SPECIAL CALLED MEETING OF THE CODES AND ORDINANCES JOINT COMMITTEE WEDNESDAY, APRIL 29, 2026, AT 6:00 P.M. PERMITTING AND DEVELOPMENT CENTER (PDC), ROOM 2103 6310 WILHELMINA DELCO DR AUSTIN, TEXAS 78752 Some members of the Codes and Ordinances Joint Committee may be participating by videoconference. Public comment will be allowed in person or remotely via telephone. Speakers may only register to speak on an item once, either in-person or remotely, and will be allowed up to three minutes to provide their comments. Registration no later than noon the day before the meeting is required for remote participation by telephone. To register to speak remotely, contact Jordan Feldman at (512) 974-7288, Jordan.Feldman@austintexas.gov. CURRENT COMMISSIONERS: Alejandra Flores, Chair Nadia Barrera-Ramirez, Vice Chair Betsy Greenberg Lonny Stern CALL TO ORDER PUBLIC COMMUNICATION: GENERAL Felicity Maxwell Chris Gannon Casey Haney AGENDA Speakers signed up for public communication will each be allowed three minutes to address their concerns regarding items not posted on the agenda. APPROVAL OF MINUTES 1. Approve the minutes of the Codes and Ordinances Joint Committee regular meeting on April 15, 2026. DISCUSSION AND ACTION ITEMS 2. C20-2025-16 Downtown Density Bonus Update Phase 1: Amend City Code Title 25 (Land Development) to repeal regulations related to Downtown Density Bonus Program and Rainey Street Subdistrict Regulations and establish new Downtown Density Bonus 400 (DDB400) and Downtown Density Bonus 850 (DDB850) combining districts, that grant additional building height and modifies uses and site development regulations, in exchange for affordable housing and other community benefits, for properties that are located Downtown. 3. Officer Elections. Conduct elections for Chair and Vice Chair. STAFF BREIFINGS 4. Staff briefing on the April 2026 Schedule of Active Code Amendments Gantt Chart. Presentation by Jordan Feldman, Principal Planner, Austin Planning. FUTURE AGENDA ITEMS ADJOURNMENT The City of Austin is committed to compliance with the Americans with Disabilities Act. Reasonable modifications and equal access to communications will be provided upon request. For assistance, please contact the Liaison or TTY users’ route through 711. A person may request language access accommodations no later than 48 hours before the scheduled meeting. Please call or email Jordan Feldman at Austin Planning, at (512) 974-7288, Jordan.Feldman@austintexas.gov, to request service or for additional information. For more information on the Codes and Ordinances Joint Committee, please contact Jordan Feldman at (512) 974-7288, Jordan.Feldman@austintexas.gov.
REGULAR MEETING OF THE CODES AND ORDINANCES JOINT COMMITTEE DRAFT MINUTES WEDNESDAY, APRIL 15, 2026, AT 6:00 P.M. PERMITTING AND DEVELOPMENT CENTER (PDC), ROOM 2103 6310 WILHELMINA DELCO DR AUSTIN, TEXAS 78752 The Codes and Ordinances Joint Committee convened in a Regular meeting on Wednesday, April 15, 2026, at 6310 Wilhelmina Delco Dr in Austin, Texas. Vice Chair Barrera-Ramirez called the meeting of the Codes and Ordinances Joint Committee to order at 6:01 p.m. Commissioners in Attendance: Vice Chair Nadia Barrera-Ramirez Commissioners in Attendance Virtually: Casey Haney Chris Gannon Felicity Maxwel PUBLIC COMMUNICATION: GENERAL Ryan Saunders requested staff address noise-related concerns regarding ACME32 and music vendors. Vice Chair Barrera-Ramirez asks Mr. Saunders to follow up via email. APPROVAL OF MINUTES 1. Approve the minutes of the Codes and Ordinances Joint Committee Special Called Meeting on September 24, 2025. The minutes from the Codes and Ordinances Joint Committee special-called meeting on September 24, 2025, were approved on Commissioner Maxwell’s motion, Commissioner Haney’s second, on a 4-0 vote. 2. Approve the minutes of the Codes and Ordinances Joint Committee Regular Meeting on February 18, 2026. The minutes from the Codes and Ordinances Joint Committee regular meeting on February 18, 2026, were approved on Commissioner Maxwell’s motion, Commissioner Haney’s second, on a 4-0 vote. DRAFT DISCUSSION AND ACTION ITEMS 3. 4. C20-2024-004 Citywide Density Bonus Program. Approve a recommendation to Planning Commission to amend City Code Title 25 (Land Development) to adopt a new citywide density bonus program that will replace Density Bonus 90 (DB90) and Vertical Mixed Use (V) combining districts and consist of five new combining districts that allow additional height and land uses and relax site development standards and compatibility in exchange for providing affordable housing and meeting certain requirements. The staff presentation was made by Warner Cook, Principal Planner, Austin Planning. The motion to approve the recommendation to Planning Commission was approved on Commissioner Maxwell’s motion, Commissioner Haney’s second on a 4-0 vote. C20-2026-003 Amendments Related to Transit System Projects. Approve a recommendation to Planning Commission to amend City Code Title 25 (Land Development) and amend Ordinance No. 20221115-048 to modify development review processes, methods to demonstrate water quality compliance, street design, and utility infrastructure design for the design and construction of certain transit system projects and related transit system infrastructure. The staff presentation was made by Donna Galati, Capital Program Consultant, Austin Project Connect, and David Marquez, Consulting …
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. 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 from the alley unless the Fire Chief determines that placing the …
Downtown Density Bonus Phase 1 – Proposal Austin Planning | Codes & Ordinances Joint Committee | 04/29/2026 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 …
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 …
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. 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 the more favorable market conditions as witnessed a few years ago, …
Active Code Amendment Cases April 2026 Case Number Name Description Initiated By Resolution - Click on square for initiating document Stage Status Lead Department Sub Department N/A Crestview TOD Update Amend the Lamar Blvd./Justin Lane “Crestview” TOD Station Area Plan and regulating plan to match the height limits achievable with a density bonus in Phase 1 of the ETOD Overlay and align the density bonus program to match other elements of Phase 1 of the ETOD Overlay if recommended. City Council 20240321-034 Development and Engagement Will be addressed by TOD Updates/Rezonings. Austin Planning C20-2026-005 Middle Residential Zoning Districts Amend City Code Title 25 (Land Development) to create residential zoning districts that support a range of missing middle housing types. City Council 20260326-040 Development and Engagement Anticipating review and adoption by March 2027. Austin Planning C20-2026-004 Mixed Use Zoning Districts Amend City Code Title 25 (Land Development) to create mixed-use base City Council 20260326-040 zoning districts that support a range of building scales, prohibit auto-oriented uses, and encourage high-quality pedestrian-oriented urban design. Development and Engagement Anticipating review and adoption by December 2026. Austin Planning C20-2026-003 Amendments Related to Transit System Projects Amend the 2022 Transit System Ordinance to add additional streamlining elements with a focus on project specific technical regulation. Review and Adoption C20-2026-002 Slope Protection for Steep Slopes Amend City Code Title 25 (Land Development) to require mitigation for development proposed within areas identified for potential slope instability. City Council 20220609-061 Development and Engagement C20-2025-018 Downtown Parks Overlay District Modification Amend City Code Title 25 (Land Development) to modify the Downtown Parks Overlay District requirements. Planning Commission C20-2025-017 UNO Site-Specific Amendment Amend City Code Title 25 (Land Development) to change the designation of properties located at 900-908 West 22nd Street from the Outer West Subdistrict to the Inner West Subdistrict within the University Neighborhood Overlay (UNO) boundaries. Planning Commission Development and Engagement Development and Engagement In Process - COJC 4/15/2026 Planning Commission 4/28/2026 City Council 5/21/2026 ➡ ➡ ➡ In Process - COJC 6/17/2026 Planning Commission 6/23/2026 City Council 7/23/2026 ➡ ➡ ➡ Will be addressed by Downtown Density Bonus Update Phase 1. Austin Project Connect Austin Watershed Protection Austin Planning Timeline to be determined. Austin Planning C20-2025-016 Downtown Density Bonus Update Phase 1 C20-2025-015 Coffee Shop Land Use Amend City Code Title 25 (Land Development) to repeal regulations related to Downtown Density Bonus Program and Rainey Street Subdistrict Regulations …
Lead Case # Code Amendment APR MAY JUN JUL AUG SEP OCT NOV DEC JAN FEB MAR APR MAY JUN JUL AUG SEP OCT NOV DEC 2026 2027 SCHEDULE OF ACTIVE CODE AMENDMENTS April 2026 PLAN C20-2024-004 Citywide Density Bonus Program APC C20-2026-003 Amendments Related to Transit System Projects PLAN C20-2025-016 Downtown Density Bonus Update Ph. 1 WPD C20-2026-002 Slope Protection for Steep Slopes PLAN C20-2024-003 East Riverside Corridor Plan Update PLAN C20-2024-018 Downtown Density Bonus Update Ph. 2 PLAN C20-2026-004 Mixed Use Zoning Districts PLAN C20-2026-005 Middle Residential Zoning Districts PLAN C20-2025-014 TOD Updates/Rezonings Timelines To Be Determined PLAN C20-2018-004 Mirrored Glass WPD C20-2022-025 Greenfield Drainage for Redeveloped Sites PLAN C20-2023-023 Notification Modification PLAN C20-2023-031 Front or Side Yard Parking Filing Deadlines PLAN C20-2023-032 Mobile Food Establishment Filing Deadlines PLAN C20-2023-036 Tenant Notification & Relocation Ph. 2 PLAN C20-2024-012 NBG Regulating Plan (Bonus Program) DSD C20-2024-013 Relocating Non-Zoning Regulations PLAN C20-2024-020 Preservation Bonus Update Ph. 2 PLAN C20-2025-004 Life Science Land Use APH C20-2025-005 Tobacco Sales Use PLAN C20-2025-011 SB 840 Related Updates to 25-2 (Ph. 1) PLAN C20-2025-012 SB 840 Related Updates to 25-2 (Ph. 2) PLAN C20-2025-017 UNO Site-Specific Amendment Suspended/Indefinitely Postponed PLAN C20-2022-003 South Central Waterfront Comb. Dis. & DB TPW C20-2023-040 Eliminate Min. Parking Requirements Ph. 2 PLAN C20-2024-010 UNO Update PLAN C20-2024-005 UNO Height Restrictions PLAN C20-2024-017 Planned Development Area 2 (PDA2) PLAN C20-2024-022 DB for Commercial Hwy. & Industrial (DB240) Staff Recommends Addressing These Items Through More Comprehensive Code Amendments CHART KEY Lead Department Address by Citywide Density Bonus: PLAN C20-2023-007 Town Zoning PLAN C20-2025-002 DB90 Fee-In-Lieu Address by Downtown Density Bonus Update Ph. 1: PLAN C20-2025-018 Downtown Parks Overlay District Modif. Address by Downtown Density Bonus Update Ph. 2: PLAN C20-2024-008 Downtown Parking Modifications Ph. 2 Address by Middle Residential Zoning Districts: PLAN N/A HOME Future Phases PLAN C20-2023-016 Single Family Ownership Bonus Program PLAN C20-2025-015 Coffee Shop Land Use Address by Mixed Use Zoning Districts: PLAN C20-2022-018 Noxious Land Uses Address by TOD Updates/Rezonings: PLAN N/A Crestview TOD Update Note: Schedule presented is subject to change based on future changes to priorities, resources, commission and community bandwidth, and additional analysis related to the complexity of particular amendments. DSD Austin Development Services PLAN Austin Planning APC Austin Project Connect APH Austin Public Health TPW Austin Transportation and Public Works WPD Austin Watershed Protection Land Development Code Amendment Process Initiation Development and/or Engagement …
