It was the Downtown Austin Convention Center Overlay combined with a down market and CBD zoning that created a perfect environment for the bungalow-to-bar renovation boom on Rainey Street.  Now, to spur new infrastructure and a better mix of retail uses, allowing surface level parking in Rainey Street neighborhood is worthy of reexamination.

Some of my highly informed friends in downtown Austin, whose opinions I greatly respect, will disagree with me.  And, in general, I would discourage new downtown surface level parking in most circumstances.   Short of incentives to develop structured shared parking [underground!], we need to take a pragmatic look at how to deal with the Rainey Street neighborhood in the short-run.

[Read more...]

CBD zoning was required to create the giant residential tax base we now have in downtown Austin.  CBD zoning also enables bars to easily obtain OMV permits.  These are good examples of the power of CBD zoning. However, there is a legacy problem surfacing in CBD zoned non-entertainment districts of downtown Austin: compatibility.

The surge in new OMV permits issued outside of the established entertainment districts in downtown Austin has generated a response from the Downtown Austin Neighborhood Association.  DANA has issued a position letter (pdf) that suggests procedural, enforcement, and compatibility improvements to be applied outside of E. 6th Street and the Warehouse District.

BTW, the local news media is going to generate plenty of hyperbole and “show down” sensationalism.  I choose to ignore it.  The solution to compatibility problems boils down to common sense and compromise. [Read more...]

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

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.

86 Rainey St

92 Rainey St

69 Rainey St

Only Kitties Over the Age of 21 are Permitted to Consume Alcholic Beverages

First of all, I’d like to apologize for the headline of this post, but I just couldn’t get this phrase out of my head.  And it’s true!  The new kid on the (Rainey Street) block, Icenhauer’s, IS nice. Nicely built and and nicely designed (kudos to the Icenhauer team for selecting the high-design architectural firm, Michael Hsu), nicely priced, and “nicely” people (shout out to staffers Nora and Matt, who made my first visit there extremely….well, nice).

A little history: Icenhauer’s is family-owned, a father-son team consisting of Michael Icenhauer, young TSU graduate turned entrepreneur, and his father Robert Icenhauer-Ramirez , a local criminal attorney.  Michael Icenhauer was living at The Milago and witnessed first-hand the opening of Lustre Pearl.  Inspired by Bridget Dunlap’s endeavor, the Icenhauer duo set out to replicate the success.  But they didn’t replicate the vibe.  Where Lustre Pearl is shabby chic, Icenhauer’s is sleek and modern.  Where Lustre Pearl is a bit rough around the edges (which I like!), Icenhauer’s is smooth to the touch (which I also like!).

Alas, but a picture is worth a thousand words.  So, please allow me to bury you in metaphorical words:

Curb Appeal

Soft Opening Signage

Icenhauer's Patio

Generous Back Patio, Reminiscent of Lustre Pearl

There are few things I enjoy more than drinking outside.

Closing thoughts, in brief:  I like the concept, and I think it’s a nice addition to what’s becoming an increasingly eclectic, but higher-end bar and restaurant scene on the edges of downtown Austin.

Also, apparently the Icenhauer clan pronounces their last name like “Eisenhower.”  Presumably, this would also be the correct pronunciation of the bar, but I think most people are going to accentuate the “Ice”.

Oh!  And if you are hungry, never fear, the bar is right next door to El Naranjo, or just a stone’s throw away from the other trailer eateries in the area – G’Raj Mahal, Cazamance, and East Side King.

Icenhauer’s Quick Facts:

Location
83 Rainey Street
Austin, Texas 78701

Hours of Operation
Monday – Friday: 4 pm – 2 am
Saturday: 11 am – 2 am
Sunday: 12 pm – 2 am

Happy Hour
Monday – Friday: 4 pm – 7 pm
Saturday: 11 am – 7 pm
Sunday: 12 pm – 7 pm

Happy Hour Prices
$2 Domestics
$3 Draft/Imports/Wells
$4 Glasses of Wine

Soft opening this week, Cazamance, is an outdoor African fusion concept opening in the Rainey Street District.  Located on the northwest corner of Davis @ Rainey, and directly across from Clive Bar.  This takes the place of where Container Bar was planned to go.

Iba Thian, a famliar face at Clive Bar, is spearheading the project in cooperation with Bridget Dunlap and Scranton Twohey.

You should be able to stop by tomorrow to pick up a menu and try it out.  Just remember this only their soft opening.

Along with El Naranjo and G’raj Mahal, Rainey Street is starting to become a respectable destination for authentic cultural cuisine… al fresco style.

-Jude