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CodeNeXT Draft 1 History


Will CodeNEXT be good for you, your street, or for all of Pemberton?

2010  |  The Central West Austin Combined Neighborhood Planning Area

The West Austin Neighborhood Group (WANG) is a non-profit organization of neighborhood residents with the shared goal of preserving the character of West Austin and protecting it from deterioration. WANG is concerned with community development, ecology, safety, and many other matters that indirectly and directly affect the quality and character of our neighborhood and the City of Austin. 

The Central West Austin Combined Neighborhood Planning Area is bounded to the north by 35th Street and 38th Street, to the south by Town Lake (west of MoPac) and 24th Street (east of Mopac), to the east by Lamar Boulevard, and to the west by Lady Bird Lake. MoPac is the eastern boundary of the West Austin Neighborhood Group Planning Area (Tarrytown and Deep Eddy) and the western boundary of the Windsor Road Planning Area (Bryker Woods and Pemberton Heights). The neighborhood plan was adopted by City Council on September 23, 2010. Table T-1 in Appendix B shows proposed sidewalk and bike lane improvements. The Future Land Use Map for the Windsor Road Planning Area and West Austin Neighborhood Group Planning Area was adopted by City Council on September 23, 2010.

2017  |  CodeNEXT 1.0

CodeNEXT is the City of Austin initiative to revise the Land Development Code, which determines how land can be used throughout the City. The first draft is still available for public comment on the maps (see comment links below, as well as a link to the entire City of Austin CodeNEXT timeline. Learn more about how nearly 1/3 of Pemberton lots would be rezoned to a new, form-based type of code called  Transect. The majority of these are slated to be T3N.DS with a few T4s. Visit the links below to learn what is and is not allowed, including the proposed "cottage corner" and "cottage court" developments that would allow 3-6 units on one lot depending on lot square footage.


Other proposed codes in Pemberton are LDR and LMDR (which are more similar to the existing SF-2 and SF-3 codes). All of these newly proposed codes are very different from existing code. For example, front, side, and rear setbacks are different than current code; off-street parking would go to a required 1 spot minimum, vs. 2 required now. 


Use our Links section below to learn more about how code changes could possibly impact​ property values, the character of Pemberton and density, noise, traffic and on-street parking.


  • Gaston

  • Harris

  • Jefferson

  • McCallum

  • Mohle

  • Northwood

  • Oakhurst

  • Preston

  • Westover

  • Wooldridge

  • W. 29th

Dark blocks represent areas proposed to be transect zoning. See the map here.

PHNA Board Submits Recommendations to CodeNEXT

The PHNA Board of Directors has sent a letter to City of Austin officials* outlining concerns it has with specific provisions of the first draft of CodeNEXT relative to how those provisions could affect the character and integrity of Pemberton Heights.


The letter was informed by a variety of meetings and one-on-one conversations with Pemberton Heights’ neighbors, as well as questions and comments that residents made at City Council District 9 and 10 meetings. Additionally, the PHNA was included in a meeting with Mayor Pro Tem/City Council District 9 Representative Kathie Tovo that included representatives from each District 9 neighborhood. A local Pemberton Heights only info session and other conversations with neighbors rounded out the basis for this letter.


The letter is clear that it does not speak for the entire neighborhood, but rather is making recommended changes to the draft CodeNEXT proposal based on the PHNA board’s charge to carry out and support the mission of PHNA which states:


 “The Association shall work in active participation with the residents of the Neighborhood to:

enhance, protect and preserve the prestige, quality and character of the Neighborhood; build a sense of community among its diverse Members; and develop and implement goals designed to promote mutual interest of the residents of the Neighborhood.”

*for a full list of all City officials who received the email, contact the PHNA secretary.

What you can do to become informed and ensure your interests are served !

Find your new code and others in Pemberton

Learn about the CodeNEXT timeline

Schedule a meeting with a dedicated city staff member

Individual or small group meetings of up to 15 minutes with a city planner


Leave a comment on the City of Austin CodeNEXT Map

Deadline July 7th

See the text boxes near the bottom of the page. Comments made by these deadlines will be reviewed by city staff of the planning and zoning and planning and platting departments in their work with the consultants in preparing second drafts.


Participate in the City of Austin’s Online Survey


Contact your elected representatives —- i.e. the mayor, and your city council representative. If you send an email, be sure to cc: all other district reps -- everyone needs to know how you feel about this important issue!


Steve Adler (Mayor)  512-978-2100
Alison Alter (District 10 rep)  512-978-2110
Kathie Tovo (District 9 rep)  512-978-2109
Ellen Troxclair (District 8 rep)  512-978-2108
Leslie Pool (District 7 rep)  512-978-2107
Jimmy Flannigan (District 6 rep)  512-978-2106
Ann Kitchen (District 5 rep)  512-978-2105
Greg Casar (District 4 rep)  512-978-2104
Sabino Renteria (District 3 rep)  512-978-2103
Delia Garza (District 2 rep)  512-978-2102
Ora Houston (District 1 rep)  512-978-2101


Be sure to contact Zoning and Planning Commission Staff -- they are shaping CodeNEXT:


Greg Guernsey (Zoning and Planning Department)  512-974-2387
Jorge Rousselin (Zoning and Planning Department)  512-974-2975
Jerry Rusthoven (Zoning and Planning Department)  512-974-3207


NOTE: Make sure you include your name, street address, and contact info in your email.

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