So, the open house down at the 360 sales center is hoping. I just had a long discussion with a representative named Denise and found out that no units are sold out because every unit plan had some held back for the second round. She assured me that there will be entry level units re-opening in round two. The enthusiasm was all over everyone's faces. My wife and I are looking forward to seeing what will be offered at 51& 52 as well as the CLB property. One way or another we will be living in a new condo within 5 years.
I was there from 1:30 to 2:30 - I bet we crossed paths! The building is going to be enormous. Glad to see the pics from Auditorium shores, Mopacs. That the pool deck on 9 & club room/bar on 10 will have some good views to the south is exciting!
1) Hardwood floors everywhere.. the guy upstairs is HUGE (as in bodybuilder) and I can hear him walking at night. You can also hear plumbing noises... since its all interconnected
2) No yard. I know it doesnt seem like a big deal, but it will nag at you.
3) Having neighboors and being considerate at all times is crucial. You might want to watch your DVD and crank the surround sound.. but you cant if you dont want to be "that guy".
4) HOA decisions.. some good some bad, but you have to stick by them. My HOA recently decided it would be cool if people stored their boats in our parking area... there is now nowhere to park because of boats.
5) Nosey people. Yes, there are people who will want to know everything about whats going on. Most of the poeple are nice.. but you dont need to know "who that new girl is".
6) Dogs: Either way its a problem. We can have dogs, and Im happy because I couldnt imagine not having my dog... but then there are other peoples dogs... one of them runs around unattended all the time, another one barks all the time. Im sure mind does to when Im not home. The other option is not having pets.. which could be a huge drawback to some as well.
In my case, I live in a part of town where I have easy access to my car AND can walk to alot of places.. those of you moving in a high rise are going to have the added hassle of going to get your car.
There are a ton of plusses, and I love my condo.. but its not like owning a house, and there are a ton of tradeoffs.
I am really surprised at Stooges comment above about hearing the guy upstairs walking across the floor at night. Aren't these high-rise condos built with higher construction standards than apartment buidlings? You would expect some "bleed-over" noise from the same floor (thinner walls, etc.) or plumbing sounds, but high rise condo buidlings are built with very thick concrete subfloors so you would think you would not hear stuff from above. When in a commercial office high-rise, for example, you certainly don't hear stuff from above, just sounds from the same floor. Has anyone out there who has lived in a high-rise had this problem? Just curious.
I am really surprised at Stooges comment above about hearing the guy upstairs walking across the floor at night. Aren't these high-rise condos built with higher construction standards than apartment buidlings? You would expect some "bleed-over" noise from the same floor (thinner walls, etc.) or plumbing sounds, but high rise condo buidlings are built with very thick concrete subfloors so you would think you would not hear stuff from above. When in a commercial office high-rise, for example, you certainly don't hear stuff from above, just sounds from the same floor. Has anyone out there who has lived in a high-rise had this problem? Just curious.
It would make sense to have the "noise" problems if it were a cheap apartment building, but if it is a highrise, shouldnt there be a nice thick layer of concrete between everything? I've never had this problem except for when I lived in a two story apartment building that was made of wood.
Now neighbors, that's a different story. Can't get away from them...and HOAs. Bleh.
It would make sense to have the "noise" problems if it were a cheap apartment building, but if it is a highrise, shouldnt there be a nice thick layer of concrete between everything? I've never had this problem except for when I lived in a two story apartment building that was made of wood.
Now neighbors, that's a different story. Can't get away from them...and HOAs. Bleh.
Concrete is the problem. It is NOT a sound barrier. Think about the old prison movies when prisoners would communicate by tapping on thick concrete walls. Then picture a woman walking across a thick concrete floor above your head with high heels. Trust me. I live in a 16 story high rise built in 1955 back when things were built like fortresses. We have thick concrete floors with hardwoods over them. When my neighbor above has shoes on, I can hear every step except when they're over carpet.
I wouldn't be surprised if the new condo buildings' HOAs enact a carpet rule at some point indicating that 80% of floors should be covered with rugs and/or furniture. That's a very common rule.
Probably so... though I dont know that Mueller was ever envisioned as a dense, vertical neighborhood. Most of the current and planned residential and commercial developments have been in the 4-5 story range. The best hope for taller structures will be immediately to the north of the Children's Hospital along E51st Street. There have been ongoing plans/proposals for a medical school/research institution (affliated with UT?) in that vicinity. I believe Kevin has said that heights have been capped at aroud 120ft thoughout the development?
I had read that the tallest structure at Meuller would be 100 feet tall. But I know for sure that the Dell Children's Medical Center is taller than 100 feet. rjlevins here on the forum said the "finding way tower" is 120 feet tall, according to documents filed with the city. However, I also saw a height listed for it that said it was 168 feet tall. I tend to think it's taller than 120 feet. I believe the crane for it was over 200 feet, and the tower didn't seem to be much shorter than the crane. Also the planned water tower at 51st is supposed to be 170 feet tall.
Click on the link below for a height comparison of the East 51st Street Water Tank, and the Dell Children's Hospital Tower. Mopacs, that Pond Springs Water Tank is that one in Northwest Austin along 183 just east of the Tower of the Hills. Notice that its height is listed at 215 feet. Pretty tall. http://www.ci.austin.tx.us/water/downloads/buildingheightrev.pdf
EDIT:
Great pics, Mopacs. It looks like The Monarch is just about ready to become the new tallest in the West End. It looks to be just about level with the Austin City Lofts. That makes it a tad bit more than half way up. The building should be about level with the boom of the crane at this point once it's completed. That'll probably mean the crane for The Monarch will be nearly 400 feet tall by time the building is done.
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Last edited by KevinFromTexas; Mar 8, 2007 at 2:41 AM.
Concrete is the problem. It is NOT a sound barrier. Think about the old prison movies when prisoners would communicate by tapping on thick concrete walls. Then picture a woman walking across a thick concrete floor above your head with high heels. Trust me. I live in a 16 story high rise built in 1955 back when things were built like fortresses. We have thick concrete floors with hardwoods over them. When my neighbor above has shoes on, I can hear every step except when they're over carpet.
I wouldn't be surprised if the new condo buildings' HOAs enact a carpet rule at some point indicating that 80% of floors should be covered with rugs and/or furniture. That's a very common rule.
That's wierd because I used to live on the 8th floor in a building that was built in the early 1900s (probably 1930-something) and couldnt hear shit from above. I know that it was concrete, but am wondering what the difference is. I COULD sometimes hear my really loud neighbors, but not much else.
...As for schools, my understanding is that land has been set aside for an Elementary School within the Mueller development.
I've heard that, too. But having worked for AISD, I can tell you that access to land is one thing. The process of passing bond referendums and building new schools is strictly another. I can guarantee you that AISD will not construct a school in Mueller until the surrounding schools are bursting at the seams with portable classrooms, etc. Because of all the red tape necessary to build a school, I could safely estimate that a school in Mueller is 10 years down the road.
That's wierd because I used to live on the 8th floor in a building that was built in the early 1900s (probably 1930-something) and couldnt hear shit from above. I know that it was concrete, but am wondering what the difference is. I COULD sometimes hear my really loud neighbors, but not much else.
Maybe the person above you had carpeting or walked around with house slippers or socks.
As I said, there are standard rules in the DC area that 80% of hardwood floors must be covered with carpeting. I'm sure the rental commission here has dealt with so many complaints that they influenced landlords to incorporate such rules into their agreements.
Now the sounds going through walls... well that's another matter. It makes one a little paranoid when neighbors can be heard in their bathrooms. Makes you wonder what they can hear in your unit.
Crewer, I was told yesterday by the Catellus rep that the elementary school is already bonded, and that they'll start construction in the next year or two.
No. It's bizarre how they set this up. To get any sense of pricing, you need to click the link for the builder, click on one of the model images, click the builder's home page link in the column to the right, fish around the builder's website to find the reference to Mueller, click that link and scroll around to find the ranges.
What's really strange is that you have no idea where on the map these homes are to be built. I was actually considering submitting a reservation for one, but this is pretty lame. I had expected better marketing than this.
With apologies to those that have heard me bitch about this before, the marketing has been bloody @#$%ing awful. It's one thing to give vague info or no info. They've been giving incorrect info for a couple years, sending out emails to those registered saying Builders announced Summer 2005. Then Late 2005. Then... Finally two years later they announce. Originally they were telling people move in would be late 2005. We eventually gave up and bought a house.
As it turns out the affordable housing doesn't require that you be a first time buyer, which is a departure from other city programs, to the best of my knowledge. They didn't do a good job of making that clear either. We're going to try for the affordable yard house since (hopefully) we won't qualify for the affordable programs much longer and it really is like winning an automatic appreciation bonus if you get in....
Probably so... though I dont know that Mueller was ever envisioned as a dense, vertical neighborhood. Most of the current and planned residential and commercial developments have been in the 4-5 story range. The best hope for taller structures will be immediately to the north of the Children's Hospital along E51st Street. There have been ongoing plans/proposals for a medical school/research institution (affliated with UT?) in that vicinity. I believe Kevin has said that heights have been capped at aroud 120ft thoughout the development?
Your right, that wasn't the point of Mueller - it's more to build a pre-war small towny/New Urbanist community that would be a little more family friendly than a second downtown/high-rise area.
I believe they have additional developments that will be more pedestrian-friendly and closer to the houses. I agree with you about what has gone up so far. Not impressed at all here.
Regarding the pricing, Mopacs, the prices sound reasonable, but they are certainly higher than the homes surrounding Mueller. The University Hills neighborhood north of 51st is reasonably affordable and cheaper than what Mueller is proposing. The other thing to consider will be the schools in the area. NE Austin schools have had their share of problems. Will that have any influence on families looking to purchase in the area? We'll see. I would think they would want to thoroughly investigate the schools before dropping $300,000 + on a home. But maybe schools will be planned for Mueller. Need more data.
The prices are good compared to the south side of Mueller though - Cherrywood/FrenchPlace/Delwood II, and on also with Delwood (north of I-35, between Cameron and Berkman). We thought about buying in Delwood two years ago and when we looked again in January, we were priced out. It wasn't even close.
AISD's transfer system I think dilutes a lot of the school effect on prices. There are lots of thoroughly gentrified neighboroods with bad schools. I heard Becker in Bouldin has 90% of their students from the Meadowbrook Housing project. Also the fact that most families can't afford central Austin any more so it's all singles and DINKS anyway...
I know the Austonian is a proposed project but does anyone know the current status on that building actually getting built? I sure hope it does, it would be an awesome addition to the Austin skyline. I am already thrilled with 360 and Spring in particular which will also make a dramatic impact on the skyline. Austin is such an awesome and dynamic city so I really hope as many of the projects that the local market will allow get built. Also, does anyone know the status on the Block 21 project? I know the Austonian has a website up but I haven't seen any recent news on Block 21 (which I believe there was a proposal included in that project for a W hotel??).
I know the Austonian is a proposed project but does anyone know the current status on that building actually getting built? I sure hope it does, it would be an awesome addition to the Austin skyline. I am already thrilled with 360 and Spring in particular which will also make a dramatic impact on the skyline. Austin is such an awesome and dynamic city so I really hope as many of the projects that the local market will allow get built. Also, does anyone know the status on the Block 21 project? I know the Austonian has a website up but I haven't seen any recent news on Block 21 (which I believe there was a proposal included in that project for a W hotel??).
Re: the Austonian - Their sales center is currently under construction and should be open within the next month or two.
Re: Block 21/ W Austin Hotel & Residences - Groundbreaking is slated for June 2007. W Hotels Worldwide has already made an official annoucncement that they will manage the hotel and residential component of this project. Since this release has been sent out, I believe Stratus Properties has ramped-up their construction schedule and expects to open the entire development by Late 2009.
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Last edited by GoldenBoot; Mar 8, 2007 at 10:42 PM.
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