The details behind my objection to re-zoning 2108 and 2110 East 22nd Street
1. The Upper Boggy Creek Neighborhood Plan (UBCNP), which includes and highlights the Blackland neighborhood, states:
A. “The existing, single family character of the Blackland Neighborhood … should be preserved to the greatest extent possible. – page 30
B. “Commercial development in the established residential areas is discouraged and new commercial development and redevelopment should be focused [sic] on the planning area’s commercial corridors. Property currently zoned for single or multi-family development should not be changed to allow for commercial uses unless those locations are designated as mixed-use. – Page 33
C. “The entertainment/restaurant district that is evolving along Manor Road …should be fostered. In addition, small-scale retail should be encouraged to locate along the corridor … - Page 50
D. “A compromise [between the University of Texas and Blackland Community Development Corporation] was reached in 1994 that limited [the University‘s] expansion to Leona Street with the exception of a strip along Manor Road to Chicon Street. – Page 15
E. “The neighborhoods also seek to limit commercial encroachment into residential areas, reduce the negative effects of traffic, enhance the physical and environmental beauty, and preserve and enhance the existing unique character of each distinct neighborhood. – Page 27
F. The UBCNP is here: https://www.austintexas.gov/sites/default/files/files/Housing_%26_Planning/Adopted Neighborhood Planning Areas/31_UpperBoggyCreek/upper-bcreek-np.pdf
2. The “Upper Boggy Creek Neighborhood Plan Implementation Tracking Chart” includes:
A. “The Group Residential use will become a prohibited one for MF-3 or less restrictive multi-family districts. This would restrict the development of fraternity and sorority houses and private dormitories in this part of the planning area. This action will help preserve the predominantly single-family character of the residential areas. – page 24
B. No other changes to the original plan are recorded.
C. The “Upper Boggy Creek Neighborhood Plan Implementation Tracking Chart” is here: https://policycommons.net/artifacts/4683042/upper-boggy-creek-neighborhood-plan-implementation-tracking-chart/5507533/
3. Staff and the Planning and Zoning Commissions knew the UBCNP but broke it anyhow. Staff stated objectives of the plan include:
· “The existing single family character of the Blackland Neighborhood should be preserved to the greatest extent possible.”
· “Commercial development in the established residential areas is discouraged and new commercial development and redevelopment should be focussed [sic] on the planning area’s commercial corridors.”
· “Property currently zoned for single or multi-family development should not be changed to allow for commercial uses unless those locations are designated as mixed use.”
· “Commercial uses will remain along the existing commercial corridors.”
· “[Such uses] … are welcome along the less intensive commercial corridors in the planning area – Manor Road …”
· Extracts are from “NEIGHBORHOOD PLAN AMENDMENT REVIEW SHEET” identified as “08 NPA-2025-0012.01 – 2108 and 2110 E. 22nd Street, District 1”
4. Staff and the Planning and Zoning Commissions performed as agents of the property developer and ignored the neighborhood
A. The Commissions presumed commercial re-zoning would occur in the neighborhood before communicating with the neighborhood.
B. Planning Commissioner Bedroisan on 27 Jan 2026 stated “This …is a project we want so badly to approve. Um, and I, and I say that not because I want to ram this down the neighbor's throats. Right. It's that right now the, the types of projects that we're getting placed into small neighborhoods like this are not nearly, uh, as sensitive to what the neighborhood structure is like, nor are they in kind scale with what the existing neighborhood is.”
C. City staff did not contact the Blackland Neighborhood Association about the proposed re-zoning. Communication only started when the BNA approached city staff.
D. The Upper Boggy Creek Neighborhood Association and the Blackland Neighborhood Association both oppose the re-zoning.
E. City staff added “College and University Facilities” to the conditional overlay, despite the UBCNP explicitly stating Blackland was to be protected from “university expansion”. (“Zoning Change Sheet Review”)
F. City staff admitted the UBCNP requires “Property currently zoned [emphasis added] for single or multi-family development should not be changed to allow for commercial uses … ” But staff still concludes it is okay to re-zone in this case because there “is no existing family home on the site”. (same source) The UBCNP is clear a re-zoning decision is independent of the development on the property.
G. City Staff and the Planning and Zoning Commissions ignored the neighborhood’s objections to the disruptions of commercialization including the increase in:
· Vehicular traffic
· Pedestrian traffic
· Noise increases
· Loss of on-street parking
H. City Staff acted to support the developer and owner:
· Never proposed restrictions on the developer to address neighborhood issues
· Harped on the mythical value of Este’s garden as a neighborhood amenity.
· Offered $15K financial compensation for destruction of an entire neighborhood
· Never considered having the owner use some of his land (a total of 4 lots) for parking instead of consuming ever more on-street parking