Background
In 2006, City Council adopted the North Burnet/Gateway Vision Plan, which aimed to transform the area's auto-oriented commercial and industrial uses into a lively, mixed-use neighborhood that is more pedestrian- and transit-friendly. To accomplish the goals of the vision plan, Council in 2009 adopted the North Burnet/Gateway Regulating Plan, which established development and design standards for the area. Multiple amendments to the regulating plan since 2013 have facilitated the redevelopment of the area's older industrial, office, and warehouse sites in favor of mixed-use development with increased housing density, a variety of office spaces, and vibrant store fronts for small retail businesses. The recent construction of two new CapMetro Red Line commuter rail stations, one at the Uptown ATX campus and the other at McKalla to serve the Q2 Stadium, have generated significant development interest in the area. 

On May 19, 2022, City Council initiated amendments to the Commercial Mixed-Use (CMU) Gateway Subdistrict of the North Burnet/Gateway Regulating Plan to increase floor-to-area ratio (FAR) and building height when using a development bonus as executed in Ordinance No. 20221027-044. With this action, the maximum FAR increased from 8:1 to 12:1, and the maximum building height increased from 308 ft. to 420 ft. Following the Council action on CMU-Gateway, the Planning Commission initiated amendments to the Transit-Oriented Development (TOD) subdistrict to increase the maximum FAR and building height when using a development bonus. As a result, the City Council approved Ordinance No. 20230209-046. With this action, in the TOD-Gateway zone the maximum FAR  subdistrict increased from 8:1 to 12:1, and the maximum building height increased from 308 ft. to 491 ft. Furthermore, in the TOD-Midway zone, the maximum FAR increased from 5:1 to 12:1, and the maximum building height increased from 240 ft. to 491 ft.

Summary of Proposed Amendment

On May 4, 2023, City Council adopted Resolution No. 20230504-20, which initated additional amendments to the North Burnet/Gateway Regulating Plan. Council will consider the amendments in two phases. The first phase, to be considered by Council on October 19th, will accomplish the following: 

1. Apply a wider variety of subdistricts to parcels in the North Burnet/Gateway Regulating Plan west of Loop 1/Mopac Expressway.
2. Amend sign regulations.
3. Amend the Land Use Standards.
4. Amend building step-backs.
5. Amend height limitations in certain districts.
6. Amend compatibility standards.

The second phase of amendments, to be considered by Council in March 2024, will accomplish the following: 

1. Upate the area's existing development bonus program
2. Create a new development bonus program
3. Eliminate minimum parking requirements

Phase 1 Review and Adoption Timeline

• August 16th: Recommended for approval by the Codes and Ordinances Joint Committee on a 6-0-1 vote
  • Click here to view the staff report, and presentation
• September 12th: Recommended for approval by the Planning Commission on a unanimous vote
• October 19th: Approved by City Council on a 10-0-1 vote

Phase 2 Review and Adoption Timline (exact dates to be determined)

• January 2024: To be reviewed by the Codes and Ordinances Joint Committee
• February 2024: To be reviewed by the Planning Commission
• March 2024: To be reviewed by City Council

Case Manager Contact

Jorge Rousselin, Planning Department, Jorge.Rousselin@austintexas.gov, +1 (512) 974-2975