 Did Austin Oaks' purchaser (Spire Realty) overpay in Q4 of 2013? |
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Proposed changes to the city’s Planned Unit Development ordinance that are intended to increase on-site affordable housing are moving forward with the full support of City Council.
9/26/2014 Since 2008 when FEES in LIEU of approach was Adopted by City of Austin there have been exactly ZERO affordable units built in the PUDsRead Now Council eyes curtailing fee-in-lieu for PUDsIn a move to get developers to build on-site affordable housing, City Council members are considering offering fewer choices to those who use planned unit development zoning.
A resolution — sponsored by Council Member Laura Morrison and co-sponsored by Kathie Tovo and Mike Martinez — would eliminate the option of paying a fee-in-lieu toward affordable housing and, instead, require that housing be on-site. Morrison explained that during the city’s discussion about acquiring the state land at Bull Creek Road, she was struck by an assertion that PUDs had provided no on-site affordable housing to date. “I think it makes sense, according to that data, that we are just not getting the on-site that we need, and that this would be a prudent way to go forward,” said Morrison. “Obviously, what we have now isn’t working.” As the resolution points out, since the city established the fee-in-lieu donation approach in 2008, there have been no on-site affordable units built in any PUDs. Though 13 units are proposed for the South Shore PUD, they are not yet occupied, and were established under a more stringent version of the ordinance. If approved, this would be the second major change to the affordability component of the city’s PUD ordinance in less than a year. Last October, Council approved an ordinance clarifying affordability calculations for PUDs, and that those calculations be based on the “bonus” square footage established through the zoning change. At the time, Tovo and Morrison argued that the calculation should be based on the project’s total square footage. Morrison pointed out that the South Shore PUD had calculated its affordable housing based on the full project square footage, not the bonus square footage. Requiring on-site affordable units would further the city’s goal of having geographic distribution of affordable housing, which is hard to establish with the city’s Housing Trust Fund. Affordable housing tends to mean buying affordable land, and city projects are not often built on the same tracts as those that are developed as PUDs. During the discussion at Tuesday’s work session, Council Member Bill Spelman said he was “very sympathetic to the idea” but suggested it might be useful to get more information from city management before deciding whether a code amendment was warranted. Morrison said that a lot more conversation would inevitably be had, as the proposed change made its way through the boards and commissions process. She was, however, amenable to an idea from Spelman that the resolution look at other ways of establishing on-site affordability outside of the eradication of the fee-in-lieu. “It seems to me that there are almost certainly going to be some situations, for some practical reason that none of us have thought of yet, that it’s impractical to do all of it on-site,” said Spelman. “I don’t know what it’s going to look like, but I’m prepared to believe that somebody, somewhere, is going to come up with an explanation for why that will be necessary.” “It seems to me that we ought to provide a little bit of wiggle room for us to at least consider the option for some in-lieu contributions, so long as we can be sure of getting some on-site affordable housing,” said Spelman. Spelman added that he had yet to work out exactly how this might be crafted, but said that requiring all affordable housing to be on-site could be “asking for some trouble downstream.” In September, a Housing/Transit/Jobs Action Team recommended that the in-lieu donation option be removed in order to align with federal guidelines. - See more at: http://www.austinmonitor.com/stories/2014/09/council-eyes-curtailing-fee-lieu-puds/#sthash.ywBli5v4.dpuf 9/26/2014 YOU WONT WANT TO MISS THIS: The PRESENTATION about AUSTIN OAKS PUD at this past week's CODE NEXT Advisory Group Meeting.Read Now
From the CodeNEXT: Advisory Group meeting September 22, 2014 Hello Code Advisory Group: Please find below the link to the presentations and milestone document from the September 22, 2014 meeting of the Code Advisory Group this past week.
Best, Matt Matt Dugan, AICP Development Services Process Coordinator Planning and Development Review Department 512-974-7665 www.austintexas.gov/codenext 
In a move to get developers to build on-site affordable housing, City Council members are considering offering fewer choices to those who use planned unit development zoning. A resolution — sponsored by Council Member Laura Morrison and co-sponsored by Kathie Tovo and Mike Martinez — would eliminate the option of paying a fee-in-lieu toward affordable housing and, instead, require that housing be on-site. - See more at: http://www.austinmonitor.com/stories/2014/09/council-eyes-curtailing-fee-lieu-puds/#sthash.E1swJhsi.dpuf 
The results of the survey challenges the often wishful thinking of academics and ideologues who yearn for a more urbanized, denser America. 
Tuesday, Sept. 23, 2014
Several of our local neighborhoods are again under siege by an out-of-town real estate speculator who looks at Austin more as a commodity than a community. This time the neighborhoods are Northwest Hills, Westover Hills, Allandale and North Shoal Creek, and the proposed project is the Austin Oaks PUD. 
Regarding the Austin Oaks RE-Zoning Application submitted by the developer/property owner to OUR city, Austin, Texas... There are only three (3) things any of us need to commit to memory: 1. Recurring rent revenue on the maximum number if units they can get authorization to build (residential and office) is their MISSION & VISION (read: PURPOSE for being). This is more than a goal for the developer-owner.. It is the very essence of what they are. Never forget that when others say to "negotiate". #2. They are not in this for our "community" kudos. They care about us for the duration of the meetings they have with us, not a second more. This may not be pleasant to hear, but that does not make it less true. This is about money & power . Nothing more for them. It is about our lives and the quality of life we have, can sustain or will forfeit for another's win. #3. Zoning is a discretionary decision. No council or staff or neighbor or person has to say yes. Always remember these three points as we proceed. 
The leafleting of neighborhoods surrounding the "PUD" area continues. A very big heartfelt thank you to those of you who have volunteered and walked your neighborhood passing out flyers. It's hot, tiring work and few people want to do it, we realize. But there is no better way to educate ALL the neighbors about this important issue. Unfortunately, not everyone is able to see this website or learn about it "electronically". Offline efforts really make a difference. So thanks again! And for those of y'all who may not have had much time, please try to share the PUD news with your neighbors when you say hello! Everyone of you makes a difference! Thanks!!! BREAKING NEWS TONIGHT: NWACA Board has voted unanimously to oppose the PUD Re-zoning Application for Austin Oaks based on the results of the NWACA residents’ survey, and the comments received at the NWACA Community Meeting on the Austin Oaks PUD Application. After thoughtful and thorough consideration, the NWACA Board has voted to oppose the PUD. 
The BCA neighborhood (Balcones & Westover areas) announce their neighborhood is OFFICIALLY AGAINST the PUD at Austin Oaks. The previously quiet neighbor group is rallying around this issue and working together to make their voices heard at city hall. BCA area borders the proposed PUD site to the north of the spicewood springs & mopac intersection. This neighborhood is particularly impacted by the proposed development as a landlocked area bordered by 360, HWY 183 and MOPAC. For more info contact BCA President, Deb Bailey [email protected] 
http://austin.twcnews.com/content/news/304880/neighbors-mount-fight-against-development-plans/ This is not the first plan to skirt zoning rules, but it's likely the largest. We asked Meeker if developers were trying to get the project approved before the next City Council takes office in January. "I can't guess what the motive is behind this development. I do question the judgement of doing something like this," he said. And neighbors, who say growth within the existing zoning laws is already causing issues, do too. - See more at: http://austin.twcnews.com/content/news/304880/neighbors-mount-fight-against-development-plans/#sthash.OZw3ZumF.dpuf 
Group presses fight over AustinOaks PUDA group calling itself "Red White & Bulldozed" continues to fight the AustinOaks Planned Unit Developments. The group is encouraging like-minded anti-PUD activists to attend City Council candidate forums with leaflets explaining PUD and why, in particular, the AustinOaks PUD is worth fighting. The proposed AustinOaks development is located at MoPac Boulevard and Spicewood Springs Road. Though still in the early stages, developers Twelve Lakes LLC have asked for a 225-foot maximum height to build about 610 town homes, 850,000 square feet of office space and 100,000 square feet of retail space on approximately 31 acres in Northwest Austin. - See more at: http://www.austinmonitor.com/#sthash.eIXfplyo.L199R81s.dpuf
Richard wrote: "My recent letter to the Austin City Council ..Spicewood Springs -- the springs themselves where the Austin Oaks rezoning is proposed -- are at the intersection of MOPAC and Spicewood Springs Road. Here’s some history on that local. Did you know Spicewood Springs is among those listed in the Water Development Board’s report of “Major and Historical Springs of Texas”. Did you know in prehistoric times it was a camping site for Native Americans and most of the archaeological site located there was “destroyed by commercial development”. That would be Austin Oaks. Guess the Austin Oaks developers aren't interested in preserving Austin’s prehistory. See report done for TXDOT, Intensive Archaeological Survey of the MoPac Improvement Project, 2013. Did you know that in 1842 Spicewood Springs was where Indians camped after kidnapping the Simpson children on what was then Austin’s western frontier: Pecan Street. The Simpson girl was killed and scalped at Spicewood Springs. This is part of Austin’s early history recorded in J.W. Wilbarger’s classic, Indian Depredations in Texas, published right here in Austin in 1889. When approached about a historical marker at the springs, Austin Oaks owners weren't interested in having a marker on their property. Guess they aren't interested in preserving Austin’s history. Did you know Spicewood Springs was the location of Esperanza, a log cabin that in 1866 served as the first school for northwest Travis County! The log cabin and historical marker are located on Barton Springs road .. Huh? Oh, yeah, no historical markers or historic buildings for Austin Oaks. And did you know the Texas Historic Tree Coalition requested permission from Austin Oaks owners to access and record a potentially historic tree on their property. Austin Oaks declined access. Guess they aren't interested in Austin’s historic trees. In conclusion, Spicewood Springs is a major Texas spring, and Austin prehistoric and historic resource that deserves better than what it’s received from the current “stewards” of the land. Please take that into consideration as the re-zoning debate progresses."  The Schedule of CANDIDATE FORUMS is here: The NEW No PUD Flyer for September is ready! You can download and print it out here: ANOTHER GREAT LETTER TO THE AAS: Sept 13, 2014 Shonda and Lori,
Thank you both very much for that very informative and timely article on page one of the Statesman on Sept. 2.
I hope that you two ladies will continue your interest in this awful PUD development. I attended the developer/City staff presentation on Aug. 19 and spoke strongly against this potentially disastrous development in our neighborhood. Having a series of multistory very high-rise buildings in that location is so additionally disruptive to our already overcrowded area, and, as they say “precedent setting”, for future MoPac development!!
I hope you received the yellow handout we attendees received at the presentation. Our schools are already severely overcrowded, each exceeding 100% capacity; traffic is maddening everywhere around Spicewood Springs Road from Loop 360 to MoPac, every major intersection is congested mornings and evenings. As I remember, the developer only tested traffic at the three intersecting streets involving their project. There are two more vast developments in progress—one west of Mesa, one east of Mesa on Spicewood Springs Road that will severely add to the current congestion. Imagine trying to make a left turn off of narrow Spicewood Springs Road west of Mesa in either direction!! And to have several sky-rises at that intersection with MoPac is unthinkable—increasing the current square footage from 450,000 to 1,634,000, almost quadrupling that footage!! and making the buildings four to five times higher than any current building in our area west of MoPac!! This is not downtown!! And why are they totally demolishing the current buildings when they are in good condition, only 40 or less years old!! Check out the current residential morning traffic at Far West and Wood Hollow wanting to get to MoPac south.
I hope you will continue to explore the madness of this development’s impact on the traffic situation, school population and neighborhood life.
I have lived in this area of the Northwest Austin Civic Assn. (NWACA) for 36 years. I was a former officer of the Assn. back in the early ‘80s when we had a similar development project (sixteen and fourteen floor towers) presented to us and we voted it down ASAP!! Judging from the reaction of the people attending this presentation, that attitude exists again today; not just of our association, but the three neighboring associations also.
Thanks again for your initial efforts at publicizing this pending disaster and hope you will continue your efforts.
Melvin Driskill 
PLEASE HELP US. Be a great neighbor and Sign Up to volunteer to distribute LEAFLETs at a local voter forum/community meeting to help raise PUD awareness. 
From day one we have been for smart redevelopment of Austin Oaks. We've also been very consistent about the no PUD position. Here are some reasons why: The key thing about SMART REDEVELOPMENT is to do it WITHOUT PUD re-zoning designation to properties. Because....PUDS are problematic. 1. They are difficult and labor intensive to manage for the city staff --who are already inundated with conventional zoning projects. 2. PUDS require extra city resources (read: time, money & people) to support the city's obligations to the developer receiving the PUD. 3. And multiple PUDS along MoPac will bring a tsunami of work & expenses and ripple effects that undermine any good they would bring our already stretched city resources. Simply put, PUDS are not smart business for our community. While they may make fantastic sense for a developer, they're beyond disruptive to the local economic environment & infrastructure. So, for all the folks out saying this position is EXTREME or unreasonable, think again please. We want to be extra clear: redevelopment is a-okay; but it has to be smart for Austin. And starting discussions from one extreme POV (the developers' vision for us) is not an amenable way to begin a business relationship with anybody or any community. We want to have a seat at the table to design something that is worthy of AUSTIN! Please read " Givers, Takers & Matchers " to understand our viewpoint. The article is linked here: http://qz.com/77020/the-secret-to-a-higher-salary-is-to-ask-for-nothing-at-all/ 
10 SEPT 2014
To: Mr. Steven Zettner, Sustainable Neighborhoods of North Central Austin, www.snaustin.org From: Cecelia Burke, No Pud, Not Now, Not Ever AUSTX, www.nopud.weebly.com Thank you for your interest in our Red, White & Bulldozed Campaign. To answer your question: Our campaign is funded and organized by Austin volunteer neighbors (on both sides of MoPac) concerned about a request from a Dallas developer for Planned Unit Development (PUD) zoning at the corner of Spicewood Springs Road and MoPac. Anyone can join us. We are not a "club". We are like-minded individuals firmly opposed to any PUD zoning at this site and any other PUD zoning that may be applied for along the MoPac corridor. We advocate conventional zoning and the will of The People. THE KEY POINT IS THIS: The City Of Austin IS BEING ASKED TO SUPPORT DENSITY BEFORE THE INFRASTRUCTURE IS IN PLACE! If approved, taxpayers will foot the bill for traffic, electrical, water and waste water and other infrastructure changes/additions (ex: traffic lights, bridges, pedestrian bridges, etc) that would be required to support this kind of development and make it a success. If many of these PUDS are approved, Austin simply cannot support them and there are better ways to address our growth challenges (opportunities) than concrete canyons of high-rise residential developments and groovy retailers. Furthermore, on a tactical level, this project, as proposed, does not meet the requirements for PUD zoning. Superior development and amenities are required as well as preservation of the environment. There is nothing superior about this developer’s dream as proposed. Everything they’re proposing to build can be built in conventional zoning. We are curious and concerned about why the “PUD designation” for this land is so desired? Additionally, our concerns include:
In a recent article in the American Statesman a local consultant to the Dallas Developer states that this entire corridor is ripe for this type of development. He is talking about BOTH sides of MoPac. This proposed PUD is a direct assault on quiet, residential neighborhoods with local retail/restaurants on both sides of MoPac. It affects many new Council district but mostly District 7 and District 10. Allendale Neighborhood Association and North Shoal Creek Neighborhood Association have come out publicly against this PUD. Here is what you can do at this point:
Together we can make sure Austin is not RED, WHITE and BULLDOZED by out of control development. We will help promote developments that fit the uniquely Austin-style we’re known for nationwide! Thank you!
AUSTIN OAKS PUD IS BLOATED NIGHTMARE
Re: Sept. 2 article, “Could planned project set off MoPac development boom?” The oversized Austin Oaks PUD submission is alarming, as we already have traffic congestion and speed issues in the area that have not been addressed by the city. Most of our children bike or walk at great risk to and from school, and with the estimated additional 21,000-plus car trips per day in the area, this would be unimaginable. Beautiful old oaks mask two- and three-story buildings currently on the site while the proposed high-rise buildings will tower over nearby homes, remove irreplaceable trees and be highly visible across town. The added traffic to MoPac and Loop 360 will be a greater problem without a solution. The PUD wants nearly four times the square footage and to include retail and residential living, which will take business from nearby shopping centers, burden our overcrowded schools and not support the community need of parks and school property. Redeveloping under existing zoning is reasonable, but allowing overbuilding in an area without infrastructure is irresponsible. PAMELA SNELL, AUSTIN The REAL ART of NEGOTIATION: Takers, Matchers & Givers
The date, time & place for the BCA September meeting is Sept. 17th at 7pm. The meeting will be at St. Matthews at the corner of Mesa and Steck. BCA will be discussing and voting on the PUD. Please attend if this is your neighborhood.
St. Matthews Episcopal Church www.stmattsaustin.org  |
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