|
And on that note, we’re in the home stretch. Thanks to the community advocates that showed up to speak in support of the New Bern Avenue Transit Overlay District Rezoning. Approximately 30 speakers spoke in support and roughly the same number spoke in opposition. Anyone familiar with these kinds of issues understands what an achievement getting that many people to speak in favor of a proposed land use change is. Council voted to approve the companion Comprehensive Plan Amendments and appears close to deciding on the New Bern Avenue Transit Overlay District Rezoning. Usually, Council would put a complex case like this into committee. However, with the election approaching, it appears Council decided to keep the TOD Rezoning on the table and will continue deliberating on the TOD Rezoning March 5, 2024. Based on comments made by Councilor Harrison in her recent newsletter, Council may be leaning toward approving just the Transit Overlay District, without any increase in the allowable underlying residential density until after new affordable housing programs are designed, funded and implemented. If that’s what ultimately happens, it could accelerate the displacement that has been occurring over the last decade, particularly now that the New Bern Avenue BRT is under construction. If it’s not politically feasible to approve the New Bern TOD Rezoning as proposed, then council should at least upzone all non-residential property within the corridor. Increasing residential density and providing enhanced housing support for current residents are not mutually exclusive. Council should do both immediately. One need only look to this 2019 New York Times article about displacement in Raleigh to understand what this “TOD Light” approach will do. The Richmond Fed released a policy brief this month that reinforces the idea that cities need more permissive regulatory environments to produces housing rapidly in order to slow the pace of housing cost increases. While Councilors are no doubt genuine in their concerns about displacement and gentrification, they are mistaken to suggest that delaying the upzoning portion of the TOD Rezoning will reduce displacement pressures. At a minimum, Council should approve the TOD Rezoning to permit higher residential density on all non-residential property. This will minimize impacts on existing neighborhoods, while still encouraging diverse residential housing options at varied price points along the BRTI corridor. The resulting increase in residential density will also better support the operation and maintenance of the New Bern Bus Rapid Transit Line. Need further evidence? Here’s what the Pew Charitable Trust’s Housing Policy Project had to say about the land use reforms Minneapolis used to address its mismatch between housing demand and supply. And here’s what the Urban Institute says about the topic: “America has a Housing Shortage. Zoning Changes Near Transit Could Help.” Please continue reaching out to City Council directly to express your support for the TOD Rezoning. If Council doesn’t vote on the TOD Rezoning on March 5, it’s likely to vote very soon thereafter to avoid turning it into an election issue this Fall. Email City Council at citycouncilmembers@raleighnc.gov and let them know you support the New Bern TOD rezoning. Meet with the City Councilors individually to express your support. You can find each Council member's official email address here. Eric Braun, Founder
|
