Austin proposes new zoning regulations for development in UNO district

The Austin Planning Commission convened on April 8, 2025, to discuss significant updates to the Urban Neighborhood Overlay (UNO) program, focusing on development standards and affordability requirements in the area. The meeting highlighted proposed changes aimed at balancing growth with community needs, particularly in relation to affordable housing.

The session began with a presentation outlining an exemption from community benefit requirements for developments that provide a majority of their units or bedrooms as affordable. This exemption is intended to encourage more affordable housing options within the UNO district. The staff also presented research on regulations for tall buildings, proposing that buildings over 20 feet must step back from property lines to mitigate impacts on neighboring structures.

Key discussions included the Outer West Subdistrict, which is set to follow a mid-rise development pattern with a maximum height of 90 feet. Notably, community benefit requirements will not apply to this subdistrict, allowing for more flexible development options. The commission also addressed compatibility concerns for properties near single-family homes, emphasizing the need for careful planning in these areas.

A significant focus was placed on affordability requirements for developments participating in the density bonus program. The existing program allows for properties to meet affordability standards by providing a percentage of bedrooms or units as affordable. The proposal aims to deepen affordability by requiring developments to offer units at the 50% Median Family Income (MFI) level, making housing more accessible for students and low-income residents.

The commission discussed a tiered affordability requirement system that incentivizes developers to provide affordable units in exchange for height bonuses. In the transit core and Inner West Subdistricts, developments can achieve a maximum height of 300 feet by offering a specified percentage of affordable units. This approach is designed to maximize affordable housing production while accommodating growth.

Community engagement was a key theme, with the staff reporting that they had consulted with various stakeholders, including neighborhood groups and tenant advocates. Two public surveys were conducted, gathering over 600 responses that highlighted community priorities such as diverse building types and strong support for affordable housing.

The meeting concluded with a reminder of upcoming hearings, with the Planning Commission set to reconvene on April 22 and the City Council scheduled to consider the proposal on May 8. The discussions underscored the city's commitment to addressing housing affordability while managing urban development effectively.