Allera, Reimagining Airport Bouvard

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Katherine Claire, Mudita, Samantha, and Victor Team Austin - Allera December 8, 2021

Austin is experiencing incredible change, yet many areas remain stagnant. So far, Airport Boulevard and the areas adjacent to it have remained symbols of the unsustainable past. The area defined by the boundaries of Interstate 35, Interstate 290, 51st street, and the area past the redline passenger rail is particularly neglected. The commercial and public spaces on site are currently underused, under-occupied, and auto oriented. The site is characterized by an excess of impervious cover and very few community amenities. Further, the building uses and roadways along Airport Boulevard do not mesh with the residential areas that are located within the site.

We propose a carefully designed four phases of development that will improve the performance and quality of life in the area. Our development’s name is Allera. The site has been considered “in-transition” for over two decades. Despite plans for change, the site has not been further developed or rehabilitated. We would like to spark transition with Allera. A new era for the North Loop area of Austin, where all are welcomed through people and community oriented urban design and infrastructure.

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Figure 1. Current site’s building uses and conditions. Source: Google images.

The site of Allera is just five miles from Downtown Austin, making it an appealing location for revitalization. It is sandwiched between two existing redevelopment projects along Airport Boulevard. To the South, the Mueller community sits where the old Austin airport once was. To the North is the Highland development, with a variety of restaurants, housing options, and an Austin Community College Campus. The development of Allera would further pedestrianize Airport Boulevard while maintaining additional transportation access, in a way that improves upon these ideas as they were implemented in Highland and Mueller. We hope to set a precedent for the design of pedestrian oriented neighborhoods along major thoroughfares like Airport Boulevard.

History Land use and demographics According to City of Austin records, the site of Allera is considered to be a part of the North Loop Neighborhood. There are approximately 4,000 residents in North Loop, most of whom are white. The average age is 37 years old, and the rate of homeownership is 30%. The land use in the area is currently dominated by commercial and single-family zoning. However, there have been discussions about rezoning for mixed-use from the City of Austin prior to our proposal.

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Walkability

Figure 2. Walkability score for Airport Boulevard. Source: https://www.walkscore.com/score/airport-blvd-austin-tx-us The walkability score for Airport Boulevard in this location is 57 out of 100. The transit score is 46 out of 100. And the bike score is 94. These numbers are helpful to compare Airport Boulevard with surrounding spaces and to better understand the current conditions. However, after spending time on site and collecting community input, these walk scores do not reflect the existing usership. There are bike lanes present, although they are mostly unprotected. There are sidewalks along Airport Boulevard, but they are unmaintained and unprotected. The residential areas largely do not have sidewalks. While some bus routes exist in the area, we plan to build on these preexisting transit networks.. Currently, the most common mode of transportation within the site is the automobile.

Previous attempts to improve the site: City of Austin’s North Loop Neighborhood Plan In 2002, the City of Austin released a neighborhood plan for North Loop as part of the Austin Comprehensive Plan. Many of the goals set in this plan were to be met in 2020. Our team reviewed this plan to gain a baseline understanding of the historical context of the physical infrastructure and the population of the general area. The area around Airport Boulevard is specifically mentioned throughout the document and includes our development site. However, few real changes have been implemented since the plan was released in 2002.

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For example, the plan envisioned a more pedestrian friendly Airport Boulevard. The 2002 rendering of the Airport Boulevard and 51st intersection might look like after a redesign (Figure 3, top) is contrasted with an image of the intersection this year (Figure 3, bottom).

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Figure 3. 2002 North Loop Comprehensive Plan. Source: https://www.austintexas.gov/sites/default/files/files/Housing_%26_Planning/Adopted %20Neighborhood%20Planning%20Areas/21_NorthLoop/nloop-np.pdf, Google Maps.

The 2002 plan set a vision and set of goals for the area surrounding Airport Boulevard, as well.

The area within our site was to be reimagined as a multi-use district and a destination rather than a transient space. The plan aimed to achieve this by creating a better pedestrian environment (Figure 4). These are design and planning goals that we hope to return to and achieve with the development of Allera. The eleven priorities highlighted by the plan are as follows:

Figure 4. 11 Priorities of the North Loop Comprehensive Plan. Source: https://www.austintexas.gov/sites/default/files/files/Housing_%26_Planning/Adopted %20Neighborhood%20Planning%20Areas/21_NorthLoop/nloop-np.pdf Goals of Allera Development

Primary goal for this project is to combat the sprawl created by current car-centric infrastructure. ● ● ● ● ●

Preserve existing community assets and values Build climate resistance/resilience Working to create and support multimodal transportation Create a self-sustaining and complete community Housing to accommodate all people

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Figure 5. Diagram of goals for Allera.

Design process and community engagement methods

Figure 6. Community engagement methods.

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We plan to partner with an external firm to help us conduct the engagement process. The process will utilize a mix of methods from surveys to brainstorming exercises. This will allow for a more collaborative relationship between our team and the community. Our outreach efforts will be both in-person and online. The online tool we will use is called Social Pinpoint which a resident can access anywhere at any time, this will increase accessibility and participation. Social Pinpoint has interactive mapping activities, idea walls, participatory budgeting, informational videos that are pre-recorded, and other tools.

Figure 7. Social Pinpoint tool.

Source: https://www.socialpinpoint.com/ The engagement process helped us to identify some critical themes that residents really want to see come from the design process. Some of these themes included: ● More attractive along Airport Boulevard ● Less transient spaces ○ Activate the streets and outdoor life ● More amenities and retail walking distance ● Environmental and public health efforts ○ Retention pond to mitigate flooding ○ Trails ○ Greenspaces ● Economic efforts ○ Increased mixed-use ● Efforts to enhance assets that already exist ○ Leave many residential areas alone ○ Preserve key businesses

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Economic investment Allera aims to minimize economic leakage by prioritizing local businesses. Some building spaces reserve units for local business incubators. These incubators will allow residents with business plans that may benefit the community to have a subsidized space as well as some funds to start a new business. The community member will pitch their idea to a board of community members, who will then determine if and how the idea should become a tenet of one of the incubator spaces.

In addition to fostering local businesses, Allera will be designed in a way that minimizes costs.

Each of our initial investments in the community will decrease costs in the future. Examples of environmental investments include using gray water, mitigating stormwater through inclusion of a retention pond, and using infill development methods to utilize what already exists.

Our designs include an additional 3,780 square feet of office and retail space, over 400 additional units of housing, and greenspace trails throughout the development.

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Physical Layout of Allera Overview of Phases 1-4

Figure 8: Phasing Plan for Allera Bounded by highways and residential neighborhoods, the site of Allera is situated at a major transition point in Austin. This is where the Austin of the early 1900’s meets the Austin of the 1950’s. Where the city's grid of numbered streets ends, and the domain of the car begins. The site is quite large, comparable in size to a downtown area of a city. Due to the scale of the site, our plan involves splitting the area in four phases. These phases were drawn and ordered to ensure that Allera grows at a reasonable pace and in a responsible manner.

Phase 1 was chosen due to several factors. First, much of the land in this phase is currently owned by Travis County. Second, most of the remaining land is owned by a single entity: Leif Johnson Ford. Third, most of the area is currently underutilized paved open space that already has infrastructure servicing it. Phase 1 is drawn to encompass all of the County owned land, the Leif Johnson Ford properties, and the blocks along Middle Fiskville Road. Due to these factors, Phase 1 will be the quickest area to begin Allera.

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Phase 2 is located to the east of Phase 1, encompassing all of the current commercial, office, and industrial uses to the north of the Ridgetop residential area. Much of Phase 2 is located within the floodplain, so efforts to increase its resiliency are imperative. Additionally, the businesses currently located in Phase 2 are surrounded by seas of surface parking lots. This allows for major infill development to occur relative to the other phases.

Phase 3 is drawn around the commercial areas to the south of phase 1. This phase will be the bridge between Allera and the adjacent residential neighborhoods. To ensure Allera’s feasibility in this area of Austin, Phase 3 will involve heavy community engagement with surrounding residents.

Finally, Phase 4 includes the single-family residential neighborhood of Ridgetop. This will be the final phase of Allera; however, we envision it as a resilience plan. Primary issues solved in this phase will include the creation of more natural drainage infrastructure with greenspace and public space, relocating residents and businesses in the floodplain, and adding housing. Final plans will be co-created with the community.

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Allera Phase 1 Design Transportation The primary factor driving the design of Phase 1 is transportation. Currently, Airport Boulevard is a wide, high-speed automobile corridor that creates a hostile environment. The Red Line commuter rail runs along the western edge of Phase 1 and travels from the suburbs to the north all the way to Downtown Austin. However, there is no station within reasonable walking distance. Recently, the City of Austin voted to pursue an ambitious plan to expand public transportation. The Red Line will receive a major improvement in service with increased frequencies.

Additionally, the Gold Line, a proposed Bus Rapid Transit (BRT) line, will travel along Airport Boulevard, connecting the ACC Highland area with Downtown and the proposed Light Rail lines.

With two major public transportation lines proposed in this area, there is a great opportunity to create a community that is free from reliance on personal automobiles The primary goal of the Allera development is changing community transportation patterns from a sprawl promoting car dependence to layered and dispersed public transportation alternatives, and to reimagine the role of streets as public spaces. The organization of these public transportation nodes within the Allera development is intentionally positioned not only to provide access to transit and the greater city but also benefit other community amenities and support local businesses.

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Figure 9: Illustrative Plan of Allera Phase 1 Phase 1’s existing street grid will be converted into a system of human-oriented spaces (Figure 9). Residents of Allera will be free to choose the mode of transportation that fits their needs best.

To implement this vision, we propose a system of streets with varying characteristics.

First, Airport Boulevard will be reimagined into a transit corridor (Figure 10), reflecting Austin’s commitment to an equitable and environmental future. This corridor will be lined with bioswales to collect and filter runoff, and with trees to create a pleasant pedestrian realm.

Green Streets will run east and west, with wide, well-shaded pedestrian promenades and twoway bicycle lanes, while accommodating some light vehicular traffic (Figure 11).

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Figure 10: Airport Boulevard Street Section

North-south streets will become Pedestrian Priority streets (Figure 12), resembling the Woonerfs of the Netherlands or the shared spaces of the United Kingdom. These streets will be paved with pervious materials such as paver bricks and will feature distinctive colors and patterns that communicate to drivers that this is a place where vehicles are guests.

Figure 11: Green Street Section

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Figure 12: Pedestrian Priority Street Section We propose that the new Commuter Rail Station for the Red Line be located at Brunig Avenue and 53rd St. While this is farther north than the currently proposed station, locating the station here will allow easier access for Phase 1 Residents and will be more centrally located amongst the other phases in Allera.

Next, we propose 2 BRT stations for the Gold Line in Phase 1 to service the northern and southern portions. Each of these stations will be surrounded by a public plaza. The southern BRT station will feature a continuous pedestrian plaza space between it and the Commuter Rail station. The northern BRT station will have a plaza on either side of Airport Boulevard creating a large community space for gathering and lingering.

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Building Uses The building use plan of Allera reflects a commitment to housing, nature, and opportunity for all (Figure 13). Allera will be unprecedented within Austin; a place where people are as intimately connected with the public space as they are with their private space.

Figure 13: Building Use Plan for Phase 1 A priority for the building use plan for phase one is to maintain and support existing local businesses. The existing industrial distribution and vehicle storage facilities of the northwestern area of Phase 1 will be consolidated into a single industrial block. This will ensure that jobs in these fields will remain in the area and encourage cross-collaboration amongst firms. We envision that this block will have multiple levels and leasable spaces to accommodate the current companies in the area and future companies that will move in. Offices will be located along Airport Blvd. and along the Red Line commuter rail corridor. Residents and commuters will have easy access to their workplaces.

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Communities should provide a foundation for local economic development that benefits everyone in the community. Members of the community should be able to pursue cooperative economic activities aligned with their abilities and interests, not feel beholden to outside corporations and interests. In Allera, such spaces will be provided through Incubator Spaces.

Incubator spaces will be located adjacent to office and commercial uses. These spaces will provide affordable options for residents to start their own ventures. Community members can lease the space at an affordable rate, or they can petition the community to gain access to a space at a reduced or completely subsidized rate. Petitions involve explaining the proposed activity to be performed in the space. Community members will be able to vote to approve these petitions.

The idea is that community members can uplift neighbors by giving them space to pursue their interests, whether it is for a business or for providing a beneficial community service. In these spaces, profitability is not the controlling factor. Higher considerations such as benefit to the community and promoting social activities will guide allocation of space.

Transit stops will anchor public plazas which will be surrounded by commercial activities. These plazas will become marketplaces, with local businesses, food trucks, and informal vendors. They will also be prime locations for community gatherings and exercises of speech. People will be able to meet and express themselves with others in these highly trafficked spaces.

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Housing Housing in Allera will be a major break from the status quo of Austin. Multifamily units in moderately sized blocks will be situated around intimate greenspaces with creeks and small retention ponds. We were inspired by the Vauban housing typology of 4-5 story buildings with a single layer of units, each with pleasant balconies.

Figure 14: Example of Housing in Vauban, Freiburg, Germany

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Housing Affordability

Figure 15: Housing Affordability Plan for Phase 1 A healthy mixture of housing models will be provided with subsidized, cooperative, and marketrate housing dispersed throughout the community. The aspiration of this strategy is to ensure that residents of Allera are never displaced due to market forces. City subsidized housing will provide units at an affordable rate scale at residents’ incomes in perpetuity. Many housing blocks will have a cooperative ownership structure where residents share ownership. They will set their own rents and work cooperatively to maintain the buildings. Market rate housing is also provisioned throughout Allera and is placed such that these residents will share the same facilities and spaces as those in cooperative and subsidized housing.

Childcare

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Parents in Allera will have easy access to childcare facilities. Childcare facilities are strategically placed near housing and on the way to transit (Figure 13, Green Circles). Parents will be able to walk with their children and drop them off as they head to work.

Civic Spaces The plan for Phase 1 will include several new civic buildings. A warehouse next to the Red Line will be repurposed into a community activity center, where people can play sports and meet for social activities. Next to the large retention pond, a library will provide lifetime learning opportunities, as well as spaces for events. Residents will be able to read or meet with friends next to a spectacular scene of glistening water and green parkland.

Preservation We will preserve recently built housing and office structures and will preserve historic Austin establishments such as Lamme’s Candies, Barfly’s dive bar and the Quality Seafood Market.

Barfly’s unique architectural character warrants structural preservation. However Quality

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Seafood Market will be allowed to redevelop its structure if they choose to and Lamme’s will be incorporated into the first floor of a housing block. Austin Canine Central will also be preserved, providing spaces and services for Dog owners in Allera.

Figure 16: Preservation Plan for Phase 1

Building Height The plan for Phase 1 strategically designed buildings with taller heights around roadways to act as sound barriers. This reflects values determined in the City of Austin's neighborhood plan for the area. The buildings with fewer levels are located closest to the single-family residential areas, creating a smooth transition, and conforming to previous planning efforts in the area.

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Figure 17: Building Heights in Phase 1

The Wiggle Building The Wiggle Building (Figure 18) is inspired by the Byker community in Scotland (Figure 19).

This will be the tallest building in Phase 1 with 7-8 stories in total. This dynamic structure will accommodate a variety of uses ranging from office space to subsidized housing. The top floors will be prime office and market-rate housing space. The middle floors will accommodate subsidized housing. The second floor will be shared workspaces available to community

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members who can pursue whatever activities they desire. The ground floor will be commercial retail spaces. This layering of market-rate spaces within the building will help reduce the cost of providing subsidized housing and community space. This will be a building where people from different backgrounds and incomes exist together in community. They will use the same facilities and shop at the same stores.

Figure 18: Wiggle Building (Plan and conceptual section)

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Figure 19: Byker, Newcastle upon Tyne, UK Source: Ralph Erskine, Byker, Newcastle, 1974

Public Green Space & Planning for All Ages Our greenspace plan calls for the creation of a system of retention ponds which also serve as public space for recreation. This plan utilizes the existing contours of the site to create an inviting landscape that decreases impervious cover, protects the community from flooding, and mitigates potential climatic changes.

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Figure 20: Public and Greenspace Plan for Phase 1 Natural features are integrated throughout the development. These elements are arranged with our building plan to accommodate different age groups’ interaction with the natural environment (Figure 21).

Young children and their parents will find the intimate spaces framed by housing safe and fun older children will find public spaces such as the plazas, community activity center, and library to be places where they can express themselves while still within eyesight of their parents Seniors will be able to find many calm and pleasant spaces

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Figure 20: Planning for Children of all Ages

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Climate Resilience In addition to the site falling within the 100-year floodplain, the land is also significantly impacted by pollution coming from the traffic on nearby highways 1-30, 290, and Airport Boulevard. Our plan for the Allera development addresses both land issues through sustainable water management integrated throughout the Phases of Allera.

The retention pond and bioswale systems planned in Phase 1 allow the community to better manage water in the future and immediately improve impervious coverage in the area. The bioswales incorporated from Airport Boulevard and along manage pollution in runoff before it reenters the landscape.

These environmental systems also add dual aesthetic and social value as a public green space. An added economic benefit of sustainable water management is that this land can be maintained at little to no cost. Through prioritizing Texas native species, we minimize overall irrigation needs and necessary irrigation can be naturally primarily maintained through recycled stormwater.

Eventual environmental and landscaping goals for the Allera:

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Native species requirements in public landscaping Street trees and protection of street trees to reduce heat island effect Water harvesting plants Incentives for single-family homes to use native species and create rain gardens Green filters polluting streets to prevent water contamination Pervious pavers throughout the development in patios, sidewalks etc.

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Figure 22: Highlights of Allera Phase 1

References: ● North Loop Neighborhood Plan 2002:

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https://www.austintexas.gov/sites/default/files/files/Housing_%26_Planning/Adopted %20Neighborhood%20Planning%20Areas/21_NorthLoop/nloop-np.pdf ● Social Pinpoint: https://www.socialpinpoint.com/ ● Byker Community Photos: https://newcastleareas.wordpress.com/byker/ https://www.pinterest.com/tim_jacoby/ralph-erskine-byker-newcastle-1974/ ● Vauban Community Photos: https://travelfeed.io/@izzynoel/vauban-germany-the-worlds-first-sustainable-livingsuburb-1530665550 ● GIS Data: Austin OpenData Portal https://data.austintexas.gov/