Questions & Answers

 

1. What is the purpose of the Property Vision Discernment at UPC?

Like many churches nationwide, UPC is experiencing shifting attendance and rising costs associated with aging facilities and ministry programs—creating an opportunity to thoughtfully reimagine how its campus can serve future ministry and community needs.

In September 2022, the UPC Session formed the Property Vision Team (PVT), building on prior work of the Bevo Lot Task Force, to discern the highest and best use of the church’s property. Over the past four years, the team has listened to the Congregation, reflected on UPC’s history, and considered the realities of today’s development landscape—holding this work in prayer and seeking the guidance of the Holy Spirit.

In April 2026, the Congregation established the UPC Property Development Commission (PDC) to carry this work forward, aligned with UPC’s mission and focused on generations to come.

Please note that the committee formerly known as PVT (Property Vision Team) was converted to the Property Development Commission in April 2026. All references to PVT in prior communications, or materials refer to the same entity now operating as PDC.

2. What are UPC’s guiding principles for our property vision?

As an expression of our core values, these guiding principles were discussed with the Congregation in March 2024 and have been used throughout our property discernment efforts:

  • Secure UPC’s financial viability for generations to come
  • Create (or preserve) a beautiful and inviting workshop space to grow a thriving diverse and intergenerational Congregation.
  • Create spaces that are mindful of our mission, the changing dynamics of the Church and allow us long-term connection with members, community and campus.
  • Ensure long-term parking and ease of access for all who gather here.
3. How is prayer guiding this discernment process?

The Congregation has established a prayer to guide this discernment process and encourages all to join in prayer and reflection as we consider this generational decision for UPC and seek to secure our place in West Campus for the next century.

Almighty God,

With Jesus Christ as cornerstone,

we would be builders of your kingdom.

In an unjust world, help us to be servants of your abundance.

In an isolating world, help us love our neighbors as ourselves.

In a fearful world, help us dream of a beautiful day yet to come,

with courage, with hope, one step at a time,

for the sake of your church, your creation, and your future.

Amen.

4. Which important Congregational conversations have taken place, and how have they guided our work?

As this represents a generational decision for all of us, a dedicated website has been created to provide transparency and ensure that information is readily available for the entire Congregation to engage with and follow along.

The PDC hosts regular Congregational meetings. While each meeting updates the Congregation on what the committee has been learning and any decisions we’ve presented to Session, even more importantly, in each meeting, the Congregation provides ideas, suggestions, feedback and concerns that guide the property vision.  Here are some key items to date:

During the first year (2022–2023), meetings focused on a range of foundational topics, including stories and memories shared by UPC members, the church’s history from its inception through the mid-1950s, and the University Neighborhood Overlay (UNO) ordinances governing West Campus properties. The team also explored the value of UPC’s property, external factors influencing the site—from both the City of Austin and private development—and the future of UPC’s parking needs. In addition, time was dedicated to visioning UPC’s future, supported in part by conceptual model designs developed by UT architecture students.

Through these Congregational meetings, we heard a clear call to focus on three priorities: nurturing sacred Church space, expanding current service ministries, and connecting our community. Also pivotal in our first year was the work of UT architecture students, who presented models of what future development on our property might look like. Their work grew out of careful study – both of the site itself and of student experiences in west campus. The Congregation had the chance to explore their models, speak with the students, and offer written reflections. Engagement with the students introduced the Congregation to bold dreams and possibilities, sparking curiosity about future discernment and playing an important role in shaping where we are today.

The same year, the Congregation heard from Dr. Larry Speck who explained the intimate relationship between architecture and mental health. Those attending shared their desires that our property serve the community by keeping well-being at the center of our work.

The following year (November 2023), Session and the Congregation overwhelmingly supported PVT in moving forward with exploring property development of the entirety of UPC’s land from 22nd Street to 23rd Street along San Antonio Street. In December 2023, the PVT hired Christopher Kennedy with Emmaus Projects as our property development consultant.

Congregational gatherings in March and June 2024 generated UPC priorities and guidelines for an initial assessment of market interest. In October, the Congregation provided information about space needs and discussed key priorities to guide our search for a broker. Additionally, throughout Fall 2024, PVT members toured neighboring student development and religious buildings to learn how other faith communities approach this opportunity.

In the Fall of 2024, UPC’s Session voted to approve JLL as the brokerage firm to represent UPC in this process. By Summer 2025, JLL had conducted an initial assessment of market interest in the UPC property, from 22nd Street to 23rd Street. The results from their assessment showed that funds generated from leasing the northern lots were comparable to funds generated from leasing both northern and southern lots. Guided by that assessment, the Congregation chose to explore whether leasing a portion of our property could generate proceeds to support mission work and facility improvements on the southern lots.

Congregational gatherings in February, June and August 2025 provided crucial feedback as we communicated UPC priorities to the broker. In Fall 2025, the Congregation hired Overland Partners architect firm was hired to provide a facilities assessment of our property with a cost analysis, which was completed in February 2026. In October  2025, JLL initiated a request  for proposals from developers for the ground lease of UPC’s he northern lots (the two Bevo lots and the north courtyard). The PDC is currently reviewing those proposals. The March 2026 Congregational meeting provided our latest opportunity to hear feedback on our project and share developer updates.

5. Is the Church selling the land?

No.  We have chosen not to sell the property because doing so would compromise our ability to steward this land responsibly and in alignment with our Congregation’s long‑term vision. Selling would remove our control over how the space is used, leaving us with no influence over future development and no guarantee that what is built would support our mission or strengthen the connections between our shared spaces. It would also eliminate the opportunity to preserve a valuable asset for future generations—an asset that, through leasing, can eventually return to our Church as a meaningful legacy. Finally, selling would leave us without any mechanism to secure parking access for our members, a practical but essential need that supports participation and accessibility. For these reasons, maintaining ownership and pursuing a long‑term ground lease is the path that most faithfully protects our values, our resources, and our Congregation’s future.

6. Why has the Church chosen to pursue a ground lease? Is a 99-year lease common, and who owns the property after the ground lease ends?

The PVT wrestled with this decision over many years, engaging in a careful and prayerful process that included consultation with financial experts, property advisors, developers, and church-planning professionals. Through this extended period of discernment, the committee concluded that a long-term ground lease best serves the church’s long-term interests, allowing us to maintain stewardship of the land while generating resources to support mission and ministry. The committee presents its recommendations to Session, which ultimately affirmed and supported the decision to pursue a lease rather than a sale. This was then discussed at our Congregation gathering in March 2024 and again when we received our broker assessment in February 2025.

A 99-year ground lease is a common structure for a property of this value. At the end of the lease term, UPC retains ownership of the land and any improvements, allowing the Congregation to reassess the mission and future use of the property.

7. Which portions of the property will be leased? What kind of ownership does UPC have over the northern lots once they are leased?

As the UPC Commercial Real Estate Broker, JLL assessed market interest in the UPC property, from 22nd street to 23rd street. The results from their initial assessment showed that funds generated from leasing the northern lots was comparable to leasing both the northern and southern lots. Based on that assessment, the Congregation chose to focus on leasing the northern lots of our property, using those proceeds to support mission work and facility improvement on the southern lots.

The northern lots will be developed based on market interests, but UPC has input into the nature and use of the building.  In seeking a developer, UPC provided a detailed description of our community’s principles and priorities that should be reflected in the developers’ proposals before securing a lease. UPC’s RFP emphasized our desire to create a welcoming, inviting space that is activated on the ground floor, connects with the community, and has the potential to be integrated into UPC’s southern lots. Through the leasing structure, UPC also has input into the specific uses of the building, including setting limits to exclude certain kinds of industries, such as vape shops or liquor stores.

8. What are the anticipated costs associated with pursuing a long-term ground lease, and what funding plan will ensure we can meet those obligations responsibly?

The Church has and will continue to pay for legal and consulting expertise. UPC has currently extended contracts to the Emmaus Projects, JLL as our broker, and Overland Partners for the facilities assessment and expect to  contract with them as our architect. We will also hire a real estate attorney. Some of the consulting fees, architect fees and attorney fees can be reimbursed in an agreement we will negotiate with the selected developer in fall 2026. At the time of closing and signing the ground lease, UPC will have negotiated a Lump Sum Payment with the developer that will cover the broker’s fee, any additional fees owed to professionals, any reimbursements for transitional costs UPC has or is expected to incur, plus any additional expenses. Through the ground lease agreement, UPC will also secure ongoing annual lease payments that will provide steady, reliable income over the life of the ground lease.

9. How are we ensuring that the choices we make are fiscally sound?

The PDC acts in constant consultation with Session, Finance Committee, and the Facilities and Operations Committee. The PDC provides consistent updates to Session and engages with the Congregation regularly to ensure our decisions remain aligned with church priorities and values. Contractual decisions are made in consultation with third party attorneys representing UPC interests. Financial impacts, including both costs and revenue, are presented and approved by the Finance Committee.

10. How will the proceeds from the ground lease be allocated to support our ongoing work? How will we decide, and who will decide, how the monies from the ground lease will be used?

Once the developer has been secured, the Congregation will begin have a clearer picture of the revenue available from the ground lease. At that point, the Congregation will decide how the monies should be spent. UPC’s budget process is guided by Session and shaped by committee needs and goals to ensure that the revenue serves the Congregation’s ministry and mission.

Some food for thought:

a) Contribute to mission. In the context of this development project, we are defining “mission” broadly to include both the specific service ministries we carry out today and the long-term commitments that shape our life as a church. A specific percentage can be set by Session for a mission allotment to this project. Additionally, our current ministries—such as Micah 6, UpLift, etc. —depend on a stable and healthy building, engaged and supported staff, and the resources needed to purchase essential supplies. Mission also includes our commitment to provide safe and nurturing spaces for families, to foster intergenerational connection, and to serve the campus and student communities that surround us. By strengthening our facilities and ensuring reliable long-term funding, this project supports the full range of our ministries—both the work we do now and the work we hope to sustain for generations to come. Practical impacts to mission include 1) affordable housing units built on the northern lots, and 2) greater accessibility to our missions and facilities created by smart renovations on the southern lots.

b) Cover shortfalls in the operating budget. The funds could be dedicated to ensuring a healthy and vibrant Church community. We consider all expenditures that support this community to be guided by the mission of our Church. A safe building, engaged staff, and programs for families, students, and community members all serve the mission of our Church.

c) We could allocate portions of the annual ground lease to finance renovations and building improvements. A core part of nurturing this mission is ensuring that our building continues to connect with and serve the wider community. Our current facility is aging and has significant structural deficiencies that must be addressed in order to provide a safe, accessible, reliable, and sustainable space for all who use it now and into the future.

In addition, thoughtfully designed architecture can play a powerful role in activating and healing a community. Spaces that are open, welcoming, and connected invite people to gather, linger, and build relationships, strengthening the social fabric of a neighborhood. Natural light, green spaces, and places for rest and reflection support emotional and physical well-being, offering beauty and calm in the midst of daily life. Flexible, human centered design can create opportunities for community programs, shared meals, arts, learning, and service—helping people feel seen, valued, and at home. When buildings are designed with care and intention, they don’t just house activity; they nurture it, becoming catalysts for connection, belonging, and flourishing.

11. What is a real estate Request for Proposals (RFP)?

A commercial land offering, or Request for Proposals (RFP), is a process used to invite experienced development firms to submit ideas for how a property could be thoughtfully developed. In UPC’s case, the RFP outlines our vision, priorities, and requirements, and asks developers to propose concepts for the site under a long-term ground lease structure.

12. What priorities are guiding our selection of a developer? How did we evaluate them?

Before presenting our guiding principles, it is important to note that they are the product of three years of deep engagement with our Congregation and staff. Through surveys, listening Sessions, and ongoing conversations, the committee gathered the shared priorities, hopes, and concerns of those who rely on and care for these spaces. The principles that follow were the basis of the request for developer proposals (RFP) and were reviewed by Session. They reflect the collective discernment and represent the values our community has consistently voiced as essential to our mission and our future.

  1. Maximizing Value for Mission: We seek to generate resources that will sustain and expand our ministries and community outreach for generations to come.
  2. Community Placement: We aim to create welcoming, connected space that invites the community and cultivates belonging and shared activity.
  3. Stewardship: We are committed to responsible, thoughtful land use that protects our heritage while investing boldly in the future.
  4. Attainable Housing: When housing is included, we strive to support community needs by providing attainable options for students, staff, and neighbors.
  5. Innovation and vision: We encourage creativity and human-centered design to ensure the space supports vibrant public life, creativity, nature, and respite.
  6. Sustainability: We prioritize green building practices, resilient systems, and harmony with the surrounding neighborhood.
  7. Integration and Partnership: We seek collaborative development that allows new and existing uses to grow together through shared resources and thoughtful planning.
  8. Commitment to Future Generations: We aim to nurture a place that supports ongoing social, artistic, and educational innovation while strengthening community across generations.
13. If we did move forward with a development on the northern lots, what is the likely timeline?

We aim to choose a developer for the northern lots by the end of Summer 2026, working through negotiations through the fall and signing a ground lease in the first quarter of 2027. Most developers will spend a year’s time in design, permitting+ and then two years to build, completing this project between 2029-2030. This is all estimations until we have a signed ground lease.

14. How will the plans for and construction of the northern lots affect plans for the southern lots?

While development of the northern lots and potential renovation of the southern lots (to be determined) are technically separate projects, there is great opportunity for meaningful coordination and integration. On a practical level, the Congregation can capitalize on cost saving opportunities that come with coordinating the construction projects, such as sharing costs on orders and machinery, for example. In terms of mission, UPC can also integrate the northern lots development into a broad plan for welcoming, inviting space for our community. Rather than a big box or 30-story wall, UPC can collaborate with the developer to generate seamless spaces between the northern and southern lots to encourage more gathering opportunities and to serve as a focal point for fellowship and connection.

15. What might that mean for development on the southern lots?

TBD.  No decisions regarding the southern lots can be made until we have a clear understanding of the opportunities on the northern lots. The ground lease of the northern portion is expected to provide the financial resources needed to support any future improvements on the southern lots.  We do though want to begin meaningful work with our UPC architect for possible improvements on the southern lots in Fall 2026. This work will include Congregational meetings, brainstorming Sessions and much more lead by the architecture firm to ensure plans reflect our mission and ministry for the future and needs to get done so we know what the opportunities are for the southern lots.

16. If we did do something on the southern lots, how will improvements/development on the southern lots be financed?

Decisions about UPC’s budget will ultimately be made by Session, in collaboration with Finance committee and the Congregation. Potential financing for any work on the southern lots could come from some of the revenue generated by the ground lease on the northern lots. Priorities for renovating the southern lots will be guided by Session, in collaboration with committees and the Congregation. Overland Partners’ facilities assessment provides valuable information about the conditions our of current property, required renovations, and suggestions for additional improvements that will help UPC set priorities for the renovation.

17. If renovations occur on the southern lots, what provisions would we make for the ministries that would be disrupted?

The PDC intends to ensure as much continuity as possible and aims to work with the other community neighbors, our architect, as well as northern developer to explore options for sharing space during the transition so that mission and ministry can continue.

18. How will UPC continue to serve through UPLIFT, Micah 6, and other ministries?

There are no plans to change current UPC ministries. In fact, reimagining the UPC campus invites opportunities to enhance the mission of our Congregation. Development in the northern lots will activate the block; greater integration between the northern and southern lots will invite more community gatherings in our space; and renovated church facilities will ensure our ministries are serviced with up-to-date and accessible to all.

19. Will UPC still have parking availability at the Co-op garage, even after we have new parking facility?

UPC’s agreement with the Co-Op is not impacted by the development of the northern lots or renovations of the southern lot. The current agreement allow for UPC parking for the next 78 years, but could be renegotiated by the Co-Op at any time. Including parking on the northern lots will give us a more secure arrangement. In addition, parking on the northern lot will greatly improve accessibility to the church.

20. Will the Church have any staffing or managerial responsibilities for the cafes, shops, businesses, or apartments that will be built on the Bevo lot?

No

21. Will our construction be impacted by the city’s re-work of Guadalupe and San Antonio streets?

We are staying up-to-date on city plans and new ordinances. Stephanie Morris serves on the board of the West Campus neighborhood association, University Area Partners keeping apprised of code changes and City work in the area.

 22. What drove the change from Property Vision Team to the Property Development Commission in April 2026?

For a number of years now, the Property Vision Team – at the behest of your Session – had beenexploring the future of UPC’s physical mission here in the heart of west campus. As we have been discussing, that exploration has begun to involve conversations with developers and architects, as we put a Request for Proposals (RFP) out to the commercial developer market asking for their ideas for UPC’s northern lots – the so-called “Bevo Lot” and our northern courtyard. As reported, the RFP has generated healthy interest, and we are now at the early stages of seeing our dreams and wonderings turn into concrete ideas and possibilities.

Over this next phase, we will be in conversation with a number of developers with a wide variety of ideas and capacities. As we enter into this next phase, your Session wants to ensure that UPC is represented in these conversations by folks who have the trust and authority of the congregation to best convey its hopes and dreams – so that we can act creatively, decisively, and nimbly within a sometimes-fast-moving developer market.  As Presbyterians, the way we show that trust is by forming a commission.

(Presbyterian Polity 201: most of the time, our churches operate using committees or task forces.

These groups have limited authority; in general, they make recommendations back to the body that forms them. A commission, on the other hand, has the authority to act on behalf of the body that forms it. Because Presbyterian polity gives the congregation final authority over major real estate decisions (in conjunction with Presbytery), we’re recommending that the congregation reform the Property Vision Team (a Session task force) into the Property Development Commission (PDC).

On April 12, 2026, the Congregation approved a Commissioning Agreement of the Property Development Commission.

 Who is on the PDC committee?

Suzanna Caballero, Andy Carlson, Danny Dennis, Martha Ernst, Stephanie Holmsten, Josh Hsu, Dirk Kestner, Shelley Kilday, Julie Miller, Stephanie Morris (chair) and Matt Gaventa (staff liaison).

23. How can I stay informed about the project and provide feedback?

This project is an intimate reflection of UPC’s mission and ministry. There is not property vision without the Congregation. Every Congregational meeting hosted by the PDC is a crucial conversation where the PDC can listen and receive Congregational guidance. Attending these meetings ensures the conversation is robust and meaningful. All information from the meetings is posted to the UPC website (here). You are also welcome to contact any PDC member, or email directly to Stephanie Morris at stephanietmorris@sbcglobal.net