Amid heated discussions and public concern, the Austin City Council approved a series of updates to the city's density bonus program, known as DB90, during their Thursday session. Despite the DB90 zoning category being a recent February introduction, it underwent swift revision in response to court rulings and community feedback.
DB90, which came as a swift response to a court decision that invalidated its predecessor named VMU2, encourages higher density, facilitating the construction of taller buildings in exchange for contributions to community amenities such as affordable housing and pedestrian-friendly commercial spaces. As reported by the Austin Monitor, the Austin Neighborhoods Council and Govalle/Johnson Terrace Neighborhood Plan Contact Team, among others, had called for a pause on DB90 rezonings, citing concerns about the program's expansive reach and potential to undermine existing residential neighborhood character.
However, the requested moratorium on DB90 did not take hold. In action, out of nine cases from East Austin that faced postponement requests, only four were delayed, while five were approved by the City Council. Mayor Pro Tem Leslie Pool emphasized the objectives of inclusion and economic participation. "I am confident that we will also continue to improve and expand affordability tools so that Austin can be a home for everyone. That continues to be my goal, and I see DB90 as a key element in this work," Pool told the Austin Monitor.
The amendments approved by the council aim to reconcile DB90 regulations with the existing Land Development Code, asserting the program's guidelines in cases of conflict. Modifications specify that 75 percent of ground floor commercial space is required only along principal streets, rather than throughout the entire ground level. New commercial opportunities also enter the mix, with provisions for convenience services and restaurants, and an allowance for live/work units to contribute toward the commercial requirement.
Alterations to the program also integrated compatibility screening standards meant to address noise concerns without altering the established 70-decibel limit for mechanical equipment, which some Planning Commission members and neighborhood advocates had suggested reducing to 45 decibels. While the decibel limit remained unchanged, Council Member Ryan Alter expressed an intention to consider the regulation of noise in residential areas more comprehensively in the future, highlighting a distinction between temporary and mechanical noise sources. "I could see there being some need to treat these potentially very differently," Alter shared in a council presentation.
Enhancements to tenant rights were another feature of the update, ensuring that residents ousted by new DB90 developments receive notice, are offered relocation assistance, and have the choice to end their leases without penalties or to lease within the new development for a minimum of one year. The council's actions reflect an ongoing struggle to balance growth with community welfare and the integrity of neighborhood environments.
