Downtown Austin Blog

downtown Austin's real estate and neighborhood blog

“Adult-Oriented” Use proposed for 422 Congress

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Congress Avenue – the Main Street of Texas – is about to “make it rain!”

An “adult oriented use” has been proposed for the site at 422 Congress Ave.  Lanai and other various cocktail lounges inhabit / have inhabited the space previously.

The city permitting office states: “The applicant is proposing a conditional use application for an adult oriented business” and the business is referred to as a “nightclub” in parts of the application for permit.

The legal term “adult-oriented business” means an adult arcade, adult bookstore, adult cabaret, adult lounge, adult novelty shop, adult service business, or adult theater.  Link to Austin’s land development code.  I think most observers would agree that “adult oriented business” is clearly a euphemism for strip-club.

Screenshot 2015-02-10 16.47.18
from Google maps

This would be a first for downtown Austin, at least this century.

More to come.

Prioritizing Pedestrians Over Parking With Proposed Pocket Patio

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Lot’s of Ps there.

There’s a new plan in place to put a pocket patio in front of the building at 804 Congress (the Bosche-Hogg office building).  This is the vision of building owner David Kahn, and if it happens we think it will be a major step towards activating Congress Avenue north of 8th Street.

Somewhat similar to the extremely successful patio concept first introduced to Congress Avenue by Royal Blue Grocery at 609 Congress in 2012 (a concept that won the ULI 2013 Award of Distinction for Public Impact), and designed by the same firm (dwg), we expect great things for the Bosche-Hogg patio.

This patio, which will benefit all the pedestrians walking along Austin’s “main street” will also have the effect of eliminating 4 city parking places.  We think this is a small price to pay for better pedestrian experience.

The City of Austin seems to agree:

Downtown Austin is comprised of more than 1,050 acres, the streets add up to 34.5% of downtown and parks and open space only consist of 12.3% of the entire area. In any city, the places between buildings need to be designed for people; well-designed, people-friendly places can beautify our city. A typical metered parking space downtown Austin will serve around 6 vehicles a day, while a parklet can serve hundreds who desire safe, attractive and welcoming public space.

The reality is, there are plenty of parking spaces downtown and the reason that there is a perceived lack of parking has only to do with the underutilization of existing parking garages – many of which remain largely empty for long periods of time.

A 2013 article from Community Impact sites:

According to city staff, in 2012, the average occupancy rate of existing off-street parking was 26 percent, with peak occupancy reaching about 67 percent. Two reasons Riley pointed out for the underused parking include garages that are not open to the public and drivers having difficulty in finding available parking.

We think Congress Avenue is the perfect place for this sort of concept to thrive.   Congress Avenue is downtown’s gem and making it more beautiful benefits the entire city.  Especially in the northern part of Congress, which needs more “non-Capitol Complex” pedestrian life breathed into it. Downtown Austin condos like Brazos Place should be extra supportive of these upgrades to their little corner of the neighborhood. We hope to see more of these concepts pop up.

Parklet-map

 

Art in Downtown Austin – ArtProm by Big Ass Canvas

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We’ve been fortunate to experience and host the work of several Austin artists, notably Hallie Rae Ward and Truth have dedicated space in the TOWERS Realty office.

We’re always on the lookout for new additions, and were thrilled to discover a temporary gallery space that’s just opened in the 2nd Street district.  It’s being called ArtProm, is located at 208 Colorado, and is the brainchild of Travis Huse of Big Ass Canvas.

You’ve likely seen Travis’ work around Austin.  For one thing, he’s done the garage murals for the AMLI on 2nd Street district (if you are driving southbound on Guadalupe, you’ll see it on your right as you pass 3rd Street).  Residents of The Shore Condos may also recognize his work in our parking garage elevator bay at P1.

In our opinion, Austin is in dire need of more gallery experiences, particularly of the street art variety, and ArtProm delivers in similar fashion to SpraTX.

They’ll be around for the next couple of months, and we highly recommend stopping in and checking it out.  Art will rotate as it sells.

Additionally, Travis would also be excited to help coordinate using the space for private parties and the like. He wants to get people in the gallery and viewing the art.   If you have a guest list and need a cool space for your event – just reach out to him through his Big Ass Canvas site.

ArtProm is the best gallery addition to downtown Austin, since the Peoples Gallery started at City Hall.

70 Rainey Signals Condo Tower

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The popular Rainey Street district may host the next condo tower to be announced in downtown Austin.  Known simply as 70 Rainey, the four lot assemblage, currently occupied by several mobile food trucks, is situated just east of the Mexican American Cultural Center.

While we’ve been expecting a tower on this site, it is noteworthy that 70rainey.com indicates the tower will deliver as condos for sale, rather than previous reports of a multi-family tower with apartments for rent.

70-rainey-map
Outline of the site, and adjacent 64 Rainey owned by the MACC

The site has been in play for several years and has seen several owners.

The current owner, Freemont Holdings, LLC – a related company of Manhattan developer Sackman Enterprises, acquired the site last year from local Riverside Resources.

City of Austin filings indicate that the site plan might not be fully fleshed out.  As of last October engineers are seeking 200 residences, for a total project size of 531,806 sf.

This is a nuanced change from what the project was originally entitled for, and new City of Austin ordinances for density in Rainey Street could hand-tie the developers ability tweak the building.  The new desired height of the tower has increased to 35 stories due to smaller floor plates in the revised building plan.

Summary of what we know about 70 Rainey:

  • Number of dwellings = 200 (86 1bd, 110 2bd, 4 penthouse)
  • Building size = 531,806 SF
  • Number of stories = 35 (tbd.)
  • Number of parking spaces = 478
  • Amenities include: onsite restaurant, 24 hour concierge, pool, gym, great streets sidewalks

After years without any new condo towers, the past 18 months have given downtown Austin three official announcements: Seaholm, Fifth & West, and The Independent.  The only building to see vertical construction so far is Seaholm, but site work has begun on Fifth & West.

Interestingly, those condo towers are located within two blocks of each other, and each is anchored to West Avenue.  It would be great to spread some of that excitement to the east of Congress Avenue, and perhaps that will be 70 Rainey… but maybe we’ll just as soon see 99 Trinity, or the three towers proposed by Waller Park Place.

-Jude

Visiting Seattle

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Jude and I like to travel in December, and we recently took our annual winter trip.  This year’s trip began in Seattle, WA. Neither of us had ever been to Seattle before, and were pleasantly surprised at the cultural similarities that the two cities have, while also, in my opinion, having very different “feeling” downtown areas.  Naturally, we began comparing the two downtowns, and while Austin is doing a lot of things right within the urban-core to make it one of the most desirable places in the country to live, downtown Seattle is also doing a lot of things right, and is anchored by beautiful natural scenery. Our City leadership can look to Seattle in terms of continuing to optimize Austin’s potential, notably their [troubled] effort to tear down the Alaskan Way Viaduct, a hideous highway separating the city from the bay.

 

Seattle-skyline

But, before I begin really comparing, I think it would be a good idea to start with some historical facts / population stats for both cities:

Population of downtown area:
Austin: around 10,000 (Downtown Austin Alliance), close to 1% of Austin’s total population
Seattle: around 60,000, close to 10% of Seattle’s total population (Downtown Seattle Association)

Public  / Communal Transportation:
Austin: CapMetro Buses, Red Line Commuter Rail, Taxis, BikeShare, Uber, Lyft, Car2Go, ZipCar
Seattle: Metro Buses, Ferry, Seattle Center Monorail, Seattle Streetcar, Link Light Rail, Taxi, Uber, Lyft, Car2Go, ZipCar

Public Market:
Austin: Sunday Farmer’s market in Republic Square park
Seattle: Pike Place Public Market, a permanent installment open 7 days a week

Size of downtown area:
Austin: 9 districts, approximately 1.5 square miles overall (.005 of total size of Austin)
Seattle: 12 distinct neighborhoods, approximately 4 square miles overall (.03 of total size of Austin)

Population Growth:
Austin and Seattle are the two fastest growing cities in the nation.

Notable Corporate HQs:
Austin: Whole Foods, HomeAway, GSD&M
Seattle: Amazon.com, Tableau, Starbucks

starbucks-logo-seattle
The original and, ahem, more anatomically correct Starbucks logo that you see much more prevalently in Seattle

The most interesting of these statistics, to me, is that the relative size and population of downtown Seattle to the overall city is a much higher percentage than with Austin.  One way of interpreting that fact is to say that downtown is a bigger part of the total Seattle experience, and I have a feeling policy and funding follow suit (which brings more dollars and more vibrancy back into their downtown to flow out to the rest of their city).  However, I would say that most people in Austin realize that downtown IS the city’s cultural center and a must see / do.   I think all Austinites can continue to keep that perspective top of mind while encouraging continued growth in our urban core – realizing that a vibrant and engaging downtown brings benefit to the entire city.

However, despite their difference in scope – downtown Seattle and downtown Austin do have similarities. For instance, where downtown Seattle has graceful Gulls, whose calls evoke the sounds of the calming sea that traces the edges of Seattle’s downtown,…downtown Austin has Grackles.  (Okay, so Seattle wins that one.) Where downtown Seattle has insane hills that are the stuff of sleigh-riders dreams, downtown Austin has a gentle southeastern slope that makes outdoor activities a dream. Downtown Seattle has the Needle, downtown Austin has … the Austonian.  Downtown Seattle has a crazy Gum Wall, downtown Austin (well, close to downtown) has a graffiti wall (Hope Outdoor Gallery).

The examples above are a little in jest – but I will say that the culture of downtown Seattle did, in fact, feel pretty similar to downtown Austin.  For one, the city is very dog friendly.  Dogs were everywhere.  Additionally, many of the restaurants and night-life spots in downtown Seattle could have just as well been in Austin.

The natural surroundings, however, could not have been more different.  There were mountains viewable from downtown Seattle, as well as an active ocean port.  The weather is very rainy and generally much colder than in Austin. Likely, because of the weather (and maybe the hills), I did not see NEARLY as many folks jogging or bicycling around downtown Seattle, where in Austin, that’s the definite norm. One thing that REALLY struck me is that downtown Seattle and downtown Austin are very close to the same age, both “founded” in the mid-1800s. Downtown Seattle had a broader historic feel, but Austin is simply effervescent with youth and new growth.

The public transportation was robust and almost effortless (at least to us) in Seattle.  Also, downtown Seattle had more shopping – department stores and mom and pop shops happily co-exist in downtown Seattle.

Nordstrom Rack right next to the Monorail
Nordstrom Rack right next to the Monorail

Additionally, and this is a very timely issue for Austin, but busking in Seattle certainly felt MUCH more professional than what I see in downtown Austin…here’s one of the many talented street performers sprinkled around downtown Seattle. It’s important to note that Seattle has some very lax regulations on busking, however. In Austin, I think it should be monitored and systemized more than it is, and stakeholders like DANA agree (the City is currently obtaining more stakeholder feedback before re-presenting their proposal on busking regulations).

Now, it may sound like I just think Seattle is the greatest thing since sliced bread and why don’t I just marry Seattle because I love it so much….but, it’s not like that.  I LOVE downtown Austin, I really do. I believe we are a relatively “new” downtown (in the modern sense) and an incredibly fast growing one, at that. And the opportunities that brings for those of us in on the ground floor of this burgeoning downtown are incredible. And it only benefits us to look to more established downtown centers across the country and take what we can from those that have done it before.  City leaders and policy influencers are already doing this, of course – but it never hurts to keep it top of mind.

And, I think it’s important to note that more isn’t ALWAYS better.  For instance, the amount of vagrancy in downtown Seattle was frankly overwhelming.  Austin certainly has vagrancy issues as well, but, at least, anecdotally, Seattle felt FAR worse. And, there’s controversy as to whether Seattle is really doing their best to solve the problem in a sustainable way.

From searching a few online sources, Seattle’s cost of living seems quite a bit higher than Austin’s.  Most online source quotes that housing is at least 25% higher in Seattle than in Austin. This figure does not compare the downtown areas specifically, but I would think there is some disparity there.

In the last 90 days, downtown Austin’s median sold pricing is observed to be $490 per foot.  Semi-reliable online sources quote a recent median sales price for downtown Seattle the last 90 days at around $475 per foot.  So, if this is accurate, it may be that downtown Austin, is in fact, the more expensive housing market, at least at this specific point in time.  One reason for that may be the relatively lower inventory.

I think looking to Seattle can really help those that are shaping the new downtown Austin – especially in terms of public transportation, the city’s relationship with its natural surroundings (the Waller Creek redevelopment and Shoal Creek Conservancy efforts certainly are on the right track), and the SCOPE of downtown in relation to the size of the overall city: encourage vertical development in the urban-core, in order to preserve the beauty of our hill-country.

One thing is clear, Austin is a fabulous place to live – and it’s sunny.  Seattle can keep all that cloudy gloom for itself.