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Commission urges council to let nonresidential uses access density bonuses outside downtown
Summary
The commission voted unanimously to ask City Council to allow mixed-use projects outside downtown to use DB-90 and DBE-Todd density programs for nonresidential uses above ground-floor levels, to support more mixed-use development without lengthy PUDs.
The Austin Planning Commission unanimously approved a motion recommending that City Council revise two density-bonus sections so that nonresidential and mixed-use projects outside downtown can use density programs to achieve heights and floor-area allowances comparable to residential projects.
Commissioner Ahmed introduced the motion asking that, as the city updates DB-90 and DBE-Todd in response to state law changes, density programs should permit nonresidential projects to access equivalent height and density as residential projects and allow mixed-use configurations (nonresidential on various floors) without requiring lengthy planned-unit-district (PUD) processes. The commission voted in favor unanimously.
Developer and civic speaker Bailey Harrington told the commission he strongly supported the change, saying the DBE-Todd language as written prevents sensible mixed-use projects and can block otherwise celebrated projects that mix office, hotel or fitness uses with housing. Harrington urged staff to provide an administrative path so projects do not require repetitive council approvals.
Commissioners speaking for the motion said the change would help build complete, walkable, mixed-use nodes and align density tools with other city priorities such as transit-oriented development and Project Connect. Commissioner Powell cited out-of-town examples and said the change could reduce later retrofit barriers when building floors are limited to specific uses.
The motion sends a clear direction to council and staff to consider code language that accommodates nonresidential and mixed-use floor plans in DB-90 and DBE-Todd while preserving mechanisms to ensure community benefits and prevent loopholes.
