Is density an urban benefit, in and of itself? Or does density鈥檚 costs outweigh its inherit benefits?
Argument over growth is nothing new in local politics, but once redevelopment of downtown Austin took off over a decade ago, the debate gained a new wrinkle: Are developers erecting tall buildings downtown doing the city a favor by curtailing sprawl? Or should the city share in the financial benefits developers reap from building past traditional height limits?
Those issues get a thorough vetting in today, which delves into the controversy surrounding the , and one of its most hotly debated components: a .
with Jim Robertson, co-manager of the city鈥檚 downtown plan, and describes the issues at work:
The central business district has no height limit but a floor area ratio of 8:1, meaning that a building that takes up an entire parcel of land could rise eight floors, while one that sits on just half of that land could rise 16. The city council has the power to grant developers exceptions, but the process is not exactly ideal.聽 鈥淚n some ways, a deal is being made,鈥� Robertson says. A developer wants to, say, double the FAR [floor area ratio], and the city wants maybe a new park. 鈥淭hen there鈥檚 some negotiating and hemming and hawing.鈥漁f course, none of this is very transparent, or predictable. In the new downtown Austin plan, the city decided it didn鈥檛 want to dramatically alter the zoning code, even as it aims for greater density. But it has essentially formalized those ad-hoc negotiations, creating a system by which developers can earn 鈥渂onus density鈥� on top of the current restrictions in exchange for specific community benefits. Developers must either include some affordable housing or contribute to an affordable housing fund. In addition, they can choose from several other options to gain more height that include creating publicly accessible open space, child or elder care or cultural venues.
City Council passed the Downtown Austin Plan a flurry of amendments, many related to the density program. A more holistic look at the planning for the entire city, the , is being further vetted before coming to council for tentative approval later this year.
