The Austin City Council recently approved significant updates to its land-use policies aimed at enhancing housing diversity, supporting the Project Connect light rail initiative, and regulating electric vehicle (EV) charging stations. These reforms, following extensive community engagement including open houses and public hearings, will roll out in phases with varying effective dates.
Effective August 16, the HOME Phase 2 amendment will reduce the minimum lot size for single-family homes from 5,750 to 1,800 square feet, with delayed application acceptance until November 16 in wildfire and displacement-risk areas. Starting July 15, the Compatibility amendment will adjust building height restrictions near existing single-family homes. Concurrently, the Equitable Transit-Oriented Development initiative will promote transit-friendly housing along Project Connect Phase 1 corridors, also starting July 15. Additionally, beginning May 27, new zoning rules for EV charging stations will prevent clustering in active or residential zones.
POV:
Opponents are concerned that the changes may result in the demolition of existing affordable homes, which could be replaced by newer, more expensive housing, thereby speeding up the displacement of lower-income residents. Said another way, some express concern that increasing building density could lead to higher land values and profits, potentially prompting property owners to sell, displacing renters, and impacting Austin’s lowest-income residents. As Iliana Medrano, a graduate student in social work at UT Austin, stated, “We’re not against density. We’re against density without protection for the most vulnerable communities.”
Perhaps there are other changes that could speed up affordable housing, like limit the time constraints and red tape of the risky development process. According to one of my local developer clients, it will take on the order of one year to get a site plan approved for a small office building. Development in Austin isn’t for the faint-hearted or those with a thin wallet. Do those who plan to build accessory or additional structures have the financial wherewithal and stamina to take the risk of these long approval (or disapproval) cycles? The verdict is out.