Embracing Affordability and Density:

A Positive Outlook on the Newly Passed Item 126

By: Natalie Roper – Licensed Architect & Real Estate Agent

Item 126, sponsored by Council Member Leslie Pool, directs the city manager to propose code amendments that reduce the minimum lot size from 5,750 to 2,500 square feet or less, so that existing standard-size lots can be subdivided and developed with a variety of housing types, such as row houses, townhomes, tri- and fourplexes, garden homes and cottage courts. This resolution would also amend the code to permit the development of three units on single-family lots. The proposed zoning change, when put in front of Austin City Council last week, passed with a 9-2 vote.  This is the City’s 3rd attempt at a code rewrite, which has not changed in a significant way since the early 1980’s.  Third time may be a charm as our City Council seems to be in consensus that the code no longer serves the people of the City, and taking a closer look at  housing density is the only path to maintaining affordability and availability in Austin. 

As an architect deeply invested in the future of Austin, I am thrilled to share my perspective on the positive implications of Item 126. This decision marks a significant step towards achieving a more affordable and denser urban landscape, fostering a dynamic environment that supports sustainable growth and improved quality of life for residents.

1. Affordable Housing Solutions:

One of the most commendable aspects of Item 126 is its emphasis on promoting affordable housing initiatives. With Austin experiencing rapid population growth and rising property values, the demand for affordable housing has never been more pressing. By relaxing zoning restrictions and encouraging mixed-use developments, this decision opens the door for architects and developers to explore innovative, cost-effective housing solutions that cater to diverse income levels.

2. Increased Density and Urban Vitality:

Density plays a pivotal role in fostering vibrant urban environments. Item 126 encourages higher density developments, which can revitalize underutilized areas, bringing life back to neglected neighborhoods. By encouraging mixed-use spaces, architects can design cohesive structures that integrate residential, commercial, and recreational elements, resulting in thriving, walkable communities that promote social interaction and convenience.

3. Efficient Land Use:

By prioritizing density over urban sprawl, Austin can efficiently utilize its limited land resources. Urban sprawl often leads to increased infrastructure costs, environmental impacts, and longer commute times. Item 126’s focus on density allows architects to make the most of existing urban infrastructure and transportation networks, reducing the strain on the city’s resources and promoting sustainability.

4. Transit-Oriented Developments (TODs):

Item 126’s emphasis on transit-oriented developments aligns with the city’s broader efforts to improve public transportation. TODs provide residents with better access to transit options, reducing reliance on cars and easing traffic congestion. As an architect, I envision the creation of well-designed TODs that enhance the urban fabric and serve as models for future development projects across the city.

5. Promoting Inclusivity and Diversity:

Affordable housing and increased density foster a more inclusive and diverse community. By allowing for a mix of housing types and price points within neighborhoods, residents from different socioeconomic backgrounds can coexist, creating a richer and more socially connected city. Additionally, increased density can attract a wider range of businesses and services, catering to diverse needs and preferences.

In conclusion, Item 126 passed by the Austin City Council is a momentous decision that will shape the future of the city for years to come. As an architect, I am enthusiastic about the opportunities this move presents to design innovative, affordable, and sustainable spaces that promote community, inclusivity, and a higher quality of life for all Austin residents. With the right approach, this decision has the potential to transform Austin into a thriving, dynamic, and truly livable and (dare I say it) affordable city.

Marcus Roper

Broker Associate / Compass Real Estate
Principal / The Westhorn Group

Marcus began his career as a real estate analyst at Goldman Sachs in Dallas, Texas. His team was responsible for the investment of Goldman’s capital into real estate portfolios.

Marcus has since then established himself as a Realtor® & Broker in the western areas of Austin, specializing in high-end new construction, boutique listings, staging & design, and a seamless client experience.

Marcus enjoys viewing and playing live music, exercising on Town Lake, and playing golf at Barton Creek & Austin County Clubs.