(As a reminder, Council was off last Tuesday, and so I subbed in a previous meeting from a few months ago. I believe Council will be meeting next week, but then taking the subsequent meeting off again.)
Nothing earth-shattering happened at the meeting, in part because it’s anti-climactic to hear the beginning of a public policy debate after you’ve already heard the end of the story. But here goes:
Item 15, rezoning 15 acres on the northern tip of LBJ to SF6. Hugely unpopular: there were 21 people who took the time to speak out against this. P&Z also denied the rezoning, which means it takes a supermajority of Council to overturn them. A supermajority requires 6 out of 7 councilmembers to constitute a supermajority. So from where I sit, this was obviously doomed to failure.
So what was this doomed plan? A developer wants to extend the neighborhood further north. This would be behind Timber/crest. The current neighborhood residents hollered bloody murder.
Some complaints are justified: LBJ really does have a hideous blind turn right there, and can’t be widened due to property lines, and truly can’t handle extra traffic.
Some of the complaints were nebulous NIMBYism – and several of the residents mentioned how their feelings had been hurt when P&Z members had accused them of NIMBYism, in undiplomatic ways. (I don’t have the exact quote. Implying that the neighbors were classist and anti-renter? Only wanting houses just like theirs? Something with a kernel of truth, but phrased in a way that stung.)
Some of the complaints are very complex: the perennial accusation that houses will be snatched up by wealthy out-of-town parents, and then given to wealthy students to live in and throw wild parties in. Does this ever happen? Of course. Does this happen to an extent where it renders quiet neighborhoods unlivable and triggers an exodus and the entire neighborhood deteriorates into squalor? The usual narrative goes, “This happened to Sagewood! The only reason it hasn’t happened anywhere else is due to our relentless vigilance!”
Is this actually why Sagewood is a world of rental houses? Or was something else in play? Are there now new policies on the books that keep this from happening in other places? I don’t know! I’m curious, though.
From where I sit, there is a fundamental cure: code enforcement needs to be well-staffed and carry meaningful penalties, enforced on landlords. There’s no reason that college students shouldn’t be reasonable neighbors, if the penalty falls on the landlord.
It’s less obvious to me how to keep out-of-town parents and landlords from snapping up all the housing stock, when their pockets are so much deeper than local residents. This is a thing that happens. But this isn’t an argument against a new neighborhood being developed. A new neighborhood would help, by providing more shiny house-baubles for fancy out-of-town parents to buy.
Finally, the land is sensitive and probably shouldn’t be developed. This is on the Edward’s Aquifer, right on the river recharge zone. The counterargument is that this is probably the least intensive way this land would ever be developed. Is it inevitable that this land will some day be developed? If so, it’s worth taking this deal. Is it possible that this becomes park land? If so, stick to that.
In the actual meeting, deliberations were short and swift. Mayor Hug/hson recused herself, because she owns land over there, and the rezoning was voted down 6-0.
In my opinion, the wildly dangerous curve of LBJ plus the environmental concerns tips this towards denial. So I think this was correctly decided.
Oh, one footnote: P&Z denied this last fall. It went to council. Council did NOT deny it then, which would have forced the developer to wait a year before trying again. Instead, Council threw the developer a bone and told them to meet with the neighborhood, build some relationships, make some compromises, and go back to P&Z.
The developer totally ignored this explicit roadmap towards approval. He said, roughly, “I tried to meet with one resident but they were angry, and so I figured it would be a waste of everyone’s time to meet with anyone else.” So P&Z denied them a second time, and now they really are DOA.
Dude. That is not how you win hearts and minds. Meet with the damn people. Nod sagely at their concerns. Ask follow up questions and feign polite curiosity. Gently modify your plans in ways that show you were listening. Even if it’s mostly symbolic, you’ll mollify your opponents and they’ll feel like they had some say in their changing neighborhood.