C20-2024-018 - Downtown Density Bonus Update - Phase 2
C20-2024-018 - Downtown Density Bonus Update - Phase 2
Amendments to City Code Title 25 (Land Development) to modify the Downtown Density Bonus (DDB) program regulations, including height allowances, gatekeeper requirements, community benefits, and parking standards.
What is the Downtown Density Bonus program?
The Downtown Density Bonus (DDB) program was first adopted in 2013 as an incentive-based tool that allows participating developments to gain additional building height, size, and other entitlements in exchange for providing community benefits. In Texas, local governments are not allowed to use zoning laws to require affordable housing, so density 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.
Why is the program being updated?
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, 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.
In response to these resolutions, the update of the Downtown Density Bonus program has been split into two phases. Phase 1 of the update was adopted by City Council in May 2026 with Ordinance No. 20260528-067 and codified in City Code §25-2-657 and applies to the orange portion of the map, shown below. Phase 2 of the update will consider applying the Downtown Density Bonus Program to the remainder of the Downtown area and to the South Central Waterfront area, indicated by the purple portion of the map.
No regulations in the purple study area of the map have been changed at this time; until Phase 2 of the update is adopted, those areas either continue to remain ineligible or continue to be eligible for and subject to the previous (“Legacy”) version of the Downtown Density Bonus program.
Scroll to zoom on the map. The map legend is shown by default. Layers may take a few seconds to load and become visible. To view or hide additional map layers, select “Layers” on the left-hand side 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 on the map. Pop-up information can be viewed by selecting “Info” in the left-hand side menu.
Submit a Comment/Question: Your input is important to us. If you have a question or comment, please don't hesitate to let us know using the form below. Please note, depending on when you submit your input or question and the volume of input received, you may not receive a personalized response; however, all input will be shared with staff, Planning Commission, and City Council.
Contact Information
Case Manager: Warner Cook
Principal Planner, Austin Planning
Email: LDCupdates@austintexas.gov
Call: 512-978-1724
Central City District Plan
The City Council resolution for the Downtown Austin Plan update called for a new 10-year blueprint that provides a renewed vision for Downtown. That vision is now known as the Central City District Plan, and has been expanded to include Downtown, the South Central Waterfront, and the University of Texas/University Neighborhood Overlay areas.
For more information on this exciting update, please visit the Central City District Plan SpeakUp page here!