Quote:
Originally Posted by wwmiv
I agree, but we also do still need upzoning everywhere for both new highrise areas and “missing middle” housing.
|
I agree, upzoning is needed, but in my opinion, without an increase in FAR (currently 40%), a reduction in parking minimums, reduced setbacks, tree regulations (I just had to get a permit and tree review to cut down a large Ligustrum - which is a "bush" NOT on our protected tree list and considered invasive), height requirements, remodeling rules that force people to bring old structures up to new code incentivize blading older homes, and lastly one that is highly overlooked, a certainty from the city that when a developer applies to subdivide a large lot into multiple lots it will be approved (now it takes a truck load of money, a blessing from God or Jeff Jack, and at least a year with no certain outcome even if all rules are followed).....upzoning won't make one bit of a difference.
If you take the average 7000 sqft lot, it doesn't make much sense to build (3) 933 sqft units. (7000/3 x 40%) Most city residential lots are less than 8000 sqft.
10 years ago, builders in Zilker would take an average lot and build 2 units and sell them for $400/ft, now it's more profitable for them to just build one large house with a pool and sell it for $800-1000/ft. As of today, there are 4 SF houses on the market in Zilker...they sell as fast as they are built. In 20 years, Zilker will be untouchable for anyone new...I predict $1500/ft in the next 10 years...can you imagine?
All of this PLUS, council would need to tell the ANC to pound sand....we all know that will never happen. ANC is happy to fight every small change, let alone sweeping changes....and they use emotional scare tactics which are highly effective. As a co-founder of Friends of Zilker in 2012, I know first hand the challenges of fighting the old Austin, self-righteous, anti-everything crowd. The city/media never took FOZ's pro urban opinions over the ZNA. Good luck...
I think if they could get around to raising the FAR to 60% for duplexes/triplexes, and keep everything else as is (and raise the building height 5 feet)....that could make a HUGE difference, but I doubt that will ever happen.
Austin "proper", though I love it so, will one day be home to ONLY very wealthy or property rich (Austin has a lot of these people...not rich with cash...some actually struggling....but sitting on a $500k-1m tear down and won't sell). It's well on its way, and its damn shame. We need to make room for the missing middle.