Northwest Austin residents fear upzoning: 6 takeaways from Monday's District 6 CodeNEXT community forum

An ongoing effort to redraw the city of Austin's zoning maps resulted in few changes within District 6, although residents of the Northwest Austin council district expressed concerns Monday about upzoning and increased traffic during an information session hosted by Council Member Jimmy Flannigan. Here are six takeaways from Monday’s meeting, held at the Austin Public Library Spicewood Springs Branch, about CodeNEXT, the city's ongoing effort to update its land development code:

1. “There is not much to freak out about."

Flannigan kicked the meeting off by telling his constituents that the proposed CodeNEXT zoning maps released last week did not change many land uses within District 6. He said residents did not have much to worry about zoning changes, and he urged residents to embrace the inevitability of Austin’s anticipated growth. He also said that District 6 is hurt most when the city blocks development because “that development still happens, but it happens in Cedar Park, Round Rock and Leander.”

2. Concerns over a perceived upzoning along the greenbelt near Canyon Creek

[caption id="attachment_238471" align="alignright" width="460"] Residents voiced concern that the change from Development Residential to Low Density Residential would result in increased density, ruining the "$60,000 premium" they paid to have land adjacent to the greenbelt.[/caption] Proposed rezoning from Development Reserve to Rural Residential on a strip of the greenbelt just west of FM 620 in Canyon Creek received the most vocal objection during the meeting. Residents said the land is currently zoned so it cannot be developed and expressed concern that, under the new zoning of Rural Residential, the land could become occupied by housing, making the “$60,000 premium” they paid for the location worthless. According to Flannigan, the homeowners association for the area owns the land in question and has the ultimate say over its development. The land, as vocalized by citizens, is also a habitat for the golden-cheeked warbler, an endangered bird species.

3. Residents: traffic should take priority over zoning in city issues

Many residents at the meeting said the city had its priorities misplaced by focusing on zoning before addressing traffic issues. One resident said that focusing on bringing density into the city and then deciding how to address the increased traffic was “poor planning.” Flannigan said there were several plans underway working in parallel to CodeNEXT that address traffic—mobility bond projects and the Austin Mobility Plan—that he said would come to nexus in 2018.

4. There are several mistakes on the map

Jorge Rousselin, the city's project manager for CodeNEXT, admitted to the audience Monday that there were several zoning mistakes made on the maps, and he predicted the public would find several more. He urged residents to stay vigilant and report any zoning changes they feel are inappropriate so staff can catch potential mistakes.

5. Zoning challenges will be addressed through online comment tool

According to Jerry Rusthoven from the Austin Planning and Zoning Department, staff will address zoning objections and challenges made through an online comment tool. Rusthoven said staff will sort through the comments weekly and address objections and challenges, as well as any other comments submitted.

6. Wait for “Postcard Day” instead of "National Austin Chill Out Day"

Mayor Steve Adler declared April 18, the day the zoning maps were released, as "National Austin Everybody Chill Out Day." Flannigan said he thought this was “weird” and said the real day everyone should focus on finding inner peace is the day everyone receives a postcard in the mail from the city that alerts them to an official rezoning. “That will not be a fun day,” Flannigan said. He said his team of staff and volunteers are going “above and beyond” in public outreach during the lead up to “Postcard Day” so there is less panic.