Dear Austin City Council, and Zoning and Platting,

This petition is regarding a 40 acre lot adjacent to the River Place neighborhood in the Four Points Area.  Milestone Builders has applied for a zoning change that seeks to increase the density of homes between 5 times and 7 times what is already on the Milky Way Drive cul-de-sac, and this will negatively impact the entire neighborhood.

We are asking that you say NO to this SF-2 zoning request (Case # C14-2015-0083.)    

We are asking that the proposed home density and character be consistent with existing residences in the Preserve of River Place, if this street is to be extended.  The nearest 40 homes to this section are all 1+ acre lots, and zoned for SF-1 with Conditional Overlay that limits development to 1 acre lots.

Increasing the zoning to SF-2 will have the following devastating effects:

• Increase traffic a minimum of 5x on a local street 
• Add over 1,200 additional car trips per day through the highly congested River Place Blvd/ 2222 intersection.
• Increase safety risk to children who walk and ride to school near this road and traffic.
• Cause the entirety of Milky Way to be torn up to upgrade home water and sewer needs beyond current capacity. (Note: existing capacity would carry 30 more homes so an SF-1 with CO zoning would avoid this and still allow development)
• Environmental impacts, yet unstudied, to endangered species, watershed, and pollution. 
• Additional strain on emergency response in a limited police coverage area
• Decrease property values in the area by flooding the market with what could be 110 to 189 homes
• Create an unequal and unfair burden on current Milky Way homeowners with increased traffic and decrease in property value (projected -20%.)

We understand that the land has existing zoning for residential development and we recognize that the landowner has a right to develop sensibly.  However, we ask that Milestone be responsible in their land use.  It is deeply unfair to drop 5 to 7 times the density onto the end of a neighborhood street – which severely impacts our use, value, and enjoyment.   We need compatible development, that which maintains the integrity of the current River Place community, both in terms of quality, density and consideration of traffic.  

The River Place HOA recently passed a resolution opposing the proposed zoning change.  The 2222 CONA organization is working to coordinate with the neighborhood and make sure that any development follows the rules.  All of the homes closest to this proposed development are united in opposition.

The City’s documented zoning and land-use principles support the neighborhood’s position.  The Milestone zoning request does not fit with good zoning or neighborhood design. 

There are many other housing and commercial ventures coming online in the nearby area.   We ask you to look at traffic data related to vehicle deaths and accidents on River Place Blvd and at the 2222 intersection.  Projections show a possible 10,000 car trips per day coming soon from sources just within 1000 feet of the 2222 intersection.    Residents are deeply concerned about continued zoning for density without the necessary planning and investment to address the infrastructure needed by this growth.   We need to make sure we understand the full depth of impact on traffic, school, emergency response, parks and recreation, and safety of residents. Responsible zoning can help achieve this.

For these reasons, we ask that you say no to Milestone's  SF-2 to zoning request

Sincerely,

Concerned Four Points area residents

 

Questions and Answers

Are residents trying to block development of the mentioned property?

• No.  We are trying to shape the development to match adjacent zoning and minimize negative impacts to the neighborhood.

What is the current zoning of adjacent residents?

• The current zoning is SF-1 with a Conditional Overlay, limiting the development to one house per acre lot.
• The densest part of River Place is only 2.8 homes per acre.  Milestones proposal is much denser than any similar sized portion of the neighborhood.

What is the difference between the SF-2 zoning applied for and the SF-1 CO that residents are asking for?

• SF-2 zoning would allow a minimum lot (not home size) size of 5,750 sqft.  This is approximately 75 feet by 75 feet.   
• For visual comparison, if you applied SF-2 zoning to a football field, then you could build about 10 homes per field! 
• SF-2 zoning would allow for upwards of 180 densely packed homes on this property.  Milestone suggests that their target is around 110, but that is not a proper limit, and is subject to change.  
• SF-2 allows upwards of 7.5 homes per acre.   Compare that with the 1 home per acre in surrounding lands.

Where can I find out more?

Please visit our website for the latest information:  www.RiverPlaceZoning.org