District 5 residents voiced an array of concerns regarding the CodeNEXT zoning maps during a presentation and question and answer session on Monday night. The CodeNEXT community outreach trail brought the land development code team to Crockett High School this week, where zoning maps, residents, questions and concerns filled the cafeteria. Planning and Zoning Department Director Greg Guernsey and CodeNEXT project manager Jorge Rousselin, both of whom have been the faces of CodeNEXT, discussed the zoning changes made in the central-southwest city district and the process that lies before an adopted map and code. The new maps troubled residents for a number of reasons, here are the top three concerns raised by property owners on Monday: Although Stephenson Nature Preserve was previously zoned as a Planned Unit Development, residents were troubled by it not getting designated as a park in the new code.[/caption]

The Stephenson Nature Preserve Planned Unit Development

The most pressing local concern from residents was the Stephenson Ranch Nature Preserve and Outdoor Education Center being zoned as a Planned Unit Development, or PUD, when many felt the correct designation should have been a park. District 5 Council Member Ann Kitchen previously made a pledge to residents that the change would be made during the second round of maps. However, the CodeNEXT team said it would not be changed unless the action was directed by a majority vote on council. “Then I will work with my colleagues to make sure Stephenson (Nature Preserve), which is currently a park, (will) have the correct designation,” Kitchen said to applause from the audience.

Options in place for aging in place

“Are we building a code that allows the current residents to stay in their home?” asked Jeff Jack, who juxtaposed the question by addressing his perception that the new code simply makes it easier for newcomers to find housing. Guernsey and Rousselin offered the new code’s flexibility on missing middle housing—townhouses, duplexes, fourplexes, etc. “So that’s new affordable housing, not really focused on how to make existing housing affordable,” Jack responded. Rousselin and Guernsey also cited provisions in the new code that made it easier for property owners to build accessory dwelling units, or ADUs, on their property. “Yeah but we have to build the ADUs,” one resident shouted. “That costs like $80,000. I don’t have $80,000.”

More time is necessary for comments

Fregonese and Associates, a CodeNEXT consultant primarily focused on producing data, is expected to release an “affordability overlay” in June, that shows how the new maps address the affordability issues plaguing the fast-growing city. Residents only have until July 7 to make comments on the map before staff sends its final recommendation to Planning Commission and the Zoning and Platting Commission. District 5 residents on Monday requested an extension of that deadline, claiming that only a month with the affordability overlay was not enough time. Guernsey and Rousselin assured residents they could continue to make comments all the way up to the city council’s readings of the map and code.