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Should The City Allow New Surface Parking On Rainey Street?

Jude Galligan | January 27, 2011 |

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…] about Should The City Allow New Surface Parking On Rainey Street?

Filed Under: downtown austin, Rainey Street District

Sabine 409

This unit is pending.

Highly coveted “i” floor plan that supports a master suite plus a guest bedroom or office. This downtown Austin loft features 2x giant windows perched over Waller Creek. Soaring 11ft ceilings. Recessed and pendant lighting. Footsteps from entertainment and restaurants. Galley style kitchen with tile back-splash provides the perfect setting to entertain friends and family. The Sabine is one of the most pedestrian friendly downtown Austin condos with a WalkScore of 92/100! Washer/dryer delivered with lease.

click for listing details and to schedule a showing

Jude Galligan, Broker
REALTOR® || CNE®

512-226-3414 || jude@downtownaustinblog.org

Downtown Austin Blog & REALTY
603 Davis St, Suite 102, Austin, Texas 78701

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

Fred Schmidt | November 13, 2010 |

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.

Filed Under: downtown austin

Vote for Proposition One and Complete the Trail

Griffin Davis | October 22, 2010 |

— Below is a guest post from Griffin Davis, past President of The Trail Foundation —

The $14.4 million project to finally complete the lakefront hike and bike trail is the best possible investment Austin can make right now when it comes to alternative transportation. A little explanation on the cost.

In order to be accessible for citizens of all ability levels, the Boardwalk must be compliant with the American with Disabilities Act. Essentially, that means the trail needs to be at a low grade, basically flat. So, it needs to follow the shoreline. In some cases, explained below, that means we must build over the water. Building any bridge over water is costly. (The Pfluger Bridge for instance which spans 200 feet north to south cost 9.8 million dollars.)

This last section of Town Lake Trail has never been completed because of the challenging topography and the large number of private landowners along that section of the lake who are under no obligation to give or sell the City of Austin an easement.

In the case of the former, some sections along the route are steep cliffs where less expensive overland trail can’t be built safely or without damaging the environment. In those places, an overwater pedestrian bridge is necessary. One bridge segment crosses the outflow of Blunn Creek and has wetlands that need to be protected, again necessitating that the trail be built over water on piers.

In the case of the latter, private land owners don’t have to allow the city an easement to build land based trail, so along those sections, we have to build trail over water. Wherever it was possible, the Complete the Trail project routes the trail on land where the grade is fairly flat, where there is a straight route away from vehicular traffic and where there is enough width to meet the new Trail standard of 14 feet. Some individuals suggested routes that stay on land but were rejected because their proposed route would have required the trail to bend for several 90 degree turns to go around their condo building rather than run along the lakefront and those routes were only 8 feet wide in spots.

The route the City Council approved runs through at least two negotiated overland easements with private landowners and some city owned parkland below the Norwood House. About 50% of the planned route is on land.

So why complete the Trail at all? There are six reasons:

1) The current route is unsafe. For 1.1 miles, bicyclists, walkers, mothers with strollers and runners must leave the lakefront trail and use a narrow sidewalk on Riverside Drive, cross dozens of driveways for active commercial buildings and high occupancy apartment/condo complexes. They also have to cross 4 high speed entrance and exit ramps to I35. The Riverside Boardwalk Investment Study documented dozens of accidents involving pedestrians, bicyclists, runners and cars. No one has been killed yet. But a similar situation existed 15 years ago at the Trail crossing at Lamar Boulevard over the Lake. In separate accidents in the 1990’s, a pedestrian and a bicyclist legally using the narrow sidewalk next to an active traffic lane were struck by cars and killed. Since the Pfluger Pedestrian Bridge was built, no one has been killed or injured at that crossing.

2) There is no safe pedestrian east-west corridor on the south side of the Lake. The population in this area is growing rapidly and deserves the same kind of safe pedestrian route enjoyed on the west side. The Boardwalk can help connect east and west Austin and bridge that hard dividing line of I35.

3) Without a complete lakefront Trail, most citizens of Austin are denied access public access to an especially beautiful section of their lake.

4) The Trail is increasingly being used as a commuting route, especially for bicyclists. If we safely connect the east-west sections of the Trail on the south side, we can provide a transportation choice for more people. And every commuter who chooses to bike or walk means one less car congesting traffic on Austin’s roads.

5) Completing the Trail creates a safe and complete hub that connects with many spoke trails (Shoal Creek Trail, Waller Creek Trail, Barton Creek Greenbelt, Johnson Creek Trail, Country Club Trail). This creates a truly useful large scale, city-wide trail network that provides choices for people who want an alternative to driving their car.

6) This is the only major transportation project that leverages local, private sector funds. The Trail Foundation has pledged $3 million dollars in matching funds for this project. Even in its incomplete state, the Trail is a success. It is a recreational asset and a proven transportation choice for thousands of folks who use it every week to bike or walk to get to where they want to go. We should complete it now when we have matching funds and negotiated easements over private land in place. The City has already dedicated $1.7 million in design and engineering studies to plan this. It would be a waste to not invest in the Trail that serves this city in so many ways. 40 years ago, Lady Bird and the rest of her gang contemplated a trail all around this man-made lake to serve all the people of Austin. This is our best chance in a generation to realize that vision. Vote for Proposition 1.

Griffin Davis,
Past President,
The Trail Foundation

Filed Under: downtown austin

DAB STATS: July Transaction Summary

Jude Galligan | August 5, 2010 |

In July of 2007 we recorded 14 transactions at an average of $353psf.

In July of 2008 we recorded 11 transactions at an average of $289psf.

In July of 2009 we recorded 13 transactions at an average of $267psf.

In July of 2010, we recorded 12 transactions at an average of $314psf!!

What insights can we glean from four years of July transaction data?  Based on my experience this year, I would say those numbers show that [in aggregate for downtown] a bottom had been reached, and we’re returning to normal where average prices hover around $300psf.

If developers reported sales (they don’t, but if they did), July’s closed Sabine units would nullify the effect of the higher priced closings at the Austonian, Spring, and Four Seasons.  Also, at least two of July’s transactions were deeply discounted transactions at Milago and yet the average numbers are still strong.

The market continues to place a premium west of Congress Avenue, as transactions at Austin City Lofts and 360 condos exceed $400psf.  Feedback from my clients indicate this premium is a reflection of these buildings’ proximity to a mix of retail uses and to Whole Foods.  As inventories of new construction continue to dwindle, the average buyers’ expectations are beginning to come back inline with a healthy resale market.

An example of a great buy in July:  Milago #423. A 2bd/2ba corner unit at tree level with city views for $300,000.  The seller took a hit on this one and originally paid $382,500.  Also, I’m bullish on the Rainey Street District, future improvements to Waller Creek, and the desirability of living near the trail for couples/families.

What does the buyer who prioritizes value do now?  Be prepared.  Get pre-qualified for a mortgage.  Be ready to pounce on the random short sale or bank owned property.  I seem to find 1-2 each month.  Forget about foreclosure auctions in downtown – they simply do not happen with any regularity, and 99% of the time the bank takes back the property and lists it on the MLS market where they can get closer to market rates.  Of course, you can go to the courthouse to see for yourself.  Or, you can just contact me.

Registered members of DAB can download a complete statistical and transaction report here.

-Jude

Filed Under: Austin Real Estate Data & Statistics, DAB Stats

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