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Still Yes For Office Towers On Lamar

Another note I sent to the OWANA mailing list is below, recorded here for posterity and crackpottery.

I would take issue with the following characterizations made by charles:

charles price wrote:

>
> I am very much in favor of downtown densification, but very against
> allowing a zoning change here.

To most of Austin, including many people living in OWANA, downtown
begins at Lamar Blvd.

> Bear in mind that office is the highest dollar return on investment,
> the movie industry is in a slump, and there are two Alamo Drafthouse
> Cinemas within one mile.

You can't walk to one of those two Alamos from OWANA or from downtown
lofts, and the other one is likely not going to be at its current
location much longer.

> The Nokonah got the neighborhood's agreement to not oppose a variance
> when the developers promised retail and restaurants on the lower
> floors on Lamar. After it was built they rented it as office space to
> a realty. The Hartland bank Building got a height variance after we
> didn't oppose when they promised forty percent residential usage. The
> residential didn't happen. The AISD building got a density variance
> after they promised a significant residential component, which never
> happened. I don't think we should let the city relinquish control
> unless it is tied to a specific proposal. And we need to not pay much
> attention to the promises until they are made in writing with an way
> to enforce them.

Agreed 100%. Any agreement the developer promises should be backed up
with a deed restriction, CO, or other such arrangement.

> The site is zoned to allow commercial and office development already.
> They want the zoning change so they can build a significantly larger
> office component and a large parking garage.

The site is currently zoned to allow typical low-density retail strips
and small-scale office. Not an appropriate scale for Lamar Blvd.

> A large parking garage doesn't seem compatible with the types of
> arguments being presented here regarding creating an incentive for
> mass transit.

As a matter of fact, getting buildings built with parking garages is far
superior to keeping current buildings with surface parking. Yes,
ideally, they'll provide less parking than suburban alternatives. Some
do, many don't. But at least the streetscape is vastly improved, as is
the possibility that the parking won't be free.

> If we want to encourage mass transit, which I do, we want new office
> projects to be built downtown, not on the perimeter in an area
> surrounded by quality residential fabric.

The east side of Lamar _IS_ downtown.

> Leave the zoning as it is and they can build a reasonable amount
> of retail and offices including their movie house, but they can't
> build a ten-story office tower which would be very bad at this site.

A ten-story office tower ANYWHERE in downtown is EXACTLY what this city
needs, and quickly. Developing more offices in the suburbs, given the
oil situation we face, is criminally irresponsible.

>
> It is clear that offices increase traffic at peak traffic hours. More
> offices = more traffic. Downtown offices as an encouragement for mass
> transportation sounds good, but most office traffic will always be
> single occupancy vehicles.

1. When parking isn't free (as it isn't at many downtown garages),
there's an incentive to carpool or use transit which most of us don't
enjoy at our suburban jobs.

2. You can feasibly build HOV lanes (or managed lanes) which go
downtown, but you can't feasibly build them out to sprawl-land. (You can
BUILD them, but they'll never be used to capacity - this is why places
like Silicon Valley have poor performance from HOV while places like DC
do really well with them).

> Downtown densification is better if it includes residences, shops, and
> restaurants which encourage living downtown so that a significant
> component of the people do not need transportation because they're
> already there.

Agreed. How many of the people living downtown currently work in the
suburbs? Shouldn't we bring more office development to them? (I'd kill
to work downtown, but there simply aren't enough technology firms down
there to make it possible for more than a privileged few - luckily I
just took a job that allows me to work from home, so I can finally end
my trip out to the 128, I mean 101, I mean 183 corridor).

> We need people living downtown, not finding new ways to get to
> downtown from their suburban sprawl.


We need both, unless you're going to empty the suburbs entirely. People
commuting downtown from their suburban home is far better, overall, than
people commuting from one suburban location to another.

> I won't repeat at length the arguments concerning fairness or justice
> regarding changing a zoning that was in place when neighbors bought
> their properties understanding what could and could not be built
> across the street.

None of the people complaining live on Lamar Blvd, so characterizing
this as "across the street" is disingenuous.

> Obviously, no one wants an atrocity to be built next to their house or
> condo. Can you imagine buying a beautiful fifth floor condo in the
> Nokonah with floor to ceiling windows and then find the city is
> changing the neighboring zoning to allow a parking garage at the same
> height forty feet away!

Yes, I can. It's called "living downtown".

> We need to work together as a neighborhood to oppose this type of
> sprawling, profiteering commercialism,


This is the worst misrepresentation in your note - this project is the
antithesis of "sprawling" by any reasonable definition of the term. Good
or bad is an opinion, but it's NOT "sprawling".

> even when it doesn't directly negatively impact you as an individual.
> If we don't all fight against negative developments all around our
> neighborhood, we will become like the area across Lamar from us or
> like West Campus.


Ironically, had West Campus allowed tall buildings, they'd be a lot
better off today. The poor investment in old low-density multifamily
student properties is a direct unintended consequence of ridiculously
STRICT zoning codes imposed on an area which should have been allowed to
grow UP, and never was.

This entry was posted in the following categories: Austin , I Told You So , PS: I am not a crackpot , Transit in Austin , Walking in Austin (Pedestrian Issues) , When Neighborhoods Go Bad