Housing

2024 Austin Policy Wishlist

~ dankeshet

I apologize for the short five-year break in posting! I’ve been keeping busy with a job that now requires me to work during the hours they pay me for, a volunteer gig at Texans for Housing, and a full-time parenting gig. But let it never be said I abandoned you for more than five years, so here goes my list of top Austin urbanist policy targets for 2024!

Unfinished business

City Council has already laid out a ton of plans for 2024. Here are some of the ones I’m most excited for.

HOME Phase 2

Leslie Pool with lightning surrounding her.
Dark Leslie gathering her powers.

Leslie Pool has evolved into the most influential and far-seeing Council Member in quite some time. Her HOME Phase 1 allowed more duplexes and triplexes, rolled back limits on roommates, and fixed a handful of other issues in code. HOME Phase 2 builds on this, allowing more small houses on small lots.

Address the lawsuits

Desk as seen through flaming hoop.
Artist’s rendering of procedures Travis County judges believe Austin should follow to allow new housing.

Recently, a Travis County judge decided Texas’ procedural rules should be interpreted differently than they ever have been before or than they are interpreted anywhere else in the country. This oddball logic threw out three city ordinances: one reducing the distance that single-family houses can interfere with other zoning districts, one allowing more apartments near shops, and another allowing more apartments near shops but in a different way.

Fortunately, all of these measures remain popular with the vast majority of Austinites and Council Members so we should be able to jump through whatever hoops the judge says we need to jump through. And, hey, we have a couple years of data on their usage, so we might even be able to improve on them. Thanks Judge!

New business

More and Better Student Housing

An apartment complex with a large bike rack in front.

AURA and the University Democrats have drafted a nifty request for City Council to bring the myriad benefits of UNO, Austin’s student housing district, to the rest of the student housing areas in Austin. UNO has been super awesome so building on something that’s already working would be super double awesome. One thing that hasn’t been super awesome in UNO, though, has been that some folks figured out they could build and market rooms without windows to students, many of whom rent their room sight unseen and then find out that windowless bedrooms suck. So let’s fix that while we’re at it.

Bigger -plexes in Central Austin

One of the brilliant pieces of HOME was that, rather than doing artisanal, parcel-by-parcel planning around small pieces of the city, it created rules for the city as a whole. Anybody who wants can build a triplex or two in a standard lot. But everywhere in the city isn’t the same, or else people wouldn’t pay more for a dirt lot in Bouldin than they do for a brand-new house in Circle C.

I’m not particularly fussed if City Council wants to allow, say, 8-plexes on any lot in the city. But lots of people are. So let’s target 8-plexes to the places where dense housing would have the biggest effects, where land costs are highest (and need to be split between more people) and amenities like jobs, shops, parks, and transportation options are plentiful.

Quiet Zones

When we think of zoning, the first thing in many people’s minds is along the lines of “no smokestacks next to houses.” But there’s a lot of distance between “no smokestacks” and “nothing but long-term residences.” And while living near smokestacks isn’t very nice, living near a bakery can be really nice! I would like us to move back toward first principles here, and start reintroducing less disruptive shops and offices near where we live.

Safe Routes for Children

Safe Routes to Schools is a great way of prioritizing sidewalks and bike routes. After all, kids can’t drive, so they’re a captive market for sidewalks and bike lanes. And kids walking or biking to school can fix a huge traffic problem: the school pick-up and drop-off lines. But kids need to go many more places than schools! Libraries, parks, friends’ houses, ballet classes, soccer practice, corner stores, and more! Let’s start thinking about our next steps to make Austin a place any kid can get around without Mommy or Daddy Chauffeur.

Affordability Unlocked and Its Impact (Part 2)

~ dankeshet

Today, we continue with part 2 of our guest post about Affordability Unlocked by Brian Poteet.

All of the projects we discussed in Part 1will make a dent in Austin’s ever-escalating affordability crisis, but that’s unfortunately all they’ll make – a dent. In 2017, City Council committed to building at least 135,000 housing units over the subsequent decade. Before moving on, I’m compelled to say that this goal is embarrassingly low for the core of a metropolitan area that is adding 50,000 people each year. It implies that the city is entirely indifferent about the vast majority of people moving to live in car-centric suburbs outside of Austin. It also absurdly implies that building 135,000 units before 2028 is enough to stabilize prices.

I could continue this rant for a while, but I’ll leave it at that. Anyway, here’s how we were doing at the end of 2019, before AU came into effect:

From the 2019 Strategic Housing Blueprint Scorecard
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Affordability Unlocked and Its Impact

~ dankeshet

Austin on Your Feet is lucky to have a guest column by Brian Poteet! We’re running it two parts: today an overview of some projects and tomorrow some analysis! Brian grew up in Austin and graduated from UT in 2017. Since then, he’s been living and working without a car in Central Austin all while developing an unhealthy obsession with city government. When he’s not online you can find him roaming the streets on his bike or playing tennis as if he taught himself during a pandemic.

Back in May 2019, City Council unanimously approved an affordable housing bonus program introduced by Council Member Greg Casar called Affordability Unlocked (AU). The program intended to significantly increase how far affordable housing developers could stretch each dollar. Developers who provide low- and moderate-income housing get to work with a looser ruleset when building. 

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Way Too Early Ideas for Austin to Prepare for the End of Corona

~ dankeshet

For all of you reading this shortly after it’s been posted, no context is necessary. But in case anybody ever goes back and reads this months or years from now, here’s the situation as I write this. Most folks in Austin are working from home on account of the global pandemic COVID-19. Dining areas in bars and restaurants are closed. Yesterday, 18 positive tests for the virus in Austin were added to the 23 existing ones. 2020’s edition of SXSW was cancelled and a large chunk of SXSW, Inc’s workers were laid off. So many other workers are being laid off in Austin and around the country and world that people are starting to ask whether the economic collapse will look more like the Great Recession or the Great Depression. Cap Metro has reported a nearly 50% drop in ridership and has dropped service to mostly Sunday-levels. I could go on and on but suffice it to say the situation isn’t looking good.

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West Campus Two Point Ohhhhh Yeahhhhh!

~ dankeshet

I may have written about West Campus a time or two before. But this time I come not to praise West Campus, but to bury it — in new developments! On Thursday, October 3, Austin’s City Council will consider the biggest changes to the rules that govern a good chunk of West Campus (known as UNO or the University Neighborhood Overlay) since they were initially passed in 2004. The proposed changes would:

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Six Reasons Austin Should Go Big On Small Apartments

~ dankeshet

Coming up on Thursday, the 2019 version of the Austin City Council will start deliberating on one of the biggest decisions of this year: where to go now that CodeNEXT is dead. City Manager Spencer Cronk asked for direction from City Council on five questions, including how much we should allow “missing middle” housing (think: small multi-unit buildings like triple deckers or four-plexes). This kind of missing middle housing could make a tremendous difference in improving housing in Austin. Here’s six reasons why.

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A Christmas wishlist for Austin’s next City Council

~ dankeshet

Austin’s new city council is shaping up to be the most development-friendly Council in recent memory. What kind of agenda could we expect or hope to see from the new City Council? Here’s what’s on my holiday wishlist.

Reform before Rewrite

CodeNEXT is dead. One reason it failed is that it combined two separate but related goals: increasing density and improving design. How dense different parts of Austin should be is a subject of intense debate. By contrast, the best ways to design Austin given a certain level of density is debated mostly by professionals. To the extent that the public debated design elements at all, the arguments sounded an awful lot like the only thing most people cared about is how these design elements affect yield. Looked at it this way, CodeNEXT was doomed to fail. It’s impossible to write coherent design guidelines when the public takes intense interest in them but evaluates them solely based on how much housing (or other buildings) they produce.

We must at least try to separate the issues of density and design. Improving the presentation of the code, the process of getting building permits, improving our streetscapes; all important issues that need a collaborative process informed by technical know-how. On the other hand, the question of whether we build a city that sprawls outward or soars upward is one with a lot of public input from the kinds of people who vote in municipal elections. It’s a question that has divided the electorate to the point of dividing communities like environmental groups and neighborhood associations. This is not an issue we can hope to just keep talking about until we find common principles. We don’t need to be nasty in how we debate the issue but we need to recognize that dumping these political questions on to staff and community engagement is doing more to cause rifts than heal them, without providing meaningful benefit. So, for my Christmas wishlist, I hope that our City Council takes a bold leap of faith and does the job they were elected to: settle political issues. That means making real movements on density even without the comfort of a completely undivided city. My real wish here is that come next Christmas, Austin can stop debating whether we are a place that welcomes new residents and start moving on to debating how we welcome new residents.

How could we do that? Here are some ideas:

Build up commercial streets

Austin has seen a number of new apartments (usually built on top of new shops or restaurants) on commercial streets like Burnet, Lamar (North and South), and South Congress since it first started allowing such buildings in 2004. They’re not my personal favorite housing style; I prefer to live on side streets with less traffic noise and pollution. But there’s no doubt that they’ve been a very popular type of new housing. They produce new homes for a lot of people who need them and they’re very easy to serve by transit, as streets with shops are already our most common bus routes. The new buildings are required to follow design guidelines that make the city more walkable, by doing things like limiting the number of driveways that interrupt sidewalks.

Here are three items on my wishlist to build on the VMU program’s success:

  1. Allow apartments on more streets. If a bus goes there, it should allow VMU.
  2. Allow apartments on all parcels on a street. Austin’s VMU ordinance made a political deal where it agreed to limit the program to certain parcels, which well-informed members of the public willing to sit through long meetings got to decide on. But that was 10 years and $1000/month in rent increases ago. It’s time to fill in the missing teeth and allow more properties to rebuild.
  3. Apply it to “Centers” as well as “Corridors.” This was an idea from the city of Austin comprehensive plan “Imagine Austin” that envisions a few more neighborhoods not dissimilar to West Campus with fewer undergraduates or Seattle’s Ballard (click through on the tweet to see the whole walking tour):

Allow more missing middle housing

“Missing middle” is the idea that there’s not a lot of ways to live in Austin that fall between a house surrounded by yard on all sides and an apartment complex with a leasing center with little bowls of candy in the waiting room. In other cities, you get lots of housing types in between: triple-deckers in Boston, greystones with up to 6 apartments in Chicago, or row houses in virtually every city the entire world over. Missing middle housing types can be employed on busy commercial streets; many cities have rowhouses interspersed with shops. But it really shines as a way of allowing more people to live on the calmer, quieter side streets where adults and children both are safer walking.

Redesigning Austin around missing middle housing is going to take a lot of work. We have effectively destroyed so much of our missing middle heritage that Austin’s Historic Preservation Officer proposed landmarking a fourplex as a rare example of a bygone housing type. But there are some items on my Christmas wishlist that are ready to ship today:

  1. Remove restrictions on subdividing buildings. If you’re allowed to build a mansion for one family to live in, you should be allowed to build that same mansion split into multiple apartments. This wouldn’t affect the health and safety regulations, nor would it affect regulations that affect the form of a house. It would simply take advantage of the fact that many of our houses are built too large and could accommodate more people with an extra stove and a wall between two sides of the building.
  2. Reduce minimum lot sizes. Austin requires unusually large amounts of land, measured in both area and width, in order to build a house or apartment building. Austin’s oldest and most beloved neighborhoods were built before that rule and have many lots with housing on smaller lots. Requiring so much land was a mistake and we should drop it sharply.
  3. Treat missing middle like houses not mega-complexes. Austin has a different set of rules for getting permits to build houses versus getting permits to build large buildings. While both types of buildings are required to follow zoning rules, large ones have to go much further in proving that they’re following the rules. This doesn’t have a huge effect on mega-complexes, which are always going to require complex permitting. But the additional paperwork can make it simpler to build an upscale mansion than a simple fourplex.

A hideous four-unit house from before Austin mandated only beautiful single-unit houses.

End Parking Requirements

Requiring that every house, apartment, store, school, daycare, and bar have its own parking places is crazy stupid. It encourages people to get an extra car even if they could get by without it, it adds crazy large expenses to everything we build, and it makes the city ugly as heck. Once you realize how much of a city is built the way it is just to provide huge amounts of parking, you’ll feel like you’ve just put on the goggles from They Live:

Parking requirements aren’t one of those “we just disagree on the right amount” ideas. They’re always wrong and the best thing we can do is eliminate them entirely. But if that isn’t on the shelf at the mall, some good alternatives could be:

  1. Eliminate parking requirements near buses and trains.
  2. Eliminate parking requirements in special districts like TODs and West Campus.

Expand Downtown and West Campus

The downtown/UT campus area is a special place, different from any other part of Austin and in some ways any other part of Texas. Austin has one of the largest percentages of jobs in its central business district, understood in this case to extend all the way up to UT. Although this can cause problems with car traffic when many people commute in from around the city surrounded by their steel cages, it’s a huge advantage for running transit. These areas are both doing very well but threatening to run out of room as they get built up. So what would I love to get to fix this?

  1. Rezone more of downtown to CBD or DMU, the two zoning districts special to downtown.
  2. Expand West Campus’ special zoning to more parts of West Campus.
  3. Expand the “inner West Campus” zoning district that allows taller buildings to more of West Campus.

Start working on Comprehensive Zoning

Design and density go best together. A comprehensive rewrite of our land development code could be far easier to achieve once the Council has set the policy direction clearly. But no matter what, it’s going to be a long process. When CodeNEXT died, many people from within the development and homebuilding industries actually let out a sigh of relief as they felt many of the areas outside the public interest weren’t well-enough examined. Outside of the pressure cooker of setting the city’s direction on density, real progress can be made on the more technical aspects of the code. Let’s start.

West Campus’ remarkable growth, charted

~ dankeshet

This blog has something of an obsession with West Campus. It’s the neighborhood that lives by upside-down, inside-out rules and it’s a window into the Austin that could be. So when we got a hold of data about West Campus’ growth, we pretty much had no choice but to put it in charts.

Part 1: Understanding the scale and speed of West Campus’ growth

West Campus has grown fast

Since the creation of the University Neighborhood Overlay in 2004, there has been a pretty steady growth of new homes with a brief financial-crisis-induced break in 2009-2010. The numbers are really quite stupendous: over the course of a decade, essentially a new town of 10K people has been added to what was already one of Austin’s denser neighborhoods.

In this chart, I show two equivalent axes: bedrooms (on the left) or % of UT undergrads those bedrooms represent (on the right). I chose to use bedrooms rather than units because of my intuition that student housing is typically occupied by one person per bedroom, so a 4-bedroom unit really does house twice as many people as a 2-bedroom unit. (In other housing, a 4-bedroom unit may mean that one or more bedrooms are being used as a study or guest room.) The blue line shows the number of new bedrooms created in the UNO overlay, while the red line hugging the bottom shows the number of new bedrooms created by new dorms on the UT campus itself. Numbers after 2017 are projections based on city filings rather than completed units on the ground. At the rate UNO is growing, approximately half of UT undergrads will live in new units created under UNO by 2023.

A lot of investment

How much does it cost to build out a neighborhood? Using 2017 tax valuation, the UNO buildings alone (not counting the land they sit on) were valued at a bit more than a billion dollars. For comparison, Austin’s last affordable housing bond was for $65m and the capital costs of Austin’s proposed 2014 light rail bond was about $1.5 billion. Each year, the buildings in UNO contribute more than $25m in property tax revenues to the various local government taxing entities: the city of Austin, Travis County, Austin Independent School District, Austin Community College, and Central Health.

A lot of new income-restricted apartments

West Campus is home to one of the largest concentration of developments in Austin with apartments specifically for people below certain income levels. There are two reasons for this: 1) as part of the new rules for building apartments, developers are required to set aside a certain number of units for eligible people, and 2) there has been a lot of development in West Campus.

Part 2: How UNO has changed over time

Buildings are getting bigger

Buildings are getting bigger overall, as expressed by number of bedrooms per project. I’m not sure why this would be; perhaps easier-to-finance mid-rise buildings have proven the way for larger high-rise projects. Perhaps the most easy-to-build sites were in the lower height districts and investors are moving on to the more difficult-to-build sites in high-rise districts.

Parking by bedroom

Over time, the number of parking units added per new bedroom built has dropped precipitously from a high of nearly 0.9 parking spaces per bedroom to 0.5 in 2016 and an anticipated 0.36 in 2019. Apparently, when we build places near other places, more people can get around without a car. There’s a number of ways these change might be explained:

  • Developers and financiers have become more comfortable with building less parking as earlier buildings saw less parking used than anticipated.
  • As more commercial amenities have moved into the neighborhood like the Fresh Plus grocery store, fewer students have needed cars.
  • Younger people more generally have lower preferences for having cars with them at school than they used to.
  • Developers have gotten better at managing city rules to find ways to avoid expensive required parking. (More on this later.)

Bedrooms per Unit

The number of bedrooms provided per unit is a major way that West Campus departs ways from the rest of Austin. Developers typically build studios and 1-bedroom apartments to accommodate the many 1- and 2-person households the city is adding. In West Campus, developers have always built more bedrooms per unit, probably because students are more willing to share a suite with unrelated roommates than many non-students. Of late, though, the  number of bedrooms per unit is going even higher. Why? I have a hunch.

Parking by Unit Size

This is a trickier chart than the others. On the bottom axis, there’s bedrooms per unit. On the left axis, there’s parking spaces required (not built) per bedroom. The dots and the blue trend line both show that, generally speaking, the more bedrooms provided per unit, the fewer parking spaces a developer is required to build.

Based on the trend toward less parking per bedroom and more bedrooms per unit, my hunch is that developers have figured out that parking is not an amenity that enough students want or are willing to pay for to justify the fairly high costs of building it. So now they’re trying everything they can to avoid the expense of building unwanted parking garages, including build bigger suites for which they aren’t required to provide as much parking. If this is true, it’s another example of a remarkable property of zoning codes: they always have unintended consequences. Zoning code didn’t set out to decide how many college students should group together into a suite, but it might well have decided it nonetheless.

[Edit: A dissenting view comes in from friend-of-the-blog Tyler Stowell.  See below.]

Conclusions

This has been a fun romp through a little dataset. Let’s reiterate some of the conclusions I’ve drawn:

West Campus shows little signs of slowing down

There are sometimes worries that when a part of town allows denser housing, there will be a big bang as all the most likely sites get developed and the ones that remain all have special problems. If that’s the case with West Campus no effects are obvious. New sites come on to the market all the time and there are still surface parking lots or low-rise buildings that are prime targets for redevelopment. We could well see new West Campus buildings account for 50% or more of the undergrad population before long.

The city still requires too much parking

The trend we observed toward fewer and fewer parking spaces being built — and especially the trend toward weighting the unit mix toward parking-light high-bedroom units — tells me that developers are seeing little use and little market for their parking. With Bcycle rideshare taking off on top of the existing walking, biking, and bus routes, most students in West Campus just don’t want or need cars. Eliminating parking minimums would also allow developers to be more creative in other areas, providing different amenities or lower costs.

The city regulates way more private investment than it makes public investment

So far, rebuilding West Campus has been a $1B project, far dwarfing the amount of money the city has spent directly or indirectly on housing development. Most of the time, we don’t think of it as a single “project” because there is no one single coordinating entity controlling what buildings get built in what order. But it was created as a result of a city policy change. Even the smallest changes to city policy, in this case only affecting a single neighborhood, can end up affecting far more private investment than direct municipal spending affects.

[Note from friend-of-the-blog Tyler Stowell:] I’d disagree with one of your points though – my observation is that the higher bed/unit ratio isn’t a way around parking requirements, it’s a cost cutting measure. Bedrooms are cheap and pay rent. Kitchens and bathrooms are expensive and don’t pay rent. Diluting the cost of kitchens/baths over more beds equals higher profit for the developer. And this works in west campus for college students who might’ve lived in Jester last year. Not so much in other markets. The parking is always a target percentage of bedrooms and truly is market driven (eg. my last project the developer wanted to provide a space for 80% of bedrooms). Some projects take the full reduction allowed by UNO, but some go higher.

YIMBY is not left or right but both and neither

~ dankeshet

The YIMBY moment hasn’t exactly arrived in America but it’s on the platform and the train is coming. The framework for political arguments in many City Halls has transformed from “Neighborhood vs Developer” to “YIMBY vs NIMBY.” State Houses like California are being shaken up by YIMBY legislation, both passed and proposed.

The movement’s growth has created a scramble to define where it lies on the broader political spectrum. Various YIMBYs have staked a claim to be the true flagholders for popular local political labels, whether that be “progressive,” “free market,” or other. Opponents have been quick to identify YIMBYism with disliked groups in their local environments, whether that be United Nations Agenda 21 or the Koch brothers.

This ideological mishmash is more than rhetoric. I correspond daily with (or twitter my life away, my wife would say) folks with radically different beliefs about economic systems who nevertheless work together toward a common goal of addressing the housing shortage. It doesn’t feel like an uncomfortable alliance of convenience, but rather a group of friends with different ideas. In a world where we’re constantly reminded of evergrowing ideological divides, how does this movement maintain this hodgepodge? 

Jaap Weel gets to part of the answer here:

YIMBYs believe places should accommodate as many of the people who want to live or work there as they can. This belief is so simple and the need so basic that it can fit into nearly any ideology. Indeed, human beings have been building and designing cities since millennia before Adam Smith or Karl Marx. Rather than saying that YIMBYism is socialist or capitalist, it’s more accurate to say that socialism and capitalism can be YIMBY or not.

A free market YIMBY platform could be “abolish height limits and developers will build more housing to meet market demand.” A socialist YIMBY platform could be “raise property taxes to build public housing.” An environmentalist YIMBY platform looks like SB827 while a social justice YIMBY platforms can focus on ending practices that exclude people from the best jobs or schools. All of these policies share the fundamental assessment that there aren’t enough homes (and/or workplaces, etc) and we need to build more of them, but they accomplish that goal through different mechanisms.

Many YIMBYs are inspired to ideas based on their previous ideas about economic systems (“cut regulations”, “community land ownership”, “better planning”). But further complicating the ideological picture, policies are often judged within YIMBY circles based on their ability to address the housing shortage and not necessarily based on ideological priors. It’s not uncommon to see the same person arguing for different solutions that could be glossed as “socialist”, “planned market”, or “free market.” Some ideas defy easy classification: for example, many YIMBYs believe that transit planning should be pushed to the local government level while land use planning should be pushed to higher levels of government. If you insist on looking at their ideas through a prism of capitalist vs socialist, this would be hopelessly confusing. But if you understand all of these as potential ways to get more people access to the places that they want, it makes sense.

So here’s a challenge: try to, instead of judging whether YIMBY as a whole is more an offshoot of one ideology or another, fully understand what problems it’s trying to solve and how you think those problems would best be solved. 

6 things to like in California’s proposed transit housing law, illustrated by surfing

~ dankeshet

On January 4, California felt two earthquakes. The first was a conventional and thankfully weak earthquake in Berkeley:

The second was a political earthquake, emanating from across the bay in San Francisco:

So, here are six things to like about the transit-oriented development bill that’s making waves in state politics:

1 It acknowledges the state has an interest in land use

Many decisions are better made by cities than states. Where will the next branch library go? Should this park have a splash pad or a lawn? But some problems are too big for one city alone, like intercity transportation. If Austin and San Antonio decide to be connected by a train, Buda, Kyle, San Marcos, or New Braunfels should have input (as the train would go through these cities), but they shouldn’t be given a flat veto. It is up to the state government to help manage this process so that local interests in one city don’t hurt local interests everywhere else.

In California and some other states, housing and land use have become problems with statewide and national implications. Housing prices aren’t just high in San Francisco or Los Angeles or even Berkeley; people unable to find housing in those cities are spilling over to suburbs and exurbs all across the state. Whole companies are looking to other states to set up offices because their workers can’t afford California rents. The greenhouse gases from long commutes affect every person on the planet. When a problem is widespread, the solution needs to be widespread too; cities rules by local interests just doesn’t cut it.

When one city’s rules starts to affect not just themselves but others, it can be time for the state to set in and make rules.

2 It creates fair and impartial rules

Laws made at the local level can take into account local context better than statewide rules can be. But laws made at the state level can better take into account the statewide context. In a drought, we need fair rules so that everybody does their part to conserve water and everybody has access to the water they need. In a statewide housing drought, we need fair rules so that everybody does their part to build housing.

Everybody has to play by the same rules.

3 It forges a link between transit and density

In the sphere of YIMBY and placemaking, the problem in California is a very YIMBYish problem: there aren’t enough homes to go around for all the people who want to live in California’s cities. But the solution that Wiener proposes isn’t just focused on getting people into homes anywhere. By proposing rules for allowing more homes near transit, it creates the chance for cities to use this as an opportunity to make great places for the future, where high-capacity transportation solutions are matched with high-capacity housing solutions.

Transit is great because everybody can ride together.

4 It acknowledges how parking rules can hurt housing

One type of land use rule that’s particularly pernicious is the minimum parking regulation. These rules not only incentivize car use by forcing everybody to pay the price of car storage whether they drive or not, they also cut into the budget (both financially and physically) of new housing. This legislation will stop cities from using these pernicious rules near transit stops and opens the possibility for people to find new ways to live cheaper while using less parking.

Not everywhere is perfect for parking.

5 It helps bridge the gap between people and jobs

The problems of California’s cities aren’t their problems alone. Vast swathes of the state are home to unique industries, from Silicon Valley’s tech economy to Hollywood’s movie industry. Sure, tech jobs exists outside Silicon Valley and movies are filmed all over the world. But place has, if anything, grown more important over the last decades, not less. Young workers looking to break into an industry would do well to show up where the jobs are, and new companies looking to start up would do well to show up where the workers are. Today, though, many people are shut out of these engines of prosperity because they can’t afford to live in Palo Alto, San Francisco, or Los Angeles while they lean the trade. Who knows what great technology or film talent we may cherish tomorrow if only we make room for them today?

Some folks in California’s economy find good jobs and places to live while others are simply couch surfing.

6 It might just save humanity

With the United States federal government oriented away from action against climate change, individual states badly need to step up their game. While trying not to overstate the importance of this bill, the fate of the entire human race might depends on our ability to transition the United States and our high-emission society into one in which we can get around more efficiently.

If we don’t address climate change, there’s a wave heading our way that California — and humanity — might not be able to ride out.

So congratulations to Senator Scott Wiener! You brought a proposal that deals with the scale of the problems your state and this country are experiencing, and you may have changed the conversation on housing for good.

Words by Dan Keshet. Gif selection by Susan Somers.