May 14, 2026

Honorable City Council, Commissioners, and Staff:

The Downtown Austin Neighborhood Association (DANA) recommends several improvements to the C20-2024-018 phase 1 Downtown Density Bonus Program (DDBP) updates.

We have previously highlighted fundamental flaws in the DDBP, called for granting unlimited height and floor area ratio (FAR) by right, and for dedicating the resulting extra property tax revenue to affordable housing and other community benefits.

We believe housing is itself a community benefit. Setting base entitlements below what the market demands, while “taxing” density beyond those base entitlements, constrains housing production and leads to a chronic housing shortage.

However, recognizing that you are likely to move forward with more modest updates to the DDBP, we recommend:

• 1. Eliminate the “cliff” and apply the fee in lieu only to the marginal square footage beyond each height threshold.
• 2. Remove or relax the Chapter 4-18, Division 2 provisions.
• 3. Allow for administrative approval of DDB850 projects, in addition to DDB400 projects.
• 4. Increase the base height entitlement to 500 feet.
• 5. Raise the 1,200 foot height ceiling to a level that, for all practical purposes, is infinite.

We urge you to consider these recommendations to improve the proposed phase 1 DDBP updates. At the same time, we reiterate our call for restructuring the program to address its fundamental flaws.

Sincerely,

Board of Directors
Downtown Austin Neighborhood Association (DANA)
info@downtownaustin.org
(512) 593-2621

 
DANA proudly supports Montserrat Garibay for the Texas House District 49 runoff election coming up this May! Montserrat is committed to priorities that align with our vision of a more affordable, walkable and vibrant downtown for all.

We believe she is the best choice to continue recent work the Legislature has done to improve affordability. That is why she has support from across the political spectrum, and has clearly earned our vote.

Early voting for the primary runoff election begins Monday, May 18, 2026 and ends Friday, May 22, 2026. Election Day is Tuesday, May 26, 2026. Polls are open 7 a.m. to 7 p.m.. Find your polling place and check what’s on your ballot here.

🎟️ Downtown Safety Forum (May 2026)
🗓️ Thursday, May 21, 8:30 – 9:30 am
📍 Online via Zoom

Join the Downtown Austin Alliance, Austin Police Department officials, and downtown stakeholders for a virtual monthly forum to discuss downtown safety updates, crime data, road closures, and more.

The agenda includes a presentation from Austin Fire Marshal Carrie Stewart on scheduling after-hours fire system inspections and a presentation from Austin Energy’s Bill Sparks on the downtown power network and how to prepare for possible outages during power emergencies.

All downtown property and business owners, managers, security providers, tenants and residents are encouraged to participate.

RSVP

🎟️ May Shoal Creek Clean-Up
🗓️ Saturday, May 9, 8:45 am – 10 am
📍 The Independent @ 301 West Ave.

Volunteers will meet Saturday, May 9, 2026 outside The Independent (301 West Ave. at 8:45 am, with the clean-up commencing at 9 am. While the efforts of the growing group of volunteers is paying off, trash tends to accumulate unless we stay vigilant!

The monthly collaboration continues with APD, the Downtown Austin Alliance (DAA), and the Downtown Austin Community Court to assist with this important initiative.

🎟️ Downtown Safety Forum (April 2026)
🗓️ Thursday, April 16, 8:30 – 9:30 am
📍 Online via Zoom

Join the Downtown Austin Alliance, Austin Police Department officials, and downtown stakeholders for a virtual monthly forum to discuss downtown safety updates, crime data, road closures, and more.

The April meeting will include updates from APD’s Commander Chaudoir, and a presentation on Austin 3-1-1 by Carrie Fidler with the 3-1-1 call center

All downtown property and business owners, managers, security providers, tenants and residents are encouraged to participate.

RSVP