One of my frustrations with the new Commercial Design Standards and VMU Overlay is
that these programs are designed for developers, penthouse dwellers and boutique
shoppers. The article in today's Statesman subtitled "Luxury apartments are above world-class shops and within walking distance of restaurants" describes the government subsidized housing project going in at the domain.

The new VMU overlay will provide incentives to developers already building mixed use condos in East Austin quite profitably. (Think Saltillo Lofts, Pedernales, 1620 E. 6th, 2124, Este, 1305 Lofts, Sixth & Brushy, The Ends on Sixth).

Why not provide subsidies to poor and middle class residents to encourage them to make choices that support dense, vibrant neighborhoods? Subsidies like small, quality neighborhood schools. AISD is closing schools in some of the densest neighborhoods in the city while building modern, new schools in the sprawling suburbs. If the goal of VMU is to provide vibrant, diverse cities where people can work and shop within walking distance of their homes, then lets not send the kids to schools across town.

Why not provide mass transit that has as its goal allowing people in dense neighborhoods to function without a car or allow families to get by with a single car. Dependable, frequent and affordable mass transit would make it easier for working class families to trade their car payments for a more expensive apartment.

Its frustrating that whenever the city tries to control patterns of development one group get the carrots and the other group gets the sticks.

Common Uses for Commercial Zoning

Below are some of the uses generally allowed in CS zoning. Please comment on what uses you think might be appropriate next to a residence.

Administrative and Business Offices
Agricultural Sales and Services
Art Gallery
Art Workshop
Automotive Rentals
Automotive Repair Services
Automotive Sales
Automotive Washing (of any type)
Bail Bond Services 10
Bed & Breakfast
Building Maintenance Services
Business or Trade School
Business Support Services
Campground
Cocktail Lounge
Commercial Off-Street Parking
Communications Services
Construction Sales and Services
Consumer Convenience Services
Consumer Repair Services
Convenience Storage
Drop-Off Recycling Collection Facility
Electronic Prototype Assembly
Equipment Repair Services
Equipment Sales
Exterminating Services
Financial Services
Food Preparation
Food Sales
Funeral Services
General Retail Sales (Convenience)
General Retail Sales (General)
Hotel
Indoor Entertainment
Indoor Sports and Recreation
Kennels
Laundry Services
Medical Offices
exceeding 5000 sq. ft. gross floor area
Medical Offices
not exceeding 5000 sq. ft. gross floor area
Monument Retail Sales
Off-Site Accessory Parking
Outdoor Entertainment
Outdoor Sports and Recreation
Pawn Shop Services
Personal Improvement Services
Personal Services
Pet Services
Plant Nursery
Printing and Publishing
Professional Office
Research Services
Restaurant (General)
Restaurant (Limited)
Service Station
Software Development
Theater
Vehicle Storage
Veterinary Services

Jim Nix, a local architect working as an agent for Carrie Altemus, came to our last Neighborhood planning team to discuss his plans for 1607 East Cesar Chavez (The house just east of the Waterstreet Lofts.

They are planning a mixed use building with retail on the first floor, and a single apartment upstairs. He would like to expand the second floor apartment along the original footprint of the house, but because the house next door is a residence in a commercial zone, he needs city approval to build anything closer than 15 feet and the house is just 9 feet 4 inches from the east property line.

The lot is now zoned Commercial Services and he could easily convert the ground floor to retail without needing approval. In fact, he says they will convert the lower floor to a retail use regardless. They will probably build the apartment if at all practical.
The team was concerned that a retail store next to a residence might not be compatible and is currently working with Mr. Nix to see if we can develop a list of appropriate uses that might let us support a variance. Allowed uses for a commercial zone can be found here

Fresh Organic Market for ECC?

Lidia and Cynthia Perez came to the last East Cesar Chavez Neighborhood Planning team meeting to gauge neighborhood support for their latest project. The two sisters are considering opening a market in the now vacant corner store at the corner of East Cesar Chavez and San Marcos. The team was very enthusiastic about a project from the pair that created Las Manitas.