16 2024-128390 LM 1114 W 5th Street; District 9; MCR Responses Signed — original pdf
16 2024-128390 LM - 1114 W 5th Street; District 91 of 2 16 2024-128390 LM - 1114 W 5th Street; District 92 of 2
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17 C20-2024-014 Short-Term Rental Modifications Affordability Impact Statement — original pdf
Affordability Impact Statement Short Term Rental Regulations Res. No. 20221208-064, Ord. No. 20231207-001 Date: 2/5/2025 Proposed Regulation The ordinance introduces new regulations for the Austin’s short-term rental (STR) market after various court decisions invalidated several the City of Austin’s (COA) current STR regulations. Together, Zaatari v. City of Austin (2019), Hignell-Stark vs. City of New Orleans (2022), and Anding vs. City of Austin (2023) removed COA’s authority to restrict STRs by owner type, which was formerly in place to curtail the financialization of COA’s housing stock by STR investors. The ordinance moves most of the COA’s STR regulations from City Code Title 25 (Land Development) and creates new STR regulations under City Code Title 4 (Business Regulations and Permit Requirements). The proposed ordinance will: (1) make STRs an accessory-use to all residential uses in all zoning districts for licensed operators (2) limit STR operators by density on a lot (3) stipulate that the STR not become a public nuisance (4) require the platforms to collect COA’s Hotel Occupancy Tax (HOT) from operators Land Use/Zoning Impacts on Housing Costs The proposed changes would have a neutral impact on housing costs compared to current regulations. Many of the COA’s historical efforts to limit STRs have been invalidated. Inside Airbnb reports about 15,000 STRs in Austin, while COA’s database only shows record of about 2,000 licenses. Even accounting for data errors or issues in chronology, a significant number of STRs in Austin neither have licenses nor remit HOT to COA for 17 C20-2024-014 - STR Modifications1 of 6 their operations. Without updated licensing regulations, COA is limited in its ability to enforce restrictions or bans in the case of nuisance or other violations. The proposed ordinance takes steps towards rectifying the imbalance between the STR market and COA’s authority to enforce regulations on operators. The proposed ordinance seeks to address the gap between STR market activity and COA’s enforcement capabilities. Enhanced licensing and monitoring mechanisms will better equip COA to manage STR operators. While the current legal landscape limits Austin’s ability to regulate STRs, peer-reviewed research widely shows that STRs are associated with increased housing costs for renters, although some studies suggest the relationship may not always be causal. Below is a summary table of a subset of this research; please see the full list of references from the literature review at the end of the document. Author Cho, A. Sponsoring Institution(s) Princeton …
17 C20-2024-014 Short-Term Rental Modifications Draft Ordinance Chapter 25-2 Zoning — original pdf
1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 WORKING DRAFT AND SUBJECT TO CHANGE – 1/10/2025 ORDINANCE NO. AN ORDINANCE AMENDING CITY CODE CHAPTER 25-2 RELATED TO SHORT-TERM RENTAL USE AND REGULATIONS. BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF AUSTIN: PART X. City Code Chapter 25-2, Subchapter C, Article 4, Division 1, Subpart C (Requirements for Short-Term Rental Uses) and City Code Section 25-2-950 (Discontinuance of Nonconforming Short-Term Rental (Type 2) Uses) are repealed. PART X. Subsection (D) of City Code Section 25-2-773 (Duplex, Two-Unit, and Three- Unit Uses) and Subsection (M) of City Code Section 25-2-779 (Small Lot Single-Family Residential Use) are repealed. PART X. Subsection (C) of City Code Section 25-2-1463 (Secondary Apartment Regulations) is amended to read: § 25-2-1463 SECONDARY APARTMENT REGULATIONS. (C) The secondary apartment: (2) must be located: (1) must be contained in a structure other than the principal structure; at least 10 feet to the rear or side of the principal structure; or (a) (b) above a detached garage; (3) may be connected to the principal structure by a covered walkway; (4) may not exceed a height of 30 feet, and is limited to two stories; (5) may not exceed: (a) 1,100 total square feet or a floor-to-area ratio of 0.15, whichever is smaller; and (b) 550 square feet on the second story, if any. [; and] [(6) may not be used as a short term rental for more than 30 days in a calendar year if the secondary apartment was constructed after October 1, 2015.] PART X. The description of “Short-Term Rental Use” in City Code Section 25-2-3 (Residential Uses Described) is amended to read: § 25-2-3 RESIDENTIAL USES DESCRIBED. 1/10/2025 9:49 AM Chapter 25-2 STR Regulations Page 1 of 2 COA Law Department 17 C20-2024-014 - STR Modifications1 of 2 WORKING DRAFT AND SUBJECT TO CHANGE – 1/10/2025 (10) SHORT-TERM RENTAL use is the rental of a housing unit or a portion of a housing unit [residential dwelling unit] for a period of less than 30 consecutive days [or accessory building, other than a unit or building associated with a group residential use, on a temporary or transient basis in accordance with Article 4, Division 1, Subpart C (Requirements for Short-Term Rental Uses) of this chapter.] The …
17 C20-2024-014 Short-Term Rental Modifications Memo to Planning Commission — original pdf
L A W D E P A R T M E N T M E M O R A N D U M To: Planning Commission From: Trish Link, Division Chief, Law Department Date: February 5, 2025 Subject: Short-Term Rental Regulations - Additional Background Information Attached to this memorandum are the two other ordinances that City Council will consider when deciding whether to amend City Code Chapter 25-2 (Zoning) to make short-term rental use an additional (accessory) use to all residential uses and in all zoning districts. These two ordinances provide context as the Commission considers its recommendations for the changes to Chapter 25-2 (Zoning). Please feel free to contact Daniel Word at daniel.word@austintexas.gov or me at patricia.link@austintexas.gov with any questions or concerns. 1 of 1 17 C20-2024-014 - STR Modifications1 of 17 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 WORKING DRAFT AND SUBJECT TO CHANGE – 1/30/2025 ORDINANCE NO. AN ORDINANCE AMENDING CITY CODE SECTION 4-18-25 TO REMOVE REFERENCES TO SHORT-TERM RENTAL TYPES; AMENDING CITY CODE TITLE 4 TO ADD REGULATIONS FOR SHORT-TERM RENTAL OWNERS, OPERATORS, AND PLATFORMS; AND CREATING AN OFFENSE AND PENALTY. BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF AUSTIN: PART X. Subsection (F) of City Code Section 4-18-25 (Certification) is amended to read: § 4-18-25 CERTIFICATION. (F) For developments with one or more affordable units, the agreement required in Subsection (C) must, at a minimum: (1) (2) (3) (4) (5) (6) (7) (8) include the applicable affordability requirements; prohibit discrimination on the basis of an individual's source of income as defined in Section 5-1-13 (Definitions), require dispersion of affordable units throughout the residential units; require equal access and use of on-site amenities, common areas, and parking facilities; require shared access routes for affordable units and market-rate units; require that affordable units include interior components that are functionally equivalent to market-rate units; limit the use of an affordable unit as a [Type 2 or Type 3] short-term rental (STR); require the applicant to incorporate lease provisions that are consistent with a tenant's right to organize under 24 C.F.R. 245.100, the lease addendum required as a condition to receive City of Austin Housing Finance Corporation funds, or City Code requirement; and (9) address any obligations described in Division 2 (Redevelopment …
06 and 07 NPA-2024-0019.01 and C14-2024-0121 Red River; District 9 Public Comment — original pdf
From: Collier Gibson < Sent: Monday, February 10, 2025 11:56 AM To: Meredith, Maureen <Maureen.Meredith@austintexas.gov> Subject: RE: Case Number: NPA-2024-0019.01 Hi Maureen, I understand the meeting regarding the rezoning is happening tomorrow. I'd like to update my comment to the below given some additional details I've learned. Thank you for your assistance. --- Dear Austin Planning Commission, I am a resident of the neighborhood affected by the proposed rezoning and am writing to express my thoughts about the current proposal. I support the general concept of developing these vacant lots with the goal of increasing density in the neighborhood. I understand Austin does not have enough housing and these lots seems like a great opportunity to help with that. I have reservations about approving a rezoning request without some sort of development plan in place. As it was communicated to me by their agent, Victoria Haase, the current property owner is seeking this zoning change prior to selling the property, rather than having a specific development project planned. Further, they stated at the Hancock Neighborhood Association meeting that they were unwilling to spend the money to develop potential plans that would provide additional information about the development. The current zoning already permits townhouse development, which would appropriately increase urban density in the neighborhood. It also seems reasonable to convert the lot into some sort of mixed-use commercial/residential development and it was communicated on one of the meetings that such a development was possible. It appears that the current owner is hoping to change the zoning and sell the property for a higher price given it's new zoning potential. If the goal is to increase urban density in Austin, then it would seem more appropriate to me that the individual or entity willing to actually undertake development should benefit financially rather than someone merely flipping the land. I am not opposed to potentially re-zoning the property, but I believe the current circumstances are not the appropriate ones. Asking the developer to at least give a basic idea of what they would like to develop on the land prior to approving a zoning request would incentivize actual development of new housing stock rather than speculation and give neighborhood residents the opportunity to understand how the development might impact them. Thank you for your consideration. 06 and 07 NPA-2024-0019.01 and C14-2024-0121 - Red River; District 91 of 4 From: Kathy Macchi < Sent: …
12 C14-2024-0137 1207 S 1st Street; District 9 Public Comment — original pdf
February 7, 2025 Ms. Cynthia Hadri, Case Manager City of Austin Planning Department Permitting and Development Center (PDC) 6310 Wilhelmina Delco Drive Austin, TX 78752 RE: C14-2024-0137; Project Address: 1207 and 1209 S 1st St. (District 9) ITEM: Planning Commission Public Hearing: February 11. 2025 Currently Zoned: CS-MU-V-CO-ETOD-DBETOD-NP (General Commercial Services - Mixed Use - Vertical Mixed-Use Building-Conditional Overlay - Equitable Transit-Oriented Development - Density Bonus Equitable Transit Oriented Development-Neighborhood Plan). Hi Cynthia, I’m writing to voice my objection to granting the applicant’s request for a waiver. If this property cannot comply with the pedestrian-oriented ground-floor commercial space requirement due to site constraints, then I’m confused why they would have been granted ETOD zoning in the first place. I plan to attend the planning commission public hearing to voice my concerns and to object to the applicant’s request for a waiver of the pedestrian-oriented ground floor commercial space requirement for ETOD: • • Failure to Meet Key ETOD Principles: The property’s inability to provide pedestrian- oriented ground-floor commercial space undermines one of the fundamental objectives of ETOD zoning, which is to create active, transit-supportive streetscapes. Incompatibility with Intended Urban Form: Without an engaging ground-floor commercial presence, the property may fail to contribute to the walkable, mixed-use environment envisioned for ETOD areas, limiting its benefits to the surrounding community. • Reduced Economic and Social Activation: The absence of pedestrian-friendly • commercial space could result in a lack of vibrancy, lower foot traffic, and missed opportunities for small businesses that ETOD zoning is designed to encourage. Environmental and Floodplain Concerns: If bordering Bouldin Creek limits buildable space, the increased density and impervious cover allowances of ETOD zoning could create risks related to stormwater runoff, erosion, and flood mitigation challenges. • Unintended Precedent for Other Non-Compliant Sites: Granting ETOD zoning despite a failure to meet key requirements could create a precedent for other properties seeking similar exceptions, weakening the effectiveness and intent of the overlay. 12 C14-2024-0137 - 1207 S 1st Street; District 91 of 2 • Alternative Zoning May Be More Appropriate: Given the physical constraints of the site, a different zoning classification that allows for increased density without requiring commercial activation (e.g., a modified mixed-use or multifamily designation) may be a better fit. Equity and Planning Inconsistencies: Other properties with ETOD zoning will be required to meet the pedestrian-oriented ground-floor requirement. Granting an exception in this case could lead to inequitable …
16 2024-128390 LM 1114 W 5th Street; District 9 Opposition Letter — original pdf
Steering Committee Members: Stephen L. Amos, Chair Renae Alsobrook, Mark Ashby, Evelyn Fujimoto, Adrienne Goldsberry, Paula Hern, Nick Mehl, William Osborn, Charlie Rice, Paul Shattuck, Shawn Shillington, Erika Tatum, Meghan Yancy February 8, 2025 RE: Item 16 - 2024-128390 LM - 1114 West 5th Street Dear Chair Hempel and Planning Commissioners, The Old West Austin Neighborhood Association (OWANA) supports the continued operation of Sayers Street as an active thoroughfare. This will improve pedestrian safety by directing service and delivery vehicles away from the pedestrian-heavy areas of Sixth and Walsh Streets. Keeping Sayers Street open will enhance pedestrian access on West Sixth and Walsh Streets, supporting the City of Austin’s vision for walkable streets. It will also provide more street frontage, fostering a vibrant, pedestrian-oriented environment with activated sidewalks, cafes, and other public activities, without requiring large curb cuts for vehicle access, transformers, and trash pickup along sidewalks on Walsh Street. Sayers Street also provides necessary access for back-of-house operations such as deliveries, trash pickup, and transformer access, ensuring that these services do not interfere with pedestrian spaces on Walsh Street. Additionally, it allows for garage access for residents, reducing traffic on Walsh Street, which has lower volumes compared to West Fifth. The intersection of Sayers and Fifth Streets is a more practical and safer access point for service vehicles. Sixth Street is rapidly becoming a primary pedestrian corridor, and Walsh Street’s narrow dimensions make it unsuitable for service vehicle turns, which could block traffic flow. We respectfully request that the Planning Commission oppose the vacation of Sayers Street, as its continued use will provide a safer and more efficient route for service vehicles while benefiting the pedestrian experience on surrounding streets. The online City of Austin Utility Customer Care webpage for Utilities/Transportation and Public Works states as part of its mission to preserve and prioritize safety and mobility for all users. Thank you for your consideration. Sincerely, Stephen L. Amos, Chair Old West Austin Neighborhood Association 16 2024-128390 LM - 1114 W 5th Street; District 91 of 1
01 Draft Meeting Minutes January 14, 2025 — original pdf
PLANNING COMMISSION REGULAR MEETING MINUTES TUESDAY, JANUARY 14, 2025 The Planning Commission convened in a regular meeting on Tuesday, January 14, 2025, at Austin City Hall, Council Chambers, Room 1001, 301 W. Second Street, in Austin, Texas. Chair Hempel called the Planning Commission meeting to order at 6:08 p.m. Board Members/Commissioners in Attendance: Claire Hempel Awais Azhar Greg Anderson Nadia Barrera-Ramirez Felicity Maxwell Casey Haney Danielle Skidmore Alice Woods Board Members/Commissioners in Attendance Remotely: Grayson Cox Adam Haynes Patrick Howard Alberta Phillips Board Members/Commissioners absent: Ryan Johnson Ex-Officio Members in Attendance: Jessica Cohen Ex-Officio Members absent: Candace Hunter 1 PUBLIC COMMUNICATION: GENERAL Philip Wiley: Representing the Downtown Austin Neighborhood Association/Downtown Plan Kickoff Bobby Levinski: Save our Spring Alliance/Mopac South Expansion APPROVAL OF MINUTES 1. Approve the minutes of the Zoning and Platting Commission regular meeting on December 17, 2025 The minutes from the meeting of December 17, 2025, were approved on the consent agenda on Vice Chair Azhar’s motion, Commissioner Skidmore’s second, on an 11-0 vote. Commissioner Haynes was off the dais. Commissioner Johnson was absent. PUBLIC HEARINGS 2. Plan Amendment: NPA-2024-0015.03 - Cherrylawn Rezoning; District 1 Location: 6102, 6106, and 6108 Cherrylawn Circle, Little Walnut Creek Watershed; East MLK Combined (Pecan Springs-Springdale) Neighborhood Planning Area Owner/Applicant: Cherrylawn Circle Trust dated March 11, 2023 Agent: Request: Staff Rec.: Staff: Husch Blackwell LLP (Nikelle Meade) Single Family to Mixed Use land use Withdrawn, no action required Maureen Meredith, 512-974-2695, maureen.meredith@austintexas.gov Planning Department This item was withdrawn, no action was taken. 3. Rezoning: Location: C14-2024-0122 - Cherrylawn Rezoning; District 1 6102, 6106, and 6108 Cherrylawn Circle, Little Walnut Creek Watershed; East MLK Combined (Pecan Springs-Springdale) Neighborhood Planning Area Owner/Applicant: Cherrylawn Circle Trust dated March 11, 2023 Agent: Request: Staff Rec.: Staff: Husch Blackwell LLP (Nikelle Meade) SF-3-NP to GO-MU-NP Withdrawn, no action required Jonathan Tomko, 512-974-1057, jonathan.tomko@austintexas.gov Planning Department This item was withdrawn, no action was taken. 2 Location: 4. Plan Amendment: NPA-2024-0008.02 - 2967 Manor Road Revision; Districts 1 and 9 2967 Manor Road, Boggy Creek and Tannehill Branch Watersheds; Rosewood Neighborhood Planning Area and MLK TOD Station Area Plan Owner/Applicant: 2967 Manor AGV, LLC Agent: Request: Staff Rec.: Staff: Thrower Design, LLC (Victoria Haase) Specific Regulating District to Mixed Use land use Staff postponement request to January 28, 2025 Maureen Meredith, 512-974-2695, maureen.meredith@austintexas.gov Planning Department The motion to approve Staff’s postponement request to January 28, 2025, was approved on the …
01 Draft Meeting Minutes January 28, 2025 — original pdf
PLANNING COMMISSION REGULAR MEETING MINUTES TUESDAY, JANUARY 28, 2025 The Planning Commission convened in a regular meeting on Tuesday, January 28, 2025, at Austin City Hall, Council Chambers, Room 1001, 301 W. Second Street, in Austin, Texas. Chair Hempel called the Planning Commission meeting to order at 6:06 p.m. Board Members/Commissioners in Attendance: Claire Hempel Awais Azhar Ryan Johnson Felicity Maxwell Board Members/Commissioners in Attendance Remotely: Nadia Barrera-Ramirez Grayson Cox Casey Haney Patrick Howard Alberta Phillips Danielle Skidmore Board Members/Commissioners absent: Greg Anderson Adam Haynes Alice Woods Ex-Officio Members in Attendance: Jessica Cohen Ex-Officio Members absent: Candace Hunter 1 PUBLIC COMMUNICATION: GENERAL None. 1. APPROVAL OF MINUTES Approve the minutes of the Planning Commission regular meetings on January 14, 2025. The minutes from the meeting of January 14, 2025, were postponed to February 11, 2025, Planning Commission meeting on the consent agenda on Commissioner Johnson’s motion, Commissioner Maxwell’s second, on a 9-0 vote. Commissioners Haynes and Phillips were off the dais. Commissioners Anderson and Woods were absent. PUBLIC HEARINGS 2. Plan Amendment: NPA-2024-0012.01 - 1106 and 1110 East 30th Street; District 9 1106 and 1110 E. 30th Street, Waller Creek Watershed; Upper Boggy Creek Neighborhood Planning Area Location: Owner/Applicant: Tom E. Sapp Agent: Request: Staff Rec.: Staff: Shelby Johnson-Sapp Single Family to Mixed Use Applicant Request for Indefinite Postponement Maureen Meredith, 512-974-2695, maureen.meredith@austintexas.gov Planning Department The motion to approve the Applicant’s indefinite postponement request was approved on the consent agenda on Commissioner Johnson’s motion, Commissioner Maxwell’s second, on a 9-0 vote. Commissioners Haynes and Phillips were off the dais. Commissioners Anderson and Woods were absent. 3. Rezoning: Location: C14-2024-0048 - 1106 and 1110 East 30th Street; District 9 1106 and 1110 E. 30th Street, Waller Creek Watershed; Upper Boggy Creek Neighborhood Planning Area Owner/Applicant: Tom E. Sapp Agent: Request: Staff Rec.: Staff: Shelby Johnson-Sapp SF-3-NP to CS-MU-V-CO-NP Applicant Request for Indefinite Postponement Jonathan Tomko, 512-974-1057, jonathan.tomko@austintexas.gov Planning Department The motion to approve the Applicant’s indefinite postponement request was approved on the consent agenda on Commissioner Johnson’s motion, Commissioner Maxwell’s second, on a 9-0 vote. Commissioners Haynes and Phillips were off the dais. Commissioners Anderson and Woods were absent. 2 4. Plan Amendment: NPA-2024-0019.01 - Red River; District 9 Location: 4305, 4307, 4309 Red River Street, Boggy Creek Watershed; Central Austin Combined (Hancock) Neighborhood Plan Owner/Applicant: Sierra Halo, LLC Agent: Request: Staff Rec.: Staff: Thrower Design, LLC (Victoria Haase and Ron …
06 and 07 NPA-2024-0019.01 and C14-2024-0121 - Red River Rezone; District 9 Public Comment Part 3 — original pdf
From: To: Cc: Subject: Date: D Larson Hempel, Claire - BC; Azhar, Awais - BC; Anderson, Greg - BC; Cohen, Jessica - BC; Johnson, Ryan - BC; Phillips, Alberta - BC; Cox, Grayson - BC; Ramirez, Nadia - BC; Maxwell, Felicity - BC; Woods, Alice - BC; Howard, Patrick - BC; Haynes, Adam - BC; Haney, Casey - BC; Skidmore, Danielle - BC Qadri, Zo; Muckelroy, Anna; Boudreaux, Marcelle Austin Planning Commission Case Nos. NPA-2024-0019.01 and C14-2024-0121 (4305, 4307 and 4309 Red River Street) Tuesday, February 11, 2025 10:53:33 AM External Email - Exercise Caution Honorable Chair Claire Hemple City of Austin Planning Commission As a 65-year resident of Austin and homeowner impacted by the rezoning of 4305, 4307, and 4309 Red River, I oppose the applicant’s requested rezoning. Given the brief time I have to speak, I submit this letter to address my objections. The assertion has been made that the Hancock Neighborhood portion of the Central Austin Combined Neighborhood Plan (“Plan”) supports the requested rezoning. See: https://www.austintexas.gov/sites/default/files/files/Housing_%26_Planning/Adopted%20Neighborhood%20Planning%20Areas/03_CentralAustinCombined/ca- combined-np.pdf The Hancock portion of CACNP contemplates mixed use, but that does not make the applicant’s request consistent with the Plan. Objection One The Plan is 20 years old. Much has happened in two decades. In 2004, Austin had about 690,000 residents. Now the population is close to 1,000,000, a 45% increase. The City’s ability to manage traffic has not caught up to the growth. Witness the several comments about traffic made from the dais on February 4, 2025. Other speakers have addressed the problems with the assertion that a traffic assessment supports the viability of the applicant’s request. A project in line with the applicant’s request would seriously impact the neighborhood. In 2004, developers were required to build projects that included adequate parking. The City Council did away with parking requirements in 2023. (In part because parking requirements adversely impacted developers’ profits. Deletion of required parking can adversely impact neighborhoods.) In 2004, neighborhood plan participants contemplating future growth had no idea that the Council would adopt DB90, which in this case would allow a building with an average roof height of 70’ feet in a neighborhood where actual roof peaks often do not exceed 25 feet. In the 20 years since the adoption of the Plan, Austin has grown dramatically, the City’s ability to manage traffic has not caught up, and the Council has adopted ordinances that dramatically raise potential …
06 and 07 NPA-2024-0019.01 and C14-2024-0121 - Red River; District 9 Public Comment Part 2 — original pdf
From: Jackie Burniske Sent: Monday, February 10, 2025 7:57 PM To: Meredith, Maureen <Maureen.Meredith@austintexas.gov>; Boudreaux, Marcelle <Marcelle.Boudreaux@austintexas.gov>; Kirk Watson <campaign@kirkwatson.com>; Azhar, Awais - BC <BC-Awais.Azhar@austintexas.gov>; Hempel, Claire - BC <BC- Claire.Hempel@austintexas.gov>; Barge, Sara <sara.barge@austintexas.gov>; Phillips, Alberta - BC <BC-Alberta.Phillips@austintexas.gov>; Beeler, Melissa <Melissa.Beeler@austintexas.gov> Subject: Hancock Homeowner Opposition to Red River Development Greetings, I am writing in opposition to the Single Family to Neighborhood Mixed Use land use of 4305, 4307, 4309 Red River Street, on the Planning Committee Meeting agenda being held February 11, 2025. I am unable to attend the meeting and am submitting this opinion. 6) Plan Amendment: NPA-2024-0019.01 - Red River; District 9 Location: 4305, 4307, 4309 Red River Street, Boggy Creek Watershed; Central Austin Combined (Hancock) Neighborhood Plan Owner/Applicant: Sierra Halo, LLC Agent: Thrower Design, LLC (Victoria Haase and Ron Thrower) Request: Single Family to Neighborhood Mixed Use land use Staff Rec.: Recommended Staff: Maureen Meredith, 512-974-2695, maureen.meredith@austintexas.gov Planning Department 7. Rezoning: C14-2024-0121 - Red River; District 9 Location: 4305, 4307, 4309 Red River Street, Boggy Creek Watershed; Central Austin Combined (Hancock) Neighborhood Planning Area Owner/Applicant: Sierra Halo, LLC (C. Copeland) Agent: Thrower Design, LLC (Victoria Haase) Request: SF-3-CO-NP to LR-MU-DB90-NP Staff Rec.: Staff recommends LR-MU-V-CO-NP Staff: Marcelle Boudreaux, 512-974-8094, marcelle.boudreaux@austintexas.gov Planning Department I live at 800 East 44th St and I am a home owner at this address since 2012. STAFF RECOMMENDATION: Staff supports the applicant’s request for Neighborhood Mixed Use land use. BASIS FOR STAFF’S RECOMMENDATION: Staff supports the applicant’s request for Neighborhood Mixed Use land use because the property is located on Red River Street which has a mix of land uses. The property is near public transportation and could provide additional housing units for the City. I am in opposition to the rezoning of the 3 small houses on Red River to 7 stories mixed use. 70 feet is more than double any building in the area, and there is no parking for this development. The current owner is hoping to rezone the property without a specific plan. City staff is approving the plan, stating the development would provide additional housing. The owner of the property 06 and 07 NPA-2024-0019.01 and C14-2024-0121 - Red River; District 91 of 2 does not have a plan for the property, so we don’t know that it will be housing. The owner plans to sell the property once it is rezoned, at a higher price to someone …
07 C14-2024-0121 - Red River; District 9 Public Comment — original pdf
From: To: Cc: Subject: Date: Kathy Macchi Hempel, Claire - BC Boudreaux, Marcelle Planning Commission Case Nos. NPA-2024-0019.01 and C14-2024-0121 (4305-4309 Red River) Monday, February 10, 2025 12:06:06 AM Some people who received this message don't often get email from important . Learn why this is External Email - Exercise Caution Honorable Claire Hempel, Chair, Planning Commission, City of Austin Dear Chair Hempel, I live on East 44th Street between Bennett Avenue and Red River, and I am writing to express my opposition to the zoning changes requested for 4305, 4307, and 4309 Red River Street. While I strongly support adding more housing—especially affordable housing—Austin needs to grow in a way that benefits everyone, not just developers looking for a quick profit. The reality is that the property owner bought the land knowing its zoning restrictions. If they’re now asking for a change, it should be to create something reasonable that fits the neighborhood—not to maximize profit at the expense of the community. The city’s job isn’t to ensure an investor gets a massive return, but to ensure development makes sense for the people who actually live here. The Right Kind of Development A 30-foot height mixed-use or single-family option with additional dwelling units or multi-family would be the best way forward. This would allow for more housing while keeping buildings in scale with the rest of the neighborhood, preventing an oversized structure from dominating the area and worsening traffic and parking issues. Note: I know the city wants more mixed use but this piece of land is one block from Hancock Shopping Center and a 5-min walk from the Hyde Park/Duval Shopping Center. I’m not sure what business would want to open there when all the shopping is happening in one of those two major commercial centers. More housing, though, is needed so it would be a good use of the land. Concerns with the Proposed Changes Excessive Height & Scale: Most homes in our neighborhood are single-story, with a few two-story houses that stay within the 30-foot height limit. The applicant’s request for a DB90 density bonus would allow a 70-foot building —more than twice as tall as anything else and four times taller than most homes. Nothing that size exists here, and it would overshadow surrounding properties. That alone is reason enough to reject this request. Even the 40-foot height allowed under the Planning Department’s recommendation would …
09 C14-2024-0180 - 1211 East 52nd Street Zoning; District 4 Windsor Park Neighborhood Contact Team Approval Letter — original pdf
09 C14-2024-0180 - 1211 East 52nd Street Zoning; District 41 of 1
17 C20-2024-014 - STR Modifications Public Communication — original pdf
str_executive_summary Executive Summary: Austin Loses $225,000 Every Day in STR Revenue[1] February 2025 Current Crisis Austin's short-term rental (STR) enforcement is severely understaffed, resulting in massive revenue losses and neighborhood impacts: Current Enforcement Gap Total STRs 15,200 Current Staff 4 Inspectors Inspection Cycle 6 Years Backlog 850+ Complaints Market Size: 15,200+ properties, only 2,200 (14.5%) licensed[2] Peer Cities: Denver (80% compliance), Nashville (75% compliance)[3] Response Time: 4+ months average for violation reports[4] Daily Revenue Loss: $225,000 ($82.18M annually)[5] Cost of Inaction Every day without action costs Austin: $225,000 in lost revenue[6] 2-3 new unlicensed STRs[7] 5-10 unaddressed neighbor complaints[8] Declining compliance rates[9] Implementation Options Based on peer city success models: Path to Compliance Current State 14.5% Compliance $82.18M Loss Minimum Path 8 FTE / 18 Months $24.65M Recovery Denver Model 12 FTE / 18 Months $37M Recovery Nashville Model 10 FTE / 24 Months $31M Recovery 1. Minimum Path (Recommended) 8 FTE: $340K annual investment 18-month implementation $24.65M first-year return ROI: 72.5x investment 2. Denver Model 12 FTE: $1.2M investment 18-month implementation $37M potential return Highest compliance rate (80%) 3. Nashville Model 10 FTE: $850K investment 24-month implementation $31M potential return Platform cooperation focus Implementation Timeline Minimum Path Timeline March 2025 First 2 FTE June 2025 Next 2 FTE September 2025 Full Capacity Q1 2026 $24.65M Return Recommendation Approve funding for the minimum path (8 FTE) immediately. Every day of delay costs Austin another $225,000 in lost revenue[10]. This modest investment will: 1. Generate $24.65M in first-year revenue[11] 2. Improve neighborhood quality of life[12] 3. Begin bringing Austin in line with peer cities[13] 4. Pay for itself in less than 2 weeks[14] Detailed analysis: strreform.org/str-enforcement-2025 1. City of Austin Controller's Office, Revenue Impact Analysis (2024-2025) ↩ 2. City of Austin Development Services Department, STR Registry Database (February 2025) ↩ 3. Denver STRA Committee and Nashville Metro Codes Department (2024) ↩ 4. Development Services Department, STR Division Time Study (January 2025) ↩ 5. City of Austin Controller's Office, Revenue Impact Analysis (2024-2025) ↩ 6. City Controller's Office, Daily Revenue Impact Calculations ↩ 7. Development Services Department, STR Market Growth Analysis ↩ 8. Austin 311 Service Request Data, 2024 Annual Report ↩ 9. Development Services Department, Compliance Trend Analysis ↩ 10. City Controller's Office, Daily Revenue Impact Calculations ↩ 11. Budget Office, STR Program Financial Analysis ↩ 12. Austin Code Department, Neighborhood Impact Report 2024 ↩ 13. Peer City Enforcement Program Reviews …
18 Future agenda items, code amendments, and briefings — original pdf
Planning Commission Upcoming Items (Subject to Change) February 11 March 11 • STR Modifications – ACTION (SCHEDULED FOR COUNCIL 3/6/25) • Austin Core Transportation (ACT) Vision Plan – ACTION • SCTC/NLTC Vision Plans– Briefing February 25 • C20-2022-025 Colorado River Protections (non-25-2) – ACTION (SCHEDULED FOR COUNCIL 3/6/25) • Austin Core Transportation (ACT) Vision Plan – Briefing • Technical Codes/WUI (tentative) – Briefing • Appoint South Congress Transit Center (SCTC) Vision Plan/North Lamar Transit Center (NCTC) Vision Plan Working Group March 25 • 1A North Lamar TC Vision Plan 1A South Congress TC Vision Plan 9 related NPAs Area Plan Process Code Amendment ACTION ON 12 ITEMS (SCHEDULED FOR COUNCIL 4/24/25) • C20-2024-013 Article 9 Landscaping – ACTION Planning Commission Upcoming Items (Subject to Change) • Joint PC/CC Meeting C20-2024-016 Preservation Bonus Amendment (Ph. 1) • C20-2024-016 Preservation Bonus Amendment (Ph. 1) – ACTION (SCHEDULED FOR COUNCIL 4/24/25) • Imagine Austin Update – Briefing April 1 April 8 April 22 • C20-2024-010 UNO Update: Code Amendment, FLUM Amendment, and Rezoning – ACTION (SCHEDULED FOR COUNCIL 5/8/25) • C20-2023-037 SMART Housing Updates Phase 2 – ACTION (SCHEDULED FOR COUNCIL 5/22/25) Planning Commission Requested Briefings • Wildland-Urban Interface Code (tentatively scheduled) • Tweaking HOME to include items passed through BOA • Status of legality of items that have passed the • Updates on the latest Austin Light Rail developments commission (what has been struck down, what is in litigation) • Imagine Austin Update and code rewrite timing • Small Area Planning and funding for Small Area Planning • Review of future changes to Planning Commission and other COA Commissions • Parking Management Districts • Overview of the Strategic Housing Blueprint • Notification process for public hearings • What language should be used for notices to the public to better enhance transparency • Update for the 6-month report on HOME Ph. 1 Resources • Code Amendments: http://www.speakupaustin.org/ldcupdates • NLTC/SCTC Vision Plan: https://www.speakupaustin.org/etodstationareas • Imagine Austin information: https://speakupaustin.org/imagineaustin • Austin Core Transportation Plan: https://speakupaustin.org/actplan
17 C20-2024-014 Short-Term Rental Modifications Proposed Amendments — original pdf
Item 17 - STR Planning Commission Amendment Tracking Base Motion – staff recommendation – passes 9-0-1 (Cox abstains) Maxwell 1/Haney – Require a 12-month report. Passes unanimously Azhar 1/Cox – Passes unanimously, Anderson off dais: language: Revise § 4-23-3X - Eligibility to Operate a Short-Term Rental as follows: • On a site with more than four but less than 51 dwelling units, an owner may operate at least • On a site with more than 50 but less than 101 dwelling units, an owner may operate at least one but no more than 20% of the units one but no more than 10% of the units • On a site with more than 100 but less than 251 dwelling units, an owner may operate at least one but no more than 5% of the units • On a site with more than 250 dwelling units, an owner may operate at least one but no more than 3% of the units Hempel 1/Cox (substituted so does not pass) – If there is a nuisance that involves a criminal activity an owner cannot operate an STR at that location or any other location in perpetuity or a considerable amount of time, subject to legal review, until there is a change of ownership at that property. Substitute to Hempel 1: Barerra Ramirez /Johnson – passes unanimously If there are three or more nuisance activities that involve a violent criminal activity at a unit, an owner cannot operate an STR in a unit in perpetuity or a considerable amount of time, subject to legal review, until there is a change of ownership of the unit. Woods 1/ Maxwell – passes unanimously General recommendation to staff to consider establishing single city phone number for STR complaints/compliance issues, not to replace 911, and establish a system to first route those calls to the local contact for the STR before routing them to compliance staff. Cox 1/ Azhar – passes unanimously, Anderson off dais Direct staff to review the feasibility of assessing of a separate fee for STR’s paid at license application and/or renewal for contribution to and recognition of the additional City staff time required for adequate enforcement of these STR regulations. Haney 1/ Cox – passes unanimously, Anderson off dais Upon issuing a notice of violation for operating an unlicensed short-term rental, the director shall also refer the matter to the State Comptroller’s Criminal Investigation …
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February 4, 2025, Joint City Council and Planning Commission Meeting — original pdf
Joint City Council and Planning Commission Meeting Tuesday, February 4, 2025 The City Council Special Called Meeting will convene at 1:00 PM on Tuesday, February 4, 2025 at Austin City Hall 301 W. Second Street, Austin, TX and some members of City Council or Planning Commission may be attending via videoconference For meeting information, contact the City Clerk, (512) 974-2210 City Council Special Called Meeting COUNCIL AGENDA February 4, 2025 Public comment will be allowed in-person or remotely by telephone. Speakers may only register to speak on an item once either in-person or remotely. For full instructions on participation in person or by telephone, please visit the Council Meeting Information Center: http://austintexas.gov/department/city-council/council/council_meeting_info_center.ht m The City Council may go into a closed session as permitted by the Texas Open Meetings Act, (Chapter 551 of the Texas Government Code) regarding any item on this agenda. 1:00 PM – City Council Convenes 1:00 PM - Planning Commission Convenes Public Hearings and Possible Actions 1. Conduct a public hearing to receive public comment on proposed amendments to City Code to make short-term rental (STR) use an additional (accessory) use for all residential uses in all zoning districts; to regulate STR owners, operators, and platforms as businesses; and to require STR platforms to collect and remit hotel occupancy taxes (HOT). Funding: This item has no fiscal impact. Adjourn The City of Austin is committed to compliance with the Americans with Disabilities Act. Reasonable modifications and equal access to communications will be provided upon request. For assistance, please call 512-974-2210 or TTY users route through 711. A person may request a Spanish language interpreter be made available by contacting the Office of the City Clerk not later than twenty-four hours before the scheduled time of the item on which the person wishes to speak. Please call (512) 974-2210 in advance or inform the City Clerk’s staff present at the council meeting. Cualquier persona puede solicitar servicios de intérprete en español comunicándose con la oficina del Secretario/a Municipal a no más tardar de veinte y cuatro horas antes de la hora determinada para el asunto sobre el cual la persona desea comentar. Por favor llame al (512) 974-2210 con anticipo o informe al personal del Secretario/a Municipal presente en la sesión del Consejo.
Recommendation for Action — original pdf
City of Austin Recommendation for Action File #: 25-0158, Agenda Item #: 1. 2/4/2025(cid:4) Posting Language Conduct a public hearing to receive public comment on proposed amendments to City Code to make short- term rental (STR) use an additional (accessory) use for all residential uses in all zoning districts; to regulate STR owners, operators, and platforms as businesses; and to require STR platforms to collect and remit hotel occupancy taxes (HOT). Funding: This item has no fiscal impact. Lead Department Planning Department. Fiscal Note This item has no fiscal impact. For More Information: Daniel Word, Assistant Director, Development Services Department, 512-974-3610. Additional Backup Information: These amendments are the staff’s proposed overhaul of the City’s STR regulations. This overhaul is needed because recent court decisions have made the cornerstone elements of the City’s STR regulations unenforceable. This includes the distinction between owner-occupied dwellings (Type 1) and non-owner- occupied dwellings (Type 2) that are not multi-family dwellings (Type 3). To achieve this overhaul, staff are proposing three ordinances. Working drafts of the ordinances that amend Title 25 (Land Development) and Title 4 (Business Regulations and Permit Requirements) are included in backup for this item. A third ordinance that amends Chapter 11-2 (Hotel Occupancy Tax) will be released before January 28, 2025. In total, the proposed ordinances would achieve the following: 1. Make STRs an additional (accessory) use to all residential uses in all zoning districts with a valid STR license by modifying City Code Title 25 (Land Development) to add provisions applicable to STRs as an accessory use and repeal all other existing STR provisions. 2. Regulate STR owners/operators and STR platforms by amending City Code Title 4 (Business Regulations and Permit Requirements) to add new regulations, including density caps on STR owners/operators by limiting who can operate a STR on a site with three or fewer units to individuals and requiring 1,000 feet between an owner/operator’s STRs; 3. Allow existing STRs to continue provided that the STR does not become a nuisance and property ownership remains the same; and 4. Require STR platforms to collect Hotel Occupancy Tax (HOT) on behalf of their users, which requires adding provisions that explicitly require STR platforms to collect HOT to City Code Chapter 11- 2 (Hotel Occupancy Tax). City of Austin Page 1 of 2 Printed on 1/31/2025 powered by Legistar™ (cid:5) (cid:6) File #: 25-0158, Agenda Item #: 1. 2/4/2025(cid:4) If approved, these …
Speaker Registration — original pdf
CITY COUNCIL MEETING SPEAKER SIGN-UP How to register to speak on Council Meeting agenda items. This form is for speakers wishing to speak on agenda items. For general communication with Council, please visit the General Public Communication page. Regular City Council Meetings are held on Thursdays in Council Chambers. Speakers wishing to speak on agenda items must register in advance using one of the methods below. Register Online Remote & In-Person Speakers! Registration Window: Opens at 5:00 p.m. on January 31, 2025. Closes at 12:00 p.m. the day before the meeting. Click Orange Button to Register! Agenda Item Speaker Sign-Up Full Link: https://cityofaustin.formstack.com/forms/austin_city_council_speaker_signup_joint Remote speakers will receive an email providing instructions on speaking at the meeting following the close of the registration period. Remote speaker registration is not available after this form has closed. Register at City Hall In-Person Speakers ONLY! Registration Window: Opens shortly after 12:00 p.m. the day before the meeting. Closes 45 minutes before the meeting is scheduled to begin. There are three speaker registration kiosks located in the atrium at City Hall that are accessible during regular business hours. Policies and Procedures Allotted speaking time may vary as determined by Council and will not be less than 2 minutes. Speakers may only register to speak on an item once, either in-person or remotely. Speakers may not pull items from the consent agenda. At this time, speakers may donate time to other speakers. Please coordinate in advance with the Office of the City Clerk. Requests for language translation/interpretation services or sign language services must be emailed to gov at least 48 hours in advance of the meeting. City.Clerk@austintexas. Handouts or other documents that speakers wish to provide for Council must be emailed to City.Clerk@austintexas.gov by 12:00 p.m. the day before the meeting. Meeting agendas may be accessed in the Council Meeting Information Center. REGISTRO PARA ORADORES/COMENTARIOS PÚBLICOS EN REUNIONES DEL CONCEJO DE LA CIUDAD Cómo puede registrarse para comentar en temas de agenda de la Reunión del Concejo. Este formulario es para oradores que desean comentar en temas de agenda. Para comunicaciones en general con el Concejo, favor de ver la página General Public Communication. Las reuniones regulares del Concejo de la Ciudad son los jueves en la cámara del concejo. Enseguida indicamos los diferentes métodos que pueden usar oradores que desean comentar en temas de agenda. Regístrese en Línea …