I am in favor of this.
Houston is mulling changes to its planning rules that could encourage a broader variety of housing types, such as triplexes and fourplexes, that developers and the city say could create more affordable options and help fill an unmet niche in the local housing market between single-family homes and larger apartment complexes or townhouses.
The current rules discourage those “middle” forms of development by allowing no more than two units on a single-family residential plat. The code allows for a duplex, or a home and one “accessory dwelling unit,” such as a garage apartment.
If owners want develop a project with more units, they have to get a commercial multifamily designation, which triggers higher financing costs and more regulations — such as the number of parking spaces, or the width of the driveway — that make the projects less feasible. The city did not approve a single new permit for three-, four- or five-unit structures in 2019 or 2020, an indication that it can be cost prohibitive for developers to pursue them.
“All of these requirements discourage such developments,” said Suvidha Bandi, principal planner for the city Planning Department.
The city has released a survey seeking public input on the rules, and whether they should be changed. The survey has garnered roughly 500 responses to date, and the Planning Department recently extended its deadline to Aug. 16. The potential changes are part of the Livable Places initiative, a bid to make the city more walkable, affordable and equitable.
Any changes would not supersede local deed restrictions, which could limit such developments in certain neighborhoods, Planning Director Margaret Wallace Brown said.
If the city were to loosen the planning restrictions, it could encourage more development in what housing experts call the “missing middle,” the dearth of housing supply between single-family homes and larger complexes. Daniel Parolek, an urban designer who coined the term, has said those developments typically have been illegal or discouraged in many parts of the United States since the 1940s.
That is when many of the existing triplexes and fourplexes in Houston were built, according to city planning officials. Since then, city planning rules have made it more difficult to build them.
As the story notes, this is the start of a long process, as a proposal has yet to be drafted and would need approvals from the Planning Commission and City Counci. Houston used to have a lot of three- and four-plexes. Montrose had a ton of them, usually those foursquare brick buildings that I’ve always liked, in the 90s when I was living there. They were definitely the affordable places to live, and they could be again. It just makes sense to me to revise the rules that are now preventing their construction. Really, we need to have a conversation about doing this in neighborhoods that have deed restrictions prohibiting them as well, which includes the neighborhood I live in now. The fact is that Houston is a much more expensive place to live now than it used to be, despite the vast amount of open space we have to build more housing, and we need to take action to make more affordable housing available. This would do that, and I support it.