downtown austin

Waller Creek design up-to-bat for council approval

Jude Galligan | June 17, 2013 |

An inspired master plan design for Waller Creek is inching closer to reality. It’s on the agenda for City Council this Thursday. It is a big step in a project I am a big fan of, and will be another transformative measure to propel Austin into the next 100 years.

You may vaguely remember news from six months ago, or so, about city council approving a plan for Waller Creek. What actually happened is City Council approved the design team, from a national competition, but not their design plan.

Here is a PDF of the design plan. (use this backup link if that doesn’t work). If you are super interested, you can watch a presentation made to city council last week like I did. (skip to 11:00 to bypass city council doldrums.)

The plan is rather broad for council to be approving wholesale, but it appears linked to getting donors who are comfortable cutting big checks.

Highlights of the plan:

Build an outdoor concert stage — called the Poppy — at Waterlook Park just south of where the new Dell Medical Hospital will be built..
Connect a bunch of trails and mini-bridges over the creek, connecting the Rainey Street District into the greater downtown area.
Remove/replace the Austin Police Department headquarters.
Build a pontoon bridge connecting to the south shore of Lady Bird Lake, which will swing from 12 O’Clock position – connecting the shores – to a 9 O’Clock position in order to open the water for boats.

If you’ve read this far, and are like “What the heck is Waller Creek?” here is a crude cheat sheet:

There is a creek in downtown Austin, on the west side of I-35 stretching from the river (lake) to UT-Austin campus, which is prone to flooding when it rains. So the properties surrounding it represent a large economic development opportunity.
The city is spending large sums of money, which no one disagrees with, to dig a huge tunnel deep underground, which will act as a drain for the floodwater, thus making it cool to redevelop the creek area.
A new conservancy was formed for stewardship and to raise money for grade level improvements, and held a national competition, and a firm based in Brooklyn, NYC won.
The design firm, the conservancy and the city are signing a legal agreement to more or less turn the Waller Creek District over to the conservancy, with the usual city checks and balances, etc.
This project is coinciding with the new Dell Medical School and adjacent development near the Erwin Center, along with a vaguely outlined “innovation district” along the east side of the State Capitol Complex.

Lets Hug It Out: Rainey Street Traffic

Jude Galligan | June 12, 2013 |

With the increasing amount of construction happening in the Rainey Street District, I think we have seen the last of the Google Villages and such taking the neighborhood over – at least for a while.

I’m going to lay out a summary of the transportation plan here first, then drop my two cents in the bucket on the drama surrounding it.

What to expect

City staff have settled on maintaining two-way traffic on the street, and adding sidewalks where there is not existing development taking place. The east side of the street will retain on-street, metered parking, while the west side (on the right side if you are facing the river) will be converted into a striped area with pedicab pick-ups and bike parking.

Once the sidewalks are built out, the city may move forward with converting that striped area into bike lanes.

The city will convert the turning circle into a “modern roundabout” – like this one at Rio Grande and 10th Street. The city also plans to install speed humps (not speed bumps) and up the ante on the navigational signs in and around the area.

By The Numbers: Downtown’s Shrinking Inventory

Jude Galligan | June 9, 2013 |

The data supports what we all see – demand exceeds supply for downtown condos, especially dwellings priced under $500,000. May was the first month ever that both the average and median price per foot for a downtown resale was over $400/ft.

At the extremes, asking prices for new construction high-luxury condos are approaching $1000 per foot, and there are several recently recorded transactions between $700-$800 per square foot.

Downtown condo inventory as of 6/7/2013

1) total resales available = 49
2) total new construction available = 77 est.

As of this post, there are only 13 units for sale under $500,000, and built within the past 15 years, in all of downtown Austin. This leaves us with just over one month of inventory available for the largest segment of condo buyers in downtown’s core.

The lack of new product in the market is putting significant upward pricing pressure on resales. With no new condo development planned in downtown, as interest rates remain low, resale prices will continue to rise to meet the demand.

You’ll recall that back in January, for the first time, the average sales price of a new construction downtown condo exceeded, $1,000,000. There were 14 closings in May for new construction condos: the Austonian, W Hotel, and Four Seasons Residences. Spring is sold out. [UPDATE: The Four Seasons is sold out, with contracts pending.] The W ~~and Four Seasons~~ could officially be sold out after another couple months of sales and pending contracts close. The Austonian has a pretty good inventory remaining, but soon lacking any competition sales could accelerate quickly.

May 2013 Resale Statistics

- Total sales volume (resales only) =  $12,717,900
- # of resale transactions = 22
- avg price per foot = $453
- median price per foot = $424
- avg sales price = $578,086
- avg sales price to list price (SP/LP) = 97%
- avg condo size = 1275 sq. ft.
- avg price per bedroom = $343,727
- avg days on market (DOM) = 43 days

May 2013 New Construction Statistics

- # of new construction transactions = 14
- avg price per foot = $700-$800/ft est.
- Total new construction sales volume =  not reported

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Downtown News & Rumor Roundup

Jude Galligan | May 31, 2013 |

There’s been a smattering of interesting dining news recently:

1) The original Opal Divine’s on West Sixth Street will close on May 31st. They are currently working on a deal in the downtown area for a 5400-square-foot new Opal Divine’s. Look for an announcement soon on the exact location. Projected opening date is June 2014. (Dear lord, please don’t let another ‘effing steakhouse move in to Opal’s soon-to-be vacant space.)

2) Memphis-based Gus’s Fried Chicken is moving into the Mongolian Grill spot, on San Jacinto and Second Street. This little stretch of downtown has consistently had well-intentioned people (Hank’s Garage, anyone) fail horribly on the stretch, but who knows… Americans love chicken.

3) Dallas-based TexMex eatery Uncle Julio’s is setting up shop on the ground floor of the Whitley. By the look of the recent press releases the chain has issued, Austin is just one stop on Uncle Julio’s rapid expansion across America.

Austin homeless arrests present quagmire

Austin, with its warm weather and generally liberal leanings, have always been a home to a large transient and homeless population.

However, new data released by the city, in response to a request from Council Member Chris Riley, shows that for the first seven months of FY 2013, there have been more homeless-related downtown community court cases than in all of FY 2012. In addition, just about half of the cases originate from repeat offenders.

According to the city, the Austin Police Department began executing public order initiatives in fall 2012 – coincidentally, right about the time it rolled out the red carpet for Formula One – which has resulted in the problem offender population receiving many new charges, mostly related to City Ordinance violations, such as Camping in Public.

So says the city: “Unfortunately, there are extremely limited options in finding permanent supportive housing for problem offenders with extensive criminal histories. Without options for permanently housing these individuals, they will continue to receive new cases, further limiting their chances for acquiring housing.”

Go to the source here (PDF)

Council hands $2M to event promoters

The city is revamping its Special Events Ordinance, and a topic that keeps floating around the downtown neighborhood crowd is how much in fees City Council is waiving for these events.

Council Member Laura Morrison asked and got the answer: $2 million from the beginning of FY 2012 through FY 2013 year-to-date. These fees, from what I understand, are related to the costs of having traffic and public safety staff working on events and plans in place.

Not surprising, SXSW is granted the lion’s share, about a half million in waived fees.

I’m sure a lot of these organizations that are receiving waivers are fulfilling charity missions, but I’d be curious to know if the City Council ever asks for, or audits after the fact, how much of the profit generated by these events actually goes to a charity.

Go to the source here (PDF, hat tip to InFact Daily, which reported this this week. They are behind a pay wall, so no link guys.)

I got married!!!

After eight wonderful years, my longtime girlfriend- who is also the backbone of my real estate business and a strong DAB contributor – and I had a wonderful downtown ceremony at 9th and Congress.

I’m going to steal a page from Car Talk and ask you to refrain from posting any congrats in the comments section. Instead, write any notes of congratulations on the back of a 27-inch iMac – with a 3.2GHz third-generation Intel Core i5 quad-core processor, high-capacity 1TB hard drive and advanced NVDIA GeForce graphics, packaged in an incredibly razor-thin, all-in-one design – and deliver it to my office. (Please write any notes in a water-soluble marker as to not hamper the resell value.)

Colorado Tower scheduled for launch next month

Jude Galligan | May 28, 2013 |

Despite some ominous rumbling on the horizon that the project could be delayed indefinitely, I’m excited to share the news this week that Cousin’s magnificent Third & Colorado office tower is breaking ground next month.

Cousin’s issued a press release Thursday announcing that the 29-story, 371,000-square-foot office tower will break ground early next month. The building has been christened “Colorado Tower” and is scheduled for near completion by the end of 2014.

The Colorado Tower project has already signed two law firm tenants — Dubois Bryant & Campbell – which now offices in 700 Lavaca — and Scott Douglass & McConnico, which now offices in 600 Congress.

Earlier this year, Austin Towers picked up on the fact that this project was running behind schedule, after Cousins initially said it would break ground last year, due to among other things, a pending zoning change that council approved earlier this year.

A lot of people are forgetting that for the longest time the lot was supposed to be a hotel: an 18-story, 300-room Westin Hotel to be exact.

Who could have predicted back in 2008 when the hotel was first announced, on the foothills of the recession, that here we’d be in 2013 with almost a 90 percent downtown Austin office occupancy rate, a smorgasbord of hotel development and an urban residential market that is bright red hot (we’re talking lightsaber red).

(Conversely, I remember Will Wynn and Brewster McCracken – former Austin council members — hyping an upcoming urban rail election back then. Who would have also predicted that here we’d be in 2013 practically no closer to real mass transit, and being outdone handsomely Houston, Dallas and San Antonio.)

Enough about that, though. Check out these renderings of Colorado Tower!