The Forum PUD

Map

This 118-acre proposed mixed-use development would occupy three tracts of land on the southwest and southeast corners of South MoPac and William Cannon (1, on map at right, and color rendering B, below). Anchored by a 183,000-square-foot Lowe's home improvement store, the project also would include 200,000 square feet of office space, 115,000 square feet of retail, 26,000 square feet of restaurants, two assisted living centers, and a golf driving range.

All told, the PUD would total 60 acres of impervious cover, or 51.7% of the total. Because this amount exceeds the 17-18% allowable under the S.O.S. ordinance in the Barton Springs zone, Forum developers are proposing to preserve two separate tracts -- the 147-acre Brownlee tract on William Cannon (2 on map, and color rendering A, below), and the yet-to-be-purchased, 167-acre Blowing Sink tract (3, on map), at Deer Lane near Brodie. This tract is particularly sensitive because it contains the entrance and much of the contributing drainage area to Blowing Sink Cave, an extensive network of caverns leading to a channel 254 feet below ground in the Barton Springs Edwards Aquifer.

Forum developers are seeking a zoning change on the development site from single-family to commercial and office use. The item is scheduled for City Council consideration Feb. 25, although sources say a decision will probably be postponed until sometime in March.

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Pro Forum

Rendering A

The Western Oaks, Banneckburn, and "ABC Streets/ Whispering Oaks" neighborhoods within the proposed project area have submitted letters to the city in support of the plan. Others endorsing the project include local activist Buzz Avery, the city's Environmental Board, and over 50 individual residents in the project area who've sent letters of support.

A study conducted by Capitol Market Research, a real estate research firm, found that this area of southwest Austin is "underserved" by retail and employment opportunities. This lack of services contributes to long commutes for shopping and work, the study said. Forum backers argue that, while traffic in this area is congested now, it would actually improve under the Forum project due to developers' commitment to build infrastructure improvements to mitigate traffic problems.

On the construction front, Forum developers have committed to comply with "Green Builder" design specifications, which means using sustainable, environmentally sound materials in designing and building the project.

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Anti Forum

Rendering B

The S.O.S. Alliance -- the organization that created the S.O.S. ordinance and spearheaded its passage -- opposes the project on several grounds.S.O.S. leaders argue that the project should have to comply with the S.O.S. cap of 17-18% impervious cover for developments in this area, as opposed to the over 50% that the Forum is requesting.

The Forum, opponents say, would generate 25,000 vehicle trips per day, as opposed to 6,000 trips per day if the tract remained under its existing single-family zoning and impervious cover limits.

They further argue that the project runs counter to City Council's smart growth goals of shifting development away from the Drinking Water Protection Zone in southwest Austin and into the Desired Development Zone, or less environmentally sensitive areas of the city.

Additionally, construction of the Forum would create a major employment center, therebyincreasing demand for more housing, more services, and competing projects of a similar magnitude.