From: Hirsch, Michael L. Sent: Saturday, November 17, 2012 4:55 PM To: kcutsinger@cutsingercustomhomes.com; ross@austincentricrealty.com Cc: Bart Whatley (bartley68@yahoo.com); Rafi Anuar; Bruce Fairchild (fincap2@texas.net); Julia Reynolds Subject: Re: 718 and 722 Harris Ave. Mr. Kevin Cutsinger 1979 CR 200 Liberty Hill, TX 78642 Mr. Ross Cole 502 West 30th Street Austin, TX 78705 Dear Mr. Cutsinger and Mr. Cole: I am writing at the request of members of the Hancock Neighborhood Association (HNA) to bring to your attention several concerns regarding your recent acquisition of the above properties. Until now, that property has been a single-family residence on three small lots utilized as a day care center. I am pleased that someone intends to remove a problem structure from our neighborhood and that you plan to invest in new housing. However, the pattern of your ownership of another parcel at 2917 Rio Grande, together with the building permit recently obtained for 306 Franklin Blvd, suggest that you may intend to build three duplexes, each with six bedrooms and four baths per site. Such a configuration would discourage rental to persons other than students. I must tell you frankly that HNA intends to vigorously oppose converting this property into dormitory-style student rental housing. If that is what you mean to do, we hope you will work with us for creative options that could satisfy both your business interests and the interest of the Hancock community. There is an old saying: “A place for everything, and everything in its place.” HNA believes that Harris Avenue is not the right place for dormitory-style duplexes. Here are some our interests: Safety of Lee Elementary School Children. But for Waller Creek and Harris Avenue separating them, these properties would adjoin the Lee Elementary schoolyard. At least twice daily during the school year, and frequently after hours for plays and festivals, Harris Avenue is congested with children and their parents, some pushing baby carriages. They arrive by car, by foot, and by bicycle. The addition of possibly 18 college students and their vehicles will increase the risk of accidents on an already too-busy street. Just recently, because of safety concerns for the school children, the City of Austin altered its plans to use the cul- de-sac of Carolyn Avenue as a staging area for infrastructure improvements to 32d Street. Density. We recognize that the property is already zoned SF-3, which permits six unrelated adults per site. And we also recognize that the Central Austin Neighborhood Planning process resulted in a plan that encourages increased density in University neighborhoods, particularly west of UT. HNA supports these goals; however, the Hancock community is primarily true single-family in usage, and dormitory-style uses are not compatible. If you plan to build dormitory-style duplexes, we respectfully urge you to reconsider and to do the right thing by way of your neighbors. HNA would support your constructing duplexes with two bedrooms and two baths per side. This configuration might mean a little less profit for you, but it would encourage rentals by young families who will add long-time value to our community. Plus, it will save all of us, you included, from dealing with the typical nuisances generated by students living in dormitory- or fraternity-like settings. Permitting issues. Since you have not filed your plans, we will reserve for the future our consideration of permitting issues. You must know, however, that the water and sewer infrastructure supporting your site is antiquated and is on its last legs. We will be urging the City to challenge all assumptions regarding the need for upgrades to support up to 18 new residents. Parking. The property will support only nine on-site parking spots. On-street parking for the remaining nine tenants will of necessity be burdensome on the neighborhood. Currently, parents of Lee Elementary students use curbside parking for pick up and drop off. Most of them escort their children into the building. This long-standing practice will certainly be disrupted if you build dormitory-style duplexes. Noise. HNA aggressively enforces the anti-noise ordinance. Any noise after 10 p.m. will be reported every time it occurs. After two complaints, property owners go on a list at the City for targeted enforcement. We will ensure that this rule is applied properly. Obviously, student use of this property will increase the probability that all of us will have to deal with noise issues. Notice to Tenants. If you rent to students, we will be giving written notice to your leasing agency and your tenants so they will be fully aware of the city ordinances governing parking, trash, noise, and alcohol use, and HNA’s enforcement of them. We will be raising all these issues with the appropriate City offices, including Council members, several of whom are personally quite aware of conditions surrounding Lee Elementary and the need for special attention to surrounding development. Before we call upon the City, we ask that you please have direct discussions with representatives of HNA. We have a HNA zoning committee. I am happy to call of meeting of this committee to meet with you at your earliest convenience. HNA will remain opposed to converting the property to dormitory-style student rental. However it may be possible to find a mutually productive way to satisfy neighborhood concerns and meet your investment needs. Please come to our meeting, and let’s talk. Please reply to me at 600 Texas Avenue, Austin, TX 78705. My email address is mlhirsch@htu.edu and my phone number is 512-505-3125. Very truly yours, Michael Hirsch, President Hancock Neighborhood Association cc: HNA Executive Committee HNA Zoning Committee