0022.01.SH - Rowen Vale; District 9 Location: 206, 206 ½ East Annie Street and 1710 Brackenridge Street, East Bouldin Creek Watershed; Greater South River City Combined Neighborhood Planning Area Owner/Applicant: South Austin Christian Church Agent: Request: Staff Rec.: Staff: Megan Lasch Civic to Multifamily Residential land use Recommended Maureen Meredith, 512-974-2695, maureen.meredith@austintexas.gov Austin Planning The motion to close the public hearing was approved on Secretary Maxwell’s motion, Commissioner Bedrosian’s second, on a 9-0 vote. Vice Chair Haney and Commissioners Lan and Skidmore were absent. 1 vacancy on the dais. The motion to approve Staff’s recommendation of Multifamily Residential land use for NPA-2026-0022.01.SH - Rowen Vale; District 9, located at 206, 206 ½ East Annie Street and 1710 Brackenridge Street, was approved on Parliamentarian Ahmed’s motion, Secretary Maxwell’s second, on a 9-0 vote. Vice Chair Haney and Commissioners Lan and Skidmore were absent. 1 vacancy on the dais. 3. Rezoning: Location: C14-2026-0010.SH - Rowen Vale; District 9 1710 Brackenridge Street; 206 and 206 ½ East Annie Street, East Bouldin Creek Watershed; Greater South River City Neighborhood Planning Area Owner/Applicant: South Austin Christian Church Agent: Request: Staff Rec.: Staff: Megan Lasch SF-3-NP to MF-3-NP Recommended Jonathan Tomko, AICP, 512-974-1057, jonathan.tomko@austintexas.gov …
REGULAR MEETING OF THE PLANNING COMMISSION TUESDAY, APRIL 28, 2026, 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 2 p.m. on the day of the meeting is required for remote participation by telephone. To register to speak remotely, please use the QR code or link at the end of this document. If you have questions regarding speaker registration, please contact Ella Garcia, Staff Liaison, 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) Chris Gannon (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) Jeffery Bowen, 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 Staff Liaison: Ella Garcia, 512-978-0821 Attorney: Jenna Schwartz, 512-978-0871 Page 1 of 10 Staff Rec.: Staff: 3. Rezoning: Location: AGENDA CALL TO ORDER PUBLIC COMMUNICATION: GENERAL The first four speakers signed up prior to the meeting being called to order will each be allowed a three-minute allotment to address their concerns regarding items not posted on the agenda. APPROVAL OF MINUTES 1. Approve the minutes of the Planning Commission regular meeting on Tuesday, April 14, 2026. 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 June 23, 2026 Maureen Meredith, 512-974-2695, maureen.meredith@austintexas.gov Austin Planning 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) …
PLANNING COMMISSION MEETING MINUTES Tuesday, April 14, 2026 PLANNING COMMISSION MEETING MINUTES REGULAR MEETING TUESDAY, APRIL 14, 2026 The Planning Commission convened in a regular on Tuesday, April 14, 2026, 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 6:03 p.m. Commissioners in Attendance: Alice Woods Felicity Maxwell Brian Bedrosian Chris Gannon Joshua Hiller Casey Haney Peter Breton Adam Powell Imad Ahmed Commissioners in Attendance Remotely: Nadia Barrera-Ramirez Anna Lan Ex-Officio Members in Attendance: Danielle Skidmore Ex-Officio Members Absent: Jessica Cohen TC Broadnax Candace Hunter Richard Mendoza 1 Vacancy on the Dais 1 PLANNING COMMISSION MEETING MINUTES Tuesday, April 14, 2026 PUBLIC COMMUNICATION: GENERAL None present. APPROVAL OF MINUTES 1. Approve the minutes of the Planning Commission regular meeting on Tuesday, March 31, 2026. The minutes from the meeting of Tuesday, March 31, were approved on the consent agenda on Vice Chair Haney’s motion, Commissioner Breton’s second, on an 11-0 vote. Commissioner Skidmore was absent. 1 vacancy on the dais. PUBLIC HEARINGS 2. Plan Amendment: NPA-2025-0030.01 - Ben White; District 5 Location: 2217 West Ben White Boulevard Service Road Eastbound, Williamson Creek Watershed; South Austin Combined (Westgate) Neighborhood Planning Area Owner/Applicant: RPS Family Enterprises, LP (Robert P. Stern) Agent: Request: Staff Rec.: Staff: Keepers Land Planning (Ricca Keepers) Neighborhood Node to Mixed-Use Activity HUB/Corridor Recommended Maureen Meredith, 512-974-2695, maureen.meredith@austintexas.gov Austin Planning The motion to approve the Applicant’s postponement request to May 12, 2026, was approved on the consent agenda on Vice Chair Haney’s motion, Commissioner Breton’s second, on an 11-0 vote. Commissioner Skidmore was absent. 1 vacancy on the dais. 3. Rezoning: Location: C14-2025-0104 - Ben White; District 5 2217 West Ben White Boulevard Service Road Eastbound, Williamson Creek Watershed; South Austin Combined (Westgate) Neighborhood Planning Area Owner/Applicant: RPS Family Enterprises, LP (Robert P. Stern) Agent: Request: Staff Rec.: Staff: Keepers Land Planning (Ricca Keepers) CS-NP to CS-1-NP Staff recommends CS-1-CO-NP Nancy Estrada, 512-974-7617, nancy.estrada@austintexas.gov Austin Planning The motion to approve the Applicant’s postponement request to May 12, 2026, was approved on the consent agenda on Vice Chair Haney’s motion, Commissioner Breton’s second, on an 11-0 vote. Commissioner Skidmore was absent. 1 vacancy on the dais. 2 PLANNING COMMISSION MEETING MINUTES Tuesday, April 14, 2026 4. Plan Amendment: NPA-2025-0031.01 - 8701 N Mopac Rezoning; District 10 Location: 8701 North Mopac Expressway Service Road …
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 Austin Planning DATE: April 22, 2026 RE: NPA-2024-0018.01 and C14-2024-0036 7003, 7005, & 7007 Guadalupe Street Brentwood-Highland Combined Planning Area The Applicant requests a postponement of the above-referenced cases from the April 28, 2026 Planning Commission hearing to the June 23, 2026 hearing date. Please see attached email from Julia Perales-Leisk. The postponement request was made in a timely manner and meets the Planning Commission’s policy. Attachments: Julia Perales-Leisk’s email 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-2024-0018.01 - 7003, 7005, 7007 Guadalupe Street Rezone; District 41 of 4 -----Original Message----- From: Julia Perales-Leisk < Sent: Tuesday, April 21, 2026 6:45 PM To: Meredith, Maureen <Maureen.Meredith@austintexas.gov>; Tomko, Jonathan <Jonathan.Tomko@austintexas.gov> Cc: Jerry Perales < >; angela.piskyline@ Subject: Re: April 28 PC New PP Date?:(C14-2024-0036) 7003, 7005, 7007 Guadalupe St. Rezone Hello Maureen and Jonathan, Please disregard the previous request. We would instead like to postpone this project to June 23rd. Thank you. JULIA PERALES-LEISK Planning & Development Manager | BOWMAN O: (512) 327-2308 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-2024-0018.01 - 7003, 7005, 7007 Guadalupe Street Rezone; District 42 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-2024-0018.01 - 7003, 7005, 7007 Guadalupe Street Rezone; District 43 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-2024-0018.01 - 7003, 7005, 7007 Guadalupe Street Rezone; District 44 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 Austin Planning DATE: April 22, 2026 RE: NPA-2024-0018.01 and C14-2024-0036 7003, 7005, & 7007 Guadalupe Street Brentwood-Highland Combined Planning Area The Applicant requests a postponement of the above-referenced cases from the April 28, 2026 Planning Commission hearing to the June 23, 2026 hearing date. Please see attached email from Julia Perales-Leisk. The postponement request was made in a timely manner and meets the Planning Commission’s policy. Attachments: Julia Perales-Leisk’s email 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 C14-2024-0036 - 7003, 7005, 7007 Guadalupe Street Rezone; District 41 of 4 -----Original Message----- From: Julia Perales-Leisk < Sent: Tuesday, April 21, 2026 6:45 PM To: Meredith, Maureen <Maureen.Meredith@austintexas.gov>; Tomko, Jonathan <Jonathan.Tomko@austintexas.gov> Cc: Jerry Perales < >; angela.piskyline@ Subject: Re: April 28 PC New PP Date?:(C14-2024-0036) 7003, 7005, 7007 Guadalupe St. Rezone Hello Maureen and Jonathan, Please disregard the previous request. We would instead like to postpone this project to June 23rd. Thank you. JULIA PERALES-LEISK Planning & Development Manager | BOWMAN O: (512) 327-2308 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 C14-2024-0036 - 7003, 7005, 7007 Guadalupe Street Rezone; District 42 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 C14-2024-0036 - 7003, 7005, 7007 Guadalupe Street Rezone; District 43 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 C14-2024-0036 - 7003, 7005, 7007 Guadalupe Street Rezone; District 44 of 4
Planning Commission: April 28, 2026 NEIGHBORHOOD PLAN AMENDMENT REVIEW SHEET NEIGHORHOOD PLAN: Greater South River City Combined CASE#: NPA-2026-0022.01.SH DATE FILED: February 5, 2026 PROJECT NAME: Rowen Vale PC DATES: April 28, 2026 April 14, 2026 ADDRESS/ES: 206 and 206 ½ E. Anne Street and 1710 Brackenridge Street DISTRICT AREA: 9 SITE AREA: 0.9 acres OWNER/APPLICANT: South Austin Christian Church / Rowen Vale, LLC AGENT: Rowen Vale, LLC (Megan Lasch) CASE MANAGER: Maureen Meredith PHONE: (512) 974-2695 STAFF EMAIL: Maureen.Meredith@austintexas.gov TYPE OF AMENDMENT: Change in Future Land Use Designation From: Civic To: Multifamily Residential Base District Zoning Change Related Zoning Case: C14-2026-0010.SH From: SF-3-NP To: MF-3-NP (as amended) NEIGHBORHOOD PLAN ADOPTION DATE: September 29, 2005 CITY COUNCIL DATE: May 21, 2026 ACTION: (pending) PLANNING COMMISSION RECOMMENDATION: April 28, 2026 –– (action pending) Page 1 of 141 04 NPA-2026-0022.01.SH - Rowen Vale; District 91 of 141 Planning Commission: April 28, 2026 April 14, 2026 – Postponed on the consent agenda to April 28, 2026 at the request of the Neighborhood. [C. Haney 1st; P. Breton – 2nd] Vote: 11 – 0 [D. Skidmore absent. One vacancy on the dais.] STAFF RECOMMENDATION: Staff supports the Applicant’s request for Multifamily Residential land use. BASIS FOR STAFF’S RECOMMENDATION: Staff supports the Applicant’s request for Multifamily Residential land use because the property is approximately 0.08 miles from South Congress Avenue which is designated as an activity corridor in the Imagine Austin Comprehensive Plan. South Congress Avenue has Metro Rapid bus operating on it and is proposed for a future light rail line. South Congress Avenue is an active commercial corridor and serves as a major north/south transportation corridor. The applicant is proposing a 64-unit, 100% income-restricted affordable housing development (7 units at 30% area medium income (AMI), 29 units at 50% AMI, 23 units at 60% AMI, and 5 units at 80% AMI). The proposed development will help to meet the Austin Strategic Housing Blueprint’s goal of creating 135,000 housing units throughout the City by 2027 with 60,000 designated as affordable for households at or below 80% of medium family income (MFI), especially in high-opportunity areas such as this location. 0.08 miles from S. Congress Ave – Activity Corridor with public transportation and proposed light rail. Below are sections of the Greater South River City Combined Neighborhood Plan that could apply to this development. Staff is aware that the plan states single-family and multifamily construction …
ZONING CHANGE REVIEW SHEET CASE: C14-2026-0010.SH (Rowen Vale) DISTRICT: 9 ADDRESS: 206 and 206 ½ East Annie Street; 1710 Brackenridge Street ZONING FROM: SF-3-NP TO: MF-3-NP SITE AREA: approximately 0.90 acres (approximately 39,204 square feet) PROPERTY OWNER: South Austin Christian Church AGENT: Rowen Vale, LLC CASE MANAGER: Jonathan Tomko, AICP 512-974-1057 jonathan.tomko@austintexas.gov STAFF RECOMMEDATION: Staff recommends granting multi-family residence (medium density) – neighborhood plan (MF-3-NP) combining district zoning. For a summary of the basis of Staff’s recommendation, please see the basis of recommendation section below. PLANNING COMMISSION ACTION / RECOMMENDATION: April 14, 2026: Neighborhood postponement request to April 28, 2026, granted. April 28, 2026: Case is scheduled to be heard by Planning Commission. CITY COUNCIL ACTION: February 5, 2026: City Council approved a Resolution of Support for 9% Low Income Housing Tax Credits on the subject tract, exhibit D below May 21, 2026: Case is scheduled to be heard by City Council. ORDINANCE NUMBER: TBD ISSUES: The applicant proposes to develop a 64-unit fully affordable housing development that includes 44 units with two or more bedrooms and 36 deeply affordable units, at or below 50% Median Family Income (MFI). According to the Austin Strategic Housing Blueprint Scorecard these types of units have been particularly challenging for the City of Austin to realize. Being able to provide deeply affordable units approximately one mile south of Downtown Austin in an environment with many transportation choices can help reduce low- and moderate-income households’ transportation costs by reducing automobile dependency. Coupling affordable housing with an on-site daycare facility, if also affordable, may also reduce a household’s childcare costs and be transformative financially. The development has received a Resolution of Support f r o m City Council (exhibit D) and a S.M.A.R.T. Housing Certification letter from Austin Housing (exhibit H). Austin Housing has stated that 05 C14-2026-0010.SH - Rowen Vale; District 91 of 194 the development intends to submit a request for Rental Housing Development Assistance (RHDA) funding, although they have not received that application yet. The applicant has also indicated that they plan to utilize Affordability Unlocked, which is a development bonus program for affordable housing providers that offers substantial waivers of development regulations in exchange for high percentages of income-restricted affordable units. The applicant revised their original request of MF-4-NP to MF-3-NP on March 13, 2026, responsive to community feedback. The subject tract is located within the Travis Heights-Fairview Park National Register Historic …
05 C14-2026-0010.SH - Rowen Vale; District 9129 of 194 Incompatibility: MF-3 Zoning allows O-SDA to construct a building that, with the bonuses from Affordability Unlocked, could be as high as 60 feet, and thus is the functional equivalent of MF-5. The building will start less than 20' from the backyards of the houses on the south side of East Milton St. (14' alley +5' setback). City maps suggest that the lots for these single family houses run east- west. They do not. They run north-south. The proposed development is not going up in our side yards (we are very accustomed to houses sited very close together); it is looming over our backyards. The building will be 20 feet from the closest house, and between 50 and 70 feet from the other houses on the south side of East Milton St. Multiple stories of apartments will be looking down into our yard, destroying our privacy, and adding light from apartments, the garage, and security. In mid-winter, the parts of our backyards that are less than 20' from the back fence will receive no sunlight at all. I recognize that there are other MF-3 lots in our neighborhood adjacent to SF-3 housing. But these multi-family units were built according to the City's Zoning principles and were not constructed with the exemptions and multipliers that Affordability Unlocked provides. None so changed the nature of their neighbors' homes. You can see the effects of this proposed development in the attached images. Image 1 shows our current yard, shot from our back deck. The proposed building will be at least 5' closer to our yard than the existing gray church. A three-story building will be approximately the height of the utility pole; a five-story, 50' building will be the height of the trees. Figure 2 shows the projected view of a person standing immediately inside our back door (made with CAD, to scale; please ignore the blocking on top of the fence but imagine windows!). As you can see, even a three-story building constructed so close to the property line, without the usual zoning requirements for setbacks, sightlines, and compatibility, will block any view of the sky from the back of our house as well as from the houses of our East Milton St. neighbors. These proposed changes to Zoning and to the Neighborhood Plan, if granted, will establish a precedent throughout neighborhoods in Austin. …
DATE: April 23, 2026 TO: CC: City of Austin Council Member: Vanessa Fuentes, District 2 City of Austin Zoning Dept: Maureen Meredith (Maureen.Meredith@austintexas.gov) Applicant: Alice Glasco (alice@agconsultingcompany.com) FROM: South Congress Combined Neighborhood Plan Contact Team (SCCNPCT) to City of Austin Planning Commission RE: Letter Not to Support: 6111, 6113, 6119 South Congress Ave. Case number: NPA-2025-0020.04 – C14-2025-0096N NPA-2025-0020.04 and C14-2025-0096_6111, 6113 and 6119 S. Congress A Dear Planning Commissioners and Council Member Vanessa Fuentes: This is to inform you that the property owner’s representative has been meeting with the South Congress Combined Neighborhood Plan Contact Team (SCCNPCT) related to the proposed rezoning of the above-mentioned property. This case, Number: NPA-2025-0020.04 – C14-2025-0096 6111, 6113, 6119 South Congress Ave., will be on the agenda before the Planning Commission on April 28, 2026. The SCCNPCT has had several meetings with the developer’s representative Alice Glasco, and the opportunity to express a number of our neighborhoods’ concerns regarding the deep affordability that has been lost with the closing of the mobile home park that previously existed at this location. However, we cannot support rezoning this property at this time, as we believe that the provision of affordable units currently being proposed falls short of compensating for what has been lost. We, the SCCNPCT, maintain Austin’s affordability as a main priority, so true affordable housing is provided for families and children living within the Contact Team area and in all of Austin, Texas. Please ensure this letter is added to the above case file to serve as the SCCNPCT’s letter Not to support re-zoning of the above property, Zoning Case No. NPA-2025-0020.04 – C14-2025- 0096 - 6111, 6113, 6119 South Congress Ave. We value Council Member Vanessa Fuentes insights and ask for her involvement in every part of this zoning case. Please contact me if you have any questions regarding this case. Sincerely, Mario Cantu, Chair South Congress Combined Neighborhood Plan Contact Team. 06 NPA-2025-0020.04 - Congress Views; District 21 of 1
Planning Commission: April 28, 2026 NEIGHBORHOOD PLAN AMENDMENT REVIEW SHEET NEIGHORHOOD PLAN: South Congress Combined (Sweetbriar) CASE#: NPA-2025-0020.04 DATE FILED: September 16, 2025 PROJECT NAME: Congress Views PC DATE: April 28, 2026 March 10, 2026 ADDRESS/ES: 6111, 6113, & 6119 S CONGRESS AVE DISTRICT AREA: 2 SITE AREA: 8.03 acres OWNER/APPLICANT: Congress Corner, LLC AGENT: Alice Glasco Consulting (Alice Glasco) CASE MANAGER: Maureen Meredith PHONE: (512) 974-2695 STAFF EMAIL: Maureen.Meredith@austintexas.gov TYPE OF AMENDMENT: Change in Future Land Use Designation From: Mobile Home and High Density Single Family To: Mixed Use Base District Zoning Change Related Zoning Case: C14-2025-0096 From: MH-NP To: GR-DB90-NP NEIGHBORHOOD PLAN ADOPTION DATE: April 18, 2005 CITY COUNCIL DATE: TBD ACTION: PLANNING COMMISSION RECOMMENDATION: April 28, 2026 – (action pending) 06 NPA-2025-0020.04 - Congress Views; District 21 of 19 Planning Commission: April 28, 2026 March 10, 2026 – Postponed to April 28, 2028 on the consent agenda at Staff’s request. [B. Bedrosian – 1st; N. Barrera-Ramirez – 2nd] Vote: 11-0 [C. Haney absent. One vacancy on the dais]. STAFF RECOMMENDATION: To support the Applicant’s request for Mixed Use land use. BASIS FOR STAFF’S RECOMMENDATION: Staff supports the Applicant’s request for Mixed Use land use because the property is located along South Congress Avenue, which is identified as an activity corridor in the Imagine Austin Comprehensive Plan where mixed use developments are encouraged. South Congress Avenue also has existing public transportation and is proposed for a light rail line. There is Mixed Use land uses to the north, east, south, and west of the property. The applicant proposes to build a mixed-use development with ground-floor retail with approximately 350 apartment dwelling units. The development will provide either 12% of the units affordable at 60% MFI or 10% of the units affordable at 50% MFI. The proposed development will help to meet the Austin Strategic Housing Blueprint’s goal of creating 135,000 housing units throughout the City by 2027 with 60,000 designated as affordable for households at or below 80% of medium family income (MFI). 06 NPA-2025-0020.04 - Congress Views; District 22 of 19 Planning Commission: April 28, 2026 EXISTING LAND USE: High Density Mixed Use - An area that is appropriate for a mix of residential and non‐residential uses with floor‐to‐area ratios of 3.0 or higher. Purpose 1. Encourage dense, pedestrian‐ oriented development in downtown, areas near downtown, and sites with exceptional transportation access; 2. Provide a transition between …
DATE: April 23, 2026 TO: CC: City of Austin Council Member: Vanessa Fuentes, District 2 City of Austin Zoning Dept: Maureen Meredith (Maureen.Meredith@austintexas.gov) Applicant: Alice Glasco (alice@agconsultingcompany.com) FROM: South Congress Combined Neighborhood Plan Contact Team (SCCNPCT) to City of Austin Planning Commission RE: Letter Not to Support: 6111, 6113, 6119 South Congress Ave. Case number: NPA-2025-0020.04 – C14-2025-0096N NPA-2025-0020.04 and C14-2025-0096_6111, 6113 and 6119 S. Congress A Dear Planning Commissioners and Council Member Vanessa Fuentes: This is to inform you that the property owner’s representative has been meeting with the South Congress Combined Neighborhood Plan Contact Team (SCCNPCT) related to the proposed rezoning of the above-mentioned property. This case, Number: NPA-2025-0020.04 – C14-2025-0096 6111, 6113, 6119 South Congress Ave., will be on the agenda before the Planning Commission on April 28, 2026. The SCCNPCT has had several meetings with the developer’s representative Alice Glasco, and the opportunity to express a number of our neighborhoods’ concerns regarding the deep affordability that has been lost with the closing of the mobile home park that previously existed at this location. However, we cannot support rezoning this property at this time, as we believe that the provision of affordable units currently being proposed falls short of compensating for what has been lost. We, the SCCNPCT, maintain Austin’s affordability as a main priority, so true affordable housing is provided for families and children living within the Contact Team area and in all of Austin, Texas. Please ensure this letter is added to the above case file to serve as the SCCNPCT’s letter Not to support re-zoning of the above property, Zoning Case No. NPA-2025-0020.04 – C14-2025- 0096 - 6111, 6113, 6119 South Congress Ave. We value Council Member Vanessa Fuentes insights and ask for her involvement in every part of this zoning case. Please contact me if you have any questions regarding this case. Sincerely, Mario Cantu, Chair South Congress Combined Neighborhood Plan Contact Team. 07 C14-2025-0096 - Congress Views; District 21 of 1
ZONING CHANGE REVIEW SHEET CASE: C14-2025-0096 – Congress Views DISTRICT: 2 ADDRESS: 6111, 6113 and 6119 South Congress Avenue ZONING FROM: MH-NP TO: GR-DB90-NP SITE AREA: 8.041 acres PROPERTY OWNER: Congress Corner LLC, (Reza Habibi-Paydar) AGENT: Alice Glasco Consulting (Alice Glasco) CASE MANAGER: Nancy Estrada (512-974-7617, nancy.estrada@austintexas.gov) STAFF RECOMMENDATION: The Staff recommendation is to grant community commercial – conditional overlay – density bonus 90 – neighborhood plan (GR-CO-DB90-NP) combining district zoning. The Conditional Overlay will prohibit the following uses: Automotive Rentals, Automotive Repair Services, Automotive Sales, Automotive Washing (of any type), Bail Bond Services, Commercial Off-Street Parking, Drop-off Recycling Collection Facility, Exterminating Services, Funeral Services, Medical Offices (exceeding 5000 sq. ft. gross floor area), Off-Site Accessory Parking, Outdoor Sports and Recreation, Pawn Shop Services, Pedicab Storage and Dispatch, Research Services, and Service Station. For a summary of the basis of Staff’s recommendation, see pages 2 - 4. PLANNING COMMISSION ACTION / RECOMMENDATION: April 28, 2026: CITY COUNCIL ACTION: ORDINANCE NUMBER: ISSUES: On November 20, 2025, City of Austin staff sponsored a virtual community meeting to provide an opportunity for the neighborhood plan contact team, nearby residents, property 07 C14-2025-0096 - Congress Views; District 21 of 18 C14-2025-0096 Page 2 owner, and any other interested parties to discuss the proposed rezoning and the neighborhood plan amendment request. CASE MANAGER COMMENTS: The subject rezoning area consists of approximately 8.04 acres and is located at the northeast corner of South Congress Avenue and North Bluff Drive, in proximity to Stassney Lane to the north and William Cannon to the south. The site was previously developed as a mobile home park; however, no mobile home residences remain on the property, and approximately 48 mobile home pad sites are still present. The property received its current mobile home residence – neighborhood plan (MH-NP) combining district zoning in 2019 following the City Council’s adoption of a resolution initiating the rezoning of existing mobile home parks to MH district zoning. Since the subject area is located along the South Congress Activity Corridor, it is surrounded by commercial services and multifamily mixed use developments. Directly north and east of the property are multifamily residences (LR-MU-NP; PUD-NP; MF-2-CO-NP). To the south, across North Bluff Drive, is Pleasant Hill Elementary School (LR-MU-NP; SF-3-NP) and to the west, across South Congress Avenue, are various commercial services and multifamily residences, (GR-MU-CO-NP; MF-2-CO-NP). Please refer to Exhibits A (Zoning Map) and A-1 (Aerial …
ZONING CHANGE REVIEW SHEET CASE: C14-2026-0002 (SE Airport MLK Rezoning) DISTRICT: 1 ADDRESS: 1811 Airport Boulevard ZONING FROM: GR-MU-NP TO: GR-MU-DB90-NP SITE AREA: approximately 3.146 acres (approximately 137,040 square feet) PROPERTY OWNER: 4015 Limited Partnership AGENT: Thrower Design LLC (Victoria Haase) CASE MANAGER: Jonathan Tomko, AICP (512) 974-1057, jonathan.tomko@austintexas.gov STAFF RECOMMEDATION: Staff recommends granting community commercial-mixed use-density bonus 90- neighborhood plan (GR-MU-DB90-NP) combining district zoning. For a summary of the basis of Staff’s recommendation, please see the basis of recommendation section below. PLANNING COMMISSION ACTION / RECOMMENDATION: April 28, 2026: Case is scheduled to be heard by Planning Commission. CITY COUNCIL ACTION: TBD ORDINANCE NUMBER: TBD 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. CASE MANAGER COMMENTS: The subject tract is approximately 3.146 acres at the southeast corner of Airport Boulevard and East Martin Luther King Jr. Boulevard behind the Popeyes Chicken fast food restaurant. It currently has approximately 50,000 square feet of industrial warehouse sited on it, constructed in the 1980s, and approximately 40,000 square feet of paved parking. The structure reaches 20- 40 feet tall in some areas with a blank wall and barbed wire fence facing the neighborhood to the south and east. There are two driveways to access the property one on Airport Boulevard between two fast food restaurants, another connects to East Martin Luther King Jr. Boulevard between the subject tract and an auto service use. 08 C14-2026-0002 - SE Airport MLK Rezoning; District 11 of 18 C14-2026-0002 2 The subject tract is within the East MLK Combined Neighborhood Plan (MLK) and does not require a Neighborhood Plan Amendment Future Land Use Map (FLUM) change because it is identified as mixed use. The proposed zoning is typical for a mixed use land use designation. The subject tract is approximately ¼ mile east of the MLK Station Imagine Austin Activity Center and 1/3 mile south of the Mueller Imagine Austin Activity Center. It has access to two Imagine Austin Activity Corridors, Airport Boulevard and East Martin Luther King …
ZONING CHANGE REVIEW SHEET CASE: C14-2025-0120 - 301 Lamar DISTRICT: 9 ZONING FROM: DMU ZONING TO: CS-MU-V-DB90 ADDRESS: 301 ½ North Lamar Boulevard PROPERTY OWNER: Perry Lorenz SITE AREA: 0.26 acres (11, 325 sq. ft.) AGENT: Husch Blackwell, LLP (Nikelle Meade) CASE MANAGER: Cynthia Hadri 512-974-7620, Cynthia.hadri@austintexas.gov STAFF RECOMMENDATION: The staff recommendation is to grant general commercial services – mixed use – vertical mixed use – conditional overlay – density bonus 90 (CS-MU-V-CO-DB90) combined district zoning. The applicant is not seeking a modification request to provide pedestrian-oriented commercial space. The conditional overlay will have the following conditional and prohibited uses: The following uses will be conditional: Off-Site Accessory Parking Outdoor Sports and Recreation Service Station Vehicle Storage The following uses will be prohibited: Automotive Rentals Automotive Repair Services Automotive Sales Automotive Washing (of any type) Bail Bond Services Building Maintenance Services Campground Commercial Blood Plasma Center Construction Sales and Services Convenience Storage Custom Manufacturing Drop-Off Recycling Collection Facility Electronic Prototype Assembly Electronic Testing Equipment Repair Services Equipment Sales Exterminating Services Kennels Limited Warehousing & Distribution Pawn Shop and Services Pedicab Storage and Dispatch PLANNING COMMISSION ACTION / RECOMMENDATION: April 28, 2026: 09 C14-2025-0120 - 301 Lamar; District 91 of 35 C14-2025-0120 2 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. CASE MANAGER COMMENTS: The property in question is approximately 0.26 acres, currently zoned downtown mixed use (DMU) district zoning and developed with a parking lot. There is access to North Lamar Boulevard (ASMP Level 3), West 3rd Street (ASMP Level 1). This site is in Lower Shoal Creek District of the Downtown Austin Plan (DAP) and is characterized as mixed use. The surrounding area has several office and commercial uses around it (DMU-CURE-CO; DMU; CS-MU-V-CO-NP CS-MU-CO-NP; DMU-CO), various residential types such as condominium residential and multifamily residential (DMU-CURE-CO; LI-PDA-NP) and some public spaces (P). Please refer to Exhibits A (Zoning Map) and B …
Steering Committee Members: Stephen L. Amos, Chair Mark Ashby, Jeff Callahan, Scott Campbell, Marc Carlson, Hunter Coleman, Evelyn Fujimoto, Adrienne Goldsberry, Nick Mehl, William Osborn, Charlie Rice, Paul Shattuck, Shawn Shillington April 22, 2026 City of Austin Planning Commission c/o Planning Department 6310 Wilhelmina Delco Drive Austin, TX 78752 Re: C14-2026-0006 – 1608 W. 6th Street (LR-CO-NP with Restrictive Covenant) Dear Chair Woods and Commissioners, On behalf of the Old West Austin Neighborhood Association (OWANA) Zoning Committee, I am writing to express our support for the proposed rezoning of 1608 W. 6th Street from General Office (GO) to Limited Retail (LR-CO-NP), together with a Conditional Overlay and Restrictive Covenant, as negotiated through the neighborhood zoning process. This recommendation reflects a balanced and pragmatic approach. While some nearby residents, including members of the West End Condominiums, oppose any zoning that would allow restaurant use, the Committee evaluated this request within the broader context of West 6th Street, a major corridor where the City has consistently supported mixed-use and commercial activity. Based on established zoning patterns and prior rezonings, we believe the proposed commercial zoning at this location is appropriate. Importantly, the current proposal represents a significant reduction in intensity from earlier requests. The applicant initially pursued General Commercial (GR) zoning but, following discussions with OWANA, agreed to instead pursue Limited Retail (LR). This change meaningfully reduces allowable development intensity, including a decrease in maximum building height from 60 feet to 40 feet, and introduces a more limited set of permitted uses. The proposed LR zoning, combined with the Conditional Overlay and Restrictive Covenant, establishes clear and enforceable protections, including: • Restaurant (general) use limited to 7:00 a.m. – 11:00 p.m. • Prohibition of outdoor entertainment • Prohibition of outdoor amplified sound • Prohibition of drive-through facilities 10 C14-2026-0006 - Holly Wu W. 6th Street Restaurant; District 91 of 2 Additional protections negotiated through the Restrictive Covenant include: • Prohibition of outdoor amplified or percussion sound Installation of commercial-grade odor control systems • • Restricted delivery hours between 9:00 a.m. and 4:00 p.m. • Enhanced dumpster enclosure design • Screening refuse facilities and mechanical equipment in compliance with all applicable City of Austin code requirements The intent of the rezoning is to allow adaptive reuse of the existing structure for a reservation-only omakase-style restaurant, Holly Wu, along with limited daytime uses such as chef-led cooking classes and occasional corporate lunches. This format …
ZONING CHANGE REVIEW SHEET CASE: C14-2026-0006 – Holly Wu Restaurant DISTRICT: 9 ZONING FROM: GO-NP ZONING TO: GR-NP *as amended LR-CO-NP ADDRESS: 1608 West 6th Street SITE AREA: 0.52 acres (22, 651 sq. ft.) PROPERTY OWNER: Chin Hong (Jimmy) Ng (Lin Asian Bar LLC) AGENT: Taniguchi Architects PLLC (Evan Taniguchi) CASE MANAGER: Cynthia Hadri 512-974-7620, Cynthia.hadri@austintexas.gov STAFF RECOMMENDATION: The staff recommendation is to grant neighborhood commercial – conditional overlay – neighborhood plan (LR-CO-NP) combined district zoning. The conditional overlay will prohibit service station. PLANNING COMMISSION ACTION / RECOMMENDATION: April 28, 2026: CITY COUNCIL ACTION: ORDINANCE NUMBER: ISSUES: On April 15, 2026, the applicant amended their application to request neighborhood commercial – conditional overlay – neighborhood plan (LR-CO-NP) combined district zoning. The original zoning request was for community commercial – neighborhood plan (GR-NP), after meeting with Old West Austin Neighborhood Association (OWANA) the applicant amended their request to match staff’s recommendation with service station as a prohibited use. On April 17, 2026, OWANA and the applicant agreed to the following prohibited uses on the property: Alternative Financial Services; Club or Lodge; College and University Facilities; Communication Service Facilities; Community Events; Community Garden; Community Recreation (Private); Community Recreation (Public); Consumer Convenience Services; Consumer Repair Services; Custom Manufacturing; Hospital Services (Limited); Medical 10 C14-2026-0006 - Holly Wu W. 6th Street Restaurant; District 91 of 17 C14-2026-0006 2 Offices exceeding 5,000 square feet gross floor area; Medical Offices not exceeding 5,000 square feet gross floor area; Off-Site Accessory Parking; Pedicab Storage and Dispatch; Pet Services; Plant Nursery; Printing and Publishing; Private Primary Educational Facilities; Private Secondary Educational Facilities; Safety Services; Service Station; Theater; Urban Farm. Staff does not object to these prohibited uses in addition to the staff recommendation of neighborhood commercial – conditional overlay – neighborhood plan (LR-CO-NP) with service station prohibited. CASE MANAGER COMMENTS: The property in question is approximately 0.52 acres, currently zoned general office – neighborhood plan (GO-NP) combined district zoning and developed with a parking lot and an office building. There is access to West 6th Street, which is an ASMP Level 3, Imagine Austin Corridor and an ASMP Transit Priority Network Corridor. This site is in the Old West Austin Neighborhood Plan and is characterized as mixed use. The surrounding area has several office and commercial uses around it (LO-NP; CS-MU-V-CO-NP; GO-NP; CS-MU- CO-NP; NO-MU-H-CO-NP; PUD-NP) and various residential types such as condominium residential and multifamily residential (MF-4-NP; …
Leah M. Bojo lbojo@drennergroup.com 512-807-2918 Ms. Lauren Middleton-Pratt Planning Department City of Austin 6310 Wilhelmina Delco Drive Austin, TX 78752 April 23, 2026 Via Electronic Delivery Re: C14-2024-0147- Indefinite postponement request for the zoning application associated with the property located at 1405 E Riverside Drive, Austin, Texas (the “Property”). Dear Ms. Middleton-Pratt: As representatives of the owner of the Property, we respectfully request an indefinite postponement of zoning case number C14-2024-0147 on the April 28, 2026 Planning Commission agenda. Please let me know if you have any questions or if we can provide any additional information. Thank you for your time and attention to this matter. Sincerely, Leah M. Bojo cc: Nancy Estrada, Planning Department (via electronic delivery) Joi Harden, Planning Department (via electronic delivery) 2705 Bee Cave Road, Suite 100 | Austin, Texas 78746 | 512-807-2900 | www.drennergroup.com 11 C14-2024-0147 - 1405 East Riverside Drive; District 91 of 1
14 C14H-2026-0018 - Hill-Thompson House; District 11 of 10 Sturgill, Hunter From: Sent: To: Subject: Sturgill, Hunter Tuesday, March 24, 2026 9:42 AM Historic Preservation Office FW: Support for Rezoning Case for Marilyn Webb Hunter Sturgill (she/her) Planner II Historic Preservation Office Austin Planning 512-974-3393 hunter.sturgill@austintexas.gov Please Note: Correspondence and information submitted to the City of Austin are subject to the Texas Public Information Act (Chapter 552) and may be published online. Por Favor Tome En Cuenta: La correspondencia y la información enviada a la Ciudad de Austin está sujeta a la Ley de Información Pública de Texas (Capítulo 552) y puede ser publicada en línea. From: brenda malik Sent: Monday, March 23, 2026 5:31 PM To: Sturgill, Hunter <hunter.sturgill@austintexas.gov> Cc: Marilyn Poole Subject: Support for Rezoning Case for Marilyn Webb You don't often get email from Learn why this is important External Email - Exercise Caution Greetings, My name is Brenda Malik, longtime resident and past president of the Rogers-Washington-Holy Cross Historic Neighborhood. Mrs. Webb and family have been valued community members for decades and have a treasured place in our neighborhood's history and culture. I fully support her efforts in this rezoning request. Please forward my sentiments to the Commission. Sincerely, Brenda Malik CAUTION: This is an EXTERNAL email. Please use caution when clicking links or opening attachments. If you believe this to be a malicious or phishing email, please report it using the "Report 1 14 C14H-2026-0018 - Hill-Thompson House; District 12 of 10 14 C14H-2026-0018 - Hill-Thompson House; District 13 of 10 March 30, 2026 RE: Hill-Thompson House Historic Designation Dear Chair Heimsath, Vice Chair Evans, and Members of the Austin Historic Landmark Commission, Preservation Austin exists to empower Austinites to shape a more inclusive, resilient, and meaningful community culture through preservation. We write today in support of historic designation for 1906 Maple Avenue, also known as the Hill-Thompson House, for its historic associations and community value. We are proud to partner with the home’s owner, our friend Marilynn Poole Webb, in preparing this well-deserved nomination. The house at 1906 Maple Avenue is associated with several significant figures, including architect John S. Chase, FAIA, zoologist and geneticist Oscar Thompson, and civic leader Irene Hill-Thompson. John S. Chase was the first African American student to enroll at The University of Texas at Austin following desegregation, the first to graduate from UT’s School of Architecture, and the first …
CASE NUMBER: C14H-2026-0018 ZONING CHANGE REVIEW SHEET HLC DATE: April 1, 2026 PC DATE: April 28, 2026 CC Date: TBD APPLICANT: Historic Landmark Commission (commission-initiated) HISTORIC NAME: The Hill-Thompson House WATERSHED: Boggy Creek ADDRESS OF PROPOSED ZONING CHANGE: 1906 Maple Avenue, Austin, Texas 78722 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 districtneighborhood plan (SF-3-H-HD-NP) combining district zoning. QUALIFICATIONS FOR LANDMARK DESIGNATION: Historical associations and community value. HISTORIC LANDMARK COMMISSION ACTION: Recommend historic zoning (9-0) 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)(ii) Historical Associations. The property has long-standing significant associations with persons, groups, institutions, businesses, or events of historical importance that contributed significantly to the history of the city, state, or nation or represents a significant portrayal of the cultural practices or the way of life of a definable group of people in a historic time. The Hill-Thompson house has numerous significant historical associations, including with architect John Saunders Chase, zoologist and geneticist Oscar Leonard Thompson, and several generations of the prominent Hill family. John S. Chase was an Austin-based architect responsible for the designs of numerous houses and other buildings in the city, as well as around Texas, including several buildings and the campus master plan at Texas Southern University. In the early 1950s, Chase became the first African- American graduate of the University of Texas School of Architecture. Though he was unable to find work at any white firms after graduation, he would go on to have success with his own practice beginning in 1952. The types of projects that his firm was involved with were numerous and located 14 C14H-2026-0018 - Hill-Thompson House; District 11 of 44 throughout Texas. As historian Lori Martin writes, Chase’s documented Austin works—including the 1952 Colored Teachers State Association of Texas (CTSAT) David Chapel …
From: Chaffin, Heather <Heather.Chaffin@austintexas.gov> Sent: Friday, April 24, 2026 12:48 PM To: Chaffin, Heather <Heather.Chaffin@austintexas.gov> Subject: Item 15 - Postponement requests - SPC-2026-0052A Girls' School of Austin CUP Ella and Destiny, I wanted to let you know that I’ve received two separate postponement requests from a neighbor and a representative of West Austin Neighborhood Group (WANG) (attached). The WANG representative is requesting a postponement to June 9, 2026; the neighbor did not specify a date. I have reached out to the neighbor to ask what date they would like the item to be postponed to; I will update you when I hear back from them. Heather Heather Chaffin Planning Officer, Land Use Review Austin Development Services 512-974-2140 heather.chaffin@austintexas.gov 15 SPC-2026-0052A - Girls' School of Austin Conditional Use Permit; District 101 of 3 From: Lauren Kanne Sent: Thursday, April 23, 2026 5:54 PM To: Chaffin, Heather <Heather.Chaffin@austintexas.gov> Subject: Girls School of Austin Rezoning Case Hi Heather, I hope you’re well. Could you please forward this email to the City staff and Council members involved with the Girls School of Austin rezoning case? I respectfully request that the City postpone the hearing scheduled for a vote next Tuesday. Postponing would encourage the school leadership to engage constructively with their residential neighbors. As a Hyde Park mom, I personally understand the value of collaboration between neighborhood residents and urban schools for the betterment of its community. I believe that our neighborhood associations as well as individual neighbors have practical ideas to reduce traffic and safety concerns on our streets. My home is on McCall Rd, approximately 0.2 miles from the school, and is included on the path of the proposed carpool plan. Thank you again for passing this email along. I will be out of the country next Tuesday and unable to attend the meeting in person. Sincerely, Lauren Kanne 2206 Woodmont Avenue Austin, TX 78703 -- Lauren Kanne Laurenbkanne@gmail.com 512-954-1554 15 SPC-2026-0052A - Girls' School of Austin Conditional Use Permit; District 102 of 3 From: Darcy Gardiner <darcygardiner@yahoo.com> Sent: Thursday, April 23, 2026 10:49 PM To: Chaffin, Heather <Heather.Chaffin@austintexas.gov> Subject: City File No.: SPC-2026-0052A / Request for Postponement My name is Darcy Gardiner, and I am writing this letter on behalf of WANG (West Austin Neighborhood Group). The Girls School of Austin and the surrounding neighbors share this community, and it is in our collective interest to ensure its roads remain safe …
From: Kristin Herndon Sent: Friday, April 24, 2026 12:05 PM To: Chaffin, Heather <Heather.Chaffin@austintexas.gov>; Holden, Erik <Erik.Holden@austintexas.gov> Subject: Support for Girls’ School of Austin - Conditional Use Permit Application, SPC-2026- 0052A Dear Ms. Chaffin, Mr. Holden, and Members of the Planning Commission, Re: Girls' School of Austin – 2007 McCall Road, Conditional Use Permit (SPC-2026-0052) I strongly support the Girls' School of Austin’s Conditional Use Permit application, including the proposed increase in student capacity from 150 to 200. As a new parent to the school, I have been incredibly impressed by both the warmth of the GSA community and the caliber of its students and staff. From the start, our family has felt genuinely welcomed and supported. What stands out most is the culture—one rooted in kindness, thoughtfulness, and a shared commitment not only to each child’s education but to the broader Austin community. The Girls’ School of Austin provides strong academics while encouraging students to think beyond themselves. Through community involvement and service learning, the Girls’ School of Austin helps cultivate respectful, mindful, and capable young women who grow into responsible leaders. This is a truly distinctive educational experience that is difficult to find elsewhere in Austin. The proposed increase is a modest and responsible expansion. Approving this request simply extends this exceptional community and model to more Austin families without compromising the school’s mission or integrity. I strongly urge you to support it. Sincerely, Kristin Herndon From: Kimberly Davis Sent: Friday, April 24, 2026 10:19 AM To: Chaffin, Heather <Heather.Chaffin@austintexas.gov>; Holden, Erik <Erik.Holden@austintexas.gov> Cc: Rebecca Yacono; Robyn Burchfiel; Ryan Davis Subject: Support for Girls’ School of Austin - Conditional Use Permit Application, SPC-2026- 0052A Dear Ms. Chaffin, Mr. Holden, and Members of the Planning Commission, Re: Girls' School of Austin – 2007 McCall Road, Conditional Use Permit, SPC-2026-0052A I write in strong support of the Girls' School of Austin's Conditional Use Permit application, including the proposed increase in student capacity from 150 to 200. I am a resident of the Tarrytown neighborhood, and I live around the corner from The Girls’ School of Austin at 1605 Forest Trail. Our daughter has attended the GSA from first grade to 15 SPC-2026-0052A - Girls' School of Austin Conditional Use Permit; District 101 of 21 eighth grade, and we have been so grateful that this school has been in our neighborhood. We have walked her to school every morning for the …
PLANNING COMMISSION SITE PLAN CONDITIONAL USE PERMIT REVIEW SHEET CASE NUMBER: SPC-2026-0052A PC DATE: April 28, 2026 PROJECT NAME: Girls' School of Austin Conditional Use Permit ADDRESS: 2007 McCall Road COUNCIL DISTRICT: 10 NEIGBORHOOD PLAN: West Austin NP APPLICANT: Girls’ School of Austin AGENT: Thrower Design (A. Ron Thrower) CASE MANAGER: Heather Chaffin Heather.chaffin@austintexas.gov (512) 974-2140 AREA: WATERSHED: WATERSHED ORDINANCE: Comprehensive Watershed Ordinance T.I.A.: 2.31 Acres Johnson Creek (Urban) CAPITOL VIEW: A Neighborhood Traffic Analysis (NTA) has been submitted with this application. N/A PROPOSED DEVELOPMENT: The applicant is requesting a conditional use permit to allow Private Primary Educational Facilities and Private Secondary Educational Facilities, increasing from 150 to 200 students on the property. No improvements are proposed with this application. STAFF RECOMMENDATION: Staff recommends approval of the conditional use permit (CUP), with the condition that any future site development application be required to comply with the NTA Memorandum prepared by Staff, dated April 7, 2026. (Please see Exhibit E – NTA Memorandum). Staff also recommends the following conditions be approved as part of the CUP: 1. Dumpster pick up times to be from 6am to 9pm. 2. Maintenance work will occur from 7am to 9am (except for emergencies). 3. Drop off and pick up times are to be staggered as much as possible. 4. Attendance is limited to 200 students. 5. Use is limited to Private Primary and Private Secondary Educational Use (K-8). SUMMARY COMMENTS ON SITE PLAN: Land Use: The subject property is located on the south side of Windsor Road and the east side of McCall Road. The property is zoned SF-3-NP, and the majority of the site is currently developed with the Girls’ School of Austin (“the School”), which includes Private Primary Educational Facilities and Private Secondary Educational Facilities land uses. The remainder of the property is a former single family lot at 15 SPC-2026-0052A - Girls' School of Austin Conditional Use Permit; District 101 of 84 Girls' School of Austin Conditional Use Permit SPC-2026-0052A 2 1913 McCall Road that was acquired by the School. Properties to the north, south, west and east of the property are also zoned SF-3-NP and are developed with single family residential land uses. (Please see Exhibits A and B – Site Location Map and Aerial Exhibit). Environmental: The site is located in the Johnson Creek Watershed and subject to current watershed regulations. Transportation: Data was submitted by the applicant for a …
