Background

The Downtown Density Bonus program was first adopted in 2013 as an incentive-based tool that allows participating developments to gain additional building height, size, or other entitlements in exchange for providing community benefits. In Texas, local governments are not allowed to use zoning laws to require affordable housing, and so bonus programs are an effective way for the City to encourage private developers to provide affordable housing units. The Downtown Density Bonus program leverages Downtown’s growth to create a more vibrant city center and provide benefits for the city as a whole. This program is available to developments within the areas outlined below:

Downtown Density Bonus Eligibility, Floor Area Ratio (FAR), and Height Map

In July 2024, City Council directed staff to update the Downtown Density Bonus program. The resolution’s goals are to update the program’s gatekeeper requirements, integrate the Rainey subdistrict, create new subdistricts, prioritize accessibility and shade opportunities, simplify the affordability program, and more closely align the program with the Equitable Transit-Oriented Development (ETOD) overlay. Additionally, in October 2025, Council again directed staff to update the program for three subdistricts by June 2026. 

Explore the three subdistricts proposed to be updated with the interactive map below. 

Scroll to zoom on the map. The map legend is shown by default. To view or hide additional map layers, select "Layers" on the left-hand side of the menu. Use the eye icons to toggle layer visibility. Some layers have additional information in pop-ups, which can be viewed by clicking specific areas of the map. Pop-up information can be viewed by selecting "Info" in the left-hand side menu. Detail on the combining districts in the map can be found in later sections.

Overview of the Downtown Density Bonus Program

Density bonus programs allow property owners to provide specified community benefits, including affordable housing, in exchange for additional private entitlements, such as a greater floor-area ratio or additional building height. Since local governments in Texas are not allowed to use zoning laws to require affordable housing, a bonus program must strike a balance between the required community benefits, extra incentives, and financial viability to ensure that developers will want to utilize the program. With this balancing act in mind, the Downtown Density Bonus program will need to focus on the most critical community benefits.

Currently, developments that aim to receive additional floor area or height through the Downtown Density Bonus program need to be within the program’s eligibility area (outlined in the Height and Eligibility Map shown above) and submit an application that is reviewed by Austin Planning staff and the Design Commission. Other than public parks and open space, and properties marked with gray hatches, all properties on the Height and Eligibility Map are eligible to participate in the program.

To be considered for the bonus, the project must also meet the program’s gatekeeper requirements and must provide community benefits, such as on-site affordable housing or fees-in-lieu that go into the city’s Affordable Housing Trust Fund. If a development’s Downtown Density Bonus application is approved, it is allowed to develop up to the maximum height or floor-area ratio specified for its subdistrict, as shown in the Height and Eligibility Map above. A development can seek to obtain additional floor area or height that exceeds the specified maximums if it offers additional community benefits above those required by the original bonus. That request would need to be reviewed by Planning Commission and City Council, who will determine if the development furthers the goals of the Downtown Austin Plan and Imagine Austin Comprehensive Plan.

Current Gatekeeper Requirements

Gatekeeper requirements are minimum requirements a development must meet to use the density bonus program. They are designed to encourage developments that facilitate a beautiful, walkable, and sustainable Downtown. The current gatekeeper requirements for the program are:

• Compliance with Urban Design Guidelines
• A commitment to provide streetscape improvements consistent with Great Street Standards
• A commitment to achieve a minimum 2-star rating under the Austin Energy Green Building program

To find more information regarding the Downtown Density Bonus program's current gatekeeper requirements, click here.

Current Community Benefits

In addition to meeting the gatekeeper requirements, the development must provide specified public amenities, or community benefits, to participate in the density bonus program. Under the existing Downtown Density Bonus program, developments can choose from a menu of community benefits, granting flexibility to provide the amenities that work best for a particular project. The existing menu of community benefits under the Downtown Density Bonus program includes:

• On-Site Affordable Housing
• Funding for Off-Site Affordable Housing (i.e., fees-in-lieu)
• A Variety of Historic Preservation Options
• Day Care Services
• Cultural Uses
• Live Music Venue
• Climate Resilience Building Standards and Green Infrastructure (i.e., green roof, rain gardens, etc.)
• Publicly Accessible On-Site Plaza(s)
• Funding for Off-Site Parks

To find more information regarding the Downtown Density Bonus program's current community benefits, click here.