Agenda Item 45 on Compatibility Reform

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Jose Chito Vela
Posts: 80
Joined: Fri Feb 11, 2022 8:16 am

Agenda Item 45 on Compatibility Reform

Post by Jose Chito Vela »

Colleagues,

This week, on the June 8 agenda, I am bringing an item which initiates the process to change compatibility rules citywide. I’d like to briefly explain my reasoning.

The prior council passed a “compatibility on corridors” bonus program that allowed certain properties on certain corridors relaxed levels of compatibility if they opted into the bonus program. Staff did not support this approach, citing the minimal impact of the changes and increased complexity it would create. Instead, staff recommended “postponement of this item in order to undertake a broader process to evaluate options for refining compatibility standards in the context of the wide array of development tradeoffs, including affordability, mobility, environment, and equity.” That staff report can be found here: https://services.austintexas.gov/edims/ ... ?id=397653 My item essentially follows the staff recommended approach.

Staff is currently working on a compatibility study requested by council in the resolution initiating the compatibility on corridors bonus program. This study will look at both the quantitative and qualitative effects of compatibility on different areas of Austin. This study, which is due in July, will inform the compatibility changes proposed by this resolution. A recently released memo regarding the study can be found here: https://austintexas.gov/edims/pio/docum ... ?id=408115

The major change initiated by my resolution would be to limit compatibility to 100 feet or less citywide. A compatibility standard of 100 feet would still leave Austin with one of the strictest compatibility rules in the country. Staff previously proposed a 100 foot compatibility rule as part of the code rewrite. A bill that almost passed the Texas Legislature would have capped compatibility limits statewide at 50 feet. I ask staff to make a recommendation, informed by the study they are preparing, as to what Austin’s compatibility limit should be. Most Texas cities have compatibility limits of between 50 to 100 feet.

My resolution also incorporates changes made as part of the compatibility on corridors bonus program, but makes those changes by-right and citywide: (1) The resolution redefines what properties trigger compatibility to include only properties both zoned SF 1-5 AND used as residential properties. Empty lots would no longer trigger compatibility, and neither would parks, churches, schools and other places zoned single family but not used in that way. (2) The resolution gives a 5 foot height bonus and removes the cap on the number of floors a building can have, leaving only the height cap. A cap on the number of floors is unnecessary when you have a height limit. (3) The resolution exempts SF-6 properties (townhomes and condominiums) and multifamily properties with 16 or fewer units. This allows for more missing middle housing.

Finally, the resolution makes changes to the compatibility setback rules and changes the compatibility waiver rules to allow more flexibility to our land use commissions in granting waivers. A more detailed analysis of the resolution language is at the following link: http://assets.austintexas.gov/austincou ... 161849.pdf

I look forward to discussing this item at work session and at the council meeting this Thursday.

Chito Vela
Jose Chito Vela
Posts: 80
Joined: Fri Feb 11, 2022 8:16 am

Re: Agenda Item 45 on Compatibility Reform

Post by Jose Chito Vela »

Colleagues,

Here is a redlined document for Version 2 that was posted to back-up this afternoon: http://assets.austintexas.gov/austincou ... 175943.pdf

Chito Vela
Jose Chito Vela
Posts: 80
Joined: Fri Feb 11, 2022 8:16 am

Re: Agenda Item 45 on Compatibility Reform

Post by Jose Chito Vela »

Here are two additional resources:

From spring of last year, how compatibility impacted VMU: https://austin.maps.arcgis.com/apps/map ... b86d15fc80

Information on compatibility in other Texas cities: http://assets.austintexas.gov/austincou ... 200403.pdf

Chito
Ryan Alter
Posts: 42
Joined: Wed Jan 11, 2023 3:15 pm

Re: Agenda Item 45 on Compatibility Reform

Post by Ryan Alter »

I want to thank CM Alison Alter for starting an important discussion to ensure we achieve the greatest amount of affordability with the tools we have available. Attached is my proposed substitute amendment that explores the potential of a two-tier compatibility reform. First, the manager will continue to study the impact of compatibility and will make a recommendation based on that study to bring our compatibility in line with other peer cities. In addition, to maximize our affordability goals, the manager will look at reducing compatibility further for new or existing density bonus programs. This means that programs like VMU will be increasingly effective, while also exploring the option of a new compatibility-reduction bonus that provides community benefits including affordable housing, childcare serving for lower income families, or cultural spaces for music and arts.

This multi-tier approach will ensure we create a proper balance between increased entitlements and community benefits. I appreciate CM Vela working with me on this and for his openness to including this reform.

http://assets.austintexas.gov/austincou ... 213807.pdf

Ryan
Council Member, District 5
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