Zoning and Planning Commission asks council to study public access easements to improve walkability

The Austin Zoning and Planning Commission on Tuesday voted unanimously to recommend that City Council direct staff to develop a Public Access Easement (PAE) policy to improve walkability and bikeability across private developments.

Commissioner Lonnie Stern, who introduced the proposal, told the commission many newer multifamily projects are “inward-facing” and lack publicly accessible connections, creating “multi-story cul-de-sacs” that force short trips onto busy arterials. He cited South Lamar — including Lamar Union and the Alamo Drafthouse — as an example where adjacent destinations are effectively disconnected for pedestrians. “If a project stretches 350 feet, which is the size of a block length or more without a publicly accessible connection through it, then we’re really just building a pedestrian barrier,” Stern said.

Stern proposed joint-use access easements that allow the public to traverse existing site features — such as fire lanes, internal drives, or utility easements — when safe and feasible, rather than acquiring new right-of-way. He emphasized the commission was not proposing an ordinance tonight but asking the commission to forward a recommendation for council and staff study and possible rulemaking. “We’re not asking for new right of way. We are asking can we make better use of what’s already been built,” he said.

Commissioners raised concerns about security, gated communities and unintended costs. One commissioner asked how to protect residents’ safety if gates are opened; Stern and others said solutions could vary by site, including gated sections that operate on limited schedules (for example, open during school hours) or physical design that maintains security while providing pedestrian access. Another commissioner said cost impacts need to be examined so that required changes do not make certain units economically infeasible; Stern replied the staff-directed study should include cost implications and design options.

On incentives, Stern suggested offering Transportation Demand Management (TDM) credits or allowing some open-space offset so developers would earn credits for providing publicly accessible circulation through otherwise required easements. He said he had spoken with developers who raised the idea of using existing easements for pedestrian circulation.

The motion to forward the recommendation to City Council was made by Commissioner Lonnie Stern and seconded by Vice Chair Betsy Greenberg; the commission approved it unanimously (10–0, 1 absent). The item will be transmitted to council for further study and potential code rewrite through the city’s rulemaking process; staff and council will determine whether the proposal should become mandatory or remain incentive-based.

Next steps: staff were directed to study the concept and return with proposed code language or recommendations for council consideration. The commission noted the approach is intended to be incremental and adaptable by site rather than a single prescriptive solution.