HNA Z-D agenda 151012-2.pdf

Revised HNA Zoning and Development Committee Meeting Agenda for October 12, 2015

HNA Zoning Agenda

October 12, 2015 

Time: 6:45pm         Location: Hancock Recreation Center


  1. Call meeting to order
  2. Action Item: Discuss and review the proposed HZ-D Committee and HNA process document
  3. Discuss and review Type 2 and Type Short Term Rentals amendments being proposed by Council Members Tovo /Pool
  4. Action Item: Discuss and review the Casar's McMansion rules regarding FAR on AUD’s
  5. Neighborhood Communication- three minutes to address any zoning concerns and items
  6. New Business- future agenda items
  7. Adjourn


October 7, 2015 HNA Executive and Zoning & Development Committees Letter Regarding Short Term Rentals

Mayor and Council:

Members of the Hancock Neighborhood Association's Executive Committee and Zoning and Development Committee urge the Mayor and Council members to support Mayor Pro Tem Kathie Tovo and Council member Leslie Pool's proposals for Type 2 and Type 3 short term rentals. Ours is a neighborhood which knows the negative impact of Type 2 short term rentals; it is not only the noise of gatherings or parking, it is about allowing our residential neighborhoods to be hospitality centers and encouraging investors to buy and/or build duplexes and residential housing for the purpose of short term Type 2 rentals. This type of investment activity will only increase if a high number of users--a proposed cap of 10 for a house, and as many as 20 for a duplex, as we understand it — are allowed in short term Type 2 rentals. This is outrageous.

The hospitality industry claims that no growing city in the U.S. has been able to regulate Type 2 STRs except by permitting them through licenses. We reject this argument. Austin’s Code Department has failed to enforce the rules that we have today. If they were to do so, the deterrent effect would become apparent.

But fundamentally Type 2 Short Term rentals should not be in residential areas.

As to Type 3 short term rentals, we find it incomprehensible that the Mayor and Council would continue to allow 25% of a multi family project to be used as Type 3 STRs while at the same time there is pressure to densify our neighborhoods.

Mark Harkrider, Pres. HNA
James Harkrider, Vice Pres. HNA
Mary Sanger, Sec. HNA
Bruce Fairchild, Tres. HNA
Linda Guerrero, Chair HNA Zoning Comm.
Carolyn Palaima, Past Pres. HNA, member HNA Zoning Comm.
Bart Whatley, member HNA Zoning Comm
Hugh Bender, member HNA Zoning Comm.

CodeUPDATE set for tomorrow night

CodeUPDATE set for tomorrow night

Join us tomorrow (Sept. 29) as we detail what to expect during our November workshop.

The CodeUPDATE kicks off at 7 p.m. at the Dougherty Arts Center (1110 Barton Springs Rd.). During the hour-long event, the CdeNEXT team will explain plans to test and refine draft development standards using focus areas that represent place types across Austin.

The November workshop, "CodeNEXT Sound Check," will take place Nov. 16-21. The data gained from the Sound Check will be used to complete the Administrative Draft Code (scheduled for Winter 2015) and the subsequent Public Draft Code (scheduled for Fall 2016).

See you tomorrow night!
Learn more at www.austintexas.gov/CodeNEXT

Copyright © 2014, All rights reserved.
City of Austin Planning and Development Review
One Texas Center, 505 Barton Springs Road, Austin

A Note from the HNA President on Providing Input for Proposed Development

There are several routes available to residents of Hancock Neighborhood to protest and/or intervene in a proposed development: HNA's Executive Committee, HNA's Zoning and Development Committee and neighbors right to sign up "as interested parties" with the City's Permit Department.

If there is a request to demolish or remove a historic home ( 50 years plus), HNA and neighboring properties may become "interested parties" and challenge the permit request before the Historic Landmark Commission, and the option is always available to make comments at the Planning Commission and before the City Council.

Since January, 2015, one or more of these avenues have been used to question and/or protest developments. The Executive Committee and neighboring property owners protested the Liberty street developments, where we were able to force minor adjustments to one of the projects. Neighbors and the Executive Committee went before the the Historic Landmark Commission to protest the demolition of the historic home on Harris Park Avenue. Not winning that venue, the Executive Committee and neighbors went directly to the new buyer requesting them to preserve the home as much as possible and to rent to families. The owners responded favorably, but we have not seen the final building plans.

Kathie Tovo's aide, at the request of neighboring property owners, looked into the Beanna street duplex, and the Zoning and Development Committee has reviewed the Beanna Street project and the Duncan street permit. We have used the mechanisms available, but, regrettably,all these developments are legal.

There is not a neighborhood in Austin that is not faced with the demolition of historic homes, and the loss of single family homes to duplexes. Under current code, we can not prevent these developments. The occupancy reduction limits code, passed in March, 2014, which limits the number of unrelated people in a duplex, has greatly prevented the number of single family homes being replaced by duplexes.

But the code had a two year limit and this fall we will once again need to mount an all -out fight to make the occupancy limit code permanent. During the Code rewrite, we can, if we choose, fight to prevent duplexes in single family zoned neighborhoods.

As President of HNA, I personally, think residents of Hancock should be vocal about projects such as these above that raise significant concerns including using all avenues available and writing to all members of the Mayor and City Council to notify them to what is occurring.

Residents of HNA must continue to be hyper vigilant and to alert the HNA Executive Committee and the Zoning and Development committee about all permit requests and any questions you have regarding those permits.

Best regards, Mark Harkrider
President, HNA

Mark Harkrider
Harkrider Group, LLC
P O Box 11550
Austin, Texas 78711

HNA Zoning Committee Minutes for September 8, 2015

HNA Zoning-Development Committee Minutes: September 8, 2015

  1. Approval of Minutes: N/A
  2. Mr. Yang presented his project proposal at 910 Duncan. The Z-D reviewed and discussed the site plan, design, and maps.

    Mr. Yang requested a Compatibility Waiver for setbacks. HNA’s FLUM is in alignment with the 910 Duncan project plans.

    Z-D Committee recommendation: support Compatibility Wavier for the project at 910 Duncan.

  3. UPDATE: HNA President sent out the Duplex Resolution endorsed by HNA to Council Members.
  4. UPDATE: 3206 Beanna project is in compliance with the COA code.
    No variance has been requested on the project. The COA staff has permitted the 3206 Beanna project. Contact: Shiloh B. Travis : 979-966-7126
  5. Meeting Adjourned at 7:57pm.


September 2015 ZC minutes.pdf

September 2015 ZC minutes.docx

September 4, 2015 Statesman Op Ed by Zilker Resident David King Regarding The Fight to Keep Single-Family Homes


King: Austin will have to fight to keep single-family homes

Updated: 4:49 p.m. Friday, Sept. 4, 2015 | Posted: 12:00 a.m. Friday, Sept. 4, 2015

By David King - Special to the American-Statesman

A 2012 study by the city showed that Austin’s zoning capacity would accommodate a doubling of the population. That is apparently not enough for organizations like the Real Estate Council of Austin (RECA), Austin Board of Realtors and AURA. These groups blame single-family zoning for the city’s housing affordability crisis and claim that entrenched neighborhood groups resist any changes to neighborhoods.

At public meetings on CodeNEXT, the city’s effort to update its development code, some members of these organizations advocate for the elimination or a reduction of single-family zoning in Austin’s neighborhoods. Some claim that single-family homes take up too much land and should be replaced with high-density multifamily units and row houses. One likened single-family homes with yards to homes with “private parks.”

Over the past 10 years, thousands of moderately priced single-family homes throughout Austin have been demolished, and many have been replaced with more expensive, higher-density housing, apartments, duplexes and condos. A recent report by KVUE-TV indicated that “nearly 1,000 homes in Austin” were demolished in 2014 and “that number is expected to be even higher in 2015.”

Thousands of high-density apartments and condos have also been built along transit corridors in many neighborhoods in the city. More than 1,000 new apartments and condos have been built or are under construction in the Zilker neighborhood along South Lamar Boulevard.

Neighborhoods, south, central, north, west and east have experienced significant in-fill and redevelopment. Some neighborhoods in South Austin encountered so much over the past few years that it overwhelmed the capacity of the storm water infrastructure and caused flooding. As a result, the city council enacted the South Lamar Mitigation program to limit redevelopment and give the city time to upgrade the stormwater infrastructure.

In the meantime, the planning commission and city council have routinely granted variances and waivers for redevelopment in neighborhoods throughout the city. These so-called entrenched neighborhood groups have apparently not been very successful in resisting change in their neighborhoods as RECA would have you believe. Neighborhood groups do not resist all change in their neighborhoods. These groups simply insist that residents have a say in redevelopment, in-fill and increased density in their areas. They also insist that the development community follow the code.

Single-family zoning did not cause Austin’s affordability crisis. The affordability crisis is rooted in the city’s policies to “incentivize” density in all parts of Austin. This “incentivized” growth hasn’t paid for itself. The city’s economic development incentives have hastened Austin’s status as the most economically segregated city in the United States. Its preferred development zones and density bonus programs have fueled the rapid escalation in land prices in Austin. As a result, low- to middle-income families have been forced to move out of the city, while more affluent and high-income families take their place in “the urban core.”

Austin has exported its poverty to the suburbs. City demographer Ryan Robinson indicated that Austin’s poverty rate decreased because so many low- to moderate-income families have moved to suburbs like Bastrop. As a consequence, poverty has increased in Bastrop and other Austin suburbs.

If this trend continues, only high-income and wealthy families will live in the few remaining single-family homes in Austin. Moderate-income families will be forced to live in cramped, high-density apartments or move to the suburbs and drive back to their jobs in the inner city.

Robinson also reported that with only a few exceptions, neighborhoods in the urban core are “becoming almost devoid of married-with-children households.” Supporting this trend, the Austin Independent School District has reported declining enrollment at Central Austin neighborhood schools. What will become of our city?

RECA and developers willfully conflate the affordability crisis with single-family zoning to facilitate their own vested interests in profit. They profit from ridding Austin’s neighborhoods of single-family homes to make way for new row houses and high-density multifamily units. They also profit when they build and sell homes to the families in the suburbs, who were pushed out of the urban core. They want our land — and they want it cheap.

Austin’s single-family homeowners and renters didn’t cause the affordability crisis. They are simply trying to live the “American dream.” Single-family zoning isn’t to blame for the affordability crisis in Austin. It’s shameful that RECA and other groups with moneyed interests are blaming neighborhood groups when they themselves have enabled and expedited the very policies that have worsened the affordability crisis.

Make no mistake: This is a battle for our single-family land in Austin. RECA and other vested interests want our single-family land for profit.

King lives in the Zilker neighborhood in Austin.

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