[{"_1":2,"_99":-5,"_100":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6520351,"mediaKeyId","5332833-3db2cbba3642c8263fea0b2d8448ec90","parentId",5332833,"title","Commission approves Sixth & Walsh rezoning to LIPDA with restrictive covenant, votes hinge on affordable-housing enforcement questions","audioSeconds",3365,"startMs",5477225,"endMs",8842436,"viewUrl","/Search/View?dp=1&key=5332833-3db2cbba3642c8263fea0b2d8448ec90&start=5477&end=8842","thumbnailUrl","https://assets.pipeline.soar.com/5332833-3db2cbba3642c8263fea0b2d8448ec90/thumbnail_5477225.jpg","articleUrl","/articles/6520351/Austin/Travis-County/Texas/Commission-approves-Sixth-Walsh-rezoning-to-LIPDA-with-restrictive-covenant-votes-hinge-on-affordable-housing-enforcement-questions","mediaUrl","https://secure.pipeline.soar.com/6520351-1befdc649a381fa7466e3cbf5300483e/orig.mp4?Expires=1770437750&Signature=HYsdh27SZNFiJO~WaRPvZa4Y7-RwLoJawGDam2RiSN6IDziW~Kf3UabWV3uBwX-nCfr-rjtzkMZma26COR0lq7ReQiWUYg918z-J6ZzARF0RWsdkrL2npLMNqUKs4jmZAUvJ~KRXnVtFQ9IoatCp6Lg7vVLtvhnScu3jyQONdAMDtbTGowiRQHsZCjBCYs8XGEPQEBzEBLal830mAp0YUUJpJKsBTRRrXafpY32hUGJR3R15ajy-AhtU2y~wV1klNnWKha11ZapBoIohX94Y5NUsJu5MGtaojCA37CS3gPm4a0WtzvgtwvZ3FSHZMeVk60DQaVenkCgNEAa1YyHIsA__&Key-Pair-Id=KUT5TJCACFTXG","author","Austin","date","2025-07-08T00:00:00Z","article","The Planning Commission on July 8, 2025, approved a rezoning application for 6th and Walsh (approximately 1.19 acres at addresses on West Sixth and Wall Street) to LI-PDA-NP (Limited Industry Planned Unit Development — Neighborhood Plan), subject to a restrictive covenant negotiated between the applicant and the Old West Austin Neighborhood Association (OANA). The vote followed lengthy public testimony and an extended commissioner round-robin about zoning tools available under state law.

The approved package includes tiered heights and a pedestrian-focused public realm: a lower 60–64-foot height band facing West Sixth transitioning to taller allowances (up to 120 feet farther from Sixth), an 18-foot sidewalk/landscape zone along Sixth and Wall, 75 percent active ground-floor uses, buried parking, bird-friendly design and limits on short-term rentals. The developer offered an on-site affordability commitment: either 10 percent of units at 50 percent AMI or 12 percent at 60 percent AMI with a 40-year term; those commitments are written into a private restrictive covenant that gives OANA specified review and audit rights. The applicant and neighborhood also agreed to prohibit a long list of industrial and other uses as part of the covenant; the commission additionally placed community recreation as a conditional use.

Why it matters: Staff recommended denial of the applicant’s amended request for LI-PDA-NP because LIPDA historically is industrial zoning and staff worried the application would grant additional entitlements without city-monitored community benefits. Planning staff noted a prior alternative (CS-MU-CO DB90 NP) that would have provided city-monitored affordable housing, but changes in state law (referred to on the record as SB 840) complicate how FAR and vertical-mixed-use incentives are applied and make some older code tools uncertain. Commissioners debated whether to recommend a downtown mixed-use (DMU) alternative; the commission ultimately approved the applicant’s requested LI-PDA-NP along with a Council-oriented restrictive covenant.

What neighborhood and applicant said: Sheila Lyon and other OANA representatives described months of negotiation with the developer and urged the commission to approve the rezoning, saying the restrictive covenant and design commitments protect neighborhood character and deliver on sidewalks, compatibility, and enforceable affordability. Applicant Tyler Grooms and representatives from Manifold described the design evolution—reducing heights along Sixth to protect adjacent historic districts, shifting taller massing toward Fifth Street, and committing to affordable units and private auditing via the covenant. Both proponents emphasized the applicant’s schedule (the developer said it hopes to break ground in March 2026) and the desire to deliver shovel-ready housing.

Staff concerns and legal context: Planning staff said LI-PDA would give additional entitlements without city-monitored affordability if applied here; staff also noted that recent state legislation (referred to in the hearing as SB 840) is changing how the city’s vertical mixed-use tools function, and that the city is working on updated density-bonus tiers after a City Council direction from June. Staff told commissioners they recommended denial of LIPDA but had previously supported a DB90/CO alternative.

Vote and next steps: After multiple motions and an amendment adding community recreation as a conditional use, the commission approved the applicant’s request (LI-PDA-NP) with the restrictive covenant and use limitations. The final vote passed with Commissioner Maxwell recorded as opposed; the motion will be forwarded to City Council for final action. Because the approved approach relies on a private restrictive covenant for on-site affordability (rather than a city-enforced DB instrument), staff and commissioners noted that monitoring and enforcement of affordability would be the responsibility of the covenant parties and not the Housing Department unless the city elects to take fee-in-lieu or otherwise include city-monitored units.

Quotations from the record: “We are here to voice our strong support for the rezoning request at West 6 And Wall Street to LIPDA,” said Sheila Lyon of OANA. Applicant Tyler Grooms described the neighborhood negotiation and said the proposal “fits pretty well as a transition through this area.” Planning staff explained: “The proposed development would receive an additional 60 feet in height without providing any community benefits that would be required by a zoning ordinance or monitored by the City of Austin.”

Clarifying details captured on the record include the site area (approximately 1.19 acres), a site-plan case number under review (SP2020-04428C), proposed unit counts (around 297 residential units) and proposed retail area (about 21,000 square feet). Next steps are the drafting of an ordinance for City Council and finalization of the restrictive covenant and any CO/site-plan conditions.

Ending note: The case underscores tensions the commission and staff continue to face between available code tools, state-law changes that affect incentives and FAR, and neighborhoods seeking enforceable community benefits outside purely code-driven mechanisms.","mediaType","Video","parentTitle","Austin - Planning Commission - Jul 08, 2025","oneSentenceSummary","The Planning Commission approved LI-PDA-NP zoning for the Sixth and Walsh site on July 8, 2025, contingent on a restrictive covenant negotiated with the Old West Austin Neighborhood Association that sets stepped heights, ground-floor activation, wide sidewalks and on-site affordable unit commitments.","taxTitle","Austin, Travis County, Texas","taxId",2819,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6520356,"Planning Commission approves 500 South Congress PUD with conditions after debate over fire station, utilities and right-of-way",4276,1111113,5388025,"/Search/View?dp=1&key=5332833-3db2cbba3642c8263fea0b2d8448ec90&start=1111&end=5388","https://assets.pipeline.soar.com/5332833-3db2cbba3642c8263fea0b2d8448ec90/thumbnail_1111113.jpg","/articles/6520356/Austin/Travis-County/Texas/Planning-Commission-approves-500-South-Congress-PUD-with-conditions-after-debate-over-fire-station-utilities-and-right-of-way","https://secure.pipeline.soar.com/6520356-c3a9a71b0d116d72b0c90b65e513c16c/orig.mp4?Expires=1770437750&Signature=Z80E7q5wQAoRHsE~v3egkR8qpynSneK96ITQxKg-gQWk4umpN20GhleK6gfnDY01pmBh0EKVGxSN~W-9nMdwlnZUfk-R8QInSsoOZp~iTKlQwSF53Qh53xwI8s0a-1A25xwORkp9gOPfQK95UmRm3-eTkbIe5otqfFPNo0q8QPbzjKjG2Lhnyb08lr9kx5iHcNaJB93FZ9TjFMMgKruBL6-frZ82jC4oZiRY4kKGMxV14sQwF9MffD4zuYmG3oumZOy~7rIisJ-5M0NGO2e8yQOxU53NK91ar-8Op6Le85TkeXuO9GdfUyFVT8~fonQGNoYVtrJG-SQa7xVmOHcTiQ__&Key-Pair-Id=KUT5TJCACFTXG","The Planning Commission approved on July 8, 2025, a planned unit development rezoning for 500 South Congress (approximately 6.486 acres at the southwest corner of West Riverside Drive and South Congress Avenue) after lengthy debate over an on-site fire/EMS station, utility facilities and future right-of-way width.

The commission voted to approve staff’s overall recommendation for the PUD but adopted amendments during motions by Commissioner Anderson (mover) and Commissioner Haney (second): they removed the staff request that the developer provide a dedicated fire/EMS station on the site, made “major utility facilities” a conditional use rather than a permitted use, and set the South Congress centerline right-of-way at 60 feet as a condition of approval. The motion closed the public hearing and passed by recorded vote with Commissioner Lan opposed.

Why it matters: the proposal is a very large mixed-use redevelopment of a site currently developed with office, multifamily and retail. Staff described a development program that includes roughly 950 residential units, a 225-key hotel, about 600,000 square feet of office, roughly 90,000 square feet of retail, a 25,000-square-foot grocery/food sales use, and below-grade parking. Staff told commissioners the applicant requested maximum building heights up to 650 feet in one area and 500 feet in another, a maximum floor-area ratio of 24:1, and site impervious cover up to about 90 percent. Staff recommended approval subject to numerous conditions including environmental notes, transportation and park commitments, and housing-related payments tied to bonus area.

What staff said: Sherry Seruitas of the Planning Department summarized the application and the staff recommendation, including a housing condition requiring $9 per square foot of bonus area above a 2:1 baseline FAR, on-site affordable unit pricing guidance ($591 per square foot if the city elects to take on-site units in exchange for fee), and requirements that any on-site affordable units be restricted at 60 percent MFI for 40 years. Seruitas also reviewed the Fire Department and Austin Water requirements, the parks and trails notes, environmental conditions for Bolden Creek, and a long list of code modifications requested by the applicant.

What proponents and the applicant said: Michael Iannaconi (president of Related Texas) and David Rubin (Related, vice president of development) presented the developer vision stressing placemaking, pedestrian priority, creek restoration and mixed uses intended to enliven the South Central Waterfront. Iannaconi said the site is “kind of the heart of that South Central Waterfront” and framed the plan as a “high quality mixed use development” that would expand open space and connectivity. Applicant counsel Richard Settle noted three unresolved disagreements with staff: the applicant’s concern about placing a fire/EMS station on a site intended to host residential towers; right-of-way expectations; and Austin Energy’s request to add “major utility” as a permitted use.

What public safety and utility staff said: Fire marshal Stephen Truesdawson told commissioners the department’s response performance downtown has lagged for years and that the demand for coverage grows as development increases; the department requested a dedicated station footprint on the site with space for apparatus bays, an apron and stair access and asked that a lease or conveyed space be finalized before 55 percent of certificates of occupancy are issued. Austin Energy asked that major utility facilities be added as a permitted use so future substations could be accommodated for the area’s growing load; the applicant and commission negotiated making that use conditional rather than automatically permitted.

Transportation and right-of-way: Transportation staff and the applicant debated right-of-way needs for South Congress. Staff had asked for a 70-foot centerline dedication consistent with a long-range plan that anticipates large transit/vehicle cross-sections; the commission ultimately approved a 60-foot centerline condition as part of the amendment. Staff noted outstanding technical PUD comments to be addressed at site plan.

Housing and tenant protections: Housing staff explained the fee and in-lieu structure tied to density bonus areas and confirmed the $1,500 per-unit relocation fee for tenants on-site at the time of demolition. Robert Anderson of the Housing Department clarified Chapter 4-18 obligations are relevant where the code triggers those programs; some relocation and affordability details will be applied at the certificate-of-occupancy or site-plan stage.

Vote and next steps: The motion (approve staff recommendation with amendments) was moved by Commissioner Anderson and seconded by Commissioner Haney and passed with one recorded no vote (Commissioner Lan). The commission left the public hearing record open earlier in the discussion per procedural guidance from staff and closed it as part of the motion. The PUD ordinance will proceed to City Council for final action under the city’s normal rezoning/ordinance process.

Quotations from the record: “This tract is designated as mixed use in the FLUM for the Bolden Creek neighborhood plan, so a neighborhood plan amendment is not required,” said Sherry Seruitas, Planning Department staff, summarizing the staff report. Richard Settle, representing the applicant, said: “We don't take issue with the need [for added public safety facilities]…but we just don't think that it's a good idea to have [a fire station] on a site that's here.” Fire marshal Stephen Truesdawson said: “We have not met our downtown response time goals for several years, and, actually, our performance is getting worse every year.” Michael Iannaconi, representing the developer, said the project could be “one of the future best places, not just in Austin, not just in Texas, but, hopefully the country as well.”

Implementation notes and conditions captured on the record include the housing fee ($9/sq ft of bonus area), on-site affordability parameters (60% MFI for 40 years if on-site units are provided in exchange for fee), a $1,500 relocation fee per unit for existing tenants, environmental notes for Bolden Creek restoration, requirements for reclaimed-water infrastructure and parks/streetscape commitments. Staff and applicant will resolve outstanding TPW and other technical comments during site plan review.

Ending note: Commissioners split over infrastructure siting (fire station, substation and right-of-way breadth) but concluded the PUD can move forward with the staff-recommended package as amended by the commission.","The Planning Commission approved July 8 a Planned Unit Development rezoning for 500 South Congress, allowing a large mixed-use redevelopment but removing a staff-requested on-site fire/EMS station, making major utilities conditional, and setting a South Congress centerline right-of-way of 60 feet.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6520361,"Planning Commission approves consent agenda, postpones multiple rezoning items",38,1063103,1101195,"/Search/View?dp=1&key=5332833-3db2cbba3642c8263fea0b2d8448ec90&start=1063&end=1101","https://assets.pipeline.soar.com/5332833-3db2cbba3642c8263fea0b2d8448ec90/thumbnail_1063103.jpg","/articles/6520361/Austin/Travis-County/Texas/Planning-Commission-approves-consent-agenda-postpones-multiple-rezoning-items","https://secure.pipeline.soar.com/6520361-3c6110e01a2f38b009ed42e74c7061e9/orig.mp4?Expires=1770437750&Signature=Y~247Y~edGJoXzZPodvovJrVyR77UDJPFMIZvSxFytNUSEeE4OIR4Uu6VFYDmfkAv08l9pZ9quatFJL7cB9YQBZUxCvSMuMpsja~FCSwQJQrv1UfrFMT7r8yN7HoMxGe5-CIz6SjPRIzsIoR3aPANDMloJgebPumjk~sF9rvEuNSKe6N~9I1pdkVj5n8nm4y2rkNKaL1hGPSRQknzwVRLa9AxNewBmHCvzjjQCp-pfwtUJGfd2epNKNGpYYQZxWTyFrK3cCgrtYRQ9tI2Hjm~2b9FS2gZG5cJVamCmLOnFurfkqb1Jl2ICO1gZb6-ucWcwniKWGpZrR1L~TunT5k1w__&Key-Pair-Id=KUT5TJCACFTXG","The Planning Commission of the City of Austin voted unanimously July 8, 2025, to approve the meeting’s consent agenda, including the minutes from the June meeting and a set of zoning and plan-amendment items scheduled for postponement or consent.

The consent vote covered a long list of cases. Several plan amendments and rezoning cases in District 9—such as NPA-2024-0019.01 (Red River) and C14-2024-0121 Red River—were moved to a neighborhood postponement until August 12. Multiple Fourth and West tract items and related rezoning requests were postponed to July 22. A handful of items (for example, C14-2024-0179 Sixth and Lamar and C14-2025-0058 1600 West) were put on consent as read by Vice Chair Woods. The clerk confirmed public speakers were present for many consent items; several applicants waived their right to speak.

Commissioners discussed one item briefly: Commissioner Maxwell urged the parties on the Red River case (items 2 and 3) to finalize outstanding neighborhood work so the commission can close the file when it returns. After no items were pulled for separate discussion or recusal, Commissioner Powell moved to close the public hearing and approve the consent agenda; Commissioner Maxwell seconded. The motion passed unanimously.

The commission will take up discussion items after the consent agenda, starting with item 14 per guidance from the Law Department.

Votes at a glance: the consent agenda passed unanimously (motion by Commissioner Powell, second by Commissioner Maxwell).","The Austin Planning Commission unanimously approved the consent agenda on July 8, 2025, adopting the June minutes and listing several rezoning and plan amendment items for neighborhood postponement or consent; multiple items were postponed to July 22 or August 12.","actionData","errors"]

Article not found

Commission approves Sixth & Walsh rezoning to LIPDA with restrictive covenant, votes hinge on affordable-housing enforcement questions

Planning Commission approves 500 South Congress PUD with conditions after debate over fire station, utilities and right-of-way

Planning Commission approves consent agenda, postpones multiple rezoning items