UNO Overview

The University Neighborhood Overlay, or UNO, was first adopted in 2004 to promote high-density, pedestrian-oriented redevelopment of the West Campus area that maintains the area's existing character and stimulates income-restricted affordable housing development. By design, the overlay supersedes specific site development standards and allows land uses to encourage development that serves the primarily student population of the area. This includes reduced required parking spaces, increased maximum allowable building height and bulk, and allowance for a mix of local, pedestrian-serving commercial uses. For a property to qualify to develop under UNO, additional requirements must be met, including providing affordable housing and adherence to stricter streetscape and design standards. These regulations were crafted through a robust community process involving residents and stakeholders.     

Since their original adoption, UNO regulations were amended in 2014 and 2019. The 2014 amendment allowed participating developments to rent by the bedroom and increased the affordability period from 15 to 40 years. Amendments in 2019 created a second tier of maximum allowed building height available through the dedication of additional affordable housing units or bedrooms. These amendments demonstrate the commitment to updating UNO to address necessary changes that better serve students and the surrounding community.

 

This map shows the UNO boundary in orange, with aerial imagery from 2003 on the left and current imagery on the right. Use the swipe tool to view the change over time.

Since its adoption, the UNO overlay has facilitated the development of over 10,000 housing units or bedrooms in the West Campus Area, profoundly shaping the housing experience for thousands of students. Notably, UNO has led to the creation of 972 income-restricted bedrooms and 401 income-restricted units since 2004. Research from the Housing Department suggests that this increased supply near campus has helped mitigate the intense rent growth across Austin in market-rate units. Additionally, the overlay’s design standards have contributed to a safer, more walkable neighborhood, reducing the likelihood of pedestrian accidents. The Parking Benefit District has also supported roadway improvement projects in the area.

Despite these successes, there are areas where improvements are needed to achieve the desired built environment better and address the programmatic and infrastructural demands of increased density. For example, many new developments within the program have been constructed with windowless bedrooms, raising concerns about occupants' quality of life and mental health. Moreover, the program does not require parity in bedroom and unit features between income-restricted and market-rate units. Despite the dense residential environment fostered by the program, the area still lacks essential services, such as a full-service grocery store. Housing Department analysis revealed that only a small portion of UNO residents are within walking distance of a supermarket.

While UNO has delivered primarily positive outcomes, there are opportunities for further improvement and refinement. With a clear understanding of the program’s history and current conditions, the City is preparing updates and strategic projects to enhance the area equitably.