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Specifics for downtown sub-districts unveiled
Monday, October 12, 2009 by Kimberly Reeves
Planners from ROMA Design Group unveiled the specifics of downtown’s seven proposed sub-districts on Saturday, but the question in one smaller session returned to the core issue of downtown planning: Can density exist side by side with current buildings? Attendance at Saturday’s workshop session was heavy on downtown residents from the Old West Austin Neighborhood Association, but it was Fred Schmidt of downtown art and gift gallery Wild About Music who raised that key question. According to ROMA’s estimates, downtown has seen only half the development it can handle. Right now, 30 million square feet of space is developed. If every property of a quarter block or more were developed to its highest zoned use, another 37 million square feet of development could be added downtown. For each sub-district, consultant ROMA Design Group estimated the opportunity for additional land assembly. In the Core/Waterfront District, for example, the key and most intensely urbanized area of downtown, ROMA estimated the area could handle an additional 60 additional assembled properties of at least a quarter block, for another 14.7 million square feet of developed space. To those in the area, like Schmidt, the low-slung historic “I know we’re a property-rights oriented kind of state, but when you talk about development like this, it’s about only one thing: maximizing money instead of considering the cares and concerns that we as a community care about,” Schmidt said. “But when you look at Sixth and But according to Jim Adams of the consulting group ROMA, when people walk down “These one-, two-, and three-story buildings predominate on Here is a brief description of the seven downtown sub-districts: Waterfront/Core District – This is the dominant, and largest, potential downtown district , comprising The goal would be to incentivize hotel and office use. The dominance of cocktail lounges has also been considered an issue on Northwest District – This is the area where some of the first residential neighborhoods of While about one million square feet of additional space was identified for potential development, neighborhood characteristics should be preserved in the area, Historic buildings should be preserved, Uptown/Capitol District – While much of this area is state-owned land, ROMA still sees development potential of at least 6.2 million square feet, spread across 28 assembled parcels of at least a quarter block. The streetscape in this area is disjointed and tired. With the exception of the Capitol grounds, it also lacks open space, The state would be a key stakeholder in improving the area by encouraging a broader diversity of uses beyond office space. The goal would be to create some kind of street scene. Adams noted that the state has recognized the underutilization of the area and even completed its own master plan of the Capitol complex in 1989, a plan The plan would encourage mid-rise development along North Congress leading up to the Capitol. It would be a significant change to the area, “It’s very different from what you see out there today,” he said. Market/Lamar District – This area, which abuts the Old West Austin neighborhood, is certainly of the most concern to the neighborhood association. ROMA identified nine assembled properties that could add another 1.4 million square feet of development to this district. Lower Shoal Creek District – This district is the higher-density area along Shoal Creek and the ROMA estimates another three million square feet in development, across a dozen properties, could be added to the district. This would include the Seaholm site, which is currently being redeveloped. Access and mobility is a key concern in this area, especially the lack of a grid and the discontinuation of various streets. Master plans for Seaholm and Green will need to address the connectivity of the street grid, as well as the seamless inclusion of the Lance Armstrong bikeway route and transit into the overall plan. Waller Creek District – A separate process is under way, of course, for the Waller Creek district. And, to date, Waller Creek has been far from an amenity. Due to flood-control issues, much of the land in this area along Waller Creek is underutilized. ROMA estimates 7.6 million square feet of potential development across 21 sites. That includes nine acres of public land. This area will be impacted by the Waller Creek tunnel project. Goals noted by ROMA, as outlined in stakeholder meetings, include stronger linkages for bicycle and pedestrian routes along the corridor to Higher density should be encouraged in certain areas where Capitol Corridor views are not affected, Creative and cultural spaces in the area along Waller Creek should also be encouraged, Rainey Street District – While much of Rainey Street remains intact, this area has also seen quite a bit of new high-rise development since it was up-zoned to a Central Business District, Adams noted. In a subsequent comment period, some attendees questioned the wisdom of such development in a National Register Historic District. ROMA pointed out nine assembled properties in the area that, if fully developed, would add 2.9 million square feet of development to the district. Challenges in the area include narrow streets and a lack of connectivity to downtown, Goals would include establishing an infrastructure plan with adequate roadways and utilities. Streets should be extended to connect Rainey to the Convention Center and The warehouse district was not included as a separate district. Instead, Jana McCann of ROMA spoke about it in the context of historic districts. McCann offered a separate presentation on transit and reconfiguration of roadways.
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