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mueller AUSTIN, TEXAS

a 2019 case study by: JOHN HALVERSON JOSIAH LINDQUIST


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background After the closure of the Robert Mueller Municipal Airport on the east side of Austin, Texas, in 1999, the 700-acre site was redeveloped into a planned community featuring a variety of housing typologies, a mix of commercial properties, and a network of green spaces. In the years prior, the surrounding neighborhoods were characterized by their isolation from downtown Austin, a product of their proximity to the Airport and I-35. Local residents advocated for a relocation of the airport and expressed their vision for the mixed-use and mixed-income community. The first cohort of residents arrived in 2007, and the final phase, to be completed in 2020, is anticipated to complete a community that will be home to 15,000 residents in 6,200 housing units and 4.3 million square feet of commercial space. 20% of the development (140 acres) is dedicated as open green space, park, and 13 miles of bike trail. The neighborhood has

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background

context & financing

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guiding tenants

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current conditions changes & improvements

Changes & Improvements Community Organization Mobility, Commutes & Walking Patterns Household Income, Satisfaction & Turnover

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maps

Figure-Ground Geographic Context Illustrative Phasing Transit & Open Space Housing Types

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graphs & charts Age by Sex Median Icome Unit Distribution Race


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context Mueller is a “new-urbanist� and smart-growth project which seeks to minimize automobile dependency and build a neighborhood at the pedestrian scale. The neighborhood has traditiona detached single-family as well as multifamily, attached, row, and courtyard homes. Residents have the option to buy or rent, and the development requires that at least 25% of all housing units are priced at or below 80% of Austin median family income (MFI) for ownership units and no more than 60% of MFI for rental units. The Plan seek to maintain affordability by using a soft second lien, allowing residents to purchase their homes for resale. The development plan claims to include transit-oriented development, with the initial plans including a stretch in the center of the neighborhood for a potential transit corridor. Dedicated bike paths and walkways have been positioned along primary streets to help reduce dependence on automobiles.

financing A development agreement was reached between the city of Austin and Catellus, the master developer, for public improvements, and the infrastructure costs were primarily funded by revenue from phasing the sale of land parcels to private developers. Early phases relied on anchor uses in the regional retail area and Dell Childrens’ Hospital to finance later development. The city also subsidizes property ownership for the site developer until a construction deal has been contracted. The city of Austin has also provided public revenue bonds and tax-increment financing (TIF) for the rest of the infrastructure.

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guiding tenants & goals fiscal responsibility The redevelopment must create a revenue stream that will substantially fund onsite infrastructure and increase the City's tax base for the benefit of all citizens.

economic development The redevelopment will reinforce Austin's role in an increasingly global marketplace and create a wide range of employment opportunities for the community's citizens.

east austin revitalization Tee redevelopment must promote economic development opportunities within East Austin, giving local residents a direct stake in redevelopment.

compatibility with surrounding neighborhoods Development must maintain and enhance the quality of life in adjacent neighborhoods, providing complementary linkages, land uses and transportation patterns.

diversity Mueller will offer a wide range of housing choices in order to create a new community of ethnically and economically diverse residents.

sustainability Development has been planned in a way that promotes energy efficiency, reduced auto dependency, watershed protection and green space preservation.

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"

I think the developer and builders promote a lifestyle that suits some people – a healthy, walkable, community-oriented life awaits." -Scott Brodrick

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current conditions changes & improvements The neighborhood has continued to grow

lower-income families, and a string of low-in-

as planned. With sustainability as a core

come row houses are set to be built.

tenant, Mueller has made several improve-

In terms of retail,

ments to its energy supply and conservation. In partnering with Austin Energy for an on-site power plant, they have been able to share HVAC infrastructure, lower their energy costs, and generate cleaner electricity that improves air quality. Additionally, in cooperation with Pecan Street Inc., a research group has enrolled 250

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“I love the vibe of this neighborhood. There’s so much vitality and potential for more here. -Noelle Boyle

homes into a smart grid to track energy usage. A trend has continued in the addi-

Aldrich Street, in particular, has attracted a

tion of solar power technologies in both

concentration of new restaurants and retail. It

residential and commercial units. They

is located in the Town Center District, a mixed-

found that 69% of Mueller’s homes elec-

use lifestyle district that will feature a mix of

tricity for the entire year had been gener-

retail, dining, cultural and entertainment op-

ated by solar.

tions as well as workplaces, apartments, and condominiums.

Residential units continue to be added as anticipated in the master plan, including those for SMART Housing qualified resi-

community organization

dents. In 2018, three multifamily residenc-

This development originated from the idea of

es were built totaling 760 units (Aldrich

local residents and seems to have had steady

51, Amly on Aldrich, and Overature at

community participation in planning and

Mueller), 300 homes began construction

implementation. The development company

in the southwest neighborhood, Founda-

convenes public forums to gain input on

tion Communities broke ground on “The Jordan” which is a 132-unit complex for 10

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key elements of the plan that are in de-

Interestingly, Mueller adopted a pilot pro-

velopment, including the town center and

gram in 2018 known as the “Electric Last Mile

market district. In addition, a standing

Project” which connects residents via a small

committee of local residents regularly as-

enclosed electric cab from anywhere in the

sesses the development’s impact on trans-

neighborhood to the commercial, retail, or

portation, and the city-appointed Plan

bus stop locations. The last mile is a major

Implementation Advisory Commission ad-

issue in American mass transit that Mueller’s

vises the city council on issues related to

development is seeking to mitigate, though

the redevelopment.

at this point in time, it is nowhere near full efficiency.

mobility, commutes & walking patterns

household income, satisfaction & turnover Mueller now was more than 15,000 housed

Denser development and designated bike/

in 5,100 single-family, condo, and apartment

pedestrian routes have allowed residents

homes. Seventy percent of households do

moving to Mueller to significantly reduce

not have children, forty-three percent are

driving time, on average increasing walk-

married, and forty-one percent are single.

ing and biking habits by forty percent. In

The median household income is $60,000

addition, researchers found that many of

per year and the median age is 31. One-bed-

those previously inactive in their former

room units cost between $1,800 and $2,250.

residences, often unfavorable to walking

Two-bedroom apartments rent for between

increased physical activity and improved

$2,560 and $3,200. Three-bedroom rent-

health.

als cost about $3,300 a month. The average listing price for a single-family home

There are several buses on the outside of

in the Mueller neighborhood was between

the neighborhood (Cap Metro #20 and

$440,000 and $450,000, higher than the av-

#37) which make a trip downtown in 20-

erage listing price of $430,000 for the city as

30 minutes or to the University of Texas

a whole. Homes range from $280,000 for a

campus in 10. Planned with mass transit

1,500-square-foot house with 2 bedrooms

in mind, Mueller could be conducive to a

and 21/2 bathrooms to just under $1 million

rail line down the central corridor, though

for a 3-bedroom, 41/2 bathroom home with

as of now, public transit is a possibility giv-

more than 3,600 square feet.

en residents are prepared to walk to the edge of the development.

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map 1. figure-ground Development as of Novermber, 2019

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map 2. austin city context

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map 3. illustrative Final phase buildout as of November 2017

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map 4. phasing plans Original phasing plan from 2004

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map 5. & 6. transit & open space Final phase buildout as of November 2017

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map 7. neighborhoods OrigiFinal phase buildout as of November 2017

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map 8. yard house

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map 9. garden courts

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map 10. garden house

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map 11. courtyard row house

map 12. clustered rowhouses

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map 13. mueller house

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map 14. multifamily housing

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demographic charts

Age By Sex, Mueller 85 Years and Over 75 to 84 Years 65 to 74 Years 55 to 64 Years 45 to 54 Years 35 to 44 Years 25 to 34 Years 18 to 24 Years 15 to 17 Years 10 to 14 Years 5 to 9 Years Under 5 Years -15.0%

-10.0%

-5.0%

0.0%

5.0%

10.0%

15.0%

Female: Male:

Age By Sex, Austin 85 Years and Over 75 to 84 Years 65 to 74 Years 55 to 64 Years 45 to 54 Years 35 to 44 Years 25 to 34 Years 18 to 24 Years 15 to 17 Years 10 to 14 Years 5 to 9 Years Under 5 Years -10.0% -8.0% -6.0% -4.0% -2.0% 0.0% 2.0% 4.0% 6.0% 8.0% 10.0% Female: Male:

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Household Income 20.0% 18.0% 16.0% 14.0% 12.0% 10.0% 8.0% 6.0% 4.0%

Austin-Round Rock, Texas

$200,000 or More

$150,000 to $199,999

$125,000 to $149,999

$100,000 to $124,999

$75,000 to $99,999

$60,000 to $74,999

$50,000 to $59,999

$45,000 to $49,999

$40,000 to $44,999

$35,000 to $39,999

$30,000 to $34,999

$25,000 to $29,999

$20,000 to $24,999

Less than $10,000

$10,000 to $14,999

0.0%

$15,000 to $19,999

2.0%

Census Tract 3.06, Travis County, Texas

Units in Structure, Mueller 0.0%

Units in Structure, Austin

29.5%

5.0% 0.1%

34.7%

7.7%

6.1%

8.1%

15.0%

4.2%

9.5%

59.6%

3.0%

5.2%

2.7% 3.5%

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3.9%

0.0% 2.3%

1, Detached

1, Attached

2

3 or 4

10 to 19

20 to 49

50 or More

Mobile Home

1, Detached

1, Attached

2

3 or 4

5 to 9

10 to 19

20 to 49

50 or More

Mobile Home

Boat, Rv, Van, Etc.

5 to 9


Some Other Race Alone 3.2%

Native Hawaiian and Other Pacific Islander Alone, 0.0%

Two or More Races, 2.0%

Asian Alone, 8.8% American Indian and Alaska Native Alone, 0.0%

Black or African American Alone, 10.7%

White Alone 75.3%

Race, Mueller

Native Hawaiian and Other Pacific Islander Alone, 0.1%

Some Other Race Alone 5.8% 3.3% Two or More Races ,

Asian Alone , 5.5%

American Indian and Alaska Native Alone, 0.4%

Black or African American Alone, 7.3%

White Alone, 77.7%

Race, Austin 27


"

The people in the park over there with the dog, the guy fishing over there ... the birthday party over here is something that was always envisioned in paper and in theory — and it's become a reality out here,"

-Greg Weaver

a 2019 case study by: JOHN HALVERSON JOSIAH LINDQUIST 28

Profile for Josiah Lindquist

Mueller, Austin, TX Case Study  

Completed by Josiah Lindquist, & John Halverson for the University of Texas at Austin School of Architecture course: "Design for New Communi...

Mueller, Austin, TX Case Study  

Completed by Josiah Lindquist, & John Halverson for the University of Texas at Austin School of Architecture course: "Design for New Communi...

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