downtown austin

New Office Tower On Congress Ave?

Jude Galligan | June 28, 2010 |

909 Congress Ave - massing view showing interplay with view corridors

Jacob Dirr, with the ABJ, is reporting on a new office tower being planned for Congress Ave.

A 16-story, 88,000-square-foot office tower is being planned for the 900 block of Congress Avenue, a site currently occupied by three vacant buildings, according to city documents.

Located directly across from Little City, the derelict structures have been sporting plywood facades for years, and have been a general blight on downtown Austin. My understanding of these properties was that there was tension amongst the ownership that inhibited combining all three into a develop-able tower, until recently. According to the article, the developer, Dalton Wallace, will restore the facades as part of the building.

From the applicant’s presentation to the Design Commission…

909 Congress is a mixed use office and retail project located mid‐block on the east side of the 900 block of Congress Ave. The site measures 69’ x 160’ and is composed of three lots 907, 909 and 911 Congress, zoned CBD‐H and the allowable FAR is 88,000sf. The project will consist of retail at the ground floor along Congress with one level of parking below grade and seven levels of parking above grade plus eight levels of office space. We will be restoring the three historic two‐story building facades and setting the tower back 10’ above the historic buildings. We will also be respecting the Capital View Corridor along Congress with an additional setback and remain under the Capital Dominance Cone height restriction. The parking access will be from the alley behind the site and will be serviced by two automobile elevators and valet staff. The above ground parking will be screened from view. The building will be located between two larger office buildings at 919 Congress and 823 Congress.

Boardwalk Public Briefing

Jude Galligan | June 21, 2010 |

There’s lots of discussion and unanswered questions about the proposed Boardwalk in Lady Bird Lake. This is your chance to become more informed. June 22, 2010 – Parks and Recreation Board, in the Boards & Commissions Room (1011), City Hall, 301 W. 2nd St. beginning at 6:00 p.m.

5 MAJOR ISSUES OF CONCERN ABOUT THE “BOARDWALK” PROJECT

Fred Schmidt | June 18, 2010 |

Part 2 of 2 Parts (click here to read Part 1 – The Overview of the project and its design)

1. It is not a “boardwalk”. Look closely. It is an elevated concrete human highway. 14-feet wide, 6-feet above the water, up to 70 feet out from shore. Built of concrete and steel. Out over the open waters of our beautiful and naturally pristine lake/river.

Existing LBL Trail in front of Hyatt Hotel

2. Cheaper alternatives exist. Either fully on land, closer to land, or a combination of both. With specifications that start with the minimum specs of the existing Trail: the Hyatt Regency segment, 5 to 6 feet wide, between the First Street and Congress Avenue bridges. This CAN be built across nearly the entire 1.2 mile stretch. For far less cost. However the necessary analysis and conceptual design work has never been done. The necessary conversations have never been had.

3. The “full project cost” could actually be over $20 million. Nearly $4.3 million has already been allocated toward consultants and design over the past two years out of existing city budgets of which $2.4 million has been spent or obligated to date. Plus the $16 million more now sought for construction. All for 1.2 miles of roadway. This road should be paved with gold.

Existing LBL Trail pedestrian crossing over Longhorn Dam

4. This project does not “complete” the trail gap. It will lead users east along the shoreline to the Longhorn Dam. That dam has a narrow and dangerous sidewalk crossing – where two strollers can barely pass each other over the Dam – alongside heavy traffic flow on Pleasant Valley Road. Clearly a “Pfluger-style” pedestrian bridge needs to be built parallel to the west side of the dam. A very expensive bridge. Then there is another “gap” on the North Shore around the former Holly Power Plant. Those segments? Not addressed.

5. The cleverly packaged and named “Boardwalk” is itself a hazardous solution for the need it is trying to fill and the improved safety it is attempting to yield. True, the existing sidewalk-based trail routing along Riverside Drive has a challenging crossing at IH-35 and some close proximity to road traffic. Interestingly, though, no ped-bike-vehicle accidents statistics have ever been produced. Folks know they must be very careful getting through there. But the 14-foot wide Boardwalk over-design intentionally promotes high-speed, two-abreast, bicycle traffic…in two directions…out over the open river waters…in direct conflict with pedestrians, strollers, wheelchairs, dog-walkers, and others who would also be on the same pathway. There is nowhere to jump out of the way of danger. There is no easy way to reach injured parties. There is no shade out in the open water.

Some folks have been asking how this project came to be? Good question. Please read on…

Friday June 25th: I-35 Makeover Groundbreaking Ceremony

Jude Galligan | June 17, 2010 |

PROJECT BACKGROUND & FACT SHEET

In 2004, a diverse group of citizens, businesses, and neighborhood leaders formed the I-35 Makeover Coalition to help transform this area into a public asset. They began working for a safe, clean and attractive gateway reconnecting downtown to East Austin. This area was a broad boulevard called Eastside Drive until postwar era, when IH-35 was built over it in a series of elevated and buried sections.

The Makeover Coalition provided the support necessary to improve this connection between downtown and the east side of Austin. The coalition obtained a grant of $250,000 from Keep Austin Beautiful (KAB) to help fund the landscape portion.

City Council approved two funding sources for this project. They first approved a resolution in March, 2005 explicitly supporting the use of parking revenue from the City-managed IH-35 parking lots for the IH-35 Makeover Project. In March of 2007, City Council passed a resolution setting aside $1.5 million to be provided by the future issuance of non-tax supported certificates of obligation.

These funding sources have allowed the City to move forward with the IH-35 Makeover Project, which will include reconstructing the parking lot areas, with curb and gutters to improve drainage in the area. The concrete will be cleaned, signs removed and replaced, and specialty lighting fixtures will enhance the safety, comfort, and aesthetics of the area.

The lighting project will be done through the City’s Art in Public Places Program and will be programmed LED lights in arches over the parking lots. A computer-generated illumination will create a show as well as create safe lighting.

The project is expected to start in June and take approximately seven months, at which time TXDot will begin the landscape improvements funded through the KAB grant.

More of DAB’s coverage of the I-35 Makeover

A Concrete Human Highway IN Our River? No. YES! And Why You Oughtta Care

Fred Schmidt | June 16, 2010 |

Part 1 of 2 Parts – The Overview

If you browsed the Austin American-Statesman or Austin Business Journal yesterday, no doubt you saw the headlines:

“$16 million boardwalk leads Austin bond proposal. City releases draft list of $84.8 million in transportation projects for possible November election.” (AAS)

“City unveils $85M bond package” (ABJ)

At first glance, it might sound like an appealing proposition, this Boardwalk project. What’s not to like?

The term “boardwalk” itself conjures up images of a pretty little wooden footbridge traversing burbling creeks and meandering through soggy sections of beautiful dense forest. It’s a project of the Parks Department, and we all do love our parks, yes?

Finding a way to “extend” Downtown Austin’s wonderful riverfront hike-bike path through one of the sections where it currently follows a narrow sidewalk along a busy road, Riverside Drive — well, that sounds like a no-brainer, too, right? At least to those of us who frequent the Town Lake Trail multiple times a week.

(Sidenote for those of you paying attention: City Council changed the name of the urban portion of the river from Town Lake to Lady Bird Lake after the former First Lady and Trail Founder passed away in 2007. The name of “the simple walking path along the shore” that she envisioned back in 1971 is still called the Town Lake Trail in Parks Department materials. Hard to tell what to properly call it.)

And $85 million, though it’s a big number for a still-sluggish economic recovery, nevertheless is a comparatively small chunk of change when you apply that spend against a truckload of “transportation projects”. Concrete and asphalt don’t come cheap.

To find the serious problems in this equation I’m afraid there’s no substitute for having to dive into the details. As with so many of life’s problems and issues, that’s where the devil is hiding. Let’s take a look.

First off there’s the topline math. $16 million for a single project — one that is a luxury add and carries no financial ROI with it — out of a total $85 million bonding capacity. That’s almost one-fifth of the total ask! For just one project. According to the ABJ story, the Transportation Department and the Bond Review Task Force were charged with evaluating 500 projects that had to be divided into “A,” “B” and “C” categories.

The “A” list of “highest priority” projects added up to about 45 and still carried an estimated total cost between $2 billion and $3 billion, three to four times the total bonding capacity. Somehow the Boardwalk, in its totality, made it to the further shortened list of “A” projects left standing. What about the other 480 or so projects? What about all the other regions of the city and their transportation, sidewalk, pothole and trail needs?

Then there is the matter of the Boardwalk project itself. While it hasn’t been an entirely secretive endeavor, its details have been less than well publicized or understood by the broad Austin citizenry, that’s for sure. For the past three years, this project has been marching its determined way through the city conceptual and design process, rubber-stamped by two unanimous city councils every step of the way, and fueled by almost $4.3 million in dedicated allocations out of the past couple city budgets. For the past year, that’s been a reported spend rate of about $40,000 per week for consultants, plans and documentation.

Next let’s check out this purported Boardwalk and find out what it’s really made of using the City’s own slides from its presentation decks. The following pictures are quite self-explanatory.

Shock.

Gasp.

Horror.

What?

How can this be?

There are no boards in this boardwalk!

The entire battleship structure is made of concrete and steel!

And it’s out IN the friggin’ river!

And that, friends, is how we end up with something like THIS rather than the “simple walking path along the shore” that Lady Bird Johnson had sought.

Can’t help but wonder: what would she think of all this?

Though about a year out of date now, what information the city has provided on this project can be found here. There is some bare bones stuff there about the proposed routing, construction materials and answers to about 20 FAQs. Check it out.

In Part 2 of this story I’ll tell you about: The Top 5 Issues of Concern about the Boardwalk project.

Finally, in Part 3 we’ll contemplate some other realities about our crown jewel community asset, the Town Lake Trail, that may finally be time to come to grips with: bicycles vs. pedestrians.