Chris Page, Community Member argued that the applicant "never had VMU rights" and claimed the rezoning lacks demonstrated need or cogent planning principles. He stated that Geryser Group has "dmonstrated the need or cogent planning principles that would underlie this change." He also highlighted demographic concerns and affordability issues in the census tract, arguing that the citywide average MFI doesn't help their neighborhood.

Jenny Grayson, President of McKinley Heights Neighborhood Association questioned the justification for additional entitlements, pointing out that the buildable volume would increase by 97% with DB90 zoning, while the percentage of affordable units only increases by 2%. She asked, "Where are our community benefits in this equation?" She raised concerns about traffic impact, stating, "It only takes one car trying to make a left turn into the garage and six cars behind it to block the intersection at Airport Boulevard." She warned about potential displacement, saying, "All the families living around this red box will most certainly be displaced if this parcel is zoned DB90."

2900 Oak Springs Drive exemplifies the challenges facing affordable housing developers in Austin amidst evolving density bonus programs. The Geyser Group, led by Michael Bernstein, is seeking to rezone the 2.06-acre site from CS-MU-V-NP to CS-MU-V-DB90-NP for a 240-unit residential development with mixed-use components. The proposal promises 29 affordable units out of 240 total units, adhering to DB90 requirements.

City Council 9/12/24

Despite its potential to address housing needs, the project faced community opposition. Chris Paige, a neighborhood representative, argued for postponement at the May 28, 2024 Planning Commission meeting.

The Council moved forward with approval. At the September 12, 2024 City Council meeting, the project received final approval on all three readings, despite continued community opposition.

Developer/Owner: The Geyser Group, Michael Bernstein Email: [email protected] LinkedIn

The Sephira Group led by Max Ginsburg, is pushing forward with the development at 1500 W Stassney Lane, where the zoning is set to change from CS-V-NP, LR-NP, GR-V-NP, and MF-3-NP to CS-MU-V-DB90-NP. This zoning change would enable a mixed-use development, combining multifamily residential units with commercial spaces.

The proposal includes 186 residential units, with 10% of the units designated for households earning 50% of the Median Family Income (MFI) or 12% for those earning 60% MFI, with affordability locked in for 40 years. The City Council vote on August 29, 2024, was approved the project on consent without discussion.

City Council 8/29/24

The 501 Pedernales Street project, proposed by Pedernales Property Holdings LLC, seeks to rezone 1.79 acres from CS-MU-V-CO-NP to CS-MU-V-CO-DB90-NP to allow for a mixed-use development with 200 multifamily units and 10,000 square feet of specialty retail. The project's location near public transit, parks, and schools aligns with the city's goals for transit-oriented development.

City Council 8/29/24

The proposal has generated community opposition, with several residents expressing concerns during the August 29, 2024 City Council meeting. Alexandria Anderson, representing the Martin Luther King Neighborhood Association, highlighted concerns about quality of life and safety. Despite the community opposition, the City Council approved the rezoning on all three readings with no discussion on August 29, 2024.

The E5ATX Rezone project, proposed by E5ATX LLC aims to rezone approximately 0.31 acres at 2613-2619 East 5th Street from LR-CO-MU-NP and GR-CO-MU-NP to CS-MU-DB90-CO-NP. The site currently houses a duplex, office, and single-family home built between 1945 and 1970. This rezoning would enable a mixed-use development, potentially featuring commercial uses on the ground floor and residential units above, utilizing the recently enacted DB90 combining district. For this project, the developer must provide either 12% of rental units at 60% MFI or 10% at 50% MFI for a 40-year period.

City Council 8/29/24

Community response has been predominantly negative. Monica Guzman from Go Austin/Vamos Austin voiced concerns about the impact on Eastern Crescent neighborhoods. Alexandria Anderson of the Martin Luther King Neighborhood Association highlighted quality of life and safety concerns. Govalle resident Noe Elias called for postponement to allow time for impact analysis and community benefit negotiations. On August 29, 2024, the City Council approved the rezoning on first reading.

The rezoning case for 3020 East Cesar Chavez Street, owned by James Eustace of Eastside Partners LLC, seeks to change the zoning from CS-MU-V-CO-NP to CS-MU-V-DB90-CO-NP. The 2.345-acre site is currently developed with professional office uses. The proposed rezoning would allow for a mixed-use building with ground-floor commercial and multifamily residential above, utilizing the new DB90 density bonus program to replace the invalidated VMU2 zoning.

City Council 8/29/24

However, at the August 29, 2024 City Council meeting, several community members expressed concerns about DB90 cases in general. Monica Guzman, Policy Director for Go Austin/Vamos Austin, urged the postponement of all DB90 cases, other speakers raised issues about the impact on neighborhood plans, floodplain concerns, and the removal of retail requirements for ground-floor spaces. Despite these concerns, the City Council approved the rezoning on all three readings with no discussion.

The proposed development at 2706 Gonzales Street and 2730 E 7th Street in Austin, submitted by The Dale L. Martin and Suzan S. Martin Revocable Trust, seeks to rezone 3.117 acres from CS-V-NP to CS-V-DB90-NP. This project in the Govalle/Johnston Terrace Neighborhood Plan area aims to construct a mixed-use development with 360 residential units and 12,975 square feet of general office space. The proposal's affordability component offers either 12% of rental units at 60% MFI or 10% at 50% MFI for 40 years, potentially creating 43 affordable units in a prime location near downtown Austin.

City Council 5/30/24

The project has progressed smoothly through the approval process with the City Council approving the zoning change on May 30, 2024, also on consent without debate. As the project advances, developers should consider site connectivity and potential infrastructure improvements. The Parks and Recreation Department suggested a connection along Boggy Creek to improve neighborhood connectivity, though funding for such improvements may be limited under new parkland dedication rules.

The rezoning case for 830 Airport DB90 (C14-2024-0081) involves a 2.5-acre site at 830 and 838 Airport Boulevard and 917 and 923 Shady Lane. The applicant, 838 Airport 2017, LP, is seeking to rezone the property from CS-MU-V-CO-NP to CS-MU-V-DB90-CO-NP to allow for a mixed-use development with 360 multifamily residential units and retail space.

The case aims to accomplish two main goals: implement DB90 zoning in accordance with prior Council action and clean up a discrepancy in the previous rezoning ordinance.

Planning and Zoning 8/13/24

The Planning Commission recommended approval of the rezoning on August 13, 2024, with no discussion with City Council meeting still pending. The proposal's location on Airport Boulevard, an Imagine Austin Corridor, and its proximity to the Springdale Station Neighborhood Center make it a prime candidate for increased density and mixed-use development under the DB90 program.

CSW Development is proposing to rezone a 1.333-acre site at 5200 East 5th Street from CS-CO-NP to CS-MU-V-CO-DB90-NP to allow for a mixed-use development with multifamily residential above professional office uses. The project would include 116 total units, with a minimum of 10% affordable at 50% MFI or 12% at 60% MFI for 40 years under the DB90 zoning requirements. The development would also include 4,425 square feet of commercial space.

Community member Valerie Menard expressed concerns about the rushed process for approving DB90 zoning, stating, "The process for approving DB90 zoning has been rushed voting on amendments this morning to allow you to vote on 42 zoning cases later today." She also criticized the affordability requirements.

City Council 8/29/24

The case was scheduled for City Council consideration on August 29, 2024, but was postponed to September 26, 2024, at the applicant's request. This DB90 case highlights the ongoing debate in Austin regarding the balance between increased density and affordability requirements.

The rezoning case for 821 Woodward Street seeks to add the Density Bonus 90 (DB90) combining district to an existing 15.845-acre site currently zoned GR-V-CO-NP. The applicant, SACHEM Inc., represented by Amanda Swor of Drenner Group, is requesting to rezone the property to GR-V-DB90-CO-NP to allow for a mixed-use development with 695 residential units. The DB90 combining district would permit a maximum height of 90 feet (30 feet above the base zoning) in exchange for affordable housing. The project's affordability component requires either 12% of rental units at 60% MFI or 10% of rental units at 50% MFI for 40 years.

Community response has been relatively positive, with the South River City Citizens Neighborhood Association (SRCC) expressing support for the rezoning. In a letter dated May 8, 2024, SRCC President Noah Balch stated that the proposal aligns with the project they supported in June 2023, noting that SACHEM is not proposing changes to the terms of the conditional overlay.

City Council 8/29/24

At the August 29, 2024 City Council meeting, the rezoning was approved on consent with no discussion on all three readings.

The Vargas Mixed Use project, proposed by Jay Chernosky of Vargas Properties I LTD and Jayco Holdings I LTD, seeks to rezone 4.31 acres at 400 Vargas Road and 6520 Lynch Lane from GR-NP and LR-NP to CS-DB90-NP and LR-DB90-NP. The proposal aims to develop up to 149 multifamily units on the currently undeveloped site. The project is located within the Montopolis Neighborhood Planning Area, which has historically been an area of concern for gentrification and displacement.

The application has undergone several changes since its initial submission. Originally requesting CS-MU-NP and LR-MU-NP zoning, the developers amended their application to utilize the new DB90 combining district after its creation. A key aspect of the proposal is the request to waive the DB90 ordinance's ground-floor Pedestrian-Oriented Commercial Spaces requirement.

City Council 8/29/24

The case has seen multiple postponements throughout its review process. On August 29, 2024, the City Council approved an applicant-requested postponement to October 10, 2024.

The Montopolis-Fairway Mixed Use development, proposed by 3rd Angle Developments aims to rezone 1.92 acres from SF-3-NP & GR-NP to CS-DB90-NP. The project plans to create 76 residential units, with 10% (18 units) reserved for households at 50% MFI for 40 years under DB90 zoning. This aligns with Austin's push for increased housing in transit-oriented areas, as the site is near bus stops and within the Riverside Station Imagine Austin Corridor. The development is expected to generate 1,337 new daily trips, distributed across Montopolis Drive (50%), Fairway Street (40%), and Caddie Street (10%).

The case has sparked diverse reactions from planning commissioners and community members. Commissioner Grayson M Cox expressed concerns about the stark contrast between the proposed 90-foot development and surrounding single-family homes, suggesting alternatives like DB60 or DB75.

City Council 9/12/24

The Planning Commission approved the GR-DB90-NP zoning on August 13, 2024. However, at the September 12, 2024 City Council meeting, the case was further postponed to October 24, 2024, due to neighborhood opposition.

Urban Genesis' proposed 250-unit multifamily development on 3.08 acres at 5931 and 6003 1/2 Dillard Circle has sparked intense debate over Austin's new DB90 zoning category. The project, which seeks to rezone from CS-MU-V-CO-NP to CS-MU-V-CO-DB90-NP, would provide either 12% of units at 60% MFI or 10% at 50% MFI for 40 years.

City Council 8/29/24

The project has faced significant opposition from neighbors concerned about its scale and proximity to single-family homes. At the August 29 City Council meeting, the case was postponed to September 26 at the request of the neighborhood.

The East 51st Street and Cameron Road project, proposed seeks to rezone 8.46 acres from CS-V-CO-NP, CS-V-NP, and CS-1-V-NP to CS-V-DB90-CO-NP. The development aims to create a mixed-use space with 550 residential units, 40,000 square feet of retail, a 40,000 square foot grocer, and 150,000 square feet of office space. The proposal maintains a conditional overlay prohibiting certain uses like drive-through facilities, automotive services, and pawn shops.

City Council 8/29/24

The case was initially postponed at the July 18, 2024 City Council meeting to August 29, 2024, to allow consideration alongside other DB90 cases and a related code amendment, where the rezoning was approved on consent for all three readings. Council Member José "Chito" Vela highlighted the development's potential to transform "empty lots and abandoned buildings" into a vibrant mixed-use area with a grocery store, retail space, and housing units.

This is Part 1 of DB90 Data. Our comprehensive Part 2 DB90 report dives deep into:

DB90 Data Part 2 will be available with Austin Ultraground One and Austin All-In plans only.

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