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C20-2024-010 UNO Update Proposal Public Review Paul Books, Principal Planner Content Background Process Proposed Changes Next Steps Background Subdistrict Outer West Inner West Guadalupe Dobie Background  UNO: A Brief History – Established in 2004 (Updated: 2014, 2019) – Overlay district for the West University area designed to promote high-density and pedestrian-oriented redevelopment that maintains the existing character of the area – Helped to facilitate population growth to over 28,000 residents in the West Campus area 4 City Council Resolution  Resolution No. 20240418-077 – Adopted on April 18, 2024 – Includes 29 distinct items for further investigation – Initiated updates to the Land Development Code & Building Criteria Manual – Requested programmatic updates – Land Development Code changes to be considered in Spring 2025 5 Resolution Goals  Provide quality, safe, affordable living for all, especially for students attending colleges and universities by: Supporting the implementation of light rail and mobility enhancements Ensuring the area provides daily needs and services Increasing housing capacity, quality, and affordability 6 Land Development Code Council Direction  Height limits achievable with participation in the University Neighborhood Overlay (UNO) density bonus program in alignment with the Planning Commission's recommendation to remove height limits for Inner West Campus and Dobie  Height limits that are similar to what can be achieved with participation in the ETOD overlay, at minimum  Expansion of UNO boundaries  Subdistrict boundaries that expand Inner West Campus  An appropriate step down of heights within expansion areas  Modifying development requirements to discourage above-ground parking and encourage shared parking and underground parking  Stakeholder and community engagement 7 Process How it Works  3-Step Process for Code Amendments: Initiation Development & Engagement Review & Adoption 9 Rezoning Process  To update the regulations, staff proposes to create a new zoning district that incorporates the existing overlay with requested updates  Rezoning requires notice to impacted properties and review by the Planning Commission and City Council at public hearings 10 Plan Amendment Process UNO is part of the Central Austin Combined Neighborhood Plan, an element of the Imagine Austin Comprehensive Plan Current Future Land Use Map 11 Plan Amendment Process  Mixed use land use designation allows up to 3:1 floor-to-area ratio  High density mixed use is appropriate for areas with 3:1 FAR or (FAR) greater  Staff propose updating the Central Austin Combined Neighborhood Plan to ensure that the future land use map (FLUM) provides clear guidance related to desired future land uses in the area  A plan amendment requires notice to impacted properties and review by the Planning Commission and City Council at public hearings 12 Proposed Changes Overview Standard Applicability Exemptions Street Wall Occupant Space Setbacks Streetscape Uses Building Design Parking Lease & Redevelopment Subdistricts Affordability Status Modified Unchanged Unchanged Unchanged Modified Modified Modified Modified New New Modified Modified 14 + Program Structure General Requirements Applicable to any participating developments include:  Applicability of the Program  Allowed Uses  Site Development and Design Standards  Parking Allowances  Lease and Redevelopment Requirements Subdistrict Requirements Additional regulations within each subdistrict include:  Height Allowances  Specific Site Development Standards  Affordability Requirements  Community Benefit Requirements 15 Proposed Applicability  Expanded to include Commercial and Multifamily properties directly adjacent to the current boundaries  UNO is a voluntary program  Properties are mapped to a specific subdistrict 16 Site Development Standards Unchanged Exemptions Street Wall Occupant Space Existing Maximum floor-to-area ratio Maximum building coverage Landscaping requirements Minimum site area Private common open space Impervious cover – defined by subdistrict 24’ minimum height 12’ step back required at a height of 65ft Areas intended for occupancy including rentable and common areas - excluding parking and mechanical areas 75% of net street frontage and 42% of Street Wall 17 Site Development Standards Modified Proposed Existing Streetscape Pedestrian Zone dimensions prescribed by the Transportation Criteria Manual + UNO Street Furnishings 12’ sidewalk + UNO Street Furnishings Setbacks Uses No minimum unless necessary to ensure adequate Fire Department access 10’ maximum street yard except for public plaza/private common open space Residential Uses including Group Residential Hotel/Motel (with limitations) Modified Local Uses - only in first two stories Prohibits or makes conditional non-transit supportive uses Building Design UNO Design Standards 2-Star Rating under Austin Energy Green Building No minimum 10’ maximum street yard except for public plaza/private common open space Residential Uses including Group Residential Hotel/Motel – with limitations Local Uses - 20% of floor area UNO Design Standards 1-Star Rating under Austin Energy Green Building Screening Requirements for screening of trash receptacles and above- ground parking Requirements for placement of trash receptacles 18 New Parking Standards  Maximum parking allowance at 40% formerly required by Appendix A - Tables of Off-Street Loading Requirements and Former Off-Street Parking Requirements. – May exceed the maximum to 60% if 50% of provided parking is included in an underground parking structure  Bicycle Parking – Minimum of five spaces or 15% of the proposed motor vehicle parking spaces, whichever is greater – For residential uses, at least the maximum number of long-term bicycle parking spaces required in the Transportation Criteria Manual 19 New Lease and Redevelopment Requirements  Density Bonus Lease &  Recommending a Process to Redevelopment Requirements – Require dispersion of affordable units and equal access to amenities – Require tenant protections and redevelopment requirements for existing multifamily and certain commercial uses Establish: – Restrictions on early leasing – Limit the window of pre-lease and lease renewal offers – Delay of Occupancy Accommodations – Establish a baseline of accommodations for tenants whose units are not ready for occupancy by the start of the lease term – Process should include stakeholder and community involvement and incorporate recommendations in 4-18 Density Bonus Requirements 20 Existing Subdistricts 60ft 21 Proposed Subdistricts Per Council’s direction to increase height limits, height allowances will be based on an increase from the height allowed under the base zoning district of a property 22 Transit Core Subdistrict • High-density residential development • Locates greatest density near the University of Texas campus and the planned light rail along Guadalupe Street • Incorporates parts of the previous Dobie, Guadalupe, and Inner West subdistricts 23 23 Inner West Subdistrict • High-density residential • Next closest subdistrict to the campus area • Expands Inner West and increases building height • Falls generally within the campus shuttle routes 24 24 Transit Core & Inner West Site Development Standards Height Bonus Impervious Cover Uses Proposed Transit Core Proposed Inner West Existing Inner West 540’ (600’ Max) 360’ (420’ Max) 175’ - 300’ Max 100% 100% 100% Residential, Local, Hotel/Motel (with Limitations) Residential, Local Residential, Local, Hotel/Motel (with Limitations) Above-Ground Parking Max. 3 Stories Community Benefits Choice of 1 3 Stories Choice of 1 Tower Spacing 20’ Stepback at a Height of 120’ 20’ Stepback at a Height of 120’ None None None 25 Transit Core & Inner West Gatekeeper Community Benefits Options  Pedestrian-Oriented Commercial  On-site Water Reuse System – 75% of frontage must contain – Projects would be ineligible for Fee-In- pedestrian-oriented commercial uses Lieu allowed under 25-9-414 (C)  Grocery Store Use  Green Roof – Must contain min. 8,000 sf – Must contain min. 4,000 sf and meet ECM performance standards  Transit-Supportive Infrastructure – Ex: 5,200 sf of space for a Traction Powered Substation (TPSS) – Only available in the Transit Core 26 Tower Spacing - Example 27 Tower Spacing  40ft step-back above 120ft in height from existing building of 120ft in height or greater; OR 20ft from a parcel with a maximum allowed building height greater than 120ft  If the lot frontage is under 100ft then the maximum building coverage for portions of a building above 120ft is 65% 28 Outer West Subdistrict • More residential in character • Mid-rise development pattern • 15 to 20-minute walk to campus and with access to transit options • Provides a balance between the denser subdistricts close to the university and the lower-density neighborhoods to the west 29 Outer West Site Development Standards Proposed Outer West Existing Outer West Height Bonus 30’ (90’ Max) 50’ – 145’ Max Impervious Cover 90% or Base Zoning 90% or Base Zoning Uses Residential, Local Residential, Local Above-Ground Parking Max. 2 Stories Community Benefits Not Applicable None None 30 Compatibility  Citywide compatibility standards will impact properties within 75’ of a triggering property  No triggering properties currently within the UNO district 31 Affordability Requirements Rent Limits by the Bedroom MFI Limit 50% 50% 60% Single Occupancy $882 $882 $1,181 Double Occupancy $485/person $485/person $649/person Rent Limits by the Unit Proposed Existing Proposed Existing MFI Limit 50% 50% 60% 1-Bedroom $1,102 $882* $1,181* 2-Bedroom $1,260 3-Bedroom $1,417 4-Bedroom $1,575 5-Bedroom $1,701 *Existing program requirements for properties electing to rent by the unit sets a maximum rental price regardless of the number of bedrooms within the unit. Rent limits are the maximum rents that can be charged for a unit or bedroom counted as affordable based on the MFI limit stipulated in the program. Housing Department updates rental rates annually based on HUD’s current income limits. 32 Proposed Affordability Requirements  All affordable bedrooms or units are required at the 50% MFI level  A tiered system allows property owners to choose a height allowance that best fits their development while maximizing the affordability within each tier  Developments leasing by the unit provide a lower proportion due to the increased rent differential of each affordable unit  Fee-in-lieu calibrated to be of equivalent cost of providing on- site units Additional Height Tier One Tier Two Transit Core Subdistrict +240’ (300’ Max) Bedroom: 20% Unit: 10% +300’ (600’ Max) Inner West Subdistrict +240’ (300’ Max) Bedroom: 20% Unit: 10% +120’ (420’ Max) Outer West Subdistrict Bedroom: 20% Unit: 10% AND Bedroom: 10% or Fee Unit: 5% Bedroom: 20% Unit: 10% AND Bedroom: 10% or Fee Unit: 5% +30’ (90’ Max) Bedroom: 20% Unit: 10% Existing program similarly has two Tiers of affordability requirements with varying heights across subdistricts and was the base for consultant modeling and calibration 33 Likely Development Outcomes Transit Core Inner West Outer West High-rise residential (30-50 stories) with ground-floor activation High-rise residential (15-40 stories) with ground-floor activation Mid-rise residential (5-8 stories) with ground-floor activation Typical of Rainey St. & UNO (since 2019) Typical of NBG & UNO (since 2019) Typical of Mueller, UNO (Outer West), VMU, or TOD districts 34 Engagement and Timeline Public Engagement Summary  Small group/individual  Survey to hear feedback on the priorities for the area – Sent to over 6,000 individuals or groups with 300+ responses received meetings with stakeholders – University Area Partners – University of Texas at Austin – Central Austin Neighborhood Planning Advisory Committee – CapMetro – College Houses – University Tenants’ Union – Judge’s Hill Neighborhood Association – On the Moov UT – SafeHorns – Real Estate Council of Austin 36 Public Engagement Schedule  Spring 2025 – Small group/individual meetings with stakeholders – February through March – Survey to hear feedback on Staff Proposal – February through March – Open House – April 3rd University of Texas - Texas Union 2308 Whitis Ave 37 Stakeholder Feedback  Adjusting above grade parking maximums  Adjusting tower spacing requirements  Removing parcels within Critical Environmental Feature Buffers  Adjusting proposed applicability boundaries 38 Timeline Public Engagement Survey and Meetings - February through March Codes and Ordinances Joint Committee – March 19 Planning Commission Briefing – April 8 Planning Commission Public Hearing – April 22 City Council Public Hearing – May 8 Open House– UT – Texas Union April 3 6-8pm 39 Thank You