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Hello everyone! Welcome to Austin Avengers, a podcast where we will talk about the real issues reshaping our city and the people at the center of it. My name is Noah, and today we’re diving into a conversation that’s long overdue: gentrification in South and East Austin, and how we can actually fight back and slow it down with policy. If you’ve lived in Austin for a while, you’ve seen the change: once-affordable, vibrant neighborhoods are now dotted with luxury highrises and high-end brunch spots. I know I have, I’ve lived in South Austin my entire life. South and East Austin neighborhoods once known for their diversity, creativity, and cultural richness are now barely recognizable. And the people who built that culture? They're being pushed out. Displaced with nowhere to go. - In this introduction, I use my personal experience, inclusive language, and an urgent tone to build credibility and emotionally connect with listeners, setting the stage for a critical conversation about gentrification’s impact on my community.

We need to be brutally honest about what’s happening. Gentrification isn’t just about new coffee shops and cool apartments, it’s about displacement. Families, small businesses, and communities that gave Austin its soul, its entire character, are being pushed out by rising rent and unchecked development. And if we don’t act fast, we’ll lose the very thing that made Austin so special in the first place. - In this part, I use direct, urgent language and strong emotional appeals to emphasize the seriousness of gentrification, challenging listeners to recognize its real consequences and take action before it’s too late.

So here’s what I’m proposing: three clear policies that could help Austin grow without losing its heart. First, we need mandatory affordable housing requirements for new developments. That means every time a developer builds, a portion of those units must be reserved for low- and middle-income residents. Second, we need rent control especially in historically significant neighborhoods that are most at risk in order to protect the culture that they have built over time. And third, we need financial protections for long-standing small businesses, many of which are being priced out of the very communities they helped shape.These aren't radical ideas, they’re common sense. And other cities have done it. The question is: will Austin step up? - In this section, I use a confident and solution-focused tone, supported by clear, practical proposals and rhetorical questions, to persuade the audience that meaningful policy change is both possible and urgently needed in Austin.

This is where my journalist guest from The Daily Texan can weigh in, maybe sharing insight from the UT report or recent coverage on Austin’s affordability crisis. “Joining me now is Diego Hernandez, longtime South Austin resident and journalist from The Daily Texan who has some very useful insights on this topic. Diego, what do you think about the harsh gentrification of East and South Austin, and do you have any opinions on it?” - In this part, I introduce a credible guest speaker to add depth and outside perspective, using their journalistic authority and personal ties to the community to strengthen the conversation’s legitimacy and broaden its appeal.

That really nails it Diego. Gentrification definitely does not affect everyone equally. Studies across the country, and right here in Austin, show that communities of color, especially Black and Latino residents, are hit the hardest. For example, sociologist Jackelyn Hwang’s research from Philadelphia found that Black residents displaced by gentrification were often pushed into even poorer neighborhoods. White residents, meanwhile, had more access to stable, wealthier areas. - In this section, I use expert research and demographic evidence to highlight the racial inequalities of gentrification, appealing to logic and justice to deepen the audience’s understanding of who is most harmed by these changes.

This is the exact situation residents in Austin are facing too. Once again, Austin’s own studies show the same thing: historically Black and Latino neighborhoods, especially in what’s called the “eastern crescent”, are losing their cultural identity at a rapid pace. Additionally, city-funded reports have already warned that without bold policy action, these communities will all disappear altogether, putting Austin’s cultural identity at risk. - In this part, I connect national research to local realities, reinforcing my argument with place-specific evidence and a warning tone to stress the urgency of protecting Austin’s cultural and racial heritage before it’s lost entirely.

Now, some people argue that policies like rent control or affordable housing will scare away developers or hurt the economy. But clearly this is just not true. Cities like New York, San Francisco, and even Portland, have all found ways to balance growth and equity. And Austin? We’re one of the fastest-growing cities in the country. Developers aren’t going to pack up just because they’re asked to build responsibly, making this outcome we are searching for very realistic. In fact, Austin has a real opportunity right now. Lawmakers have been discussing changes like reducing minimum lot sizes and expediting permits in order to build more homes faster. But volume alone obviously won’t fix affordability. If we just build more luxury condos, we’re still excluding the people who actually need housing. That’s why affordability must be baked into every part of every growth. - In this conclusion, I directly address counterarguments with evidence from other cities, using logic and a hopeful yet firm tone to argue that responsible development and equity can coexist, and that Austin has both the momentum and responsibility to lead the way.

And also, let’s not forget about small businesses. They’re more than just storefronts, they’re community anchors. Whether it's a family restaurant, vintage shop, or local music venue, these places are what make Austin Austin. With the right support, grants, tax breaks, public-private partnerships, we can help them survive the tough times gentrification has brought about. - In this part, I appeal to shared values and local pride by emphasizing the cultural importance of small businesses, while offering realistic policy solutions to show that preserving Austin’s unique identity is both necessary and achievable.

Long story short this isn’t about stopping development. It’s about steering it. About making sure that our city grows in a way that respects and includes the people who built it. Because, if we let profit drive everything, we’ll wake up one day in an Austin that’s shiny, new, and completely soulless. So what do we do now? We must act. We must speak up.. We must push city officials and developers to commit to affordable housing, rent protections, and cultural preservation. This isn’t just a housing issue, it’s about equity, identity, and the kind of future we want for Austin. Thanks for listening. I’m Noah, and this has been the Austin Avengers. If this episode resonated with you, share it with a neighbor. Talk about it. Bring it to your next city council meeting. Because protecting Austin starts with you. - In this closing, I use a powerful call to action, emotional appeals, and inclusive language to leave the audience with a sense of urgency and responsibility, framing the fight against gentrification as not just a policy issue but a moral one tied to Austin’s future and identity.

Explain gentrification to pao and asked her for any personal encounters.

Pao talks about her families business that was affected by gentrification.

Explaining how that incident affected our community becasue of the lack of things to already do in the valley. Intro to solution and research to support.

Why CLT are important and beneficial to our community and how they can help more than just one persons business.

How college students can benefit from CLT's and both students and community can come together.

Still talking about the CLT's and benefits

Overall summary of the CLT's and benefits. Restating with more info

Closing words and Thank you to pao for joining and thank you to listeners.

A smaller call to action, a shift in tone, that helps to create an urgent feel, that the start of change begins with the communities.

An introduction to both sides of the fight, one that supports gentrification while the other side that fights against it. This allows us to be more credible as we are not kjust focused on one side, and we acknowledged the other side.

Exigence, as someone who benefits from S.M.A.R.T Housing, I am going to be able to conncet with the issue of higher cost due to gentrification lot more.

The problem, Houston struggles with affordability, and with statistics like these, its easy for the reader to undertsand how much we would need a plan like this

The problem, communities like Third Wards population have dropped tremendously due to many factors, but mainly becasue of high prices that must be fought with the proposed plan.

An article from Change.org put it best: “Change starts with a single action. Every voice can make a difference.” The more people we get talking about SMART housing, the more pressure we can put on lawmakers to push for real changes.". This quote pushes for Ethos as its main source but its also very persuasive as its a call to action for the everyday person that reads this.

What is gentrification? We will define gentrification in summary

What is gentrification? We will give the two main sides of gentrification. How some people see it as a good thing while others a bad thing.

Introduction of both Natalies: Natalie Bueno talks about her recent move to Terrel Texas

What are the two projects about gentrification?: Describe what the anti-displacement toolkit is

What are the two projects about gentrification?: Describe what the forwarddallas 2.0 plan is

What are the two projects about gentrification?: compare the both, discuss which one I think is best

Construction audio

So what is gentrification? It's when wealthier people move into mostly affordable neighborhoods—places with culture, history, community, old buildings. long-time residents—especially if they are low-income—are often pushed out. Small businesses are faced with rising rents. And the people who called that place home for years start to feel that the place is becoming unrecognizable to them

It is personal. Because when your hometown doesn't feel like home anymore, what can you do? But here is the truth - gentrification doesn't have to mean displacement. Other cities have come up with better ways to deal with this. There are ways. So, let's discuss a few of these that could work in Sugar Land. First, inclusionary zoning. This is when developers are required to provide a percentage of new housing as affordable. So yes, build that new apartment complex *but make part of it affordable to people already living in this area.* The second solution is community land trusts. These, nonprofit organizations buy land and then keep the land forever for affordable housing. This way, the land truly stays in the community and housing prices don't go way up.

Third, passive renter control and tenant protections. It is important for the policies to limit the rent increase and also protect tenants from being kicked out unjustly. It is about creating stability and power for renters in a market that is frequently hostile, if not completely one-sided, against them.These are not just concepts: they have been shown to work. One example is Columbia Heights in Washington D.C. A historically African American area and adjacent to Howard University. Columbia Heights experienced extreme disinvestment and damage from the MLK riots, which led to City intervention with renewed investment into the area, with several caveats. In contrast to the former issues with rent disinvestment and tenant displacement, the new investment will incorporate incorporate 1) An additional subway stop, 2) units of affordable housing, and 3) funding for nonprofits to develop affordable housing. To this day, Columbia Heights has kept 20% of housing affordable and former tenants now own their own buildings with tenant protections keeping tenants stable amidst the intensifying growth.

Is it flawless? No. We still have cases of displacement. But it demonstrates what is possible when a city tries to develop without losing sight of who is already present.Sure, there will be some that don't agree. Some landlords will state rent control will affect their income or the housing market. Others will claim zoning restrictions are limiting their development opportunities. Yes, those are legitimate concerns. But what is most important—profits or people?Because when push comes to shove, we are talking about people being pushed away from their communities. Their schools. Their churches. Their memories. Their stories. That isn't "progress"; that is loss.So, imagine watching the neighbourhood you live in disappear in front of your eyes. Not overnight, but little by little—year after year—until it becomes unrecognizable

This is not just a Houston or Sugar Land problem. This is happening everywhere. So I challenge you to take a look at your community. Is this happening where you live? If yes, please consider joining a local organization. Speak up at town halls. Chat to your neighbors. Advocate for the policies that protect the people who made your city what it was. Because the future of our hometowns should belong to everyone, not just the people who can afford to move there.

Intro music, establishes a dramatic tone. --- The pathos aspect of this music makes the listener feel that the podcast is important and substantial.

Hello, my name is Sunny Bell, and welcome to another episode of Keepin' Austin Austin. For those of you new to the podcast, this is a place where people who love Austin's unique qualities think about ideas to keep Austin special, even while it is growing like a weed. --- Ethos is used here to establish both the speaker's and the podcast's credibility. This episode is part of an ongoing series, not just a single occasion. The specialization of the podcast on growth issues. contributes ethos to this episode

As you all know, Austin's population is exploding. We're up 30% in the last 10 years, and we've doubled in the last 20. We're always talking on the podcast about where to put all these people. Today, we're going to talk about one particularly difficult group of newcomers, the wealthy ones. ---- This passage uses logos by quoting concrete numbers. It also uses pathos in making the listener imagine the crowding and perhaps having an emotional reaction to wealthy newcomers.

Many of these folks aren't coming here for the Austin vibe, but are here because a company moved their headquarters here. Many don't have any commitment to Keepin' Austin Austin. They show up here with their East Coast, West Coast money and coastal expectations for housing. --- Pathos is at work here identifying the needs of this group of people as a problem and putting them in a negative light.

There's not enough new housing in upscale areas, and that has caused prices to go sky high. They can't afford the best, and there isn't enough of it anyway. This is too bad for them, but unfortunately, their solution is to move into our traditional neighborhoods, many of them low-income, and try to bring them up to their standards. ---- Logos is demonstrated in this passage, setting the causation for the problem presented.

This is a phenomenon identified by Lori Goodman in her research for the Urban Institute. This, my friends, is called gentrification. This process replaces low-income housing with remodeled, expensive luxury. ---- Ethos is utilized here by reference to scholarly articles. There is some logos as well with the definition of gentrification.

The corner barbershop becomes a little lemon, and the community institutions weather under a flood of half-caffeinated lattes. And worst, the existing residents get squeezed out of their own neighborhood. If we want to keep Austin Austin, we've got to find a way to stop this gentrification. --- Pathos is at work here trying to create the emotion of indignation at the unfairness of gentrification.

Let's welcome our newcomers, but put them where they are happiest, among their peers. Don't get me wrong, if someone new wants to live in a traditional neighborhood and loves it for how it is now, that's great, but let's keep out those who just want to destroy and rebuild. Here at Keepin' Austin Austin, we think we have one solution to this problem. --- This passage introduces the logos of the podcast, generally mentioning the podcast's solution. At the same time, it continues to use pathos to disparage the newcomers. The reference to the authority of the podcast inspires ethos.

Let's creatively use City of Austin zoning to address these issues. We will ask that the Planning Department and the Planning Commission consider these proposals and recommend that the City Council of Austin enact them into law. Our plan has two parts. Logos here introduces the argument.

First, we will change zoning to relax restrictions on development in wealthier areas. We will aim for allowing more luxury, high-rise buildings, speeding the approval process for new construction, and rezoning nearby land to allow for an expansion of the rich areas. Then, we will also use zoning to restrict certain types of development in traditional low-income neighborhoods. --- Logos is used here in adding detail to the proposal.

Specifically, we'd forbid developers from making affordable housing into luxury. Let's talk about what zoning is and how the City can use it to implement these policies. According to Kenton, writing in Investopedia, zoning refers to municipal or local laws and regulations that govern how real property can and cannot be used in certain geographic areas. Ethos is used by referring to the published expert's definition. Logos is used in the further advancement of the proposal.

Kenton goes on to explain that municipalities create a master plan and petition the City into neighborhoods and districts. Different rules will apply to different petitions in order to achieve goals such as creating certain types of living space for residents or promoting economic development. A crude example would be that you can't build an oil refinery in a residential neighborhood, but a more subtle example would be that certain neighborhoods are only for single-family homes with yards, not apartment buildings. --- This passage entirely uses logos to give details of how zoning works to provide a foundation for the proposal.

Turning to the City of Austin specifically, the City is divided into what are called base districts. There are 16 of these, which fall into basic categories such as single-family only or medium-density apartments. However, there are huge complexities within this through the use of what are called overlays --- Logos continues to be used in this passage as the general description of zoning is applied to the City of Austin.

These can get quite specific. For example, there is a Capitol View overlay district, which preserves views of the Capitol Dome by limiting the height of buildings along certain corridors. There are also specific overlays to preserve the character of historic districts, such as Aldrich Place, which is north of the University in the City of Austin. Logos continues to be used as the details of how zoning works in Austin are described.

But in practice, the rules are created and defined by the Planning Commission, a pointed group of volunteers, and the Planning Department, a division of the municipal government. We propose that Austin use overlays to selectively relax housing restrictions in some trendy, wealthy districts. This could include allowing more high-rise buildings, speeding the approval process for new constructions, and rezoning nearby land to make it part of the wealthy areas. --- Logos is further used to give details to the plan. This section also uses Ethos, because the legitimacy of the idea is demonstrated by the speaker's deep knowledge of zoning.

But so that these areas stay desirable, the City can, in effect, require that only new upscale housing be allowed. This can be achieved by, for example, requiring a certain size floor plan for new apartments. Even specific materials for construction and faucets could create more of the type of housing that would attract the wealthy newcomers. -- This section is entirely focused on logos as more details of the proposal are presented.

With more of this housing available, prices would be less likely to spiral out of control. The other part of my proposal is to make novel use of overlays to protect the low-income nature of certain existing traditional neighborhoods. This is turning traditional zoning on its head by using protections normally deployed in the service of the privileged to benefit the underprivileged. --- This section uses further logos to further describe the proposal. In addition, there is an element of ethos involved because the assertion of novelty implies that the speaker has expertise in the subject.

To support my point, Austin already has embraced this approach, in certain ways through the creation of a category called Homestead Preservation Districts, as described by the Mount Bonnell Project. But this has only happened in one place in East Austin, and was narrow in its goals, as described by the City on its website. My proposal aims for the broader use of Homestead Preservation Districts. --- This section entirely relies on logos in describing the context for the proposal.

In this part of my proposal, zoning would be deployed to significantly limit the expansion of housing stock in traditional neighborhoods. By restricting growth, there wouldn't be enough places for the wealthy newcomers to live, even if they wanted to. --- This passage continues to use the logos to describe the proposal and then use logos in another way to make a logical argument to support the proposal.

However, there is a potential pitfall here. Fewer apartments that are harder to find could create scarcity that makes traditional low-income housing more so often, and even more expensive once they are remodeled into luxury. We propose to attack this problem by limiting the ability of developers and new residents to make existing rental units more upscale and desirable. Nothing can be built in Austin without a building permit that describes the work and the cost of the work. The City could set a limit on how much you could spend upgrading apartments and avoid these pitfalls. --- Logos is deployed here to highlight a possible problem and then demonstrate the proposal has a solution. This also invokes this because the speaker is shown to have carefully thought through the implications of the proposal and therefore the speaker has more credibility.

But hey, we know these proposals may not work for a lot of reasons, but let's try to use zoning overlays and building permits to fix this. We here at Keep an Austin Austin are always optimistic that we can keep the vibe, no matter how many people move here. --- This section uses logos in a different way, using logic to describe some reasons why the proposal may not work. Showing that the proposal may not work is using ethos to bolster the credibility of the speaker because she has thought through various scenarios and has a real-world practical approach. It also has pathos in that it tries to affect the emotions of the listener and have them feel upbeat.

This is Sunny Bell, and that's all for this time. Hit that subscribe button so you can be the first to know about the next one. Thank you. --- This conclusion uses ethos to further bolster the speaker's credibility because this podcast is part of a series that is concentrated on topics related to this proposal.

Here, the definition of the term 'gentrification'. While the term has gained generic popularity in modern times, using Whitman's quote, we can assume that urban renewal worked independently wherever there was a city.

Here, the definition of the term 'rhetoric'. We introduce the idea with several of the class' discussion post ideas from the beginning of the year, in response the question "what is rhetoric?". In this case, we hadn't learned the academic definitions yet.

Jodie Nicotra provides the academic definition of 'rhetoric'. In many ways, rhetoric acts in a set of modes- here, one audio, one writing. This annotation is a mode- this audio is another.

Rhetoric surrounding gentrification has becomes outdated- referencing Eliot Tretter's article, we have approached our understanding of rhetoric in the same way for decades. Why shouldn't there be a resurgence?

Gentrification is a long-standing topic of debate, and, as proven in Whitman's writing, one that exists to persist. How can we change something which has continued to persist throughout time, and which acts not only as an antagonist but a catalyst for modern change?

Martin Luther King Jr.'s quote arises from a sermon he made at Columbia University, which presses that change requires action in order to occur.

There are several downsides to organised virality- and many past examples of attempts at virality that didn't work out. Unorganised virality, however, can have it's own downsides. In this case, we aim to find the true benefit of virality.

Virality is good for one thing- making people pay attention. Through attention, discourse is inevitable- meaning that if we approach revitalizing gentrification rhetoric with care, there is potential to increase discourse. Here, we approach these concerns with a proposal with outlined rules to minimise unintentional pain.

We end on closing statements. With our generation of youth, we have the potential to create real change. And, even more so, through methods only our generation are fully familiar with.

Introducing the Nuanced Solution: Community-Focused TOD

Addressing Potential Objections & Conclusion

Thesis: How introducing a bill to protect local businesses from being displaced is a step toward preserving Austin’s history, culture, and community. The part of the podcast emphasizes the importance of supporting local shops while recognizing the value of growth, encouraging listeners to see that both local shops and high-end retailers can coexist. Through a calm and informative tone, I aim to persuade without alienating those who support new development.

Proposal: Encouraging both new and long-time residents to get involved through community-led engagement like petitions and city council meetings. By directly addressing this issue, it invites listeners to see themselves as active participants in change, not just bystanders. My proposal helps engage the audience, especially stakeholders who care about preserving Austin’s local identity while still encouraging growth.

Counterargument: Acknowledging the opposing views shows that concerns about economic growth and development are valid. I'm able to present a balanced argument that respects the perspectives of developers and residents while still reinforcing why local businesses must be included in Austin's growth and development. This counterargument appeals to a wide range of stakeholders from landlords to longtime community members.

Conclusion: Restating my thesis that gentrification is threatening Austin’s cultural identity, and proposing a bill as a solution, serves as a call to action. This shows how the bill could help protect local businesses and preserve the city's culture and image. The conclusion helps the audience understand what’s truly at stake and why it's so important to not only protect these local businesses but also maintain Austin’s culture.

Sharing personal example of the area

Policy recommendations and required backed up by examples from other cities.

East Austin mural “Let’s build a future that includes everyone.”

Introduction music, a calm and chilly vibe that allows the reader to be ready for the podcast

Self intro, who am I, what is this podcast about and what are we talking about in this specific episode

Introduction to the problem, what is gentrification, and that it is a very common issue, first talk about the upside of gentrification, what good does it bring

The downsides of gentrification explain why the problem needs to be solved, because of reasons such as displacement, harm on families, connect to Pathos, as the audience sympathize with residents facing these issues

Present solution, where a Housing Assitance Program is created, to provide stipend for renters qualified, which means they must make wages below a certain point

Discuss prescedence of the solution working, this is a strong expression of Ethos, the prescendence will allow the audience to think the solution's credibility

Explain why it matters to stand up and show support for anti-gentrification efforts, why there needs to be a solution, this acts as a conclusion to the video

Examples of where CLT's have worked before.

Example of a CLT already in Austin.

From a logistical and equality standpoint, CLT's are the solution.

This is about justice for the residents of Austin.

Solution to high rent prices emphasizes that there is hope and audience can help with taking action. Shaw, Jonathan D., Juan G. Restrepo, and Nancy Rodríguez. A Dynamical System Model of Gentrification: Exploring a Simple Rent Control Strategy. arXiv, 17 June 2024, https://arxiv.org/abs/2406.09723.

Study that showed rent control reduced displacement motivates the audience to join the movement. Kholodilin, Konstantin A. "Rent Control Effects through the Lens of Empirical Research." Journal of Housing Economics, vol. 63, Mar. 2024, p. 101983. ScienceDirect, https://doi.org/10.1016/j.jhe.2024.101983.

Drawbacks of rent control creates a sense of credibility as different viewpoints are addressed.

Providing real world applications of rent control and its effects emphasizes the speaker's credibility.

Clear call to action and motivates the audience to help immediately.

Hey everyone. Thanks for being here. Today, I want to discuss something that I find extremely important. We talk about it, it is an issue that has been overlooked, so I am here to change that. Today I will be talking about South Congress Avenue. If you live in Austin or have spent any time around here, you know the area, and you already know it's not just another street. It has always had its own culture. Live music, local artists, taco trucks, vintage stores, families walking around, small businesses that have been there forever.

It's always been one of those places that make a city feel unique, in this case Austin. But lately, it's started to change significantly. You walk down South Congress now and you still see some of the old spots, but they're surrounded by luxury apartments, high-end chain stores, and places clearly designed for tourists. I use a personal and honest tone to connect with people who know Austin, building trust while showing how South Congress has shifted from a unique, local space to something more commercial.

Booe and Lippman state that "The neighborhood's culture is being erased as higher-income people replace working-class residents and as businesses cater more to tourists than locals." And when you walk down South Congress now, you can see exactly what they're talking about. You still hear music, you still see some color, but the feeling has shifted. It has become more commercial. It's essential to note that change itself is not the enemy. Cities are always going to evolve. People move, businesses open and close, and development happens. But the question is who that change is for. Is it for the people who already live there? Or is it just for outsiders with more money?

Right now, the way things are going, it's clear that the changes on South Congress are not really being made with long-term residents in mind.And the reason this matters isn't just because it's unfair. It also damages the city's identity. Austin is known for its creativity and its culture, I bring in outside sources and personal observation to show that the changes on South Congress are not just physical but cultural, and I ask who these changes are really serving to make it clear that the city's growth is coming at the cost of its identity and longtime residents.

Those opposed to rent control argue that it discourages developers or leads to poorer housing conditions. However, that's not necessarily true if the policy is well-designed and effectively enforced. As Dorazio at the Center for American Progress explains, “Localized rent control efforts can help reduce displacement without halting all new development.” So it's not either-or. We can have growth and still protect residents. Rent control helps people stay. That's what matters. But even rent control won't solve everything. That's why we also need anti-displacement policies.

That means creating programs that support local business owners, especially those who've been serving the community for years. It also means protecting homeowners from rising property taxes, offering grants to renters, and ensuring tenants are aware of their rights. To put this into perspective, I respond to common counterarguments with evidence and logic, showing that rent control can work alongside development, and I expand the solution by pushing for anti-displacement policies that focus on protecting the people and businesses who make the community feel like home.