urban planning

Becoming a model urban neighborhood: what does Downtown Austin need?

Jude Galligan | February 15, 2009 |

Each day this week I am serving up one item, with non-politically correct candor, that Downtown Austin needs to become a model of re-urbanization, as I see it.

Politicians love to talk, form task forces, and spend time doing everything except for making decisions as they are needed. So, this is an appeal to Downtown Austin stakeholders that know how to get things done: the residents, developers, retailers, and land owners.

I want a Super Target on Congress Ave.

Yes, it’s known as a big box store and is identified with sprawl. It doesn’t need to be that way! Retailers like H-E-B and WalMart are sophisticated enough to design stores that work as urban infill or adaptive reuse projects. A large destination store that has groceries and products that people need [and can afford] on a regular basis would be amazingly successful.

Remember that rendering produced by Stratus for the Seaholm redevelopment which depicted a multi-story H-E-B? That was inspired.

Downtown Austin landlords with retail space should begin to focus less on luxury goods and more on “liveability” goods. I don’t want to see more boutiques. I don’t want to see more salons. I don’t want to see more bars/lounges. These are all fine, except they serve a very limited audience. The next wave of successful retail in Downtown Austin will be for products that people need and can afford to purchase.

The Tragedy of Suburbia

Jude Galligan | February 7, 2009 |

In this video, James Howard Kunstler tells you why suburbia hasn’t been delivering on what it’s been promising: a respite from the industrial city.

The automobile created the opportunity to own a “country” house. As more people purchased cars, more people also wanted to purchase homes outside the city. What happened is the modern suburban experience became a cartoon of the original desire to have a “country” house outside of the city.

Kunstler advocates sustainability through living locally. Love this guy’s passionate delivery.

NSFW for language

[youtube=http://www.youtube.com/watch?v=Q1ZeXnmDZMQ]

According to his TED conference bio:
“James Howard Kunstler may be the world’s most outspoken critic of suburban sprawl. He believes the end of the fossil fuels era will soon force a return to smaller-scale, agrarian communities — and an overhaul of the most destructive features of postwar society.”

Blight

Jude Galligan | January 29, 2009 |

Downtown Austin - Parking Garage Nirvana

Blight: Something that impairs growth, withers hopes and ambitions, or impedes progress and prosperity.

In Downtown Austin nothing kills hopes, dreams, ambitions, old ladies and little children like under-developed land. According to DANA board member Roger Cauvin, in economic terms, blight can be considered an “externality,” which “are the indirect costs imposed on society by an economic activity. Pollution is an example of an externality. If economic agents (e.g. developers) aren’t made to pay for the externalities, we are effectively subsidizing harmful behavior.”

In Downtown Austin, blight manifests itself in the primary forms of:
1) parking lots (or razed lots)
2) parking garages
3) chain link fence
4) perpetual disrepair

The Northeast quadrant of Downtown Austin takes the cake for parking garages. The area is desolate and completely void of human interaction. Unimproved parking lots are scattered throughout Downtown. It could easily be argued that Downtown Austin blight reaches it’s zenith on 6th Street. (slideshow) Broken doors, windows, tattered chain link fence, destroyed ATMs, it’s all there.

As I see it, the problem of blight is rooted with the owner of the property that is creating or hosting the blight. The economic behavior of hoarding undeveloped property in the CBD is contrary to the density goals of Downtown Austin stake holders. It is also contrary to the city’s and county’s goals of collecting ad valorem taxes. Perhaps more importantly, razing your lot and wrapping it in chain link fence is contrary to the sense of community.

Over the past couple of months you’ve seen related topics discussed at Austin Contrarian. According to Chris Bradford, “We badly need a mechanism for discouraging property owners from warehousing vacant lots downtown. The solution is not to shut out all redevelopment to eliminate the risk of this kind of behavior. What we need is a vacant-lot surcharge or something like it. A surcharge calibrated to compensate the other downtown property owners, businesses and visitors for the very real cost of blighting a block. This might encourage property owners/developers to leave existing buildings in place or to fill in currently vacant lots, even if the structures are inexpensive and small.”

Well said.

-Jude

Tattered chain link fence along Waller Creek

Public Invited to View Waller Creek Tunnel Models

Jude Galligan | January 16, 2009 |

This month the public can preview at the Downtown Austin Public Library a model of the future tunnel. While progress is slower than we would like to see, this has been a good month for Waller Creek. Below are some other highlites.

US Army corp of engineers report
This is a strong indicator that the engineering efforts are moving forward.
http://downtownaustin.files.wordpress.com/2009/01/waller-creek-army-corps.pdf

Waller Creek district TIF is now line item on property tax statements
The city and county approved TIF financing is now a line item on the property tax bill for properties within the Waller Creek District. This indicates that the County is prepared to fund its portion of the redevelopment. No additional taxes are levied, rather a % of property taxes collected from Waller Creek district properties go towards repaying the bonds financing the construction of the tunnel.

Home

Dale Glover will replace Tracy Atkins on the Waller Creek Citizens Advisory Committee
Dale is a vocal and outspoken advocate of Downtown Austin and Waller Creek redevelopment. His appointment is for the DAA’s chair on the committee. This is in addition to his involvement with Downtown Austin Neighborhood Association, Downtown Austin Alliance, and the Austin Parks Foundation.

Also, over the holidays, I shared a thought about how the loss of the Marriott and AMOA should reflect positively on 21c’s decision to move forward. The addition of 21c museum/hotel/residences along Waller Creek would be excellent for our values. Hopefully, they will begin to see the light!

Downtown Austin Emerging Projects – updated poster

Jude Galligan | January 6, 2009 |

The City of Austin periodically publishes a poster of emerging projects. The latest version (pdf) was just released. This poster shows projects under construction or being planned in Downtown Austin. Big changes can be seen on this poster compared to the last version.

Added:
1) Lance Armstrong Crosstown Bikeway

Removed:
1) Monarch (complete)
2) 360 (complete)
3) AMLI on 2nd (complete)
4) Museum Tower, AMOA (dead)
5) Red River Flats (complete)
6) La Vista on Lavaca (on hold)
7) Aqua Terra (dead)

Buildings not likely to get built within the next five years.
1) 7Rio
2) Ovation
3) Navare Block 52
4) Federal Courthouse
5) The Orsey
6) Marriott Hotel