Density and mixed-use in HoustonI generally assume most of my readers also read the Chronicle, so I don't usually spend a lot of time pointing out things you probably already saw. But today there are three good articles on Houston's urban development landscape: on density increases inside the Loop, increasing numbers of high-density mixed-use projects, and the difficulties putting together those types of projects, with some good discussion of the various factors that must be considered. The table doesn't seem to be online, but the paper had a table showing that inside the loop (97 sq.miles) has grown from 433,000 people in 2000 to 525,000 today, and may reach almost 700,000 by 2035, an increase in size and density of 60% from 2000.
While this increased density is increasing the local traffic, it's still better to have it going short distances on the local street grid than long-distance from the suburbs on the freeways. And I think it is a key part of Houston's core revitalization. Not just the new housing, but all those people are supporting all sorts of great new and enhanced amenities in the core with their discretionary income: restaurants, theaters, stores, etc. I drive in the core all the time, and the traffic is noticeable, but the grid seems to handle it pretty well most of the time.
It's also heartening to see the mixed-use thing finally starting to take off in Houston, even without the "safety" and "guidance" of comprehensive planning. A few key excerpts caught my eye:
The impending wave of mixed-use construction reflects the willingness of developers to take risks based on the city's current prosperity and projections that the Houston area's population will grow by 3.5 million in less than 30 years, said Kent Dussair, president of CDS Market Research, a Houston-based consulting firm.I think this is at least partially because of our townhome boom, which zoning prevents in most of those other cities. I imagine most of the buyers in those cities would prefer a townhome on their own land if it were available, but since it's not, they settle for a condo in a mixed-use project. In terms of total units being built in their cores, I'd line up Houston against any of them.
Cities such as Dallas, Atlanta, Phoenix and Austin are already in various stages of building urban-style projects, while Houston, "with the strongest economy of the bunch," is playing catch-up, he noted.
Ouch! That's a bit scary to read. I have read that many of the developments in Portland have required government subsidies. But it looks like Houston may get quite a few without subsidies. The market will respond with a product people want to buy as long as the planners and regulators allow it.
Building multi-use projects can prove so costly that some won't take the risk.
Trammell Crow Co. and Morgan Group changed their plans to build an integrated mixed-use project on 24 acres near the corner of Richmond and Weslayan because they didn't think it would work.
"The numbers just got too big, the cost too high and the yield too low," said Michael Morgan, CEO and co-chairman of the Houston-based Morgan Group.
After touring the country studying other mixed-use projects, "we discovered the ones that were economically successful were the ones that had government help," Morgan said. The group has instead opted to build an apartment complex next to what will likely be a big-box retailer.
However, there is a danger of overbuilding in Houston, because it's so easy to enter the market, he said: "You don't know who your competition is going to be, whereas in older cities, it's a long, drawn-out process to get a building permit."Sounds great to me: Houston citizens get plenty of options at low prices. Ironically, more planned and regulated cities like Atlanta, Miami, and Las Vegas are the ones facing a glut of overbuilt condos right now - not Houston.
Looking forward to what they recommend...
City officials say parking, setback and other development rules could change in response to two planning efforts that began last year.
Van Meter consulted on the city's urban transit corridors initiative, which is developing strategies to promote mixed-use projects and other forms of urban development along the path of the Main Street light rail line and five other rail or bus rapid transit lines, mostly inside Loop 610.
Meanwhile, a committee of the City Planning Commission is examining mixed-use and transit-oriented development policies that might be effective in Houston. Both efforts should lead to recommendations to Mayor Bill White and the City Council by this summer, said Marlene Gafrick, the city planning director.
Since Houston doesn't have a zoning ordinance, the recommendations will involve a combination of rules and incentives to produce the desired result, Gafrick said.