BY BEN THOMPSON
New housing types Both phases of the HOME initiative will bring di erent housing types and sizes to single-family neighborhoods.
Put in perspective
What else?
Di erent parts of town are likely to see varying impacts from HOME. For example, core neighbor- hoods and places near major roads or bus routes could see more of the new additions that will take advantage of new housing caps. “I think you’ll primarily see HOME [Phase] 1 three-unit projects in more walkable urban settings where it naturally is calling for density because you have transit nearby, stores nearby, people want to live there, live near the parks and near the water,” Carr said. “[New housing will] look very similar; just in instances where there are larger lots, you might have an additional unit where you otherwise wouldn’t. But I don’t think it’s as dramatic of a change as maybe people had originally believed.” DSD sta say HOME hasn’t altered their oversight work so far with permit turnaround times still last- ing about two weeks. They also advised residents or homebuilders to schedule meetings with the city before moving a HOME project forward.
One item of interest for many residents was whether new HOME projects would ood the market with even more unregu- lated short-term rentals, or STRs, like Airbnb and Vrbo. For multi-unit homes created under Phase 1 allowances, one of those units can serve as an STR for 30 days a year. For housing cre- ated under Phase 2’s lower lot sizes, all STRs are banned—until April, or an STR overhaul o cials are planning for later this year. Another concern was HOME’s impact on private legal agreements, like deed restric- tions that can limit properties to single-fam- ily builds. Those trump Austin policies like HOME—although any violations must be enforced privately, rather than by the city. To make HOME usable for more residents, new city support like down payment assis- tance, lower building fees and low-interest loans will be considered by the fall.
New lots 2,000 sq.ft.
Existing Lot 6,000 sq.ft.
Permitted HOME 1
Permitted HOME 2
Existing home
What’s next
and una ordability. The Planning Department is working on that proposal on an undetermined timeline. “Sta is currently studying the feasibility, merits and risks of an equity overlay by reviewing community proposals, previous city proposals, and peer cities,” said spokesperson Caleb Pritchard.
The city is now preparing for the Phase 2 lot size reform. The city will accept such projects starting mid-August, and DSD spokesperson Stephanie Sanchez said sta training and other work is underway to “ensure a smooth implementation.” City o cials also mandated the study of an “equity overlay” that could limit HOME’s impact in places found to be hit hardest by gentrication
HOME Phase 2 goes into e ect Aug. 16, but will be delayed until November for much of the city. For more information, visit communityimpact.com
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