Improving Neighborhood Livability We envision the next iteration of UNO delivering even more gains for neighborhood livability. These improvements benefit not only students but also any staff, faculty, and long-term residents in the area. They also demonstrate to skeptics that density can enhance quality of life, not degrade it. West Campus can be a showcase of how abundant housing and great public spaces go hand-in-hand – a true 15-minute neighborhood for students. We urge the Council to champion these community benefit aspects as integral to the UNO expansion’s success. Pedestrian Infrastructure & Safety We support continuing to require UNO projects to contribute to safer, more walkable streets through wide, accessible sidewalks, street trees, pedestrian lighting, and benches. These improvements will enhance pedestrian safety and comfort, supporting increased residential density. Grocery & Daily Needs Access We enthusiastically support attracting a range of full-service grocery stores and additional fresh food markets to West Campus, addressing a longstanding community need. We encourage 10 20 NPA-2025-0019.02 - UNO Update15 of 49 Staff to think more broadly about attracting grocers of different scales, from small grocers like Royal Blue to mid-sized grocers like Wheatsville Coop to larger grocers like HEB. Active storefronts and grocery options will significantly enhance neighborhood safety and livability. Transit-Supportive Features UNO’s growth directly supports transit use by reducing car dependency. Maintaining above-ground parking maximums and encouraging high-density housing near transit hubs ensures affordability and contributes positively to climate and mobility goals. Public Realm & Community Amenities We recommend prioritizing investment in neighborhood amenities such as improved green roofs, landscaping, shade trees, community gardens, and park enhancements. Livable neighborhoods require quality outdoor community spaces, which UNO can significantly support. 11 20 NPA-2025-0019.02 - UNO Update16 of 49 Appendix A Rent Limits by the Bedroom MFI Limit Single Occupancy Double Occupancy Proposed 50% $882 $485/person Existing 50% $882 $485/person 60% $1,181 $649/person Rent Limits by the Unit MFI Limit 1-Bedroom 2-Bedroom 3-Bedroom 4-Bedroom 5-Bedroom Proposed 50% $1,102 $1,260 $1,417 $1,575 $1,701 Existing 50%* $882* 60%* $1,181* - - - - - - - - *Existing program requirements for properties electing to rent by the unit set a maximum rental price regardless of the number of bedrooms within the unit. 12 20 NPA-2025-0019.02 - UNO Update17 of 49 Figure 1. Calculated Break-Even Rent per Square Foot, With and Without Land Costs Eriksen, Michael D. and Orlando, Anthony W., Returns to Scale in Residential Construction: …
C20-2024-010 UNO Update Planning Commission May 13, 2025 Paul Books, Principal Planner Resolution Goals ▪ Provide quality, safe, affordable living for all, especially for students attending colleges and universities by: Increasing housing capacity, quality, and affordability Ensuring the area provides daily needs and services Supporting the implementation of light rail and mobility enhancements 6 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 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 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 Lease and Redevelopment Requirements ▪ Density Bonus Lease & ▪ Amendments to 4-18: 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 – 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 – Windowless Bedroom Prohibition – Participating developments must commit to exterior windows in all bedrooms 20 Proposed Subdistricts Per Council’s …
C20-2024-010 REZONING, NEIGHBORHOOD PLAN, AND ORDINANCE AMENDMENT REVIEW SHEET Amendment: C20-2024-010 University Neighborhood Overlay (UNO) Update Description: Amend City Code Title 25 (Land Development) to repeal Article 3 Division 9 University Neighborhood Overlay District Requirements and to create Density Bonus University Neighborhood Overlay (-DBUNO) and rezone property generally located west of the University of Texas, east of Lamar Boulevard, south of 29th Street and north of Martin Luther King Jr. Boulevard to apply -DBUNO and amend the Central Austin Combined Neighborhood Plan, an element of the Imagine Austin Comprehensive Plan, to change the future land use map for the same property from multiple land use designations to High Density Mixed Use. Background: Initiated by City Council Resolution No. 20240418-077 and Resolution No. 2025-0130-057. The University Neighborhood Overlay, or UNO, was first adopted by Ordinance No. 040902-58 in 2004 to promote high-density, pedestrian-oriented redevelopment of the West Campus area that maintains the area's existing character and stimulates income- restricted affordable housing development. The overlay supersedes specific site development standards of the base zones and allows land uses to encourage development that serves the primarily student population of the area. This includes reduced required parking spaces, increased maximum allowable building height and bulk, and allowance for a mix of local, pedestrian-serving commercial uses. For a property to develop under UNO, additional requirements must be met, including providing affordable housing and adherence to stricter streetscape and design standards. These regulations were crafted through a robust community process involving residents and stakeholders. Since their original adoption, UNO regulations were amended in 2014 and 2019 through Ordinance No. 20140213-056 and Ordinance No. 20191114-067. The 2014 amendment allowed participating developments to rent by the bedroom and increased the affordability period from 15 to 40 years. Amendments in 2019 changed the second tier of maximum allowed building height available through the dedication of additional affordable housing units or bedrooms. These amendments demonstrate the commitment to updating UNO to address necessary changes that better serve students and the surrounding community. Since its adoption in 2004, the UNO overlay 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. In April 2024, the City Council adopted Resolution No. 20240418-077, which initiated amendments to the University Neighborhood Overlay (UNO). The Resolution included 29 distinct items for staff consideration, including amendments to the land development code, …
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 20 NPA-2025-0019.02 - UNO Update95 of 110 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 20 NPA-2025-0019.02 - UNO Update96 of 110 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 20 NPA-2025-0019.02 - UNO Update97 of 110 Transit Core & Inner West Gatekeeper Community Benefits Options ▪ Pedestrian-Oriented Commercial ▪ On-site Water Reuse System – 75% of frontage must contain pedestrian-oriented commercial uses – Projects would be ineligible for Fee-In- Lieu allowed under 25-9-414 (C) ▪ Grocery Store Use – Must contain min. 2,500 sf ▪ Transit-Supportive Infrastructure – Ex: 5,200 sf of space for a Traction Powered Substation (TPSS) – Only available in the Transit Core ▪ Green Roof – Must contain min. 4,000 sf and meet ECM performance standards ▪ Properties that provide more than 50% of bedrooms or units as affordable are exempt from community benefit requirements 26 20 NPA-2025-0019.02 - UNO Update98 of 110 Tower Spacing - Example 27 20 NPA-2025-0019.02 - UNO Update99 of 110 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 20 NPA-2025-0019.02 - UNO Update100 of 110 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 …
Members of the Planning Commission, In 2004, after two years of hard work and biweekly meetings with renters, home owners, business owners, developers, fraternities and sororities, the University of Texas, and City a staff, plan was developed to create dense housing for students near the University of Texas and maintain a high quality of life in surrounding neighborhoods. The result of this careful planning and negotiation among varied interests was the University Neighborhood Overlay (UNO.) UNO has been extremely successful resulting in 28,000 new residents with affordable housing options in an area that was designed to be convenient to the University of Texas, pedestrian friendly, and safe. Recently, the City Council passed a resolution directing staff to make quality of life improvements to UNO and to expand the housing opportunities. Staff has attempted to follow Council direction, but we believe that the proposed height maximums of 600' and 420' are excessive and will result in luxury opportunities maximums we suggest more moderate priced student be selected that will for affordably housing, limiting height housing. Therefore, encourage the construction of reasonably priced student housing. Staff carefully limited the proposed UNO expansion to areas that are commercial or multifamily to maintain the mix of uses and housing types in the surrounding neighborhoods. Lately, there has been an organized effort coming from individuals and have no who are not stakeholders to expand the UNO to proposals object in the surrounding communities. or subdistrict areas beyond the staff proposal. We strongly interest height Heritage NA voted unanimously to endorse this letter on April 28, 2025. Respectfully, {)J�� laura Grim Heritage Neighborhood Association President 21 C20-2024-010 - UNO Update1 of 1
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 …
Improving Neighborhood Livability We envision the next iteration of UNO delivering even more gains for neighborhood livability. These improvements benefit not only students but also any staff, faculty, and long-term residents in the area. They also demonstrate to skeptics that density can enhance quality of life, not degrade it. West Campus can be a showcase of how abundant housing and great public spaces go hand-in-hand – a true 15-minute neighborhood for students. We urge the Council to champion these community benefit aspects as integral to the UNO expansion’s success. Pedestrian Infrastructure & Safety We support continuing to require UNO projects to contribute to safer, more walkable streets through wide, accessible sidewalks, street trees, pedestrian lighting, and benches. These improvements will enhance pedestrian safety and comfort, supporting increased residential density. Grocery & Daily Needs Access We enthusiastically support attracting a range of full-service grocery stores and additional fresh food markets to West Campus, addressing a longstanding community need. We encourage 10 21 C20-2024-010 - UNO Update15 of 49 Staff to think more broadly about attracting grocers of different scales, from small grocers like Royal Blue to mid-sized grocers like Wheatsville Coop to larger grocers like HEB. Active storefronts and grocery options will significantly enhance neighborhood safety and livability. Transit-Supportive Features UNO’s growth directly supports transit use by reducing car dependency. Maintaining above-ground parking maximums and encouraging high-density housing near transit hubs ensures affordability and contributes positively to climate and mobility goals. Public Realm & Community Amenities We recommend prioritizing investment in neighborhood amenities such as improved green roofs, landscaping, shade trees, community gardens, and park enhancements. Livable neighborhoods require quality outdoor community spaces, which UNO can significantly support. 11 21 C20-2024-010 - UNO Update16 of 49 Appendix A Rent Limits by the Bedroom MFI Limit Single Occupancy Double Occupancy Proposed 50% $882 $485/person Existing 50% $882 $485/person 60% $1,181 $649/person Rent Limits by the Unit MFI Limit 1-Bedroom 2-Bedroom 3-Bedroom 4-Bedroom 5-Bedroom Proposed 50% $1,102 $1,260 $1,417 $1,575 $1,701 Existing 50%* $882* 60%* $1,181* - - - - - - - - *Existing program requirements for properties electing to rent by the unit set a maximum rental price regardless of the number of bedrooms within the unit. 12 21 C20-2024-010 - UNO Update17 of 49 Figure 1. Calculated Break-Even Rent per Square Foot, With and Without Land Costs Eriksen, Michael D. and Orlando, Anthony W., Returns to Scale in Residential Construction: …
C20-2024-010 UNO Update Planning Commission May 13, 2025 Paul Books, Principal Planner Resolution Goals ▪ Provide quality, safe, affordable living for all, especially for students attending colleges and universities by: Increasing housing capacity, quality, and affordability Ensuring the area provides daily needs and services Supporting the implementation of light rail and mobility enhancements 6 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 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 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 Lease and Redevelopment Requirements ▪ Density Bonus Lease & ▪ Amendments to 4-18: 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 – 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 – Windowless Bedroom Prohibition – Participating developments must commit to exterior windows in all bedrooms 20 Proposed Subdistricts Per Council’s …
C20-2024-010 REZONING, NEIGHBORHOOD PLAN, AND ORDINANCE AMENDMENT REVIEW SHEET Amendment: C20-2024-010 University Neighborhood Overlay (UNO) Update Description: Amend City Code Title 25 (Land Development) to repeal Article 3 Division 9 University Neighborhood Overlay District Requirements and to create Density Bonus University Neighborhood Overlay (-DBUNO) and rezone property generally located west of the University of Texas, east of Lamar Boulevard, south of 29th Street and north of Martin Luther King Jr. Boulevard to apply -DBUNO and amend the Central Austin Combined Neighborhood Plan, an element of the Imagine Austin Comprehensive Plan, to change the future land use map for the same property from multiple land use designations to High Density Mixed Use. Background: Initiated by City Council Resolution No. 20240418-077 and Resolution No. 2025-0130-057. The University Neighborhood Overlay, or UNO, was first adopted by Ordinance No. 040902-58 in 2004 to promote high-density, pedestrian-oriented redevelopment of the West Campus area that maintains the area's existing character and stimulates income- restricted affordable housing development. The overlay supersedes specific site development standards of the base zones and allows land uses to encourage development that serves the primarily student population of the area. This includes reduced required parking spaces, increased maximum allowable building height and bulk, and allowance for a mix of local, pedestrian-serving commercial uses. For a property to develop under UNO, additional requirements must be met, including providing affordable housing and adherence to stricter streetscape and design standards. These regulations were crafted through a robust community process involving residents and stakeholders. Since their original adoption, UNO regulations were amended in 2014 and 2019 through Ordinance No. 20140213-056 and Ordinance No. 20191114-067. The 2014 amendment allowed participating developments to rent by the bedroom and increased the affordability period from 15 to 40 years. Amendments in 2019 changed the second tier of maximum allowed building height available through the dedication of additional affordable housing units or bedrooms. These amendments demonstrate the commitment to updating UNO to address necessary changes that better serve students and the surrounding community. Since its adoption in 2004, the UNO overlay 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. In April 2024, the City Council adopted Resolution No. 20240418-077, which initiated amendments to the University Neighborhood Overlay (UNO). The Resolution included 29 distinct items for staff consideration, including amendments to the land development code, …
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 21 C20-2024-010 - UNO Update95 of 110 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 21 C20-2024-010 - UNO Update96 of 110 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 21 C20-2024-010 - UNO Update97 of 110 Transit Core & Inner West Gatekeeper Community Benefits Options ▪ Pedestrian-Oriented Commercial ▪ On-site Water Reuse System – 75% of frontage must contain pedestrian-oriented commercial uses – Projects would be ineligible for Fee-In- Lieu allowed under 25-9-414 (C) ▪ Grocery Store Use – Must contain min. 2,500 sf ▪ Transit-Supportive Infrastructure – Ex: 5,200 sf of space for a Traction Powered Substation (TPSS) – Only available in the Transit Core ▪ Green Roof – Must contain min. 4,000 sf and meet ECM performance standards ▪ Properties that provide more than 50% of bedrooms or units as affordable are exempt from community benefit requirements 26 21 C20-2024-010 - UNO Update98 of 110 Tower Spacing - Example 27 21 C20-2024-010 - UNO Update99 of 110 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 21 C20-2024-010 - UNO Update100 of 110 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 …
ORDINANCE NO. _________________ AN ORDINANCE AMENDING TITLE 25 (LAND DEVELOPMENT) OF THE CITY CODE ESTABLISHING REGULATIONS APPLICABLE TO A DENSITY BONUS PROGRAM UNIVERSITY NEIGHBORHOOD OVERLAY (DBUNO) ZONING AND REPEALING UNIVERSITY NEIGHBORHOOD OVERLAY DISTRICT REGULATIONS AND BOUNDARIES. BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF AUSTIN: PART 1. City Code Section 25-2-179 (University Neighborhood Overlay (UNO) District Purpose and Boundaries), Division 9 (University Neighborhood Overlay District Requirements) of City Code Chapter 25-2, Subchapter C, Article 3, and Appendix C - University Neighborhood Overlay District Boundaries, Subdistrict Boundaries, Height Limits, and Additional Height and Affordable University Neighborhood Overlay District Boundaries of Chapter 25-2 (Zoning) are repealed in their entirety, with section number, division number, and appendix designation, as referenced, reserved for future use. PART 2. Subsection (F) of City Code Section 25-2-32 (Zoning Districts and Map Codes) is amended to add new combining districts to read: (F) Combining districts and map codes are as follows: (25) density bonus university neighborhood overlay ….DBUNO PART 3. City Code Section 25-2-181 (Density Bonus Combining District Purpose) is amended to add a new Subsection (E) to read: § 25-2-181 DENSITY BONUS COMBINING DISTRICT PURPOSE. (E) DBUNO Combining District promotes high-density, pedestrian-friendly development in the area generally west of the University of Texas campus that: (1) provides quality, safe, and affordable living for all, especially students attending college and university, (2) preserves certain existing residential and non-residential uses, (3) modifies site development regulations, and 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 Draft 5/9/2025 Page 1 of 19 COA Law Department Working Draft - Subject to Change22 C20-2024-010 - UNO Update1 of 20 39 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 (4) grants additional building height in exchange for income-restricted housing. PART 4. Division 5, Article 3, Subchapter C of City Code Chapter 25-2 (Zoning) is amended to add a new Section 25-2-656 to read: § 25-2-656 DENSITY BONUS UNO (DBUNO) COMBINING DISTRICT REGULATIONS. (A) The boundaries and subdistricts of the density bonus university neighborhood overlay (DBUNO) combining district are identified …
Members of the Planning Commission, In 2004, after two years of hard work and biweekly meetings with renters, home owners, business owners, developers, fraternities and sororities, the University of Texas, and City a staff, plan was developed to create dense housing for students near the University of Texas and maintain a high quality of life in surrounding neighborhoods. The result of this careful planning and negotiation among varied interests was the University Neighborhood Overlay (UNO.) UNO has been extremely successful resulting in 28,000 new residents with affordable housing options in an area that was designed to be convenient to the University of Texas, pedestrian friendly, and safe. Recently, the City Council passed a resolution directing staff to make quality of life improvements to UNO and to expand the housing opportunities. Staff has attempted to follow Council direction, but we believe that the proposed height maximums of 600' and 420' are excessive and will result in luxury opportunities maximums we suggest more moderate priced student be selected that will for affordably housing, limiting height housing. Therefore, encourage the construction of reasonably priced student housing. Staff carefully limited the proposed UNO expansion to areas that are commercial or multifamily to maintain the mix of uses and housing types in the surrounding neighborhoods. Lately, there has been an organized effort coming from individuals and have no who are not stakeholders to expand the UNO to proposals object in the surrounding communities. or subdistrict areas beyond the staff proposal. We strongly interest height Heritage NA voted unanimously to endorse this letter on April 28, 2025. Respectfully, {)J�� laura Grim Heritage Neighborhood Association President 22 C20-2024-010 - UNO Update - LDC Amendment1 of 1
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 22 C20-2024-010 - UNO Update - LDC Amendment1 of 49 President SafeHorns.org Outstanding Crime Prevention Citizen Award 2016 2 22 C20-2024-010 - UNO Update - LDC Amendment2 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 …
Improving Neighborhood Livability We envision the next iteration of UNO delivering even more gains for neighborhood livability. These improvements benefit not only students but also any staff, faculty, and long-term residents in the area. They also demonstrate to skeptics that density can enhance quality of life, not degrade it. West Campus can be a showcase of how abundant housing and great public spaces go hand-in-hand – a true 15-minute neighborhood for students. We urge the Council to champion these community benefit aspects as integral to the UNO expansion’s success. Pedestrian Infrastructure & Safety We support continuing to require UNO projects to contribute to safer, more walkable streets through wide, accessible sidewalks, street trees, pedestrian lighting, and benches. These improvements will enhance pedestrian safety and comfort, supporting increased residential density. Grocery & Daily Needs Access We enthusiastically support attracting a range of full-service grocery stores and additional fresh food markets to West Campus, addressing a longstanding community need. We encourage 10 22 C20-2024-010 - UNO Update - LDC Amendment15 of 49 Staff to think more broadly about attracting grocers of different scales, from small grocers like Royal Blue to mid-sized grocers like Wheatsville Coop to larger grocers like HEB. Active storefronts and grocery options will significantly enhance neighborhood safety and livability. Transit-Supportive Features UNO’s growth directly supports transit use by reducing car dependency. Maintaining above-ground parking maximums and encouraging high-density housing near transit hubs ensures affordability and contributes positively to climate and mobility goals. Public Realm & Community Amenities We recommend prioritizing investment in neighborhood amenities such as improved green roofs, landscaping, shade trees, community gardens, and park enhancements. Livable neighborhoods require quality outdoor community spaces, which UNO can significantly support. 11 22 C20-2024-010 - UNO Update - LDC Amendment16 of 49 Appendix A Rent Limits by the Bedroom MFI Limit Single Occupancy Double Occupancy Proposed 50% $882 $485/person Existing 50% $882 $485/person 60% $1,181 $649/person Rent Limits by the Unit MFI Limit 1-Bedroom 2-Bedroom 3-Bedroom 4-Bedroom 5-Bedroom Proposed 50% $1,102 $1,260 $1,417 $1,575 $1,701 Existing 50%* $882* 60%* $1,181* - - - - - - - - *Existing program requirements for properties electing to rent by the unit set a maximum rental price regardless of the number of bedrooms within the unit. 12 22 C20-2024-010 - UNO Update - LDC Amendment17 of 49 Figure 1. Calculated Break-Even Rent per Square Foot, With and Without Land Costs Eriksen, Michael D. and …
C20-2024-010 UNO Update Planning Commission May 13, 2025 Paul Books, Principal Planner Resolution Goals ▪ Provide quality, safe, affordable living for all, especially for students attending colleges and universities by: Increasing housing capacity, quality, and affordability Ensuring the area provides daily needs and services Supporting the implementation of light rail and mobility enhancements 6 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 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 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 Lease and Redevelopment Requirements ▪ Density Bonus Lease & ▪ Amendments to 4-18: 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 – 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 – Windowless Bedroom Prohibition – Participating developments must commit to exterior windows in all bedrooms 20 Proposed Subdistricts Per Council’s …
C20-2024-010 REZONING, NEIGHBORHOOD PLAN, AND ORDINANCE AMENDMENT REVIEW SHEET Amendment: C20-2024-010 University Neighborhood Overlay (UNO) Update Description: Amend City Code Title 25 (Land Development) to repeal Article 3 Division 9 University Neighborhood Overlay District Requirements and to create Density Bonus University Neighborhood Overlay (-DBUNO) and rezone property generally located west of the University of Texas, east of Lamar Boulevard, south of 29th Street and north of Martin Luther King Jr. Boulevard to apply -DBUNO and amend the Central Austin Combined Neighborhood Plan, an element of the Imagine Austin Comprehensive Plan, to change the future land use map for the same property from multiple land use designations to High Density Mixed Use. Background: Initiated by City Council Resolution No. 20240418-077 and Resolution No. 2025-0130-057. The University Neighborhood Overlay, or UNO, was first adopted by Ordinance No. 040902-58 in 2004 to promote high-density, pedestrian-oriented redevelopment of the West Campus area that maintains the area's existing character and stimulates income- restricted affordable housing development. The overlay supersedes specific site development standards of the base zones and allows land uses to encourage development that serves the primarily student population of the area. This includes reduced required parking spaces, increased maximum allowable building height and bulk, and allowance for a mix of local, pedestrian-serving commercial uses. For a property to develop under UNO, additional requirements must be met, including providing affordable housing and adherence to stricter streetscape and design standards. These regulations were crafted through a robust community process involving residents and stakeholders. Since their original adoption, UNO regulations were amended in 2014 and 2019 through Ordinance No. 20140213-056 and Ordinance No. 20191114-067. The 2014 amendment allowed participating developments to rent by the bedroom and increased the affordability period from 15 to 40 years. Amendments in 2019 changed the second tier of maximum allowed building height available through the dedication of additional affordable housing units or bedrooms. These amendments demonstrate the commitment to updating UNO to address necessary changes that better serve students and the surrounding community. Since its adoption in 2004, the UNO overlay 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. In April 2024, the City Council adopted Resolution No. 20240418-077, which initiated amendments to the University Neighborhood Overlay (UNO). The Resolution included 29 distinct items for staff consideration, including amendments to the land development code, …
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 22 C20-2024-010 - UNO Update - LDC Amendment95 of 110 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 22 C20-2024-010 - UNO Update - LDC Amendment96 of 110 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 22 C20-2024-010 - UNO Update - LDC Amendment97 of 110 Transit Core & Inner West Gatekeeper Community Benefits Options ▪ Pedestrian-Oriented Commercial ▪ On-site Water Reuse System – 75% of frontage must contain pedestrian-oriented commercial uses – Projects would be ineligible for Fee-In- Lieu allowed under 25-9-414 (C) ▪ Grocery Store Use – Must contain min. 2,500 sf ▪ Transit-Supportive Infrastructure – Ex: 5,200 sf of space for a Traction Powered Substation (TPSS) – Only available in the Transit Core ▪ Green Roof – Must contain min. 4,000 sf and meet ECM performance standards ▪ Properties that provide more than 50% of bedrooms or units as affordable are exempt from community benefit requirements 26 22 C20-2024-010 - UNO Update - LDC Amendment98 of 110 Tower Spacing - Example 27 22 C20-2024-010 - UNO Update - LDC Amendment99 of 110 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 22 C20-2024-010 - UNO Update - LDC Amendment100 of 110 Outer West Subdistrict • More residential in character • Mid-rise development pattern • 15 to 20-minute walk to campus and with access to …
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 ORDINANCE NO. _________________ AN ORDINANCE AMENDING CHAPTER 4-18 OF CITY CODE RELATED TO DENSITY BONUS AND INCENTIVE PROGRAMS. BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF AUSTIN: PART 1. City Code Section 4-18-25 (Certification) is amended to amend Subsection (F) to read: § 4-18-25 CERTIFICATION. (F) For developments with one or more affordable units, the agreement required in Subsection (C) must, at a minimum: (1) include the applicable affordability requirements; (2) prohibit discrimination on the basis of an individual's source of income as defined in Section 5-1-13 (Definitions), (3) require dispersion of affordable units throughout the residential units; (4) require equal access and use of on-site amenities, common areas, and parking facilities; (5) require shared access routes for affordable units and market-rate units; (6) (7) (8) (9) require that affordable units include interior components that are functionally equivalent to market-rate units; limit the use of an affordable unit as a Type 2 or Type 3 short-term rental (STR); require the applicant to incorporate lease provisions that are consistent with a tenant's right to organize under 24 C.F.R. 245.100, the lease addendum required as a condition to receive City of Austin Housing Finance Corporation funds, or City Code requirement; and if applicable, address any obligations described in Division 2 (Redevelopment Requirements) and Division 3 (Density Bonus Specific Additional Requirements)[, if applicable]. Draft 5/9/2025 Page 1 of 3 COA Law Department Working Draft - Subject to Change22 C20-2024-010 - UNO Update1 of 3 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 PART 2. Article 2 (Density Bonus and Incentive Programs), Chapter 4-18 (General Permitting Standards) of City Code is amended to add a new Division 3 to read as follows: Division 3. Density Bonus Specific Additional Requirements § 4-18-34 DENSITY BONUS UNIVERSITY NEIGHBORHOOD OVERLAY (DBUNO) REQUIREMENTS. (A) This section applies to a development that requires on-site affordable units and is zoned with Density Bonus University Neighborhood Overlay (DBUNO) combining district. (B) The agreement required in Section 4-18-25 …
North University Neighborhood Association Resolution for rezoning 3710 Cedar Street for multi-family use City of Austin case C14-2025-0034.SH The North University Neighborhood has a long and colorful history of development over the last 150 years and has evolved into an amiable mix of single-family housing, duplexes and small multifamily complexes. Its history includes the construction of the Confederate Women’s Home in 1908 as well as the 1912 Aldridge Place Addition which has now been designated as a local historic district. As the city continues to densify, adding new developments has become a challenge while maintaining the overall charm and livability of the central Austin neighborhoods. The North University neighbors welcome new a(cid:431)ordable housing that fits into the existing neighborhood fabric, providing new residents with the same quality of life as the current residents. Recent code changes have removed tools that fine-tune development, allowing massive new developments to be inserted next to valuable smaller homes and developments. One concept that is missing is CONTEXT. The proposed Waverly North development ignores context, proposing 76 dwelling units within a historic building plus a new building that either provides little parking or a 4-story building that towers over neighboring homes. Either scenario will create a hardship for both potential residents and existing residents nearby. NUNA desires to remain at the forefront of inclusive neighborhoods and supports the Waverly North project. North University neighbors want to extend our quality of life to new 05 C14-2025-0034.SH - Waverly North; District 91 of 2 neighbors seeking a(cid:431)ordable housing. We deserve a seat at the table when decisions are being made that will directly impact our property values and everyday living. Therefore, the North University Neighborhood Association resolves that zoning changes for 3710 Cedar Street clearly prioritize appropriate new structures that are specified in the new zoning as limitations that may not be altered by using other code modifications or bonuses. 1 The existing SF3-H-NCCD-NP will remain on the site and multi-family use will be permitted on this site at 3710 Cedar Street under the following conditions: 2 Maintain the “H” status of the main building, making only appropriate site changes required for any new development and use of new zoning. Of utmost importance is maintaining the structure and appearance of the historic buildings on the site and obtaining approval from Austin HLC, Texas Historical Commission and the Department of the Interior. 3 Maximize building height at the …
