Draft Recommendation 20260306-03 — original pdf

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RECOMMENDATION TO COUNCIL College Student Commission Recommendation Number 20260306-03: UNO Amendments and Student Housing WHEREAS, the City of Austin both historically and in the present day continues to have a young college student population that is greater than or equal to approximately 100,000 students; and WHEREAS, housing affordability has become an increasingly significant challenge for college students across the City of Austin, particularly for the majority of students at major Austin-area colleges and universities, including the University of Texas at Austin, Austin Community College, St. Edward’s University, Huston-Tillotson University, and Concordia University Texas, who, due to limited on-campus housing capacity, rely on the private rental market for housing during the academic year; and WHEREAS, 48% of renters in District 9, including the area of West Campus, are “rent-burdened,” where a tenant spends more than 30% of their monthly income on housing; and WHEREAS, students attending institutions located near central Austin, including The University of Texas at Austin, Huston-Tillotson University, and Austin Community College’s Highland and Rio Grande campuses, face additional heightened housing pressures due to rising rents, limited supply, and competition with non-student renters; and WHEREAS, student-oriented rental housing in Austin has experienced substantial rent increases in recent years, disproportionately impacting students who rely on fixed financial aid packages, part-time employment, or family support; and WHEREAS, the University Neighborhood Overlay (UNO) area, particularly West Campus, experiences uniquely intense housing demand due to its proximity to The University of Texas at Austin, resulting in rental prices that significantly exceed the Austin citywide median and serve as a benchmark for influencing student housing costs more broadly; and WHEREAS, rising rents in central Austin neighborhoods have contributed to the displacement of students attending institutions without large on-campus housing availability, including Austin Community College and Huston-Tillotson University, forcing many students to seek housing farther from campus and increasing transportation costs and commute times; and WHEREAS, students at smaller and private institutions such as St. Edward’s University and Concordia University Texas face similar affordability pressures, as limited on-campus housing availability and surrounding neighborhood zoning constraints restrict access to lower-cost off-campus options; and WHEREAS, these affordability challenges affect students across institutional types, including community colleges, public universities, and private universities, demonstrating that student housing insecurity is a citywide issue not confined to a single campus or neighborhood; and WHEREAS, land-use and zoning policies such as the University Neighborhood Overlay play a critical role in shaping housing availability and affordability for students throughout Austin, and WHEREAS, the University Neighborhood Overlay, originally adopted in 2004, has promoted high-density, pedestrian-oriented redevelopment to stimulate the provision of income-restricted affordable housing within the West Campus area; and WHEREAS, UNO has been amended multiple times in 2014 and 2019, expanding rent-by-the-bedroom allowances and extended affordable housing requirements, demonstrating an ongoing commitment and ability to serve students and the surrounding community; and WHEREAS, UNO has “facilitated the development of over 10,000 housing units or bedrooms and has led to the creation of 972 income-restricted bedrooms and 401 income-restricted units”, increasing housing options in the Austin area; and WHEREAS, in 2024 and 2025 the Austin City Council adopted resolutions to initiate a comprehensive update to UNO, including amendment to the Land Development Code and associated neighborhood plans, that address student housing needs, affordability, mobility, tenant protections, and the evolving demands of housing supply; and WHEREAS, the Planning Commission unanimously recommended approval of the UNO update with a series of amendments on May 13th, 2025 (EDIMS 452470); and WHEREAS, student residents of West Campus, including undergraduates and graduate students at institutions such as the University of Texas at Austin, Austin Community College, Huston-Tillotson University, St. Edward’s University, and Concordia University, are directly impacted by UNO and its implementation through housing affordability, lease practices, neighborhood safety, access to daily needs within walking distance of campus, and the further development of housing around college campuses; and WHEREAS, amendments recommended in EDIMS 452470 would emphasize student concerns by strengthening tenant protections, promoting pedestrian-oriented local uses, supporting transit-oriented infrastructure, and updating affordability requirements that align with housing needs and demographic trends in West Campus; and NOW, THEREFORE, BE IT RESOLVED, the College Student Commission recommends that the members of the Austin City Council take the following actions: 1. Adopt the proposed University Neighborhood Overlay amendments as recommended by the Planning Commission (EDIMS 452470), recognizing that these amendments advance student housing stability, affordability, and quality of life through the following outcomes: a. Revised affordability requirements in amendment no. 15 ensure student housing remains accessible over time and further encourages development of student options through amendments that expand subdistrict boundaries and allowable development heights (no. 14). b. The limitation of early lease renewals to no earlier than 5 months from the renewed lease or move-in date, amendment no. 1, may reduce speculative early-lease pricing, while also spreading out lease renewals, helping students avoid being pressured into signing leases before receiving financial aid or scholarships. c. Crime prevention through environmental design amendments (no. 2, 2b, 3), which increase lighting, require deadbolt locks on each dwelling unit door, and improve general visibility, work to create a safer, student friendly environment in West Campus. This would increase accessibility, contribute to student well being, and campus connectivity. d. The encouraged development of pedestrian-oriented uses, including commercial uses such as grocery stores, and non-commercial uses such as public parks, as proposed in amendments no. 6, 7, 17, increase affordability and access by increasing nearby options. e. Transit supportive amendments (no. 8, 8b, 19, 20), cater especially well to a student population particularly reliant on public transportation, micromobility devices, and bicycles and e-bikes, as college students uniquely have lower rates of personal vehicle ownership. 2. Direct the Housing and Planning Department to conduct another Citywide Student Housing Needs Assessment, as previously recommended in Recommendation 20211203-3c-2 by the College Student Commission, which was passed and approved by City Council in 2023 through Resolution No. 20230223-043. Additionally, establish a recurring timeline for Citywide Student Housing Needs Assessments to encourage the on-going discussion around, and development of, student affordability in Austin. 3. Building upon findings from the Citywide Housing Needs Assessment, direct the Housing and Planning Department to conduct focused, neighborhood level housing assessments in areas surrounding institutions with documented housing challenges and limited on-campus capacity, including: a. Areas surrounding Austin Community College campuses, such as the Highland, Rio Grande, Riverside, and South Austin campuses, where the complete absence of on-campus housing across all ACC campuses forces ~44,000 students to rely on the private rental market. ACC students face particular vulnerability as community college students often attend part-time while working, rely heavily on public transit, and have lower average incomes than students at four year institutions. This makes affordability and location especially critical to their success. b. Near Huston-Tillotson University, in East Austin, where only two residence halls accommodate 577 students despite total enrollment exceeding 1,000 students. This forces the institution to rent additional housing space from other universities. University President Dr. Melva Wallace has emphasized this issue, stating “We are out of space. We need dorms desperately.” While their recent $150 million investment from the Moody Foundation will construct three new housing facilities, adding 800 beds, local assessment could inform development to support the remaining students without an on-campus option. c. Near St. Edward’s University, in South Austin, where on-campus housing is mandatory for first and second year students, leaving little room for juniors and seniors. This requires approximately half of the university's ~3,000 student enrollment to live off-campus, facing high rent costs near campus, compounded by South Austin’s limited transit infrastructure and prioritization of single family zoning. BE IT FURTHER RESOLVED that the College Student Commission encourages the Austin City Council to continue engaging with student communities throughout implementation, ensuring that future development reflects student housing needs, safety considerations, accessibility, and affordability consistent with the original and evolving purposes of the UNO district.