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But soon realized that good urban design is about much more than construction materials. ... The problems with modern urban design... Infrastructure and sprawl ...

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Applying new urbanist land use and urban design principles in austin l.jpg

Changing the Paradigm

Applying New Urbanist land use and urban design principles in Austin


Welcome to austin l.jpg

Welcome toAustin.


Welcome to the rest of austin l.jpg

Welcome to the rest of Austin.


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In 2003, a battle over a big box got a lot of Austinites thinking about how to encourage higher-quality commercial development.


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As an early step, we invited national consultant Robert Gibbs to rate Austin’s commercial development.

On a scale of 0-10, Austin’s score was between0 and 1.


As we began discussions of how to turn things around we started by talking about fa ade details l.jpg

As we began discussions of how to turn things around, we started by talking about façade details. . .

But soon realized that good urban design is about much more than construction materials.


The problems with modern urban design tax base l.jpg

The problems with modern urban design…Tax base

  • National big box retailers typically abandon stores every 8-10 years.

  • Some stores remain abandoned for years.

  • Poor quality prototypes can be difficult to reuse.


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The problems with modern urban design…Infrastructure and sprawl

Post-war development patterns produce greater traffic than traditional urban development patterns.

Lack of interconnectivity

Superblocks

Large single use developments

Every trip funneled on to highways


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The problems with modern urban design…Infrastructure and sprawl

Employees in highway-based business districts produce a 1,500% greater impact on roads than employees in downtown business districts.

Urban Land Institute


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The problems with modern urban design…Land use

Big box sites are 6 to 10 blocks in size.


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The problems with modern urban design…Land use

  • Historic block size in Austin: 276’ x 276’ (1,104 linear feet)

  • Suburban block size in Gateway/ Arboretum area: 2,112’ x 2,112’ (8,448 linear feet). The size of 53 downtown blocks.

  • Peter Calthorpe’s recommended maximum block size: 660’ x 660’


What matters l.jpg

What matters?

  • Form

  • Finance

  • Process


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What Matters?

Form

  • Mixed use

  • Abundant windows

  • Wide sidewalks with trees

  • Buildings oriented to the street

  • Parallel or head-in parking

  • Small blocks on an interconnected grid system


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What Matters?

Form

A form-based code describes what the community wants instead of what it doesn’t want.


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What doesn’t matter:

(Or at least isn’t worth the headache.)

  • Façade materials

  • Parking caps

  • Rigid adherence to every element of textbook “good design.”


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What matters?

Finance

  • V = I/R

  • infrastructure


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What matters?Process

Design Standards: Over 200 stakeholders from diverse groups including--

  • The Real Estate Council of Austin

  • Austin Neighborhoods Council

  • Architects

  • Affordable Housing advocates

  • Design and Planning Commissioners

  • New Urban developers

  • The Quick-Service Food Industry


Plus three major community charettes l.jpg

Plus three major community charettes. . .

. . . about a zillion marked-up drafts. . .

And many important lessons learned.


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What matters in the consensus-building process?

  • Establish the context for change: why failure is not an option.

  • Include all stakeholder groups.

  • Listen to interests, not positions.

  • Commit to 100% consensus.

  • Get an elected official personally involved and invested.


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Austin’s Innovations

  • Citywide applicability

  • Affordable housing

  • Green building for

    national retailers

  • Block size standards

  • The VMU Overlay


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Case study:

The Vertical Mixed-Use Overlay


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What is VMU?


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VMU

This…


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…can become this.


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Developers got onboard because the VMU Overlay gave them the opportunity to build about 50% more density.

Plus, the Overlay made parking reductions voluntary, and allowed parallel or head-in “teaser” parking.


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Citizens welcomed VMU design. . .

. . . But had all the normal fears about density and traffic.


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Consensus-building tool #1:Density “sweeteners”

  • Affordable housing

  • Residential permit parking program

  • High streetscape standards

Plus, height was non-negotiable.


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Consensus-building tool # 2:The opt-in/opt-out process

  • Neighborhood groups can recommend to Council that certain properties on Core Transit Corridors be “opted out” of the VMU dimensional and parking bonuses.

  • Neighborhoods who “opt out” properties lose the opportunity for affordable housing and the other sweeteners.

  • Be careful to make the process simple and direct.


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Consensus-building tool #3:Balance preservation with change

The McMansion Ordinance


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The Vision: a better future for Austin

• Promote high quality density on corridors.

• Protect single family neighborhoods.

• Create a second downtown in North Austin.

• Create dense urban town centers at rail stops.


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Questions?

Brewster McCracken

Austin City Council Member

(512) 974-2256

brewster@brewstermmcracken.com

www.brewstermccracken.org

www.ci.austin.tx.us/development/commercial_design.htm


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