Architects, builders suggest ‘low-hanging fruit’ land use code changes

The Planning Commission shared the findings Tuesday of a housing policy working group formed last summer to identify potential Land Development Code changes that could make housing more affordable. 

The working group gathered recommendations from three industry groups: American Institute of Architects Austin, Preservation Austin and Austin Infill Coalition. 

“We talked with them about trying to find some of the low-hanging fruit – codes and stuff that are often roadblocks in creating housing,” Commissioner James Shieh said. 

“Some of the stuff might need more discussion, but they wanted to just go ahead and get it out there,” he said.

The Austin Infill Coalition and Preservation Austin propose a “preservation bonus” to discourage demolition of older homes, which may be more affordable. 

“The current Land Development Code incentivizes demolition,” the groups wrote. “This proposal aims to incentivize the preservation of Austin’s older and historic homes by maintaining the unique and diverse character of Austin’s neighborhoods, while providing new housing for all types of people.”

The preservation bonus would allow an additional unit on single-family lots if the existing home remains or if it is replaced by a new home of the same size.

AIA’s recommendations address a number of topics, including accessory dwelling units, minimum lot sizes, barriers to cottage court and townhome developments, and compatibility. 

For ADUs, AIA recommends giving homeowners in Family Residence (SF-3) zoning more flexibility to build two units on their lots. A few ways to do this include removing the 1,100-square-foot cap for ADU size, allowing detached duplexes, reducing setbacks, and requiring less parking for ADUs. 

The ADU recommendations are similar to those in a resolution Council passed last summer. City staffers are working on putting those changes into an ordinance, which the Planning Commission and City Council will then vote on. 

AIA also advocates for lowering minimum lot sizes in SF-3 zoning and allowing SF-3 lots to be split into two smaller lots, which would yield two smaller homes. This would change the current code’s “bias towards larger homes” and incentivize smaller homes at a more attainable price point, the group argues. 

For compatibility, the group suggests allowing more structures in the 25-foot “no build” setback, including driveways and water and utility infrastructure – a change that could mean more housing units on sites. 

Lastly, AIA hopes to allow more “missing middle” housing in the form of townhouse and cottage court developments. The recommendations propose several tweaks to the zoning code that could make these types of development more feasible. 

The commission did not take action on any of the recommendations, though members expressed interest in discussing them in depth soon. If there is enough interest among members, the commission could initiate code amendments to put the proposals in front of Council.

Photo by Joe Mabel, CC BY 3.0, via Wikimedia Commons.

The Austin Monitor’s work is made possible by donations from the community. Though our reporting covers donors from time to time, we are careful to keep business and editorial efforts separate while maintaining transparency. A complete list of donors is available here, and our code of ethics is explained here.