This post is a quick reference to updates and links to information about the Elysium apartments project near the eastern end of Oak Creek, such as to documents on file with the City about the project, the zoning process, water quality standards, the State agency involved with Housing Tax Credits and more. We will update it as we learn more.
Join NextDoor and/or Facebook group for updates
Join our private Northwood Facebook group for updates (requires a Facebook account). All residents of Northwood and adjacent neighborhoods are invited to join. We also share updates through NextDoor.com.
In December 2015 a representative of Pinnacle Housing, a company that builds apartments, including ones with reduced rents, contacted the Northwood Neighborhood Association officers to notify us of their plans to build apartments on the 7+ at 3300 Oak Creek Drive. This tract is located between MoPac Self Storage / the creek and the back yards of Pegasus homes. (map)
They are seeking Housing Tax Credits so they can offer reduced rents on a number of the units. All nearby neighborhoods oppose apartments at this location for many reasons including flooding, environmental, traffic and safety, which are explained in detail below the updates.
City records link and documents
Map of affordable housing units in Austin
To search for information on this or other developments, visit https://abc.austintexas.gov/web/permit/public-search-other?reset=true
City’s project page for Elysium (added 1/13/18)
City’s project search page – enter Elysium in the Project Name area half way down the page to find all Elysium projects (added 7/6/18)
Historical minutes of a 1979 City Council meeting with a requested zoning change for 3100 Oak Creek through 3616 Oak Creek (our case starts on page 14).
Elysium Grand Apartments information updates
Added January 25, 2019
This month developer began construction. As of this date, they have installed a chain link fence around the site with black fabric, and some gravel has been delivered to the site outside the fence.
- It appears that through a creative mechanism the FOR-PROFIT developer/ development may not have to pay property taxes. (starts on page 31 of our handout to the City Council, which we also submitted to the TDHCA). 4% tax credits approved at Oct 11 2018 TDHCA board meeting video (our portion starts at -about 5 min 15 sec into the video for Elysium application 18422’s noncompetitive 4% tax credits request. A TDHCA staff member starts with the intro. All discussion until motion and vote goes until about 28 min 20 sec). Several members of the apartments opposition work group did extensive (amazing) research to document our concerns; we submitted them to the TDHCA and they are on record. A neighbor’s email opposing the apartments starts on page 35; Northwood’s (extensive) packet begins on page 39. We show documentation for all of our statements, including ones which the developer disputed. Board Chair JB Goodwin, who is also a realtor and is familiar with this area, voted against the 4% but it still passed. The next step will be for the AHFC to approve the up to $13 million bond.
- Sept 20 Austin Housing Finance Corporation Meeting:
a hearing and public comments regarding the issuance of up to $13 million of multiple family housing revenue bonds to be issued to finance the development Elysium Grand apartments video and transcript (Elysium starts on page 2, 11:30).
We explained our many concerns, including that the project was not suitable for the site due to geographic features that were not initially known (including at least one sinkhole, which had been confirmed by the Watershed Department) and then the developer spoke. Among other statements, she said “There are no sinkholes on the site. ”
The City Council voted to approve the bonds; Mayor Adler also requested a copy of our speech. We provided it, with extensive documentation to him, the rest of the council members and also to the TDHCA before their Oct 11 meeting.
- The 4% housing tax credit for Elysium Grand’s application 18422 was scheduled to be presented, discussed, and voted on during the TDHCA Board Meeting on Thursday, September 6, 2018. Without prior notice, that item was pulled/excluded from the agenda; but since it was posted on the agenda, a representative from our neighborhood area was able to speak in front of the Board and stated reasons why this site is unsuitable for the scale of the project proposed. Video of the meeting; neighborhood speaker begins at 5:20.
- More information is available on the Noncompetitive 4% Housing Tax credits page; Elysium is 18422:
– bond application (lengthy PDF)
– environmental assessment (from Nov. 2017, 58 page PDF)
– market study
– site design feasibility report
- Transcript of 5/24/18 City Council discussion and approval of an inducement resolution for private activity bond financing of up to $10 million in non-recourse bonds to be submitted to the Texas bond review board and the 10/19/17 agenda of the Austin Housing Finance Corporation listing on that topic
- (added 5/3/18) The developer closed on the property. Per a TDHCA letter (PDF), their hearing for the 4% tax credits is currently scheduled for June 28. They received a bond in the amount up to $10,000,000 from Austin Housing Finance Corporation last October. However, we were told that in order to receive the bond, they had to be awarded the TDHCA 4% tax credits. What you can do:
- Attend the June 28th TDHCA board meeting if you wish to speak to the board regarding the project. The date of the board meeting is subject to change. We will keep you posted.
- You can also write the TDHCA. If you wish to provide written comment deadline for the June 28th meeting is June 19th.
- (added 4/25/18) request for 4% tax credits from TDHCA (365 page PDF from TDHCA site)
- (PDF added 4/10/18) Elysium notice of future Housing Tax Credits request
- (PDF added 3/28/18) a 3/21/18 letter from the City with changes to the number of affordable housing units (reduction); it also states that “The project will be subject to a minimum 5 year affordability period after issuance of a certificate of occupancy, unless project funding requirements are longer.”
- (added 2/26/18) the Northwood Neighborhood Assn President received an application for administrative approval of the Elysium site plan (PDF)
- 2/26/18 the Northwood Neighborhood Assn President received an application for administrative approval of the Elysium site plan (PDF)
- 2/15/2018 Consolidated Site Plan Application on the City’s website (98 page PDF)
- January 2018: they did not receive the highly competitive 9% tax credits in 2017.
April 2018: they submitted a request for the 4% tax credits.
- August 2017, despite strong opposition from Northwood the City Council voted unanimously to approve the zoning change from IP-CO (which would allow a neighborhood office or similar development) to MF-4, with a maximum of 90 apartments and up to 5 floors in height.
- 2017 elevation view of a 4 story planned apartment building;
Latest site plan showing building locations and description
Elysium Grand description and rent breakdown (PDF) added 1/25/17
- 2016 Zoning & Platting hearing May 17 (added 5/20/16)
- zoning staff report and recommendation (PDF)
- letters of support and against; and petition signatures against (PDF)
- revised site layout (looking down) and building elevation (street view)
- video of Zoning & Platting hearing (we are Item C4 – click on that item to skip earlier cases)
- 2016 Architectural drawings of buildings, floor plans and entire site from the detailed Housing Tax Credits application filed with TDHCA (PDF; an easy reference to see the four story buildings and where they are located, plus more details) added 3/18/16
email TDHCA to ask them to deny the 9% tax credits
- 2016 Detailed application filed with TDHCA for Housing Tax Credits (PDF; large file; added 3/10/16)
- 2016 Elysium Park rezoning application
- 2016 Developer info sheet from Feb 24, 2016 meeting (PDF)
- 2016 Elysium Park funding application plan (PDF)
- 2016 Elysium Park Cost Benefit Analysis
- 2016 Preliminary site plan (late January/early February 2016)
Official notices regarding the project
- 2018 TDHCA notification of hearing regarding 4% tax credits
- 2018 application for administrative approval of the Elysium site plan (PDF)
- 2016 Zoning staff review and recommendation (PDF, added 5/13/16)
- 2016 TDHCA notice of affordable housing application (PDF)
- 2016 Rezoning application notice
City GIS viewer
There are many layers to review (added 4/9/16) – best viewed with Internet Explorer, http://www.austintexas.gov/GIS/DevelopmentWebMap/Viewer.aspx
(if that link doesn’t work, try the https version https://www.austintexas.gov/GIS/DevelopmentWebMap/Viewer.aspx
look at the various layers to see:
- Review cases – zoning site plan cases and site plan review cases (current cases being reviewed; may not have needed a zoning change).
- Building footprints
- Current 100 year floodplain
- Natural Features to see the Walnut Creek floodplain
Videos and photos illustrating drawbacks of site, flooding updates
- (added 11/12/18) The 7 rules of Austin floodplain variances explained
- (added 9/16/18) City’s web page on Atlas 14, the National Weather Service’s historical rainfall study that shows that Central Texas is more likely to experience larger storms than previously thought. This means that severe flooding is also more likely.
FloodPro shows the current and interim Atlas 14 100-year floodplain
- Video of May 2015 flood (south of Parmer)
- Video of Oak Creek Drive being flooded
- Flooding slides shown to City Council during Feb 11, 2016 meeting
City Watershed Protection and new development, drilling reports
- City Watershed Protection Master Plan “Problem Score” viewer locate Parmer/MoPac and note the red dots on Oak Creek and nearby; these show the “hi to very high” flooding potential for these streets. (added 4/28/16) screen shot of this area in the problem score viewer
- City floodplain development information – Watershed Protection department
- Floodplain maps, current conditions, more, www.atxfloods.com (“am I in a floodplain?”)
TCEQ drilling reports – underground voids, caves, etc.
A number of these individual reports list “underground voids, caves, lost circulation”. Lost circulation means the underground stream goes… where?
- Known surface and underground caves and voids (from Feb 11 City Council presentation)
- Map of drilling reports (try searching by zip code)
- List of wells by county / zip /address (try searching by zip code)
Water quality / caves
- Ganymede cave discovered while excavating for back yard pool
- Water Resources Investigation report: The effects of urbanization on floods in the Austin metropolitan area, Texas (added 4/9/16)
- Watershed Department home page
- Watershed Protection Master Plan
Zoning & Development
City Ordinances (complete list of municipal codes; choose from Codes or OrdBank links for specific manuals such as Drainage Criteria Manual, Environmental Criteria Manual, Traditional Neighborhood District Criteria Manual, Transportation Manual and more)
City Zoning & Development
- Neighborhood Planning Guide to Zoning [lists and describes various categories, the requirements and more] (PDF)
- SMART housing (PDF) – The S.M.A.R.T.™ (Safe, Mixed-Income, Accessible, Reasonably-priced, Transit-Oriented) Housing Policy Initiative is designed to stimulate the production of housing for low and moderate income residents of Austin. The housing meets the City’s Green Building standards and is located in neighborhoods throughout the City of Austin
- City Zoning and Planning Department home page
- Zoning and Planning Department Neighborhood Planning Resources
- Current Zoning Map
- Development Projects Map
Current tract zoning (2016)
Traffic, Transportation, Mobility
- Walkability score of an address (added 7/23/16)
- Austin CodeNext report on mobility (PDF, added 7/23/16)
- link to Google walking map to HEB states “Use caution – may involve errors or sections not suited for walking (added 4/17/16)
- Video of traffic counter locations for Neighborhood Traffic Study (traffic counters, 4/12-14/16; added 4/14/16); Map of traffic counters locations (PDF)
- Current traffic story with photos (added 4/9/16)
- Discussion about traffic from NextDoor
- Video of MoPac SB frontage road traffic (added 4/7/16)
- Traffic slides shown to City Council Feb 11
- Texas Transportation Maps
- Traffic Impact Analysis (from City Ordinances)
- Council Members information (Northwood is in District 7)
- District 7 home page / email Council Member Leslie Pool (online form)
- email all City Council members (online form)
Feb 2, 2017 Council hearing / results
Aug. 4 2016 Council hearing on postponement
- Recording of hearing (we’re item #70)
- 8/18/16 statement from Representative Celia Israel explaining her position on affordable housing (PDF)
- 5/17/16 Zoning & Platting hearing on the rezoning; article with results of the hearing
- City Council meeting schedule – includes agenda items and recording of meetings
Parking at City Hall
City Hall is located at 301 W 2nd St, Austin, TX 78701 (map), directly across from the S. 1st Street bridge. There is ample parking under the building, including for disabled visitors. The entrance is on Guadalupe St, which is one way south – turn north on Lavaca and turn left onto Second Street and again onto Guadalupe.
Important: Take your parking ticket with you to be validated (outside the Council room) otherwise you will have to pay.
Feb 24, 2016 presentation by developer to neighborhood
Housing Tax Credits
Texas Department of Housing and Community Affairs manages the Housing Tax Credits, (aka “affordable housing tax credits”). See the Information Updates section at the top for the latest updates on the housing tax credits request.
- 2/23/2017 Representative Israel’s letter to Northwood with her reasons for supporting the affordable housing apartments project
- 1/16/17 TDHCA’s Pre Application Submission Log (spreadsheet listing all projects; the 2 Elysium projects are numbers 17270 and 17272)
- 1/16/17 Supportive Housing explanation (PDF, definition on pg 18) https://www.tdhca.state.tx.us/multifamily/docs/17-UniformMFRules-10TAC10SubA-CG.pdf
- 8/18/16 statement from Representative Celia Israel explaining her position on affordable housing (PDF)
- Housing Tax Credits page with July 28 spreadsheets with status of applications (recommended, not recommended, waiting) added 7/29/16
- Transcript of 4/12/16 public hearing testimony by Northwood residents ( PDF, added 5/31/16 )
- TDHCA Board meeting information center (both live and archived recordings and more; added 5/9/16) – includes meeting when Board hears testimony about awarding housing tax credits to specific projects
- Housing Tax Credit Frequently Asked Questions
- Competitive Housing Tax Credits (9%)
- Noncompetitive Housing Tax Credits (4%)
- TDHCA notice of affordable housing application (PDF)
City Council Feb 11, 2016 Housing tax credit housing resolution – recording
This recording includes the statement of the resolution for the requested housing tax credits for this project, the Council’s discussion, presentations by both developer and neighborhood and the Council’s vote.
http://austintx.swagit.com/play/02112016-632 (we are item 5, part 1 and part 2).