Density isn't a bad word.
We think that the code re-write itself offers an opportunity to simplify the text and add some housing options that we need, both for neighborhood infill and new development (green field or corridors). The problem is that they've created massive upzonings to allow for HUGE buildings everywhere that will inflate housing costs/land values dramatically. Developers would be very, very happy, but adopting this code would accelerate the displacement of our lower income neighbors city-wide.
We think that the code re-write itself offers an opportunity to simplify the text and add some housing options that we need, both for neighborhood infill and new development (green field or corridors). The problem is that they've created massive upzonings to allow for HUGE buildings everywhere that will inflate housing costs/land values dramatically. Developers would be very, very happy, but adopting this code would accelerate the displacement of our lower income neighbors city-wide.
The increases in FAR (Floor Area Ratio- the ratio of building square footage to lot size) are where this all goes horribly wrong. We think it wouldn't be too hard to re-set the FAR's to make this start to go in the right direction.
After all, if we're trying to help with Affordability, the last thing we need is a new code that encourages demolition of affordable housing to be replaced with large high-dollar homes. It's a no-brainer, right??
Based on the example in District 2 that I posted earlier, here's a kinder and gentler way to add some housing units to get the benefits of some added population density without displacing the folks that are living there now.
On the left site, we showed a 600sf Granny Flat or ADU. With some help from the City (we're proposing a City Bond Program with low-interest construction loans for homeowners), a homeowner could build a back yard rental that could help them to stay in Austin and have an asset to pass along to future generations. This is an important distinction, because the massive redevelopments fostered by the proposed code require capital that few could get hold of; homeowners would be forced to sell to developers and move out to the more affordable suburbs. Access to Capital could be a real game-changer.
On the property to the right, we showed the existing carport filled in with a 240sf attached apartment. This level of housing would be remarkably cheap to build, and the rent would be affordable for a broad range of Austinites. We need to tweak our code to make this sort of thing legal and easy.
With a little help from the Mayor and City Council, we can turn this disastrous process into an opportunity for ALL to share in Austin's success.