[priller]

I am going to take a wild stab and guess that that is Scenic Drive or something nearby, between 35th and Enfield along the Lake Austin waterfront?

It was Scenic Drive. I can't even remember the last time I drove on that road; it was many many years ago. And the other two houses on the water were just past the end of that street. Beautiful neighborhood, lots of great houses.

[MichaelB]

Wow! That looks very nice, although I want to see it in the daytime.




It was "chewy" in this post (http://forum.skyscraperpage.com/showpost.php?p=4079260&postcount=4677)

AH HA! Thanks LSM!

[MichaelB]

It was Scenic Drive. I can't even remember the last time I drove on that road; it was many many years ago. And the other two houses on the water were just past the end of that street. Beautiful neighborhood, lots of great houses.

I love that stretch of road. It is on my tour when I show any visitor Austin!

[LoneStarMike]

(Downtown Austin) 1959

http://texashistory.unt.edu/widgets/highlight2.php?path=/data/SUM2007/ASPL/box_03/upl-meta-pth-33370/web-ND-59-A-141-02.jpg&q=

http://texashistory.unt.edu/widgets/highlight2.php?path=/data/SUM2007/ASPL/box_03/upl-meta-pth-33368/web-ND-59-A-141-04.jpg&q=


Did anyone else notice something odd about the two photos from 1959? They were both supposedly taken on the same day (October 1, 1959) but I don't see how that could be the case. In the first one, there's a massive 4-story structure sitting atop a small hill in the block where Austin Centre/Omni Hotel currently stands. (far right side of the photo about midway between the top and the bottom.)

To get a closer look, go here (http://texashistory.unt.edu/data/SUM2007/ASPL/box_03/upl-meta-pth-33370/ND-59-A-141-02.jpg) and then click on the image to enlarge it.

In the second picture, that building is gone and that whole block is a parking lot.

To get a closer look, go here (http://texashistory.unt.edu/data/SUM2007/ASPL/box_03/upl-meta-pth-33368/ND-59-A-141-04.jpg) and then click on the image to enlarge it.

At any rate, I wondered what the large building on the hill was and did a little research. I believe it is the St. Mary's Academy.

From the Texas Handbook Online

St. Mary's Acedemy, Austin (http://www.tshaonline.org/handbook/online/articles/SS/kbs45.html)

St. Mary's Academy in Austin had its origin in 1874, when the Holy Cross Sisters answered a plea from the pastor of St. Mary's Church to assume operation of a parish school that had been run by the Sisters of Divine Providence. The school was a two-room cabin located on the site of the sacristy of the present St. Mary's Cathedral. At first Mother Angela Gillespie, American foundress of the Holy Cross Sisters, and Sister M. Austin did all the teaching and cooking for the school. By 1875 increased enrollment required the construction of a larger building at the same site, and in 1882 the sisters purchased an additional plot of nearby land that had previously been the site of the President's House during the Republic of Texas. On this land, bounded by East Seventh, Brazos, East Eighth, and San Jacinto streets, a new building, four stories high and made of Travis County limestone, was opened in 1885 as a school for girls. A large north wing added in 1901 reflected the gradual increase in enrollment. For over sixty years classes were regularly held in the imposing building, which became a notable landmark in downtown Austin. In 1947, however, the sisters moved the school to a ten-acre plot at Forty-first and Red River streets, formerly the E. H. Perry estate, the central features of which were a large residence of Italian Renaissance design and terraced formal gardens. The old school building downtown, which had been sold, was razed.

According to a 1922 City Directory, St. Mary's Academy had a street address of 204 E. 7th.

You can click here (http://www.judegalligan.com/images/Downtown_Austin_Historical_Map.jpg) to view this undated map of the City of Austin and then click on the image to zoom in further. You can see the lot with the President of the Republic of Texas' house depicted on it.

Then, click here (http://www.tsl.state.tx.us/arc/maps/images/map0926e.jpg) for a map of Austin circe 1890-1895, then click on the image to enlarge it further and the President's house is gone and St. Mary's Acedemy has been constructed in its place.

Just a little history on a building most have forgotten about.

[hookem]

Good catch! You can also tell they weren't on the same day because of the Christmas decorations over Congress. Maybe you should send an email to UNT.

I'll bet they just assumed it was the same day because of how rare aerial photography sessions occurred.. However, that might not be the case. There might be tons of aerial photography from those times, as the typical passenger planes flew lower and slower. I think pilots also had much more leeway if they wanted to show passengers a nice view.

[LoneStarMike]

Here's a mystery (to me) that maybe someone could solve.

According to Emporis, The Vaughn Building (http://www.emporis.com/en/wm/bu/?id=vaughanbuilding-austin-tx-usa) was completed in 1965. It's 10 stories. Then, there's a separate entry for 815 Brazos (http://www.emporis.com/en/wm/bu/?id=815brazosbuilding-austin-tx-usa) which is 11 stories and shows a completion date of 1982. The description for 815 Brazos notes "815 Brazos Building sits at the corner of 9th and Brazos and backs up to the Vaughan Building, touching its facade."

Here's 815 Brazos & the Vaughn Building cropped from a bigger picture I took in early Feb.

http://i241.photobucket.com/albums/ff158/LoneStarMike/VaughnBldg01.jpg

Initially, I assumed that the horizontal windows facing 9th Street all the way back to and including that beige blank wall facing Brazos was 815 Brazos, while that glass column with the flag on top and everything behind that was the Vaughn Building, but now I'm not so sure.

Going back to The Portal to Texas History website, I found a couple of other aerials of downtown which are also both dated October 1, 1959.

http://texashistory.unt.edu/widgets/highlight2.php?path=/data/SUM2007/ASPL/box_03/upl-meta-pth-33371/web-ND-59-A-141-01.jpg

To get a closer look, go here (http://texashistory.unt.edu/data/SUM2007/ASPL/box_03/upl-meta-pth-33371/ND-59-A-141-01.jpg) and then click on the image to enlarge it.

Notice that in the block due north of St. Mary's Academy, there's another church on the northeast cormer of 8th and Brazos across from the Commodore Perry Hotel. That's the Central Presbyterian Church. Now look up the street from that church at the southeast corner of 9th and Brazos. There appears to be a building under construction about where the Vaughn Building is today.

Here's another photo showing St Mary's Academy and in this one, the building under construction appears to have been completed. It's the bright white building about 10 stories tall.

http://texashistory.unt.edu/widgets/highlight2.php?path=/data/SUM2007/ASPL/box_03/upl-meta-pth-33370/web-ND-59-A-141-02.jpg

To get a closer look, click here (http://texashistory.unt.edu/data/SUM2007/ASPL/box_03/upl-meta-pth-33370/ND-59-A-141-02.jpg) and then click on the image to enlarge it.

In the final aerial picture, you can see the completed white building, but notice that St. Mary's Academy has now been razed and is a parking lot.

http://texashistory.unt.edu/widgets/highlight2.php?path=/data/SUM2007/ASPL/box_03/upl-meta-pth-33369/web-ND-59-A-141-03.jpg

To get a closer look, go here (http://texashistory.unt.edu/data/SUM2007/ASPL/box_03/upl-meta-pth-33369/ND-59-A-141-03.jpg) and then click on the image to enlarge it.

Next, here's a photo from UNT of the Vaughn building supposedly taken in 1960.

http://texashistory.unt.edu/widgets/highlight2.php?path=/data/SUM2007/ASPL/box_04/upl-meta-pth-33046/web-ND-60-5864(B)-01.jpg&q=

Notice that in 1960, it was only 4 stories. Maybe the additional 6 floors were added and completed in 1965? And note that originally, the building had metal vertical stripes running down the facade of the building. Those vertical stripes are gone today. To the left is a taller structure. Is that taller structure also part of the Vaughn building, or is part of the present-day 815 Brazos Building?

Finally, here is a color aerial of Austin taken in 1969.

http://texashistory.unt.edu/widgets/highlight2.php?path=/data/SUM2007/ASPL/box_03/upl-meta-pth-33282/web-ND-69-A002-01.jpg

To get a closer look, click here (http://texashistory.unt.edu/data/SUM2007/ASPL/box_03/upl-meta-pth-33282/ND-69-A002-01.jpg) and then click on the image to enlarge it.

On the far right near the Perry Brooks Building and the Commodore Hotel, you can see the (now 10 story) Vaughn Building and that glass column where the stairwells are. To the left of the glass column, you see the blank wall that fronts Brazos Street and to the left of that wall is more building. If all of that was in place in 1969, then what part of that block was built in 1982? Was 815 Brazos really a completely new building constructed in 1982, or was it merely a renovation of part of the older existing Vaughn Building?

Another question. Go back and look at the photo taken in early February. Notice the top floor windows on the corner. The two windows that face ninth street and the one that faces Brazos Street are a bit larger than all the other windows in the building, and beneath those windows it has been painted dark green.

I used to work in One Commodore Plaza (now Brazos Place) on the west side of Brazos from January 21, 1985 through November 30, 1991 and I remember at some point during that time seeing the workmen up there painting those sections that are now dark green. At the time, I thought they were testing out different paint colors and were about to spruce up the building, but nothing further was ever done and it's been that way for about 20 years now. To me, it just looks plain weird.

[MichaelB]

Good catch! You can also tell they weren't on the same day because of the Christmas decorations over Congress. Maybe you should send an email to UNT.

I'll bet they just assumed it was the same day because of how rare aerial photography sessions occurred.. However, that might not be the case. There might be tons of aerial photography from those times, as the typical passenger planes flew lower and slower. I think pilots also had much more leeway if they wanted to show passengers a nice view.

Oh Man ! you beat me to it! I noticed the Christmas decorations as well!

[Saddle Man]

Damn LoneStarMike! You are on it.

[Dan Denson]

In the color arial photo taken in 1969, you can see Jester Dorm. I don't know when it opened, but it was around that time.

[priller]

El Sol y La Luna just opened at 6th & Red River! I see many breakfast tacos in my future...

[Austinite]

Scottolini and LoneStarMike, thanks for posting such interesting pictures and comments. Please post more of them if you can.

[LoneStarMike]

:previous: You're welcome. Here's another 1969 aerial of Austin from a different angle

http://texashistory.unt.edu/widgets/highlight2.php?path=/data/SUM2007/ASPL/box_03/upl-meta-pth-33281/web-ND-69-A002-02.jpg&q=

Go here (http://texashistory.unt.edu/data/SUM2007/ASPL/box_03/upl-meta-pth-33281/ND-69-A002-02.jpg) for the bigger version.

Also, if you're into historical stuff, I posted a thread a few days ago in the My City Photos section that has some info on some of the older buildings on Congress Avenue.

Exploring Austin (83 photos) (http://forum.skyscraperpage.com/showthread.php?t=165692)

[shanny]

:previous: its amazing what 40 years has done to this city!

ohhhh and I'm coming back tomorrow!!!!!!!!!!!! :banana:

I'll take some pictures this weekend

[HOUSTONIAN57]

Well I found this plnned for Austin. I don't know if you 'Austinites' know about this already but, I have'nt seen it in this thread.

Hotel Van Zandt 17 stories.

http://www.jmirealty.com/projects/project_detail.php?property_id=21&type=3

Renderings:

http://i294.photobucket.com/albums/mm99/YahTrickYah57/emerging_poster_jan091pdf-AdobeRead.jpg

http://i294.photobucket.com/albums/mm99/YahTrickYah57/HVZ20Image20A.jpg

JMI Realty is developing the Hotel Van Zandt, a 307-room, 17-story, Kimpton Boutique Hotel conveniently located minutes away from the convention center, the Warehouse District and other popular downtown Austin destinations. When complete, the hotel will include amenities such as three levels of underground parking, a three-meal restaurant, a 6,800 square foot pool deck and bar, approximately 12,000 square-feet of meeting space and a 1,300 square foot excercise facility.

Situated in the newly minted Waterfront District of downtown Austin, the project will be directly adjacent to and share amenities with The Shore, a Trammell Crow Company condominium project. The Van Zandt is expected to attract both business and leisure travelers given its opportune location. It is two blocks southeast of the Austin Convention Center, one block east of Town Lake, 1.8 miles from the Texas Capitol Building, and 1.6 miles from the University of Texas at Austin.

The Van Zandt will be the only boutique hotel in downtown Austin and is designed to capture the unique attitude and culture of the community. JMI Realty believes that a trendy, upscale boutique hotel in downtown Austin will stand out among the competition in the market.

http://www.ci.austin.tx.us/downtown/downlo...oster_jan09.pdf


San Diego-based JMI Realty may start construction this year on a hotel project on Lady Bird Lake.

[G Lee]

815 Brazos was built in the mid 50's and was known as the International Life Bldg. The Perry Brooks building was under construction at the same time.

[LoneStarMike]

:previous: Thanks! Not much info on that building but apparently the architect was Hugo Franz Kuehne (http://www.tshaonline.org/handbook/online/articles/KK/fku12.html) according to the Texas Handbook Online.

So that one picture showing it under construction must have been in 1951 or 1952, rather than 1959.

Speaking of the Perry Brooks Building, here's another old construction photo I found at the Portal to Texas History.

http://texashistory.unt.edu/widgets/highlight2.php?path=/data/SUM2006/ASPL/Box_35/upl-meta-pth-19485/web-nd-50-111-02.jpg&q=

Bigger photo (http://texashistory.unt.edu/data/SUM2006/ASPL/Box_35/upl-meta-pth-19485/nd-50-111-02.jpg)

[dvddvd]

Well I found this plnned for Austin. I don't know if you 'Austinites' know about this already but, I have'nt seen it in this thread.

Hotel Van Zandt 17 stories.

http://www.jmirealty.com/projects/project_detail.php?property_id=21&type=3

Renderings:

http://i294.photobucket.com/albums/mm99/YahTrickYah57/emerging_poster_jan091pdf-AdobeRead.jpg

http://i294.photobucket.com/albums/mm99/YahTrickYah57/HVZ20Image20A.jpg



http://www.ci.austin.tx.us/downtown/downlo...oster_jan09.pdf


The reason you didn't find it on the thread is because it's really old news. They've been on the verge of breaking ground for around 3 years now.

Also, today I noticed that the shore has installed a nice huge homes for sale sign on top of the shore. It got me thinking that I should check their website again-

Only 4 homes are for sale on their site. They are 4 completely new listings from the ones that have been for sale on the site for the past 12 months. (There's no way all of those sold ... if any) These new listings are sales that never closed and the current asking prices are about 13% more than the very beginning listing prices.

It's just tough to get a real idea of what's going on with downtown's market given the way the developers are handling things. (Always spinning) (psst .. Austin is in great shape ... just look at Miami .. 40:1 ratio of people:condos)(we reserved a 2700sqft unit) (They are only listing a partial inventory) blah blah If you look at the tax rolls of the shore, 88 of them didn't close.

The 360 sent me a new promotion today saying that they have 2 units remaining (remaining from what .... do we really know?) Anyway, they've dropped those 2 unit's prices 75k or about 17%.

According to the tax rolls -

28% of the Brazos hasn't sold
55% of the Sabine hasn't sold
45% of the Shore hasn't sold
and the 360 isn't on the tax rolls yet.

The above complexes are the ones being used to promote the 90+% sold number being thrown around by the promoters. The tax roll just don't support the developer's numbers.

dvd

[tgbAustinite]

one step closer...

http://www.bizjournals.com/austin/stories/2009/03/02/daily45.html?ana=from_rss

[Scottolini]

The reason you didn't find it on the thread is because it's really old news. They've been on the verge of breaking ground for around 3 years now.

Also, today I noticed that the shore has installed a nice huge homes for sale sign on top of the shore. It got me thinking that I should check their website again-

Only 4 homes are for sale on their site. They are 4 completely new listings from the ones that have been for sale on the site for the past 12 months. (There's no way all of those sold ... if any) These new listings are sales that never closed and the current asking prices are about 13% more than the very beginning listing prices.

It's just tough to get a real idea of what's going on with downtown's market given the way the developers are handling things. (Always spinning) (psst .. Austin is in great shape ... just look at Miami .. 40:1 ratio of people:condos)(we reserved a 2700sqft unit) (They are only listing a partial inventory) blah blah If you look at the tax rolls of the shore, 88 of them didn't close.

The 360 sent me a new promotion today saying that they have 2 units remaining (remaining from what .... do we really know?) Anyway, they've dropped those 2 unit's prices 75k or about 17%.

According to the tax rolls -

28% of the Brazos hasn't sold
55% of the Sabine hasn't sold
45% of the Shore hasn't sold
and the 360 isn't on the tax rolls yet.

The above complexes are the ones being used to promote the 90+% sold number being thrown around by the promoters. The tax roll just don't support the developer's numbers.

dvd

Sweet! The prices are sure to come down soon then! Oops, my bad. I meant to say how sorry I am about your unit losing value.:P

[WallerCreekView]

The tax roll just don't support the developer's numbers.

dvd

What a revelation. 360's developers say *some* units have been sold, yet the tax roll say that *none* have been sold. Let's assume that the tax roll is correct and jump off a cliff!!!

It's been clear that you're biased for quite some time, but after this post it's also clear you're sloppy. If you'd bothered to check the tax roll today before you posted (instead of using the numbers from the last time you went Chicken Little on us), you'd see that your estimate of 45% of the Shore not being sold is off by at least 20%. Who knows if they're even finished updating the Shore tax roll? Neither one of us does.

Using the tax roll for analysis such as this is :koko:

[dvddvd]

What a revelation. 360's developers say *some* units have been sold, yet the tax roll say that *none* have been sold. Let's assume that the tax roll is correct and jump off a cliff!!!

It's been clear that you're biased for quite some time, but after this post it's also clear you're sloppy. If you'd bothered to check the tax roll today before you posted (instead of using the numbers from the last time you went Chicken Little on us), you'd see that your estimate of 45% of the Shore not being sold is off by at least 20%. Who knows if they're even finished updating the Shore tax roll? Neither one of us does.

Using the tax roll for analysis such as this is :koko:

The tax rolls say nothing about the 360. The 360 isn't on it and I never said that none of them sold. It was not implied either. Your bias got you to that poing.

Anyway .... using today's roll the shore still has 81 units unsold. 42% unsold.

You can choose to believe it or not. And maybe learn to count!

The numbers speak for themselves. I'm not putting any spin on it.

The only information that seems to be posted on here regarding the sales numbers comes from the developers and marketers. If you want to swallow it hook line and sinker .... great for you. If you choose to see that information as unbiased ... great for you.

If you choose to get so bent out of shape because you hear something different than what the developers are saying .... great for you.

I've never seen so many pollyannas in one place.

[paulsjv]

I keep getting emails from the 360 and they only seem to have 2 units left. One on the 40th and one on the 17th floors. It seems they are both $75,000 off making them upper $300s and mid $300s respectively. :)

[alexjon]

Do people get cranky there when condos in a prestige building sell for cheaper so shortly after they purchased their own?

I know my friend got pretty pissed when someone paid $197k for a unit identical to his studio, when he paid close to $375.

[Saddle Man]

I would be. And WOW! $375 to $197. They didn't even spit on it before they put it to him.

[()_T]

I don't know if you guys heard of this but, its not on the first page on this thread.

Republic Park 16-stories

http://www.zieglercooper.com/projects.asp?indid=41&projid=102

In response to Austin´s metropolitan population and employment growth, Gables Residential purchased a .75 acre site fronting on Republic Park Square and is moving forward with a development of mixed-use urban residential tower with street level retail. The 16 story tower consists of 222 apartments, 14,650 sf of retail and an elevated pool and club facility overlooking Republic Park from the 6th level rooftop.

The architectural expression reaches out to the cultural heritage of its warehouse neighborhood, a series of brick-clad buildings that now house a vibrant retail life. Formally speaking, the architectural composition is fragmented into four (4) building blocks that break down the scale of the large tower. A two story retail base is punctuated with glass storefront and retail canopies and expands the Great Streets program along Fourth Street and Guadalupe Street to encourage sidewalk cafes and an active pedestrian scene.

The progressive design features a large, overscale brise de soleil fronting on Republic Park. This prominent architectural feature provides shade to the pool and clubhouse levels and architectural interest from the park. The materials palette for the design include aluminum glass, brick, and bluestone accents at the retail street level and a combination of brick and stone accents for the residential tower. Views from the tower and the balconies provided at every apartment unit will extend to the Capitol on the north and Town Lake on the south, and of course Republic Park to the west.

STRIVING FOR LEED CERTIFICATION

Renderings:

http://i294.photobucket.com/albums/mm99/YahTrickYah57/RP1.jpg

http://i294.photobucket.com/albums/mm99/YahTrickYah57/proj894.jpg

http://i294.photobucket.com/albums/mm99/YahTrickYah57/RP.jpg

http://i294.photobucket.com/albums/mm99/YahTrickYah57/RP2.jpg

[deerhoof]

[QUOTE=()_T;4127101]I don't know if you guys heard of this but, its not on the first page on this thread.

Republic Park 16-stories

http://www.zieglercooper.com/projects.asp?indid=41&projid=102



I think most are familiar with the project, but the pictures are definitely new to this forum. I believe there was one picture floating around that wasn't as detailed as these.

[MichaelB]

Is this the Ginger Man site? Anybody know? If so, I thought "they" were going to incorporate the facade?

[hookem]

Is this the Ginger Man site? Anybody know? If so, I thought "they" were going to incorporate the facade?

Yes, I'm 99% sure it is. And I'm about 95% sure I see the facade on the renderings, but it's not really prominent in any of them.

Look at this rendering from the above link:

http://www.zieglercooper.com/images/proj892.jpg

The pool/deck area is along Guadalupe Street, where the Fox and Hound was (and before that, Waterloo and the homebrew supply store). Down the cross street, 4th, you can see a change in the facade at street level to a more brown color for a short length. This is approximately where the Gingerman is. Also, if you look at street view, the windows (as far as I can tell), color, and placement seem to match up:

http://maps.google.com/maps?q=4th+and+guadalupe+austin+tx&oe=utf-8&client=firefox-a&ie=UTF8&split=0&gl=us&ei=TimySfucPNKgtwe5vPHBBw&ll=30.267117,-97.746716&spn=0.000526,0.001207&t=h&z=20&layer=c&cbll=30.267083,-97.746617&panoid=pkLLa4Ea1OfukOIKuWuiEw&cbp=12,75.47692536561205,,0,-2.5000000000000004

(you may want to back up to 4th and Guadalupe for perspective : http://maps.google.com/maps?q=4th+and+guadalupe+austin+tx&oe=utf-8&client=firefox-a&ie=UTF8&split=0&gl=us&ei=TimySfucPNKgtwe5vPHBBw&ll=30.267205,-97.74702&spn=0.000526,0.001207&t=h&z=20&layer=c&cbll=30.267098,-97.747059&panoid=lByh5gSyWOC0x7K71s7bQg&cbp=12,70.77692536561204,,0,2.3999999999999986 provides a better look)

So I think that's the facade... can't be sure without the distinctive curve above the windows, though, and that's covered by trees.

[MichaelB]

re : gingerman. Thanks. thought it was. The rendering that views the building from the east looks to have the same indication.

Still pisses me off that the city didn't find a way to make them do more.

There were so many creative idea thrown around on here last year. Sigh.

If you look at how the lower floors are constructed, with a little more effort.... they could have built right over the old "Gingerman" building. But I guess where there is "no will" there will be found "No way". (sorry, best I could do this AM!)

[H2O]

The tax rolls say nothing about the 360. The 360 isn't on it and I never said that none of them sold. It was not implied either. Your bias got you to that poing.


The numbers speak for themselves. I'm not putting any spin on it.





You really can't rely on TCAD online data. The ownership information on our house was not changed for almost 2 years after we bought it.

[AustinGuy]

The tax rolls say nothing about the 360. The 360 isn't on it and I never said that none of them sold. It was not implied either. Your bias got you to that poing.

The 360 does have only between 2 or 3 units left available depending on the day. They did drop prices significantly to clear out the remaining units that fell out of contract. I know for a fact that the prices on the cleared out units were well below the prices they offered for the pre-sale units on the very first day of sale.

Regardless, dropping the prices worked as it usually does and the building is mostly sold out. Judging by MLS, there are still a number of flippers in the building who are hoping to get a great deal more than they paid for their units despite what the developer was just selling similar units for. Not sure how that'll work out for them.

I was down at the 360 last night and the wine bar, Mulberry, was packed.

[austin242]

The building turned out better than I though at least it looks to have a decent amount of Reatail.

Oh and does anyone know if the Spring will be lit up at night?

[shanny]

if anything is lit it will be the crown only...they tend not to upward light residential buildings because it annoys residents

[sakyle04]

I don't know if you guys heard of this but, its not on the first page on this thread.

Republic Park 16-stories

http://www.zieglercooper.com/projects.asp?indid=41&projid=102



I think most are familiar with the project, but the pictures are definitely new to this forum. I believe there was one picture floating around that wasn't as detailed as these.

beautiful.

[ivanwolf]

You can also go to the City of Austin Development web site and go to the GIS downloads, there you will find Aerials from the past 1962-2008. They are in a format called SID, you can go to a company called Lizard Tech and download the SID viewer to look at these Aerials. This may help you determine the date of the pictures discussed recently. The 2008 stuff is cool to to see Austin as of Feburary 2008.

[ATXboom]

Credit crunch putting a hold on more Austin projects
By Shonda Novak

AMERICAN-STATESMAN STAFF


Thursday, March 12, 2009

The recession and frozen credit markets have put more Austin projects on hold, including proposed hotels downtown and in North Austin and a large condominium project on East Riverside Drive.

JMI Realty is ready to start work on the Hotel Van Zandt, a 327-room boutique hotel at Red River and Davis streets, at the eastern edge of downtown. But obtaining financing for the hotel is "very, very difficult," said Greg Clay, senior vice president with JMI, which recently moved its headquarters to Austin from San Diego.

"We are ready to start construction on the hotel project, but there are no lenders willing to make loans on new construction," Clay said Wednesday. "We are having some dialogue with lenders, but even with a lot of equity in the deal, the banks are not willing to actually make loans. We have lots of jobs ready to be created with this project, but until the banking environment improves, we will be on hold."

Also on ice are CWS Capital Partners' plans to build hundreds of apartments and condos on East Riverside, just east of South Congress Avenue.

The original plans for three towers as high as 200 feet set off a major debate over waterfront development, and CWS later scaled back the height to 96 feet and reached a compromise with the project's opponents. The company had planned to start the project this year.

"Obviously, financing is an issue for everyone right now until the capital markets return," said Greg Miller, vice president of investments for Texas-based CWS Capital Partners. "Until the capital markets stabilize and return to normal, it will be a very difficult environment to develop in."

In North Austin, Atlanta-based Novare Group and its local partner Andrews Urban are holding off on a 28-story tower that would house condominiums and a 145-room Twelve Hotel at Endeavor Real Estate Group's Domain mixed-use project. The developers say the delay of the $100 million-plus project stems from the postponement of three major retail projects at the Domain: new stores for Nordstrom, Saks Fifth Avenue and Whole Foods Market Inc.

"We intend to defer on our residential community at Domain, as well as the Twelve Hotel in the same building, until such time as we are clear about the status of the retail, apartments and the Whole Foods," said Taylor Andrews, president of Andrews Urban. "The challenge with mixed use is that even if one of the uses is delayed, it can impact the feasibility of the others."

Under the revised timetable, Nordstrom and Saks — as well as 490 apartments, 450,000 square feet of additional retail space and 125,000 square feet of offices — would not open until fall 2012. The Whole Foods store opening would be pushed back to May 2012, about a year later than planned.

The lending environment is difficult in all markets, JMI's Clay said, even in those like Austin that are said to be faring better than others because of job growth.

"It is especially difficult to get loans over $30 million," Clay said. "But even the small loans from local banks are more difficult to get today and will only get more difficult in the future as regulators review the local banks' asset base and require additional capital infusions."

Bob Barnes, president and chief executive of IBC Bank in Austin, said bank credit is generally less available now than it was six to 12 months ago.

However, Barnes said loans are available "for well-capitalized borrowers with experience and demonstrated business plans or projects."

"Essentially, there is little room for speculative projects right now," Barnes said.

His bank provided the construction loan for the Barton Place condominium project under construction on Barton Springs Road.

Some developers are plugging away on the financing front, and some say they are beginning to see encouraging signs of banks' interest in getting back into the lending game.

The Louisville, Ky.-based Poe Companies still plans to build an art-themed hotel and condo project on Cesar Chavez Street across from the Austin Convention Center.

"We're committed to the project and committed to Austin," said Michael Bonadies, president and CEO of 21c Museum Hotels. "We are optimistic but patient and are working to obtain financing."

snovak@statesman.com; 445-3856

[ATXboom]

Downtown Condos: What's Up?
Developers deliver the lowdown on the economy and the future of Austin's new high-rises
BY KATHERINE GREGOR





Downtown skyline of any city is its most public face, emblematic of its prosperity, status, growth, and change.

In that context, Austin's new urban skyline – much like Lady Bird Lake or Zilker Park – belongs to the whole community. No matter which neighborhood or exurb people reside in, they notice and feel invested in the changes Downtown – most recently, the rising new residential towers. And because they're so prominent, the high-rises stir curiosity and strong emotions – ranging from excitement, dismay, and skepticism to lifestyle lust. As the most visible symbols of an evolving, prosperous Austin and Downtown, they're emotional lightning rods that intrigue newcomers and simultaneously alarm much of the old guard.




Photo courtesy of Austin Fit MagazineNow, with the national economy and the housing markets in financial meltdown, Aus­tin­ites are wondering about the luxury-condo and apartment-tower boom. Is it over? Is the densification of Downtown, as one remedy to suburban sprawl, on hold? Or is 2009 the ideal year to find a bargain and join the trend? While Austin's real estate market has weathered the recession better than those of many other cities, many wonder about the demand for all the luxury units under construction.

To get a sense of the current market dynamics, we talked to local representatives of the development teams behind major condo projects Downtown.

Taylor Andrews co-developed the 360 Condominiums, the virtually sold-out Novare-Andrews Urban tower that opened at 44 stories in 2008. (The team plans a similar tower, Ovation, and a mixed-use project with condos on Block 52, the site of the relocating Downtown post office.) The other developers interviewed represent the "big four" towers now under construction and scheduled to open by the end of 2010. They are Spring (Larry Warshaw and Perry Lorenz, Spring Austin Partners Ltd.), the Austonian (Terry Mitchell, a consultant to Benchmark Development, the Austin-based subsidiary of Spanish developer Grupo Villar Mir), W Austin Hotel & Residences (Beau Armstrong and Laurie Swan, Stratus Properties), and the Four Seasons Residences (Brett Denton and Art Carpenter with Ardent Residential). Each of these buildings has a distinct submarket, geographically and demographically. Sharing insights from a broker's perspective was Kevin Burns, CEO of UrbanSpace, which specializes in selling Downtown Austin residences, while other sources involved in the market contributed their perspectives, as well.




Download a PDF version of this image here.This particular dialogue with the developers focused specifically on the high-rise condo market and only on projects Downtown. Skyline watchers also will have spotted three new apartment towers that opened in 2008: AMLI on 2nd, the Monarch, and the Legacy on the Lake. The 18-story AMLI on 2nd opened with 231 units in December 2007 and is now 92% occupied. Open in May 2008, the 305-unit, 29-story Monarch reports being more than 70% occupied and 80% leased. Opened in October after the economic meltdown started, the 187-unit, 31-story Legacy on the Lake is only about 20% occupied. (It has been discounting units 18%; the smallest 653-square-foot one-bedroom leases for just under $1,200.) Now rising near City Hall is the 36-story Ashton; its large, upscale 258 units will open this summer. These rental options house a middle-income range of Downtown residents; a number of prospective condo buyers first try renting, to be sure they groove on high-rise life. Some market observers warn of an excess of new high-end apartments, with about 3,000 units now open or planned in and around Downtown.

The condo developers with projects still rising are the savvy, well-capitalized, and lucky ones; about an equal number of projects were weeded out by market forces and never broke ground. Not surprisingly, the survivors remain a bullish bunch – even facing a serious recession. "The biggest misperception is that Down­­town Austin is in this crisis with the rest of the nation," asserts Andrews. He points to how quickly the 360, Austin's largest Downtown high-rise ever, sold out last year – even as the national housing market went into a downward spiral. The projects are also filling their ground-floor retail spaces. The 360's are leased to locally opened cafes, the soon-to-open Garrido's restaurant, an art gallery, and a Blue Star grocery; one 13,000-plus-square-foot space now is for sale for close to $5 million. "We're coming off a really great year that has demonstrated demand beyond what anyone thought would be the case," said Andrews. "It's a testament to what a great city Austin is. We should consider ourselves very fortunate."

[ATXboom]

Pondering Downtown Condos
Frequently Asked Questions
BY KATHERINE GREGOR


Isn't the Austin condo market overbuilt?
The "O" word irritates all of the developers interviewed, realtors as well. All insist: "No, we are not 'overbuilt!'" Their key argument: After the four high-rise condo projects now under construction sell out, no other projects are in the pipeline. Due to the meltdown of the economy, which has frozen the capital markets and project financing, developers believe we're unlikely to see any new projects get financed for one to two years. (Taylor Andrews is the exception; he is bullish on starting construction on his Ovation tower, much like the 360 and with similar "attainable" pricing, in early 2010.)

The lag in project starts could in fact lead to a shortage of units by 2012 or so. Burns said his market stats for Downtown Austin show that 776 new condominiums were completed and available in 2008. Of those, 670 have sold, with a "net absorption" of more than 600 units in one year. (Most projects, with the exception of the Austonian, did not start construction until they had 40% or more presales.) Now about 790 condominiums are under construction; about 350 of those are under contract. That leaves just 546 units to sell – over three to four years, as little or no new product is coming on the market through 2012 or 2013. (Once developers get financing, likely to take at least a year in this economy, it takes another two to three years to build a project.) Based on these projections, 2012-13 could prove a boom time for the resale market, as the demand outstrips the supply of new units.

Austin's 500-plus unsold units are peanuts compared to other U.S. boomtowns such as Phoenix, Las Vegas, and Miami. In the Miami area, closer to 5,000 units existing and under construction are unsold. Such projects typically are converted to rental apartments, are deeply discounted, or just go belly up. By contrast, Austin's "big four" condo towers rising are expected to sell out – albeit more slowly than if the economy had not tanked. Shoppers are cautious, but deals are closing.


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Who's buying all these condos? Is there much diversity?
A good number of Austin's new Downtown residents have previously lived in the heart of other cities and liked it. "We have a broad spectrum of buyers," said Armstrong of the W Residences. "They tend to be progressive thinkers that embrace the idea of urban living." UrbanSpace's Burns agreed, based on his client base: "Downtown is one of the most diverse neighborhoods in Austin. The residents make up a wide variety of ages, cultural and social backgrounds, and family types." At the high-end Austonian, said Mitchell, "We have people from different ethnicities and folks as young as in their 30s up to people in their 60s."

Of course, all Austonian buyers can afford units costing close to $600,000 and up. Economic diversity starts at households making about $60,000 a year (needed to afford a $200,000 "starter" condo) and rises. "However, as far as race, religion, cultural, age, and sexual orientation, these developments show more diversity in close proximity than any neighborhood anywhere in Austin," opined Warshaw. All are buying into an urban lifestyle as much as a particular Downtown building.

"Downtown Austin is far and away the most livable downtown in the South – by some measures, in the country," said Armstrong. "The university, the trail, the nightlife, cultural amenities, and proximity to work really appeal to people."


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What's with all the empty nesters?
Once the kids leave home, Warshaw observed, "by moving Downtown, empty nesters can move closer to the things they really love about Austin, erase traffic as a factor in their lives, lower all their utility bills, get rid of any home maintenance, and give themselves flexibility to lock their door, walk away, and travel."

Empty nesters are willing to reduce the size of their homes – sometimes radically – if it means they can also reduce the hours drained by home and yard chores and commuting. Noted Carpenter of Ardent Residential, "Downtown provides much of the dining and entertainment activities that empty nesters finally have time to enjoy." Mitchell said Austonian shoppers are attracted to a maintenance-free lifestyle, security, interacting with the community in their building, sustainability, and "making their contribution towards reducing our collective impact to this earth," plus the freedom to pursue their passions. "Downtown living truly does create a lifestyle that connects you to your community. It is truly a wonderful, engaging lifestyle to enjoy."


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Are families moving Downtown?
According to the developers questioned, about 5% of condos under construction are likely to house families with children. But that's expected to increase, especially if the next development cycle can produce more attainably priced homes with several bedrooms. "Many younger professionals are choosing Downtown living as a desirable alternative," said Carpenter. "As these families enter child-rearing years, the dynamics of Downtown life in Austin may shift to be similar to other cities on the coasts, such as New York, San Francisco, and Boston – transforming Austin into a livable Downtown for all family demographics. This should be a natural evolution for Downtown Austin as it reaches maturity."

One anecdotal indicator: Kid meals are appearing on Downtown menus. The recently opened Mama Fu's near City Hall sells about 200 kids' meals a month (suburban locations sell about 750). But local owner Randy Murphy expects sales of Ninja Noodles and Dragon Tails to the youngest urbanites to grow in coming months.

"We have plenty of single parents and part-time parents and a few married couples with children," said Warshaw of Spring. The W has attracted a number of families with children; the Austonian so far has only one or two buyers with children at home. The 360 has a number of residents with babies and toddlers. Said Burns, who has lived Downtown with young children and plans to move into the W: "About 5% of our UrbanSpace clients have children. I expect that to increase moving forward. I have also noticed that many people are having kids once they have moved Downtown and are not moving out to the suburbs."


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Are Austinites buying these condos, or mostly investors or out-of-towners?
Today, most buyers are Austinites, and nearly all plan to live in their units. That's a change from the market through 2007 and early 2008. Presales to investors and speculative flippers tended to be the ones that fell out; the replacement buyers intend to be real residents (some part-time). Broker Kevin Burns said, "Approximately 90% of the deals that UrbanSpace has done in the past year have been sold to owner-occupants. About half of the deals that we have done have sold to locals, the other half to people moving into Austin."

At the 360, buyers for 18% of the residences stated they were purchased as investments. At both the W Residences and Spring, about 80% of buyers are from Austin. Some 20% at Spring are from elsewhere in Texas, said Warshaw. At the Austonian, approximately 50% of buyers are local, while 40% are from other Texas cities. Mitchell said: "We did not market the project to investor-buyers, because they have a tendency to walk contracts. I have had that happen in other projects. We are building a community."

"The majority of our out-of-town buyers are from Dallas, Houston, and other Texas cities," said Carpenter of the Four Seasons. "Most of these buyers have close official or personal ties to the University of Texas. We have a few buyers from California and New York and a few international buyers as well. We have only one investor that we know of in the building."


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What about the condo projects put on hold or canceled?
Based on a fairly comprehensive list of projects (see the map with this article), high-rises totaling about 1,400 units moved forward, while another 1,400 units were cancelled or indefinitely postponed. (The list includes two representative south-shore towers.) Even in the best of times, some projects announced are ill-fated, ill-conceived, undercapitalized, or just unattractive to lenders and presale shoppers – and thus remain unbuilt.

By summer 2008 in Austin, as credit markets ran dry, project financing had already become scarce. Then the capital markets succumbed fully to the widening financial crisis. Some projects, such as those planned by Novare-Andrews Urban, look strong to restart once construction loans become available again. That could take months or years. Others will never resurface; at least one developer who'd announced a condo tower – the Magnolia on South Lamar – has filed for bankruptcy. With no new projects now starting, some local architecture and engineering firms are suffering mightily; they face the grim reality of massive layoffs or firm closure.

On the bright side: With half the condo supply eliminated and demand still strong, there's broad confidence that all of the units now under construction will find buyers.


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Did projects get canceled because there aren't enough buyers?
Developers report that lack of construction financing, not a lack of buyers, is what delayed or killed projects. At Spring, "We are seeing 10 to 20 new, interested parties come through our presentation centers each and every week," said Warshaw in late February. "We took two contracts in the last week at Spring, on a three-bedroom and a two-bedroom. We did about a dozen tours of the building in the last week alone. There is no question the demand is huge." Other sales offices reported that the fall and January were very quiet, but interest is again picking up.

What prospective buyers aren't doing as readily is signing contracts and writing checks. Market confidence is off. Those empty nesters can't sell their million-dollar Lakeway and West Lake homes in order to make the move, or they can't get the price they want. "The question is not whether these buyers are out there – the question is, when will they feel comfortable making the commitment?" said Warshaw. "I don't know if that is one year away, two years away, or more. The time frame relates to macroeconomic issues that are, frankly, beyond all of our control."

At the 360, a remarkable 17 units closed in January and 16 more in February – an exceedingly weak month for home sales nationally. These were resales of units that had failed to close the first time, often due to the initial buyer's inability to get financing. Some of the last 20 remaining units were discounted to speed up the sellout. But given the economy, "it's remarkable to see how well the Austin market has held up," said Andrews.


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Now that it's tougher to get mortgages, will that affect the condo market?
This has been an issue, but primarily on lower-end units, whose buyers typically are the least credit-worthy. At the 360, the building sold out before it was completed, but about 50 of the 430 units "fell out" of contract and had to be resold. (A presale means the buyer has put nonrefundable earnest money down – usually 10%, but 5% at the 360.) Developer Novare has found a 10% to 20% presale fallout rate typical for all such projects nationally, even in the height of the boom – so the fallout at the 360 was not unusual. Nearly 30 of the residences were quickly resold to people on a waiting list. The net fallout was less than 5% – "an amazingly low number based on the economic challenges of the last six months," observed competitor Art Carpenter.

The story is less cheery at the Shore, which at 192 units and 22 stories was the only other high-rise condo tower to open last year. It also had units starting around $200,000, and it all but sold out before it opened last May. But more than 25% of presold units have failed to close. Sales associate Emily Knight recently said about 50 units remain under contract but unoccupied; the Shore chose to give those prospective buyers more time to arrange financing. "Because of the credit crunch, they're in a situation they didn't foresee happening," said Knight. "If they still want to live here, we don't want to just cancel their contract." Some first-time homebuyers need time to put together the larger down payment that mortgage lenders now are requiring. The developer took back 10 units; of those, four were put under contract again in the last month, at a slight discount.

Sales agents at the luxury projects – the Four Seasons, the Austonian, and the W Residences, where most units are more than $500,000, and many are more than $1 million – say their well-to-do buyers aren't worried about qualifying. "Our buyers tend to be well-established financially," observed Carpenter. Some don't even bother with a lender – they just write a check. Others have so much cash on hand from the sale of another home that they put a huge percentage down. Banks love that.


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What economic triggers will make hesitating condo shoppers feel ready to sign contracts again?
"I think people have to feel like the worst is over and that Austin has escaped the worst of it," said Warshaw. Burns expects buyers to resurge "once people realize that the only product that is going to be available in the next four years is what is currently under construction." Said Carpenter: "We believe the number of buyers in the market will increase when there is a general acceptance that a 'bottom' has been found in the financial markets. Although the stock market does not play a direct role in stimulating demand for housing, it is a powerful psychological benchmark." Armstrong agreed: "I would expect presales to pick up once we enjoy a little stability in the stock market."


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Are there really enough rich people who want to ride an elevator to live in tight quarters Downtown to fill a luxury tower like the Austonian?
Among ordinary Austinites, this is a huge source of skepticism. But all the developers say it's no problem. The unsold supply of condominiums in the higher price points – W, Four Seasons, and Austonian – is approximately 250 to 300 units, said several developers. "Given the time frame that these are being delivered," said Carpenter, "I'm very comfortable that we have more than enough demand to absorb the supply. In fact, if the economy begins to settle down, I would argue that we will all sell out pretty quickly. We have lots of interest; people are just nervous."

Mitchell noted that million-dollar residences sell all the time in Austin and that a midrange condo sells for about the same as a median-price home in Travis Heights – which has been around $475,000. He pointed to projections that, over the next four years, at least 100,000 residences will be sold in the Austin metro area. "If just 3 percent of the units sold are a Downtown condo, all of the units will be gone. That is going to happen."


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In the next 12 to 18 months, where do you think the bargains will be?
Those waiting for foreclosed units or fire-sale prices are likely to be disappointed. In general, the relative stability of the Austin residential market over the past decade – with no extreme inflationary bubble or overbuilding – dictates against discounting deeper than about 10%. (Unless, of course, the U.S. has just begun a long-lasting economic depression.)

At the 360, the last two units for sale are discounted by $50,000, off original pricing of $434,000 and $495,000 for two-bedroom residences. But UrbanSpace broker Burns said he doubted that such heavy discounts will last more than the next six months because of the limited supply.

"Buyers have more negotiating power right now than before," conceded Warshaw. "To get cash in hand, developers are willing to take price reductions. I don't think people should be expecting unrealistic windfalls." He continued, "If a project is finished, and there are a couple [less desirable] units left, sometimes a developer will offer a steep discount simply to close out the project." His advice? "I think people who genuinely want to make this lifestyle choice should try to buy 'near the bottom,' and I think it is pretty clear we are there right now." (Of course, he's got units to sell at Spring and other Constructive Ventures projects.) If demand exceeds supply around 2012, pricing could shoot up.

"You generally will not see discounts until the projects are finished," said Armstrong. The condos most likely to have their prices reduced? Many point to the largest luxury residences priced above $1 million, including top-floor penthouses listed at several million dollars. The last 10% of a project's units, sitting unsold in a slow market, also are frequently discounted.

Carpenter said few prospective Four Seasons buyers angle for discounts. "Much more important for our buyers are the issues of customization and contract terms," said Carpenter. "We spend a lot of time with our buyers on these issues and very little on pricing. We have no plans to reduce overall pricing at Four Seasons, but we do adjust pricing both up and down on residence types as the market demonstrates preferences." At the Austonian, said Mitchell, "We have raised prices on several popular floor plans."


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Could unit pricing come down due to the falling prices of construction materials and labor?
Once construction is under way, that doesn't happen, said Warshaw. But general contractors around town do expect their bids to come down on future projects. Andrews believes that construction costs will fall enough that Ovation units marketed in 2009-2010 can be priced similarly to the 360 – which was marketed several years earlier.

"In the short run, we have seen construction costs come down somewhat," said Mitchell, primarily labor. "Over the long term, we have strong concerns that our industry will be facing inflationary cost pressures due to a variety of reasons, including energy costs and budget deficits. My personal expectations are that, over the next several years, prices will rise." He cited reduced production, leading to possible housing shortages, and inflation and noted, "Large increases in the money supply – like a $780 billion stimulus package – create inflationary pressures."


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I'm working-class, and I can't afford no stinkin' Downtown condo. Why shouldn't I be happy if they all fail?
"It is the working class that does the hard work of actually designing and constructing these buildings and maintaining them once they are built," Warshaw observed. "During construction, over 400 people per day are working on our tower alone." Construction of the full-block W project is creating 1,000 construction jobs (approximately 200 workers were on site by late February); it will add 400 permanent jobs upon opening.

"I think everyone enjoys having Downtown as an exciting destination to visit and bring friends and family, and these projects help to make that happen," he added. The base of residents supports the restaurants, coffee bars, shops, and museums that visitors and workers also enjoy. He also pointed to developers' self-funded participation in the Great Streets program and funding of other amenities and public spaces that make Downtown a fun place to go. "Downtown residents improve the Downtown experience for all," said Burns. "They are eyes on the street making our Downtown safe. They provide a financial base for restaurants and retail to thrive in Downtown. They drive less on MoPac and IH-35, therefore reducing congestion for those that need to commute."

"Even those Austinites that live in suburban locations travel Downtown for free concerts at Auditorium Shores, the Bat Festival, the Memorial Day parade, and a wide range of other free or low-cost activities," noted Carpenter. "Perhaps more importantly, a healthy and growing Downtown generates jobs in the construction, entertainment, and service sectors."


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What other cities really are "overbuilt" in the high-rise condo market, in comparison to Austin?
The most extreme examples are Miami and South Florida. A huge volume of simultaneous projects are flooding the market with some 60,000 high-rise units; some single projects have 1,500 units. Developers there have speculated on sales to second-home buyers and investors (many from outside the U.S.), not area residents.

"One project alone in downtown Miami is larger than the entire number of units being delivered in Downtown Austin over a six-year period," Burns pointed out. By his calculations, Miami is building one condo for every 40 residents; Austin is building one new condo downtown for every 1,022 residents. Mitchell cited a Feb. 13, 2009, Miami Herald article reporting that 17,299 condos had been built since 2003 and 70% have been sold. That leaves some 5,000 to 7,000 condos unsold. In Downtown Austin, just more than 500 units are unsold – many of them not yet completed, and thus not yet attractive to "sniff-and-see" shoppers. Armstrong notes that compared to Miami and Las Vegas, "Austin is a small market, and we did not attract 'investor buyers' that precipitated much of the overbuilding."

Others noted that Austin has a reputation nationally as being a pain-in-the-ass city in which to get a project done. (Thank demanding city regulations and laborious processes, environmental protections, and our activist neighborhood associations and citizens.) Our reputation actually helped stabilize the Austin market, discouraging overbuilding and a Miami-like volume of investor-driven projects. Our relatively healthy housing market in this recession exemplifies how slow-to-moderate growth protects a city's economy more than explosive growth, every time – a lesson to remember.


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Will national investors and construction financing flow to Austin again?
Once the capital markets defrost, Austin will be firmly in the crosshairs of national investors. The Austin Business Journal recently reported, for example, that a California real estate firm, Asset Management Consultants Inc., plans to acquire up to $50 million in Austin commercial properties this year. They like our demographics, the local economy's strength, our positive job growth, and the relative stability of home values here, as compared to California.

Terry Mitchell pointed out that in 2009, according to Builder magazine, "Austin is predicted to be the second healthiest housing market in the United States, just behind Houston." He added: "The list of the 15 weakest housing markets is dominated by California, Florida, and Nevada locations. Those jurisdictions suffered the greatest speculation and greatest overbuilding, from what I can see."

Once construction financing does become available, observed Taylor Andrews, "the Austin market has been so resilient and so strong for the product we're building that we think Austin will be one of the first nationally – if not the first – to rebound." Stable housing prices here make Austin a safer investment. "Other major U.S. cities have seen 20 percent in home price declines – or even 25 to 30 percent in Los Angeles," said Andrews. He cited "The 2009 Housing Outlook," an article in the Dec. 22 Fortune, which predicts a 1.9% price decline here in 2009, then a 0.7% increase in 2010. (Many cities are projected to lose another 20% this year.) Andrews bullishly predicts Austin will beat that projection by 50%: "The demand is really strong here – maybe unique in the nation."


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Are these condo towers paying their fair share of property taxes?
"As Mayor Wynn points out, on average, 80 percent of all taxes generated Downtown go to provide services outside of Downtown, in effect subsidizing other areas of town," said Mitchell. "With the density within our project [the Austonian], I would guess that much more than 80 percent of the taxes generated will be used to provide city services outside of Downtown."

A residential tower with 250 units costs the city far less to support – but yields the same tax base – compared to a new subdivision of 250 homes, because the infrastructure (roads, sidewalks, water pipes, garbage collection, fire stations, etc.) is already in place. Plus, many commuter subdivisions and million-dollar homes are built in areas outside the municipal taxing authority – so Austin gets no property taxes to help run the city. Luxury condo towers Downtown, by contrast, capture hefty property taxes from the well-heeled for city General Fund needs such as public safety, parks, and libraries.

Spring, when fully occupied, will generate more than $500,000 per year of new tax revenues for the city of Austin's General Fund, said Warshaw. (For perspective, that's the amount City Manager Marc Ott had proposed saving, given a $20 million budget shortfall, by substantially cutting hours at every branch of the Austin Public Library.) Annually, Spring also will generate more than $600,000 for Travis County and more than $2 million for Austin Independent School District.

The entire W project is expected to produce $50 million in tax revenue over 10 years. The Austonian's projections show it generating more than $1 million annually in city property taxes, or close to $22 million over 20 years. Carpenter said the Four Seasons Residences will generate at least $2.2 million in annual tax revenues for the city, county, and AISD combined, when fully occupied. All of the high-rises will generate sales-tax revenues from their ground-floor retail spaces, as well.

High-rise development also contains city costs, in comparison to the suburban model. "If 178 families live on 1-acre lots, the city is charged with maintaining four to five miles of streets, water lines, wastewater lines, drainage pipes," and so forth, said Mitchell, as well as city services to 200-plus acres. "The Austonian abuts 334 linear feet of streets, water, and wastewater pipes and drainage pipes and consumes less than an acre of land. That makes it far more sustainable, and less expensive to the city, than a sprawling subdivision of similarly priced homes."


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Could high-rise living in Austin just be a short-lived fad?
All the developers interviewed scoffed at the notion. "Downtown Austin is a very rare and special urban area," said Armstrong. "Amenities, amenities, amenities! I believe that the trend to Downtown living will accelerate; families are structured differently now, and the house in the suburbs does not appeal to everyone now." Whatever the challenges and headaches of getting a project done Downtown, noted the Stratus principal, it sure beats trying to develop over the Edwards Aquifer.

"I think the Statesman in their coverage has often treated it like it is a fad that will be here today and gone tomorrow," said Warshaw. "In reality, it has become a separate market segment with steady demand." He believes that "as Austin's baby boomers face retirement and as the city grows, there will be a consistent supply of people wanting to make this lifestyle change." Agreed Carpenter, "The number of empty nesters that are attracted to condominium living will increase steadily over the next 20 years."

"I believe we are at the early stages of a shift from the consumptive, suburban model of housing," said Mitchell, citing the "costs of transportation, commute times, the environmental damage of low-density sprawl, the consumption of our most precious resource – water. All are creating a shift to a more urban housing pattern.

"In addition, the younger home buyers – Gen Y – tend to show a preference for more established communities with services and conveniences within the neighborhood, rather than driving many miles to live away from work, shops, and services," added Mitchell. "Every major city has seen the beginnings of this shift. For many, it is as simple as becoming a more responsible citizen and impacting our world just a little less by how we live."


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Will new Downtown residents truly drive less, walk more, and lower Austin's carbon footprint?
Dense high-rise living in the urban core is the most sustainable city model. The whole idea, as Armstrong puts it, is that "people can park their cars and walk to shops, restaurants, work, and all the great amenities we have Downtown." Several 360 residents interviewed for this article said that they're driving even less than they'd anticipated; they now are considering selling their cars and signing on with Austin CarShare.

"Some buyers work Downtown and have told us that they intend to walk to work," said Mitchell. "Some buyers do not work, but the bulk of their activities – social, charitable, and philanthropic – are Downtown." In both groups, "one of the major reasons they are moving Downtown is to be able to walk and not use the car. In an urban lifestyle, you might get up, walk to your favorite coffee shop – there are about five in the neighborhood – to get a cup of coffee, and then walk to work. Less time. Less pollution. More exercise. Less traffic congestion." Carpenter noted that people attracted to the scene Downtown presumably drive there now. "Once they live Downtown, it is reasonable to anticipate they will walk to at least some of these attractions."

"Many of our buyers are trading their large-lot suburban home sitting on 1 or more acres and moving Downtown," added Mitchell. "Our 178 families will be using zero water for irrigation." He said homeowners on a 1-acre lot, on average, use around 200,000 gallons annually for that purpose. So if the Austonian replaces a luxury suburban development with 178 large-lot homes, theoretically it could save up to 35,600,000 gallons of water a year.

Projects currently under construction are all utilizing green-building practices, with the W and the Austonian the most stringent. The buildings will use substantially less energy than average to heat and cool their homes. That could have an even greater impact on Austin's carbon footprint than residents' behavior. "One of the strongest selling points of our project [W Hotel & Residences] is that it will be a [Leadership in Energy and Environmental Design]-certified project," said Armstrong. "Our buyers tend to be very aware of the environment and embrace the idea of living a little lighter on the planet."

[Scottolini]

Great read. It's nothing I haven't already heard, but maybe it'll open the eyes of some of the naysayers. These buildings are great for the city on so many levels. I may never be able to afford to live in a downtown tower, but I can't afford to live in a lot of places in and around Austin. Like the article said, million dollar homes sell regularly around here. People just don't hear about it, or see it like they do a highrise in downtown. What gets me though, is I'm sure some people will still be talking about how "Austin's being ruined" or "destroyed" by all of these "evil" skyscrapers. Or how "overbuilt" the market is, "just like Miami or Vegas". I just don't think they'll ever "get it".

[priller]

That was actually a pretty good article. Shonda -- take notes!

[Mdlx]

Some updates of East Avenue and Austonian from yesterday.

http://farm4.static.flickr.com/3637/3349019479_36a49817ef_b.jpg

http://farm4.static.flickr.com/3587/3349848372_4754c9a1f6_b.jpg

http://farm4.static.flickr.com/3055/3349018305_3d7e5e527e_b.jpg

http://farm4.static.flickr.com/3075/3349847874_1b5b2f0836_b.jpg

[priller]

Some recent Austin downtown news:

The DAP II (Downtown Austin Plan -- Phase II) was approved yesterday. Laura Morrison tried to delay the vote, but her motion was never seconded -- ha ha! More details here:

http://downtownaustin.wordpress.com/2009/03/12/dap-phase-ii-approved/


The Waller Creek tunnel project continues to move forward. The city approved money to review the tunnel's engineering plan.

http://downtownaustin.wordpress.com/2009/03/05/waller-creek-tunnel-council-approves-budget-for-engineering-review/


Brazos Street will be getting a complete makeover starting this summer. Part of Austin's Great Streets program. It will be rebuilt, with new sidewalks and trees and benches, etc, from CC to 11th.

http://downtownaustin.wordpress.com/2009/03/03/brazos-streetscape-improvement-reconstruction-project/

[Jdawgboy]

Keep and eye out for Lee Leffingwell as well, I have seen him on the news recently voicing his opinion about downtown and he is sounding very much like Laura Morrison. Do not vote for Lee Leffingwell for Mayor, I have a bad feeling he is being supported by the NIMBYs in this city. Im backing Brewster McCrackin, he is most like Will Wynn in wanting to continue to develop the city core.

[Scottolini]

What has Leffingwell said that would make him seem as though he is catering to the NIMBY crowd?

I do not necessarily dislike McCracken. However his support of, and then opposing of both toll roads and the downtown streetcar system has me leaning toward not voting for him. I do like he seems committed to making Austin a more urban city, but then again if that's the case why balk at the streetcar referendum?

Definitely not voting for "Grandma".

[M1EK]

Leffingwell supported Judges Hill's effort to opt-out of VMU on MLK (within walking distance of UT) and recently made noises about how we're spending too much money on downtown (when the truth is exactly the opposite: downtown is spending too much money for the benefit of the rest of the city while getting nothing in return).

[Scottolini]

So, like usual it's voting the lesser of two evils. Would you support McCracken or Strayhorn over Leffingwell?

Also, for Place 1 I am leaning towards Riley. What are your thoughts on the Riley/Cavazos race?

[Scottolini]

I will say this at least. In both Place 1, and the vote for Mayor it seems that either of the front-runners will be qualified candidates whom I wouldn't be really upset if they are elected. Unlike when Morrisson was elected over Galindo.

[Jdawgboy]

What I do know about Brewster is that he is for the build up of downtown and has stood with Will Wynn on a huge number of issues including supporting all of the highrises we are seeing go up today. He also was the one that was vocal about Villa Muse saying it was a huge mistake that the council voted it down. I would say he is the best bet for us. I will have to look into why he opposed the street car line but either way I know he is for a solution to Austin's transportation needs.

[KevinFromTexas]

Yeah, but will Brewster McCracken shake your hand? I saw him at the Spring topping out party and had intended to shake his hand. I started to approach him to do it, but he sort of snubbed me even though I'm sure he saw me. I met Will Wynn too (for the 2nd time) and shook his hand. I like McCracken way more than the others, but honestly I'm not too excited about the group of candidates. Will Wynn was a blessing as a mayor through this construction boom. Now that the economy is down a bit and projects are cooling off from a lack of financing, I'm glad we had Wynn as mayor when we did since he did a lot to get the ball rolling.

[priller]

Looking back at that Chronicle article, this jumped out at me:

Others noted that Austin has a reputation nationally as being a pain-in-the-ass city in which to get a project done. (Thank demanding city regulations and laborious processes, environmental protections, and our activist neighborhood associations and citizens.) Our reputation actually helped stabilize the Austin market, discouraging overbuilding and a Miami-like volume of investor-driven projects. Our relatively healthy housing market in this recession exemplifies how slow-to-moderate growth protects a city's economy more than explosive growth, every time – a lesson to remember.


Indeed, a lesson to remember. And so completely opposite from what you usually hear from the political and investor classes. They love their bubbles! Reminds me of a recent Onion article, "Recession-Plagued Nation Demands New Bubble to Invest In".

[Raining Inside]

The Census Bureau has released the 2008 county population estimates. Austin's 5 county metro area saw a 54k+ increase. The metro population is now 1,652,252.

[JAM]

The Census Bureau has released the 2008 county population estimates. Austin's 5 county metro area saw a 54k+ increase. The metro population is now 1,652,252.

Crazy. Where did they all come from? Anyone have stats?

[PartyLine]

Crazy. Where did they all come from? Anyone have stats?


They came from California

[ATXboom]

Is anyone planning to take some SXSW photos around town this weekend? Millions of crazies in town... would be good to see some culture.

I am going to try to get out Friday for a bit...

[hookem]

I was out there (SXSW) for one of the day parties, and it was really hopping plus beautiful weather / lighting for pics. Got some cell phone ones, but it made me wish I had a decent camera and the photography skills of some of the posters here! Looks like today should be much the same, weather-wise.

If you need an excuse to go, there are like hundreds of free (no badge/no wristband) parties. Check out this list:
http://www.austin360.com/music/content/music/stories/2009/02/sxswside.html

[Scottolini]

Crazy. Where did they all come from? Anyone have stats?

No updated 2008 numbers here yet, but this link provides info on how the growth occurred from 1970-2007.

In 2007 the Austin MSA gained 65,880 people. 25,323 births minus 7,538 deaths, plus 7,881 through international immigration, plus 40,534 through net domestic migration.

Net domestic migration is people from within the U.S., but outside Austin's metro moving here, minus people from within Austin's metro moving out.

http://recenter.tamu.edu/data/popm00/pcbsa12420.html

[Scottolini]

So, did you hear Austin's getting an Aston Martin dealership? I wonder if there will be any James Bond sightings.:D

http://www.statesman.com/news/content/business/stories/other/03/18/0318astonmartin.html

[TXAlex]

Finally, I've been holding off on the aston because I didn't want to drive to dallas to get service. This is great news!

[Scottolini]

Finally, I've been holding off on the aston because I didn't want to drive to dallas to get service. This is great news!

If you're serious, I want to be your friend.:D

If you, or anyone else likes to drive fast you need to check out Driveway Austin. I've met few who know of it's existence, but it is a Grand Prix style track open to those with the right machines and $$$. Check out the linky!!!

http://www.drivewayaustin.com/main/

[TXAlex]

I'm serious but don't have the funds right now...hehe...But I will try to test drive one!

Driveway Austin...WTF... I had heard a track was going to be made does this really exist??? I would have kept my track preped car had I know about this! hmmm... time to save... I would buy a lighter and cheaper car than an aston for the track, GT3RS comes to mind.

[Scottolini]

Yeah, it exists!

From the website:
http://www.drivewayaustin.com/main/files/images/imola.jpg

In 2008, development at Driveway Austin was focused around building the most comprehensive and technical training course in the country. From all accounts, that phase of the Masterplan was successful. The seven configuration track with progressive levels of difficulty was completed in Q4, 2008. Aspiring race drivers, teens, EMS, Law Enforcement and the Department of Defense have all utilized and given top marks to the track. Visitors have come from California, from Florida, from New York and from Washington to see the track that is now being talked about as one of the best training courses ever. The track has seen visitors from Italy, England, France, Dubai, Germany, Singapore and Japan with the same rave reviews. Driveway Austin has created a jewel in the motorsports world that is centered in Austin, Texas.

Driveway Austin is a unique motorsports training and entertainment complex located in the heart of Austin, Texas. This state-of-the-art motoring academy brings a European style and flair to Central Texas. The superb Grand Prix Course has elevation changes, signature corners, extensive training facilities and a F1 calibre track that weaves its way through canopies of trees alongside the Colorado River.

It was conceived and designed by retired Ferrari GTP race driver and sports marketing entrepreneur Bill Dollahite.

The 90 acre complex is situated approximately 10 minutes from downtown Austin and 5 minutes from Austin Bergstrom International Airport, convenient for business and social activities. The location is surrounded by greenbelt keeping it isolated from adjacent development and ensuring its scenic setting for years to come.

The world class circuit design incorporates features of internationally famous tracks around the world including Fiorno, Imola, Laguna Seca, Road Atlanta and Monaco.

[Muffler]

Is anyone planning to take some SXSW photos around town this weekend? Millions of crazies in town... would be good to see some culture.

I am going to try to get out Friday for a bit...

Went to a few concerts on thursday, forgot to bring camera, so I only had my phone.

One of those guitars that are around town.
http://img21.imageshack.us/img21/6245/sspx0167f.jpg
http://img12.imageshack.us/img12/5786/sspx0168.jpg

Went to a free day show at emo's. It was completely amazing, aside from the heat waiting in line. The line took over the sidewalk and street and wrapped around most of the block. When the show was about to start, the police pushed everyone off the street and into the sidewalk, which ended up crushing everyone for about an hr and a half. They only let 500 people in though, which ended about 15ft away from the door.

Somebody climbed up the building and onto the sign
http://img14.imageshack.us/img14/5629/sspx0173.jpg

Here's another photo of that guy. The girl with the pink hair in the middle got into a fight with a guy who threw a litre of root bear at her(everyone kept tossing their open drinks into the crowd). The guy who she fought got arrested, but was let go later.
http://img16.imageshack.us/img16/641/sspx0172.jpg

Inside the show, Dance Gavin Dance is playing here. I got forced into the moshpit, but it was really fun.
http://img10.imageshack.us/img10/2596/sspx0180.jpg

Another excellent concert at Auditorium Shores. Elvis Perkins in Dearland, Cold War Kids, and M. Ward played.
http://img6.imageshack.us/img6/853/sspx0181.jpg
http://img21.imageshack.us/img21/5889/sspx0182p.jpg
http://img5.imageshack.us/img5/6658/sspx0188.jpg
http://img18.imageshack.us/img18/2032/sspx0194.jpg

[TXAlex]

Impressive stuff! And pretty bold design. I'm going to have to visit.


The world class circuit design incorporates features of internationally famous tracks around the world including Fiorno, Imola, Laguna Seca, Road Atlanta and Monaco.

[Spaceman]

how cool would it be to lure the now defunk USGP from the boring course inside the Indy500 track..The US is going to catch on to F1 now that Nascar has reached a saturation level and is dropping in viewers. A tech crazy town like Austin would go gaga over F1 cars

[hookem]

The Austonian crane has been raised this weekend. Looks like it (the crane) is now taller than Frost, but maybe not up to the top of the 360 spire yet.

EDIT: I see this has already been covered (with pics!) on the city compilation thread. Sorry!

[paulsjv]

EDIT: I see this has already been covered (with pics!) on the city compilation thread. Sorry!

Where is this thread? :)

[hookem]

Where is this thread? :)

Here is the thread: http://forum.skyscraperpage.com/showthread.php?t=124346&page=242

[JRCool]

I really can't believe the lack of SXSW pictures. Thats probably one of the best times to photograph Austin, it really shows the life and spirit of it, ya know? I mean, not even in "my city photos." As much of a worldly event as it is, you'd think maybe even someone from another city would have taken pictures.

Anyway, if anyone did take any, I want to see them!! Lol

[priller]

I didn't take a lot of SXSW pics because I was out of town for much of it and concert photos tend to all start looking alike to me. Plus I don't really keep up with these new groups. I'm old and stuck in the past (musically, at least), what can I say?

But I did walk around a little on 6th St. after I got back on Saturday. Here are a few:

http://farm4.static.flickr.com/3629/3374845642_b03972063d_o.jpg

These girls weren't just parading around; they actually did stop and play their trombones.
http://farm4.static.flickr.com/3569/3374845926_6886e75eec_o.jpg

Don't know who these guys are, but people were taking photos of them.
http://farm4.static.flickr.com/3597/3374846696_6b319fb0fb_o.jpg

????
http://farm4.static.flickr.com/3425/3374029497_6beeae9681_o.jpg

A T X. Austin, TX?
http://farm4.static.flickr.com/3614/3374028609_3b8f6cb1d6_o.jpg

http://farm4.static.flickr.com/3422/3374029779_35eaf44c62_o.jpg

[KevinFromTexas]

I really can't believe the lack of SXSW pictures. Thats probably one of the best times to photograph Austin, it really shows the life and spirit of it, ya know? I mean, not even in "my city photos." As much of a worldly event as it is, you'd think maybe even someone from another city would have taken pictures.

Anyway, if anyone did take any, I want to see them!! Lol

I took some. A couple hundred in fact. I'm motivated enough to ride 15 miles to take the pictures, just less so to sift through them and re-size them. I'm lazy. :yes: Don't worry, I'll do it.

Plus I don't really keep up with these new groups. I'm old and stuck in the past (musically, at least), what can I say?

Well, I'm not old ;), but I am musically stuck in the past. It's funny that my playlist is mostly full of stuff that my parents listed to 30+ years ago. Some music never gets old or becomes irrelevant.

[dvddvd]

A couple of weeks ago The Shore had only 4 units remaining.


Today, there are 10.

[Scottolini]

Interesting.:babyeat:

[KevinFromTexas]

From 3/20.

http://img257.imageshack.us/img257/1984/p1270304edit.jpg

http://img223.imageshack.us/img223/1751/p1270532edit.jpg

I grabbed a burger at P. Terry's at Lamar & Barton Springs, which is a locally owned healthy burger stand. It was good and very reasonably priced. And it has some nice views from the drive-thru.
http://www.pterrys.com/
http://img223.imageshack.us/img223/5141/p1270527edit.jpg

http://img258.imageshack.us/img258/9606/p1270529edit.jpg

http://img257.imageshack.us/img257/4636/p1270552edit.jpg

http://img410.imageshack.us/img410/1077/p1270208edit.jpg

http://img410.imageshack.us/img410/92/p1270262edit.jpg

[jowens]

I grabbed a burger at P. Terry's at Lamar & Barton Springs, which is a locally owned healthy burger stand. It was good and very reasonably priced. And it has some nice views from the drive-thru.
http://www.pterrys.com/
http://img223.imageshack.us/img223/5141/p1270527edit.jpg


I love P.Terry's. They're adding a location on N. Lamar at the old Hill-Berts spot. I'm a huge fan of In-N-Out Burgers, which originated in Southern California and has now expanded into Nevada and Arizona. P.Terrys is the closest impersonation of In-N-Out, IMO.

Love all the other pics, Kevin!

[Mopacs]

As posted in the city compilation section, here are some drive-bys taken this afternoon along Mopac:

Barton Creek Mall north lot...

http://images44.fotki.com/v1449/photos/7/54967/7192871/DSC_9882-vi.jpg

http://images46.fotki.com/v1483/photos/7/54967/7192871/DSC_9895-vi.jpg

http://images47.fotki.com/v1462/photos/7/54967/7192871/DSC_9910-vi.jpg

Mopac shots, from the lake crossing

http://images45.fotki.com/v1481/photos/7/54967/7192871/DSC_9958-vi.jpg



http://images49.fotki.com/v1457/photos/7/54967/7192871/DSC_9845-vi.jpg

http://images47.fotki.com/v1464/photos/7/54967/7192871/DSC_9855-vi.jpg
From the Mopac/1st/5th/6th/Lake Austin Blvd interchange...

http://images44.fotki.com/v1471/photos/7/54967/7192871/DSC_9954-vi.jpg

http://images49.fotki.com/v1456/photos/7/54967/7192871/DSC_9955-vi.jpg

UT campus from northbound Mopac (near Barton Skyway):

http://images47.fotki.com/v1476/photos/7/54967/7192871/DSC_9931-vi.jpg

http://images47.fotki.com/v1472/photos/7/54967/7192871/DSC_9925-vi.jpg

And here is a distant shot of downtown from approx 12-13 miles north. This is atop a hill just south of Round Rock (Burnet/Mopac at Shoreline Drive)

http://images45.fotki.com/v1481/photos/7/54967/7192871/P1110190l-vi.jpg

http://images47.fotki.com/v1476/photos/7/54967/7192871/P1110190-vi.jpg

[priller]

Frost tower really looked like an owl tonight with the crown turned off. Not sure why they did that, but it was interesting to see.

http://farm4.static.flickr.com/3641/3394250126_650bb291df_o.jpg

http://farm4.static.flickr.com/3452/3394250306_da4a522c04_o.jpg


Kind of reminds me of Totoro, too:

http://www.charm.net/%7Etotoro/totoro-bus.jpg

[KevinFromTexas]

Today was that earth hour. They were encouraging people to reduce electricity for an hour. The lights were only off from 8:30 to ~9:30.

[breathesgelatin]

Alex Jones thinks the owl-top is part of a vast conspiracy. I'm sure that's been posted here before, but oh well.

[TXAlex]

Alex Jones thinks the owl-top is part of a vast conspiracy. I'm sure that's been posted here before, but oh well.

Yes the owls are going to take over the world. This building is the first step to owl domination.

[Texas Tuff]

Nice pics Mopacs! That skyline shot from the Barton Creek Mall north lot is about the best skyline shot I've seen yet. :tup:

[Scottolini]

That is a great shot, but my favorites are the ones from the west.

http://images49.fotki.com/v1457/photos/7/54967/7192871/DSC_9845-vi.jpg

[jordan]

From the Mopac/1st/5th/6th/Lake Austin Blvd interchange...

[Mopacs]

That is a great shot, but my favorite are the shots from the west, like from Mopac.

http://images49.fotki.com/v1457/photos/7/54967/7192871/DSC_9845-vi.jpg

For comparison, here's a similar vantage point (from the Zilker Clubhouse I believe) in 1985. There was virtually nothing between 5th Street and the river, save for the old Sheraton Crest hotel (now Radisson). Basically an entire skyline grew from those blockss.

http://images47.fotki.com/v1472/photos/5/54967/234517/TxArchitect85pano1-vi.jpg

http://images47.fotki.com/v1479/photos/5/54967/234517/TxArchitect85panoN-vi.jpghttp://images46.fotki.com/v1483/photos/5/54967/234517/TxArchitect85panoS-vi.jpg

[Mopacs]

Another comparison, from Barton Creek Mall....

2009:

http://images46.fotki.com/v1483/photos/7/54967/7192871/DSC_9908-vi.jpg

1995:

http://images47.fotki.com/v1454/photos/5/54967/234517/BartonCreek95-vi.jpg

1993:

http://images47.fotki.com/v1474/photos/5/54967/5155780/BartonCreek93-vi.jpg

1982 (excuse the poor quality... I didn't take this pic :))

http://images45.fotki.com/v1480/photos/5/54967/5155780/BartonCreek82c-vi.jpg

:previous: The 1993 & 1995 shots could just as well have been taken in 1987 or 2000... The skyline hadn't changed at all, save for a few mid-rises.

[Scottolini]

The changes over such a short time, relatively speaking, are incredible. From having the skyline of a very small city (or even just a big town) in 1983, to where we are at today is a testament to the phenomenal growth this region has experienced during that time.

[Mopacs]

Oh, what the hell... Check out this 1985 magazine ad:

http://images110.fotki.com/v563/photos/5/54967/234517/Cellular1985-vi.jpg

"Why do you need a cellular phone?" ... a question for the ages.

[Mopacs]

The changes over such a short time, relatively speaking, are incredible. From having the skyline of a very small city (or even just a big town) in 1983, to where we are at today is a testament to the phenomenal growth this region has experienced during that time.

Agreed! I've seen this transformation through my very own eyes. Its really astounding. Luckily I've taken pictures to chronicle this growth through the years.

[JACKinBeantown]

For comparison, here's a similar vantage point (from the Zilker Clubhouse I believe) in 1985. There was virtually nothing between 5th Street and the river, save for the old Sheraton Crest hotel (now Radisson). Basically an entire skyline grew from those blockss.

http://images47.fotki.com/v1472/photos/5/54967/234517/TxArchitect85pano1-vi.jpg

http://images47.fotki.com/v1479/photos/5/54967/234517/TxArchitect85panoN-vi.jpghttp://images46.fotki.com/v1483/photos/5/54967/234517/TxArchitect85panoS-vi.jpg

Ahh, 1985... the year I entered UT. Those photos bring back some memories. Especially the first one with the whole skyline.

[PartyLine]

Another comparison, from Barton Creek Mall....

2009:

http://images46.fotki.com/v1483/photos/7/54967/7192871/DSC_9908-vi.jpg

1995:

http://images47.fotki.com/v1454/photos/5/54967/234517/BartonCreek95-vi.jpg

1993:

http://images47.fotki.com/v1474/photos/5/54967/5155780/BartonCreek93-vi.jpg

1982 (excuse the poor quality... I didn't take this pic :))

http://images45.fotki.com/v1480/photos/5/54967/5155780/BartonCreek82c-vi.jpg

:previous: The 1993 & 1995 shots could just as well have been taken in 1987 or 2000... The skyline hadn't changed at all, save for a few mid-rises.


The Barton Creek Mall parking lot is a great downtown picture spot

[Mdlx]

1982 wish list: Arch style bridges for Mopac and I-35 similar to the Pennybacker.

[priller]

Yeah, that would have been nice.

[KevinFromTexas]

I guess, but they'd get in the way of the view. Haha

[ATXboom]

New U.S. courthouse for Austin gets funding, Doggett says
Downtown project has been on hold for years.
By Patrick George

AMERICAN-STATESMAN STAFF


Wednesday, April 01, 2009

The White House has approved using $116 million in federal stimulus money to pay for a long-delayed federal courthouse for downtown Austin, a spokesman for U.S. Rep. Lloyd Doggett said Tuesday.

Funds from the American Recovery and Reinvestment Act were approved Tuesday for the courthouse, said Wyeth Ruthven, a spokesman for the Austin Democrat. Ruthven said the funds will cover the entire cost of constructing the courthouse.

"This is a shovel-ready project, and that's why the money was approved," Ruthven said.

U.S. Magistrate Judge Andy Austin, who has been ushering the project for almost eight years, said the next step is to find a contractor to build the courthouse for the amount that has been set aside in the stimulus bill.

The bill, signed by President Barack Obama in February, allots $5.5 billion to a fund for federal buildings. From that fund, $750 million will go toward the construction of federal buildings and U.S. courthouses.

"This $116 million means local construction jobs now when we need them most, a significant addition to downtown Austin, and a long overdue improvement benefiting all who rely upon our federal justice system," Doggett, who voted for the stimulus package, said in a statement.

The planned seven-story courthouse will be built at Fifth and Nueces streets, across from Republic Square Park. It will rise from the ashes of the shell of the unfinished Intel Corp. building, which was dynamited in 2007 after work on that building stopped and the company sold it to the government. The U.S. General Services Administration will oversee construction.

The 72-year-old federal courthouse on West Eighth Street is known for its art deco design, but it has undergone a number of costly repairs in recent years. The building also lacks the space to meet the court's needs.

In 2002, government officials began to scout a location for what they said would be a $62.9 million federal courthouse. They said at the time the goal was to begin construction in 2004. However, budget deficits delayed the construction — along with that of other federal courthouses across the country.

Austin Mayor Will Wynn said he considered the securing of funds to build the courthouse an aid in urban renewal.

"I am really pleased," Wynn said. "It delivers the project where we need it and ends a long saga of an underutilized block that a lot of people consider to be an eyesore."

Wynn said he met a few weeks ago with Tony Costa, the head of the General Services Administration, to discuss the courthouse and energy-efficient improvements to Austin's federal buildings.

Wynn said that the courthouse's construction documents are completed, and he could foresee building getting started on the block possibly within a few months.

Judge Austin noted that the design for the new courthouse recently won an award, and he said he is eager to see the federal judiciary in Austin under one roof in courtrooms equipped with modern technology.

"We are extremely excited," he said. "It's been a long road."

pgeorge@statesman.com; 445-3851

Additional material from staff writer Steven Kreytak.

[paulsjv]

So when is construction suppose to start and when is it supposed to be complete? :)

[bigdogc]

about time!

[Spaceman]

April Fools???

[Saddle Man]

No April Fool's. This was announced on the 30th or 31st.

[priller]

So when is construction suppose to start and when is it supposed to be complete? :)

Mayor Winn said "possibly within a few months". More towards the end of the year, more realistically.

[tgbAustinite]

http://downtownaustin.wordpress.com/2009/04/01/condos-planned-for-state-capitol/

Condos Planned For State Capitol
Today a California based development group will finalize negotiations with state officials to convert [up to] 90,000/ft of the Texas State Capitol into luxury condominiums. Introduced early in the legislative session, the bill permitting the residential use didn’t take long to pass through the house and senate floors.

“We’re only here for six months every two years… this is an opportunity to generate revenue for the State” says a Texas State Senator who asked to remain unnamed.

Three design proposals, which had been on display inside the Capitol building since February, were reviewed by a Senate subcommittee. California based Kelso & Novak, the development group with the winning submission, gave priority to size and ensuring there was sufficient parking for future buyers.

According to John Kelso, principal and spokesperson for K&N “the design was driven by feedback from the legislators.” “We had the opportunity to do something different in downtown Austin, and we want to recreate the sense of horizontal space found throughout Texas suburbs,” Kelso continued.

Final designs and construction documents are to be delivered to the subcommittee within 90 days of contract, at which point the designs will be available for public scrutiny. “A pool would be nice” said Rick Reeves who was visiting the Capitol from Oklahoma.

The condos are scheduled to be complete in time for the next legislative session and it’s expected that the first buyers will be the legislators themselves. What remains to be seen is how much the capital markets will be a factor. Stimulus money will be available for buyers that do not qualify or do not have income.

[elreydahveed]

I snapped the following photo at the Spring Condo's topping out party. Thought I would share. This was taken looking south east from the 41st floor.

Austin has quite an impressive skyline at night!

http://www.twinphotographers.com/springcondo41stfloor.jpg