Real estate
BY BEN THOMPSON
Building program to be revised
The action taken
DB90 is viewed by some City Council members and advocates as a key affordability tool, and has been well-received for its potential to transform vacant property and create new workforce housing. It’s also fallen under regular public criticism for allowing more intensive development that doesn’t account for individual neighborhoods, and for dis- placement pressures tied to higher-end residences rising in lower-income areas. Mayor Kirk Watson acknowledged concerns this spring, saying DB90 had become an “unhappy experience.” Council supported a Watson proposal in June to create more “density tiers” for building programs, with varied height and affordability levels that could better fit different parts of town. The updates may also add redevelopment require- ments, like a one-to-one unit replacement policy.
submitted and approved since then. It rapidly became more popular than other multifamily options and about one-third of 2024 zoning applications in Austin were for DB90. DB90 generally requires 10%-12% of new housing to be affordable based on the local median family income. For properties on major streets, most ground floor square footage must also be set aside for retail. Cases approved so far could result in thousands of new apartments and condos around Austin including hundreds of income- restricted units.
An Austin development program that’s been both widely used and criticized since its creation last year is being revised, after city officials acknowledged unintended effects of some development under the policy. Austin has several bonus programs allowing the city to trade building allowances for public benefits in new construction. One, DB90, allows mixed-use projects up to 90 feet tall as long as they include a share of income- restricted housing. DB90 has drawn significant interest since its creation in early 2024 with dozens of rezonings
275
35
MOPAC
183
DB90 rezoning in Austin City officials have approved rezoning requests around Austin for mixed-use projects that include a share of income-restricted housing that can build up to 90 feet tall.
290
183 TOLL
The impact
E. MARTIN LUTHER KING JR BLVD.
360
Prominent opposition rose this spring from residents at West Austin’s Acacia Cliffs apartments, who rallied against redevelopment plans there. They argued their current housing, while dated, was naturally affordable compared to other options and that they’d be priced out by new construction. After several postponement efforts by local council member Marc Duchen, and citing uncertainties about resident impacts, officials unanimously signed off on DB90 zoning for the site in June.
CESAR CHAVEZ ST.
S. LAMAR BLVD.
MONTOPOLIS DR.
183
Approved by City Council Under review
290
W. STASSNEY LN.
71
35
MOPAC
NOTE: AS OF JULY 10, 2025 SOURCE: CITY OF AUSTIN/ COMMUNITY IMPACT
S. CONGRESS AVE.
MAP NOT TO SCALE N
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