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 28, 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 May 12, 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 28, 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 May 12, 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
From: Drew Zerdecki Sent: Tuesday, April 28, 2026 1:40 PM To: LandUseLiaison <LandUseLiaison@austintexas.gov>; Meredith, Maureen <Maureen.Meredith@austintexas.gov>; Tomko, Jonathan <Jonathan.Tomko@austintexas.gov> Subject: Speaker Presentation — NPA-2026-0022.01.SH and C14-2026-0010.SH (Rowen Vale, 206 E. Annie Street) Dear Land Use Liaison and Case Managers: Following up on my online speaker registration earlier today, attached is a document I plan to present. I am registered to speak in opposition on both Rowen Vale items: NPA-2026- 0022.01.SH (neighborhood plan amendment) and C14-2026-0010.SH (rezoning). In addition to serving as my displayed presentation during testimony, I am asking that this email and the attachment be included in the case backup as opposition correspondence under Planning Commission Rule of Procedure 2.200, which requires backup to include "letters in support or opposition for each case." I am copying the case managers for that reason. The attached single page documents an OpenCorporates search conducted today across all U.S. jurisdictions for the entity "Rowen Vale" — the firm named on the Submittal Verification and identified as the agent in both Review Sheets. The search returned zero results. Rowen Vale, LLC does not exist. This raises a threshold procedural question under the Land Development Code. Section 25-1-81 provides that "a record owner or the record owner's agent may file an application," and authorizes the responsible director to require evidence of the applicant's authority to file. Section 25-2-242 limits initiation of zoning or rezoning to specifically enumerated parties. For the neighborhood plan amendment, Section 25-1-810(B) places the burden of demonstration on "the applicant." A non-existent entity cannot satisfy any of these provisions as the named agent of record. I am asking that the attachment be queued for display during my testimony and that this letter be included in the backup distributed to the Commissioners. For the neighborhood plan amendment specifically, I would also respectfully note that Section 25-1-810(A) provides that "the director may not recommend approval of a neighborhood plan amendment unless the requirements of Subsections (B) and (C) are satisfied," including the applicant's burden of demonstration under (B). I bring the attached search result to staff's attention so it can be evaluated against that prohibition before the hearing. 04 NPA-2026-0022.01.SH - Rowen Vale; District 91 of 3 Thank you for your time. Respectfully, Drew Zerdecki 1211 W. Mary St. C Austin, TX 78704 (512) 415- 7727 Attachment: OpenCorporates search result for "Rowen Vale" conducted April 28, 2026 04 NPA-2026-0022.01.SH - Rowen Vale; District 92 …
4818 E Ben White Blvd ● Austin, TX 78741 ● www.unitehere23.org April 28, 2026 Dear Planning Commission Members, I write today on behalf of UNITE HERE Local 23 in support of items #4 and #5 on today’s agenda amending the Greater South River City neighborhood plan and rezoning to build affordable, multifamily housing. UNITE HERE Local 23 is a union of hospitality workers including hotel housekeepers, cooks, bartenders, dishwashers, servers, and cashiers at locations in downtown Austin and at Austin International Airport. For our members that work downtown in District 9, there are not very many options to live close to work. In fact, most of our members commute from more affordable areas to work downtown, many commuting over an hour to work. While they have won wages and benefits that go far beyond the standard for non-union hospitality workers in the city, the cost of living and specifically the cost of housing remains high, especially in downtown. For many years, the community has been advocating for more of this type of development. This project is what working people need, and as the backbone of this city, they deserve to be able to live downtown and close to work. This is really a choice about what kind of city do we want Austin to be in 10, 20, 30 years. This is an opportunity to have an impact on that future. Austin is special, not because of the towers downtown, but because of our culture and diversity. Allowing for a more diverse population in all areas of the city will only make our community stronger. In addition to the location, the fact that this property will be 100% income restricted affordable housing, include free onsite pre-K, and is connected to public transit, this project will help move us toward the future we want and deserve. Sincerely, Rachel Melendes Political Director UNITE HERE Local 23 c. 210-887-1167 04 NPA-2026-0022.01.SH - Rowen Vale; District 91 of 1
From: Drew Zerdecki Sent: Tuesday, April 28, 2026 1:40 PM To: LandUseLiaison <LandUseLiaison@austintexas.gov>; Meredith, Maureen <Maureen.Meredith@austintexas.gov>; Tomko, Jonathan <Jonathan.Tomko@austintexas.gov> Subject: Speaker Presentation — NPA-2026-0022.01.SH and C14-2026-0010.SH (Rowen Vale, 206 E. Annie Street) Dear Land Use Liaison and Case Managers: Following up on my online speaker registration earlier today, attached is a document I plan to present. I am registered to speak in opposition on both Rowen Vale items: NPA-2026- 0022.01.SH (neighborhood plan amendment) and C14-2026-0010.SH (rezoning). In addition to serving as my displayed presentation during testimony, I am asking that this email and the attachment be included in the case backup as opposition correspondence under Planning Commission Rule of Procedure 2.200, which requires backup to include "letters in support or opposition for each case." I am copying the case managers for that reason. The attached single page documents an OpenCorporates search conducted today across all U.S. jurisdictions for the entity "Rowen Vale" — the firm named on the Submittal Verification and identified as the agent in both Review Sheets. The search returned zero results. Rowen Vale, LLC does not exist. This raises a threshold procedural question under the Land Development Code. Section 25-1-81 provides that "a record owner or the record owner's agent may file an application," and authorizes the responsible director to require evidence of the applicant's authority to file. Section 25-2-242 limits initiation of zoning or rezoning to specifically enumerated parties. For the neighborhood plan amendment, Section 25-1-810(B) places the burden of demonstration on "the applicant." A non-existent entity cannot satisfy any of these provisions as the named agent of record. I am asking that the attachment be queued for display during my testimony and that this letter be included in the backup distributed to the Commissioners. For the neighborhood plan amendment specifically, I would also respectfully note that Section 25-1-810(A) provides that "the director may not recommend approval of a neighborhood plan amendment unless the requirements of Subsections (B) and (C) are satisfied," including the applicant's burden of demonstration under (B). I bring the attached search result to staff's attention so it can be evaluated against that prohibition before the hearing. 05 C14-2026-0010.SH - Rowen Vale; District 91 of 3 Thank you for your time. Respectfully, Drew Zerdecki 1211 W. Mary St. C Austin, TX 78704 (512) 415- 7727 Attachment: OpenCorporates search result for "Rowen Vale" conducted April 28, 2026 05 C14-2026-0010.SH - Rowen Vale; District 92 …
4818 E Ben White Blvd ● Austin, TX 78741 ● www.unitehere23.org April 28, 2026 Dear Planning Commission Members, I write today on behalf of UNITE HERE Local 23 in support of items #4 and #5 on today’s agenda amending the Greater South River City neighborhood plan and rezoning to build affordable, multifamily housing. UNITE HERE Local 23 is a union of hospitality workers including hotel housekeepers, cooks, bartenders, dishwashers, servers, and cashiers at locations in downtown Austin and at Austin International Airport. For our members that work downtown in District 9, there are not very many options to live close to work. In fact, most of our members commute from more affordable areas to work downtown, many commuting over an hour to work. While they have won wages and benefits that go far beyond the standard for non-union hospitality workers in the city, the cost of living and specifically the cost of housing remains high, especially in downtown. For many years, the community has been advocating for more of this type of development. This project is what working people need, and as the backbone of this city, they deserve to be able to live downtown and close to work. This is really a choice about what kind of city do we want Austin to be in 10, 20, 30 years. This is an opportunity to have an impact on that future. Austin is special, not because of the towers downtown, but because of our culture and diversity. Allowing for a more diverse population in all areas of the city will only make our community stronger. In addition to the location, the fact that this property will be 100% income restricted affordable housing, include free onsite pre-K, and is connected to public transit, this project will help move us toward the future we want and deserve. Sincerely, Rachel Melendes Political Director UNITE HERE Local 23 c. 210-887-1167 05 C14-2026-0010.SH - Rowen Vale; District 91 of 1
05 C14-2026-0010.SH - Rowen Vale; District 91 of 32 Annie Street functions as a local residential street, not a corridor or collector. Zoning intensity should reflect that reality. This level of multifamily zoning introduces a scale of density that is not appropriate for this type of street and will lead to ongoing congestion and safety concerns. Additionally, the inclusion of a preschool alongside this level of density creates further risk. Preschool drop-off and pick-up times generate concentrated peak-hour traffic and queuing. Combining this with a 64-unit development on a local street will result in traffic patterns that are inconsistent with the intended function of the neighborhood and increase danger for families. The Future Land Use Map designates this property as Civic, reflecting its long-standing use as a church. Rezoning to multifamily represents a significant departure from that designation and introduces a level of intensity that is not aligned with the surrounding neighborhood or planning guidance. A more appropriate approach would allow for additional housing while maintaining compatibility with the neighborhood. I am not opposing affordable housing. I am advocating for responsible placement and zoning that aligns with Imagine Austin, the Future Land Use Map, and the Austin Strategic Mobility Plan, all of which emphasize appropriate transitions from corridors into established neighborhoods. As a homeowner, neighbor, and steward of a historic property, I ask that you carefully consider the long-term impact of this rezoning, not just in theory, but in the daily lived reality of those of us directly adjacent to this site. Thank you for your time and thoughtful consideration. Sincerely, D’Anne Hiskey 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 05 C14-2026-0010.SH - Rowen Vale; District 92 of 32 For any additional questions or concerns, contact CSIRT at " ". "Report Message" button in Outlook. 05 C14-2026-0010.SH - Rowen Vale; District 93 of 32 05 C14-2026-0010.SH - Rowen Vale; District 94 of 32 05 C14-2026-0010.SH - Rowen Vale; District 95 of 32 05 C14-2026-0010.SH - Rowen Vale; District 96 of 32 05 C14-2026-0010.SH - Rowen Vale; District 97 of 32 05 C14-2026-0010.SH - Rowen Vale; District 98 of 32 05 C14-2026-0010.SH - Rowen Vale; District 99 of 32 05 C14-2026-0010.SH - Rowen Vale; District 910 of 32 This Rowen Vale building is TOO much building on …
April 15, 2026 Mrs. Lauren Middleton-Pratt Director of Planning City of Austin 6310 Wilhelmina Delco Dr Austin, Texas 78752 Via Online Submittal re: Application for Rezoning; 22,651 sf, located at 1608 West 6th Street (the “Property”) Dear Mrs. Pratt: As Architect/Owner representative for the above-referenced Property, I respectfully submit the attached Application for Rezoning. The Property consists of a vacant building formerly used as an engineer’s office. The current zoning on the Property is General Office-Neighborhood Plan (GO-NP) as indicated on the attached map. O u r Application for Rezoning requests to change the zoning of this Property to Local Retail-Conditional Overlay-Neighborhood Plan (LR-CO-NP) with a restricted covenant that has been negotiated with OWANA to allow for high-end restaurant use (not fast-food or drive-thru). The conditional overlay (CO) prohibits all uses beside restaurant use for this site. We propose to limit our seating to only 60 (+/-) seats so we can provide on-site parking for most of our customers. We currently have 5 successful restaurants in Austin, with one going up in Cedar Park, and have been good neighbors at all of those locations. The Property is located within the Old West Austin Neighborhood Plan, and we understand that a future land use map amendment is not required since OWANA does not have one. A Traffic Impact Analysis (TIA) is not required pursuant to the TIA Determination Form included within the attached Application. If you have any questions about this Application for Rezoning or need additional information, please do not hesitate to contact me at your convenience. Thank you for your time and attention to this matter. Respectfully submitted, Evan K Taniguchi, AIA Principal 10 C14-2026-0006 - Holly Wu W. 6th Street Restaurant; District 91 of 1
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 23, 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, OWANA has reached a clear agreement with the applicant and property owners to include additional prohibited uses for the Property, alongside the Service Station use, within the Conditional Overlay associated with the requested zoning change from GO to LR. These added prohibited uses are intended to improve compatibility with the surrounding residential area. Accordingly, we respectfully submit the following list for your approval as part of the Conditional Overlay to be included with the applicant’s request for LR rezoning at 1608 W 6th Street: The following uses are prohibited on the Property, as agreed upon by OWANA, the applicant, and the property owners: Alternative Financial Sales 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 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 10 C14-2026-0006 - Holly Wu W. 6th Street Restaurant; District 91 of 2 Printing and Publishing Private Primary Educational Facilities Private Secondary Educational Facilities Safety Services Service Station Theater Urban Farm Thank you for your consideration. Sincerely, Stephen L. Amos Chair Old West Austin Neighborhood Association (OWANA) 10 C14-2026-0006 - Holly Wu W. 6th Street Restaurant; District 92 of 2
10 C14-2026-0006 - Holly Wu W. 6th Street Restaurant; District 91 of 45 10 C14-2026-0006 - Holly Wu W. 6th Street Restaurant; District 92 of 45 10 C14-2026-0006 - Holly Wu W. 6th Street Restaurant; District 93 of 45 10 C14-2026-0006 - Holly Wu W. 6th Street Restaurant; District 94 of 45 10 C14-2026-0006 - Holly Wu W. 6th Street Restaurant; District 95 of 45 10 C14-2026-0006 - Holly Wu W. 6th Street Restaurant; District 96 of 45 10 C14-2026-0006 - Holly Wu W. 6th Street Restaurant; District 97 of 45 10 C14-2026-0006 - Holly Wu W. 6th Street Restaurant; District 98 of 45 10 C14-2026-0006 - Holly Wu W. 6th Street Restaurant; District 99 of 45 10 C14-2026-0006 - Holly Wu W. 6th Street Restaurant; District 910 of 45 10 C14-2026-0006 - Holly Wu W. 6th Street Restaurant; District 911 of 45 10 C14-2026-0006 - Holly Wu W. 6th Street Restaurant; District 912 of 45 10 C14-2026-0006 - Holly Wu W. 6th Street Restaurant; District 913 of 45 10 C14-2026-0006 - Holly Wu W. 6th Street Restaurant; District 914 of 45 10 C14-2026-0006 - Holly Wu W. 6th Street Restaurant; District 915 of 45 10 C14-2026-0006 - Holly Wu W. 6th Street Restaurant; District 916 of 45 10 C14-2026-0006 - Holly Wu W. 6th Street Restaurant; District 917 of 45 10 C14-2026-0006 - Holly Wu W. 6th Street Restaurant; District 918 of 45 10 C14-2026-0006 - Holly Wu W. 6th Street Restaurant; District 919 of 45 10 C14-2026-0006 - Holly Wu W. 6th Street Restaurant; District 920 of 45 10 C14-2026-0006 - Holly Wu W. 6th Street Restaurant; District 921 of 45 10 C14-2026-0006 - Holly Wu W. 6th Street Restaurant; District 922 of 45 10 C14-2026-0006 - Holly Wu W. 6th Street Restaurant; District 923 of 45 10 C14-2026-0006 - Holly Wu W. 6th Street Restaurant; District 924 of 45 10 C14-2026-0006 - Holly Wu W. 6th Street Restaurant; District 925 of 45 10 C14-2026-0006 - Holly Wu W. 6th Street Restaurant; District 926 of 45 10 C14-2026-0006 - Holly Wu W. 6th Street Restaurant; District 927 of 45 10 C14-2026-0006 - Holly Wu W. 6th Street Restaurant; District 928 of 45 10 C14-2026-0006 - Holly Wu W. 6th Street Restaurant; District 929 of 45 10 C14-2026-0006 - Holly Wu W. 6th Street Restaurant; District 930 of 45 10 C14-2026-0006 - Holly Wu W. 6th Street Restaurant; District …
April 15, 2026 Mrs. Lauren Middleton-Pratt Director of Planning City of Austin 6310 Wilhelmina Delco Dr Austin, Texas 78752 Via Online Submittal re: Application for Rezoning; 22,651 sf, located at 1608 West 6th Street (the “Property”) Dear Mrs. Pratt: As Architect/Owner representative for the above-referenced Property, I respectfully submit the attached Application for Rezoning. The Property consists of a vacant building formerly used as an engineer’s office. The current zoning on the Property is General Office-Neighborhood Plan (GO-NP) as indicated on the attached map. The Application for Rezoning requests to change the zoning of this Property to Local Retail-Conditional Overlay-Neighborhood Plan (LR-CO-NP) with a restricted covenant that has been negotiated with OWANA and the adjacent neighbors, to allow for high-end restaurant use (not fast-food or drive-thru). The conditional overlay (CO) prohibits service station use of the site. Our proposed hours of operation are 5-10 pm, seven days a week. These hours should minimize any disturbance to most of our direct neighbors, who are primarily 9-5 offices. We also propose only 60 (+/-) seats so we can provide on- site parking for most of our customers. We currently have 5 restaurants in Austin, with one going up in Cedar Park, and have been good neighbors at all of those locations. The Property is located within the Old West Austin Neighborhood Plan, and we understand that a future land use map amendment is not required since OWANA does not have one, but we want to do whatever we can to be good neighbors. A Traffic Impact Analysis (TIA) is not required pursuant to the TIA Determination Form included within the attached Application. If you have any questions about this Application for Rezoning or need additional information, please do not hesitate to contact me at your convenience. Thank you for your time and attention to this matter. Respectfully submitted, Evan K Taniguchi, AIA Principal 10 C14-2026-0006 - Holly Wu W. 6th Street Restaurant; District 91 of 2 10 C14-2026-0006 - Holly Wu W. 6th Street Restaurant; District 92 of 2
RESTRICTIVE COVENANT TERMINATION REVIEW SHEET CASE: DISTRICT: 9 C14-06-0117(RCT) – 1317 and 1405 East Riverside Drive (2008008550) C14-72-299(RCT) – 1317 and 1405 East Riverside Drive (4355; 1773) ADDRESS: 1317, 1405A, 1405B, and 1507 East Riverside Drive EXISTING ZONING: ERC (Neighborhood Mixed Use); GR-MU-CO REQUEST: The applicant is requesting to terminate two restrictive covenants for this property. SITE AREA: 1.108 acres PROPERTY OWNER: Schuler Family Trust of 1998 (Jean E. Schuler) AGENT: Drenner Group, PC (Leah M. Bojo) CASE MANAGER: Nancy Estrada (512-974-7617, nancy.estrada@austintexas.gov) STAFF RECOMMENDATION: Staff recommends the proposed termination of the public Restrictive Covenants. PLANNING COMMISSION ACTION / RECOMMENDATION: April 28, 2026: March 24, 2026: APPROVED A POSTPONEMENT REQUEST BY STAFF TO APRIL 28, 2026 [I. AHMED; F. MAXWELL – 2nd] (12-0) ONE VACANCY ON THE DIAS February 24, 2026: APPROVED A POSTPONEMENT REQUEST BY STAFF TO MARCH 24, 2026 [D. SKIDMORE; B. BEDROSIAN – 2nd] (12-0) ONE VACANCY ON THE DIAS January 27, 2026: APPROVED A POSTPONEMENT REQUEST BY THE APPLICANT TO FEBRUARY 24, 2026 [F. MAXWELL; A. POWELL – 2nd] (10-0) C. HANEY, N. BARRERA-RAMIREZ – ABSENT; ONE VACANCY ON THE DIAS 12 C14-06-0117(RCT) - 1317 and 1405 East Riverside Drive; District 91 of 25 C14-96-0127(RCT) Page 2 December 9, 2026: APPROVED A POSTPONEMENT REQUEST BY THE APPLICANT TO JANUARY 27, 2026 [F. MAXWELL; J. HILLER – 2nd] (10-0) A. WOODS, P. HOWARD – ABSENT; ONE VACANCY ON THE DIAS CITY COUNCIL ACTION: RESTRICTIVE COVENANT TERMINATION RECORDING NUMBER: ISSUES: None at this time. CASE MANAGER COMMENTS: The proposed Restrictive Covenant Termination area consists of approximately 1.108 acres and is located at the southeast corner of Interstate Highway (IH) 35 and East Riverside Drive. The portion of the property with frontage along IH 35 is currently undeveloped, while the portion along East Riverside Drive currently has two small one-story office buildings. Please refer to Exhibits A and B (Zoning Maps) and Exhibits C and D (Aerial Views). The applicant is requesting to terminate two public restrictive covenants that were recorded in 1972 and 2008. The Restrictive Covenants include various conditions related to sustainability requirements, limits on building heights and vehicle trips per day, fencing requirements and restrictions on access points. These conditions are no longer aligned with current City code or development standards. Please refer to Attachments A and B (Restrictive Covenants). Austin Transportation and Public Works has no objections to the applicant’s request to terminate the restrictive …
RESTRICTIVE COVENANT TERMINATION REVIEW SHEET CASE: DISTRICT: 9 C14-06-0117(RCT) – 1317 and 1405 East Riverside Drive (2008008550) C14-72-299(RCT) – 1317 and 1405 East Riverside Drive (4355; 1773) ADDRESS: 1317, 1405A, 1405B, and 1507 East Riverside Drive EXISTING ZONING: ERC (Neighborhood Mixed Use); GR-MU-CO REQUEST: The applicant is requesting to terminate two restrictive covenants for this property. SITE AREA: 1.108 acres PROPERTY OWNER: Schuler Family Trust of 1998 (Jean E. Schuler) AGENT: Drenner Group, PC (Leah M. Bojo) CASE MANAGER: Nancy Estrada (512-974-7617, nancy.estrada@austintexas.gov) STAFF RECOMMENDATION: Staff recommends the proposed termination of the public Restrictive Covenants. PLANNING COMMISSION ACTION / RECOMMENDATION: April 28, 2026: March 24, 2026: APPROVED A POSTPONEMENT REQUEST BY STAFF TO APRIL 28, 2026 [I. AHMED; F. MAXWELL – 2nd] (12-0) ONE VACANCY ON THE DIAS February 24, 2026: APPROVED A POSTPONEMENT REQUEST BY STAFF TO MARCH 24, 2026 [D. SKIDMORE; B. BEDROSIAN – 2nd] (12-0) ONE VACANCY ON THE DIAS January 27, 2026: APPROVED A POSTPONEMENT REQUEST BY THE APPLICANT TO FEBRUARY 24, 2026 [F. MAXWELL; A. POWELL – 2nd] (10-0) C. HANEY, N. BARRERA-RAMIREZ – ABSENT; ONE VACANCY ON THE DIAS 13 C14-72-299(RCT) - 1317 and 1405 East Riverside Drive; District 91 of 25 C14-96-0127(RCT) Page 2 December 9, 2026: APPROVED A POSTPONEMENT REQUEST BY THE APPLICANT TO JANUARY 27, 2026 [F. MAXWELL; J. HILLER – 2nd] (10-0) A. WOODS, P. HOWARD – ABSENT; ONE VACANCY ON THE DIAS CITY COUNCIL ACTION: RESTRICTIVE COVENANT TERMINATION RECORDING NUMBER: ISSUES: None at this time. CASE MANAGER COMMENTS: The proposed Restrictive Covenant Termination area consists of approximately 1.108 acres and is located at the southeast corner of Interstate Highway (IH) 35 and East Riverside Drive. The portion of the property with frontage along IH 35 is currently undeveloped, while the portion along East Riverside Drive currently has two small one-story office buildings. Please refer to Exhibits A and B (Zoning Maps) and Exhibits C and D (Aerial Views). The applicant is requesting to terminate two public restrictive covenants that were recorded in 1972 and 2008. The Restrictive Covenants include various conditions related to sustainability requirements, limits on building heights and vehicle trips per day, fencing requirements and restrictions on access points. These conditions are no longer aligned with current City code or development standards. Please refer to Attachments A and B (Restrictive Covenants). Austin Transportation and Public Works has no objections to the applicant’s request to terminate the restrictive …
From: Maria McGivney Arrellaga Sent: Tuesday, April 28, 2026 2:21 PM To: Chaffin, Heather <Heather.Chaffin@austintexas.gov> Cc: Maria McGivney Arrellaga ;; Sarah Coleman Subject: Comments for April 28 Hearing - CUP SPC-2026-0052A (Girls School) Heather, Please include the following statement presented by myself and James Sheih, representing neighbors adjacent to the Girls’ School - in reference to CUP - SPC-2026-0052A Dear Commissioners: There is an important clarification that needs to be part of the record regarding the above- mentioned CUP request. Much of what is being presented—both in terms of current operations on the ground and in the traffic analysis you are reviewing—reflects conditions where “active traffic management” is occurring. In other words, it assumes a level of coordination, staffing, and behavioral compliance that is not actually required or enforceable under the existing CUP. The neighborhood has also experienced what operations look like without that active management—when the site functions solely under what the CUP actually requires. And in those conditions, the impacts have not just been inconvenient; they have raised real safety concerns. There have been repeated conflicts, including arguments and yelling between parents and between parents and neighbors, as people try to navigate congestion and unclear right-of- way in a residential setting. That contrast is critical. Because it shows that the baseline conditions being relied upon are, at least in part, dependent on measures that are outside the scope of the current CUP and not enforceable by the City. If you want more detail regarding this issue, please contact James Shieh, james@realinternational.com, who lives directly across from the Girls’ School on Windsor. Sincerely, Maria Arrellaga, 2002 Bremen St. James Shieh, 2901 Windsor Rd. -----Original Message----- From: Mary Alice Lucas Sent: Tuesday, April 28, 2026 2:16 PM To: Chaffin, Heather <Heather.Chaffin@austintexas.gov> Subject: Resident opposition to permit request (the Girls School of Austin) RE: CUP CASE SPC-2026-0052A Dear Ms. Chaffin and Members of the Review Board, I am writing to formally oppose the request to increase student enrollment at The Girls School of Austin, located within 500 feet of our home. The streets surrounding the school—Bremen, Sharon, Horn, Griswold, and McCall—are already experiencing significant strain during daily drop-off and pick-up times. Traffic congestion is not only routine, but disruptive to the point that residents are, at times, unable to access or park in front of our own homes due to the volume of non-resident vehicles. Beyond inconvenience, this situation raises ongoing …
From: Carol Hawkins Sent: Wednesday, April 22, 2026 4:56 PM To: Chaffin, Heather <Heather.Chaffin@austintexas.gov> Subject: Girls' School's Desired Expansion/ Close neighbor case number SPC-2026-0052A To Whom it May Concern: I am blessed to have belonged to this neighborhood my whole life, my parents having bought the house and property where I currently live 78 yrs. ago! Which means my 3 siblings and I went to Casis, Dill, O.Henry, and Austin High. I have a warm place in my heart for the Girls' School just because we all just loved going to the old Minnie G. Dill School, only half a block from home! So I've been intimately acquainted with traffic problems at Windsor Rd. and Dormarion Lane my whole life long – and I'm now 80 yrs. old. Heavy, speeding traffic going both east and west on Windsor has been a problem my whole life but it's gotten far, FAR worse with each passing year since the Girls' School has been in operation. Getting off of and onto Dormarion has always been problematic at rush hours but now it's a challenge most of the day. In the early to mid-2000s the City of Austin allowed renovation of existing construction and building a 2nd, much LARGER DUPLEX at that corner with insufficient or non-existent off-street parking. Then the houses nextdoor to the north of the duplex at 2404 was allowed to be expanded with little or no off-street parking. A new McMansion was allowed to be built at 2406 Dormarion, similarly, with insufficient off-road parking. Then an extremely large McMansion was built at 2405 and folks opened a construction business out of the “new” duplex at the corner with numerous large trucks parking there, coming in and out all day long. This is to say that there's been a HORRIBLE bottleneck down at the corner of Windsor and Dormarion for almost 30 yrs. It is common to have 2 or 3 vehicles lined up, parked on both east and west sides of Dormarion at the corner of right up to the Windsor curb – bumpers PAST the STOP sign from the curb (parked illegally close to the flow of traffic). These seem to be parents, or maybe teachers? who dash across the street to the school, sometimes staying at the school for hours. Needless to say, pulling off of Dormarion into westbound traffic is a particular challenge. This happened any time …
From: Mary K Sent: Tuesday, April 28, 2026 3:03 PM To: Chaffin, Heather <Heather.Chaffin@austintexas.gov>; Mary K Subject: Girl's School of Austin 2000 McCall Rd Austin, TX 78703 April 28, 2026 Heather Chaffin heather.chaffin@austintexas.gov City of Austin case manager Dear Heather, My name is Mary Kung and I live directly opposite the Girl's School. I apologize for my late submission on this letter. Nevertheless, I'd like to write to communicate that I do not support the current proposed expansion plan as-is. My concerns revolve mainly around parking and traffic in the neighborhood. Increasing enrollment by 50 students is not a small number when we are speaking about a small neighborhood in Tarrytown. From what I understand the current proposed plan relies on active traffic mitigation to solve this concern. I would love to see more overall total parking spaces to accommodate the increase of 50 students and on-site school activities. The increase in enrollment could bring anywhere from 50 or more than 50 cars in the neighborhood! I'm not sure how McCall will be able to accommodate all of these cars for a queue line or parking. As-is, McCall is at best a 3 lane road. With most of this being public parking, cars can park on both sides and the road turns into a 1-lane road. I have personally seen this road completely blocked with no cars being able to pass through. What happens if emergency vehicles need to pass through? I myself have been blocked from exiting my driveway on several occasions. I do understand that active traffic mitigation can help alleviate this concern. However, please keep in mind that I have lived through both periods of active traffic mitigation and zero traffic mitigation. Zero traffic mitigation should never have happened because it was already agreed upon by the school and the neighborhood years ago. It's my experience that if the administration changes at the school and the active traffic mitigation agreement is not followed, it will be very difficult for the neighborhood to enforce it. Meanwhile, the enrollment will still remain at the higher number and the neighborhood is left to deal with dangerous traffic issues. 15 SPC-2026-0052A - Girls' School of Austin Conditional Use Permit; District 101 of 3 It is not only about traffic and access to emergency vehicles. Neighborhood kids have been hit. I have seen students and their parents crossing at all points on …
C20-2024-004 Citywide Density Bonus Program Public Comment as of Thursday, April 23, 2026 Prepared by Austin Planning Includes feedback and comments submitted to staff through various channels as of Thursday, April 23, 2026. 17 C20-2024-004 - Citywide Density Bonus1 of 15 4/23/26, 6:18 PM City of Austin, TX - Report Creation Project Survey Engagement VIEWS PARTICIPANTS RESPONSES COMMENTS SUBSCRIBERS 3,153 68 488 180 29 All participants All participants All Time Please indicate your level of agreement with the following statement: This summary of Austin's affordable housing needs reflects your experience with or your understanding of housing affordability in Austin. Moderately Agree Strongly Agree Strongly Disagree Neither Agree nor Disagree Moderately Disagree 26 % 24 % 24 % 14 % 12 % 42 respondents https://publicinput.com/Reporting/ReportPreview/41666 1/4 17 C20-2024-004 - Citywide Density Bonus2 of 15 4/23/26, 6:18 PM City of Austin, TX - Report Creation Please rank the following priorities we've heard from Austinites regarding density programs in the order you think we should prioritize from 1 (highest priority) to 5 (lowest priority). Select and drag a priority into the "Next Priority" box to move it. You do not have to rank every priority. 76% 79% 72% 59% 55% Provide affordable housing in addition to a mix of other community benefits (public open space, ground-floor stores, civic/cultural spaces, bike lanes, transit amenities, Rank: 2.14 22 ✓ etc.). Be sensitive to the surrounding neighborhood context. Rank: 2.43 23 ✓ Be intentional about preserving existing affordable housing. Rank: 2.57 21 ✓ Offer a mix of income-restricted housing levels, not just deep affordability or only Rank: 2.82 17 ✓ moderate affordability. Tall buildings should be near transit; mid-rise and shorter buildings are more Rank: 3.69 16 ✓ appropriate farther from transit. 29 Respondents Existing density bonus programs in Austin generally aim to serve rental households at levels anywhere from 50% MFI ($66,900 for a 4-person household) up to 80% MFI ($104,200 for a 4-person household). The new Citywide Density Bonus Program would require a minimum of 10% of the proposed rental units to be affordable for households at 50% MFI or below, to match the area of greatest existing need in Austin. Do you agree with this approach to require units affordable at 50% MFI and below? Strongly Agree Strongly Disagree Moderately Agree Neither Agree nor Disagree Moderately Disagree 36 % 22 % 14 % 14 % 14 % 36 respondents https://publicinput.com/Reporting/ReportPreview/41666 2/4 17 …
REGULAR MEETING OF THE PLANNING COMMISSION TUESDAY, APRIL 14, 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) 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 Staff Liaison: Ella Garcia, 512-978-0821 Attorney: Steve Maddoux, 512-974-6080 Page 1 of 8 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 special called meeting on Tuesday, March 31, 2026. 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 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) …
PLANNING COMMISSION MEETING MINUTES Tuesday, March 31, 2026 PLANNING COMMISSION MEETING MINUTES REGULAR MEETING TUESDAY, MARCH 31, 2026 The Planning Commission convened in a regular on Tuesday, March 31, 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 6:02 p.m. Commissioners in Attendance: Alice Woods Felicity Maxwell Brian Bedrosian Chris Gannon Joshua Hiller Danielle Skidmore Casey Haney Peter Breton Commissioners in Attendance Remotely: Nadia Barrera-Ramirez Anna Lan Imad Ahmed Adam Powell Ex-Officio Members in Attendance: None Ex-Officio Members Absent: Jessica Cohen TC Broadnax Candace Hunter Richard Mendoza 1 Vacancy on the Dais 1 PLANNING COMMISSION MEETING MINUTES Tuesday, March 31, 2026 PUBLIC COMMUNICATION: GENERAL None present. APPROVAL OF MINUTES 1. Approve the minutes of the Planning Commission regular meeting on Tuesday, March 24, 2026. The minutes from the meeting of Tuesday, March 24, 2026, were approved on the consent agenda on Commissioner Breton’s motion, Commissioner Skidmore’s second, on a 12-0 vote. 1 vacancy on the dais. STAFF BRIEFINGS 2. Staff briefing on proposed amendments to City Code Title 25 (Land Development) to adopt a new citywide density bonus program that will replace Density Bonus 90 (DB90) and Vertical Mixed Use (V) combining districts and consist of five new combining districts that allow additional height and land uses and relax site development standards and compatibility in exchange for providing affordable housing and meeting certain other requirements. Presentation by Warner Cook, Principal Planner, Austin Planning. The presentation was made by Warner Cook, Principal Planner, Austin Planning. PERMANENT COMMITTEE UPDATES 3. Codes and Ordinances Joint Committee – Update pertaining to recommendations to the Planning Commission regarding proposed amendments to the Land Development Code for which review is required under Section 25-1- 502 (Amendment; Review); requests to initiate amendments to the Land Development Code under Section 25-1- 501 (Initiation). (Sponsored by Vice Chair Haney, Secretary Maxwell, and Commissioners Barrera-Ramirez and Gannon) Update was given by Vice Chair Haney. 4. Comprehensive Plan Joint Committee – Update regarding recommendations to the Planning Commission on issues relating to the comprehensive plan, including proposed amendments to the Comprehensive Plan; and implementation of the Comprehensive Plan, including policy directives or initiatives of the city council or the Planning Commission. (Sponsored by Parliamentarian Ahmed and Commissioners Breton, Lan, and Powell) No update was given. 5. Joint Sustainability Committee – Update regarding recommendation …
From: Ricca Keepers Sent: Wednesday, April 8, 2026 4:25 PM To: Andy Joshi; Danielle Lipford; Dale Herron Cc: Meredith, Maureen <Maureen.Meredith@austintexas.gov>; Estrada, Nancy <Nancy.Estrada@austintexas.gov>; Meenah Hulsen; Zach Stanke; Rob Stern Subject: Re: NPA-2025-0030.01_2217 W Ben White Blvd External Email - Exercise Caution All, As a follow-up and to give time for the back and forth communication we need I am officially requesting a postponing until May 12. Neighborhood, Please provide me with your actions items and requests by April 24th. This will ensure time for review and response from us. All the best, Ricca Keepers, MUP Keepers Land Planning Celebrating 10 years! Founder, Owner, and Land Planner Assistant (512) 550-6508 Cell (512) 999-0690 KeepersLandPlanning.com 02 NPA-2025-0030.01 - Ben White; District 51 of 1
NEIGHBORHOOD PLAN AMENDMENT REVIEW SHEET NEIGHORHOOD PLAN: South Austin Combined (Westgate) CASE#: NPA-2025-0030.01 DATE FILED: August 21, 2025 PROJECT NAME: Ben White PC DATE: April 14, 2026 March 24, 2026 February 24, 2026 ADDRESS/ES: 2217 W Ben White Blvd SVRD EB DISTRICT AREA: 5 SITE AREA: 16,443 sq. ft. OWNER/APPLICANT: RPS Family Enterprises LP AGENT: Keepers Land Use Planning (Ricca Keepers) CASE MANAGER: Maureen Meredith PHONE: (512) 974-2695 STAFF EMAIL: Maureen.Meredith@austintexas.gov TYPE OF AMENDMENT: Change in Future Land Use Designation From: Neighborhood Node To: Mixed Use Activity HUB/Corridor Base District Zoning Change Related Zoning Case: C14-2025-0104 From: CS-NP To: CS-1-NP (building footprint) NEIGHBORHOOD PLAN ADOPTION DATE: November 6, 2014 CITY COUNCIL DATE: TBD ACTION: 02 NPA-2025-0030.01 - Ben White; District 51 of 36 PLANNING COMMISSION RECOMMENDATION: April 14, 2026 – (action pending) March 24, 2026 – Postponed to the April 14, 2026 hearing on the consent agenda at the request of the Neighborhood. [I. Ahmed – 1st; F. Maxwell -2nd] Vote: 12-0 [One vacancy on the dais]. February 24, 2026 – Postponed to March 24, 2026 at the request of Staff on the consent agenda. [D. Skidmore – 1st; B. Bedrosian – 2nd] Vote: 12-0 [One vacancy on the dais]. STAFF RECOMMENDATION: Staff supports the Applicant’s request for Mixed Use Activity HUB/Corridor. BASIS FOR STAFF’S RECOMMENDATION: Staff supports the Applicant’s request for the Mixed Use Activity HUB/Corridor character district because the property is located along E. Ben White Blvd highway where this land use is appropriate. The property is also located near the major highway interchange of W. Ben White Blvd and South Lamar Blvd. The applicant proposes to rezone the footprint of an existing building to CS-1 for the sale of alcoholic beverages that are primarily to-go and not for on-site consumption. Below are sections of the plan that staff believe supports the applicant’s request. 02 NPA-2025-0030.01 - Ben White; District 52 of 36 02 NPA-2025-0030.01 - Ben White; District 53 of 36 LAND USE DESCRIPTIONS: EXISTING LAND USE: Neighborhood Node - Neighborhood Node districts contain restaurants, shops, offices, and multi-family housing. The form of these areas is similar to Neighborhood Transition districts but with more commercial activity. Neighborhood Nodes have a 02 NPA-2025-0030.01 - Ben White; District 54 of 36 similar mix of uses as Mixed Use Hubs, but primarily serve residents in the neighborhood. Building heights range from one to two stories (although many locations are zoned …
From: Ricca Keepers Sent: Wednesday, April 8, 2026 4:25 PM To: Andy Joshi; Danielle Lipford; Dale Herron Cc: Meredith, Maureen <Maureen.Meredith@austintexas.gov>; Estrada, Nancy <Nancy.Estrada@austintexas.gov>; Meenah Hulsen; Zach Stanke; Rob Stern Subject: Re: NPA-2025-0030.01_2217 W Ben White Blvd External Email - Exercise Caution All, As a follow-up and to give time for the back and forth communication we need I am officially requesting a postponing until May 12. Neighborhood, Please provide me with your actions items and requests by April 24th. This will ensure time for review and response from us. All the best, Ricca Keepers, MUP Keepers Land Planning Celebrating 10 years! Founder, Owner, and Land Planner Assistant (512) 550-6508 Cell (512) 999-0690 KeepersLandPlanning.com 03 C14-2025-0104 - Ben White; District 51 of 1
ZONING CHANGE REVIEW SHEET CASE: C14-2025-0104 – Ben White DISTRICT: 5 ADDRESS: 2217 West Ben White Boulevard Service Road Eastbound ZONING FROM: CS-NP TO: CS-1-NP SITE AREA: 2,672 square feet out of 0.4865 acres PROPERTY OWNER: RPS Family Enterprises LP (Robert P. Stern) AGENT: Keepers Land Planning (Ricca Keepers) CASE MANAGER: Nancy Estrada (512-974-7617, nancy.estrada@austintexas.gov) STAFF RECOMMENDATION: The Staff recommendation is to grant commercial – liquor sales – conditional overlay – neighborhood plan (CS-1-CO-NP) combining district zoning. The Conditional Overlay would prohibit the following use permitted in CS-1 base district zoning: Adult-Oriented Businesses. PLANNING COMMISSION ACTION / RECOMMENDATION: April 14, 2026: March 24, 2026: APPROVED A POSTPONEMENT REQUEST BY THE NEIGHBORHOOD TO APRIL 14, 2026 [I. AHMED; F. MAXWELL – 2nd] (12-0) ONE VACANCY ON THE DAIS CITY COUNCIL: ORDINANCE NUMBER: ISSUES: On November 18, 2025, City of Austin staff sponsored a virtual community meeting to provide an opportunity for the neighborhood plan contact team, nearby residents, property owner, and any other interested parties to discuss the proposed rezoning and the neighborhood plan amendment request. 03 C14-2025-0104 - Ben White; District 51 of 23 C14-2025-0104 Page 2 CASE MANAGER COMMENTS: The subject rezoning area consists of a 2,672 square foot building footprint within a 0.4865 acre property. The site is currently developed with an existing business, Big Chill Daiquiris To Go, a beverage establishment for off-premise consumption. The rezoning area is situated along the Eastbound West Ben White Boulevard Service Road. The intersection of South Lamar Boulevard and West Ben White Boulevard, two major arterials, is approximately 0.5 miles to the west. The site is located within the Lamar & Ben White Activity Center, as identified on the Growth Concept Map in the Image Austin Comprehensive Plan. Development along this area is generally characterized by diverse commercial uses, highlighting access to Ben White Boulevard, such as personal improvement services, medical services, automotive repair services, limited restaurants, many with drive-through use, and office uses (CS-NP; CS-1-NP; LO-NP; GR-NP). There is a private easement to the west of the property that extends south to Western Trails Boulevard, where the commercial zoning transitions into single family residences. Please refer to Exhibits A (Zoning Map) and B (Aerial View). The current use of the subject property is considered non-conforming. The Applicant is seeking to rezone the building footprint (2,672 square feet) on the property to the commercial-liquor sales (CS-1) base district in order to …
NEIGHBORHOOD PLAN AMENDMENT REVIEW SHEET NEIGHORHOOD PLAN: North Shoal Creek CASE#: NPA-2025-0031.01 DATE FILED: August 13, 2025 PROJECT NAME: 8701 N Mopac Rezoning PC DATE: March 10, 2026 February 10, 2026 January 13, 2026 ADDRESS/ES: 8701 N Mopac Expy SVRD NB DISTRICT AREA: 10 SITE AREA: 6.39 acres OWNER/APPLICANT: Mopac Atrium Investments, LLC, a Texas limited liability company AGENT: Dubois Bryant & Campbell, LLP (David Hartman) CASE MANAGER: Maureen Meredith PHONE: (512) 974-2695 STAFF EMAIL: Maureen.Meredith@austintexas.gov TYPE OF AMENDMENT: Change in Future Land Use Designation From: Commerce To: Mixed Use Activity HUB/Corridor Base District Zoning Change Related Zoning Case: C14-2025-0031.01 From: CS To: LI-PDA NEIGHBORHOOD PLAN ADOPTION DATE: August 23, 2018 CITY COUNCIL DATE: TBD ACTION: 04 NPA-2025-0031.01 - 8701 N Mopac Rezoning; District 101 of 29 PLANNING COMMISSION RECOMMENDATION: April 14, 2026 – (action pending) March 10, 2026 – Postponed to the April 14, 2026 hearing on the consent agenda at the request of the neighborhood. [B. Bedrosian – 1st; N. Barrera-Ramirez – 2nd] Vote: 11-0 [A. Lan off the dais. One vacancy on the dais]. February 10, 2026 – Postponed to March 10, 2026 on the consent agenda at the request of the Applicant. [F. Maxwell – 1st; B. Bedrosian – 2nd] Vote: 11-0 [A. Lan absent]. January 13, 2026 – Postponed to February 10, 2026 on the consent agenda at the request of the Applicant. [F. Maxwell – 1st; P. Breton – 2nd] Vote: 11-0 [Two vacancies on the dais]. STAFF RECOMMENDATION: Staff supports the applicant’s request for Mixed Use Activity HUB/Corridor land use. BASIS FOR STAFF’S RECOMMENDATION: Staff supports the applicant’s request for Mixed Use Activity HUB/Corridor land use because the property is located along the MOPAC service road where this land use is appropriate. The applicant’s original request was to build multifamily residential development in this location but revised their zoning request to prohibit residential uses and to reduce the maximum building height from 180 feet to 120 feet. 04 NPA-2025-0031.01 - 8701 N Mopac Rezoning; District 102 of 29 LAND USE DESCRIPTIONS: EXISTING LAND USE: Commerce - This character district accommodates commercial activities such as retail entertainment venues, or campuses located mostly along highway frontage roads. Although these sites should allow for internal pedestrian connectivity, their overall design is fashioned to the needs of people arriving by car. Residential uses are inappropriate due to a lack of external connectivity. Character and Intent • Entirely …
ZONING CHANGE REVIEW SHEET CASE: C14-2025-0088 - 8701 N Mopac Rezoning DISTRICT: 10 ADDRESS: 8701 North Mopac Expressway Service Road NB ZONING FROM: CS TO: LI-PDA* *On March 30, 2026, the applicant amended their rezoning request to change the conditions proposed in the PDA overlay (please see Applicant’s Amendment Request Letter – Exhibit D): 1) Reduce the maximum authorized height from 180 feet to 120 feet; 2) Eliminate all proposed residential uses. The following residential uses will be prohibited uses: Bed and Breakfast (Group 1 and Group 2), Condominium Residential, Multifamily Residential, and Townhouse Residential. SITE AREA: 6.394 acres PROPERTY OWNER: Mopac Atrium Investments, LLC AGENT: Dubois, Bryant and Campbell, LLP (David Hartman) CASE MANAGER: Sherri Sirwaitis (512-974-3057, sherri.sirwaitis@austintexas.gov) STAFF RECOMMEDATION: Staff recommends LI-PDA, Limited Industrial-Planned Development Area Combining, District zoning. PLANNING COMMISSION ACTION / RECOMMENDATION: January 13, 2026: Postponed to February 10, 2026 at the applicant’s request (11-0); F. Maxwell-1st, P. Breton-2nd. February 10, 2026: Postponed to March 10, 2026 at the applicant’s request (11-0); F. Maxwell-1st, B. Bedrosian-2nd. March 10, 2026: Approved neighborhood's recommendation request for a postponement to April 14, 2026 by consent (11-0, A. Lan-not yet arrived); B. Bedrosian-1st, N. Barrera- Ramirez-2nd. April 14, 2026 CITY COUNCIL ACTION: ORDINANCE NUMBER: 05 C14-2025-0088 - 8701 N Mopac Rezoning; District 101 of 20 C14-2025-0088 ISSUES: 2 During the Burnet Road, Anderson Lane and the North Shoal Creek Area neighborhood planning process, the long-range planning staff did not add the –NP combining district to the end of the zoning string for the properties in the planning area. Therefore, the rezoning request does not require the “NP” annotation. The North Shoal Creek Neighborhood Plan designates this property as “Commerce”. Therefore, the applicant has submitted an associated NPA application, case NPA-2025- 0031.01, requesting a Future Land Use Map (FLUM) change to “Mixed-Use Activity Corridor.” CASE MANAGER COMMENTS: The property in question is developed with office buildings (The Atrium Office Centre and Chancellor Center) fronting the northbound service road for the MoPac Expressway. There is an industrial use/emulsion plant (Ergon Asphalt & Emulsions, Inc.) and a landscaping supply use (Legacy Turf and Greens) to the north. The lots to the south are developed with an office complex. To the east, there is a railway and office and industrial uses along Shoal Creek Boulevard. To the west is the North Mopac Expressway (Loop 1). This property was recently rezoned from LO and LR …
ZONING CHANGE REVIEW SHEET CASE: C14-2025-0088 - 8701 N Mopac Rezoning DISTRICT: 10 ADDRESS: 8701 North Mopac Expressway Service Road NB ZONING FROM: CS TO: LI-PDA* *On March 30, 2026, the applicant amended their rezoning request to change the conditions proposed in the PDA overlay (please see Applicant’s Amendment Request Letter – Exhibit D): 1) Reduce the maximum authorized height from 180 feet to 120 feet; 2) Eliminate all proposed residential uses. The following residential uses will be prohibited uses: Bed and Breakfast (Group 1 and Group 2), Condominium Residential, Multifamily Residential, and Townhouse Residential. SITE AREA: 6.394 acres PROPERTY OWNER: Mopac Atrium Investments, LLC AGENT: Dubois, Bryant and Campbell, LLP (David Hartman) CASE MANAGER: Sherri Sirwaitis (512-974-3057, sherri.sirwaitis@austintexas.gov) STAFF RECOMMEDATION: Staff recommends LI-PDA, Limited Industrial-Planned Development Area Combining, District zoning. PLANNING COMMISSION ACTION / RECOMMENDATION: January 13, 2026: Postponed to February 10, 2026 at the applicant’s request (11-0); F. Maxwell-1st, P. Breton-2nd. February 10, 2026: Postponed to March 10, 2026 at the applicant’s request (11-0); F. Maxwell-1st, B. Bedrosian-2nd. March 10, 2026: Approved neighborhood's recommendation request for a postponement to April 14, 2026 by consent (11-0, A. Lan-not yet arrived); B. Bedrosian-1st, N. Barrera- Ramirez-2nd. April 14, 2026 CITY COUNCIL ACTION: ORDINANCE NUMBER: 05 C14-2025-0088 - 8701 N Mopac Rezoning; District 101 of 20 C14-2025-0088 ISSUES: 2 During the Burnet Road, Anderson Lane and the North Shoal Creek Area neighborhood planning process, the long-range planning staff did not add the –NP combining district to the end of the zoning string for the properties in the planning area. Therefore, the rezoning request does not require the “NP” annotation. The North Shoal Creek Neighborhood Plan designates this property as “Commerce”. Therefore, the applicant has submitted an associated NPA application, case NPA-2025- 0031.01, requesting a Future Land Use Map (FLUM) change to “Mixed-Use Activity Corridor.” CASE MANAGER COMMENTS: The property in question is developed with office buildings (The Atrium Office Centre and Chancellor Center) fronting the northbound service road for the MoPac Expressway. There is an industrial use/emulsion plant (Ergon Asphalt & Emulsions, Inc.) and a landscaping supply use (Legacy Turf and Greens) to the north. The lots to the south are developed with an office complex. To the east, there is a railway and office and industrial uses along Shoal Creek Boulevard. To the west is the North Mopac Expressway (Loop 1). This property was recently rezoned from LO and LR …
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 DATE: 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 14, 2026 – (action pending) 06 NPA-2026-0022.01.SH - Rowen Vale; District 91 of 87 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. The proposed development will help meet the Strategic Housing Blueprint’s goal to build 135,000 affordable housing units throughout the City, 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 should be compatible with surrounding single-family homes which the neighborhood has stated the proposed development does not. However, the neighborhood plan also wants to preserve housing affordability and wants to increase the diversity of housing options, which we believe the proposed development achieves. Since the neighborhood plan was approved by City Council in 2005, the City has adopted the Imagine Austin Comprehensive Plan (2012), and the Growth Concept Map (2012) that designated activity centers and corridors where density could be accommodated. In addition, the City Council adopted the Strategic Housing Blueprint (2017) to help address the severe …
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: 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 a n environment with many transportation choices can help reduce low- and moderate-income households’ t ransportation costs by reducing automobile dependency. Coupling af fordable housing with an on-site da ycare 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 07 C14-2026-0010.SH - Rowen Vale; District 91 of 187 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 District. There is a valid petition on …
07 C14-2026-0010.SH - Rowen Vale; District 9129 of 187 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. …
ZONING CHANGE REVIEW SHEET CASE: C14-2026-0017 (55 North I-35) DISTRICT: 3 ADDRESS: 55 N IH 35 Service Road North Bound ZONING FROM: LO-MU-CO-NP (Tracts 1 and 2) TO: CS-MU-CO-NP (Tract 1) and LO-MU-CO-NP (Tract 2) SITE AREA: approximately 1.16 acres (approximately 50,530 square feet) PROPERTY OWNER: HI 55, LLC (Nick Tarantino) AGENT: Weiss Architecture Inc. (Richard Weiss) CASE MANAGER: Jonathan Tomko (512) 974-1057, jonathan.tomko@austintexas.gov STAFF RECOMMEDATION: Staff recommends granting CS-MU-CO-NP on tract 1 and LO-MU-CO-NP on tract 2. The conditional overlay would be modified on tract 1 to allow the following 20 uses: - Administrative and business offices - Communications service facilities - Consumer convenience services - Financial services - General retail sales (convenience) - Indoor sports and recreation - Medical offices (> 5,000 square feet) - Personal services - Restaurant (limited) - Software development - Business or trade school - Communications services - Equipment repair services - Food sales - General retail sales (general) - Medical offices (< 5,000 square feet) - Personal improvement services - Professional office - Restaurant (general) - Veterinary services The conditional overlay would be modified on tract 1 to conditionally allow the following use: - Commercial off-street parking 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: Case is scheduled to be heard by Planning Commission CITY COUNCIL ACTION: TBD 08 C14-2026-0017 - 55 N I-35; District 31 of 12 ORDINANCE NUMBER: TBD ISSUES: As noted in the applicant’s summary letter (see Exhibit C) staff did find evidence that there may have been a mapping error when the subject tract was last zoned, circa 2000. The CS base district zoning most likely should have been closer to I-35 to the west, descending in intensity to LO base district zoning to the east. However, it appears the less intense LO base district zoning was mapped closer to I-35 and the CS base district zoning to the east. While the question to rezone 1104 and 1106 Lambie Street is not currently on the table, granting this rezoning request would restore this property to appropriately transition, more intense zoning closer to the freeway and less intense to the east, further away from I-35. CASE MANAGER COMMENTS: The property in question is currently a vacant two-story medium-sized office building with a large surface parking lot. It is located at the northeast corner …
ZONING CHANGE REVIEW SHEET CASE: C14-2026-0004 (Springdale Farm Follow Up) DISTRICT: 3 ADDRESS: 735, 755, 755 ½ Springdale Road; 740 Mansell Avenue ZONING FROM: CS-MU-CO-NP TO: CS-MU-CO-NP (to change a condition of zoning) SITE AREA: approximately 4.85 acres (approximately 211,266 square feet) PROPERTY OWNER: 755 Springdale, LP AGENT: Armbrust & Brown, PLLC (Michael J. Whellan) CASE MANAGER: Jonathan Tomko, AICP (512) 974-1057, jonathan.tomko@austintexas.gov STAFF RECOMMEDATION: Staff recommends granting CS-MU-CO-NP to change a condition of zoning. The conditional overlay would remove the limit on the number of dwelling units per acre, remove the trip count limit of 2,000 trips per day, and allow the following 6 uses: - Community Recreation (Private) - Community Recreation (Public) - Consumer Convenience Services - Indoor Sports and Recreation - Off-Site Accessory Parking - Personal Improvement Services The conditional overlay would also conditionally allow: - General Retail Sales (General) - Outdoor Sports and Recreation PLANNING COMMISSION / OTHER COMMISSION ACTION / RECOMMENDATION: March 10, 2026: Neighborhood postponement request to April 14, 2026, granted. April 14, 2026: Case is scheduled to be heard by Planning Commission CITY COUNCIL ACTION: TBD ORDINANCE NUMBER: N/A ISSUES: N/A CASE MANAGER COMMENTS: The subject tract is located approximately 600 feet north of East 7th Street between Springdale Road to the west and Mansell Avenue to the east. It currently contains two very large holes in 09 C14-2026-0004 - Springdale Farm Follow-Up; District 31 of 18 the ground from a mothballed previous development effort. The applicant is not seeking to change the zoning, only to amend a condition of zoning. BASIS OF RECOMMENDATION: The proposed zoning should be consistent with the goals and objectives of the City Council. The subject tract is approximately 500 feet from East 7th Street which is part of the ASMP transit priority network and an Imagine Austin Corridor. It is also along Springdale Road which is an Imagine Austin Corridor. It is also approximately 100 feet from the Springdale Station Imagine Austin Center. City Council has adopted plans such as the Imagine Austin Comprehensive Plan, the Austin Strategic Housing Blueprint, Austin Climate Equity Plan, and Austin Strategic Mobility Plan (ASMP) which aim to increase housing supply and promote a mix of uses to provide more opportunities to walk, bike, or take transit. This proposed zoning change would be consistent with those goals and objectives within those Council adopted plans. Zoning should allow for reasonable use of the …
To: From: Date: MEMORANDUM Planning Commissioners Jonathan Tomko, AICP, Planner Principal, Austin Planning April 8, 2026 Subject: Staff Postponement Request Woodward Mixed Use Flats (C14-2025-0051) The case above has been scheduled for a public hearing during the April 14, 2026, Planning Commission Meeting. Staff requests a postponement of the above-referenced rezoning case to the June 9, 2026, Planning Commission Meeting, as there may be new zoning categories that are not available today, and staff would prefer to consider these options before developing a recommendation. This postponement request was made in a timely manner and meets the Planning Commission’s policy. cc: Joi Harden, Zoning Officer 10 C14-2025-0051 - Woodward Mixed Use Flats; District 31 of 1
ZONING CHANGE REVIEW SHEET CASE: C14-2026-0005 (Family Affair Liquor Store) DISTRICT: 1 ADDRESS: 4501 East Martin Luther King Junior Boulevard, Unit 4503 ZONING FROM: GR-NP TO: CS-1-NP (footprint) SITE AREA: approximately 0.014 acres (approximately 653 square feet) PROPERTY OWNER: Rodney Anderson AGENT: Neighborhood Realty and Property Management (NRPM), Shelby Biggs CASE MANAGER: Jonathan Tomko (512) 974-1057, jonathan.tomko@austintexas.gov STAFF RECOMMEDATION: Staff recommends granting a footprint of CS-1-NP for Unit 4503 of the commercial shopping center. 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: Case is scheduled to be heard by Planning Commission. CITY COUNCIL ACTION: TBD ORDINANCE NUMBER: TBD ISSUES: N/A CASE MANAGER COMMENTS: The property in question is currently a small commercial shopping center with three commercial spaces. There is a Double RR Grocery Store (Mini Mart) in the western-most space and Willy’s Bar-B-Que in the eastern-most space. The commercial space in the middle was formerly a barber shop. This is the space that the applicant would like to apply for a CS-1 zoning footprint. The subject tract is within 500 feet of the intersection of two Imagine Austin Activity Corridors (East Martin Luther King Jr. Boulevard and Springdale Road). MLK is an ASMP level 3 corridor mobility roadway and part of the ASMP transit priority network. BASIS OF RECOMMENDATION: Zoning should promote a transition between adjacent and nearby zoning districts, land uses, and development intensities The footprint of CS-1 would be surrounded by GR-NP. There is a vacant lot and LO-MU-NP zoning that provides a transition to the south. 11 C14-2026-0005 - Family Affair Liquor Store - 512 Baker LLC; District 11 of 10 The rezoning should be consistent with the policies and principles adopted by the City Council or Planning Commission. Granting this request provides additional uses along an Imagine Austin Corridor and Transit Priority Corridor which helps implement Imagine Austin, promoting a mix of uses. Rezoning should not contribute to the over zoning of the area Staff could not find another instance of CS-1 zoning within 1 mile of the subject tract. EXISTING ZONING AND LAND USES: Site North (across East MLK Jr. Blvd.) South East West (across Overhill Dr.) ZONING GR-NP P-NP LAND USES Small commercial shopping center of approximately 3,800 square feet that was constructed in approximately 1964. Morris Williams Public Golf Course LO-MU-NP Undeveloped Land GR-MU- CO-NP …
12 C14H-2026-0013 - Nitschke-Versea-Goins House1 of 15 12 C14H-2026-0013 - Nitschke-Versea-Goins House2 of 15 14 C14H-2026-0013 - Nitschke-Versea-Goins House Structural Assessment Report Prepared for: Eureka Holdings January 10, 2026 FEI Project Number: Site Address: Dear Eureka Holdings, 1710 907 E. 13th St. Austin, TX January 10, 2026 FEI Project No.: 1710 As per your request, a professional engineer from FEI Engineering, Ashkan Ghaeezadeh, P.E., conducted a site inspection at the specified address. The primary objective of the evaluation was to assess the structural integrity of the building and determine the extent of existing damage attributable to age-related deterioration and/or other contributing factors. The assessment was conducted in accordance with nationally recognized interdisciplinary scientific methodologies and engineering practices, consistent with ASTM International standards, including ASTM E2713-25 and applicable related standards. The inspection was carried out on January 07, 2026, and consisted of a visual assessment of accessible interior and exterior components. Observed conditions were documented through field notes and photographic evidence both of which are included within this report. Please don’t hesitate to contact us should have any questions regarding the inspection and this report. Foundation Engineering and Inspection, LLC Texas Certificate of Registration F-22625 A Principle Engineer , , .E. 2 12 C14H-2026-0013 - Nitschke-Versea-Goins House3 of 15 Structural Assessment Report Prepared for: Eureka Holdings January 10, 2026 FEI Project No.: 1710 TABLE OF CONTENTS 1) SITE DESCRIPTION AND BACKGROUND INFORMATION ................................................................ 4 2) DOCUMENT REVIEWED ............................................................................................................... 4 3) SITE OBSERVATION ..................................................................................................................... 4 4) DISCUSSION AND ENGINEERING EVALUATION ............................................................................. 5 5) CONCLUSION .............................................................................................................................. 7 APPENDIX A: PHOTOGRAPHS .......................................................................................................... 9 3 12 C14H-2026-0013 - Nitschke-Versea-Goins House4 of 15 Structural Assessment Report Prepared for: Eureka Holdings 1) SITE DESCRIPTION AND BACKGROUND INFORMATION January 10, 2026 FEI Project No.: 1710 According to records obtained from https://travis.prodigycad.com, the subject property is a one-story, wood- framed residential doweling originally constructed in 1910. The structure has a primary north-facing elevation. The exterior envelope consists of wood siding. The roof system consists of metal panels, and the main structure is supported by a pier-and-beam foundation. The southern portion of the building appears to be an addition constructed on a pier-and-beam foundation at an undetermined date. For the purposes of this report, all directional references are provided from the perspective of an individual standing in front of the property along 13th Street, facing the front of the building. At the time of the inspection, I was the sole …
12 C14H-2026-0013 - Nitschke-Versea-Goins House1 of 8 12 C14H-2026-0013 - Nitschke-Versea-Goins House2 of 8 12 C14H-2026-0013 - Nitschke-Versea-Goins House3 of 8 12 C14H-2026-0013 - Nitschke-Versea-Goins House4 of 8 12 C14H-2026-0013 - Nitschke-Versea-Goins House5 of 8 12 C14H-2026-0013 - Nitschke-Versea-Goins House6 of 8 12 C14H-2026-0013 - Nitschke-Versea-Goins House7 of 8 Abigail Ventress Associate Attorney VBPena Law, PLLC 406 N. Lee Street, Suite 103 Round Rock, Texas 78664 Telephone: (512)642-8585 Email: www.VBPenaLaw.com CONFIDENTIALITY NOTICE: This e-mail transmission (and/or the attachments accompanying it) may contain confidential information belonging to the sender which is protected by the attorney-client privilege. The information is intended only for the use of the intended recipient. If you are not the intended recipient, you are hereby notified that any disclosure, copying, distribution or the taking of any action in reliance on the contents of this information is strictly prohibited. Any unauthorized interception of this transmission is illegal. If you have received this transmission in error, please promptly notify the sender by reply e-mail, and then destroy all copies of the transmission. CAUTION: This is an EXTERNAL email. Please use caution when clicking links or opening attachments. If you believe this to be a malicious or phishing email, please report it using the "Report Message" button in Outlook. For any additional questions or concerns, contact CSIRT at "cybersecurity@austintexas.gov". 12 C14H-2026-0013 - Nitschke-Versea-Goins House8 of 8
12 C14H-2026-0013 - Nitschke-Versea-Goins House1 of 8 12 C14H-2026-0013 - Nitschke-Versea-Goins House2 of 8 12 C14H-2026-0013 - Nitschke-Versea-Goins House3 of 8 12 C14H-2026-0013 - Nitschke-Versea-Goins House4 of 8 12 C14H-2026-0013 - Nitschke-Versea-Goins House5 of 8 12 C14H-2026-0013 - Nitschke-Versea-Goins House6 of 8 12 C14H-2026-0013 - Nitschke-Versea-Goins House7 of 8 Abigail Ventress Associate Attorney VBPena Law, PLLC 406 N. Lee Street, Suite 103 Round Rock, Texas 78664 Telephone: (512)642-8585 Email: www.VBPenaLaw.com CONFIDENTIALITY NOTICE: This e-mail transmission (and/or the attachments accompanying it) may contain confidential information belonging to the sender which is protected by the attorney-client privilege. The information is intended only for the use of the intended recipient. If you are not the intended recipient, you are hereby notified that any disclosure, copying, distribution or the taking of any action in reliance on the contents of this information is strictly prohibited. Any unauthorized interception of this transmission is illegal. If you have received this transmission in error, please promptly notify the sender by reply e-mail, and then destroy all copies of the transmission. CAUTION: This is an EXTERNAL email. Please use caution when clicking links or opening attachments. If you believe this to be a malicious or phishing email, please report it using the "Report Message" button in Outlook. For any additional questions or concerns, contact CSIRT at "cybersecurity@austintexas.gov". 12 C14H-2026-0013 - Nitschke-Versea-Goins House8 of 8
From: To: Subject: Date: Attachments: Brown, Destiny Contreras, Kalan FW: Preservation Austin Letter - 907 E 13th Street Tuesday, March 24, 2026 11:37:56 AM 2026.3.23_Preservation Austin_907 E 13th St.pdf Hey, did not see your name on this email and wanted to forward it your way. From: Meghan King Sent: Tuesday, March 24, 2026 9:18 AM To: Woods, Alice - BC <BC-Alice.Woods@austintexas.gov>; Haney, Casey - BC <BC- Casey.Haney@austintexas.gov>; Garcia, Ella <Ella.Garcia@austintexas.gov>; Brown, Destiny <destiny.brown01@austintexas.gov> Subject: Preservation Austin Letter - 907 E 13th Street External Email - Exercise Caution Hello Chair Woods, Vice Chair Haney, and Members of the Austin Planning Commission, Please find Preservation Austin's letter of support for historic zoning for 907 E 13th Street attached. The 2016 East Austin Historic Survey recommended this over 140-year-old property for every possible designation, including as a City of Austin landmark. Its distinctive National Folk style and high integrity convey a sense of Austin history that is rare and quickly vanishing. The working-class people who lived here embody the stories of so many Austinites who, despite inequity and segregation, nurtured lives and communities of their own making. The Historic Landmark Commission fairly recommended that only the front two rooms, the oldest parts of the building, be zoned historic. This would leave more than half of the lot available for infill development, including through the Preservation Bonus created by City Council as part of the HOME ordinance. Preservation does not have to be a zero- sum game, and we believe that this property holds immense potential for both preservation and future development. Designating the Nitschke-Versea-Goins House affirms our values as a city–that these people are worth remembering, and these stories are worth preserving. Thank you for 12 C14H-2026-0013 - Nitschke-Versea-Goins House1 of 29 your consideration and your service to the City of Austin. Meghan King Namour Policy & Outreach Planner - Preservation Austin www.preservationaustin.org | Support Our Mission CAUTION: This is an EXTERNAL email. Please use caution when clicking links or opening attachments. If you believe this to be a malicious or phishing email, please report it using the "Report Message" button in Outlook. For any additional questions or concerns, contact CSIRT at "cybersecurity@austintexas.gov". 12 C14H-2026-0013 - Nitschke-Versea-Goins House2 of 29 Letter of Support: Historic Zoning for 907 East 13th Street (C14H-2026-0013 - Nitschke-Versea-Goins House) Date: March 20, 2026 To: City of Austin Planning Commission From: Swede Hill Neighborhood Association Subject: Support for Historic …
ZONING CHANGE REVIEW SHEET CASE NUMBER: PR-2025-138065; GF-2025-144692 HLC DATE: December 3, 2025; January 7, 2026; February 4, 2026 PC DATE: March 24, 2026 CC Date: APPLICANT: Historic Landmark Commission (owner-opposed; see backup for owner submitted materials). The HLC initiated historic zoning in response to receipt of a demolition permit application per the procedures outlined in Land Development Code § 25-11-213 - Building, Demolition, and Relocation Permits and Certificates of Appropriateness Relating to Certain Buildings, Structures or Sites and § 25-11-214 - Pendency of Designation. HISTORIC NAME: Goins-Versea-Nitschke House WATERSHED: Waller Creek ADDRESS OF PROPOSED ZONING CHANGE: 907 East 13th Street ZONING CHANGE: SF-3-NP to SF-3-H-NP COUNCIL DISTRICT: District 1; Central East Austin: Subdistrict 1 NPA. STAFF RECOMMENDATION: Recommend historic zoning for the front part of the lot containing the original portions of the house (including only the front two rooms and side lean-to structure retaining historic-age siding and fenestration). Limited historic zoning is recommended to facilitate any future removal of non-original additions and/or new construction behind the existing building (see figure). QUALIFICATIONS FOR LANDMARK DESIGNATION: architecture and historical associations HISTORIC LANDMARK COMMISSION ACTION: December 3, 2025 – postpone the public hearing on an owner-submitted demolition permit application to January 7, 2026 (10-0). January 7, 2026 – Initiate historic zoning (11-0). February 4, 2026 – Recommend historic zoning (11-0). PLANNING COMMISSION ACTION: CITY COUNCIL ACTION: CASE MANAGER: Kalan Contreras, 512-974-2727 / kalan.contreras@austintexas.gov NEIGHBORHOOD ORGANIZATIONS: Austin Independent School District, Austin Neighborhoods Council, Del Valle Community Coalition, East Austin Conservancy, Friends of Austin Neighborhoods, Homeless Neighborhood Association, Organization of Central East Austin Neighborhoods, Overton Family Committee, Preservation Austin, Residents of E 12th St, Swede Hill Neighborhood Association, Waterloo Greenway DEPARTMENT COMMENTS: The 2016 East Austin survey lists the property as eligible for local landmark listing, individual listing on the National Register of Historic Places, contributing to a potential local historic district (Swedish Hill and Extension Historic District), and contributing to a potential National Register district (Extension to 1986 Swedish Hill National Register Historic District). 12 C14H-2026-0013 - Nitschke-Versea-Goins House1 of 24 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 …
PLANNING COMMISSION SITE PLAN CONDITIONAL USE PERMIT REVIEW SHEET CASE NUMBER: SPC-2025-0177A PROJECT NAME: 5016 E Cesar Chavez St C.U.P. PC DATE: April 14, 2026 ADDRESS: 5016 E Cesar Chavez Street COUNCIL DISTRICT: 3 NEIGBORHOOD PLAN: Govalle Neighborhood Plan Area WATERSHED: Colorado River OWNER: AGENT: Wayne Lous LLC 246 Bluebonnet Drive Bastrop, TX 78602 WGI Inc., Cliff Kendall 2021 E 5th Street, Ste. 200 Austin, TX 78702 (512) 669-5560 CASE MANAGER: Alyse Ramirez alyse.ramirez@austintexas.gov (512) 978-1750 PROPOSED DEVELOPMENT: The applicant is requesting a conditional use permit for a late hours permit use within an existing building. The proposed restaurant area is 10,485 square feet total. 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: 10,485 sq. ft. footprint on an 58,220 sq. ft. site EXIST. ZONING: CS-CO-NP ALLOWED F.A.R.: 2:1 MAX. BLDG. COVERAGE: 95% MAX. IMPERVIOUS CVRG: 95% REQUIRED PARKING: N/A PROPOSED ACCESS: E Cesar Chavez Street EXISTING F.A.R.: 0.169:1 EXISTING BLDG. CVRG: 18.01% EXISTING IMPERVIOUS CVRG: 68.68% PROVIDED PARKING: N/A SUMMARY COMMENTS ON SITE PLAN: Land Use: The lot is zoned CS-CO-NP (Commercial with a Conditional Overlay in a Neighborhood Plan). The conditional overlay established by Zoning Ordinance No. 030327-lla subjects the Property to the following conditions: Conditional land uses on tract 60b are: Agricultural sales and services, automotive sales, building 13 SPC-2025-0177A - 5016 E Cesar Chavez St. C.U.P.1 of 6 SPC-2024-0113A 2 maintenance services, construction sales and services, equipment repair services, automotive rentals, automotive washing (of any type), commercial off-street parking, equipment sales, limited warehousing and distribution, drive-in service as an accessory use to commercial uses. The proposed project will consist of a conditional use permit that changes the use of the site from an auto repair to a restaurant with mixed beverage service with a late hours permit. The alcohol sales will be less than 51% of total sales and will not require a rezoning of the site. Staff recommends approval of the conditional use permit request. Environmental: The site is located in the Colorado River Watershed and subject to the Urban Watershed regulations. There were no Environmental review comments. Transportation: Parking spaces are located on-site. All Transportation comments have been cleared. Access to the site will be from E. Cesar Chavez Street. SURROUNDING CONDITIONS: Zoning/ Land Use North: South: …
