by Brandon Formby, The Texas Tribune
The city council is slated to discuss a new University of Texas at Austin study that identifies neighborhoods where redevelopment threatens to push out existing residents.
Revitalized neighborhoods surrounding Austin’s urban core provide affluent residents more housing options closer to downtown, increase developers’ profits and fetch city hall additional property tax revenue.
But all that infill redevelopment is also pushing the city’s low-income residents, who are often people of color, farther from the jobs and public services that help people climb the socioeconomic ladder.
That’s one of several conclusions from “Uprooted,” a University of Texas at Austin report on residential displacement that is scheduled to be presented to the Austin City Council on Tuesday.
“Absent major interventions by the City of Austin and other stakeholders, these residents—who are largely low-income persons of color—will be pushed out farther away from opportunity and dislocated from their communities,” the report says. “In the process, neighborhoods that have historically been home to African-American and Hispanic residents will lose their cultural character and become enclaves for largely white and wealthier residents.”
The council commissioned the report last year as the city, like many in the United States, grapples with several factors fueling housing unaffordability. The report focuses on gentrification, which generally refers to redevelopment that attracts residents with higher incomes and educations in such large numbers that property costs increase and the physical and cultural attributes of a neighborhood change.
“While there is disagreement about the potential benefits of rising property values and building upgrades and who receives these benefits, there is broad consensus that displacement is an undesirable side effect,” the report says.
Fred McGhee, a historical archaeologist and community activist, has seen the displacement of residents in the the city’s Montopolis neighborhood as the East Riverside Drive corridor has redeveloped in recent years. He said the historically low-income neighborhood has transformed as developers built housing for higher-income newcomers.
“They’re young, they’re professional, they’re clearly here to work in tech,” he said. “They’re here to make a real estate investment. They’re not interested in playing a role in the community.”
That neighborhood is one of several areas highlighted in Tuesday’s report, which was compiled by three professors in the UT architecture school’s Center for Sustainable Development and UT law school’s Entrepreneurship and Community Development Clinic. Along with the report, the authors on Tuesday also unveiled interactive maps that identify areas that are experiencing or are vulnerable to gentrification. The neighborhoods identified largely fall in an area dubbed the “eastern crescent,” which starts north of the UT campus along U.S. Highway 183, runs east of Interstate 35 and arcs back toward neighborhoods south of downtown.
Three council members whose districts include the areas identified as vulnerable to gentrification — Greg Casar, Ora Houston and Pio Renteria — could not be reached for comment Monday. Officials with the Greater Austin Black Chamber of Commerce, the Austin chapter of the League of United Latin American Citizens and Friends of Austin Neighborhoods also could not be reached.
The study comes weeks after Austin City Council hit the pause button on an attempted overhaul of Austin’s land-use regulations, an initiative called CodeNEXT. One of its goals was stemming the city’s rising housing costs.
Tuesday’s report from UT identifies several policies and programs meant to minimize displacement of low-income and existing residents from gentrifying neighborhoods. But UT School of Law clinical professor Heather Way, one of the authors, said the most successful initiatives will likely be neighborhood specific. And, she said, the study is not intended to be a “rehash” of CodeNEXT.
“There’s no cookie cutter solutions,” she said.
The study does highlight ways in which the Texas Legislature has contributed to housing unaffordability with laws that block cities from implementing policies and programs available in other states.
Disclosure: The University of Texas at Austin has been a financial supporter of The Texas Tribune, a nonprofit, nonpartisan news organization that is funded in part by donations from members, foundations and corporate sponsors. Financial supporters play no role in the Tribune’s journalism. Find a complete list of them here.
The Texas Tribune is a nonprofit, nonpartisan media organization that informs Texans — and engages with them — about public policy, politics, government and statewide issues.