FOCUS ON: Austin’s Homeless

Elroy Morales, Isaiah Thomas, Gary Matthews… These names are among the 158 homeless people who lost their lives last year in Austin.

“They may have been invisible to many people in their lives on the streets but today they are NOT invisible,” said city council member Laura Morrison at the Homeless Memorial Ceremony.

More than 9800 people in Austin are homeless. As city manager Marc Ott watched the proceedings, he reflected on his own decision to experience this life first-hand.

“For me it was eye-opening,” city manager Marc Ott said. “I mean I was struck by things like the idleness… simply having nothing to do all day. I was struck by when I first got there that morning, when I got downtown the reaction of people to me.”

Ott says he is still digesting from his experience.

“While housing first in my humble opinion, housing alone is not enough,” Ott said.

The Austin City council passed a resolution calling for 350 units of supportive housing, but other key factors must be addressed including mental health and job training.

“Beyond that a job would provide that same sort of aha, right on, work yes let’s go John Q citizen again rather than a reptile sitting on a dang gazebo,” Charles, who is homeless, said.

Charles and his wife, Alice, were left homeless after Hurricane Katrina.

“We’re a family. I’m a family man without so much the house,” Charles said.

They haven’t had much luck weathering the job market.

“People think we’re out here drinking… yeah I wish!” Charles said.

“People say, ‘why are they waiting around?’ Well, there are 3,000 people waiting to get into public housing, there’s a waiting list for case management, there’s a waiting list for the health clinic, there’s a waiting list for everything. So that at some point what else are they going to do,” said Dawn Perkins, the Director of Communications for Front Steps.

Life on the streets is waiting game… some wait to die. Others hope for a hand up rather than a handout.

- Nicole

Cap Metro Closes Downtown Bus Stops (Congress Avenue)

Showing the Changes to Bus Stops on Congress Ave.

A little late writing about this, but thought it important to the Downtown Austin community that I post anyway.  On November 6, 2010, Cap Metro closed down several of the bus stops on Congress Avenue, citing traffic and safety issues under the old system, which had a bus stop at every block of one of Downtown Austin’s main downtown thoroughfares.

I talked with John-Michael Cortez, the Interim Manager of Community Involvement at Cap Metro.  He explained that these changes have been discussed for years, but the recent construction on Brazos Street and the subsequent detours routing extra busses to Congress stops have exacerbated congestion and traffic accident issues and has pushed the Agency to close some stops on Congress now.

He says these stop closures are the short-term solution, and that next steps will include gathering feedback, giving a preliminary report to Cap Metro Planning and Operations committee in early December, then giving a detailed, quantitative report on the outcomes to the Cap Metro Board in January.  If the bus stop closures are deemed to be successful in decreasing congestion / traffic problems while maintaining customer and stakeholder satisfaction, Cap Metro will most likely decide to close additional stops on Congress to have only 3 NB and 3 SB stops total.  THEN, if all goes according to service plan 2020 (which Mr. Cortez was quick to say was not set in stone), all Congress bus stops will be relocated to Lavaca / Guadalupe “transit corridors.”

Mr. Cortez said that, to his knowledge, the changes have only received a positive response.  However, some stakeholders may have the concern that by closing down bus stops will only increase the crowds at the remaining stops, thereby inhibiting pedestrian traffic to and from their space.  Also, at least at 6th and Congress, there seems to be an awful lot of people hanging out at that bus stop that have no intention of riding the bus – to where will that element relocate?  (I bet you that Keepers is pumped about the closure there.)  And lastly, those that use the Congress Avenue bus stops as transfer points may be seriously affected, to the tune of perhaps missing a tight transfer because they have to walk 1 or 2 blocks further.  Which means serious delays.

Mr. Cortez says that Cap Metro will actively be reaching out to the community to get feedback regarding these concerns, among others.  While he says they will be proactive in their attempt to talk with stakeholders about the impact of these closures, it never hurts to reach out to them if you have an opinion.  You can contact Community Involvement Coordinator Alissa Schram at Alissa.Schram@capmetro.org or John-Michael Cortez directly at John-Michael.Cortez@capmetro.org with your thoughts on this decision.

Happy Thanksgiving!

He also says "Gobble, Gobble!"

Not a turkey - but possibly being eaten on Thanksgiving anyway.

Downtown Austin Blog wishes our readers a Happy Thanksgiving!

And by the way, this turkey guinea fowl really has been running around Rainey Street for the past couple months or so.  I hope whoever is keeping it doesn’t plan to eat it. :(

The Quarter-Billion Dollar Street


View Rainey Street District in a larger map

At last night’s Downtown Commission, the commissioners heard from representatives of Rainey Street’s high-rise HOA boards. The most salient concerns were: 1) pedestrian safety (there’s no sidewalks), 2) outdoor music venue permits (compatibility), and 3) parking (there’s not much) in the burgeoning Rainey Street District.

In seven years, the city has generated nearly a quarter-BILLION dollars in tax basis through the upzoning of Rainey Street.  Andre Suissa with American Realty Corp helped me assemble some interesting data.

Rainey Street Facts:
Number of Residential High Rises = 5
Number of Residential High Rise Doors = 857
Total Value of Residential High Rise (aka. ‘condos’) Tax Base = $238,586,516 (!!!)
Total Value of Other Privately Owned Property = $56,831,501
Total Value of City Owned Property = $70,111,541
Total Tax Base of Rainey Street District = $365,529,558

The most recent draft of the Downtown Austin Plan(released yesterday) devotes two pages to priority uses for the district.  While it is brief, the message is clear and on-the-money.  Rainey Street is not one of downtown’s two entertainment districts.  Two highlights of the DAP as it pertains to RSD: 1) Encourage new residential uses that can complement the existing, quiet neighborhood character.  2) Limit the number of cocktail uses allowed.

I’ve been devoting a lot of blog space to RSD, and there’s good reason: No other area in Austin parallels Rainey Street’s activity, specifically the type of growth we’re observing. It’s the wild west with big CBD zoning guns, feral cats, no plan, and few laws in place to keep things orderly.

Lax parking requirements for bars in CBD are precisely why you are seeing a surge in bars in RSD over other commercial uses.  [The same is true for "bar creep" we're seeing on Congress Ave] . There was a lengthy discussion on the DC about replacing parking from the west side of Rainey Street with a pedestrian/bike safety zone.  Currently, arriving and departing customers are literally forced to walk in the middle of the street where it is a foregone conclusion that someone is going to get hurt.  Seems like a pedestrian/bicycle/handicap refuge is good idea.

-Jude

Carrob’s Cafe – Breakfast All Day Long on E.6th!

Thanks to pal and Downtown commercial Realtor, Carl Daywood, I had opportunity to discover  a terrific new little eatery in the Sixth Street Historic-Entertainment District.  It’s called Carrob’s Cafe on Sabine, between 6th and 7th, essentially behind The Boiling Pot, where the former Texas Picnic Company was housed.

The name Carrob is derived from a combination of the owner’s first names, Carol Mitchell and Robert Barnes, a delightful couple who welcome guests with relaxed down-home friendliness, Austin style.  It’s a bright and cheerful space with large windows looking out to both Sabine and Waller Creek.

The menu is basically all-breakfast all-the-time!  And since that’s my favorite meal I couldn’t wait to dive in for a sampling.  I had a couple of excellent breakfast tacos that were served in toasted tortillas and packed with my choice of 3 ingredients from among 21 selections offered — for only $1.99 each no less!  Other options include egg platters, omelets, pancakes, biscuits & gravy and some killer-sounding breakfast burgers and club combinations.

In the drinks department, my iced mocha latte was also delicious and nicely made.  The menu has all sorts of yummy coffees, teas, lemonade and sodas.

The full menu can be viewed here with an extra click-through:  Carrob’s Menu.

For now, they are only open daytimes, 6 days a week:  7-5 Mon-Fri and 9-5 Sat; closed Sundays.  Hopefully Carrob’s will quickly build enough traffic to warrant opening on Sundays too.  And they would probably do well from midnight to 4am on Saturday and Sunday mornings if they actively promoted their existence up and down Sixth to the bar crowd to  sober up before heading to their cars.

Stop by and check ‘em out with a warm welcome to the neighborhood.  I’ll add a photo or two as soon as I make it back by (which will be soon!) and remember to bring along my phone/camera.

DAB Spotlight: Live Oak Pharmacy

There’s a new pharmacy in town… And it’s not your typical “over-the-counter” experience.

“We are a firm believer in the body-mind connection,” said Scot Maitland, co-owner of Live Oak Pharmacy. “If you feel good you are gonna be good and healthy and well. So, to be able to provide people with a unique surprise when they walk in the door, that it’s not business as usual at Live Oak Pharmacy, it’s about you.”

Live Oak Pharmacy – located on West 5th street – opened its doors in April. Maitland says it’s not just about counting pills…. It’s about being rooted in the community.

“We’ve really kind of integrated ourselves in the community because we live here; we live downtown and our customers are our neighbors,” Maitland said.

The pharmacy hosts monthly health and wellness education programs and also supports local events such as the Mamma Jamma Ride and the AIDS Walk. But what really makes the pharmacy unique are its services.

Staff at Like Oak mix medicine – also known as compounding – in order to fit the unique needs of each patient.

“Not everything works for everybody,” Maitland said. “We live in a very customized world. You can customize your own car. You can customize your home. Why not customize your medications.”

Patients might request compounding to convert solid pills into liquid form or just to add a dose of their favorite flavor.

Live Oak also has a medication take back program. Customers can bring unused medicine to be disposed of in a safe way. Since the start of the program in April, Live Oak has collected more than 275 pounds of pills.

“We’ve been big advocates of collecting those unused medications that would have otherwise gone into our water supply or into a dumpster somewhere or worse yet into the hands of the hands of our youth,” Maitland said.

At Live Oak, wellness isn’t just about your health… it’s about the wellness of the community.

Three New Building Permit Requests On Rainey Street

I love this.

On my desk sits three simultaneous requests, from different owner/operators, for building permits on Rainey Street.

Since Rainey Street is a National Registered Historic District any improvements must pass through the Historic Landmark Commission. We knew about 86 Rainey St. That will become The Blackheart.  69 Rainey Street, according to applicant Rick McMinn, will be a food concept to serve patrons at the bars located mid-block.  92 Rainey Street is expected to become a bar, but we haven’t been able to confirm if they will also serve food or if they will operate with daytime hours.

rainey street building permit requests

92 rainey street austin texas 78701

86 Rainey St

92 rainey street austin texas 78701

92 Rainey St

69 rainey street austin texas 78701

69 Rainey St

I-35 Makeover Construction Progress – LOOKING GOOD

I35 makeover construction

We’ve been covering the I-35 makeover for years, and it’s exciting to see it taking shape.   It’s more impressive in real life than it did as a rendered concept.  The polished inverted arches are huge – the size of these things needs to be seen up close.

I-35 Makeover, Day Perspective

Architect Phillip Reed of COTERA+REED ARCHITECTS explains to us the expected construction schedule. “…work will complete on the north block – roughly around Thanksgiving – and then start on the south block, which will complete around the middle of February.”

According to Reed, an artist is currently working on some programs for the lighting – which will be attached to the bottom of the stitches.  “When only the north block is open, it will only have a very neutral light quality, but when both blocks are open the lighting will be programmed to change,” Reed says.

Thanks to downtown Austin entrepreneur and purveyor of rave supplies, Neville Medhora @ nevblog.com, for his pics and video (taken yesterday)!

HOLY COW: October Residential Transactions

I’m blown away by the number of closings that occurred in October for new luxury condos in downtown Austin.  Total number of downtown Austin condo transactions in October is confirmed at 29 30 closings! Resale data shows eight resale transactions, two of which were over $1MM.  Here’s the kicker: there were a combined 21 closings at the Four Seasons Residences, Spring, and The Austonian!

I spent extra time this month confirming transaction reports at the top-tier buildings.  “Spin” was minimal and there is genuine transaction velocity.

October Highlights:

  1. two $1MM+ resale transactions (not including developer sales at top-tier buildings)
  2. The Austonian shows 30 closed units, nine in October.
  3. The Four Seasons Residences shows 43 closed units, six in October.
  4. Spring Condos closed six seven in October.
  5. DANA’s Downtown Living Tour was the biggest ever with over 1000 attendees.
  6. W Hotel is hiring its staff, and buyers with contracts are anxiously awaiting their Q1 2011 move in date

One not so bright spot in the data: the number of resale transactions is down year-to-year, from 18 in October of 2009 to just eight this past month.  The data below highlights last month’s aggregate sales statistics for MLS Area “DT”.

MLS resale statistics

Investors and economic contrarians, like me, who demand value should continue to be on the prowl for deals on downtown Austin condos by focusing on the resale market.  Especially during the winter months, increased seasonal buying power is evident.  I’m working one short sale deal right now, and I’ve targeted others for my clients.  For example, I’m tracking a 2bd/2ba at Milago that can be purchased for under $299,900 SOLD (inquire with me).

The average resale price remains steady at $294.55 per square foot, compared to $293.65 psf in October 2009.  The chart below shows downtown resale transactions.  Notice the spike in buying activity during the springtime.  Now, notice the subsequent fall off…  that’s a buying opportunity. :-)

-Jude

MLS resale trends

October Downtown Austin Condo Sales

AddressBuildingBedroomsSquare FeetSold Price
54 Rainey St #614Milago Condos21164Call
1801 Lavaca St #10MCambridge Towers1912Call
603 Davis St #909The Shore Condos21286Call
1122 Colorado St #2204Westgate Tower33611Call
603 Davis St #1911The Shore Condos21219Call
54 Rainey St #318Milago Condos21164Call
603 Davis St #1211The Shore Condos21219Call
555 E 5th St #3122Five Fifty 5 (555)34100Call
Austin MLS data collected in October for the downtown Austin market area

Downtown Austin TV Features Rainey Street