Why we should subsidize more projects like The Domain
Quick reminder as I prepare to go on a business trip. The reason we need to subsidize projects like the Domain, and especially Mueller, is that existing crappy strip malls actually cost us (the city) more money than they make but thanks to our suburban zoning code, they are the only thing that can be built without special subsidy or regulatory relief.
Read that again. You heard me right - Brian Rodgers' strip malls are already getting subsidized via the tax code and already get regulatory preference in the zoning code. We tax by land and improvement value rather than assessing based on the costs generated by retail - and strip retail is the worst on this scale, since, for one simple example, if you want to visit a half-dozen different stores on Anderson Lane, you may have to move the car 6 times(!). That's not good for Austin, and it shouldn't be subsidized - but if we can't change the tax/regulatory code, and the neighborhoods won't let us do that, then at least we can attempt to level the playing field by subsidizing their more sustainable competition.
I'll try to fill this argument in with some backing data when I get more time, but I thought it important to say this right after the election, since he and SDS are making noise about how close they got. The only reason it was that close is because most people have no idea how much of the status quo isn't natural or 'choice'; but actually the result of public policy that has favored suburban crap like strip malls for decades.
It makes it even harder when a project like Mueller faces so much opposition from nearby neighborhoods that affordability has to be 'bought down' rather than provided through more reasonable density entitlements (subsidizing affordable housing is less efficient than getting the ridiculously low-density zoning out of the way and letting the market provide more supply, but local neighborhoods hate that, so we had to settle for this far-inferior option). No, Virginia, Mueller isn't going to be high-density, not even close - the area around the Town Center, if it's ever built, will approach but not exceed the density of the Triangle - i.e. moderate density mid-rises.
Update: Austin Contrarian argues that retail subsidies are bad but leaves a "design subsidy" hole large enough to admit both the Domain and Mueller, arguably. I'd have no problem dressing my position up in a similar fashion except that I suspect this is too nuanced for the average "corporations bad!" voter to accept.
PS: I believe on this issue that I'm now More Contrarian Than The Austin Contrarian. Woo?