By Mary Rudig
Mary Rudig is a Gracy Woods Neighborhood Association coach and editor of the North Austin Community Newsletter. The following commentary has been adapted and slightly edited from her comments recently posted to selected recipients.
Right now, there is a very logical and straightforward way to create a solid transportation system in Austin — but it starts with all of us in this community having to realize that Austin, like most cities in the Southwest, is a village of villages. Most people don’t want to go downtown, they want to go to the next village.
We need to go back to the Imagine Austin plan and start by truly connecting the major activity centers through rail, going down the spine of the city. Rundberg/Lamar down to the North Lamar Transit Center down to the Triangle, then into campus, then through downtown to Seaholm. Add rapid bus systems to connect the Parmer/Mopac tech employment hub, drop more rapid buses along Parmer so you can add density in the Techridge area to the Northeast, add another rapid bus system into Highland Mall/ACC, and another rapid bus into Riverside and down into Slaughter. Eventually those rapid systems will build enough ridership to justify more legs and spurs to the main rail line.
Second, we need to tear apart the PUD (Planned Unit Development) ordinance and basically make PUDs temporary TIFs (Tax increment Financing districts) — I would suggest twenty years. So to pay for the infrastructure, sidewalks, and other things to create this massive transportation plan, we could encourage neighborhoods to allow PUDs to be built, but the revenue and some of the property tax from each PUD would then go back into an account that can only be used for transportation and park/greenbelt/trails in the immediate area.
Third, we would need to force developers to stop building massive parking garages every time they put in another apartment complex and insist, instead, that they have to come up with some matching funds to put in sidewalks and hike & bike trails that connect their development into the surrounding neighborhoods. Sure, the developers will howl, but we just need to tell them sweetly, but firmly, that sidewalks and hike & bike trails are actually far cheaper than parking garages, and we are no longer buying the idea that an apartment complex is truly “compact AND connected”, unless it has very few parking spots and a whole ton of, you know, actual connectivity into surrounding neighborhoods. If we can get enough PUDs generating some funds, then there will be plenty of cash on hand to match the developers’ funds.
As for the idea (being promulgated by some community activists) that all of us in the outer ring of neighborhoods are living in “suburbs” where everybody is wealthy and low-density, that’s an interesting theory — let’s test it.
Let’s see, even though the City includes the Walnut Creek Metro Park into their density calculations, my neighborhood is still over 1200 people per square mile denser than the average density in Austin (4700 versus the typical 3500), and we have a ton of fairly affordable duplexes and older apartments. Oh, and I live in a 960-square-foot bungalow, on a street that is surrounded by duplexes, and we have the Domain two blocks away. Did I mention that I walk to work, my husband walks to work, my nextdoor neighbor bikes to work, and the neighbor next to him also walks to work?
In fact, my area of town (north of U.S. 183) has nearly 90,000 people packed into 13 square miles — so we have downtown beat when it comes to density. We also have neighborhoods to the east of me where 15% of the population doesn’t have cars, versus the 3-5% that is typical in most of Austin. (The official planners have never studied my neighborhood, so I haven’t a clue where we stand on this, but we have a lot of families that do exist happily on one (1) vehicle, instead of the typical family armada)
The truth is, the development crowd in this town keeps the myth of low-density outer suburbs going because they don’t want anybody to clue into the fact that the developers are — yup, actually building sprawl. A super-dense development carefully built to hide a massive parking garage, with a sidewalk that goes nowhere tacked on as a nod to “connectivity”? That’s a vertical gated suburban community that caters to the car culture, folks — and each one of these that gets built is pushing us a little further away from the goal of Austin having good mass transit and walkable, bikable connectivity.
And just to be super-transparent … Yes, I am one of those awful “anti-growth”, “anti-density”, “ANCer” “neighborhood NIMBYs” that both well-heeled real estate groups and some “liberal” community activist groups warn you about. Because I want stuff like rail and walkability, and I don’t think car-culture sprawl and gated communities are good for Austin. Huh. ■