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Housing panelists examine what's worked in Austin, and across Texas – Austin Monitor

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Housing panelists examine what's worked in Austin, and across Texas – Austin Monitor


Photo by city of Austin

Wednesday, March 12, 2025 by Chad Swiatecki

At a South by Southwest panel discussion last week on housing policies in Texas, City Council Member Natasha Harper-Madison shared possible new components of the “agrihood” housing-plus-agriculture approach she championed last year.

While sharing her views on steps the city has taken in recent years to address affordability concerns around housing, Harper-Madison talked about the possibility of allowing a wide-open “rogue zoning” classification to housing around small agricultural parcels. From prefabricated housing and trailers to multifamily projects, she said the removal of most regulations on housing types would make the projects attractive to builders who want to do business in Austin’s healthy real estate market.

“You can have trailers, you can have manufactured homes, you can have multifamily, you can have single-family, whatever you want. Just rogue zoning in this particular area, this designated area, to see how it works,” she said during the panel discussion organized by Realtor.com. “For no other reason than because we are so deeply invested in our innovative tendencies and because some of our capital is in our humans. Why don’t we try it and pilot it and see if it works?”

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During the event, Harper-Madison discussed another possible policy she’d like to enact before her term expires: creating an onboarding program for new Council members, including a pre-hired temporary staff so the newly elected leaders can become more effective at land use and other policy requirements more quickly. Learning how to operate those “levers of power” faster, she said, would make it easier to enact change that is needed for the city to keep up with growth and demands coming from all sides.

Panelist Felicity Maxwell, executive director of Texans for Housing, said officials across Texas and at the state level are looking at how to emulate some of Austin’s recent actions related to zoning, including the Affordability Unlocked initiative, which was intended to remove many of the bureaucratic steps that made affordable housing too expensive to pursue profitably.

“The idea was essentially that we should loosen all the regulations that we normally have for housing projects related to affordable housing, and that just makes common sense,” she said. “If you’re doing affordable housing at a certain percentage, you get the constraints that we would normally put on some of these projects are lifted. That move was related to parking and setbacks and a number of things so we could also use our affordable housing bond dollars more efficiently. We were so lucky … our Council as well as all the community members really support affordable housing and have twice gone out for big bonds and supported that development.”

Harper-Madison said the gradual steps the city has taken around housing and zoning requirements in the aftermath of the abandoned CodeNEXT overhaul have been effective, even if it took the city far too long to revise its building code.

“What we did was we got creative, and the creativity was piecemealing Land Development Code changes that would allow for more development in the city in a way that transcended political parties,” she said. “Austin is one of the most economically segregated cities in the country. It transcended economics. It just makes sense the way that we’re doing things currently. I’d say we got a long way to go, but we’re moving in the direction of having the general public be able to speak the same language.”

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Panelist Sara Bronin, president and CEO of the National Zoning Atlas, said Austin’s substantial reduction in minimum lot sizes to encourage infill development is supported by her organization’s analysis of most zoning policies and building codes across the country.

“If you don’t have a minimum lot size requirement in your zoning code or if you have a very small, let’s say a quarter acre or smaller, that’s a good thing because what it says is that you can build a house in a small lot. That’s a good thing for affordability. So overall in Texas, we do see a different approach to land use regulation,” she said.

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Austin, TX

Texas ban on selling smokable cannabis takes effect March 31

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Texas ban on selling smokable cannabis takes effect March 31


Smokable cannabis products must be removed from Texas stores by the end of the month under new rules adopted by the state’s health department.

Virtually all edible hemp products will still be allowed with stricter packaging and testing requirements. But sharply higher fees on retailers and manufacturers, while lower than initially proposed, could lead to more expensive products or force some companies out of business.

The sweeping regulations for the state’s hemp industry were first recommended in December. They were created based on an executive order issued by Gov. Greg Abbott after the Texas Legislature couldn’t agree whether to regulate THC products more strictly or ban them entirely.

Last week, the Texas Department of State Health Services adopted its final version of the rules and said they would take effect March 31.

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The new regulations effectively ban the sale of smokable hemp and extracts by changing how DSHS measures Delta-9 THC, the primary psychoactive ingredient in cannabis.

Michael Minasi

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KUT News

Live resins and rosins extracted from cannabis, such as these sold at Austin’s ATX Organics, have become popular in part because they’re faster acting and easier to dose than edible hemp products.

Under the state’s 2019 hemp law, cannabis with no more than 0.3% Delta-9 by dry weight is considered legal hemp.

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The adopted DSHS regulation includes a new “total THC” rule, which counts a cannabis compound known as THCA in the Delta-9 calculation. THCA converts to Delta-9 when heated or smoked, which is why a product known as THCA flower has become widely popular in Texas.

During the public comment period, hundreds of people told DSHS they oppose counting THCA as Delta-9. THCA is not explicitly banned by state or federal law.

In its response, DSHS said the “total THC” policy follows existing state and federal regulations, which are the rules written by government employees tasked with interpreting law.

The Texas Agriculture Commission adopted regulations in 2020 requiring that tests account for the potential conversion of THCA to Delta-9. The U.S. Department of Agriculture proposed a similar rule on the last day of President Trump’s first term. The rule was adopted two months later by the Biden administration.

The state’s new hemp regulations slash a proposed 10,000% increase in the annual fees charged to retailers and manufacturers of what Texas calls “consumable hemp products.” But the adopted fees — $5,000 per year for each retail location and $10,000 per year for each manufacturing facility — are still 33 and 40 times higher, respectively, than existing levies.

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More than 9,100 retail locations in Texas are registered to sell consumable hemp products, according to state health records.

Smoke ATX off of West Slaughter Lane pictured on Monday, July 21, 2025, in Austin.

Michael Minasi

/

KUT News

Smoke ATX off of West Slaughter Lane is among 9,100 locations registered with the state to sell hemp products. The annual fee for hemp retailers will increase from $150 per location to $5,000 under the new rules adopted by DSHS.

Some retailers say the fees are still crippling, especially coupled with the new prohibition on smokable products.

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“It’s a high rate, but it would still be feasible, but then we come into the [THCA] regulations,” said Estella Castro, owner of the hemp store Austin Cannabis Co. “If you don’t have the flower, and the flower is going off completely, I don’t think you’re going to have the $5,000.”

Castro said smokable products account for about 40% of her sales.

Cannabis advocates say they are glad to see new product recall standards and a process to track consumer complaints, but they believe high licensing fees and a ban on flowers and extracts will power up the unregulated market.

“We know that consumers will be able to still acquire these products either from out of state operators who are not restricted by DSHS regulations or from the illicit market, which causes the most concern for us,” said Heather Fazio, who leads the Texas Cannabis Policy Center. “The illicit market doesn’t have age restrictions. It doesn’t have safety mechanisms and consumer protection.”

The new DSHS rules only affect the manufacture, distribution and sale of hemp products. They don’t affect state law allowing for possession of them.

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Mark Bordas, head of the Texas Hemp Business Council, compared the $10,000 fee annual on hemp manufacturing facilities to the Texas Alcoholic Beverage Commission’s fee on distillers: $3,000 every two years.

“Our concern is some of these measures are so draconian that you are going to drive people out of the business and then folks’ access to the products,” Bordas said. “Invariably, we’re going to have to bring forth a [lawsuit], and the state has to defend what it’s done, and that’s taxpayer money, and it’s a waste.”





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Austin, TX

3 Top Texas Longhorn Recruiting Targets Were Blown Away By Their Visits to Austin

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3 Top Texas Longhorn Recruiting Targets Were Blown Away By Their Visits to Austin


The Texas Longhorns continue to do everything they can to better their team for the future, including dominating on the recruiting trail with some of the most sought-after prospects in the country.

Their latest installment comes after extending offers to offensive lineman Ty McCurry and Jayden Thompson, while also leaving a favorable impression on premier recruit Brayson Robinson.

As they continue to make a push for another top-10 class under head coach Steve Sarkisian, the Longhorns made a staunch impression on three of their top targets for the 2028 cycle.

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Forty Acres Stands Out

Texas Longhorns defensive back Kobe Black (6) and teammates react after making an interception during the second half against the Texas A&M Aggies at Darrell K Royal-Texas Memorial Stadium. | Scott Wachter-Imagn Images
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The Longhorns continue to make a push on the recruiting trail, hosting some premier targets on the first day of spring camp, and extending offers to McCurry and Thompson. Both players were impressed with what they saw, not just on the football field, either, but from the Forty Acres as well.

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“They said I’m their top guy and that they want me back out for a visit soon. “McCurry tells me of his conversations with the Longhorns before continuing on where they stand in his rankings. “I’ve loved the past two times I’ve been in Austin to check out the Longhorns and can 100 percent see them being a contender in my commitment down the line.”

McCurry was a Sports Illustrated freshman All-American and currently stands at 6-foot-6 and 270 pounds, currently holding 11 offers with many of them coming from the Lone Star State. The other offer from the first day of practice went to Jayden Thompson, number 15-ranked offensive tackle in the 2028 class according to 247Sports.

“My conversations with the coaches went very well, they were all very inviting and helpful,” Thompson told Texas Longhorns On SI of the Longhorns staff. “If I had one takeaway, it would be the tour of not just the football part of the school, but the campus as well.”

Another target for the 2028 cycle is Brayson Robinson, an edge defender out of Mavel, Texas. While he didn’t receive an offer yet, he has quickly garnered interest with some of the top programs in the country. The Arizona State Sun Devils and Alabama Crimson Tide have been on him mainly, but he’s hearing from a lot of schools, including the Longhorns, who impressed him.

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“It went amazing and I like how every coach introduced themselves to my family and me,” Robinson told Texas Longhorns On SI about his visit. “I also love the culture.”

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With still a while to go until the 2028 cycle becomes the forefront on the recruiting trail, Sarkisian and his staff continue to set themselves up to be at the top of the conversations regarding the premier talent on their target board.



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Severe storms possible in Austin midweek. Here’s what to expect and timings.

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Severe storms possible in Austin midweek. Here’s what to expect and timings.


So far this month, Austin’s main weather observation site at Camp Mabry has recorded 0.7 inch of rain, but the year overall has been dry. Since Jan. 1, we’ve recorded just over 2.5 inches of rainfall, which is about 2.75 inches below normal at this point in the year.

While the weekend rain wasn’t exactly a drought-buster, we can still keep our hopes high — or, in the words of a classic infomercial: “But wait … there’s more!” 

Morning: We’ll wake early Tuesday under dark and cloudy skies, as the sun doesn’t rise in Austin until 7:46 a.m. because of daylight saving time. Temperatures will be near 70 degrees, but don’t expect the same foggy start we saw Monday. Winds will be a bit gusty out of the south, which will help keep the low-level moisture mixed and prevent it from settling in and creating a layer of fog. 

Midday: Sprinkles or light showers are possible through midday, but the heavier rainfall will hold off during the morning. The upper-level low pressure system approaching from the west will help produce active weather across West Texas during the first half of Tuesday. 

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Afternoon: However, across Central Texas an atmospheric lid, known as a capping inversion, will remain in place until surface temperatures warm up enough for rising air to break through the “cap.” Once that happens, the atmosphere will gradually destabilize through the afternoon and evening, allowing rain and thunderstorms to develop.

Breezy south winds will continue throughout the day, with gusts up to 25 mph. Afternoon temperatures are expected to climb into the upper 70s and lower 80s.

Once the cold front transits east of Austin on Wednesday, drier and cooler weather will settle in for the rest of the work week before 80-degree afternoon temperatures reemerge next weekend.



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