Q/A with Council Member Zo Qadri
In lieu of an in-person Q/A at the Hyde Park Neighborhood’s May 6, 2024 meeting, District 9 Council Member Zo Qadri’s office replied to questions submitted through our site in advance of the meeting date.
These answers were sent directly to the questioner. As many of these questions are likely shared by the community, we’re posting copies here, as received from Councilman Qadri.
NOTES:
Please contact Council Member Qadri’s office: https://www.austintexas.gov/department/about-council-member-zohaib-zo-qadri
This page contains several links to resources provided by CM Qadri’s office. They are bolded and hyperlinked below. In some cases, HPNA has added hyperlinks to the text, for reference and transparency, with the attached notation (link added by HPNA).
Questions were those submitted in advance of the deadline to submit to CM Qadri before our May 6th meeting.
Q&A content on the page is provided solely by CM Qadri's office. HPNA did not author the contents of the page; we are presenting it as a public service. If you have questions or followup on any content, please contact his office.
QUESTION:
The draft ETOD ordinance would allow developers of ownership units to pay a fee-in-lieu rather than provide on-site affordable units. This means we could potentially wind up with nothing but high-priced luxury condos on Guadalupe, housing the people least likely to need or use public transit. City housing staff says they don't want to require affordable units in ownership projects because they're afraid low-income owners won't be able to keep up with condo fees. Given this, would you: (a) support a program that provides ongoing financial assistance for condo fees to low-income condo owners in an ETOD area; or (b) prohibit ownership units entirely within an ETOD area to ensure at least some on-site affordability? If not, what is your solution to this problem?
ANSWER (Qadri):
We have looked into a fund for condo fee subsidies, and we can continue to explore this with staff. Fee-in-Lieu funds are consolidated in the City’s Housing Trust Fund, which can be dispersed to fund fully affordable homes for ownership or rent. We’re looking into whether fee-in-lieu generated by ETOD can be required to be spent within the ETOD overlay area.
QUESTION:
The draft ETOD ordinance dramatically changes zoning on lots currently zoned MF or Commercial. In most neighborhoods, this type of zoning occurs on the fringes near major roads. However, in Hyde Park, we have commercial and MF lots scattered all throughout the neighborhood. The DBETOD program would extend a full half mile from Guadalupe, potentially allowing buildings up to 120' tall just 25' away SF homes in the heart of our neighborhood. This is not anything an experienced urban planner would recommend, and is far more extreme than any of the draft CodeNext provisions. Have you actually looked at the ETOD maps to see how far into our neighborhood this goes, and how do you square this approach with accepted planning principles?
ANSWER (Qadri):
120 feet would begin 50 feet away from a triggering single-family property with a 25 foot buffer no-build zone and vegetation screening requirements. The draft ETOD ordinance was developed by our professional staff of the Planning Department and has been vetted by the Planning Commission, which includes planning professionals.
QUESTION:
Localized flooding is already a major problem in Hyde Park especially on Avenue A and sections of 45th. Even though the proposed code changes don't increase allowed impervious cover, if successful, this will certainly result in more construction on undeveloped or underdeveloped sites, increasing the impervious cover on the ground, if not on paper. The city is well aware of the problem and is in the planning stages of a major Guadalupe drainage project, but it's not expected to start until 2028, will begin many blocks south, and funding sources haven't even been identified yet. Given all that, would you support delaying these zoning changes until the flooding issues are addressed?
ANSWER (Qadri):
Many factors impact a development timeline, including city processes (such as site plan approval and permitting), access to financing, labor, and construction. Given this, the expectation would be development would occur gradually after rezoning.
QUESTION:
Where are all the trash, recycling, compost carts supposed to go for all the smaller lots now that you've gotten rid of an on-site parking requirements and the streets will be full of parked cars?
ANSWER (Qadri):
Transportation & Public Works is working on a comprehensive curbside management study to identify ways to best optimize and utilize our limited curb space for everything from parking, trash/recycling bins, deliveries, scooters, and more. Consultant selection is underway, and recommendations could come as early as next year. In the meantime, tools we have available include Parking & Transportation Management Districts (link added by HPNA) to better manage curbside parking and generate revenue for pedestrian and bike improvements, or permitting processes during construction of new developments.
QUESTION:
Given your support of the zoning reforms currently underway for the city, what is the plan to provide adequate utilities to a denser Austin? Not a day went by last summer without multiple ominous warnings from Austin Energy requesting (some would say demanding) residents reduce energy consumption under the threat of grid failure and blackouts. Similarly, the demand for water will double or triple. We already live 6 months of the year with water restrictions. If density increases two or three fold under this new development push, what is the plan? This isn’t a build now, figure it out later situation for those of us already here.
ANSWER (Qadri):
Building denser communities versus sprawl results in more energy and water efficient cities that are also less car reliant and more walkable communities. This is imperative now more than ever due to the increase in climate change related events affecting our community.
Austin Energy:
Winter Storm Uri (2021)
State Grid Failure- Texas Legislature in response passed Senate Bills 2 and 3. These bills focus on weatherization of infrastructure as well as the governance of the grid operator and regulator.
Winter Storm Mara (2023)
Winter Storm Mara was a natural disaster with a historic amount of freezing rain and the actual ice accumulation measured approximately .71 inch – the most in Austin’s history. The weight of the ice caused trees, limbs, communications infrastructure, wires, and poles to sag or snap resulting in additional “hurricane level” damage.
AE is behind on their current goal to trim trees on a seven-year cycle, a goal that is already two years longer than industry standard. In 2006, Council gave direction to AE to trim trees less than industry standards. In 2019, AE increased trimming to better align with standards. However, trimming less than industry standards for many years contributed to overgrowth, increased workloads, and has made it harder for AE to meet their trim goals. Since then the city has increased the number of tree-trimming crews to get us to industry standards.
Austin 2023 Summer
All of Austin’s 10-hottest summers on record have come since 1998. We are facing unprecedented heat that can be overbearing for the grid. Notifications serve the purpose of conservation and also help customers mitigate the cost of their energy bills. AE is currently undergoing a long-term planning process to increase energy production with the aim of reducing congestion costs and climate change focused. (Our office can send out the memo from March if you would like more info).
Austin Water
City council last week approved a Water Conservation and Drought Contingency plan.In 2018, the CoA created Water Forward-Austin’s 100-year integrated water resource plan. Water Forward is an adaptive plan to be updated on a 5-year cycle and evaluates and plans for water supply and demand management strategies for the City of Austin in a regional water supply context.
Austin Water has now started the process to complete the first 5-year update to the Water Forward plan (link added by HPNA) and is targeting plan completion by 2024. Visit the Water Forward 2024 SpeakUp Austin! page (link added by HPNA) for project updates and ask questions.
QUESTION:
Furthermore, what is the vision for parking? In our central Austin neighborhood, the street parking is already such that two cars cannot drive in opposite directions at the same time. We currently play a game of Frogger - one car pulls forward and then over to an open space while the other car jumps forward as much as possible until they pull over to let the other car inch forward again. If there is no on-site parking requirements under the new zoning plan, and our already full streets are packed even more, how will traffic flow be addressed? And where do we place our trash cans on trash day? Please do not answer that an increase in public transportation will reduce the amount of cars. I have lived here for 30 years and that pie in the sky claim never works out. Our buses are half full at best and the light rail cars are practically empty. It is over 100 degrees a large portion of the year and no one willingly walks from a stop for over a mile to their destination. It’s a nonsense solution. This city is not laid out for public transport to be the canned solution to every problem.
ANSWER (Qadri):
The fuller vision is to continue to invest in multimodal street design to make it comfortable to walk, bike and take transit, which includes street trees and green infrastructure as a critical component of that system. Transportation & Public Works is working on a comprehensive curbside management study to identify ways to best optimize and utilize our limited curb space for everything from parking, trash/recycling bins, deliveries, scooters, and more. Consultant selection is underway, and recommendations could come as early as next year. In the meantime, tools we have available include Parking & Transportation Management Districts (link added by HPNA) to better manage curbside parking and generate revenue for pedestrian and bike improvements, or permitting processes during construction of new developments.
QUESTION:
Our Austin public schools are packed with student, too few teachers and the buildings are falling apart. If density increases, so will enrollment for our public schools. What is the plan? Will you hire lobbyists and to fight TEA to reduce Austin’s payment to recapture so we can use our funds for our schools? Again, this is a now problem and not a figure it out later problem. As a parent to young kids, we don’t have time for a solution five or ten years down the line. The problem will start as soon as density increases. I look forward to your answers.
ANSWER (Qadri):
A key issue in Austin is that the city is unaffordable to teachers. Smaller homes on smaller lots, AKA the HOME Initiative, helps more middle income households to own a home or live in our city. Furthermore, policies like ETOD encourages more housing near transit, lowering residents’ transportation costs and helping keep rents down across the city. Lastly, we look forward to continuing to support AISD in building housing for teachers.
It’s part of Austin’s legislative agenda to oppose disproportionate recapture from AISD.
QUESTION:
How tall could buildings be on the odd side of 4200 block of Guadalupe? How tall on the even side of 4200 block of Avenue A? How tall on the odd side of 4200 block of Avenue A
ANSWER (Qadri):
Information on where the Equitable Transit-Oriented Development Overlay (ETOD) applies can be found here: https://publicinput.com/u1611#tab-49602
Blue areas on this map would be able to reach 120 feet of height in exchange for affordability requirements and other community benefits.
Compatibility is also proposed to be reduced to 75 feet from a triggering single-family property line, which includes a 25 foot no-build buffer zone. Under ETOD and DB-90, developments could reach up to 90 feet of height 50 feet away from the property line.
For more information about compatibility, please see: https://publicinput.com/j0401#tab-48760
QUESTION:
The Council has abolished parking requirements for apartment complexes. If one complex or more without parking is built on Guadalupe next to Hyde Park, several streets in will be lined with cars on both sides, because apartment dwellers will still have cars. How will you deal with the problems this will cause, such as parking for residents on these streets who don't have driveways, finding a place for trash cans on pickup days, people walking down the middle of the street where there are no sidewalks, and ensuring access for emergency vehicles?
ANSWER (Qadri):
Transportation & Public Works is working on a comprehensive curbside management study to identify ways to best optimize and utilize our limited curb space for everything from parking, trash/recycling bins, deliveries, scooters, and more. Consultant selection is underway, and recommendations could come as early as next year. In the meantime, tools we have available include Parking & Transportation Management Districts (link added by HPNA) to better manage curbside parking and generate revenue for pedestrian and bike improvements, or permitting processes during construction of new developments. If you have a current mobility issue, please reach out and we can work with TPW to review and possibly escalate it.
QUESTION:
Regarding the City's budget deficit, I would like to know the following: Which areas or departments are most likely to have budget cuts? Is the council considering raising taxes and/or fees, and if so, what increases are being considered? What strategies do you support to deal with the budget deficit?
ANSWER (Qadri):
Council received a financial forecast update at a work session on 4/16/2024. The budget process will kick off on Friday, July 12th, 2024 where council will hold a work session at which the City Manager and his team will present the budget to the Mayor and Council. The City Manager will also file the draft budget with the City Clerk, and it will be delivered to the Mayor and Council Members.
Main discussions have been about how many programs that were funded by federal assistance during COVID-19 and which need to be tapered off and which need continued funding built into the budget moving forward.
Reason for deficit: Projected at $358.7 million, $16.9 million below budget due to persistent weakness in taxable sales.
Departments are currently reviewing their budgets to identify additional savings and efficiencies and analyze departmental fees for opportunities to increase to full cost-of-service.
Other options include a tax rate election. In 2019, SB 2 lowered the multiplier used in the rate calculation from 8 percent to 3.5 percent. S.B. 2 requires a city to hold an automatic election on the November uniform election date if it adopts a rate exceeding the 3.5 percent voter-approval rate.
QUESTION:
Who exactly are your contacts with developers and others pushing the new Land Use rules?
ANSWER (Qadri):
Our office has spoken to a variety of stakeholders regarding land development code amendments and continues to have an open door to discuss concerns and ideas to address our housing, mobility, and livability goals.
QUESTION:
I have noticed a recent influx of homeless wandering around Hyde Park. I had my grandchildren in the car with me at Walgreens Sunday and we were unable to get out of the car due to one individual talking to himself in an aggressive manner and wandering back and forth all over the parking lot. In addition there appears to be a camp on an open lot on Guadalupe and 43rd. What is the City going to do about this?
ANSWER (Qadri):
I authored a resolution last year and accompanied a budget amendment to partner with the county on a mental health diversion pilot. This will allow for long-term inpatient mental health treatment and psychiatric emergency services to be open 24 hours for law enforcement and other emergency service entities to have a consistent place to take individuals experiencing a behavioral health crisis for services. The city is in the process of negotiating the contract between the county, Central Health, and Integral Care.
The city has utilized ARPA funding to support the Marshalling Yard that houses up to 300 people. Council approved the extension of the contract at the 4/18/2024 Council Meeting with a primary focus on finding long-term housing solutions for people entering the shelter.
The Downtown Austin Alliance launched a pilot in February called Heart Austin (link added by HPNA). HEART program practitioners will work hand-in-hand with the Downtown Austin Alliance Ambassadors and Austin Police Department to address non-emergency issues, de-escalate behavioral issues, and provide interventions to address or prevent mental health episodes, interrupt behavioral disturbances, prevent crimes, and connect people to social services and housing resources.
Mayor Watson is working on exploring avenues to create therapeutic housing to serve the people moving in and out of the Austin State Hospital. It could be an option for people who have nowhere else to go, but aren’t quite ready for a full hospitalization. And for patients transitioning out of care who are experiencing homelessness, a possible lifeline.
Camping on private property is not affected by the city ordinance and continues to be governed by state trespassing law. Additionally, camping is not allowed on public grounds and greenbelts that are designated as parkland or City-owned buildings governed by building security rules. Camping on sidewalks continues to be prohibited ifthe person is obstructing the passage or if the person is presenting a health or safety risk. Other laws apply that prohibit pedestrians from being present illegally in a roadway.
The HEAL Initiative (link added by HPNA) is intended to compassionately close the most unsafe encampments in our city by offering people experiencing homelessness a direct pathway to crisis shelter and opportunities to attain stable housing, sustainably reducing public camping in unsafe areas. This initiative has a matrix criteria and prioritizes encampments to serve first.
Action options for specific incidents mentioned:
Call 911 and request mental health services
Non-emergency situations: Call 311
Sunrise Mobile Outreach Request Form (link added by HPNA)- The Sunrise Mobile outreach program brings resources and housing navigation directly to individuals and families who are experiencing homelessness in the Austin metro area. Services include humanitarian aid, coordinated assessments, physical and mental health wellness, substance abuse support, harm reduction, housing interventions, benefits enrollment and more.
For further question, City of Austin's Homeless Strategy Office at homeless.input@austintexas.govs.gov
QUESTION:
Please explain how HOME, HOME 2, and ETOD interface with our neighborhood’s NCCDs. Which ones override the others? Is the city planning on eventually eliminating or amending specific neighborhood NCCDs?
ANSWER (Qadri):
HOME and HOME 2 (link added by HPNA)apply only to single-family zoned properties outside of NCCD.
ETOD (link added by HPNA) is proposed to apply to non-single-family zoned properties in NCCDs. We are proud supporters of the HOME Initiative and are happy to help neighborhoods with NCCDs to understand their options to be able to participate in HOME.
QUESTION:
I live on a corner in Hyde Park with no alley access. With commercial and residential development on the rise in Hyde Park, and with parking requirements for redeveloped properties becoming more relaxed, I find it more and more difficult to find a place on the street to put my garbage, recycle, and compost cans. If I put my cans out the night before pickup, drivers will move my cans off the road and back onto my property to create a parking space. What is the city’s solution to this growing problem?
ANSWER (Qadri):
Transportation & Public Works is working on a comprehensive curbside management study to identify ways to best optimize and utilize our limited curb space for everything from parking, trash/recycling bins, deliveries, scooters, and more. Consultant selection is underway, and recommendations could come as early as next year. In the meantime, tools we have available include Parking & Transportation Management Districts (link added by HPNA) to better manage curbside parking and generate revenue for pedestrian and bike improvements, or permitting processes during construction of new developments.
QUESTION:
Graffiti has gotten really bad in our neighborhood. Graffiti artists used to at least not graffiti on top of murals, but even murals seem to be unsafe now. I have also noticed they are beginning to paint on stonework and masonry, which is extremely difficult if not impossible to completely remove. What is being done to stop illegal graffiti in and around Hyde Park? Is any consideration being given to increasing the penalties that illegal graffiti artists face if arrested?
ANSWER (Qadri):
You can report graffiti to 311, install murals through city programs, or request a free CPTED (Crime Prevention Through Environmental Design) assessment from the Austin Police Department. More detail about these options can be found here: https://www.austintexas.gov/department/graffiti-removal
Graffiti is also something that you can report to my office (link added by HPNA) if you are having issues with 311, and we will be able to complete a CAF, or Citizen Assistance Form (link added by HPNA) which will help to expedite your case.
QUESTION:
Once work begins on the I-35 expansion, is there anything the city can do to prevent frustrated drivers from frustratedly exiting I-35 and speeding through neighborhoods on their way to Mo-Pac? Would the city consider adding some temporary additional stop signs or speed humps on east/west roads that run through neighborhoods as a preventive measure?
ANSWER (Qadri):
The City expects to see a first pass at TxDOT’s construction phasing this summer. That will give us a better idea of where and when the frustration points may be felt and for what duration. We will circle back with City staff later this year when the construction phasing becomes more clear. We are still several years from construction on the segments through the UT area and Downtown.
For more information or to ask your own questions, please contact Council Member Qadri’s office: https://www.austintexas.gov/department/about-council-member-zohaib-zo-qadri
