Austin City Council Updates New Density Bonus Program DB90
In Austin, the City Council held a meeting on Thursday to discuss updates to the city’s newest density bonus program, known as DB90. This program, which was only introduced in February, is designed to encourage developers to build taller buildings in exchange for community benefits, including affordable housing and pedestrian-friendly commercial spaces.
Replacing VMU2
DB90 came about after the previous program, VMU2, was invalidated by a court ruling earlier this year. The quick rollout of DB90 was aimed at providing a solution to the challenges posed by VMU2. Both DB90 and its predecessor aim to foster density in the city. However, the recent updates have stirred up some concerns within the community.
Community Concerns Grow
Residents from neighborhoods like Cesar Chavez have voiced their concerns about noise from ongoing developments. Community organizations such as the Govalle/Johnson Terrace Neighborhood Plan Contact Team and the Austin Neighborhoods Council have even called for a pause on DB90 rezonings until a thorough review of potential cumulative impacts can be conducted.
Ana Aguirre, the President of the Austin Neighborhoods Council, wrote to the City Council expressing worry that the DB90 program might not respect the residential character of neighborhoods. Aguirre explained that the new program allows for DB90 on lots with a variety of commercial zoning categories, which could lead to a broader application than originally intended.
Despite this push for a moratorium, the City Council did not grant it. Out of nine requests for postponement regarding DB90 cases, four were postponed while four were approved. Additionally, five other DB90 cases received full approval during Thursday’s meeting.
Commitment to Affordability
Mayor Pro Tem Leslie Pool reaffirmed the council’s commitment to using DB90 as a tool for ensuring economic opportunity for all residents in Austin, aiming to expand affordability measures further. “There’s a lot more to do,” Pool said. “I see DB90 as a key element in this work.”
Amendments Approved
During the meeting, the council officially approved amendments to the DB90 program. Notably, it was clarified that DB90 regulations will take precedence over existing Land Development Code when applicable. This change is meant to simplify the implementation of the program.
Furthermore, the new rules adjust the commercial space requirements under DB90. The requirement will now dictate that 75 percent of the ground floor along the main street must be commercial, instead of the previous requirement for the entire ground floor area. Additionally, this change now allows for a wider range of commercial activities, such as convenience services, food sales, and live/work units.
Noise Mitigation Measures
One important aspect discussed was the need for noise mitigation through compatibility screening requirements. This measure aims to tackle noise pollution from buildings rather than simply reducing acceptable decibel levels. The current limit for mechanical equipment is set at 70 decibels, but there’s a push from some community advocates to reduce this to 45 decibels. While the council opted to maintain the existing limits, Council Member Ryan Alter shared his intention to address the overall issue of noise in residential areas in a more comprehensive manner in the future.
Support for Displaced Residents
Another significant amendment includes provisions for tenant notifications and relocation support for residents affected by new DB90 developments. These benefits will aid tenants by providing them with notice, relocation funds, and the option to terminate their lease without penalty or transfer to the new development for at least a year.
As the City Council continues to adjust DB90, residents and community groups will keep a close eye on how these changes affect their neighborhoods. The future of Austin’s development strategies remains a topic of considerable discussion as the city navigates growth and community needs.
