Membership Special/HNA Community Meeting


Topic: Heritage Response to CodeNEXT

7 pm, Monday, April 23, 2018

Pioneer Bank Community Room

623 N. 38th Street*

Please join your neighbors on Monday night to discuss the 3rd Draft of CodeNEXT & Heritage’s response! You live here, let’s make sure you can keep living in Heritage!

It’s a great time to join Heritage Neighborhood Association

Heritage Neighborhood Association is offering a sign-up special for any new or re-upping members! Residents of the Heritage neighborhood can join anytime from now until the HNA general meeting on Mon. April 23rd for $10 per household or $5 for an individual. As always, financial aid is available as well.

Membership brings voting rights on important issues like CodeNEXT and unified, vote-based representation to the city on the issues that impact our neighborhood. Dues go towards:

  • Signage, materials, and flyers for meetings
  • Refreshments
  • Fees for the HNA website
  • Supplies for National Night Out and other neighborhood-wide events

There’s lots of ways to join!

  • Via Paypal by sending payment to (instructions on our website)
  • Drop a check with your name, email and address by 3200 Grandview, Unit 7, Austin 78705 (there is a box on the patio)
  • Sign up at the meeting at 7 PM on Mon. April 23rd at Pioneer Bank’s Community Room (bring your checkbook or cash)

Join the Heritage email group! Send an email to:


*The Pioneer Bank Community Room entrance is on the back of the building off of Ronson Street, adjacent to the parking garage. We appreciate Pioneer Bank giving us access to this great meeting space.

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You’ve probably had an infestation or at least seem them climbing along the roof edges and fence tops.  Rattus rattus are commonly called climbing rats or roof rats.  Though originally from Asia they have spread around the world along with human colonization.  They have been in the US for hundreds of years.  You might say they are “naturalized” rats. 

These rats have been very successful in colonizing Central Texas and our Heritage neighborhood.  They have raised many generations of rat babies in our garage I am sorry to say.  Their smell drives our dog crazy but since he doesn’t climb very well he can’t do much other than bark at them.  However, our home is well sealed with steel mesh at the bottom of the walls and the attic vents, a relatively easy fix.  The garage remains a problem. But our rat zapper works well and makes for easy disposal. 

If you have a rat problem please do not use poison.  These poisons generally contain blood thinner. Wildlife and pets are at risk of illness or death from eating a rat that has ingested poison. Six dead animals recently found on or just off streets included 3 birds.  These have been found along King St. between 31st and 32nd (Screech Owl, rat and jay), Kings Lane in the Buckingham parking lot (Great Horn Owl), and at the traffic circle (2 rats). While no one misses the rats the collateral damage is a lot to sacrifice.

“Safe alternatives include single- and multiple-entrance snap traps, electrocuting traps, glue traps (provided you use them only indoors and frequently dispatch stuck rodents)”. Place any trap along the rat highways which you can usually tell by the brown, greasy appearance of a trail. Or where there are signs of feeding.  The electric traps or “zappers” are not recommended for outdoors.

The following article from the January-February 2013 issue of Audubon provides a detailed summary of the poisons, dangers, and alternate treatments. This is just one article out of hundreds out there.

Its the 2nd generation rodenticides that are so lethal. Look for Brodafacoum on the label.  Common products using this bait include Hot Shot and d-Con.  Other baits include, Bromadiolone, Difethialone, Difenacoum.  Please avoid all of these in our neighborhood.

Author: Dana Anthony, January 2018 on behalf of the Heritage Neighborhood Association

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HNA meets Jan. 29!

Mark your calendar! The Heritage Neighborhood Association Annual Meeting and Social will be held Monday, Jan. 29th at 7pm in the Pioneer Bank Community Room. Join your neighbors for this Social (cookies & sweets!!!) and our annual election of officers and steering committee members as well as updates on CodeNEXT and other issues of concern. And don’t forget, it’s membership renewal time! Join the Heritage Neighborhood association today for $15/household or $10/individual. You can bring your membership check to the meeting or pay it ahead of time via Paypal at


Happy New Year!


Gretchen Flatau President Heritage Neighborhood Association

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City hosts meeting on West Campus move in/out

From the City of Austin:

As you may know, a significant amount of material is discarded each year in West Campus during student move-out and move-in from single-family homes and apartments. The City of Austin is working on a collaborative pilot to reduce material discarded in July/August. After several public brainstorming meetings, Austin Resource Recovery is hosting the first working group meeting.

What? First working group meeting for West Campus move-out diversion pilot

Who? Anyone interested in helping develop or taking part in the pilot

When? Thursday, Dec. 14, 10:30 a.m. – 12:30 p.m.

Where? Lamar Senior Center (2874 Shoal Crest Avenue)

How? RSVP here

Meeting Objectives

· Provide brief overview of stakeholder meetings and major takeaways

· Based on the meeting takeaways, we will present 3-5 high-level options

· Split into small groups to brainstorm logistics, challenges, benefits, resources etc.

· Contribute any additional ideas or suggestions

We hope to see you next week, even if you’re only able to attend half of the meeting.

Maddie Morgan

Planner III, Recycling & Economic Development

Austin Resource Recovery | City of Austin


Phone 512-974-7964

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Join HNA for pizza and planning

The Heritage Neighborhood Association Steering Committee will meet next Monday at 6pm at Salvation Pizza. We will be discussing the 2018 calendar, plans for our annual meeting and updates on CodeNEXT. Please feel free to join us.


Gretchen Flatau


Heritage Neighborhood Association

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Pioneer Bank offering no-interest repair loans

Our neighbors at Pioneer Bank are offering 0% interest loans for homeowners earning less than $65,120 a year. We are happy to share this information in case it might be helpful to you! More information on the attached flyer below.

Pioneer has been a welcome addition to our neighborhood and a strong partner—offering us free meeting space and hosting special events. Thanks Pioneer!

Gretchen Flatau


Heritage Neighborhood Association



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Heritage NA shares position on CodeNEXT’s second draft

The following document was reviewed & supported unanimously at the Heritage General Meeting held Monday, October 9, 2017.

Heritage Exemplifies the Vision of Imagine Austin

The Heritage Neighborhood, located in central Austin and bordered by 29th Street, 38th Street, Guadalupe Street, and North Lamar Boulevard is a diverse, walkable, urban neighborhood.

Heritage includes and is within walking distance of a variety of local businesses including restaurants, shops, grocery stores, and medical offices. The interior of the neighborhood is comprised of a fabric of homes mostly built by the mid 1930s, some from the 1800s.  Many of these homes have been carefully maintained over the decades and/or recently renovated with additions, new foundations, mechanical, electrical and plumbing systems, energy efficient windows and other upgrades.

The existing housing stock in Heritage includes many so-called “missing middle” residences, including duplexes, triplexes, accessory dwelling units, row houses, small apartment buildings, and condominiums that together make up about 70% of the residential units in the neighborhood.

Overall, renters occupy 85% of the residential units in Heritage.

Imagine Austin and the Neighborhood Plan.

CodeNEXT Draft 2 fails to follow the existing Central Austin Combined Neighborhood Plan, which calls for retaining single-family uses and intensifying pedestrian-friendly development along the corridors. The Imagine Austin Comprehensive Plan specifies that changes to neighborhood plans will require input from stakeholders and follow the plan amendments process.

Given the extent of the changes in the second CodeNEXT draft, the lack of a red-lined document, and the incompatibility of much of the proposed zoning with the Central Austin Combined Neighborhood Plan, six weeks is an insufficient period for a complete evaluation.

The Heritage Neighborhood Association requests that the Draft 2 public input period be extended to allow CodeNEXT to be reconciled with the existing Central Austin Combined Neighborhood Plan.

Zoning Recommendations to Reconcile CodeNEXT with the Neighborhood Plan


  • Floor Area Ratios: FAR limits are essential to preventing the extensive demolition of residences in Heritage. The FAR limits added to Draft 2 of CodeNEXT are an improvement from Draft 1 and should be retained.
  • Occupancy Limits: Clarified occupancy limits of four unrelated adults in a single family dwelling, and an additional two unrelated adults in an Accessory Dwelling Unit, should be retained.
  • Residential Zoning: We believe that increasing the number of residential units allowed on current SF-3 properties from 2 to 3 (R3C allows Duplex and ADU) and decreasing the minimum lot size will encourage redevelopment and the removal of residents. This is exacerbated by the allowed increase to 0.57 FAR for Duplexes on large lots, currently prohibited in the SF-3 zone by LDC Subchapter F. We object to this change without stakeholder consideration and input as part of a Neighborhood Plan amendment process. Residential zoned parcels in Heritage and similar neighborhoods currently zoned SF-3, should be zoned R2C.
  • Infrastructure Capacity:  We are concerned that Heritage and many other areas of the city have insufficient infrastructural capacity (water, wastewater, gas, storm water drainage, and roads and gas) )for the proposed density increases. Zoning changes should not occur without an evaluation of these resources.
  • Site Development Standards: The Heritage Neighborhood objects to the elimination of Subchapter E standards to create pedestrian-friendly environments in CodeNEXT. We recommend that the current Subchapter E sidewalk requirements be maintained and be spelled out.
  • 34th and 29th Streets: Heritage Neighborhood includes both Main Street and Mixed Use (MU1A, MU1B, MU1C, and MU1D) zones on 34th Street.  As the front setbacks of these two types of zones are radically different, we recommend that all Main Street zones be changed to Mixed Use zones on 34th Street, which is more appropriate to the interior of the neighborhood. Similarly on 29th Street, between Salado and Rio Grande, the zone should be Mixed Use zoning instead of Main Street .
  • Min. Lot Sizes in Residential Zones: Footnote 1 should be revised to reference a concrete date that precedes code adoption. The current language “at the time of adoption of this Land Development Code” provides a loophole that could be exploited to modify parcels during the code adoption process.


Incompatible Uses & Recommended Changes


  • Drive Through Uses: Some Main Street and Mixed Use zones proposed for Heritage allow (without a conditional use permit) drive-through restaurants. In order to maintain a safe environment for pedestrians and cyclists, drive-through uses were prohibited in our 2004 Neighborhood Plan except where “grandfathered”. As recently as January 2017, the HNA successfully opposed the construction of a new drive-through. The Heritage Neighborhood continues to oppose any new drive-through uses in the neighborhood and recommends that these uses be prohibited in all MS and MU zones.
  • Telecommunications uses are according to 23-4D-2030, permitted without use permits in all residential zones (except LA), but restricted by 23-4E-6370 in “Residential House Scale Zones.” The Heritage Neighborhood recommends that telecommunications uses be Not Allowed in Residential House Scale Zones and that those uses require a conditional use permit in mixed-use, multi-family residential, and main street zones.
  • Poorly Defined Uses: CodeNEXT allows for uses within Heritage Neighborhood that are either not defined, or defined too broadly.  All of the following uses, which are permitted without use permit, should be clearly defined:


      • Accessory Uses (category is far too broad)
      • Food Sales (unclear what is meant by “on and off site”)
      • Retail in residential zones (clarify and limit)
      • Medical Services (should limit sizes and prohibit surgery centers)
      • Outdoor Formal and Outdoor Informal (not defined in the code)

Address the Unintended Consequences of Increased Density


  • Parking: The Heritage Neighborhood currently suffers from over-parking on many residential streets making it difficult and dangerous for emergency responders, school buses, utility trucks, cars and pedestrians to navigate. We recommend that reductions in required parking should be moderated and sensitive to development pressures as follows:


      1. On-site Duplex parking should be reduced to 1.5 spaces per unit, not 1 (which is a 50% reduction) for a total of 3 spaces per Duplex.
      2. Elimination of required parking for Accessory Dwelling Units should be allowed only as a preservation bonus (see below).


  • Affordability Housing Bonus Program: CodeNEXT includes an Affordable Housing Bonus Program (AHBP).  While we support the desire to provide affordable housing in Austin, we object to the bonus applying in R4 zones. As a result of the “spot-zoning” of multi-family parcels in Heritage, the bonus allows a floor to area ratio (FAR) of 0.8 despite being adjacent to R3C zones with FAR that is half as large. This can result in incompatible buildings in the house scale zones. In addition, we object to the Additional Affordable Housing Incentives in Section 23-3E-5010 that allow for reduced parking requirements and impervious cover up to 65% in R3C zones. The Housing Bonus Program affordable housing would be better placed utilized on the activity corridors. The Heritage Neighborhood recommends that the AHBP should apply in the MS2B zones on Guadalupe, Lamar and 38th Street.
  • Preservation: Preservation incentives added to Draft 2, such as restricting heights of ADUs for new developments, are a positive step and one tool to avoid extensive demolitions in Heritage. We recommend that these incentives be expanded and strengthened as follows:


    1. Require (1) parking space for new ADUs unless existing home is preserved.
    2. Relax development limits more than 80’ from the front property line only if existing home is preserved.
    3. Provide clear requirements for the preservation bonus including the minimum age of the existing house, how much must be preserved, and for how long.

Additional Special Consideration in Heritage


  • The Old Firehouse at 3002 Guadalupe has historic zoning and is owned by the City of Austin. We recommend that the property be zoned P-H so that the property can be used as a community center in the future.


Despite the limited time frame which made a comprehensive evaluation of the proposed code impossible, we hope trust that staff will find these recommendations useful and consider our request to extend the timeline for further study.

Gretchen Flatau                                                                                  Date:October 9, 2017

President, Heritage Neighborhood Association


Heritage CodeNEXT Draft 2 Statement

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