ITEM07 C15-2026-0005 LATE BACKUP MAR9 SUPPORT — original pdf

Backup

BOA Case No. C15-2026-0005 – Appeal of Permit No. 2025-140201 PR (205 E. 34th Street) Dear Chair and Members of the Board of Adjustment: On Monday, February 16, the Heritage Neighborhood Steering Committee met and voted unanimously to support the BOA appeal C15-2026-0005, concerning Permit 2025-140201 PR for a proposed project at 205 E. 34th Street in the North University Neighborhood. The North University Neighborhood Association (NUNA) general membership voted on February 2 to officially support the appeal. The Heritage Neighborhood Association shares concerns regarding adherence to the North University Neighborhood Conservation Combining District (NCCD) and enforcement of City Code. The Heritage Neighborhood Steering Committee has the following concerns: 1) North University NCCD Floor Area Ratio limitations The proposed permit was approved for a Floor Area Ratio of approximately 0.65, despite the NCCD’s 0.4 FAR limitation applicable to SF-zoned properties. The North University NCCD was adopted in 2004, at a time when 3-unit residential use on SF zoning did not exist and could not have been anticipated. The absence of an explicit FAR entry in the NCCD for that use does not indicate an intent to permit greater building scale. The Heritage Neighborhood Association supports the interpretation that the NCCD’s 0.4 FAR limitation continues to apply to SF-zoned lots, including those now permitted to contain 3-unit residential uses. This is a narrow, district-specific application of adopted NCCD scale controls and would not have broader citywide implications. 2) Building Design and Review The proposed permit reflects a design that was modified from a previously rejected plan by removing walls and renaming rooms without materially changing the living space. Those walls could readily be restored after issuance of a certificate of occupancy and therefore warrant evaluation under an R-3 congregate living classification. Appropriate classification and review are essential to ensuring safe living conditions for group living arrangements, which are common in neighborhoods near the University of Texas, including both North University and Heritage. 3) Additional City Code and NCCD compliance concerns The appeal identifies several additional compliance issues, including deficiencies in application materials, stair safety, fire access, and required building orientation and visitable route standards. These concerns support the conclusion that the approved plans fail to demonstrate compliance with applicable City Code and NCCD requirements. Accordingly, the Heritage Neighborhood Association requests that the Board of Adjustment reverse the administrative decision and deny issuance of Permit No. 2025-140201 PR, and further requests that the Board apply the North University NCCD’s 0.4 Floor Area Ratio limit as the controlling standard for SF- zoned lots within the North University Neighborhood Conservation Combining District. Sincerely, Laura Grim, President Heritage Neighborhood Association ITEM07/1-LATE BACKUP SUPPITEM07/2-LATE BACKUP SUPPRe: Board of Adjustment Case No. C15-2026-0005 – Appeal of Permit No. 2025-140201 PR (205 E. 34th Street) Dear Chair and Members of the Board of Adjustment: On Monday, February 16, the members of the Central Austin Neighborhood Planning Advisory Committee (CANPAC) met and voted to support the appeal in Board of Adjustment Case No. C15-2026-0005, concerning Permit No. 2025-140201 PR at 205 E. 34th Street, within the North University Neighborhood. The appeal has also received formal support from the North University Neighborhood Association (NUNA), which voted to support the appeal and brought the underlying issues to CANPAC for consideration. CANPAC is the City-recognized Neighborhood Plan Contact Team for Central Austin and has a role in advising on the interpretation and implementation of adopted neighborhood plans and associated Neighborhood Conservation Combining Districts (NCCDs). The appeal raises issues related to compliance with the North University NCCD, which is part of both the adopted Neighborhood Plan and City Code. CANPAC has the following specific concerns: 1) Application of the NCCD’s FAR limit The permit was approved for a Floor Area Ratio (FAR) of approximately 0.65, exceeding the 0.4 FAR limitation required for all SF zoning under the North University NCCD. The NCCD was adopted in 2004, and it is unreasonable to argue that the NCCD is silent with respect to three-unit residential use on SF-zoned lots. At the time of adoption, three-unit residential development on SF zoning did not exist. The absence of an explicit FAR entry for that use does not indicate an intent to allow greater scale. CANPAC supports the interpretation that the NCCD’s 0.4 FAR limitation continues to apply to SF-zoned properties, including those now permitted to contain three residential units under HOME. Enforcement of this standard would regulate building scale while still allowing three-unit residential use and would represent a narrow, district-specific application of the NCCD rather than a citywide policy determination. 2) Adequacy of the review path and building classification The proposed permit reflects a design that was changed from a previously rejected plan by removing walls and renaming rooms without materially changing the living space. Those walls could be restored once a certificate of occupancy is issued and living therefore the project warrants evaluation under an R-3 congregate classification. This level of review is necessary to ensure safe group living conditions, ITEM07/3-LATE BACKUP SUPPwhich are common in NUNA and throughout CANPAC neighborhoods. CANPAC requests that the Board apply appropriate review standards for properties designed to maximize bedroom count and shared occupancy. 3) Other City Code and NCCD compliance issues CANPAC also notes that the appeal identifies additional concerns related to compliance with City Code and the North University Neighborhood Conservation Combining District, including building orientation and visitable routes requirements; adequacy of fire apparatus access; stair safety requirements; and the completeness of application materials. These issues further support the conclusion that the approved plans and application do not demonstrate compliance with applicable City Code and NCCD requirements. Accordingly, CANPAC respectfully requests that the Board of Adjustment reverse the administrative decision and deny issuance of Permit No. 2025-140201 PR, and further requests that the Board apply the North University NCCD’s 0.4 Floor Area Ratio limit as the controlling standard for SF-zoned lots within the North University Neighborhood Conservation Combining District. Sincerely, AdamStephens,co-chair Chair, Central Austin Neighborhood Planning Advisory Committee (CANPAC) ITEM07/4-LATE BACKUP SUPP ITEM07/5-LATE BACKUP SUPPFebruary 24, 2026 Letter of Support for Appeal Case No. C15-2026-0005 Dear Chair and Members of the Board of Adjustment: I am a resident of North University, and I own the property at 310 E 34th St, Austin, TX 78705. I have owned this property since 1976 and have lived here since 1976. I am writing to express my strong support for the appeal (BOA Case No. C15-2026-0005) regarding a proposed project at 205 E 34th St. This appeal raises important issues regarding enforcement of the North University Neighborhood Conservation Combining District (NCCD), particularly the NCCD’s 0.4 Floor Area Ratio (FAR) limit, which is the primary mechanism used in the NCCD to regulate building scale and ensure that new residential development respects the neighborhood’s traditional development patterns. The project was approved based on an interpretation that allows a FAR well above the NCCD’s 0.4 limit. The appeal asks the Board to affirm that the NCCD’s 0.4 FAR remains the controlling standard for development on SF-zoned lots within the district, including where multiple residential units are proposed. Clear enforcement of this standard is essential to ensure that development within the district is reviewed and approved in accordance with the adopted NCCD standards. In addition, the appeal identifies multiple other instances in which the approved application and plans do not demonstrate compliance with multiple applicable requirements of City Code and the North University NCCD, including but not limited to:  Adequacy of the review path and enforceability of approval conditions  Building orientation and front-of-lot requirements under the NCCD  Exterior visitable route and visitable dwelling entrance requirements  Fire apparatus access for the rear building  Stair winder tread safety requirements  Submission of incomplete or internally inconsistent application materials For these reasons, I respectfully request that the Board reverse the administrative decision, deny issuance of the permit, and find that a Floor Area Ratio of 0.4 is the controlling standard for development on SF-zoned lots within the North University Neighborhood Conservation Combining District. Thank you for your time and consideration. Sincerely, Leon Barish 310 E 34th St, Austin, TX 78705 BOA Case No: C15-2026-0005 Case Address: 205 E 34th St, Austin, TX 78705 ITEM07/6-LATE BACKUP SUPP Letter of Support for Appeal Case No. C15-2026-0005 Dear Chair and Members of the Board of Adjustment, We own the property at 3306 Grooms Street and are writing to express our strong support for the appeal (BOA Case No. C15-2026-0005) regarding a proposed project at 205 E 34th St. This appeal raises important issues regarding enforcement of the North University Neighborhood Conservation Combining District (NCCD), particularly the NCCD’s 0.4 Floor Area Ratio (FAR) limit, which is the primary mechanism used in the district to regulate building scale and ensure that new residential development respects the neighborhood’s traditional development patterns. The project was approved based on an interpretation that allows a FAR well above the NCCD’s 0.4 limit. The appeal asks the Board to affirm that the NCCD’s 0.4 FAR remains the controlling standard for development on SF-zoned lots within the district, including where multiple residential units are proposed. Clear enforcement of this standard is essential to ensure that development within the district is reviewed and approved in accordance with the adopted NCCD standards. In addition, the appeal identifies multiple other instances in which the approved application and plans do not demonstrate compliance with multiple applicable requirements of City Code and the North University NCCD, including but not limited to: • Adequacy of the review path and enforceability of approval conditions • Building orientation and front-of-lot requirements under the NCCD • Exterior visitable route and visitable dwelling entrance requirements • Fire apparatus access for the rear building • Stair winder tread safety requirements • Submission of incomplete or internally inconsistent application materials For these reasons, we respectfully request that the Board reverse the administrative decision, deny issuance of the permit, and find that a Floor Area Ratio of 0.4 is the controlling standard for development on SF-zoned lots within the North University Neighborhood Conservation Combining District. Thank you for your time and consideration. Sincerely, Brian & Laura Aldred and Molly Aldred 3306 Grooms Street, Austin, TX 78706 BOA Case No: C15-2026-0005
 Case Address: 205 E 34th St, Austin, TX 78705 ITEM07/7-LATE BACKUP SUPPLetter of Support for Appeal Case No. C15-2026-0005 Dear Chair and Members of the Board of Adjustment, I am a resident of North University, and I [own the property / reside / hold a utility contract] at [your address]. I am writing to express my strong support for the appeal (BOA Case No. C15-2026-0005) regarding a proposed project at 205 E 34th St. This appeal raises important issues regarding enforcement of the North University Neighborhood Conservation Combining District (NCCD), particularly the NCCD’s 0.4 Floor Area Ratio (FAR) limit, which is the primary mechanism used in the district to regulate building scale and ensure that new residential development respects the neighborhood’s traditional development patterns. The project was approved based on an interpretation that allows a FAR well above the NCCD’s 0.4 limit. The appeal asks the Board to affirm that the NCCD’s 0.4 FAR remains the controlling standard for development on SF-zoned lots within the district, including where multiple residential units are proposed. Clear enforcement of this standard is essential to ensure that development within the district is reviewed and approved in accordance with the adopted NCCD standards. In addition, the appeal identifies multiple other instances in which the approved application and plans do not demonstrate compliance with multiple applicable requirements of City Code and the North University NCCD, including but not limited to: • • • • • • Adequacy of the review path and enforceability of approval conditions Building orientation and front-of-lot requirements under the NCCD Exterior visitable route and visitable dwelling entrance requirements Fire apparatus access for the rear building Stair winder tread safety requirements Submission of incomplete or internally inconsistent application materials For these reasons, I respectfully request that the Board reverse the administrative decision, deny issuance of the permit, and find that a Floor Area Ratio of 0.4 is the controlling standard for development on SF-zoned lots within the North University Neighborhood Conservation Combining District. Thank you for your time and consideration. Sincerely, Michelle Mace 3309 Grooms Street Austin, TX 78705 BOA Case No: C15-2026-0005 Case Address: 205 E 34th St, Austin, TX 78705 ITEM07/8-LATE BACKUP SUPPITEM07/9-LATE BACKUP SUPPcontrolling standard, including where multiple residential units are proposed on a single lot. Beyond the FAR question, the appeal identifies a number of additional instances in which the approved application and plans fail to demonstrate compliance with applicable requirements of City Code and the NCCD. These are not minor oversights. They include concerns about the adequacy of the review path and enforceability of approval conditions; building orientation and front-of-lot requirements under the NCCD; exterior visitable route and visitable dwelling entrance requirements; fire apparatus access for the rear building; stair winder tread safety requirements; and the submission of incomplete or internally inconsistent application materials. Taken individually, each of these issues warrants serious scrutiny. Taken together, they suggest a project that was approved without the careful, standards-based review that residents of this district are entitled to expect. We chose to purchase 203 E 34th Street in North University because we value the sense of community, the walkable scale, and the architectural character that define this neighborhood. The NCCD was adopted to protect exactly these qualities. When a project is approved that sidesteps the district’s core development standards, it is not just the adjacent property owners who are harmed, it is every resident who has relied on the NCCD as a good-faith commitment that new development will be compatible with the neighborhood’s existing fabric. For all of these reasons, we respectfully and firmly request that the Board reverse the administrative decision, deny issuance of the permit, and affirm that a Floor Area Ratio of 0.4 is the controlling standard for development on SF- zoned lots within the North University Neighborhood Conservation Combining District. The integrity of the NCCD and the quality of life it was designed to protect depend on consistent, faithful enforcement of its standards. Thank you for your time and careful consideration of this appeal. Sincerely, Frederick Aldama BOA Case No: C15-2026-0005 ITEM07/10-LATE BACKUP SUPPITEM07/11-LATE BACKUP SUPPDear Chair and Members of the Board of Adjustment, I am a resident of North University and live at 206 E 33rd St. I am writing to voice my strong support for the appeal (BOA Case No. C15‑2026‑0005) concerning the proposed project at 205 E 34th St. This appeal highlights critical concerns about enforcing the North University Neighborhood Conservation Combining District (NCCD), especially the district’s 0.4 Floor Area Ratio (FAR) limit. That limit is the principal tool the NCCD uses to control building scale and to ensure new residential construction respects the neighborhood’s historic development patterns. The project received approval based on an interpretation that permits a FAR far exceeding the NCCD’s 0.4 ceiling. The appeal asks the Board to reaffirm that the 0.4 FAR remains the governing standard for development on SF‑zoned parcels within the district, even when multiple residential units are proposed. Consistent enforcement of this standard is vital to guarantee that any development in the district is reviewed and approved in line with the adopted NCCD regulations. Additionally, the appeal points out several other deficiencies in the approved application and its accompanying plans, including—but not limited to— non‑compliance with various City Code provisions and NCCD requirements such as: Adequacy of the review path and enforceability of approval conditions. Building orientation and front‑of‑lot setbacks mandated by the NCCD. Exterior visitable routes and entrance requirements for visitable dwellings. Fire‑apparatus access to the rear of the building. Stair‑winder tread safety standards. ITEM07/12-LATE BACKUP SUPPSubmission of incomplete or internally contradictory application materials. For these reasons, I respectfully request that the Board overturn the administrative decision, deny the issuance of the permit, and confirm that a 0.4 FAR is the controlling standard for development on SF‑zoned lots within the North University Neighborhood Conservation Combining District. Thank you for your time and consideration. Sincerely, Pavel Quincoses Rodriguez 206 E 33rd St ITEM07/13-LATE BACKUP SUPPITEM07/14-LATE BACKUP SUPPITEM07/15-LATE BACKUP SUPPLetter of Support for Appeal Case No. C15-2026-0005 Dear Chair and Members of the Board of Adjustment, I am a resident of North University, live at 309 E. 35th St., and am writing to express my strong support for the appeal (BOA Case No. C15-2026-0005) regarding a proposed project at 205 E 34th St. This appeal raises important issues regarding enforcement of the North University Neighborhood Conservation Combining District (NCCD), particularly the NCCD’s 0.4 Floor Area Ratio (FAR) limit, which is the primary mechanism used in the district to regulate building scale and ensure that new residential development respects the neighborhood’s traditional development patterns. The project was approved based on an interpretation that allows a FAR well above the NCCD’s 0.4 limit. The appeal asks the Board to affirm that the NCCD’s 0.4 FAR remains the controlling standard for development on SF-zoned lots within the district, including where multiple residential units are proposed. Clear enforcement of this standard is essential to ensure that development within the district is reviewed and approved in accordance with the adopted NCCD standards. In addition, the appeal identifies multiple other instances in which the approved application and plans do not demonstrate compliance with multiple applicable requirements of City Code and the North University NCCD, including but not limited to: • Adequacy of the review path and enforceability of approval conditions • Building orientation and front-of-lot requirements under the NCCD • Exterior visitable route and visitable dwelling entrance requirements • Fire apparatus access for the rear building • Stair winder tread safety requirements • Submission of incomplete or internally inconsistent application materials For these reasons, I respectfully request that the Board reverse the administrative decision, deny issuance of the permit, and find that a Floor Area Ratio of 0.4 is the controlling standard for development on SF-zoned lots within the North University Neighborhood Conservation Combining District. ITEM07/16-LATE BACKUP SUPPThanks for your time and consideration. Sincerely, Tom Elia BOA Case No: C15-2026-0005 Case Address: 205 E 34th St, Austin, TX 78705 ITEM07/17-LATE BACKUP SUPP  Letter of Support for Appeal Case No. C15-2026-0005 Dear Chair and Members of the Board of Adjustment, I am a resident of North University, and my wife and I own the home at 209 E 34th St, so we are 1 house away from the proposed project at 205 E 34th St. We bought our home in 2004, have raised our children here, and are both native Austinites who have grown up in and around UT. I am writing to express my strong support for the appeal (BOA Case No. C15-2026-0005) regarding a proposed project at 205 E 34th St. This appeal raises important issues regarding enforcement of the North University Neighborhood Conservation Combining District (NCCD), particularly the NCCD’s 0.4 Floor Area Ratio (FAR) limit, which is the primary mechanism used in the district to regulate building scale and ensure that new residential development respects the neighborhood’s traditional development patterns. The project was approved based on an interpretation that allows a FAR well above the NCCD’s 0.4 limit. The appeal asks the Board to affirm that the NCCD’s 0.4 FAR remains the controlling standard for development on SF-zoned lots within the district, including where multiple residential units are proposed. Clear enforcement of this standard is essential to ensure that development within the district is reviewed and approved in accordance with the adopted NCCD standards. In addition, the appeal identifies multiple other instances in which the approved application and plans do not demonstrate compliance with multiple applicable requirements of City Code and the North University NCCD, including but not limited to: ● Adequacy of the review path and enforceability of approval conditions ● Building orientation and front-of-lot requirements under the NCCD ● Exterior visitable route and visitable dwelling entrance requirements ● Fire apparatus access for the rear building ● Stair winder tread safety requirements ● Submission of incomplete or internally inconsistent application materials For these reasons, I respectfully request that the Board reverse the administrative decision, deny issuance of the permit, and find that a Floor Area Ratio of 0.4 is the controlling standard for development on SF-zoned lots within the North University Neighborhood Conservation Combining District. Thank you for your time and consideration. Sincerely, Michael Riley 209 E 34th St BOA Case No: C15-2026-0005 Case Address: 205 E 34 th St, Austin, TX 78705 ITEM07/18-LATE BACKUP SUPPM.R. Marcom 3107 Hemphill Park Austin, Texas 78705 March 5 2026 Reference: Letter of Support for Appeal Case No. C15-2026-0005 Dear Chair and Members of the Board of Adjustment, I am a resident of North University, and I own the property and reside at 3107 Hemphill Park. I am writing to express my strong support for the appeal (BOA Case No. C15-2026-0005) regarding a proposed project at 205 E 34th St. This appeal raises important issues regarding enforcement of the North University Neighborhood Conservation Combining District (NCCD), particularly the NCCD’s 0.4 Floor Area Ratio (FAR) limit, which is the primary mechanism used in the district to regulate building scale and ensure that new residential development respects the neighborhood’s traditional development patterns. The project was approved based on an interpretation that allows a FAR well above the NCCD’s 0.4 limit. The appeal asks the Board to affirm that the NCCD’s 0.4 FAR remains the controlling standard for development on SF-zoned lots within the district, including where multiple residential units are proposed. Clear enforcement of this standard is essential to ensure that development within the district is reviewed and approved in accordance with the adopted NCCD standards. In addition, the appeal identifies multiple other instances in which the approved application and plans do not demonstrate compliance with multiple applicable requirements of City Code and the North University NCCD, including but not limited to:  Adequacy of the review path and enforceability of approval conditions  Building orientation and front-of-lot requirements under the NCCD  Exterior visitable route and visitable dwelling entrance requirements  Fire apparatus access for the rear building  Stair winder tread safety requirements  Submission of incomplete or internally inconsistent application materials For these reasons, I respectfully request that the Board reverse the administrative decision, deny issuance of the permit, and find that a Floor Area Ratio of 0.4 is the controlling standard for development on SF-zoned lots within the North University Neighborhood Conservation Combining District. I find it particularly distressing that the site was subject to a previous non-compliant project approval which was successfully appealed. It would be helpful should this appeal be successful for the Board of Adjustment to so indicate to those in the approval process chain that ITEM07/19-LATE BACKUP SUPPconsideration should be given to these aspects of the City Code and North University NCCD along with similar requirements before granting approvals to similar projects. Thank you for your time and consideration. Sincerely, Mike Marcom BOA Case No: C15-2026-0005 Case Address: 205 E 34th St, Austin, TX 78705 ITEM07/20-LATE BACKUP SUPP Letter of Support for Appeal Case No. C15-2026-0005 Dear Chair and Members of the Board of Adjustment, We are residents of North University, and we own and reside in the property at 303 E 35th St. We are writing to express our strong support for the appeal (BOA Case No. C15-2026-0005) regarding a proposed project at 205 E 34th St. This appeal raises important issues regarding enforcement of the North University Neighborhood Conservation Combining District (NCCD), particularly the NCCD’s 0.4 Floor Area Ratio (FAR) limit, which is the primary mechanism used in the district to regulate building scale and ensure that new residential development respects the neighborhood’s traditional development patterns. The project was approved based on an interpretation that allows a FAR well above the NCCD’s 0.4 limit. The appeal asks the Board to affirm that the NCCD’s 0.4 FAR remains the controlling standard for development on SF-zoned lots within the district, including where multiple residential units are proposed. Clear enforcement of this standard is essential to ensure that development within the district is reviewed and approved in accordance with the adopted NCCD standards. In addition, the appeal identifies multiple other instances in which the approved application and plans do not demonstrate compliance with applicable requirements of City Code and the North University NCCD, including but not limited to: • Adequacy of the review path and enforceability of approval conditions • Building orientation and front-of-lot requirements under the NCCD • Exterior visitable route and visitable dwelling entrance requirements • Fire apparatus access for the rear building • Stair winder tread safety requirements • Submission of incomplete or internally inconsistent application materials For these reasons, we respectfully request that the Board reverse the administrative decision, deny issuance of the permit, and find that a Floor Area Ratio of 0.4 is the controlling standard for development on SF-zoned lots within the North University Neighborhood Conservation Combining District. Thank you for your time and consideration. Sincerely,
 John Lacy and Marianne Mulrey
 303 E 35th St., Austin TX 78705 BOA Case No: C15-2026-0005
 Case Address: 205 E 34th St, Austin, TX 78705 ITEM07/21-LATE BACKUP SUPPHyde Park Neighborhood Association Official Letter of Support Board of Adjustment Case No. C15-2026-0005 (205 E 34th Street) Dear Chair and Members of the Board of Adjustment, At its March 2, 2026 general membership meeting, the Hyde Park Neighborhood Association (HPNA) voted to officially support the appeal in BOA Case No. C15-2026-0005 concerning 205 E 34th Street. Although the property is located within the North University Neighborhood Conservation Combining District (NCCD) and outside Hyde Park, this case raises issues that are important to Hyde Park and other neighborhoods that rely on NCCDs as adopted City Ordinances that regulate development. Hyde Park contains two NCCDs and has a long history of community involvement in the creation and stewardship of NCCDs in Austin. Hyde Park residents played an important role in establishing the NCCD framework during the 1985 rewrite of the Austin Land Development Code, and neighborhood volunteers worked extensively with the City to develop and adopt Hyde Park’s NCCDs. NCCDs represent substantial investments of time and effort by residents and the City to create development standards that respect established neighborhood development patterns while accommodating new development. From HPNA’s perspective, this appeal raises concerns regarding enforcement of NCCDs. Although this case relates to the North University NCCD, Hyde Park residents have a strong interest in ensuring that all NCCDs are enforced. For these reasons, HPNA respectfully requests that the Board of Adjustment sustain the appeal. Doing so would represent a narrow ruling specific to the North University NCCD while reinforcing the importance of respecting all NCCDs. Thank you for your time and consideration. Sincerely, Kathy Jackson and Paul Smith Co-Presidents Hyde Park Neighborhood Association ITEM07/22-LATE BACKUP SUPPLetter of Support for Appeal Case No. C15-2026-0005 Dear Chair and Members of the Board of Adjustment, I am a resident of North University, and I hold a utility contract at 204 E 34th St. Austin, TX 78705. I am writing to express my strong support for the appeal (BOA Case No. C15-2026-0005) regarding a proposed project at 205 E 34th St. This appeal raises important issues regarding enforcement of the North University Neighborhood Conservation Combining District (NCCD), particularly the NCCD’s 0.4 Floor Area Ratio (FAR) limit, which is the primary mechanism used in the district to regulate building scale and ensure that new residential development respects the neighborhood’s traditional development patterns. The project was approved based on an interpretation that allows a FAR well above the NCCD’s 0.4 limit. The appeal asks the Board to affirm that the NCCD’s 0.4 FAR remains the controlling standard for development on SF-zoned lots within the district, including where multiple residential units are proposed. Clear enforcement of this standard is essential to ensure that development within the district is reviewed and approved in accordance with the adopted NCCD standards. In addition, the appeal identifies multiple other instances in which the approved application and plans do not demonstrate compliance with multiple applicable requirements of City Code and the North University NCCD, including but not limited to: • Adequacy of the review path and enforceability of approval conditions • Building orientation and front-of-lot requirements under the NCCD • Exterior visitable route and visitable dwelling entrance requirements • Fire apparatus access for the rear building • Stair winder tread safety requirements • Submission of incomplete or internally inconsistent application materials For these reasons, I respectfully request that the Board reverse the administrative decision, deny issuance of the permit, and find that a Floor Area Ratio of 0.4 is the controlling standard for development on SF-zoned lots within the North University Neighborhood Conservation Combining District. Thank you for your time and consideration. Sincerely,
 Caelin Tralongo 204 E 34th St. Austin, TX 78705 BOA Case No: C15-2026-0005
 Case Address: 205 E 34th St, Austin, TX 78705 ITEM07/23-LATE BACKUP SUPPITEM07/24-LATE BACKUP SUPPITEM07/25-LATE BACKUP SUPPCANPAC Central Austin Neighborhood Planning Advisory Committee March 6, 2026 To: Austin Board of Adjustment – Ms. Elaine Ramirez, elaine.ramirez@austintexas.gov From: CANPAC – Central Austin Neighborhoods Planning Advisory Committee Re: 205 E 34th Street- Case C15-2026-0005 – BOA 3/9/26 CANPAC is the City recognized Neighborhood Plan Contract Team for the area that includes this lot, and CANPAC has a role in advising on the interpretation and implementation of adopted neighborhood plans and associated Neighborhood Conservation Combining Districts (NCCDs). The appeal raises issues related to compliance with the North University NCCD, which is part of both the adopted Neighborhood Plan and City Code. On March 5, 2026 CANPAC met and voted to support the appeal in Board of Adjustment Case No. C15-2026-0005, concerning Permit No. 2025-140201 PR at 205 E. 34th Street, within the North University Neighborhood. CANPAC noted the following: 1. Board of Adjustment fees should be adjusted or refunded when an appellant gets a finding from the Board that the staff issued a permit in error. 2. That the intent of the North University NCCD on this lot is to limit structures on SF zoned lots to 0.4:1 FAR. Accordingly, CANPAC respectfully requests that the Board of Adjustment reverse the administrative decision and deny issuance of Permit No. 2025-140201 PR, and further requests that the Board apply the North University NCCD’s 0.4 Floor Area Ratio limit as the controlling standard for SF-zoned lots within the North University Neighborhood Conservation Combining District. Sincerely, CANPAC / Central Austin Combined Neighborhood Plan Team Bart Whatley, Co-Chair ( Adam Stephens, Co-Chair ( ) CANPAC MEMBERS Hancock/Eastwoods Neighborhood Association, Heritage Neighborhood Association, North University Neighborhood Association, Shoal Crest Neighborhood Association, Original West University Neighborhood Association, and University Area Partners ITEM07/26-LATE BACKUP SUPP  Dear Chair and Members of the Board of Adjustment- I am writing in support of the appeal in Case No. C15-2026-0005 concerning the property at 205 E. 34th Street . The North University NCCD ordinance was adopted because of the proliferation of exactly the sort of project we are discussing in this case. “Stealth Dorms” were appearing throughout the neighborhood, and the City offered a new solution: Neighborhood Conservation Combining District (NCCD) zoning, with standards tailored to the characteristics of neighborhoods with unusual circumstances or context. Neighbors, City staff, and City Council worked together to create an NCCD ordinance that would maintain the mixed-use nature of the neighborhood while allowing new development at a scale compatible with its surroundings. To accomplish that goal, the NCCD established floor area ratio (FAR) limits as a way to control the scale of all permitted uses. Following adoption of the NCCD, projects of this type largely stopped appearing in the North University neighborhood. Later, the City’s McMansion Task Force worked with neighborhood representatives, development professionals, and City staff to add FAR and height limits that addressed similar concerns in other parts of Austin. These standards were intended to ensure that development remained at a reasonable scale and compatible with existing neighborhoods to keep housing costs down and prevent Gentrification. Years later, CodeNEXT brought a more ambitious and extensive process to a code revision. An enormous effort went into vetting the proposed code to ensure that it didn't create loopholes or have unintended consequences. I personally donated hundreds of hours of my time toward that effort. Frustrated by the failure of CodeNEXT, City leaders went through a far less rigorous process to adopt the HOME amendments. I and many others cautioned that the hastily written code would create unforeseen loopholes and conflicts with existing code, but by that time no one was listening at City Hall. No one working to adopt the HOME ordinance envisioned this project as a benefit or goal of their ordinance. This isn't a Feature of HOME, it's a bug . It's clear that HOME was not intended to replace or invalidate any existing NCCDs, but here we are with a messy conflict to sort out. Staff needs guidance and Interpretation from BOA to help them to support the intent of HOME and the NCCDs. No one meant for this to happen, and I can't imagine a single person in Austin that would want this project next door to their home. Please help these folks out and find ways to close these unintended loopholes so “Stealth Dorms” don't become a regular part of your agenda. Thank you for your service! Chris Allen architect Rosedale NA ITEM07/27-LATE BACKUP SUPPLetter of Support for Appeal Case No. C15-2026-0005 Dear Chair and Members of the Board of Adjustment, I am a resident of North University, and I reside and hold a utility contract at 206 E. 34th St. I am writing to express my strong support for the appeal (BOA Case No. C15-2026-0005) regarding a proposed project at 205 E 34th St. This appeal raises important issues regarding enforcement of the North University Neighborhood Conservation Combining District (NCCD), particularly the NCCD’s 0.4 Floor Area Ratio (FAR) limit, which is the primary mechanism used in the district to regulate building scale and ensure that new residential development respects the neighborhood’s traditional development patterns. The project was approved based on an interpretation that allows a FAR well above the NCCD’s 0.4 limit. The appeal asks the Board to aUirm that the NCCD’s 0.4 FAR remains the controlling standard for development on SF-zoned lots within the district, including where multiple residential units are proposed. Clear enforcement of this standard is essential to ensure that development within the district is reviewed and approved in accordance with the adopted NCCD standards. In addition, the appeal identifies multiple other instances in which the approved application and plans do not demonstrate compliance with multiple applicable requirements of City Code and the North University NCCD, including but not limited to: • Adequacy of the review path and enforceability of approval conditions • Building orientation and front-of-lot requirements under the NCCD • Exterior visitable route and visitable dwelling entrance requirements • Fire apparatus access for the rear building • Stair winder tread safety requirements • Submission of incomplete or internally inconsistent application materials For these reasons, I respectfully request that the Board reverse the administrative decision, deny issuance of the permit, and find that a Floor Area Ratio of 0.4 is the controlling standard for development on SF-zoned lots within the North University Neighborhood Conservation Combining District. Thank you for your time and consideration. Sincerely, Pendy Lall 206 E. 34 St., Apt B, Austin, TX 78705 BOA Case No: C15-2026-0005 Case Address: 205 E 34th St, Austin, TX 78705 ITEM07/28-LATE BACKUP SUPP Letter of Support for Appeal Case No. C15-2026-0005 Dear Chair and Members of the Board of Adjustment, I am a resident of North University, and I own the property and reside at 200 E 34th St. I am writing to express my strong support for the appeal (BOA Case No. C15-2026-0005) regarding a proposed project at 205 E 34th St. This appeal raises important issues regarding enforcement of the North University Neighborhood Conservation Combining District (NCCD), particularly the NCCD’s 0.4 Floor Area Ratio (FAR) limit, which is the primary mechanism used in the district to regulate building scale and ensure that new residential development respects the neighborhood’s traditional development patterns. The project was approved based on an interpretation that allows a FAR well above the NCCD’s 0.4 limit. The appeal asks the Board to affirm that the NCCD’s 0.4 FAR remains the controlling standard for development on SF-zoned lots within the district, including where multiple residential units are proposed. Clear enforcement of this standard is essential to ensure that development within the district is reviewed and approved in accordance with the adopted NCCD standards. In addition, the appeal identifies multiple other instances in which the approved application and plans do not demonstrate compliance with multiple applicable requirements of City Code and the North University NCCD, including but not limited to: • Adequacy of the review path and enforceability of approval conditions • Building orientation and front-of-lot requirements under the NCCD • Exterior visitable route and visitable dwelling entrance requirements • Fire apparatus access for the rear building • Stair winder tread safety requirements • Submission of incomplete or internally inconsistent application materials For these reasons, I respectfully request that the Board reverse the administrative decision, deny issuance of the permit, and find that a Floor Area Ratio of 0.4 is the controlling standard for development on SF-zoned lots within the North University Neighborhood Conservation Combining District. Thank you for your time and consideration. Sincerely, Cindy Wilkinson 200 E 34th St, Austin TX 78705 BOA Case No: C15-2026-0005 Case Address: 205 E 34th St, Austin, TX 78705 ITEM07/29-LATE BACKUP SUPP Letter of Support for Appeal Case No. C15-2026-0005 Dear Chair and Members of the Board of Adjustment, I am a resident of North University, and I own the property and reside at 207 E 34th Street. I am writing to express my strong support for the appeal (BOA Case No. C15-2026-0005) regarding a proposed project at 205 E 34th St. This appeal raises important issues regarding enforcement of the North University Neighborhood Conservation Combining District (NCCD), particularly the NCCD’s 0.4 Floor Area Ratio (FAR) limit, which is the primary mechanism used in the district to regulate building scale and ensure that new residential development respects the neighborhood’s traditional development patterns. The project was approved based on an interpretation that allows a FAR well above the NCCD’s 0.4 limit. The appeal asks the Board to affirm that the NCCD’s 0.4 FAR remains the controlling standard for development on SF-zoned lots within the district, including where multiple residential units are proposed. Clear enforcement of this standard is essential to ensure that development within the district is reviewed and approved in accordance with the adopted NCCD standards. In addition, the appeal identifies multiple other instances in which the approved application and plans do not demonstrate compliance with multiple applicable requirements of City Code and the North University NCCD, including but not limited to: • • • • • • Adequacy of the review path and enforceability of approval conditions Building orientation and front-of-lot requirements under the NCCD Exterior visitable route and visitable dwelling entrance requirements Fire apparatus access for the rear building Stair winder tread safety requirements Submission of incomplete or internally inconsistent application materials For these reasons, I respectfully request that the Board reverse the administrative decision, deny issuance of the permit, and find that a Floor Area Ratio of 0.4 is the controlling standard for development on SF-zoned lots within the North University Neighborhood Conservation Combining District. Thank you for your time and consideration. Sincerely, Robert Kaler Architect 207 E 34th St BOA Case No: C15-2026-0005 Case Address: 205 E 34th St, Austin, TX 78705 ITEM07/30-LATE BACKUP SUPPLetter of Support for Appeal Case No. C15-2026-0005 Dear Chair and Members of the Board of Adjustment, I am a resident of North University and I own and reside at the property at 207 East 34th Street. I am writing to express my strong support for the appeal (BOA Case No. C15-2026-0005) regarding a proposed project at 205 E 34th St. This appeal raises important issues regarding enforcement of the North University Neighborhood Conservation Combining District (NCCD), particularly the NCCD’s 0.4 Floor Area Ratio (FAR) limit, which is the primary mechanism used in the district to regulate building scale and ensure that new residential development respects the neighborhood’s traditional development patterns. The project was approved based on an interpretation that allows a FAR well above the NCCD’s 0.4 limit. The appeal asks the Board to affirm that the NCCD’s 0.4 FAR remains the controlling standard for development on SF-zoned lots within the district, including where multiple residential units are proposed. Clear enforcement of this standard is essential to ensure that development within the district is reviewed and approved in accordance with the adopted NCCD standards. To maintain one of Austin’s oldest neighborhoods while allowing for new development, Part 7 of the NCCD should be followed. Part seven states - The Residential District is intended to protect the original buildings and development patterns of the neighborhood that were established for residential use. Single family homes and some of the older multi-family structures were built in the context of the traditional development patterns. New residential development should respect traditional patterns including building orientation, scale, height., setbacks and parking location. In addition, the appeal identifies multiple other instances in which the approved application and plans do not demonstrate compliance with multiple applicable requirements of City Code and the North University NCCD, including but not limited to: • Adequacy of the review path and enforceability of approval conditions • Building orientation and front-of-lot requirements under the NCCD • Exterior visitable route and visitable dwelling entrance requirements • • Stair winder tread safety requirements • Submission of incomplete or internally inconsistent application materials Fire apparatus access for the rear building For these reasons, I respectfully request that the Board reverse the administrative decision, deny issuance of the permit, and find that a Floor Area Ratio of 0.4 is the controlling standard for development on SF-zoned lots within the North University Neighborhood Conservation Combining District. Thank you for your time and consideration. Sincerely, Carol Journeay 207 East 34th Street BOA Case No: C15-2026-0005 Case Address: 205 E 34th St, Austin, TX 78705 ITEM07/31-LATE BACKUP SUPP ITEM07/32-LATE BACKUP SUPPFrom: To: Subject: Date: Ramirez, Elaine Case "C15-2026-0005" Sunday, March 8, 2026 8:57:39 PM [You don't often get email from https://aka.ms/LearnAboutSenderIdentification ] . Learn why this is important at External Email - Exercise Caution Hi there, I’m writing in support of Peter Journay Kallor and north university neighborhood association’s position in this appeal. I used to live on 34th street and now live in Hancock. The zoning code should be applied fairly and the developers of this property are out of line. Thanks, Lisa Hoyt 3303 Liberty CAUTION: This is an EXTERNAL email. Please use caution when clicking links or opening attachments. If you believe this to be a malicious or phishing email, please report it using the "Report Message" button in Outlook. For any additional questions or concerns, contact CSIRT at "cybersecurity@austintexas.gov". ITEM07/33-LATE BACKUP SUPPITEM07/34-LATE BACKUP SUPPLetter of Support for Appeal Case No. C15-2026-0005 Dear Chair and Members of the Board of Adjustment, I am a resident of North University, and I own and reside at 308 E 35th St. I am writing to express my strong support for the appeal (BOA Case No. C15-2026-0005) regarding a proposed project at 205 E 34th St. This appeal raises important issues regarding enforcement of the North University Neighborhood Conservation Combining District (NCCD), particularly the NCCD’s 0.4 Floor Area Ratio (FAR) limit, which is the primary mechanism used in the district to regulate building scale and ensure that new residential development respects the neighborhood’s traditional development patterns. The project was approved based on an interpretation that allows a FAR well above the NCCD’s 0.4 limit. The appeal asks the Board to affirm that the NCCD’s 0.4 FAR remains the controlling standard for development on SF-zoned lots within the district, including where multiple residential units are proposed. Clear enforcement of this standard is essential to ensure that development within the district is reviewed and approved in accordance with the adopted NCCD standards. In addition, the appeal identifies multiple other instances in which the approved application and plans do not demonstrate compliance with multiple applicable requirements of City Code and the North University NCCD, including but not limited to: • Adequacy of the review path and enforceability of approval conditions • Building orientation and front-of-lot requirements under the NCCD • Exterior visitable route and visitable dwelling entrance requirements • Fire apparatus access for the rear building • Stair winder tread safety requirements • Submission of incomplete or internally inconsistent application materials For these reasons, I respectfully request that the Board reverse the administrative decision, deny issuance of the permit, and find that a Floor Area Ratio of 0.4 is the controlling standard for development on SF-zoned lots within the North University Neighborhood Conservation Combining District. Thank you for your time and consideration. Sincerely, Steven Baker] 308 E 35th St Austin, TX 78705 BOA Case No: C15-2026-0005 Case Address: 205 E 34th St, Austin, TX 78705 ITEM07/35-LATE BACKUP SUPP From: To: Subject: Date: Ramirez, Elaine Case # C15-2026-0005 Sunday, March 8, 2026 9:23:05 PM [You don't often get email from https://aka.ms/LearnAboutSenderIdentification ] Learn why this is important at External Email - Exercise Caution I support the North University Neighborhood Association's appeal on the rezoning of this property. Gordon Huth 719 Landon Ln 78705 CAUTION: This is an EXTERNAL email. Please use caution when clicking links or opening attachments. If you believe this to be a malicious or phishing email, please report it using the "Report Message" button in Outlook. For any additional questions or concerns, contact CSIRT at "cybersecurity@austintexas.gov". ITEM07/36-LATE BACKUP SUPPITEM07/37-LATE BACKUP SUPPLetter of Support for Appeal Case No. C15-2026-0005 Dear Chair and Members of the Board of Adjustment, I am a resident of North University, and I rent and reside at 3305 Grooms St., #C, which is within 500 feet of the proposed project. I am writing to express my strong support for the appeal (BOA Case No. C15-2026- 0005) regarding a proposed project at 205 E 34th St. This appeal raises important issues regarding enforcement of the North University Neighborhood Conservation Combining District (NCCD), particularly the NCCD’s 0.4 Floor Area Ratio (FAR) limit, which is the primary mechanism used in the district to regulate building scale and ensure that new residential development respects the neighborhood’s traditional development patterns. The project was approved based on an interpretation that allows a FAR well above the NCCD’s 0.4 limit. The appeal asks the Board to affirm that the NCCD’s 0.4 FAR remains the controlling standard for development on SF-zoned lots within the district, including where multiple residential units are proposed. Clear enforcement of this standard is essential to ensure that development within the district is reviewed and approved in accordance with the adopted NCCD standards. In addition, the appeal identifies multiple other instances in which the approved application and plans do not demonstrate compliance with multiple applicable requirements of City Code and the North University NCCD, including but not limited to: ● Adequacy of the review path and enforceability of approval conditions ● Building orientation and front-of-lot requirements under the NCCD ● Exterior visitable route and visitable dwelling entrance requirements ● Fire apparatus access for the rear building ● Stair winder tread safety requirements ● Submission of incomplete or internally inconsistent application materials Additionally, as someone who lives around the block from the proposed project, I am concerned about the lack of parking availability for a 20-bedroom+ proposal. As a graduate student and renter who lives in this neighborhood, there are plenty of options for diverse housing needs from single-family homes, apartments, duplexes, etc. This proposed project does not fit the character or architectural integrity of this block. For these reasons, I respectfully request that the Board reverse the administrative decision, deny issuance of the permit, and find that a Floor Area Ratio of 0.4 is the controlling standard for development on SF-zoned lots within the North University Neighborhood Conservation Combining District. Thank you for your time and consideration. Sincerely, Madeline Bruegger 3305 Grooms St., #C Austin, TX, 78705 BOA Case No: C15-2026-0005 Case Address: 205 E 34th St, Austin, TX 78705 ITEM07/38-LATE BACKUP SUPPITEM07/39-LATE BACKUP SUPPITEM07/40-LATE BACKUP SUPPLetter of support for appeal C15-2026-0005 Dear Chair and Members of the Board, As the appellant in this case, I would like to highlight several issues relevant to this appeal and the North University Neighborhood Conservation Combining District (NCCD). First, the staff report discusses the 2011 NCCD amendment (Ordinance No. 20110804-040), which allowed two-family use on smaller lots while requiring compliance with the NCCD’s 0.4 FAR standard. However, the report does not discuss the subsequent 2012 NCCD amendment (Ordinance No. 20120802-103) applying the NCCD’s 0.4 FAR limit to a lot containing three dwelling units and zoned SF- 3-NCCD-NP. This is the same zoning designation as 205 E 34th Street, where a three-unit project is proposed. Both lots are governed by NCCD Part 7 site development standards, including the 0.4 FAR requirement. This demonstrates that when Council regulated a lot zoned SF-3-NCCD-NP that contained three dwelling units, it applied the NCCD 0.4 FAR standard, even though three-unit use is not listed in the NCCD site development standards table. Second, the staff report does not address the project’s compliance with the NCCD building orientation requirement. Part 3 of the NCCD defines the “front of building” as the side of a building that includes the main entrance. Part 6, Section 2 requires that a building front on the short side of the lot, which corresponds to the street-facing frontage. The approved plans place the main entrance of Building 2 facing the alley rather than the street frontage and therefore does not demonstrate compliance with this NCCD requirement. The staff report cites Part 5 of the NCCD to conclude that three-unit residential use should be regulated under the Land Development Code. However, Part 5 is titled “Permitted and Conditional Uses” and governs which uses are allowed within North University. Part 5 does not control site development standards. For the project in question, those standards are established in Part 7 of the NCCD. The appeal does not challenge the inclusion of three-unit residential use on SF-zoned lots, but instead requires that such development comply with the applicable NCCD site development standards. When Council adopted the HOME ordinances, it had the authority to modify the NCCD, including its site development standards. However, the HOME ordinances did not make any changes to the North University NCCD. As a result, NCCD site development standards, including the 0.4 FAR and street- facing building orientation, remain the controlling requirements. For these reasons, I request that the Board find that the proposed project does not comply with the NCCD, including the 0.4 FAR standard and street-facing building orientation requirements, and grant the appeal. Respectfully, Peter Journeay-Kaler 207 E 34th Street BOA Case No: C15-2026-0005 Case Address: 205 E 34th St, Austin, TX 78705 ITEM07/41-LATE BACKUP SUPP ITEM07/42-LATE BACKUP SUPPactively participated in all facets of the Allandale Neighborhood Association, including safety and development. As a Chemical Engineer I have practiced in all areas of Environmental enforcement, compliance, permitting and remediation. I have also written and implemented the health and safety programs for two hazardous waste remediation firms located in Austin. As a licensed Professional Engineer for over 40 years, I am shocked and appalled to learn that the applicant in this case has previously provided false and misleading information on the original application that included a stolen/fake/duplicated Professional Engineers' seal. I believe that applicant's past actions warrant extra attention and diligence to the veracity of any and all subsequent applications to ITEM07/43-LATE BACKUP SUPPassure that all information is true and correct. Any application sealed by a Texas Professional Engineer must be truthful and must protect the health, safety, welfare and property of the public. I write this letter in support of the neighborhood’s appeal and respectfully request that this permit be rescinded for the following reasons: 1. Despite the flagrant misrepresentations in the first application, it appears that the subsequent application has only rearranged and renamed elements in the so-called 'new' design, and yet it was not diligently reviewed, but simply given another pass; 2. Moreover, the current permit violates the neighborhood NCCD which the ITEM07/44-LATE BACKUP SUPPcity maintains is still in force and effect, despite the passage of H.O.M.E.; 3. The water supply infrastructure is nearly 100 years old and inadequate for the proposed high-density development because it was designed and installed when the City population was only 50,000 -- today the nearby University of Texas campus currently supports a population of about 100,000 students, faculty add support staff and surrounding neighborhood usage pushes it ever closer to failure and damage; 4. The 100 year old sewer pipes should have been surveyed to determine whether they have the capacity to manage the wastewater of up to 40 new residents, without blockage, back- up and overflow; ITEM07/45-LATE BACKUP SUPP5. The significant increase in impervious cover, in an area already over- developed and taxing local streets with stormwater, is likely to cause significant local flooding and there is no current provision for stormwater management; 6. Simply increasing water supply pipe diameter at this single location will not increase the pressure and supply necessary for this development, because smaller supply pipes to the west are the true limiting factor and outside this property owner's or the City's ability to remediate in the foreseeable future and friction factor will decrease, rather than increase, the pressure and volume of flow ; 7. The increased parking and traffic caused by the addition of up to 40 additional residents will overload the ITEM07/46-LATE BACKUP SUPPlocal area and potentially increase impervious cover even more if residents park on the surrounding lawn areas; 8. Recently, CapMetro has made no meaningful improvements to public transit in the North University area, despite ever increasing density and population, and no improvements are on the horizon.. Sincerely and with Serious Concern, Caroline Reynolds, P.E. CR Solutions Allandale NA, Safety Committee, ANC Rep AIChE, Licensing and Professional Development Committee 2611 West 49th St Austin, Texas 78731 "Never doubt that a small group of thoughtful, committed citizens can change the world; ITEM07/47-LATE BACKUP SUPP ITEM07/48-LATE BACKUP SUPPFrom: To: Subject: Date: Ramirez, Elaine Re: case no. C15-2026-0005 Monday, March 9, 2026 1:47:07 AM [You don't often get email from https://aka.ms/LearnAboutSenderIdentification ] . Learn why this is important at External Email - Exercise Caution Appeal Case No. C15-2026-0005, 205 East 34th street Dear Chair and Members of the Board of Adjustment: For decades I have lived in the Hancock Neighborhood which is adjacent to the North University Neighborhood. My neighborhood for many years has fought against the type of development proposed for 205 East 34th street. This application, even in its revised state, Indicates the intentions of the developers I.e., build to house as many people as possible. When the permit is granted, and once the inspectors are gone, doors will be removed, walls will be torn down, and work spaces and dining rooms will miraculously be bedrooms. We really need to put an end to this shenanigans, and uphold the rules and codes as stated by and apply to the North University Neighborhood Association. Best regards, Mary Sanger CAUTION: This is an EXTERNAL email. Please use caution when clicking links or opening attachments. If you believe this to be a malicious or phishing email, please report it using the "Report Message" button in Outlook. For any additional questions or concerns, contact CSIRT at "cybersecurity@austintexas.gov". ITEM07/49-LATE BACKUP SUPPITEM07/50-LATE BACKUP SUPPITEM07/51-LATE BACKUP SUPPITEM07/52-LATE BACKUP SUPPITEM07/53-LATE BACKUP SUPPITEM07/54-LATE BACKUP SUPP