Developer plans minicity for second phase of the Domain in North Austin

[KevinFromTexas]

Whoa. We're easily talking about new tallest buildings outside of downtown here folks. Up to twice the height of current tallest buildings outside of downtown.

Click the link below to see the map.

From the Austin American-Statesman
http://www.statesman.com/news/content/news/stories/local/02/24/24domain.html


Developer plans minicity for second phase of the Domain in North Austin

By Kate Miller Morton
AMERICAN-STATESMAN STAFF

Saturday, February 24, 2007

The sleek, high-end shops such as Neiman Marcus and Tiffany & Co., scheduled to open March 9 at the Domain shopping center, stand in sharp contrast to the gritty industrial and commercial buildings around them.

But Endeavor Real Estate Group's preliminary plans for the 177-acre second phase of the North Austin development could soon change that.

Endeavor plans to replace nearly a dozen aging, low-rise buildings and sprawling surface parking lots with as many as 50 residential, retail, office and parking structures ranging from two to 26 stories. A 9-acre park, an outdoor amphitheater and hike-and-bike trails are also planned.



^ :whip:

[TDoss]

OUTSTANDING!!!!!!
Great post.
I couldn't be more pleased with this news.

[Boris]

The growth in Austin is unbelievable. If this second phase is fully realized it would drastically improve the asthetics of that area of Austin.

[JAM]

Kinda like the "Woodlands of the West"

[KevinFromTexas]

Here's a map, per the request of liveattheoasis.

Can someone put this place on a map in relation to downtown?

This would be located 8 miles northwest of downtown. I used the center of downtown as the point of reference, around the Frost Bank Tower area, and drew the line to the center of The Domain area. That area would be bounded by Mopac, (Loop 1), to the west, US 183 to the south, Metric Boulevard to the east, and I assume Braker Lane to the north. It's also bounded on the east and west by two rail lines.

The blue outlined area to the north is The Domain and the blue outlined area to the south is downtown, the UT Campus and West Campus.
http://i20.photobucket.com/albums/b234/KevinFromTexas/Austin%20pics/AustinTheDomainDowntown.jpg

[Mopacs]

This IS fantastic news! I hope this vision comes to fruition.

Kevin, just for clarification, the area you have highlighted in blue would appear to be UT's Pickle Research Campus, and The Domain would be north of Braker Lane (which runs across the very top of the map). Nevertheless, the Pickle Research campus lies in the heart of the area descirbed as the North Burnet/Gateway planning area.

[GoldenBoot]

Since when did the city move ABIA???


Just kidding...

[JAM]

Happened to speak with a couple of developers working on this project tonight concerning phase II. They think this will be about a 12 year project. I was a little amazed by that, considering a skyscraper can be constructed in ~3 years.

[texastarkus]

A Second Downtown For Austin?


Austin is on the move again, and Sunday, KXAN learned about the latest plans that would bring new development to North Austin.

Imagine a second downtown at the intersection of Burnet and Braker Road. This Thursday, the Austin City Council will discuss the development of 2,200 acres of land.

"It's really going to transform this area from decaying warehouses into the vibrant second downtown of Austin," said City Council Member Brewster McCracken. "A new, second downtown done right can transform this community, build our tax base, create new places for folks to live and particularly for folks who live in the northern part of the city to have a great new place to come live, work and play."

The area will be designed to welcome 80,000 more people to the area, with plans for 300-foot buildings, parks and an outdoor music arena.

Work will start in the next year, with a completion date of 20 to 25 years from now.


=-=-=-=-=
There is a video attached to the KXAN story
http://www.kxan.com/global/story.asp?s=6139569

[Mopacs]

Here's another article published in a local copy of "Community Impact" monthly. FYI... the mall plan published in this article is not a complete listing. For some reason, they left out at least 20% of the stores, including Macy's, Border's Books, and Oakville Grocery, among others. Those stores are just off the left side of their map, oriented in a perpendicular E-W wing.

Simon has the complete floor plans here: http://www.simon.com/mall/images/floorplans/1207The_DomainMall.gif & Store Listing: http://www.simon.com/mall/directory.aspx?ID=1207

Article from Community Impact Paper:
http://www.impactnewspaper.com/www/docs/195.1382

Downtown living moves north
Upscale shops and urban living replace landmark

By Rachel Youens
http://www.impactnewspaper.com/images/photos/FEBNWA/Picture_30.png

To shoppers, The Domain means trying on rings at Tiffany’s. To Endeavor Real Estate, the Domain means defining the urban Austin lifestyle for the next 100 years.

As the city has expanded, Northwest Austin has largely been regarded as a suburb, but recently new attention has been focused on the area. When The Domain opens March 9, it will create a new model for Austin growth.

“Endeavor envisioned The Domain as a dense, urban, transit-oriented development, with a vertical mixed-use element,” said Chad Marsh Endeavor Principal in charge of The Domain. “It will take a lot of cars off the roads and have all the things people want close by.”

Boom and Bust
In 1999, at the peak of the tech boom, IBM stopped manufacturing operations and sold the 2.8 million sq. ft. of property wedged between MoPac and Burnet Road. Endeavor bought the land intending to capitalize on the boom by building a business park named The Domain.
Today, Endeavor displays a near-magic ability to forecast an area’s worth, brokering landmark property deals opening the way for retail centers such as IKEA and Gateway. But in 1999 Endeavor was just getting started, and The Domain was supposed to be their first success story.

Then, in 2001, the technology boom went bust, leaving The Domain’s future up in the air.

Rebirth
Four years later, Endeavor decided to pick up the pieces and reinvent The Domain. When they first pitched a large-scale multi-use complex to the Austin City Council in 2003, council member Betty Dunkerly complimented Endeavor Real Estate Group for being “willing to take a risk, to step out and do something unique in a community that’s in a downturn.”

Converting The Domain to retail was an opportunity to capture the shopping dollars being spent outside of Austin in places like Round Rock and San Marcos.

Simon Properties
In 2005, Simon Property Group came on board as a partner. If Endeavor is king of Austin real estate, then Simon is the king of retail. To the north, Simon owns Round Rock’s new Premium Outlets and to the south Barton Creek Square Mall. In between lies the Arboretum, Gateway Shopping Center and Highland Mall.

“What we particularly liked about The Domain location was that it had all of the general retail needs,” Simon spokesman Les Morris said. “It’s big and easily accessible, but it’s also got a real sense of place and a nice history.”

Beyond interesting architecture and high-end shopping, the new Domain has natural beauty. The land, formerly IBM’s Century Oaks recreation park, is dotted with 100 year-old trees, most of which were spared during The Domain’s construction, giving an historic presence to the new center.

Many of The Domain’s retailers are new to the Central Texas market. Barneys CO-OP, Tiffany & Co., Neiman Marcus, Intermix and Lacoste will all be opening their first Austin locations, while businesses like St. Thomas Boutique and J. Crew will be moving from their previous Austin locations.

“Most of the stores opening up in The Domain are the kind where there’s only one in a market,” Marsh said. “So if they’re here versus San Marcos or Georgetown, it creates good destination retail for the area.”

As a part of their agreement with the city, Endeavor earmarked $1 million to help local retailers, such as Bettysport, an Austin-owned sportswear store, set up shop and pay rent in The Domain.

“It’s important that we bring in new nationally-recognized retailers, but we also wanted to give a chance to local entrepreneurs who have a following in the community,” Morris said.

Live, Work, Play
“Live, work, play” is the newest mantra in city planning. It is also the concept behind The Domain.
The phrase comes from the phenomenon that Austinites frequently live in one part of the city, while working and playing in others. By centralizing these activities, the city can ease sprawl and congestion.

“Cities want to contain urban sprawl, and the only way to do that is to go vertical,” Marsh said. “If Austin wants to be more efficient, it needs to densify.”

The city has already exercised a vote of confidence for the “live, work, play” ideal in the form of $37 million in property and sales tax rebates for The Domain. It turns out that all those features that make The Domain appealing to the city (green space, tall dense buildings, landscaping) also make it expensive. In 2003, Endeavor appealed to the city council for help offsetting the costs, and with Mayor Will Wynn’s support, Endeavor received rebates.

When The Domain opens, Simon has said there will be 390 residential units mixed with 60 different stores, 14 restaurants and 75,000 sq. ft. of office space. According to Domain spokesperson Lauren Harris, the Domain is Simon’s most complete and most upscale example of mixed-use development.

More to Come
What shoppers see when they enter The Domain occupies less than a quarter of the land Endeavor owns. The Domain’s phase two is slated to open in Spring 2008 and will add another 350,000 sq.ft. of retail.

Across The Domain’s main street, Domain Drive, Endeavor is demolishing IBM’s old manufacturing buildings to make way for new office space, a hotel and parking garages.

Within the next 12 years Endeavor expects the entire Domain area to house 3,400 residential units, 3 million sq. ft. of office space and 10 acres of park space.

“People are really going to be surprised by the beauty of The Domain and what we’ve been able to do with the architecture and location,” Morris said. “We’ve created a place where you want to spend a lot of time whether you’re living or shopping or just hanging out. It’s really a showpiece for Austin.”


http://www.impactnewspaper.com/images/photos/FEBNWA/Picture_28.png


http://www.impactnewspaper.com/images/photos/FEBNWA/Picture_29.png
-------------------------

This is the full plan from Simon's (http://www.simon.com/mall/directory.aspx?ID=1207) website

http://www.simon.com/mall/images/floorplans/1207The_DomainMall.gif

[Jdawgboy]

This is going to be interesting to see two skylines in Austin, especially from where I live on the southside near South Austin Hospital. With the view here we should be able to see both.

[Mikey711MN]

Here are a few sites that discuss the civil planning side of the North Burnet/Gateway area more generally:
* http://www.northburnetgateway.com/
* http://www.ci.austin.tx.us/zoning/north_burnet.htm (check out the draft plan that was released a few weeks ago...pretty exciting stuff)

[Mikey711MN]

Pretty much an identical thread going: http://forum.skyscraperpage.com/showthread.php?t=126232

[M1EK]

They have the UPRR colored red - that's not the commuter rail line starting service in '08; the one we're using is on the east side of Burnet, even up this far north (between the existing IBM buildings and Metric Blvd).

[KevinFromTexas]

Pretty much an identical thread going: http://forum.skyscraperpage.com/showthread.php?t=126232

I've now merged these two threads into one. Please before posting new threads, make sure that there's not already one about your topic. If there is, feel free to add to it, even with more articles and updates. Unless you can't find an existing thread, then please try to post in the original thread. If you can't, then it's no biggy.

[texboy]

Itll be interesting to see how far this actually gets....pending any economic slowdowns.

[GoldenBoot]

Itll be interesting to see how far this actually gets....pending any economic slowdowns.

I don't think you quite understand what's going on in the Gateway/N. Burnet Rd. area. This is a "neighborhood plan" not a proposed development. Therefore, the current and future local economy really does not play much of a role at this time.

This plan lays out the ground rules for future zoning ordinances on particular parcels of land in this area. In simplistic terms, once this plan is completed and adopted by the City of Austin, it will define what type of development goes where in the Gateway/N. Burnet neighborhood and make it relatively difficult to change said ordinances.

So, yes, this area will be “completed,” as you put it. And, within 25 years or so, it should look fairly similar to the plan you see today. However, it will take time. How long is anyone’s guess (and this is where the economy might play a role).

[KevinFromTexas]

^ Right. So really even if the economy does tank, as long as this area is zoned and planned as it is currently being, it will happen, eventually. It's not just a developer's dream, it's the guideline for developing the area.

It'll be interesting indeed to have a whole other defined skyline outside of downtown. At this point Austin doesn't really have one, other than a few "clusters" of buildings. This skyline will be visible from just about everywhere in the central/south central/northcentral areas. And if you're high enough up, anything to the west and especially to the east. You'll be able to see it from I-35, Mopac, 183, 290, and perhaps even 71. This is of course if they build buildings of up to 300 feet tall. And there's even a possibility of seeing it if the buildings do end up shorter, say 150 to 200 feet. I hope that doesn't happen, though, I want nothing less than 300 feet there. When you're coming into North Austin on I-35, if you look off to your west/southwest you can actually see The Arboretum. This skyline would be east of that, closer to you and possibly twice as tall. So the views from I-35 may be pretty good also. Views to the west, northwest and southwest will be less likely as the hills will get in the way.

[Mopacs]

There are a series of articles and features on The Domain, in the Statesman, leading up to grand opening in less than 2 weeks. Today's story highlights the upscale residential component above and alongside the high end retail establishments. Cool pictures too...

http://www.statesman.com/business/content/business/stories/other/02/27/27domain.html


Domain dwellings have an upscale address
Luxury apartments are above world-class shops and within walking distance of restaurants.

http://img.coxnewsweb.com/B/06/62/57/image_5157626.jpg

http://img.coxnewsweb.com/B/03/61/57/image_5157613.jpg


By Shonda Novak (snovak@statesman.com)
AMERICAN-STATESMAN STAFF
Tuesday, February 27, 2007

Breakfast at Tiffany's won't be out of the question for residents at the Domain, where 390 luxury apartments are side-by-side with the most upscale retail in Central Texas.

Domain dwellers will be able to live upstairs from the famous jeweler and down the street from Neiman Marcus and Macy's. They'll be able to window-shop after hours at other new-to-Austin stores including Louis Vuitton and Barney's Co-Op. They will be able to walk to the Oakville Grocery to pick up a gallon of milk or a $200 bottle of wine, or grab a late-night dinner at restaurants including McCormick & Schmick's, Jasper's and Kona Grill.

Such high-style living comes at a price: Rents start at $1,030 a month for a one-bedroom apartment with 678 square feet.
The highest-priced units are in the block next to Neiman Marcus. One unit in that section, above Tiffany, with 1,164 square feet plus a balcony, will rent for $2,285 a month. The most expensive unit is a one-bedroom, one-bathroom loft that will rent for $2,430 a month.

Open-air developments that blend retail, residential, office and other uses are cropping up across the country, but the Domain is the first in Central Texas, said Kent Collins, a partner with Centro Partners LLC, the local developer involved in the $30 million residential portion.

"This is by far the largest, most complex mixed-use project in Austin with residences on top of retail," Collins said. "Nowhere else is there 700,000 square feet of world-class retail with innovative apartments above."
Indianapolis-based Simon Property Group Inc. and Austin-based Endeavor Real Estate Group are developing the retail part of the Domain, which opens March 9. The $245 million center is on North MoPac Boulevard (Loop 1) between Braker Lane and Burnet Road.

The apartments and townhouses are in six buildings with brick, limestone, and sage- and butter-yellow stucco exteriors; the tallest building has four floors of apartments above two levels of shops.

Columbus Realty Partners Ltd. is the lead developer on the residential portion; its partners are Simon and GE Asset Management, the investment arm of General Electric Co.
Leasing agent Lincoln Property Co. has signed up 17 tenants, and the first few have moved in.

Under a tax incentives package the city approved in 2003, the developers agreed to reserve 10 percent of the units at below-market rents for people in certain income ranges.
Rents will range from $630 to $747 a month for people who earn $27,000 to $32,000 a year.

That makes them affordable to people such as Mando Perez, who learned he was eligible when he started working in the Domain leasing office.
"I jumped on it," said Perez, whose commute will be an elevator ride down to the leasing office. "It allows you to live at a place you normally wouldn't be able to afford."

Perez is looking forward to living, working and shopping in one place.
"You can do it all in your own little area," he said. "It's like a city within a city."
Jason Pickard, who sells new homes for Gehan Homes in Round Rock, stopped by the leasing office last week to take a look. The Domain seems like "fine and fun living," he said.
His commute would be easier with the recent opening of the Texas 45 tollway.

The Domain also includes 90,000 square feet of offices and eventually is expected to have a hotel and movie theater.


snovak@statesman.com; 445-3856

------------------

More Photos:
http://www.statesman.com/business/content/business/photos/02/022707_domain.html

[KevinFromTexas]

Man, I love that Live oak in those two pictures at The Domain.

I really like the height being proposed there. I was let down when we heard about the heights for Mueller, which may or may not be 10 floors or so. I heard the tallest building there would be just 100 feet. That's not much, only as tall as AMLI Downtown, (the 7-story one). Anyway, I hope they do approve those 300 foot heights. I also like that this project looks to be more urban in character than Mueller is. It's more like The Triangle development, but with more height.

[shane453]

Wow! Very awesome!

[arbeiter]

I am not usually a fan of these kinds of developments, but it looks like it's been built to a pretty decent standard. I like the money earmarked for local businesses and while the 10% lower-income threshold should be 25%, I'm still not complaining.

And Austin should be proud to get a Barney's Co-op, that's not a kind of store that just exists everywhere.

[Mikey711MN]

From http://www.statesman.com/business/content/business/stories/realestate/03/02/2domain.html

Details firming up for Domain Phase II
Tenants to be announced in 90 days, developer says.

By Shonda Novak
AMERICAN-STATESMAN STAFF
Friday, March 02, 2007

The primary developer of the Domain project in North Austin expects to announce tenants in the next 90 days for the Domain Phase II, which will include about 300,000 square feet of retail and about 300 apartments and townhomes.

Formerly called Domain Crossing, the second phase will be on 34 acres south of the current Domain, a $245 million luxury open-air center that opens March 9 near North MoPac Boulevard (Loop 1) and Braker Lane.

Simon Property Group Inc. plans to start construction late this year on Phase II and predicts a 2009 opening, said Tom Schneider, executive vice president of development.

The project will join other retail and dense mixed-use developments being planned or built in a rapidly changing part of North Austin.

Simon originally said Domain Phase II would include large-scale retail, but Schneider said the project will not be a center for such stores.

Like the soon-to-open Domain, the Phase II residences will be built atop the retail.

Phase II also will have an entertainment component. Schneider said Simon is courting some "very exciting concepts" but declined to name them.

Unlike the Domain, Phase II will not have streets running through it, Schneider said. It will be pedestrian-friendly, with extensive landscaping, he said.

Indianapolis-based Simon is the nation's largest mall developer and the dominant landlord in Central Texas, where it owns two regional malls, outdoor shopping centers and an outlet mall in Round Rock.

The Domain shopping center that opens next week will be anchored by Austin's first Neiman Marcus store and a Macy's. It will have 700,000 square feet of shops and restaurants, plus 390 luxury apartments.

Simon's partner in the Domain is Austin-based Endeavor Real Estate Group, which originally envisioned and planned the project and lured Neiman Marcus.

Endeavor plans much more development on 177 acres just east of the Domain: 1.2 million square feet of retail, as much as 4 million square feet of offices and 4,000 to 6,000 condominiums.

[GoldenBoot]

:previous: Actually, what the article is referring to is "The Domain Crossing" and not the actual Phase II of "The Domain." This is where a cinema and a new 70,000+ sq. ft. Whole Foods Market are going to be located...

[Mopacs]

:previous: Actually, what the article is referring to is "The Domain Crossing" and not the actual Phase II of "The Domain." This is where a cinema and a new 70,000+ sq. ft. Whole Foods Market are going to be located...

My understanding was the Whole Foods project was separate from The Domain, and set to be built across the railroad tracks (adjacent to an existing office complex)...have the plans changed? Whole Foods would be a perfect tenant for The Domain. Also, I believe the cinema is supposed to be more of an 'arthouse' concept, a la Landmark's Dobie Theater or the nearby Regal Arbor.

[GoldenBoot]

My understanding was the Whole Foods project was separate from The Domain, and set to be built across the railroad tracks (adjacent to an existing office complex)...have the plans changed? Whole Foods would be a perfect tenant for The Domain. Also, I believe the cinema is supposed to be more of an 'arthouse' concept, a la Landmark's Dobie Theater or the nearby Regal Arbor.

Yes, you are correct. Officially, the Whole Foods Market is not apart of The Domain Crossing development. However, Schlosser Development Corp. (the Whole Foods developer) is working closely with Endeavor/Simon on making a fairly seamless transition so as to the layperson; it will look like one single development.

In addition, I believe that Simon is looking at a more entertaining concept for the cinema. Two possibilities I heard being tossed around were an Angelika Film Center & Café or a Magnolia Theatre (which is a Landmark Theatre; who so happens to also own the Dobie Theatre).

[KevinFromTexas]

Short article here with info on the city council approving highrise heights for two areas outside of downtown, (Concordia, and The Domain).

From the Austin American-Statesman
http://www.statesman.com/news/content/news/stories/local/03/02/2council.html

City Council decisions

Friday, March 02, 2007

Austin City Council action

At its meeting Thursday, the Austin City Council:

•Gave preliminary approval to rezoning for the East Avenue project on the current site of the Concordia University campus allowing mixed uses and heights up to 195 feet.

•Approved $766,722 for a new program to help retain businesses along Congress Avenue and East Sixth Street.

•Bought properties in the Onion Creek flood plain.

•Approved $3.6 million to design, construct and furnish the North Branch Village Library.

•Approved $3.9 million to design, construct and furnish the Turner-Roberts Recreation Center.

•Agreed to oppose state legislation that would prohibit local governments from operating day labor centers that employ illegal immigrants.

•Agreed to support state legislation that would extend bargaining rights to noncivil-service employees.

•Set a public hearing on the proposed construction of the Waller Creek tunnel for 6 p.m. Thursday at City Hall.

•Gave preliminary approval to rezoning for the second phase of the Domain project in North Austin, allowing heights up to 308 feet.

[JDSII]

:previous: Actually, what the article is referring to is "The Domain Crossing" and not the actual Phase II of "The Domain." This is where a cinema and a new 70,000+ sq. ft. Whole Foods Market are going to be located...

Domain Crossing and Phase II are the same term.

[GoldenBoot]

:previous: No, actually “The Domain Crossing” is a completely separate development from Endeavor Real Estate Group's “The Domain” project. It is being developed solely by Simon Property Group (I believe Simon closed on the property about a year or two ago). For some reason, the media has continually and incorrectly identified The Domain Crossing as the second phase of The Domain.

Endeavor Real Estate Group's second phase of "The Domain" will encompass an additional 7.5 million square feet of space (1.2 million sq. ft. of retail, 3.5 to 4 million sq. ft. of office, and 4,000 to 6,000 apartments and condominiums). The 178-acre "Phase II" is planned to break ground in the summer of 2007 on the property to the east of the lifestyle center which opens this week.

[Mikey711MN]

:previous: No, actually “The Domain Crossing” is a completely separate development from Endeavor Real Estate Group's “The Domain” project. It is being developed solely by Simon Property Group (I believe Simon closed on the property about a year or two ago). For some reason, the media has continually and incorrectly identified The Domain Crossing as the second phase of The Domain.

Endeavor Real Estate Group's second phase of "The Domain" will encompass an additional 7.5 million square feet of space (1.2 million sq. ft. of retail, 3.5 to 4 million sq. ft. of office, and 4,000 to 6,000 apartments and condominiums). The 178-acre "Phase II" is planned to break ground in the summer of 2007 on the property to the east of the lifestyle center which opens this week.

That was my impression too, until I came across this (http://www.simon.com/mall/LeasingSheet/Domain1207.pdfv). (see page 2) Until I read that, I, too, was under the impression that The Domain had a distinct second phase that differed from Domain Crossing. I guess not.

IIRC, Phase I is a joint venture between Simon and Endeavor. Phase II, purportedly Domain Crossing, is, as you mentioned, Simon's development alone.

[JRCool]

So, I have heard that Austin's first Westin will be built at the Domain, anyone know more about this?

If so, Starwood Hotels really are starting to make a presence in Austin, with a new W, a new Westin, and they converted the capitol Marriott to Sheraton.

[Kevinb]

North Burnet/Gateway Draft Plan Presents a Vision for Redevelopment



The City of Austin Neighborhood Planning and Zoning Department invites you to a community meeting to learn about the North Burnet/Gateway Draft Plan and share your comments on the plan. The North Burnet/Gateway area is in North Central Austin, bordered by Hwy. 183 to the south, Metric Blvd. to the east and MoPac (Loop 1) to the west.



Presentation of the North Burnet/Gateway Draft Plan

Saturday, March 24, 2007, 9:00 am – 11:00 am

ACC Northridge Campus

11928 Stonehollow Drive, Austin, TX

Bldg. 4000, Lecture Hall Room 4136



The Draft Plan presents a long-term vision for the area to redevelop the low-density auto-oriented commercial and industrial uses into a higher density mixed-use neighborhood that is more pedestrian-friendly and takes advantage of the links to future rail transit. The plan will serve as a framework for infrastructure improvements and changes to zoning that will guide future development. A preview of the March 24th Draft Plan presentation will be available on the web next week at: www.ci.austin.tx.us/zoning/north_burnet.htm.



A map of the North Burnet/Gateway planning area and a map of the ACC Northridge campus are included in the attached meeting notice.



For more information about the North Burnet/Gateway Draft Plan or the March 24th meeting, contact Molly Scarbrough at the phone number or email listed below.



Thanks,



Molly Scarbrough

Senior Planner

City of Austin, Neighborhood

Planning & Zoning Department



505 Barton Springs Road

Austin, TX 78704

Tel: 512-974-3515

Fax: 512-974-6054

Email: molly.scarbrough@ci.austin.tx.us

http://img131.imageshack.us/img131/2069/32407nbgmtgflyer2page1vf6.jpg

[GoldenBoot]

So, I have heard that Austin's first Westin will be built at the Domain, anyone know more about this?

If so, Starwood Hotels really are starting to make a presence in Austin, with a new W, a new Westin, and they converted the capitol Marriott to Sheraton.

And a couple of aloft (http://www.alofthotels.com) hotels are in the works...

[Jdawgboy]

This is an exciting opportunity for the city and I can't wait to see how it evolves. Im heading to the Domain later this afternoon to check it out Ill see about taking my camera.

[GoldenBoot]

It's nice! Very nice! I attended the Neiman Marcus Grand Opening Gala last night and had a chance to walk the property.

[Mopacs]

It's nice! Very nice! I attended the Neiman Marcus Grand Opening Gala last night and had a chance to walk the property.

I second that! Spent about 5 hours there yesterday with my girlfriend (half of which were at Nieman's...naturally..ugh!). I have many many pics to share, including a rendering for the proposed hotel near Macy's (Westin?). I'll post those shortly.

[Mopacs]

Here are my photos...

Park of what makes this development unique and attractive are the (preserved) tree-lined streets and the small parks and playscapes. I must admit this is one of the nicer 'town center' type developmetns I have seen, and there are many these days. Nice mix of office, retail, hotel and residential within a few blocks of each other.

Start off with Austin's first Nieman's:

http://images22.fotki.com/v723/photos/5/54967/2691290/P1260109-vi.jpg

Century Oaks Terrace... lined with 100+ year old Live Oak trees, preserved from the old IBM parkland atop which the Domain resides.
http://images21.fotki.com/v578/photos/5/54967/2691290/P1260114-vi.jpg

http://images21.fotki.com/v632/photos/5/54967/2691290/P1260135-vi.jpg

http://images22.fotki.com/v724/photos/5/54967/2691290/P1260168-vi.jpg

THe 4-story building in the background is The Offices at The Domain. A large law firm has already leased about 30% of this building..

http://images21.fotki.com/v632/photos/5/54967/2691290/P1260180-vi.jpg

http://images21.fotki.com/v631/photos/5/54967/2691290/P1260181-vi.jpg

http://images21.fotki.com/v577/photos/5/54967/2691290/P1260205-vi.jpg

http://images22.fotki.com/v723/photos/5/54967/2691290/P1260209-vi.jpg

Planned Westin Hotel, located about a block east of Macy's

http://images21.fotki.com/v577/photos/5/54967/2691290/P1260228-vi.jpg

http://images22.fotki.com/v723/photos/5/54967/2691290/P1260277-vi.jpg

http://images22.fotki.com/v724/photos/5/54967/2691290/P1260280-vi.jpg

http://images21.fotki.com/v577/photos/5/54967/2691290/P1260293-vi.jpg

http://images21.fotki.com/v632/photos/5/54967/2691290/P1260294-vi.jpg

http://images22.fotki.com/v723/photos/5/54967/2691290/P1260296-vi.jpg

http://images21.fotki.com/v577/photos/5/54967/2691290/P1260309-vi.jpg

http://images22.fotki.com/v724/photos/5/54967/2691290/P1260312-vi.jpg

http://images21.fotki.com/v578/photos/5/54967/2691290/P1260099-vi.jpg

I'll post a few more later...

[Trae]

This development in Austin reminds me of Atlantic Station, but on a smaller scale. I love it.

[Mopacs]

This development in Austin reminds me of Atlantic Station, but on a smaller scale. I love it.

Agreed! Both the Domain and Atlanta's Atlantic Station are reclaimed industrial sites (though A.S., much more so). If the master plan plays out over the next 5-10 years, The Domain could rival the scope and scale of Atlantic Station.

[Trae]

Agreed! Both the Domain and Atlanta's Atlantic Station are reclaimed industrial sites (though A.S., much more so). If the master plan plays out over the next 5-10 years, The Domain could rival the scope and scale of Atlantic Station.

Really? And have a 1,000 footer and all?

Atlantic Station:

http://i49.photobucket.com/albums/f264/Natesence/AS7585.jpg

http://i83.photobucket.com/albums/j305/pimpsquad27/ASBACK.jpg

[Mopacs]

Wow, well thats impressive I must admit. I knew about Novare's 46+ story tower, but a 1000 footer I wasnt aware of. As far as land area and density, yes, I do believe The Domain could rival A.S. at build-out. However, Its unlikely that The Domain will ever match those heights. The heights are topped at around 320 feet (which could change in time). Plus, A.S. is closer to downtown and midtown atlanta, so it has become a natural extension of of both.

Comparing Atlanta to Austin is a bit apples and oranges, with the former being 3-4x the size of the latter, but there are definitely some similarities in these developments.

[M1EK]

My wife and son went up Friday afternoon; and we all went up Friday night and Saturday afternoon. (Wanted to enter contests, check the place out, and remember where I used to play basketball/softball when I worked for IBM).

Impressions:

Design is pretty good - an updated version of Mizner Park (Boca Raton) - one 'street' with fairly good retail presence (Mizner's is a boulevard; this is a smaller footprint of street, which makes a lot more sense given the hotter summer conditions here - the shade makes a bigger difference in Texas than in Florida too).

The parts of the complex with apartments/offices on top look a lot better than the parts without. Wish they hadn't cheaped out on half of it.

The stores are tilted so heavily towards the upscale that the Macy's/Border's look like odd-men-out. Wonder how many people who like that sort of upscale shopping are going to want to live in what are essentially midrange apartments (I'd expect rich folks, if they want multifamily at all, to be more interested in living in the nicer buildings downtown). Think this retail mix is a bit of a mistake here - but it's a few years premature to get these kinds of retailers sold on downtown I guess.

The semi-public space along the street is very nice. Nice sculptures, a nice fountain for kids to splash in (my 3 year old got soaked), nice outdoor areas especially around Starbucks.

Needs a medium-sized grocer, bad. (Something the scale of Fresh Plus). Could easily attract both new apartment residents and surrounding folks given that the HEB at Parmer/Mopac is a traffic disaster. Don't know how you encourage grocers these days - I guess their business is so rough that they can't afford even the slightest deviation from formula, but if I owned the site, I'd consider subsidizing one (not one of these luxury 'grocers' but a true small urban grocer that has the essentials for daily cooking - again, think Fresh Plus).

[Mopacs]

5-10 year plan looks like this. The buildings are a bit out of scale, but it gives you a good idea of the density. The red 'hotel' in the center of the pic will be 8-stories tall, for instance. The taller of the residential towers, at least 20-30 floors. Time will tell what and how much is built. The current Domain mall occupies the top portion of this site plan, below and to the left of "Loop 1(Mopac) label.

http://images21.fotki.com/v632/photos/5/54967/2691290/TheDomain2015-vi.gif

This mid-rise apartment building should be up within the next year or two, along Esperanza Crossing

http://images21.fotki.com/v578/photos/5/54967/2691290/DomainResidentialMidrise1-vi.gif

[Mopacs]

Here area few more pics...

http://images22.fotki.com/v723/photos/5/54967/2691290/P1260085-vi.jpg

http://images22.fotki.com/v724/photos/5/54967/2691290/P1260091-vi.jpg

http://images21.fotki.com/v577/photos/5/54967/2691290/P1260105-vi.jpg

Interior hallways leading to the parking garage

http://images22.fotki.com/v723/photos/5/54967/2691290/P1260126-vi.jpg

Public artwork is scattered throughout the development

http://images22.fotki.com/v723/photos/5/54967/2691290/P1260131-vi.jpg

http://images22.fotki.com/v724/photos/5/54967/2691290/P1260137-vi.jpg

http://images22.fotki.com/v724/photos/5/54967/2691290/P1260158-vi.jpg

http://images22.fotki.com/v723/photos/5/54967/2691290/P1260159-vi.jpg

http://images21.fotki.com/v631/photos/5/54967/2691290/P1260162-vi.jpg

http://images21.fotki.com/v578/photos/5/54967/2691290/P1260172-vi.jpg

http://images22.fotki.com/v723/photos/5/54967/2691290/P1260190-vi.jpg

Borders

http://images21.fotki.com/v632/photos/5/54967/2691290/P1260212-vi.jpg

http://images22.fotki.com/v724/photos/5/54967/2691290/P1260280-vi.jpg

[Jdawgboy]

I had thought the Westin would be taller than the hotel rendering that is shown there. Anybody has specifics on it?

[arbeiter]

The pictures are not bad, about what I expected. It would have been nicer if the entire complex was organically designed this way; i.e. the Domain could keep expanding outward with the same urban footprint. I noticed the convenient lack of photography on the parking lots and scenery outside of "main street".

[Mopacs]

The pictures are not bad, about what I expected. It would have been nicer if the entire complex was organically designed this way; i.e. the Domain could keep expanding outward with the same urban footprint. I noticed the convenient lack of photography on the parking lots and scenery outside of "main street".

The majority of this complex faces 'inward',with publicly accessible streets running within. Overall parking is at least 75-80% structured, with a few scattered surface lots (largest of which is near Macy's).

On the west side of the center lies the frontage of Mopac Expressway.. there is minimal parking here, mostly valet... and many of the restaurants are on this side of the 'mall'. On the east end, structured parking and apartments flank the outside, though there are several cross-streets designed to continue eastward into the remainder of development... so the potential is there. You'll get an idea of the ultimate road network from this site plan:

http://images21.fotki.com/v632/photos/5/54967/2691290/TheDomain2015-vi.gif
I have photos from outside the complex, which I will post shortly. There's nothing much to see at this point other than industrial buildings in various stages of demolition. In another 2-3 years, the whole landscape should change dramatically.

[Mopacs]

Here are a few pics from adjacent areas of the complex... This looks west from one of the restaurants, showing the relatively small valet parking lot, Mopac freeway, and the National Instruments HQ's beyond

http://images21.fotki.com/v632/photos/5/54967/2691290/P1260101-vi.jpg

This is the east side, looking back toward the old remnants of the IBM campus. The street from which this is taken (Esperanza Crossing) leads from the Mopac frontage road, through the retail development, and will continue east toward Burnet Rd (hotel going up across the street)

http://images21.fotki.com/v577/photos/5/54967/2691290/P1260224-vi.jpg

Just up the street, apartments flank Esperanza Crossing, looking east toward the old campus (The Tivoli HQ's can be seen in the distance)

http://images21.fotki.com/v632/photos/5/54967/2691290/P1260202-vi.jpg

[KevinFromTexas]

I love your pictures, Mopacs. I'm going to have to drag my mom and sister up there to have them check it out. And I'll use it as an excuse to take pictures and check out the skyscraper prospects. :)

[Boris]

What a fantastic looking development. I hope the new projects for Houston look as good as this.

Also, great photos Mopacs.

[Mopacs]

The Domain just keeps getting bigger! Nordstrom (Austin's 2nd) is confirmed as an anchor for a future retail phase, adjacent and to the east of the existing high-end center. Article from today's Austin American-Statesman:

http://www.statesman.com/business/content/business/stories/realestate/03/15/15domain.html

Nordstrom plans 2nd store in Austin

Retailer would join Endeavor's mixed-use project at Domain.

http://img.coxnewsweb.com/B/05/52/06/image_5206525.jpg

By Shonda Novak
AMERICAN-STATESMAN STAFF
Thursday, March 15, 2007

Austin is in line to get a second Nordstrom, and this one will anchor a 176-acre mixed-use development that will help transform part of North Austin.
The upscale Seattle retailer is set to announce today that it has signed a letter of intent to plan for a two-story, 149,000-square-foot store on land where Austin-based Endeavor Real Estate Group LLC envisions creating a "second downtown."

The development will have 800,000 square feet of retail, more than 3 million square feet of office space, two hotels, thousands of apartments and condos, a park and 7,000-seat outdoor amphitheater.
The site is just east of the high-end Domain shopping center that opened last week near MoPac Boulevard (Loop 1) and Burnet Road.

Endeavor and partner Simon Property Group Inc. developed that center, which is anchored by Macy's and Austin's first Neiman Marcus store.
Nordstrom says it expects to open its new store by fall of 2011, co-anchoring Endeavor's planned project adjacent to the new shopping center. But Endeavor hopes that the opening will happen sooner, possibly as early as the fall of 2010, Endeavor principal Chad Marsh said.

Nordstrom opened its first store in August 2003 in Barton Creek Square, which Simon also owns.

"We're hoping that this new store will allow us to better serve the growing Central Texas region," Erik Nordstrom, president of stores for Nordstrom, said in a statement. "Austin is a dynamic community and one we're proud to be a part of."
Kirk Rudy, a principal with Endeavor, said Nordstrom is "a first-in-class specialty department store, and we are absolutely thrilled to have them anchor what is shaping up to be Austin's second downtown."

The store will be the retailer's eighth full-line location in Texas.
Several years ago, Endeavor principals courted Nordstrom for the Domain shopping center. But in 2001, the retailer said it would make its Austin debut at Barton Creek Square.

Nordstrom spokeswoman Deniz Anders said the good performance of that store helped convince the company that Austin could support a second one.
She said Nordstrom executives found Endeavor's planned development, with its mix of shops, housing and hotels, a "compelling project."

Rudy said he and partner Chad Marsh have been talking with Nordstrom for about 18 months about the second store.

"We really had to demonstrate that the population growth and the demographics for their customers was going to be there. . . . And in the end, they agreed with us," Rudy said.

Rudy said Endeavor is in talks with "quite a few" other retailers but wouldn't name any. He said the project will have a broader mix of retailers than there is in the luxury lineup at the Domain shopping center.
Some of the apartments and offices in the project will be built above shops and restaurants. The retail portion is expected to open along with the Nordstrom store, Rudy said.

Endeavor already has started demolishing buildings on the site and constructing roads, some of which will link to roads in the Domain shopping center. Endeavor owns the land with RREEF America LLC, part of Deutsche Bank's real estate investment arm.
Endeavor plans to start construction on the first office building, with 185,000 square feet, in July. Work on the first apartment building, eight stories with 238 units, is set to start in September.

Work also will start in September or October to transform parking lots into 11 acres of parkland, including a lake.
When the project is completed in 10 to 12 years, 6,000 people could be living there, and 12,000 to 15,000 employees could be working in its offices, Rudy said.
"We're going to build a community there that is very pedestrian and vehicular friendly," Rudy said.

The project dovetails with regional planning goals for Central Texas, Rudy said.
It is in an area where the city is encouraging development, close to several major highways and new toll roads, and near a future commuter rail line.
With the population of the Austin area historically doubling every 20 years, Rudy said a project such as the Domain will help accommodate the anticipated growth.

[Boris]

That's wild. Two in Austin, Uno in Houston.

[southsideatx04]

The Domain is nothing but an artificial, consumer spending mix-use bullcrap. Hope it burns down.

[Mikey711MN]

The Domain is nothing but an artificial, consumer spending mix-use bullcrap. Hope it burns down.
You're right. They should probably just concentrate on ripping down existing Austin institutions within city limits and put up all that "consumer spending mix-use bullcrap" there. :rolleyes:

[Mopacs]

Its still a nice alternative to the sprawling industrial park that is/was there prior. I would be a little happier if the tenant mix was a bit more diverse (not as high-end), but this is but one phase. The Nordstrom phase will have a more down-to-earth mix of stores and restaurants, as will Domain Crossing, to the south.

[Mopacs]

News Release:

http://www.prnewswire.com/cgi-bin/stories.pl?ACCT=104&STORY=/www/story/03-15-2007/0004546736&EDATE=


Nordstrom to Open at The Domain in Austin

SEATTLE, March 15 /PRNewswire-FirstCall/ -- Seattle-based Nordstrom,Inc. (NYSE: JWN (http://studio.financialcontent.com/Engine?Account=prnewswire&PageName=QUOTE&Ticker=JWN)), a leading fashion specialty retailer, announced it hassigned a letter of intent with Endeavor Real Estate Group to open aNordstrom store at The Domain, a mixed use community being developed inAustin, Texas. The new two-level, 149,000 square foot Nordstrom store isscheduled to be completed by or before fall 2011. Phase I of The Domain,which opened on March 9, 2007, features 700,000 square feet of luxury,couture, contemporary fashion and restaurant space, 85,000 square feet ofoffice space, and 393 multifamily units. (Logo: http://www.newscom.com/cgi-bin/prnh/20001011/NORDLOGO (http://www.newscom.com/cgi-bin/prnh/20001011/NORDLOGO))

The Nordstrom at The Domain will be the retailer's eighth store inTexas and second store in Austin. The Nordstrom at Barton Creek Squareopened in August 2003. Nordstrom also operates two Nordstrom Racks inTexas. "We're excited to open another store in Austin, having served customersat Barton Creek Square since 2003. We're hoping that this new store willallow us to better serve the growing central Texas region. Austin is adynamic community and one we're proud to be a part of," said ErikNordstrom, president of stores for Nordstrom. When Phase II of The Domain is completed, it will include over 3million square feet of office space, over 4,000 residential units, 900,000square feet of retail space and two hotels.

The Phase II retail district,which includes residential and office above-ground-floor retail space, willopen along with the Nordstrom store. "We are very excited to have Nordstrom anchor the retail district inPhase II of The Domain," said Kirk Rudy, managing principal of EndeavorReal Estate Group. "They are a first-in-class specialty department store,and we are fortunate that they will be an integral component of what isshaping up to be Austin's second downtown." Nordstrom offers a quality selection of shoes, clothing and accessoriesfor men, women and children in well-known brands as well as lines exclusiveto Nordstrom.

Austin-based Endeavor Real Estate Group ("Endeavor") was formed inMarch 1999 as a full-service real estate development and managementcompany. With offices in Austin, San Antonio, and Dallas, it has been oneof the most active real estate development companies in Texas over the pastfive years. Endeavor has been involved with some of Austin's mostsignificant real estate developments including the 1.6 million square footSouthpark Meadows Shopping Center, University Oaks anchored by IKEA and JCPenney in Round Rock, and Ranch 1890 anchored by Target in Cedar Park.

Nordstrom, Inc. is one of the nation's leading fashion specialtyretailers, with 155 U.S. stores located in 27 states. Founded in 1901 as ashoe store in Seattle, today Nordstrom operates 98 Full-Line Stores, 50Nordstrom Racks, four Faconnable boutiques, one freestanding shoe store andtwo clearance stores. Nordstrom also operates 36 Faconnable boutiques inEurope. Additionally, Nordstrom serves customers through its online storeat http://www.nordstrom.com (http://www.nordstrom.com/) and through its catalogs. Nordstrom, Inc. ispublicly traded on the NYSE under the symbol JWN. MEDIA

CONTACTS:
Deniz Anders Nordstrom, Inc. (206) 373-3038
Kirk Rudy Endeavor Real Estate Group (512) 682-5535

[MichaelB]

Quick review of the Domain....... warning..... not a good one!

OK.... It is a mall. Plain and simple. Not a second downtown. That is a "bit".... a well spun re-marketing of a town center at best. (Got folks to write about it!) Old concept.... Not that well done. It is a fine mall, though the finishout feels cheap in places. It is better that what was there. But it is a mall.

Product: Eh. Besides the trio at the high end of the mall: Neimans. Tiffany's and LV. Not much new to the Austin market. I was very disappointed. I was really hoping for something much more diverse for Austin. I realize those who never venture into the multitude of shops and boutiques of Central Austin may need the suburban reatreat....OK... good for that.... but not much new. Most of the lines were already represented in Austin.

It is a mall.

It has tons of surface parking.

Not sure how "walkable" the entire development will really be in the longrun.

Environments around the townhomes were not friendly. Don;t get it. Why would a suburban apartment deweller want the suburban shopper to be able to stand on the sidewalk and look directly into their living room? That is what the world was like on the side streets.

It's a mall. Not an "enclosed" mall. Shoppers will have to brave the elements.....ooooooooh, how daring. How environmetally considerate.

IT"S A MALL!!!!!!!!!

[Jdawgboy]

I know it is considered a mall but I view malls as only in closed retail centers such as Barton Creek Square. That is what traditionally was considered a mall. Now more developments have opened them up so the meaning Mall has changed to this new urbanist town center style development. I like the Domain alot but only during this time of year or maybe in fall. Barton Creek Square is where I will go during the summer and winter.

[MichaelB]

I know it is considered a mall but I view malls as only in closed retail centers such as Barton Creek Square. That is what traditionally was considered a mall. Now more developments have opened them up so the meaning Mall has changed to this new urbanist town center style development. I like the Domain alot but only during this time of year or maybe in fall. Barton Creek Square is where I will go during the summer and winter.

Hey Man.... truly wish there was a way to control tone on here.... so as I answer you back.... it's a discussion not an argument.

So. In my longer version of my assumptive "review" ( that I deleted! Duh!) I talked about what we had come to know as a mall in the 70's vs the original meaning of the word mall. So, for S &G's I looked it up on line. Wikipedia: Mall: A shaded avenue, open space , or promenade. Funny, what this particlar (also 25 year old) concept has done is return us to the real idea of "Mall". I will state again that I do feel it is a good.... whatever it is....but my ( perhaps lost in unsucessful witticism) point is that it is not a second downtown.... that is just a big marketing spin. It is a lovely new towncenter.

And they need two starbucks. (irony from the writer)

[Mopacs]

I guess I'll have to reserve judgement on the Town Center concept until later phases of The Domain are developed over the next decade. I think it does have serious potential to be so. As I've stated earlier, I really do like the design of center (the trees, fountains, playscapes, pocket parks, etc.). But you're right, it is definitely a little Houston Galleria in the form of a town center.... after all, this is a Simon development! They are in the business of building Malls, in whatever form they may come.

My favorite section of the mall is the Macy's 'wing'... perhaps because it consists of more pratical shops (for my shopping tastes), such as Borders, Macy's and CPK... all of which are a less upscale and down-to-earth-mainstream variation of the stores closest to Neiman's. Oakville Grocery is on its way to the space next door to Borders. It wont be a traditional grocery in any way, but it will be a nice addition. Also, most of the restaurants are on the pricey side... including Jasper's.

[devzull]

I thought I'd chime in on the Domain since I have been living in it for about 3 weeks now, and I have been lurking on (and enjoying) these forums for quite a while. :D

My wife and I decided to relocate from a house in Cedar Park to the Domain to be closer to work and to restaurants. I happen to work at the U.T. Pickle Research Campus, so I have been walking to work everyday. My wife works from home and enjoys being able to easily get out during the day. We also tend to dine out constantly, and we have no children. For us therefore, the Domain is almost ideal. We were also looking closely at downtown developments.

The unit we're renting is a two-story townhouse adjacent to the parking garage. It seems to be decently constructed and features niceties such as granite counter-tops, wood floors, and nice appliances. The air conditioning runs off a giant chiller that I presume is cooling much of the present complex. We have access to a decently appointed workout room, parking on the upper levels of the garage, and an unfinished swimming pool.

Noise has been our main concern. Before the official opening of the Domain, it was horrendous both day and night due to constant construction. Lately is has been much better - only the occasional loud vehicle during the day or street sweeper at night causes trouble - very little noise from pedestrians so far. We also had a few minor plumbing issues that were quickly addressed by management.

My wife and I have done a bit more shopping than we normally would be doing. :) We very much like the Borders and the Macy's, and we have been into Apple, Puma, Sur la Table, Nieman's, Sony, Lois Vuitton, and Z-Gallery. All of the stores are extremely nice incarnations of their respective chains. Overall in my opinion, the place could use a bit more shade and protection from the rain, but is very pleasant otherwise, especially in the evenings. Parking also seems very adequate and well distributed, and the landscaping is pleasant.

Regarding the restaurant(s), of course my wife and I have eaten at Kona Grill alot since that has been the only thing open - it's mostly tasty and has an excellent bar and patio. Dining there is occasionally disrupted by nearby passing trains. C.A. Pizza Kitchen opened today and the wife says it is good. We are very excited about Jaspers which should be online early in April, McCormick and Shmicks hopefully opening in June, North which is scheduled for this summer, and Flemings which should open this winter. A short drive away of course are great places to eat like Andiamo on Burnet and all of the stuff in and around the Arboretum like Reed's, Truluck's, Eddie V's, Manuel's, Buca di Bepo, Iron Cactus, Z-Tejas, etc. We are also eagerly awaiting the Oakville Grocery although it is a bit gourmet for everyday things. For residents the place could definitely benefit from a Walgreens-type store as well as places for hair cuts and dry cleaning.

That's my summary for now - feel free to lob questions at me if you have any. :)

[Complex01]

That's wild. Two in Austin, Uno in Houston.

Hmm very true. This suprises me, one would think Houston, would have at least 2 by now. I am going to write them an email rite now. Hmm intresting...


:shrug:


The project is growing. Grow...

[southsideatx04]

The look of the Domain "reminds" me of Disney World the way its built around looking real or feeling real but in reality everything is fake and at the end they really just want you to buy their stuff.

70% of our economy is tied to commercialisms.

[Mopacs]

Massing/Conceptual Plan for The Domain. Notice the tall 25-30 floor tower in the center, and the existing retail center along Mopac, on the right-hand side of the image

From Nelsen Partner's website...
http://www.nelsenpartners.com/

http://images21.fotki.com/v755/photos/5/54967/2949615/Domain_ConceptualPlan-vi.jpg

Site Plan... Existing Domain retail complex at the bottom center, along Mopac:

http://images22.fotki.com/v754/photos/5/54967/2949615/Domain_ConceptualSiteplan-vi.jpg