09-18-2022, 09:41 PM
(09-18-2022, 07:52 PM)bravado Wrote: This is an open-ended thought experiment/question: If the zoning were more amenable to the missing middle, what policies would need to be in place to make it a more attractive investment for developers? It's currently clear that developers see value in big new SFH/townhouse subdivisions and also in tall condos. Not much else in the middle.
I think zoning allowing it would go a long way. If somebody is developing a huge tower, the costs of going through the rezoning process, possibly including an OLT appeal, are a small fraction of the total budget. Somebody wanting to modify zoning to the same extent to build a triplex, however, won’t be able to justify the expense. Although I’m sure that a large and complicated project will have higher re-zoning costs than a small one, I believe some of the fees are flat rate and I doubt that even the more variable costs go up proportionately.
On some level, I don’t really care that much. Step 1 is, stop digging: eliminate all parking minima, allow apartment buildings up to 4 stories in all residential zones, and allow office and residential above all retail units. Then see how much of a problem there still is.