With all that went on last year in Houston, one item that had been on the table was a revision of Chapter 42, to redefine the rules about density and other codes for developers. The planned revisions never made it to Council for a vote, and the city is starting over with a new cast on Council to get this going again.
Developers and city officials say the first major revisions since 1999 to the city’s density rules, known as Chapter 42, are necessary to accommodate the next wave of Houston’s growth. U-Haul recently announced that Houston is the No. 1 destination in the country for movers for the third straight year.
Projections are for Houston’s population to grow by more than 27,000 people a year in coming decades.
Without rule changes, they will not find affordable places to live in Houston, Mayor Annise Parker warned.
“We have to continue to find ways to preserve a range of housing opportunities for our residents. We don’t want to become a city where if you have lots of money to spend you can find a place to live and if you have very little money to spend you (don’t) have good housing stock available,” Parker said.
The heart of the Chapter 42 amendments is taking the cap of 27 houses per acre that exists inside the Loop and extending it out to the Beltway. That would allow many more houses to be built than currently allowed on typical 5,000-square-foot lots.
“We’re not getting new single-family residential being built from 610 to the Beltway,” said Joshua Sanders, a lobbyist for developers. “We’re losing a lot of our population to the county and to the surrounding cities.” That means longer commutes and fewer city property tax revenues.
Increased density means cheaper houses because developers can fit more of them on the same piece of land. Depending on the location and the type of dwelling, the new rules could knock $100,000 off the sales price, Sanders said.
This story is more a recap than a report of something new, so I don’t have anything new to add as well. I will simply note again that there’s more empty, or at least greatly underdeveloped, space in Houston than you probably think. I’ve gone on at length about the Fifth Ward, but recent travels around the city doing interviews have reminded me of other areas that are as wide open, in places like Sunnyside and Hiram Clarke. My point is that the city of Houston already has a lot of room to accommodate that projected growth and more. Some of it absolutely needs to be in the form of more dense development, but some of it also needs to be taking advantage of this existing space. What both of these have in common is a need for improved infrastructure to make them viable and desirable. If we don’t solve these problems, we’re going to lose out to the places that have solved them.