Other than the updated highrise ordinance, Council has not yet taken up the proposed revisions to the city’s planning code, also known as Chapter 42. That will be on the agenda soon, and the Chron has an overview of where things now stand.
Now, officials want to extend that urban area and its accompanying density cap – allowing a maximum of 27 housing units per acre – from Loop 610 to Beltway 8. The change would come with a series of updates to the existing development code, including community safeguards to make it easier for residents to protect the character of their neighborhoods even as the ordinance would allow developers to subdivide lots for more construction, officials said.
Officials say developers are waiting to build properties that would meet demand for more housing at varying price levels but have hesitated without any density rules in place outside the Loop.
“This city is growing and we are the envy of the nation,” said Sue Lovell, who worked to develop the proposed ordinance changes before she finished her final City Council term last month. “But with that comes (the question of) how do we continue development, but at the same time protect the quality of life in our neighborhoods? Chapter 42 provides that.”
Population in the Houston area has grown 7.5 percent during the last decade, to nearly 6 million. Homes near the urban core, however, have not provided the flexibility in size and price that many new residents want, said Suzy Hartgrove, a spokeswoman for the city’s Department of Planning and Development. Instead, transplants lured to the area by jobs are moving to more affordable areas in Houston suburbs, she said.
“The thought was that you’re recognizing that as the city grows and densifies you’re just trying to provide an opportunity for more of a variety of housing stock,” Planning Director Marlene Gafrick said.
I’m glad someone is thinking about the issue of where people are moving and how housing prices affects that. I’m sure these Chapter 42 revisions will have some positive effect on that, but it’s not clear how much. Matthew Yglesias has often written that this is basically a supply and demand problem, and the solution to creating more affordable housing in the urban core of any large urban area is to alter or remove regulations that prevent more housing from being built. As he lives in Washington, DC, his main target is a local ordinance that forbids most construction of anything higher than six stories. Here in Houston, we’ve just added some restrictions on where highrises can be built, but its effect will likely be felt only on the margins. We actually have quite a few highrises and midrises being built or being proposed right now, though ironically they all tend to be of the high-end, luxury variety. They’re mostly being built in expensive neighborhoods, so that is to be expected. What we don’t have is a strategy for enticing development in places where the land is cheap and the population has been declining, like the Fifth Ward. I don’t have any advice for how to do that – it’s hardly an easy problem – but I would like to see more thinking about it.