 The Austin Chronicle had an interesting piece recently that looks at potential redevelopment along Airport Boulevard, with an aside to a potential redesign of the Highland Mall complex. At issue in the article is the efforts of Councilmember Chris Riley* to use form-based codes in an effort to improve the stretch of Airport that cuts a transversal between Lamar and IH-35. It's an interesting article, and I suggest you read the whole thing. Specifically, this article provides an opportunity to talk about citizen engagement in neighborhood redevelopment, and another chance to ponder the future of the Highland Mall site.
Form-based codes change how planning and zoning has traditionally worked in neighborhood design, to give greater control and clarity to the existing residents and businesses about what they literally want to see in their area, and what they can expect. They determine what facades should look like; how buildings relate to one another, pedestrian areas, roads, and open spaces; and designate appropriate scale for the space. Traditional zoning, on the other hand, tends to focus on individual lots, rather than their relation to each other and part of a cohesive whole. Best of all, they frequently include pictures, like the one to the right, to give residents, area stakeholders, and developers and idea of what people want to see in their neighborhood.
The Chronicle writes:
...while most of the city's urban planning efforts focus on Downtown, Riley is tackling the less glamorous challenge of reimagining and improving corridors like Airport. ... In addition to area stakeholders, Riley's office is involving the local chapters of professional groups such as the American Institute for Architects and the CNU. To gather reactions, in October Riley invited former Austinite Scott Polikov--president of Gateway Planning Group, which works nationally crafting and implementing form-based code projects--to present the concepts to a representative group of homeowners, residents, property owners, and business owners, plus city staff.
It's great to see the city reaching out to a wide range of folks who will be impacted by these changes. Residents should have a say in what the new development looks like and what businesses come in, and form-based codes helps on both fronts, particularly aesthetics. It's great to see Riley working hard to integrate residents in the discussion.
In the interest of disclosure, it's worth pointing out that I have a vested interest in this project, seeing as I actually live in the area. In fact, part of the afflicted stretch of Airport is even in my Hyde Park voting precinct. As a resident of the area, allow me to weigh in: "Please fix up this shit-hole of a thoroughfare." Hyde Park is a great area, with lots of folks who patronize our local businesses, but Airport is pretty unpleasant. It doesn't have to be. The variety and density of businesses give it great potential to be walk-able. Add some nice shady trees, set the pedestrian sidewalks back from the busy street, and I think Airport can really spur some great local-business economic development.
This project also brings us back to the issue of what might happen at the Highland Mall site once it finally gives up the ghost. BOR last considered the future of the Highland Mall site over the summer, when it was suggested that the city build a soccer/outdoor concert venue. The opportunity to redevelop a huge, central piece of property which already sits adjacent to a hypothetical rail line is rare in a city as large as Austin. It's definitely an opportunity for our Council to put forth revitalization projects that live up to the expectations that Austinites have for our city.
* More disclosure: many of you may recall that I was Chris Riley's campaign manager. I heard a LOT about form-based codes then, and I'm really excited to see him putting them into action, along with so many of the other plans he spoke about on the campaign trail. |
