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face when considering the development of small parcels of vacant commercial
use land. Of course, without accommodation for cars, small business clientele will
need to arrive either on foot, by bike, or via some form of public transportation.
What third places rely on for success is continued access and connection,
which, if not supported through a city’s built form, will 昀椀nd other ways to
emerge. The apparent substitutes for daily social interaction brought on by
the decline of physical spaces have tipped increasingly toward the virtual, a
situation ushering in its own wave of societal ills.
New Ways to Think About Zoning
Both Laredo and Bastrop have decisively opted for a return to the e昀케ciency
of the open and connected grid network that can adapt to changing modes
of transportation. This approach prioritizes land resource conservation by
applying a non-Euclidian urban planning policy that accommodates a mixture
of uses at a walkable scale in hopes of generating economically resilient and
vibrant neighborhoods.
For some communities, the resultant public spaces may become a natural
point of refuge in the event of severe weather conditions or a neutral venue for
public meetings to discuss important local issues — a form of civic engagement
that builds trust and strengthens the foundation of the democratic process.
So how do we begin to retroactively de昀椀ne pockets of activated, walkable
public space within the social deserts of the suburbs and exurbs? How do we
provide third place destinations within a four- to six-mile radius of existing
single-family homes and evolve them into sustainably accessible neighborhoods
that prioritize the well-being of individuals and society at large and inject a
little civic life back into the sprawl? Perhaps we start by looking at a study of
frequently traveled routes to identify an appropriate corner lot where a public
use could bene昀椀t the greater community.
Can the existing void of the 25-foot setback be breached to engage the
passerby? For current homeowners, there is a fear of encroachment on the surrounding homes; however, the bene昀椀ts would far outweigh the disadvantages.
Small-scale, walkable local destinations rarely create regional draw outside
of the neighborhood catchment area. Part of Texas cities’ smart growth has
become a re-evaluation of urban planning strategies, acknowledging the need
to strike a balance between the convenience of car travel and the bene昀椀ts
of walkability, which promotes healthier, more vibrant, and economically
sustainable communities by creating the conditions for third places to organically emerge.
Nkiru Gelles, AIA, is an architect at Low Design Office and a design commissioner
PHOTOS BY CASEY DUNN
for District 3 in Austin.
Newly opened in summer 2023, the First Light Book Shop is already a popular
destination in Austin’s Hyde Park neighborhood.
1/2 2024
Texas Architect 55
