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Why The Drag Sucks

This was going to be a comment at infobong to his entry about another local business biting it on the Drag, but I realized it was getting way too long and probably way too wonkish for that venue.

It's a simple but sadly misunderstood formula:

# of potential customers in area has been going up (more students; more residents).

Amount of retail space has been staying the same (stupidly limited by zoning regulations which effectively prevented any redevelopment along the drag which has way too much single-story car-oriented retail and even surface parking.

Result? Higher demand (from customers); stagnant supply; more demand (from businesses) for static space = higher rents = more national chains

Solution? No parking requirements and very very very generous height limits along the Drag. But even the recent West Campus rezoning didn't go far enough down that path - there's still way too much emphasis on parking minimums. Properties right along Guadalupe as far north as 38th and possibly 45th should have NO required parking, in my opinion. If you think this gives them too much of a leg up (even given the much higher rent they'll pay than their suburban competitors), consider having them pay an "in-lieu parking fee" dedicated to mass transit and pedestrian improvements along the corridor.

That's another piece of the formula of course, which ends up leading to a few big tenants being healthy because they can lock up access to a lot or a garage; while the little individual (usually local) tenants blight out - like what's happening up on Guadalupe between 29th and 45th. Properties can't redevelop because change of use between one type of commercial business and another make the grandfathered variance go away, which means they're suddenly subject to suburban-style parking requirements.

This entry was posted in the following categories: Austin , Economics , Transit in Austin , Urban Design , Walking in Austin (Pedestrian Issues) , When Neighborhoods Go Bad

Comments

The amount of City-required off-street parking is truly outrageous. For the very first time this past weekend I saw that Wal-Mart down at Ben White. The day after Thanksgiving is supposedly one of the busiest shopping days of the year. There seemed to be acres of unused parking. What a racket all that trip-analysis mumbo-jumbo is, too. Just another you-fill-in-the-blank with an opinion.