Hi Karen - this "hybrid" zoning code appears to be a top-down application, applying form-based code to some neighborhoods and not to others, and ignores the fact that some neighborhoods, such as Heritage in Austin, have had a neighborhood plan for quite some time, approved by the city, that already addresses density and affordability in a sensible and knowing way. For those of you not familiar with the area, it is squeezed in between the University of Texas and a major, expanding hospital, with many historic homes. In fact the neighborhood already has a large amount of affordable housing, which this zoning proposal, based upon tax assessor land values, will inevitably do away with. The city and consultants are using the argument that the appraised land values are too high for the existing structures, i.e. one and two story older (but very well kept) homes. It is clearly a mismatch between highly paid consultants, and actual conditions on the ground, about which they appear to be unknowledgeable. it is a typical case of "killing the goose that laid the golden egg" - in other words destroying the very fabric, historic neighborhoods and mature trees, that everyone associates with Austin. We are under constant assault as homeowners. I regret the huge amount of funding that has been put into this effort with very little community input.
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Robin Abrams, Ph.D., FAIA, ASLA
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Original Message:
Sent: 06-19-2017 17:09
From: Karen McGraw
Subject: Form-based coding
Austin Texas is undertaking a land development code rewrite that has resulted in a draft that will blanket older central neighborhoods that are already undergoing extensive demolition with new "form-based" rules that make almost every building non-conforming. I am wondering if other cities have undergone this type of rezoning and how it is working. I would also be interested in cities that have considered and rejected this option.
Thanks,
Karen McGraw AIA
Karen McGraw Architect PLLC
4315 Avenue C
Austin, Texas 78751
512-917-1761