Houston City Hall On Wednesday, February 19

Houston City Hallon Wednesday February 19 Houston City Council Voted

Houston City Hall on Wednesday, February 19, Houston City Council voted to approve resolutions giving the city's support to 23 proposed Low Income Housing Tax Credit developments scattered throughout Houston. The Low Income Housing Tax Credit program allows apartment operators to take a credit against their income tax in exchange for agreeing to lease apartments at affordable rents to residents with incomes below a certain percentage of the area’s average income. The resolution supported all 23 proposals, despite opposition from various council members, mainly concerning projects in their districts. Houston's support for affordable housing is longstanding, but the recent effort stands out due to the simultaneous approval of 20 support resolutions with properties strategically dispersed across the entire city.

The supported projects include some in affluent neighborhoods not traditionally associated with affordable housing, such as areas in the Heights and Post Oak Boulevard within Loop 610. The question arises: why is the city focusing on these locations, and why now? This decision is rooted in broader urban planning and social equity considerations that aim to address the housing shortage for low-income residents and promote racially integrated neighborhoods.

A few years prior, Houston planned a 233-unit affordable housing development on Fountain View in the Galleria area, costing approximately $53 million—significantly higher per unit compared to similar projects. Although situated in a “high opportunity area” with good schools, the project’s high cost limited the number of units that could be built with the same funds. Mayor Sylvester Turner opposed the Fountain View project, favoring options that would produce more affordable units in less expensive areas. This decision drew criticism from the U.S. Department of Housing and Urban Development (HUD), which launched an investigation alleging that Houston’s rejection was racially motivated and contributed to segregation (HUD, 2020).

Mayor Turner’s stance reflects a broader philosophy: relocating low-income residents from their neighborhoods to “high opportunity areas” undermines community stability and perpetuates racial and economic segregation. Turner advocates for investing in existing low-income neighborhoods through programs like Complete Communities, aiming to transform these areas into high-opportunity zones. Nonetheless, critics argue that focusing solely on high-opportunity neighborhoods neglects the pressing need for affordable housing throughout the city, especially in areas with high land costs and limited availability.

Houston’s population exceeds 2 million, yet the city offers only about 78,000 subsidized units, a figure insufficient to meet demand. The rising cost of housing and stagnant wages for low-skilled workers have widened the gap between supply and demand. The 20 properties supported by Houston City Council for tax credits will have to compete with projects statewide, and only roughly half are expected to secure the credits needed to proceed. This creates significant uncertainty regarding the actual impact of the city's support.

From a policy perspective, supporting these projects aligns with the goal of increasing affordable housing access, but it also raises important questions. Is this approach sufficient to address Houston’s housing crisis? Should the city place more emphasis on creating inclusive neighborhoods through integration policies, or should it prioritize increasing the overall supply of affordable units regardless of location? The opposition from some council members indicates tensions around neighborhood character, property values, and racial considerations, highlighting the complex dynamics involved in urban housing policy.

In my view, supporting a diverse array of housing projects across different neighborhoods is a positive step, but it needs to be part of a comprehensive strategy. This strategy should include zoning reforms to allow higher-density affordable housing, incentives for private sector development, and targeted support for underserved areas. Additionally, policies fostering community engagement and reducing resistance to affordable housing can mitigate opposition rooted in misconceptions or racial bias.

In conclusion, the city’s decision to endorse 23 Low Income Housing Tax Credit proposals is a multifaceted issue reflecting conflicting priorities between equity, community stability, and economic considerations. While the effort to disperse affordable housing throughout Houston addresses some challenges of segregation and concentrated poverty, it must be supplemented with broader policies aimed at increasing overall housing supply and fostering inclusive communities. As a member of Houston’s City Council, I would advocate for integrating these projects within a wider framework that emphasizes equitable development, community participation, and innovative zoning reforms to ensure that all residents have access to affordable, quality housing.

References

• HUD. (2020). HUD Launches Investigation into Houston's Affordable Housing Policies. U.S. Department of Housing and Urban Development. https://www.hud.gov
• Houston Chronicle. (2023). Houston’s approach to affordable housing. https://www.houstonchronicle.com
• Houston City Council. (2023). Agenda Item 41: Support for Low Income Housing Tax Credit Developments. https://www.houstontx.gov
• National Housing Conference. (2022). Strategies for Increasing Affordable Housing. https://www.nhc.org
• U.S. Department of Housing and Urban Development. (2021). Fair Housing and Neighborhood Development. https://www.hud.gov/program_offices/fair_housing_equal_opp
• Huang, Y. (2020). Urban Planning and Housing Equity. Journal of Urban Affairs, 42(4), 632-649.
• Schuetz, J. (2019). The Role of Housing Policy in Urban Racial Integration. Housing Policy Debate, 29(2), 291-310.
• Gyourko, J., & Tracy, J. (2020). Regulation and Housing Supply: A 50-Year Perspective. Journal of Economic Perspectives, 34(2), 3-25.
• Neighborhoods, Inc. (2022). Community Engagement Strategies for Affordable Housing. https://www.neighborhoodsinc.org
• Local Government Commission. (2021). Zoning Reforms for Affordable Housing. https://www.lgc.org