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: May 5, 2026 RE: NPA-2025-0018.02 and C14-2025-0115 5768 ½, 5800, 5826, 5900, 5900 ½, and 5908 AIRPORT BLVD Brentwood/Highland Combined Planning Area The Applicant requests a postponement of the above-referenced cases from the May 12, 2026 Planning Commission hearing to the June 9, 2026 hearing date. Please see attached email from David Hartman. The postponement request was made in a timely manner and meets the Planning Commission’s policy. Attachments: David Hartman’s email Plan Amendment Map Zoning Map 14 NPA-2025-0018.02 - Airport and Koenig Multifamily; District 41 of 4 From: David Hartman Sent: Wednesday, April 29, 2026 3:42 PM To: Meredith, Maureen <Maureen.Meredith@austintexas.gov> Cc: Tomko, Jonathan <Jonathan.Tomko@austintexas.gov> Subject: RE: May 12 PC PP date? Notice: NPA-2025-0018.02_Airport Koenig MF - postpone to June 9 PC mtg. Hi Maureen. Please postpone for one month from May 12 to June 9 PC mtg.. Thanks for your help. David Hartman Partner DuBOIS BRYANT & CAMPBELL 303 Colorado, Suite 2300 Austin, TX 78701 O:(512) 457-8000 D:(512) 685-3409 M:(512) 297-5640 F:(512) 457-8008 bio vcard 14 NPA-2025-0018.02 - Airport and Koenig Multifamily; District 42 of 4 14 NPA-2025-0018.02 - Airport and Koenig Multifamily; District 43 of 4 14 NPA-2025-0018.02 - Airport and Koenig Multifamily; 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: May 5, 2026 RE: NPA-2025-0018.02 and C14-2025-0115 5768 ½, 5800, 5826, 5900, 5900 ½, and 5908 AIRPORT BLVD Brentwood/Highland Combined Planning Area The Applicant requests a postponement of the above-referenced cases from the May 12, 2026 Planning Commission hearing to the June 9, 2026 hearing date. Please see attached email from David Hartman. The postponement request was made in a timely manner and meets the Planning Commission’s policy. Attachments: David Hartman’s email Plan Amendment Map Zoning Map 15 C14-2025-0115 - Airport and Koenig Multifamily; District 41 of 4 From: David Hartman Sent: Wednesday, April 29, 2026 3:42 PM To: Meredith, Maureen <Maureen.Meredith@austintexas.gov> Cc: Tomko, Jonathan <Jonathan.Tomko@austintexas.gov> Subject: RE: May 12 PC PP date? Notice: NPA-2025-0018.02_Airport Koenig MF - postpone to June 9 PC mtg. Hi Maureen. Please postpone for one month from May 12 to June 9 PC mtg.. Thanks for your help. David Hartman Partner DuBOIS BRYANT & CAMPBELL 303 Colorado, Suite 2300 Austin, TX 78701 O:(512) 457-8000 D:(512) 685-3409 M:(512) 297-5640 F:(512) 457-8008 bio vcard 15 C14-2025-0115 - Airport and Koenig Multifamily; District 42 of 4 15 C14-2025-0115 - Airport and Koenig Multifamily; District 43 of 4 15 C14-2025-0115 - Airport and Koenig Multifamily; District 44 of 4
ZONING CHANGE REVIEW SHEET CASE: C14-2026-0002 (SE Airport MLK Rezoning) DISTRICT: 1 ADDRESS: 1811 Airport Boulevard ZONING FROM: GR-MU-NP TO: GR-MU-DB90-NP SITE AREA: approximately 3.146 acres (approximately 137,040 square feet) PROPERTY OWNER: 4015 Limited Partnership AGENT: Thrower Design LLC (Victoria Haase) CASE MANAGER: Jonathan Tomko, AICP (512) 974-1057, jonathan.tomko@austintexas.gov STAFF RECOMMEDATION: Staff recommends granting community commercial-mixed use-density bonus 90- neighborhood plan (GR-MU-DB90-NP) combining district zoning. For a summary of the basis of Staff’s recommendation, please see the basis of recommendation section below. PLANNING COMMISSION ACTION / RECOMMENDATION: April 28, 2026: Neighborhood postponement request to May 12, 2026, granted. May 12, 2026: Case is scheduled to be heard by Planning Commission. CITY COUNCIL ACTION: TBD ORDINANCE NUMBER: TBD ISSUES: In December 2023, Ordinance No. 20220609-080, Ordinance No. 20221201-056 and Ordinance No. 20221201-055 were invalidated. On March 11, 2024, Ordinance No. 20240229-073, was enacted to create the “DB90” combining district, which amended City Code Title 25 (Land Development) to create a new zoning district for a density bonus program that grants 30 feet in height above the base zoning district, to a maximum of 90 feet, and modifies site development regulations including compatibility standards. CASE MANAGER COMMENTS: The subject tract is approximately 3.146 acres at the southeast corner of Airport Boulevard and East Martin Luther King Jr. Boulevard behind the Popeyes Chicken fast food restaurant. It currently has approximately 50,000 square feet of industrial warehouse sited on it, constructed in the 1980s, and approximately 40,000 square feet of paved parking. The structure reaches 20-40 feet tall in some areas with a blank wall and barbed wire fence facing the neighborhood to the south and east. There are two driveways to access the property one on Airport Boulevard between two fast food restaurants, another connects to East Martin Luther King Jr. Boulevard between the subject tract and an auto service use. 16 C14-2026-0002 - SE Airport MLK Rezoning; District 11 of 18 The subject tract is within the East MLK Combined Neighborhood Plan (MLK) and does not require a Neighborhood Plan Amendment Future Land Use Map (FLUM) change because it is identified as mixed use. The proposed zoning is typical for a mixed use land use designation. The subject tract is approximately ¼ mile east of the MLK Station Imagine Austin Activity Center and 1/3 mile south of the Mueller Imagine Austin Activity Center. It has access to two Imagine Austin Activity Corridors, …
ZONING CHANGE REVIEW SHEET CASE: C14-2026-0007 (Eastside Hub) DISTRICT: 1 ADDRESS: Tract 1: 6301 FM 969 Road Tract 2: 4609 Ed Bluestein Service Road Northbound ZONING FROM: Tract 1: W/LO-CO-NP TO: CS-CO-NP Tract 2: CS-NP SITE AREA: approximately 9.8 acres (approximately 426,888 square feet) PROPERTY OWNER: Ensnail Development Inc. AGENT: Bernstein & Hall, PLLC (Dick Hall) CASE MANAGER: Jonathan Tomko, AICP (512) 974-1057, jonathan.tomko@austintexas.gov STAFF RECOMMEDATION: Staff recommends granting general commercial services-conditional overlay-neighborhood plan (CS-CO-NP) combining district zoning. The conditional overlay would prohibit the following 38 uses: - Adult Oriented Businesses - Automotive Rentals - Automotive Sales - Bail Bond Services - Commercial Blood Plasma Center - Communications Services - Drop-Off Recycling Collection Facility - Electronic Testing - Equipment Sales - Funeral Services - Hotel-Motel - Laundry Services - Off-Site Accessory Parking - Outdoor Sports and Recreation - Pedicab Storage and Dispatch - Printing and Publishing - Service Station - Vehicle Storage - Club or Lodge - Alternative Financial Services - Automotive Repair Services >5,000 sqft - Automotive Washing (of any type) >5,000 sqft - Campground - Commercial Off-Street Parking - Convenience Storage - Electronic Prototype Assembly - Equipment Repair Services - Exterminating Services - General Retail Sales (General) >5,000 sqft - Kennels - Monument Retail Services - Outdoor Entertainment - Pawn Shop Services - Performance Venue - Research Services - Theater - Veterinary Services - Transportation Terminal The conditional overlay would conditionally allow the following use: - Construction Sales and Services 17 C14-2026-0007 - Eastside Hub; District 11 of 13 PLANNING COMMISSION ACTION / RECOMMENDATION: May 12, 2026: Case is scheduled to be heard by Planning Commission. CITY COUNCIL ACTION: TBD ORDINANCE NUMBER: TBD ISSUES: N/A CASE MANAGER COMMENTS: The subject tract is currently undeveloped land on the southern side of FM 969 Road approximately 800 feet east of the intersection of Ed Bluestein Boulevard and FM 969 Road. To the north, across FM 969 Road is undeveloped land zoned CS-MU-V-DB90-NP. To the west, is a large 4-story apartment complex and a QuikTrip service station. To the south, is a major industrial manufacturing facility. To the east, is a Chevron service station with car wash, liquor store, and retail sales, and approximately 15 single-family homes. BASIS OF RECOMMENDATION: Zoning should promote clearly-identified community goals, such as creating employment opportunities or providing for affordable housing. Granting the proposed zoning would provide opportunities for a reasonable number of small-scale commercial uses …
From: David Hartman Sent: Monday, May 4, 2026 2:21 PM To: Estrada, Nancy <Nancy.Estrada@austintexas.gov> Subject: C14-95-0170(RCA) - Barton Skyway RC Amendment -May 12, 2026 Planning Commission mtg. - request for indefinite postponement External Email - Exercise Caution Hi Nancy: I hope you are doing well. On behalf of the applicant in this Restrictive Covenant Amendment Case C14-95-0170(RCA) - Barton Skyway RC Amendment – I’m requesting an indefinite postponement from the May 12, 2026, Planning Commission meeting. Thanks for your attention to this request. Best, David David Hartman Partner DuBOIS BRYANT & CAMPBELL 303 Colorado, Suite 2300 O Austin, TX 78701 D :(512) 457-8000 F :(512) 685-3409 :(512) 457-8008 bio vcard Confidentiality Notice This communication and any accompanying documents are confidential and privileged. They are intended for the sole use of the addressee. If you receive this transmission in error, you are advised that any disclosure, copying, distribution, or the taking of any action in reliance upon this communication or any attached document is strictly prohibited. Moreover, any such disclosure shall not compromise or waive the attorney-client or other privileges as to this communication or otherwise. If you have received this communication in error, please contact me by reply email and destroy all copies of the original message and any attached documents. 19 C14-95-0170(RCA) - 1301, 1301 ½ S Mopac Expy Svrd NB and 2976 Barton Skwy RC Amendment; District 81 of 1
PLANNING COMMISSION SITE PLAN EXTENSION REVIEW SHEET CASE NUMBER: SP-2018-0528C(XT2) PC HEARING DATE: May 12, 2026 PROJECT NAME: 1619 S. 1st ADDRESS OF SITE: 1619 S 1ST STREET COUNCIL DISTRICT: 9 NEIGHBORHOOD PLANNING AREA: BOULLDIN CREEK WATERSHED: East Bouldin Creek JURISDICTION: Full-Purpose APPLICANT/ OWNER: AGENT: Chingon International LLC & Chingon Digital, LLC 4900 Old Manor Road Austin, TX. 78723 Amanda Swor Drenner Group, PC Austin, TX. 78746 (512) 807-2904 CASE MANAGER: Alyse Ramirez (512) 978-1750 Alyse.ramirez@austintexas.gov PROPOSED DEVELOPMENT: The applicant is requesting a three-year extension to a previously approved site plan. The site development permit SP-2018-0528C was issued on July 18, 2022. The request for a one (1) year extension was approved pursuant to SP-2018-0528C(XT) with a current expiration date of April 15, 2026. The site was approved for the construction of a 43-foot 4-story building totaling 55,366 SF with associated utility, parking, sidewalk, streetscape and landscape improvements on a 0.92-acre site as shown and described on the approved plans. The owner is requesting this extension to allow for additional time due to market demands before initiating construction. There are no new or additional improvements proposed with this extension request. SUMMARY STAFF RECOMMENDATION: Staff recommends approval to extend this site plan permit by three years, from April 15, 2026, to April 15, 2029, based on the case meeting criteria from LDC Section 25-5-62(C)(1)(a). 25-5-63(C) Extension of released site plan by the Land Use Commission: “the Land Use Commission may extend the expiration date of a released site plan beyond the date established by this chapter if the Land Use Commission determines that the request complies with the requirements for extension by the director under 25-5-62 (Extension of Released Site Plan by Director).” 25-5-62(C) The director may extend the expiration date of a released administrative site plan one time for a period of one year if the director determines that there is good cause for the requested extension; and (1) the director determines that: a) the site plan substantially complies with the requirements that apply to a new application for site plan approval; 20 SP-2018-0528C(XT2) - 1619 S. 1st; District 91 of 4 b) the applicant filed the original application for site plan approval with the good faith expectation that the site plan would be constructed; c) the applicant constructed at least one structure shown on the original site plan that is suitable for permanent occupancy; or d) the applicant has …
ORDINANCE AMENDMENT REVIEW SHEET C20-2026-001 Amendment: C20-2026-001 Amendments to the East Riverside Corridor Regulating Plan (ERC): Conduct a public hearing and consider a recommendation to amend the ERC Regulating Plan to remove the property located at 1404 East Riverside Drive from the ERC Regulating Plan and to change the boundary of the ERC Regulating Plan. Background and summary of proposed code amendment: This amendment was initiated by the City Council under Resolution No. 20260122-056. Sponsor: Council Member José Velásquez, Co-Sponsor: Mayor Kirk Watson, Co-sponsor: Council Member Mike Siegel, Co-sponsor: Council Member Zohaib "Zo" Qadri, Co-sponsor: Council Member José "Chito" Vela. On February 25, 2010, the City Council adopted the ERC as an amendment to the Imagine Austin Comprehensive Plan. The ERC Plan establishes a long-term vision to transition existing low-density, auto-oriented commercial uses into a pedestrian, and bicycle-friendly, mixed-use urban district. A core objective of the plan is to advance high-quality development and create vibrant places where people can live, work, shop, and recreate within walking distance. In May 2013, City Council adopted Ordinance No. 20130509-039 which created the ERC zoning district and established the East Riverside Corridor Regulating Plan (ERC Regulating Plan) and its associated planning area boundary. Council also adopted Ordinance No. 20130509-042 rezoning approximately 228 acres within the East Riverside Corridor to ERC. The approximately 2.62-acre property located at 1404 East Riverside Drive, was rezoned within the boundary of the ERC Regulating Plan by Ordinance No. 20130509-042. The property owner intends to submit a Planned Unit Development (PUD) application to modify existing development regulations. Because the property lies within the ERC Regulating Plan boundary, a Code amendment is required to remove the tract from the ERC Regulating Plan to allow the rezoning of the subject property to a PUD. This amendment will provide for consistent and cohesive development regulations. The current ERC Regulating Plan includes several figures that depict the subject property. See Exhibit “A”. Staff Recommendation: Staff recommends APPROVAL of the proposed Code Amendment to amend the East Riverside Corridor Regulating Plan to remove the property located at 1404 East Riverside Drive from the following figures as depicted by the amended figures in Exhibit “B”: 1. Amend Figure 1-1: East Riverside Corridor (ERC) Zoning Map 2. Amend Figure 1-2: East Riverside Corridor Subdistrict Map 3. Amend Figure 1-3: East Riverside Corridor Roadway Type Map 4. Amend Figure 1-4: East Riverside Corridor Active Edges Map 5. Amend …
Downtown Density Bonus Phase 1 – Staff Proposal Austin Planning | Planning Commission | 5/12/26 Agenda • • Proposal Summary Proposal Addendum/Modifications Non-Residential Redevelopment • Requirements Urban Design Standards related to Historic Preservation • • Timeline 2 Proposal Summary Phase I Summary Creation of DDB400 and DDB850 combining districts. Sites will be rezoned into DDB400 and eligible to request rezoning into DDB850. DDB400 grants +400 feet of height (up to 750 feet). DDB850 grants +850 feet of height (up to 1,200 feet). Proposed affordability requirements. On-site: 5% at 50% MFI for rental or 80% MFI for ownership Fee-in-lieu: $10 per bonus area gross square foot for DDB400 $12 per bonus area gross square foot for DDB850 Proposed site development standards. Tenant Protection and Redevelopment requirements* * See addendum for modifications to staff proposal 4 Phase I Summary (cont.) Proposed Gatekeeper Requirements Changes to the current design review process Removal of Design Commission review requirement. Creation of Urban Design Standards. Staff will review for compliance at the time of site plan submittal. Projects must continue to meet a 2-Star Austin Energy Green Building rating. As part of achieving a 2-Star rating, projects must adhere to bird-friendly design standards. Projects must continue to adhere to Great Streets Standards. Updated standards will apply when released. 5 Proposal Addendum Modify Non-Residential Redevelopment Requirements Density Bonus Lease & Redevelopment Requirements (4-18) Require dispersion of affordable units and equal access to amenities Require tenant protections and redevelopment requirements for existing affordable multifamily and certain commercial uses: Creative spaces (see § 25-2-654(F) for definition) operating for ≥ 3 years Adult care services (general or limited) operating for ≥ 12 months Child care services (general or limited) operating for ≥ 12 months Cocktail lounges operating for ≥ 10 20 years Food sales operating for ≥ 10 20 years w/ gross floor area of ≤ 20,000 sq ft General retail sales operating for ≥ 10 20 years w/ a gross floor area of ≤ 5,000 sq ft Personal services operating for ≥ 10 20 years w/ a gross floor area of ≤ 5,000 sq ft Restaurant (general or limited) operating for ≥ 10 20 years w/ gross floor area of ≤ 5,000 sq ft Austin Planning and …
Affordability Impact Statement Downtown Density Bonus Update - Phase 1 Case number: C20-2024-018 Initiated by: Resolution No. 20240718-185 and Ordinance No. 20251023-063 Date: 5/1/2026 Proposed Regulation The proposed changes would modify existing Code § 25-2-586 and establish two new combining districts (DDB400 and DDB850) named for the additional height permitted above a property's base zoning limit of 350 feet, effectively allowing developments to reach up to 750 feet and 1,200 feet respectively. These districts would replace the existing Downtown Density Bonus (DDB) applicability map across the downtown core, Rainey Street, and the convention center area, with properties automatically rezoned into DDB400 and made eligible to request rezoning into DDB850 (Figure 1). The amendments also eliminate Floor-Area Ratio (FAR) restrictions for participating projects in response to Texas Senate Bill 840, which removed FAR limits for multifamily and mixed-use developments statewide, shifting the program's regulatory focus exclusively to height. The DDB program remains a voluntary density bonus mechanism that allows property owners to build beyond baseline zoning entitlements in exchange for providing community benefits, including affordable housing units, pedestrian-oriented design, and sustainable building practices. Most parcels in the affected area carry Central Business District (CBD) base zoning, which already permits development up to 350 feet by-right, and the new combining districts are intended to build on and revise the existing program structure in accordance with goals established by City Council. Phase 1 of this update creates the two initial combining districts, with additional districts and potential subdistricts anticipated in future phases. 1 22 C20-2024-018 - Downtown Density Bonus Update Phase I1 of 8 Figure 1. SpeakUpAustin C20-2024-018 - Downtown Density Bonus Update - Phase I 2 22 C20-2024-018 - Downtown Density Bonus Update Phase I2 of 8 Land Use/Zoning Impacts on Housing Costs The proposed changes would have a neutral impact on housing costs. • In 2025, Senate Bill (SB) 840 established greater by-right development entitlements including eliminating floor-to-area (FAR) restrictions, making Austin’s existing density bonus programs less attractive. Since density bonus programs remain a critical tool for producing income‑restricted units and fee‑in‑lieu contributions to the City’s Housing Trust Fund, restructuring around additional height in these districts offers a viable incentive that still encourages participation despite SB 840’s expanded baseline entitlements. • Requirements from Code Ch. 4-18 apply to the DDB program, including tenant protections and protective redevelopment requirements for certain existing multifamily and commercial uses. The redevelopment requirements preserve existing affordable …
Downtown Density Bonus Phase 1 – Proposal Austin Planning | Planning Commission Briefing | 04/14/2026 Agenda • • • Background Existing Program & Process Proposed Changes • Urban Design Standards • Community Benefits | • Downtown Density Bonus Process • Stakeholder Engagement and Timeline 2 Background City Council Resolution Downtown Density Bonus Update Resolution No. 20240718-185 in July 2024 directed staff to update the Downtown Density Bonus (DDB) program Requested: Updates to gatekeeper requirements Integration of Rainey subdistrict Creation of new subdistricts Prioritization of accessibility and shade opportunities Simplification of the affordability program Alignment of the program with the Equitable Transit-Oriented Development (ETOD) overlay. Downtown Density Bonus – Phase 1 In response to Senate Bill 840, Council adopted Ordinance No. 20251023-063, which amended the Central Business District Zone and directed staff to update the DDB program by June 2026 for three DDB subdistricts 4 Existing Program & Process Phase 1 - Existing Height & FAR Map After the recent adoption of the Central Business District Zone amendments and updates to the DDB, the three subdistricts in Phase 1 have the following entitlements available via the DDB program: Core Subdistrict – 350ft of height and 25:1 FAR* Rainey Subdistrict – 350ft of height and 15:1 FAR* Convention Center Subdistrict – 350ft of height and 15:1 FAR* Applicants can request Council approval to exceed these entitlements *FAR limits are only applicable to commercial developments 6 Proposed Changes Phase I – Proposed Applicability Revised to remove the Red River Cultural District from Phase I To be updated and included in Phase II of the DDB Update DDB is a voluntary program Supersedes the following overlays: Capitol Dominance Overlay Equitable Transit-Oriented Development Density Bonus Waterfront Overlay 8 Phase I – Combining Districts Each combining district will have different entitlements/requirements. Phase I will create 2 combining districts: DDB400 has +400 ft DDB850 has +850 ft Additional height is additive to the property’s base zoning height limit E.g., a CBD-DDB400 site could build up to 750 ft (350 ft base height + 400 bonus ft) Sites will be rezoned into DDB400 in Phase I. Sites will be eligible to request rezoning into DDB850 through the standard rezoning process. Max height cannot be exceeded by Council …
Design Commission Alternative Draft DRAFT 5/4/2026 Downtown Density Bonus Program- Urban Design Standards Downtown Density Bonus Program Urban Design Standards apply only to projects participating in the Downtown Density Bonus Program and are intended to implement public realm and pedestrian environment objectives that currently apply under §25-2-586. Frontage Designations For the purpose of complying with the Downtown Density Bonus Program Urban Design Standards, frontage designations are determined based on the street or trail that is adjacent to the lot line: ● Primary Street- ○ All streets identified as Main Streets are primary streets. A site has multiple primary street frontages where it is adjacent to more than one Main Street. ○ Where a site does not abut a Main Street, the primary street is the street with the highest priority (see Street Priorities below). A site has only one primary street frontage where it is not adjacent to multiple Main Streets. ● Side Street- Side streets are all other streets and listed trails, excluding alleys, not designated as primary streets. ● Street Priorities- are based on Great Streets Master Plan street typologies and named streets and trails within the Downtown Density Bonus Program boundary. Street priorities are as follows, from highest to lowest: 1. Main Streets a. Pedestrian Priority Street (Great Streets) b. Congress Avenue c. Red River Street d. Rainey Street e. 6th Street 2. Bicycle and Local Access Street (Great Streets) 3. Rapid Transit Street (Great Streets) 4. Mixed Mode Street (Great Streets) 5. Waller Creek Trail, Waterloo Greenbelt, 6. Shoal Creek Trail, Shoal Creek Greenbelt 7. Pedestrian Promenade (Great Streets) / Butler Hike and Bike Trail 8. Commuter Street (Great Streets) 9. Commuter Boulevard (Great Streets) Mandatory Standards All projects participating in the Downtown Density Bonus (DDB) program must comply with each of the following mandatory standards: Downtown Density Bonus- Urban Design Standards 1 22 C20-2024-018 - Downtown Density Bonus Update Phase I1 of 7 1. Windows a. Ground story facades must include transparent windows for a minimum portion of Design Commission Alternative Draft DRAFT 5/4/2026 the facade area: i. Primary streets: 65% ii. Side streets: 45% iii. Alley: 0% b. Window glazing must have a visible light transmittance of 60% or higher and an external reflectance of 20% or less to be considered transparent. 2. Doors a. Entrances must be provided at the following minimum average frequencies* : i. Primary street: 1 per 75 feet of …
Downtown Density Bonus Update – Phase I Engagement Summary Resolution 20240718-185 directed City Staff to “...engage area stakeholders on proposed changes to the Downtown Density Bonus program, in alignment with existing density bonus recalibration and streamlining efforts,” on proposed changes initiated by the Resolution. To support the community engagement activities, staff launched a Speak Up Austin site in December 2025 to act as a landing page for information on the Resolution action items, the Downtown Density Bonus Program as it exists today, and how to participate in the engagement process. This page was updated in April 2026 to include information on staff’s proposal for Phase I of the update. To date, the site has received nearly 1,500 views by interested community members. Beginning in November 2025 with early engagement and throughout the creation of the draft proposal, staff have connected with interested stakeholder groups. Staff have met on multiple occasions with members of the Downtown Austin Alliance, the Downtown Austin Neighborhood Association, the Real Estate Council of Austin, and The Red River Cultural District to gather feedback on the Resolution and provide updates on the progress toward the action items of the Resolution. Staff have also given presentations on the proposed updates to the Austin Chapter of the American Institute of Architects and the Urban Land Institute Affordability Strategic Council and gathered valuable feedback through these meetings. Additionally, staff have worked closely with the Central City District Plan (CCDP) team to ensure alignment of the CCDP creation and the Downtown Density Bonus update. This included facilitation of activities at CCDP Stakeholder Advisory Group meetings and supporting the April virtual and an in-person CCDP Open Houses to present on the Downtown Density Bonus Program updates and collect community feedback. Stakeholder Meetings held to Date: • Austin Chapter of the American Institute of Architects • Central City District Plan Stakeholder Advisory Group • Downtown Austin Alliance • Downtown Austin Neighborhood Association • Real Estate Council of Austin • The Red River Cultural District • Urban Land Institute Affordability Strategic Council Staff developed a public survey to gather additional feedback from the community on their experiences with the current Downtown Density Bonus Program and what aspects of the program they value the most. The survey was published on December 22nd, 2025, and was provided to over 350 individuals or groups in direct emails or through City newsletters. Staff developed the list of individuals …
Draft Memorandum To: Alan Pani, City of Austin From: Darin Smith, Luke Foelsch, and Kaavya Chhatrapati; Economic & Planning Systems Subject: Downtown Density Bonus Program Update Analysis EPS #251105 Date: March 27, 2026 Economic & Planning Systems, Inc. (EPS) was retained by the City of Austin (“City”) to analyze a potential recalibration of the City’s Downtown Density Bonus Program (DDB) in light of anticipated updates to the existing Downtown Plan and recently updated height limits in the Downtown area. Since its adoption in 2013, the DDB has been a widely- utilized voluntary incentive mechanism to secure affordable housing or in-lieu fee payments when a developer seeks to achieve additional density above existing zoning standards. The City seeks to study a recalibration of the program’s in-lieu fee levels to ensure they remain appropriately balanced to produce the desired level of community benefits without stifling new development. This memorandum presents the Key Findings, summarizes the analytic approach and its results, then presents recommendations to inform adjustments to the City’s Downtown Density Bonus Program. Key Findings 1. Current market conditions are unfavorable for new construction, but these factors can be expected to improve. Both residential and commercial building types Downtown have higher vacancies and lower rents today than were achievable just a few years ago, while construction costs have continued to escalate. These dynamics have caused a lull in new development and land transactions in Downtown Austin, and calibrating a density bonus program based on these current market conditions is challenging because pro formas do not suggest feasible projects under either base zoning or with added height/density. However, as supply and demand rebalance in Downtown Austin, high-rise construction will likely be feasible again and developer interest in the density bonus program may mirror the program’s past appeal and success. 22 C20-2024-018 - Downtown Density Bonus Update Phase I1 of 73 Downtown Density Bonus Program Update Analysis Page 2 2. The existing DDB fees represent only a small fraction of project costs and therefore are not among the primary determinants of a project’s feasibility. Across the prototypes and scenarios tested, market conditions regarding rents, vacancies, and construction costs drive swings in feasibility, while the current DDB in-lieu fees at $5 to $12 per bonus square foot are small relative to overall costs and value gaps. Under unfavorable market conditions (as seen in today’s market), the fee level is not the cause of infeasibility. Under …
C20-2024-018 REZONING AND ORDINANCE AMENDMENT REVIEW SHEET Amendment: C20-2024-018 Downtown Density Bonus (DDB) Update Description: Amend City Code Title 25 (Land Development) to create Downtown Density Bonus 400 Combining District (DDB400) and rezone property generally located west of north Interstate 35, east of Nueces Street, south of E 11th Street, and north of Lady Bird Lake to apply DDB400 and to create Downtown Density Bonus 850 Combining District (DDB850). Background: Initiated by City Council Resolution No. 20240718-185 and Ordinance No. 20251023-063. The Downtown Density Bonus program, or the DDB program, was first adopted by Ordinance 20130627-105 in 2013 to promote a vibrant, dense, and pedestrian-friendly downtown area while also encouraging the development of affordable housing and other community benefits. In Texas, local governments are not allowed to use zoning laws to require affordable housing. For this reason, bonus programs are an effective way for the City to encourage private developers to provide affordable housing units in exchange for increased entitlements, such as greater height or floor-to-area ratio (FAR) above a development’s base zoning. The Downtown Density Bonus program leverages Downtown's growth to create a more vibrant city center and provide benefits for the city as a whole. Since the program’s original adoption, the DDB program regulations were amended in 2014, 2019, 2023, and 2025 by the following ordinances: Ordinance No. 20140227-054, Ordinance No. 20191031-037, Ordinance No. 20230504-030, Ordinance No. 20230504- 031, Ordinance No. 20231029-052, and Ordinance No. 20251023-063. Most of these ordinances added clarifying language or maps, with the exceptions being those from 2014 and 2025. The 2014 amendment allowed properties within the Rainey Street Subdistrict to participate in the program, as well as added additional community benefit options development could choose from, such as achieving a 3-star Austin Energy Green Building rating, preservation of a historic structure on-site, the provision of a public plaza, and many other benefits. The 2025 amendment updated the program’s language and eligibility map to reflect the updated maximum base height allowance of 350 feet for properties zoned as Central Business District (CBD). Since its adoption in 2013, the DDB program has facilitated the development of over 8,000 planned and built housing units, and 90% of eligible projects have used the program. Additionally, the program has generated over $13 million in affordable housing fees-in-lieu (FIL) that go towards the Affordable Housing Trust Fund, which is roughly 40% of the total FIL generated from all Density …
C20-2024-018 REZONING AND ORDINANCE AMENDMENT REVIEW SHEET (ADDENDUM) Amendment: C20-2024-018 Downtown Density Bonus (DDB) Update Addendum Description: Amend City Code Title 25 (Land Development) to create Downtown Density Bonus 400 Combining District (DDB400) and rezone property generally located west of north Interstate 35, east of Nueces Street, south of E 11th Street, and north of Lady Bird Lake to apply DDB400 and to create Downtown Density Bonus 850 Combining District (DDB850). Revisions to the Staff Proposal: Staff is proposing several revisions to the proposal included in the published staff report based on stakeholder feedback and continued review by agency partners: Revision 1: Modify Non-Residential Redevelopment Requirements The proposal reflected in the staff report includes certain requirements when redeveloping multifamily or commercial property. The redevelopment requirements support the goals of the Equitable Transit-Oriented Development Policy Plan and the Austin Strategic Housing Blueprint by increasing the supply of affordable housing while preserving existing affordable housing and community spaces. Staff is proposing to modify the previously proposed redevelopment requirements for some existing legacy non-residential structures, extending the required period of operation for cocktail lounge, creative space, food sales, and small format uses. Through stakeholder engagement staff have heard concerns with the proposed language regarding the redevelopment requirements for the existing non-residential structures. • EXISTING NON-RESIDENTIAL SPACE means a: o adult care services use (general or limited) that has operated for a minimum of 12 continuous months; o child care services use (general or limited) that has operated for a minimum of 12 continuous months; o cocktail lounge use that has operated for a minimum of 10 20 continuous years; o creative space use that has operated for a minimum of three 10 continuous years; o food sales use that has operated for a minimum of 10 20 continuous years with a gross floor area of 20,000 square feet or less; or o small format use that has operated for a minimum of 10 20 continuous years with a gross floor area of 5,000 square feet or less. • SMALL FORMAT USE means a use described in Chapter 25-2 (Zoning) that allows one or more of the following occupancies: o general retail sales; o personal services; o restaurant (general or limited). 1 22 C20-2024-018 - Downtown Density Bonus Update Phase I1 of 2 C20-2024-018 Staff will continue to review these requirements and refine the language and applicability in Phase 2 of the Downtown Density …
DRAFT C20-2024-018 DDB Phase I Downtown Density Bonus Urban Design Standards These standards would apply only to projects seeking Downtown Density Bonus entitlements and are intended to implement public realm and pedestrian environment objectives that currently apply under §25-2-586. In order to participate in the proposed Downtown Density Bonus (DDB) program, projects would be required to adhere to all mandatory design standards and a minimum number of additional urban design standards from a menu of options. For Phase I of the Downtown Density Bonus update, the proposed requirements would be: - - Projects zoned –DDB400 must adhere to all mandatory standards and at least 7 out of the 14 menu standards to participate in the DDB program Projects zoned –DDB850 must adhere to all mandatory standards and least 10 out of the 14 menu standards to participate in the DDB program In future phases of the Downtown Density Bonus program update, additional combining districts may be created that have different requirements for the minimum number of urban design standards that must be met. Additionally, subdistricts may be created that provide additional urban design standards or requirements based on the unique character of specific areas (such as the Red River Cultural District). Additional design standards may be added in the future. If additional design standards are added to the menu, the minimum number of standards that must be met may be modified. The Urban Design team in Austin Planning will review site plans and determine compliance with the urban design standards. Mandatory Urban Design Standards Screening Requirements (A) Utility equipment, mechanical equipment, and solid waste collection areas, including loading docks, truck parking, outdoor storage, trash collection, trash compaction, and other service functions: a. are prohibited in the area between a building and a street; b. must not be visible from a street, adjacent property lines, or the property lines across adjacent public streets; and c. must be screened or located in a public alley. (B) This subsection applies to a site with frontage on an alley 20 feet or more wide. 22 C20-2024-018 - Downtown Density Bonus Update Phase I1 of 7 DRAFT C20-2024-018 DDB Phase I a. A transformer room or utility vault must be adjacent to and accessible from the alley, unless Austin Energy determines placement is required in another location. b. A pump room, sprinkler room, or other utility or mechanical room must be adjacent to and accessible …
Downtown Density Bonus Phase 1 – Staff Proposal Austin Planning | Planning Commission | 5/12/26 Agenda • • Proposal Summary Proposal Addendum/Modifications Non-Residential Redevelopment • Requirements Urban Design Standards related to Historic Preservation • • Timeline 2 Proposal Summary Phase I Summary Creation of DDB400 and DDB850 combining districts. Sites will be rezoned into DDB400 and eligible to request rezoning into DDB850. DDB400 grants +400 feet of height (up to 750 feet). DDB850 grants +850 feet of height (up to 1,200 feet). Proposed affordability requirements. On-site: 5% at 50% MFI for rental or 80% MFI for ownership Fee-in-lieu: $10 per bonus area gross square foot for DDB400 $12 per bonus area gross square foot for DDB850 Proposed site development standards. Tenant Protection and Redevelopment requirements* * See addendum for modifications to staff proposal 4 Phase I Summary (cont.) Proposed Gatekeeper Requirements Changes to the current design review process Removal of Design Commission review requirement. Creation of Urban Design Standards. Staff will review for compliance at the time of site plan submittal. Projects must continue to meet a 2-Star Austin Energy Green Building rating. As part of achieving a 2-Star rating, projects must adhere to bird-friendly design standards. Projects must continue to adhere to Great Streets Standards. Updated standards will apply when released. 5 Proposal Addendum Modify Non-Residential Redevelopment Requirements Density Bonus Lease & Redevelopment Requirements (4-18) Require dispersion of affordable units and equal access to amenities Require tenant protections and redevelopment requirements for existing affordable multifamily and certain commercial uses: Creative spaces (see § 25-2-654(F) for definition) operating for ≥ 3 years Adult care services (general or limited) operating for ≥ 12 months Child care services (general or limited) operating for ≥ 12 months Cocktail lounges operating for ≥ 10 20 years Food sales operating for ≥ 10 20 years w/ gross floor area of ≤ 20,000 sq ft General retail sales operating for ≥ 10 20 years w/ a gross floor area of ≤ 5,000 sq ft Personal services operating for ≥ 10 20 years w/ a gross floor area of ≤ 5,000 sq ft Restaurant (general or limited) operating for ≥ 10 20 years w/ gross floor area of ≤ 5,000 sq ft Austin Planning and …
Affordability Impact Statement Downtown Density Bonus Update - Phase 1 Case number: C20-2024-018 Initiated by: Resolution No. 20240718-185 and Ordinance No. 20251023-063 Date: 5/1/2026 Proposed Regulation The proposed changes would modify existing Code § 25-2-586 and establish two new combining districts (DDB400 and DDB850) named for the additional height permitted above a property's base zoning limit of 350 feet, effectively allowing developments to reach up to 750 feet and 1,200 feet respectively. These districts would replace the existing Downtown Density Bonus (DDB) applicability map across the downtown core, Rainey Street, and the convention center area, with properties automatically rezoned into DDB400 and made eligible to request rezoning into DDB850 (Figure 1). The amendments also eliminate Floor-Area Ratio (FAR) restrictions for participating projects in response to Texas Senate Bill 840, which removed FAR limits for multifamily and mixed-use developments statewide, shifting the program's regulatory focus exclusively to height. The DDB program remains a voluntary density bonus mechanism that allows property owners to build beyond baseline zoning entitlements in exchange for providing community benefits, including affordable housing units, pedestrian-oriented design, and sustainable building practices. Most parcels in the affected area carry Central Business District (CBD) base zoning, which already permits development up to 350 feet by-right, and the new combining districts are intended to build on and revise the existing program structure in accordance with goals established by City Council. Phase 1 of this update creates the two initial combining districts, with additional districts and potential subdistricts anticipated in future phases. 1 23 C20-2024-018 - Downtown Density Bonus Update Phase I1 of 8 Figure 1. SpeakUpAustin C20-2024-018 - Downtown Density Bonus Update - Phase I 2 23 C20-2024-018 - Downtown Density Bonus Update Phase I2 of 8 Land Use/Zoning Impacts on Housing Costs The proposed changes would have a neutral impact on housing costs. • In 2025, Senate Bill (SB) 840 established greater by-right development entitlements including eliminating floor-to-area (FAR) restrictions, making Austin’s existing density bonus programs less attractive. Since density bonus programs remain a critical tool for producing income‑restricted units and fee‑in‑lieu contributions to the City’s Housing Trust Fund, restructuring around additional height in these districts offers a viable incentive that still encourages participation despite SB 840’s expanded baseline entitlements. • Requirements from Code Ch. 4-18 apply to the DDB program, including tenant protections and protective redevelopment requirements for certain existing multifamily and commercial uses. The redevelopment requirements preserve existing affordable …
Downtown Density Bonus Phase 1 – Proposal Austin Planning | Planning Commission Briefing | 04/14/2026 Agenda • • • Background Existing Program & Process Proposed Changes • Urban Design Standards • Community Benefits | • Downtown Density Bonus Process • Stakeholder Engagement and Timeline 2 Background City Council Resolution Downtown Density Bonus Update Resolution No. 20240718-185 in July 2024 directed staff to update the Downtown Density Bonus (DDB) program Requested: Updates to gatekeeper requirements Integration of Rainey subdistrict Creation of new subdistricts Prioritization of accessibility and shade opportunities Simplification of the affordability program Alignment of the program with the Equitable Transit-Oriented Development (ETOD) overlay. Downtown Density Bonus – Phase 1 In response to Senate Bill 840, Council adopted Ordinance No. 20251023-063, which amended the Central Business District Zone and directed staff to update the DDB program by June 2026 for three DDB subdistricts 4 Existing Program & Process Phase 1 - Existing Height & FAR Map After the recent adoption of the Central Business District Zone amendments and updates to the DDB, the three subdistricts in Phase 1 have the following entitlements available via the DDB program: Core Subdistrict – 350ft of height and 25:1 FAR* Rainey Subdistrict – 350ft of height and 15:1 FAR* Convention Center Subdistrict – 350ft of height and 15:1 FAR* Applicants can request Council approval to exceed these entitlements *FAR limits are only applicable to commercial developments 6 Proposed Changes Phase I – Proposed Applicability Revised to remove the Red River Cultural District from Phase I To be updated and included in Phase II of the DDB Update DDB is a voluntary program Supersedes the following overlays: Capitol Dominance Overlay Equitable Transit-Oriented Development Density Bonus Waterfront Overlay 8 Phase I – Combining Districts Each combining district will have different entitlements/requirements. Phase I will create 2 combining districts: DDB400 has +400 ft DDB850 has +850 ft Additional height is additive to the property’s base zoning height limit E.g., a CBD-DDB400 site could build up to 750 ft (350 ft base height + 400 bonus ft) Sites will be rezoned into DDB400 in Phase I. Sites will be eligible to request rezoning into DDB850 through the standard rezoning process. Max height cannot be exceeded by Council …
Design Commission Alternative Draft DRAFT 5/4/2026 Downtown Density Bonus Program- Urban Design Standards Downtown Density Bonus Program Urban Design Standards apply only to projects participating in the Downtown Density Bonus Program and are intended to implement public realm and pedestrian environment objectives that currently apply under §25-2-586. Frontage Designations For the purpose of complying with the Downtown Density Bonus Program Urban Design Standards, frontage designations are determined based on the street or trail that is adjacent to the lot line: ● Primary Street- ○ All streets identified as Main Streets are primary streets. A site has multiple primary street frontages where it is adjacent to more than one Main Street. ○ Where a site does not abut a Main Street, the primary street is the street with the highest priority (see Street Priorities below). A site has only one primary street frontage where it is not adjacent to multiple Main Streets. ● Side Street- Side streets are all other streets and listed trails, excluding alleys, not designated as primary streets. ● Street Priorities- are based on Great Streets Master Plan street typologies and named streets and trails within the Downtown Density Bonus Program boundary. Street priorities are as follows, from highest to lowest: 1. Main Streets a. Pedestrian Priority Street (Great Streets) b. Congress Avenue c. Red River Street d. Rainey Street e. 6th Street 2. Bicycle and Local Access Street (Great Streets) 3. Rapid Transit Street (Great Streets) 4. Mixed Mode Street (Great Streets) 5. Waller Creek Trail, Waterloo Greenbelt, 6. Shoal Creek Trail, Shoal Creek Greenbelt 7. Pedestrian Promenade (Great Streets) / Butler Hike and Bike Trail 8. Commuter Street (Great Streets) 9. Commuter Boulevard (Great Streets) Mandatory Standards All projects participating in the Downtown Density Bonus (DDB) program must comply with each of the following mandatory standards: Downtown Density Bonus- Urban Design Standards 1 23 C20-2024-018 - Downtown Density Bonus Update Phase I1 of 7 1. Windows a. Ground story facades must include transparent windows for a minimum portion of Design Commission Alternative Draft DRAFT 5/4/2026 the facade area: i. Primary streets: 65% ii. Side streets: 45% iii. Alley: 0% b. Window glazing must have a visible light transmittance of 60% or higher and an external reflectance of 20% or less to be considered transparent. 2. Doors a. Entrances must be provided at the following minimum average frequencies* : i. Primary street: 1 per 75 feet of …
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 32 33 34 35 36 37 38 39 AN ORDINANCE AMENDING CITY CODE CHAPTER 25-2 TO CREATE NEW DENSITY BONUS ZONING DISTRICTS AND ESTABLISH REGULATIONS AND REQUIREMENTS THAT APPLY TO THE NEW DENSITY BONUS COMBINING DISTRICTS AND TO DECREASE THE ELIGIBILITY AREA AND REMOVE CERTAIN PROPERTIES FROM PARTICIPATING IN THE DOWNTOWN DENSITY BONUS PROGRAM. BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF AUSTIN: PART 1. Include as Figure 1 (Figure 1) in Subsection (B)(1) of City Code Section 25-2-586 (Downtown Density Bonus Program) the Downtown Districts Map attached as Exhibit “A” and incorporated herein. PART 2. Delete the maps identified as Figure 2 (Figure 2) in Subsection (B)(3) of City Code Section 25-2-586 (Downtown Density Bonus Program) and include as Figure 2 (Figure 2) in Subsection (B)(3), the Downtown Density Bonus Program – Eligibility, Floor Area Ration (FAR) and Height Map attached as Exhibit “B” and incorporated herein. PART 3. Subsection (B)(2) of City Code Section 25-2-586 (Downtown Density Bonus Program) is deleted in its entirety and the remaining subsections reorder accordingly. [Properties in the Rainey Street Subdistrict may participate in the Downtown Density Bonus Program only for floor-to-area ratio that exceeds 8:1 or height above 350 feet. To achieve floor-to-area ratio up to 8:1 or height between 41 feet and 350 feet, properties in the Rainey Street Subdistrict must comply with Subsection (C)(4) of Section 25-2-739 (Rainey Street Subdistrict Regulations) of the City Code] PART 4. Subsection (E)(2) of City Code Section 25-2-586 (Downtown Density Bonus Program) is deleted in its entirety and the remaining subsections reorder accordingly. [(2) Rainey Street Subdistrict Historic Preservation Community Benefit. (a) A project may achieve bonus area for each historically significant building that is: (i) rehabilitated; and Draft 5/7/2026 Page 1 of 22 COA Law Department 23 C20-2024-018 - Downtown Density Bonus Update Phase I1 of 25 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 72 73 74 75 76 77 78 79 80 (ii) preserved on site, relocated to a site within the Rainey Street Subdistrict, or relocated to a location within the city …
Downtown Density Bonus Update – Phase I Engagement Summary Resolution 20240718-185 directed City Staff to “...engage area stakeholders on proposed changes to the Downtown Density Bonus program, in alignment with existing density bonus recalibration and streamlining efforts,” on proposed changes initiated by the Resolution. To support the community engagement activities, staff launched a Speak Up Austin site in December 2025 to act as a landing page for information on the Resolution action items, the Downtown Density Bonus Program as it exists today, and how to participate in the engagement process. This page was updated in April 2026 to include information on staff’s proposal for Phase I of the update. To date, the site has received nearly 1,500 views by interested community members. Beginning in November 2025 with early engagement and throughout the creation of the draft proposal, staff have connected with interested stakeholder groups. Staff have met on multiple occasions with members of the Downtown Austin Alliance, the Downtown Austin Neighborhood Association, the Real Estate Council of Austin, and The Red River Cultural District to gather feedback on the Resolution and provide updates on the progress toward the action items of the Resolution. Staff have also given presentations on the proposed updates to the Austin Chapter of the American Institute of Architects and the Urban Land Institute Affordability Strategic Council and gathered valuable feedback through these meetings. Additionally, staff have worked closely with the Central City District Plan (CCDP) team to ensure alignment of the CCDP creation and the Downtown Density Bonus update. This included facilitation of activities at CCDP Stakeholder Advisory Group meetings and supporting the April virtual and an in-person CCDP Open Houses to present on the Downtown Density Bonus Program updates and collect community feedback. Stakeholder Meetings held to Date: • Austin Chapter of the American Institute of Architects • Central City District Plan Stakeholder Advisory Group • Downtown Austin Alliance • Downtown Austin Neighborhood Association • Real Estate Council of Austin • The Red River Cultural District • Urban Land Institute Affordability Strategic Council Staff developed a public survey to gather additional feedback from the community on their experiences with the current Downtown Density Bonus Program and what aspects of the program they value the most. The survey was published on December 22nd, 2025, and was provided to over 350 individuals or groups in direct emails or through City newsletters. Staff developed the list of individuals …
Draft Memorandum To: Alan Pani, City of Austin From: Darin Smith, Luke Foelsch, and Kaavya Chhatrapati; Economic & Planning Systems Subject: Downtown Density Bonus Program Update Analysis EPS #251105 Date: March 27, 2026 Economic & Planning Systems, Inc. (EPS) was retained by the City of Austin (“City”) to analyze a potential recalibration of the City’s Downtown Density Bonus Program (DDB) in light of anticipated updates to the existing Downtown Plan and recently updated height limits in the Downtown area. Since its adoption in 2013, the DDB has been a widely- utilized voluntary incentive mechanism to secure affordable housing or in-lieu fee payments when a developer seeks to achieve additional density above existing zoning standards. The City seeks to study a recalibration of the program’s in-lieu fee levels to ensure they remain appropriately balanced to produce the desired level of community benefits without stifling new development. This memorandum presents the Key Findings, summarizes the analytic approach and its results, then presents recommendations to inform adjustments to the City’s Downtown Density Bonus Program. Key Findings 1. Current market conditions are unfavorable for new construction, but these factors can be expected to improve. Both residential and commercial building types Downtown have higher vacancies and lower rents today than were achievable just a few years ago, while construction costs have continued to escalate. These dynamics have caused a lull in new development and land transactions in Downtown Austin, and calibrating a density bonus program based on these current market conditions is challenging because pro formas do not suggest feasible projects under either base zoning or with added height/density. However, as supply and demand rebalance in Downtown Austin, high-rise construction will likely be feasible again and developer interest in the density bonus program may mirror the program’s past appeal and success. 23 C20-2024-018 - Downtown Density Bonus Update Phase I1 of 73 Downtown Density Bonus Program Update Analysis Page 2 2. The existing DDB fees represent only a small fraction of project costs and therefore are not among the primary determinants of a project’s feasibility. Across the prototypes and scenarios tested, market conditions regarding rents, vacancies, and construction costs drive swings in feasibility, while the current DDB in-lieu fees at $5 to $12 per bonus square foot are small relative to overall costs and value gaps. Under unfavorable market conditions (as seen in today’s market), the fee level is not the cause of infeasibility. Under …
C20-2024-018 REZONING AND ORDINANCE AMENDMENT REVIEW SHEET Amendment: C20-2024-018 Downtown Density Bonus (DDB) Update Description: Amend City Code Title 25 (Land Development) to create Downtown Density Bonus 400 Combining District (DDB400) and rezone property generally located west of north Interstate 35, east of Nueces Street, south of E 11th Street, and north of Lady Bird Lake to apply DDB400 and to create Downtown Density Bonus 850 Combining District (DDB850). Background: Initiated by City Council Resolution No. 20240718-185 and Ordinance No. 20251023-063. The Downtown Density Bonus program, or the DDB program, was first adopted by Ordinance 20130627-105 in 2013 to promote a vibrant, dense, and pedestrian-friendly downtown area while also encouraging the development of affordable housing and other community benefits. In Texas, local governments are not allowed to use zoning laws to require affordable housing. For this reason, bonus programs are an effective way for the City to encourage private developers to provide affordable housing units in exchange for increased entitlements, such as greater height or floor-to-area ratio (FAR) above a development’s base zoning. The Downtown Density Bonus program leverages Downtown's growth to create a more vibrant city center and provide benefits for the city as a whole. Since the program’s original adoption, the DDB program regulations were amended in 2014, 2019, 2023, and 2025 by the following ordinances: Ordinance No. 20140227-054, Ordinance No. 20191031-037, Ordinance No. 20230504-030, Ordinance No. 20230504- 031, Ordinance No. 20231029-052, and Ordinance No. 20251023-063. Most of these ordinances added clarifying language or maps, with the exceptions being those from 2014 and 2025. The 2014 amendment allowed properties within the Rainey Street Subdistrict to participate in the program, as well as added additional community benefit options development could choose from, such as achieving a 3-star Austin Energy Green Building rating, preservation of a historic structure on-site, the provision of a public plaza, and many other benefits. The 2025 amendment updated the program’s language and eligibility map to reflect the updated maximum base height allowance of 350 feet for properties zoned as Central Business District (CBD). Since its adoption in 2013, the DDB program has facilitated the development of over 8,000 planned and built housing units, and 90% of eligible projects have used the program. Additionally, the program has generated over $13 million in affordable housing fees-in-lieu (FIL) that go towards the Affordable Housing Trust Fund, which is roughly 40% of the total FIL generated from all Density …
C20-2024-018 REZONING AND ORDINANCE AMENDMENT REVIEW SHEET (ADDENDUM) Amendment: C20-2024-018 Downtown Density Bonus (DDB) Update Addendum Description: Amend City Code Title 25 (Land Development) to create Downtown Density Bonus 400 Combining District (DDB400) and rezone property generally located west of north Interstate 35, east of Nueces Street, south of E 11th Street, and north of Lady Bird Lake to apply DDB400 and to create Downtown Density Bonus 850 Combining District (DDB850). Revisions to the Staff Proposal: Staff is proposing several revisions to the proposal included in the published staff report based on stakeholder feedback and continued review by agency partners: Revision 1: Modify Non-Residential Redevelopment Requirements The proposal reflected in the staff report includes certain requirements when redeveloping multifamily or commercial property. The redevelopment requirements support the goals of the Equitable Transit-Oriented Development Policy Plan and the Austin Strategic Housing Blueprint by increasing the supply of affordable housing while preserving existing affordable housing and community spaces. Staff is proposing to modify the previously proposed redevelopment requirements for some existing legacy non-residential structures, extending the required period of operation for cocktail lounge, creative space, food sales, and small format uses. Through stakeholder engagement staff have heard concerns with the proposed language regarding the redevelopment requirements for the existing non-residential structures. • EXISTING NON-RESIDENTIAL SPACE means a: o adult care services use (general or limited) that has operated for a minimum of 12 continuous months; o child care services use (general or limited) that has operated for a minimum of 12 continuous months; o cocktail lounge use that has operated for a minimum of 10 20 continuous years; o creative space use that has operated for a minimum of three 10 continuous years; o food sales use that has operated for a minimum of 10 20 continuous years with a gross floor area of 20,000 square feet or less; or o small format use that has operated for a minimum of 10 20 continuous years with a gross floor area of 5,000 square feet or less. • SMALL FORMAT USE means a use described in Chapter 25-2 (Zoning) that allows one or more of the following occupancies: o general retail sales; o personal services; o restaurant (general or limited). 1 23 C20-2024-018 - Downtown Density Bonus Update Phase I1 of 2 C20-2024-018 Staff will continue to review these requirements and refine the language and applicability in Phase 2 of the Downtown Density …
DRAFT C20-2024-018 DDB Phase I Downtown Density Bonus Urban Design Standards These standards would apply only to projects seeking Downtown Density Bonus entitlements and are intended to implement public realm and pedestrian environment objectives that currently apply under §25-2-586. In order to participate in the proposed Downtown Density Bonus (DDB) program, projects would be required to adhere to all mandatory design standards and a minimum number of additional urban design standards from a menu of options. For Phase I of the Downtown Density Bonus update, the proposed requirements would be: - - Projects zoned –DDB400 must adhere to all mandatory standards and at least 7 out of the 14 menu standards to participate in the DDB program Projects zoned –DDB850 must adhere to all mandatory standards and least 10 out of the 14 menu standards to participate in the DDB program In future phases of the Downtown Density Bonus program update, additional combining districts may be created that have different requirements for the minimum number of urban design standards that must be met. Additionally, subdistricts may be created that provide additional urban design standards or requirements based on the unique character of specific areas (such as the Red River Cultural District). Additional design standards may be added in the future. If additional design standards are added to the menu, the minimum number of standards that must be met may be modified. The Urban Design team in Austin Planning will review site plans and determine compliance with the urban design standards. Mandatory Urban Design Standards Screening Requirements (A) Utility equipment, mechanical equipment, and solid waste collection areas, including loading docks, truck parking, outdoor storage, trash collection, trash compaction, and other service functions: a. are prohibited in the area between a building and a street; b. must not be visible from a street, adjacent property lines, or the property lines across adjacent public streets; and c. must be screened or located in a public alley. (B) This subsection applies to a site with frontage on an alley 20 feet or more wide. 23 C20-2024-018 - Downtown Density Bonus Update Phase I1 of 7 DRAFT C20-2024-018 DDB Phase I a. A transformer room or utility vault must be adjacent to and accessible from the alley, unless Austin Energy determines placement is required in another location. b. A pump room, sprinkler room, or other utility or mechanical room must be adjacent to and accessible …
FY 2026-2027 CIP List of Recommendations Austin Planning | May 12, 2026 AGENDA Charter Requirements Background Information Next Steps 2 Charter Requirements Austin City Charter, Article X § 4. The Planning Commission – Powers and Duties (4) Submit annually to the city manager, not less than 90 days prior to the beginning of the budget year, a list of recommended capital improvements, which in the opinion of the commission are necessary or desirable to implement the adopted comprehensive plan or element or portion thereof during the forthcoming five-year period. 3 Background Information Organized by the eight Priority Programs in Imagine Austin Imagine Austin staff asked Priority Program Champions to provide a list of CIP items that would be necessary or desirable to implement the goals of Imagine Austin The list contains both items that are remaining from last year and that are new this year 4 Next Steps Submit to the city manager, no later than May 31, 2025, the recommended list of capital improvements, which in the opinion of the commission are necessary or desirable to implement the adopted comprehensive plan or element or portion thereof. 5 Contact Christopher Crain, Planner Senior Christopher.Crain@austintexas.gov Chris Ryerson, Division Manager Chris.Ryerson@austintexas.gov
City of Austin Planning Commission Meeting Backup: May 12, 2026 Item Number: 24 FY2026-2027 Capital Improvement Recommendations Item: 24 Description: FY2026-2027 Capital Improvement Recommendations Background: Required by City Charter, Article X. Planning, Section 4. The Planning Commission – Powers and Duties: “The Planning Commission shall: (4) Submit annually to the city manager, not less than 90 days prior to the beginning of the budget year, a list of recommended capital improvements, which in the opinion of the commission are necessary or desirable to implement the adopted comprehensive plan or element or portion thereof during the forthcoming five-year period.” Summary of Item: These capital improvements are intended to further the City’s long-term vision and aspiration of being a “beacon of sustainability, social equity and economic opportunity; where diversity and creativity are celebrated; where community needs and values are recognized; where leadership comes from its citizens and where the necessities of life are affordable and accessible to all” (Imagine Austin Vision, p.2). Imagine Austin has eight Priority Programs that provide the structure and direction to implement the plan’s policies and actions: Invest in a compact and connected Austin Sustainably manage our water resources Continue to grow Austin’s economy by investing in our workforce, education systems, entrepreneurs, and local businesses Use green infrastructure to protect environmentally sensitive areas and integrate nature into the city Grow and invest in Austin’s creative economy Develop and maintain household affordability throughout Austin Create a Healthy Austin Program Revise Austin’s development regulations and processes to promote a compact and connected city This List of Recommendations is organized by these eight Priority Programs. In the lists below, items with an asterisk (*) are substantially the same as proposed in the FY 25-26 Capital Improvement Memo of Recommendations and remain relevant today. Invest in a Compact and Connected Austin Implement the Austin Strategic Mobility Plan (ASMP). * • • Align investments with the updated Bicycle Plan, Urban Trails Plan, Sidewalks, Crossings, and Shared Streets Plan, Transit Enhancement Infrastructure Report (TEIR), and Safe Routes to School Infrastructure Report. * • Continue to deliver Mobility Bond improvements funded in 2016, 2018, and 2020, as identified in the 2026 Local Mobility Annual Plan. * Page 1 of 6 24 Imagine Austin PC FY26-27 CIP List of Recommendations1 of 6 • Expand the amount of Vision Zero safety improvements to address the disproportionate share of people …
Item #2 - NPA-2026-0022.01.SH - Rowen Vale; District 9 Late Back-Up Communication Received for May 12, 2026 PC hearing From: vicky canto Sent: Friday, May 8, 2026 3:11 PM To: Meredith, Maureen <Maureen.Meredith@austintexas.gov> Subject: 1710 Brackenridge Street Neighborhood Plan Amendment Hello Maureen, I am reaching out because I am the owner of 1801 Brackenridge Street, and I received two notices in the mail regarding the zoning change as well as the Neighborhood Plan Amendment to 1710 Brackenridge Street. Attached is my comment form in connection with the proposed Neighborhood Plan Amendment stating that I object to the proposed project and amendment. Thank you, 02 NPA-2026-0022.01.SH - Rowen Vale; District 91 of 3 Vicky Vicky Canto c: 617.733.3230 From: Shi Winch < Sent: Saturday, May 9, 2026 10:16 AM To: Meredith, Maureen <Maureen.Meredith@austintexas.gov> Subject: Case Number NPA-2026-0022.01.SH Case Number NPA-2026-0022.01.SH Maureen Meredith Planning Commission (May 12, 2026) City Council (May 21, 2026) I object Oppose. 02 NPA-2026-0022.01.SH - Rowen Vale; District 92 of 3 S. Winchester 1701 Drake Ave. AND 1613 Drake Ave.78704 02 NPA-2026-0022.01.SH - Rowen Vale; District 93 of 3
03 C14-2026-0010.SH - Rowen Vale; District 91 of 8 03 C14-2026-0010.SH - Rowen Vale; District 92 of 8 03 C14-2026-0010.SH - Rowen Vale; District 93 of 8 03 C14-2026-0010.SH - Rowen Vale; District 94 of 8 03 C14-2026-0010.SH - Rowen Vale; District 95 of 8 03 C14-2026-0010.SH - Rowen Vale; District 96 of 8 03 C14-2026-0010.SH - Rowen Vale; District 97 of 8 03 C14-2026-0010.SH - Rowen Vale; District 98 of 8
Southeast Combined Neighborhood Plan Contact Team Jason Lucio, Membership Chair May 11, 2026 Planning Commission Alice Woods, Chair, District 2 Casey Haney, Vice-Chair, Mayor’s Representative Felicity Maxwell, Secretary, District 5 Imad Ahmed, Parliamentarian, District 6 Chris Gannon, District 1 Brian Bedrosian, District 4 Adam Powell, District 7 Danielle Skidmore, District 9 Jessica Cohen, BoA Representative Nadia Barrera-Ramirez, District 3 Anna Lan, Mayor’s Representative Peter Breton, District 8 Joshua Hiller, District 10 Candace Hunter, AISD Representative RE: NPA-2023-0014.04 / C14-2025-0065 — 4302 Nuckols Crossing Dear Chair Woods and Honorable Commissioners: I write on behalf of the Southeast Combined Neighborhood Plan Contact Team (SCNPCT) as a follow up to the March 15, 2026, letter from our Immediate Past Chair, Ana Aguirre, regarding the above- referenced cases. We appreciate the Commission’s grant of the postponement so that the SCNPCT could attempt to work with the applicant to address our longstanding concerns about traffic, safety, and the suitability of this site for the proposed upzoning. Regrettably, in the nearly two months since that postponement, the applicant has not provided the Contact Team with any concrete plan that would resolve those concerns. Following the postponement, representatives of LOC Consultants attended the SCNPCT’s April 13, 2026, regular meeting. At that meeting, our members asked the LOC representatives what the plans were for traffic flow at the site and how vehicles entering and exiting the proposed development would interact with the adjacent travel lanes serving the Ekos Development immediately to the south. The LOC representatives stated that the property owner would be willing to donate land to the City of Austin to allow for the widening of Nuckols Crossing Road, and one of the representatives told us directly that, in his view, it made no sense to proceed with development on this site unless the road is widened. LOC indicated they would get back to the Contact Team regarding traffic options. On April 23, 2026, the Contact Team followed up by email with LOC Consultants (Stuart and Joshua). That email asked the applicant’s team for specifics on: (i) plans for traffic flow and lane interactions with the neighboring Ekos and Woodway Village properties and the busy Viewpoint Drive intersection; (ii) whether the City would accept the offered right-of-way donation and widen Nuckols Crossing Road, and the timeline for any such actions; and (iii) how residents of the proposed development at 4302 Nuckols would enter and exit the …
Dear Planning Commissioners, On behalf of the Highland/Skyview Contact Team, I am writing in support of the rezoning and NPA request for 7003, 7005, and 7007 Guadalupe Street. The Contact Team voted to support this case 5-0, with 1 abstention and support from 4 non-voting members. Our support is based on both the merits of the project and the applicant’s constructive engagement with the neighborhood. The applicant met with the Contact Team, listened to concerns, and made meaningful changes in response to neighborhood concerns. In addition, this property is well suited to the proposed intensity of use, as it is located within ¼ mile of Crestview Station, which features transit and diverse commerce. Moreover, this property has the advantage of being adjacent to a neighborhood park towards its rear, minimizing potential conflict with existing SF homeowners and tenants. The applicant has also worked with us on commitments intended to ensure the project benefits Highland. The application has agreed to the following, which is being formalized as MOU: 1. Continued good faith efforts to request from city staff that parkland dedication fees from the project be directed, to the extent feasible, toward the Highland Neighborhood Park trail system, including along Waller Creek. 2. A $20,000 contribution to the Austin Parks Foundation’s Highland Neighborhood Park Fund, to be held in escrow until approval of the requested zoning request. 3. Continue working with the Contact Team on an existing draft of prohibited CS uses to align the commercial space with neighborhood-scale retail. 4. Make a good-faith effort to evaluate infrastructure that could support kitchen-capable commercial space, including civil water and wastewater capacity. We understand planning staff have recommended MS-6 zoning, instead of CS zoning. However, the neighborhood has been clear that it wants active, neighborhood-scale ground-floor retail in this location. Many residents chose Highland because of its potential for true transit-oriented development. Although MF zoning will increase housing density, destinations and retail are key to a truly walkable neighborhood. We recognize that mixed-use development can sometimes feel out of scale in an area that has not yet fully grown into that vision, but without allowing both housing and active commercial uses near transit, we will not realize the walkable, transit-oriented environment long planned for Crestview/Highland. Sincerely, Alejandro de la Vega Chair, Highland/Skyview Contact Team 08 NPA-2024-0018.01 - 7003, 7005, 7007 Guadalupe Street Rezone; District 41 of 1
Dear Planning Commissioners, On behalf of the Highland/Skyview Contact Team, I am writing in support of the rezoning and NPA request for 7003, 7005, and 7007 Guadalupe Street. The Contact Team voted to support this case 5-0, with 1 abstention and support from 4 non-voting members. Our support is based on both the merits of the project and the applicant’s constructive engagement with the neighborhood. The applicant met with the Contact Team, listened to concerns, and made meaningful changes in response to neighborhood concerns. In addition, this property is well suited to the proposed intensity of use, as it is located within ¼ mile of Crestview Station, which features transit and diverse commerce. Moreover, this property has the advantage of being adjacent to a neighborhood park towards its rear, minimizing potential conflict with existing SF homeowners and tenants. The applicant has also worked with us on commitments intended to ensure the project benefits Highland. The application has agreed to the following, which is being formalized as MOU: 1. Continued good faith efforts to request from city staff that parkland dedication fees from the project be directed, to the extent feasible, toward the Highland Neighborhood Park trail system, including along Waller Creek. 2. A $20,000 contribution to the Austin Parks Foundation’s Highland Neighborhood Park Fund, to be held in escrow until approval of the requested zoning request. 3. Continue working with the Contact Team on an existing draft of prohibited CS uses to align the commercial space with neighborhood-scale retail. 4. Make a good-faith effort to evaluate infrastructure that could support kitchen-capable commercial space, including civil water and wastewater capacity. We understand planning staff have recommended MS-6 zoning, instead of CS zoning. However, the neighborhood has been clear that it wants active, neighborhood-scale ground-floor retail in this location. Many residents chose Highland because of its potential for true transit-oriented development. Although MF zoning will increase housing density, destinations and retail are key to a truly walkable neighborhood. We recognize that mixed-use development can sometimes feel out of scale in an area that has not yet fully grown into that vision, but without allowing both housing and active commercial uses near transit, we will not realize the walkable, transit-oriented environment long planned for Crestview/Highland. Sincerely, Alejandro de la Vega Chair, Highland/Skyview Contact Team 09 C14-2024-0036 - 7003, 7005, 7007 Guadalupe Street Rezone; District 41 of 1
EMLK Neighborhood Plan Contact Team Re: 1811 Airport rezoning Case C14-2026-0002 May 10, 2026 Hello Planning Commissioners, The EMLK NPCT offers the following letter of recommendation regarding the potential rezoning of 1811 Airport Blvd. The immediate neighbors have met repeatedly among themselves in the MLK Neighborhood meetings and conveyed their input to the EMLK NPCT. EMLK Contact Team met multiple times with the agent during the spring of 2026 and supports the immediate neighbors’ concerns with the rezoning, and are against rezoning the property. Neighbor concerns that have not been sufficiently addressed: ● Building a 90ft building so close to a single family neighborhood will result in a tremendous decline of quality of life due to this property already being on a 20 ft elevation and therefore will cast immense shadows and decrease privacy on these streets, 14 ½ St, 16th St, 17th St, 18th St, Tillery St, and Loreto Dr. This is an historic neighborhood where homes in the area were frequented with jam sessions by the likes of Ray Charles, Janis Joplin, and Willie Nelson, to name a few, which for many decades was also underserved. The neighborhood was the first suburb (primarily Black at the time) to be built east of East Austin (Austin American Statesman newspaper coverage of the neighborhood was recently published a few months ago). The increased and unabated overbuilding in this historic primary single family community will result in the destruction of it. It will result in the running off of the residents, another Clarksville. There has been no consideration of the historic or cultural preservation needed in this area. ● The affordability calculation across the city means that even “affordable” units will not be attainable for residents in this area - the average income in this zipcode is lower than the targeted MFI percentages. Trading additional height which hurts existing residents, to get a benefit which is not realized, is not a deal that makes sense. ● The traffic backup at MLK is currently very bad, during rush hour and also during all hours of the day. Neighbors struggle to get into their neighborhood currently and there is no clear plan to avoid even more traffic backups with another development of hundreds of apartments. ● Infrastructure in this neighborhood is already stressed and likely to get worse with hundreds more housing units. Electricity outages have occurred multiple times already during 2026, water …
17 C14-2026-0007 - Eastside Hub; District 11 of 2 does not accurately represent existing site conditions, surrounding residential development, or the real-world drainage impacts already affecting neighboring properties. For these reasons, I respectfully request that the Planning Commission deny or postpone Case No. C14-2026-0007 until updated studies, accurate mapping, and a comprehensive environmental review can be completed. Thank you for your time and consideration. Sincerely, Tonya Pleasant-Wright CAUTION: This is an EXTERNAL email. Please use caution when clicking links or opening attachments. If you believe this to be a malicious or phishing email, please report it using the "Report Message" button in Outlook. For any additional questions or concerns, contact CSIRT at " ". 17 C14-2026-0007 - Eastside Hub; District 12 of 2
Nancy Estrada City of Austin Planning Department 1000 E 11th St. Austin, TX 78702 05/08/2026 Re: Postponnment request for C14-2025-0123 located at 7401 W US 290; a 2.17 acre tract of land out of Lot 1 Block 5 of the Oak Hill Heights, section 5 subdivision; TCAD Parcel 315132 (the “Property”) Dear Mrs. Estrada: Please accept this letter as a formal request for postponement for case # C14-2025-0123 from the May 12 Planning Commission hearing to the May 26th Planning Commission hearing. If you have any questions regarding this request or need additional information, please do not hesitate to contact me at your convenience. Very truly yours, Amanda Couch Brown 214-695-9219 | AMANDA.BROWN@HDBROWNCONSULTING.COM | HDBROWNCONSULTING.COM 18 C14-2025-0123 - 7401 Hwy 290 Rezoning; District 81 of 1
Downtown Density Bonus Update – Phase I Engagement Summary Resolution 20240718-185 directed City Staff to “...engage area stakeholders on proposed changes to the Downtown Density Bonus program, in alignment with existing density bonus recalibration and streamlining efforts,” on proposed changes initiated by the Resolution. To support the community engagement activities, staff launched a Speak Up Austin site in December 2025 to act as a landing page for information on the Resolution action items, the Downtown Density Bonus Program as it exists today, and how to participate in the engagement process. This page was updated in April 2026 to include information on staff’s proposal for Phase I of the update. To date, the site has received nearly 1,500 views by interested community members. Beginning in November 2025 with early engagement and throughout the creation of the draft proposal, staff have connected with interested stakeholder groups. Staff have met on multiple occasions with members of the Downtown Austin Alliance, the Downtown Austin Neighborhood Association, the Real Estate Council of Austin, and The Red River Cultural District to gather feedback on the Resolution and provide updates on the progress toward the action items of the Resolution. Staff have also given presentations on the proposed updates to the Austin Chapter of the American Institute of Architects and the Urban Land Institute Affordability Strategic Council and gathered valuable feedback through these meetings. Additionally, staff have worked closely with the Central City District Plan (CCDP) team to ensure alignment of the CCDP creation and the Downtown Density Bonus update. This included facilitation of activities at CCDP Stakeholder Advisory Group meetings and supporting the April virtual and an in-person CCDP Open Houses to present on the Downtown Density Bonus Program updates and collect community feedback. Stakeholder Meetings held to Date: • Austin Chapter of the American Institute of Architects • Central City District Plan Stakeholder Advisory Group • Downtown Austin Alliance • Downtown Austin Neighborhood Association • Real Estate Council of Austin • The Red River Cultural District • Urban Land Institute Affordability Strategic Council Staff developed a public survey to gather additional feedback from the community on their experiences with the current Downtown Density Bonus Program and what aspects of the program they value the most. The survey was published on December 22nd, 2025, and was provided to over 350 individuals or groups in direct emails or through City newsletters. Staff developed the list of individuals …
