Planning staff propose major changes to University Neighborhood Overlay; commissioners and neighbors raise concerns over heights, parking and student leasing

Planning Department staff gave a nonvoting briefing to the Austin Planning Commission on proposed changes to the University Neighborhood Overlay (UNO), outlining expanded boundaries, higher height limits in core areas and a reworked affordability and tenant-protection package.

Paul Books, a staff planner with the City of Austin, told the commission the package responds to a 2024 City Council resolution directing updates to UNO and is intended to increase housing capacity, improve access to daily needs and support planned light rail and mobility enhancements. "The resolution's goals are to provide quality, safe, and affordable living, especially for students," Books said during the presentation.

The draft would reorganize UNO into three subdistricts and raise maximum heights substantially in two of them. A newly described Transit Core subdistrict would allow buildings up to 600 feet; the Inner West subdistrict would allow up to 420 feet (currently 300 feet); the Outer West subdistrict would be limited to 90 feet. Staff said these changes are intended to concentrate the tallest development closest to the university and planned light rail station.

Why it matters: West Campus is home to large concentrations of student housing and commercial uses; the proposed changes would increase permitted development intensity on parcels that now are outside UNO. Staff said the amendments are voluntary — properties would opt into UNO and thereby accept the overlay's requirements — but the proposal also includes changes to the future land use map and would require rezonings and public notice if the applicability area is expanded.

Key policy and standards in the draft

- Affordability: Staff proposes deeper income targeting. Participating developments would be required to provide affordable units at 50% of…