21 C20-2024-010 - UNO Update - Public Comment Part 1 — original pdf

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Ponce, Makayla From: Sent: To: Subject: Ponce, Makayla Thursday, May 1, 2025 4:31 PM Ponce, Makayla FW: Things in Staff Proposal that need to be changed to make a better plan: From: Mike McHone To: Garcia, Ella; Pani, Alan Cc: 'Mike McHone' Subject: FW: Things in Staff Proposal that need to be changed to make a better plan: HI Ella and Alan, This is the information from Safe Horns which came to the Technical Committee after the original draft. Please include it in the backup. Thanks for hosting the session this morning. Mike From: Joell Sullivan McNew To: Mike McHone Cc: Scott F. Burns; Jim Stephenson; Robert Tait; Cater Joseph; Sam Massaed Subject: Re: Things in Staff Proposal that need to be changed to make a better plan: Hello, Key Requests: (cid:44833) Incorporating CPTED into Streetscape (Item C): Alongside the existing streetscape language, we request the formal inclusion of Crime Prevention Through Environmental Design (CPTED) in the code language. This should include clear definitions of core CPTED principles and ensure that whenever CPTED strategies are implemented in the code, they are explicitly referenced within the relevant section. (cid:44833) CPTED Assessments: Instead of the proposed five-year assessment cycle, we advocate for three- year CPTED assessments, beginning with a baseline assessment within the first year to establish initial conditions. These recurring evaluations will ensure that properties remain well-maintained and that CPTED strategies continue to support a safer environment. (cid:44833) Opposition to the Proposed "Plaza": We do not support the closure of 23rd Street from the Artist Market to Rio Grande to establish a plaza. These adjustments will strengthen safety, enhance community engagement, and ensure proactive crime prevention measures are upheld in the revision. Thank you, Joell S McNew 1 21 C20-2024-010 - UNO Update1 of 49President SafeHorns.org Outstanding Crime Prevention Citizen Award 2016 2 21 C20-2024-010 - UNO Update2 of 49 Ponce, Makayla From: Sent: To: Subject: Attachments: Ponce, Makayla Thursday, May 1, 2025 4:29 PM Ponce, Makayla FW: Things in Staff Proposal that need to be changed to make a better plan: DRAFT UNO Map_REV 250411.pdf From: Mike McHone To: Garcia, Ella; Pani, Alan Cc: 'Mike McHone'; 'Jim Stephenson'; 'Scott F. Burns' Subject: FW: Things in Staff Proposal that need to be changed to make a better plan: From: Mike McHone UAP Technical Subcommittee Report 1. The following development parameters are cri(cid:415)cal to restart UNO development in the wake of the windowless bedroom code changes: Subdistrict Height Map: a. Expand Inner West Campus subdistrict per the a(cid:425)ached map. Base height 175’ with bonus height up to 420’. b. Provide new Transi(cid:415)on subdistrict per the a(cid:425)ached map. Base height 105’ with bonus height up to 175’ c. Expand Outer West Campus subdistrict per the a(cid:425)ached map. Base height 65’ with bonus height up to d. 130’. Increase heights in exis(cid:415)ng Guadalupe/Dobie Subdistrict to be(cid:425)er align with ETOD overlay. Base height of 65’ with bonus height up to 130’ Inapplicable or Superseded Regula(cid:415)ons: a. Maintain current exemp(cid:415)ons from max floor-to-area ra(cid:415)os and max building coverage ra(cid:415)os for all UNO sites. b. Maintain current Impervious cover requirements Streetscapes a. Maintain current UNO Streetscape standards throughout all Subdistricts b. Extend UNO Streetscape standards for sidewalks along major corridors leading to Pease Park (MLK, West 24th and West 29th extend UNO streetscape standards all the way to Lamar Blvd for max pedestrian movement) Affordability a. Maintain current affordability requirements in Ordinance 20191114-067 for Base Height b. Maintain current affordability requirements defined in Ordinance 20191114-067 for Bonus Height Other elements: a. Do not require parking minimums or maximums in UNO. Bike parking is s(cid:415)ll required. b. Require a minimum 5’ setback above 65’ from interior lot lines. This setback will provide an acceptable 10’ minimum tower spacing. c. Do not introduce maximum building coverage requirements 1 21 C20-2024-010 - UNO Update3 of 49 d. Maintain current 12’ setback above 65’ for exterior walls adjacent to a street other than an alley. e. Maintain current occupant space requirement (18’ depth along 75% of net street frontage)for ground floors, but exclude the following from net length of street frontage calcula(cid:415)on: parking access, driveways, emergency exits, required u(cid:415)lity connec(cid:415)ons, and any other service component required by the building code or AHJ. f. Do not introduce a limit on parking levels above grade, provided all condi(cid:415)ons meet proper screening and all other design and use requirements g. Modify community benefits op(cid:415)ons - These will be op(cid:415)onal and if provided will result in appropriate fee reduc(cid:415)ons and fee waiver for expedited SP and BP review 2. Eliminate Food Desert by providing increased op(cid:415)ons for food and grocery purchases within UNO: a. Encourage developers to provide sufficient receiving and refrigera(cid:415)on/hea(cid:415)ng for grocery deliveries b. Facilitate reloca(cid:415)on of exis(cid:415)ng COOP Grocery to UNO site c. Incen(cid:415)vize a new grocery store lease space in Dobie Mall. d. Host a Farmer’s Market at least once a week in the exis(cid:415)ng Renaissance Market space. 3. Encourage Equality in Leasing: a. Require that all Tenants are aware of the exact unit or unit type prior to a lease. b. Understand as the supply and demand situa(cid:415)on equals parity, Lessee’s will have greater op(cid:415)ons c. U(cid:415)lize Student A(cid:425)orney to develop “ideal” lease for UNO housing 4. Improve Transporta(cid:415)on Infrastructure: a. Conduct a new Transporta(cid:415)on Study prior to any further roadway or traffic pa(cid:425)ern changes (last done in 2000) 5. Preserve Ins(cid:415)tu(cid:415)onal Uses and Historic proper(cid:415)es: a. Enact policies that take into account exis(cid:415)ng ins(cid:415)tu(cid:415)onal uses : Churches, Student Coopera(cid:415)ves, Greek Organiza(cid:415)ons, University of Texas Proper(cid:415)es, UT Coop Book store, and Historic Proper(cid:415)es 6. Create Parks: a. b. Use COA Park Dept fee-in-lieu payments from UNO projects to purchase trapped proper(cid:415)es c. Explore using the “Ground Lease Concept “ for securing pocket parks Iden(cid:415)fy “trapped proper(cid:415)es that are too small to be redeveloped 2 21 C20-2024-010 - UNO Update4 of 49 St AustinCatholic ChurchUniversityBaptist ChurchVarsity Theater2404 GuadalupeWalter Web HallTaos Co-OpPOTENTIALHISTORICBUILDINGSOuter West Campus Subdistrict Base Height = 65 feet Max Height = 130 feetInner West Campus Subdistrict Base Height = 175 feet Max Height = 420 feetGuadalupe / Dobie Subdistrict Base Height = 65 feet Max Height = 130 FeetDRAFTProposed revisions to theUniversity Neighborhood OverlyMap 4/11/2025Transition Subdistrict Base Height = 105 feet Max Height = 175 feet21 C20-2024-010 - UNO Update5 of 49UNO Expansion: Prioritizing Affordability & Livability Austin’s University Neighborhood Overlay (UNO) has been a tremendous success over the past two decades, enabling tens of thousands of students to live near UT Austin while moderating overall rent growth. By allowing taller, denser housing in West Campus in exchange for affordable units and pedestrian-friendly design, UNO has shielded student renters from the intense rent increases seen elsewhere in Austin. However, due to its limited geographic footprint and outdated standards, UNO is not meeting the demand for housing in the university area – having only produced roughly 900 affordable beds while over 24,000 UT students could qualify for them. We strongly support the planned expansion of UNO in 2025, but the current proposal does not go far enough to address our affordability and livability crisis. This letter outlines a community-driven vision for an expanded, strengthened UNO that truly serves students and the city. Affordability and livability must be the guiding priorities of this UNO expansion. Expanding UNO’s boundaries and updating its rules is an opportunity to dramatically increase the supply of student housing and protect renters, but only if done boldly and correctly. As it stands, the draft expansion area is too small, while some proposed rules could unintentionally hinder housing production. We need a much larger UNO footprint that covers all of West Campus and into North University, coupled with robust (yet realistic) affordability requirements and tenant protections. Our vision for UNO’s update is rooted in its proven success. We echo the University Tenants Union’s calls for stronger renter safeguards and improved living conditions, and we insist on deeper affordability in new developments. At the same time, we propose critical enhancements to ensure these policies truly deliver: significantly expanding the UNO zone, allowing greater height (and thus more housing) where it makes sense, maintaining flexibility through fee-in-lieu options, and calibrating new regulations so they enhance – not stifle – West Campus housing. This approach aligns student advocates, housing organizations, and urbanists behind a common goal: an UNO that produces more affordable homes, a better quality of life, and a thriving, transit-oriented West Campus. We urge City Council and the Planning Commission to incorporate these community-driven recommendations through amendments so that the City and current and future residents benefit from an UNO ordinance that makes living near campus affordable and desirable. Sincerely, AURA Land Use Committee 1 21 C20-2024-010 - UNO Update6 of 49 Detailed Recommendations AURA’s Land Use Committee recommends the following actions and policy changes as part of the UNO Expansion (2025): Why Bigger is Better Expanding the University Neighborhood Overlay (UNO) is a unique opportunity to meaningfully enhance student wellbeing and livability in Austin. Students thrive when they can live affordably close to campus, within vibrant, walkable neighborhoods that offer convenient access to transit, amenities, and community spaces. However, the currently proposed UNO boundaries fall short, limiting housing opportunities and affordability precisely where students most need them. Importantly, restricting development primarily to skyscrapers (as City staff have proposed) without expanding UNO boundaries significantly limits options for affordability. High-rise construction can be twice as costly per unit compared to mid-rise developments, resulting in more expensive housing and fewer options for students. Broadening UNO boundaries supports mid-rise buildings, which naturally offer greater affordability. By embracing a broader UNO boundary - covering all of West Campus and stretching into North University - Austin can unlock the potential to unlock additional housing where students have been staying for decades already. These areas are also well served by transit and near enough 2 21 C20-2024-010 - UNO Update7 of 49 to UT and downtown to make living car-free or car-lite realistic for many. This means more affordable living and fewer people in cars than the alternative - benefiting residents and the environment alike. A larger UNO is also critical for Austin's generational transit investments like Project Connect. Encouraging strategic density around new transit hubs ensures wider access to transportation, supports local businesses, and fosters vibrant, sustainable neighborhoods. Ultimately, expanding UNO creates stronger, more affordable communities, prioritizing affordability and livability for current and future generations of students and residents. UNO Expansion Scope Staff’s Proposed UNO Expansion Area, with the Expansion Area in Blue and Current Boundary in Yellow The current boundaries proposed by City staff are unambitious and inadequate. The proposed expansion results in less than a 20% increase in land area. To make matters worse, what little land is being brought into UNO doesn’t expand housing capacity significantly, as these parcels already allow multi-story multifamily buildings. Plainly, the current proposed boundary expansion falls far short in many ways: ● No real land added that increases housing supply. ● Carve-outs for single family homes, many of which already are being occupied by students. 3 21 C20-2024-010 - UNO Update8 of 49 ● Options for ETOD entitlements in this area actively discourage participation in UNO, as the ETOD program has fewer streetscape standards, more straightforward affordability rules, and will not have upcoming student tenant protections. To help remedy the issues laid out, AURA recommends expanding UNO to the full geographic footprint of West Campus and into North University. All throughout West Campus and in North University there is multifamily that is primarily occupied with students. These student populations deserve the density and tenant protections afforded under UNO. AURA’s Proposed Expansion Area & Suggested Subdistrict Layout Subdistrict Boundaries The proposed subdistrict boundaries do not adequately balance broad affordability and livability near transit. The following proposed boundaries better align with Project Connect FTA funding objectives and enhance the opportunities for retail, commercial, and other amenities necessary to support a growing population. Transit Core’s western boundaries should include all proposed Staff boundaries and expand westward to Nueces Street, and further to Rio Grande north of 27th Street. 4 21 C20-2024-010 - UNO Update9 of 49 Additionally, the triangle plot near Fruth Street and Hemphill Park should be included within this subdistrict to capitalize on proximity to transit and amenities. Inner West’s western boundaries should extend along San Gabriel St northward up to 25th Street, and then Pearl Street northward up to 29th Street. Outer West’s boundaries should extend eastward from North Lamar Blvd. to encompass the remainder of West Campus. This adjustment will allow for increased midrise development, essential for supporting broad affordability. The North University (NEW) subdistrict should be created with allowances similar to that of Outer West, so that the area can also have abundant, naturally affordable midrise housing near UT. A recommended set of boundaries is shown in the above figure. Staff should additionally explore allowing properties along subdistrict boundaries to reclassify into adjacent, higher-density subdistricts. This approach, proven effective in other cities with related policies such as viral density, can promote cohesive urban form and support transit use. Height Regulations Height allowances should be strategically adjusted to align with the generational Project Connect transit investments, notably the UT Mall and 29th Street stations, and encourage affordable midrise development over a large area. AURA supports substantial height increases: Transit Core should allow up to 600 feet. Building as much as possible close to Project Connect will ensure there are as many people living in proximity to campus or transit as possible. Inner West should maintain height allowances between 300 feet and the proposed 420 feet. The current proposal calls for 420 feet maximum height, but a more moderate increase over the 300 feet maximum height could encourage developers to build over a larger area in the Outer West subdistrict, promoting the natural greater affordability of midrises. Outer West height allowances should increase to 120 feet to align with existing ETOD zoning entitlements and encourage builder participation in the UNO program, which has stronger tenant protections. North University (NEW) should align height allowances with Outer West. 5 21 C20-2024-010 - UNO Update10 of 49 Tenant Protections & Livability Standards The student community in West Campus has been vocal, and AURA agrees: expanding UNO must also mean strengthening protections for tenants. The University Tenants Union in particular has highlighted critical concerns that can be addressed. First and foremost, students face disruptive and predatory leasing practices, such as being forced to sign leases 10–12 months in advance. AURA supports restrictions that keep landlords from pressuring tenants into signing leases too far in advance. We enthusiastically support limiting lease renewals to six months before the lease ends. For new leases we support restricting signing until five months before move-in. Rules should be put in place against pre-leasing agreements, waiting lists, or other tactics that rush decisions—plus clear fines if landlords don’t follow these guidelines. Second, delayed move-ins and incomplete construction significantly disrupt students' housing plans, causing undue stress and uncertainty. AURA supports proactive transparency and stronger communication requirements between landlords and prospective tenants. Specifically, landlords should provide clear, plain-English disclosures at lease signing if the unit is unfinished or lacks a certificate of occupancy. Additionally, tenants should be notified 60–90 days prior to the lease start date if occupancy certificates are still pending. This notification must clearly outline tenants’ rights and available remedies, including lease termination without penalties, compensation for interim living expenses, or alternative housing arrangements. Staff’s proposed 6 21 C20-2024-010 - UNO Update11 of 49 cap of $6,000 per student for relocation expenses is reasonable and should be upheld, ensuring fairness for both tenants and landlords. Third, housing must prioritize tenant wellbeing. AURA supports closing the borrowed-light loophole that permits bedrooms without adequate natural light. Landlords must clearly disclose windowless bedrooms during the rental application process, allocate such rooms equitably based on health needs and income, and stop treating windows as a premium amenity requiring extra fees. Lastly, updates to UNO must incorporate additional robust tenant protections and livability requirements, including consistent maintenance standards and design rules ensuring safe and healthy living conditions. 7 21 C20-2024-010 - UNO Update12 of 49 Affordable Housing Requirements AURA is broadly aligned on the intent of the proposed affordability standards, but any UNO expansion shouldn’t impose overly stringent new requirements. Equal Leasing by Unit or Bedroom AURA proposes that affordability requirements for leasing either by the bedroom or by the unit be administered on equal terms. The existing proposal creates a strong imbalance, favoring leasing affordable housing by the bedroom, as they use a different, much more favorable rate than the same rents when calculating by the unit. (See Appendix A) In fact, at higher bedroom counts, the proposed by-the-bedroom rent cap is the same as or even higher than the current bedroom market rate rent. Calculated by the: Affordability Requirement (MFI) Price for Four Bedroom Price for Five Bedroom Bedroom 50% $882 $882 Unit 50% $1,575 ($394 per bedroom equivalent) $1,701 ($340 per bedroom equivalent) Comparison of Staff’s Proposed Affordability Requirements for Higher Bedroom Counts by-Unit and by-Bedroom Price for Four Bedroom Price for Five Bedroom $3,500 ($875 per bedroom equivalent) $4,000 ($800 per bedroom equivalent) Reasonable Approximation of Market Rate Price for Higher Bedroom Counts by-Unit and by-Bedroom Requirements for leasing by bedroom or by unit should use the same rate table, and should allow for the same percentage of either bedrooms or units to fulfill the affordability requirements. This ensures that one leasing scheme isn’t more profitable than the other and enables developers to easily understand how to make the most affordable housing possible for their project. 8 21 C20-2024-010 - UNO Update13 of 49 Calculated by the: Affordability Requirement (MFI) Price for Four Bedroom Price for Five Bedroom Bedroom 50% $394 (~$1,575 for the unit) $340 (~$1,701 for the unit) Unit 50% $1,575 (~$394 per bedroom) $1,701 (~$340 per bedroom) Comparison of AURA’s Proposed Affordability Requirements for Higher Bedroom Counts by-Unit and by-Bedroom Market Flexibility To encourage flexibility and increase overall production, the city should always allow the option for fee-in-lieu payments at all height levels. Additionally, affordable units should be required to be "functionally equivalent" in size and layout to market-rate units, matching bedroom and bathroom counts. However, AURA recommends against mandatory dispersion of housing units. Specially designated affordable units with the same layouts as market-rate units should be allowed, without mandating equivalence of design or material standards. A new affordable unit has much higher quality than an old naturally affordable unit. Any dispersion requirements or stringent equivalency standards will discourage developers from participating within the UNO boundaries, resulting in lower supply of both market rate and affordable units. 9 21 C20-2024-010 - UNO Update14 of 49