Circuit of the Americas Development Updates

[turn1]

Interesting comments by Tony Kanaan on the live stream of IndyCar testing, re: COTA not resurfacing the esses...

Kevin Lee was talking about how weathered the areas were where they didn't resurface, and TK said "It's funny, because they repaved some parts of the track that were bumpy but I did a recon lap and a track walk two days ago, yesterday, and they didn't repave the quick esses, which was the biggest bumps that we had, which is funny. I don't know how that was the option, that they decided to pave one part and not the other part."

[turn1]

So ... re: the track 'weeping' at Turn 10 that we noticed a couple of weeks ago. It's not in the area that's been most recently resurfaced. It's coming from the 'seam' where the 14 month old T10 resurfacing meets the original pavement. Before this latest resurfacing, you could also see weeping from cracks in the middle of the track, on the hill between T1 and T2, in the original 8+ year old asphalt. There was no camera shot of that area Wednesday, so I'm not sure if it's weeping there again yet, but it will. It's a drainage problem & is going to happen wherever there is an opening, & there are already cracks in the new resurfacing going up T1 and at the apex. Guys who have worked there say they had to pump out the french drains daily for a while after rains, and that whenever it's wet & that isn't done, this is what happens. There seemed to be perpetual puddles & wet spots yesterday anywhere old pavement met new, and all along the new pavement to a lesser extent. They just never dried up, all day, even hours after the old pavement had completely dried.

Here's a screenshot of T10 Wednesday afternoon. Look just above the sign support, on the right. That's not one of the puddles I was referring to. That's a steep slope. It's water coming up from below the track, weeping out between original asphalt & the 14 month old section of asphalt. That year-old section of paving starts just before 10 and ends just below it, right where the weeping starts.

Hadn't noticed this until this test, but you can also see on that section of pavement that they've already had to do grinding on it, probably during the 2019 USGP weekend, when it was less than 1 year old.

[The ATX]

A site plan was filed for the COTA Hotel: " The applicant is proposing to construct a high-rise hotel, parking and water park."

https://abc.austintexas.gov/public-s...rtyrsn=5336682

[turn1]

I think he's trying to get a PUD to make the land more valuable for sale...

[freerover]

High-rise hotel, water park proposed at Circuit of The Americas
By Erin Edgemon – Staff Writer, Austin Business Journal

A high-rise hotel and water park could soon be built at the sprawling, 1,037-acre site of Circuit of the Americas in Southeast Austin.

The proposed 11-story hotel would have a 100,000-square-foot indoor water park, 350 rooms and 34,000 square feet of ballroom and meeting room space, said Rocky Williams, vice president of hotel developer Arm Epic Lodging Partners. Neither the theme or name of the hotel and waterpark have been released.

“The waterpark and hotel complement the family entertainment components that already exist at the circuit — the races, concerts, amusement rides, soccer games and conventions,” he said.

A site plan application for the project was submitted Feb. 14 to the city of Austin Development Services Department. An actual site plan hasn’t been filed yet and so hasn’t been reviewed by city staff.

The hotel and water park are the first buildings to be proposed since COTA executives announced in August 2018 plans to rezone the expansive site to allow for additional development around the Formula One racetrack, concert venue and soccer stadium. The project would be constructed just west of the racetrack across Circuit of the Americas Boulevard.

Arm Epic Lodging Partners, the developers behind the Epic Waters Indoor Waterpark in Grand Prairie near Dallas, will lease the site from COTA.

A planned unit development proposal for the COTA land, filed with the city of Austin in October 2018, calls for seven zones with 852 acres of commercial space, 186 acres of mixed-use space and 248 acres of open space.

In addition to the hotel and waterpark, COTA Chairman Bobby Epstein said there are plans in the works to bring a children’s amusement park to the site that will complement existing karting track KOTA Karting.

“The long-term plan is to create a recreation, entertainment and amusement destination for Central Texas,” he said. “Along with that comes sports fields, a hotel and water park ... and amusement related things.”

Epstein said he also envisions eight to 10 multipurpose sports fields and a driving club.

Other future development plans haven’t been hashed out yet, Epstein said. COTA has received interest from some companies, including a transportation research firm looking to build a manufacturing and research center on the property. He said COTA has lost some proposed projects because of the slow PUD approval process.

COTA initially hoped to have the PUD approved by the first quarter of 2019, officials said in 2018.

That still has not happened. The PUD is scheduled to be on the agenda of the March 3 Austin Zoning and Platting Commission, according to the case manager, but staff will request the proposal be postponed indefinitely until issues with the rezoning request are resolved.

Among the outstanding issues are questions over the amount of impervious cover on the proposed commercial sites and not dedicating enough park land for the number of hotel and residential units proposed. A traffic impact analysis of how the development could impact nearby roadways is also awaiting approval.

Although it already hosts hundreds of non-F1 activities every year, more mixed-use development would no doubt further diversify revenue streams at COTA — a key to its viability if F1 ever departs.

Epstein declined to comment on the racetrack’s F1 contract, which ends in 2021.

The hotel proposed at COTA would be upscale with amenities for both children and adults. In addition to the indoor and outdoor water park, the hotel would have a spa and fine-dining restaurant. The indoor water park would have a lazy river, wave pool and other attractions. It would have a retractable roof to take advantage of Austin's warm, sunny summer days.

Pending city approval, Williams said he hopes vertical construction could start in the first quarter of 2021. Construction will take about 24 to 26 months, he said.

The hotel would employ about 350 people, Williams said, and the construction phase of the project is slated to employ 400.

Baltimore, Maryland-based architecture firm CallisonRTKL is designing the hotel and water park. McCartan, a New York City-based firm, is designing the interiors. American Resort Management LLC will manage the hotel.

Manhattan Construction Group is the general contractor. Manhattan has built such prominent structures as AT&T Stadium in Dallas, George W. Bush Presidential Center in University Park and BBVA Compass Stadium in Houston.

[The ATX]

That's rather underwhelming - especially considering that Kalahari is close to opening.

[turn1]

WEC just got here and they're already tweeting images featuring the track condition, showing the shoddy paving at T1, and yes, those are weeds growing up through the cracks in the esses. 

https://twitter.com/FIAWEC/status/1230504821217689606

[turn1]

Originally Posted by The ATX

That's rather underwhelming - especially considering that Kalahari is close to opening.

Yep, and I've been hearing for a while now that he's trying to get a PUD to make the land more valuable for sale. No way a hotel happens. Doesn't make sense. Telling everyone you're gonna build a hotel with a water park helps you get that PUD, though.

[We vs us]

Originally Posted by turn1

Yep, and I've been hearing for a while now that he's trying to get a PUD to make the land more valuable for sale. No way a hotel happens. Doesn't make sense. Telling everyone you're gonna build a hotel with a water park helps you get that PUD, though.

I dunno, I like it. They clearly need rooms out there, whether it's for racing or concerts or what have you. And I can take or leave the waterpark element, but they're definitely targeting a specific audience. I agree with theATX, the room count is pretty small -- you'd almost want a destination like Kalahari to help shore up the area, since it's not downtown. 350 rooms isn't bringing in a lot of action. It's more of a dormitory.

At the same time, there's no reason F1 SHOULDN'T be another PUD -- the article brings to the fore a lot of opportunities lost and hopes for the future that seem more reasonable than they once did (to me at least). And hey, as I'm learning, 130 is PUDland extraordinnaire . . . there're so many nodes under some sort of development, COTA should definitely join in. It'd be unique, that's for sure.

[turn1]

Originally Posted by We vs us

I dunno, I like it. They clearly need rooms out there, whether it's for racing or concerts or what have you. And I can take or leave the waterpark element, but they're definitely targeting a specific audience. I agree with theATX, the room count is pretty small -- you'd almost want a destination like Kalahari to help shore up the area, since it's not downtown. 350 rooms isn't bringing in a lot of action. It's more of a dormitory.

At the same time, there's no reason F1 SHOULDN'T be another PUD -- the article brings to the fore a lot of opportunities lost and hopes for the future that seem more reasonable than they once did (to me at least). And hey, as I'm learning, 130 is PUDland extraordinnaire . . . there're so many nodes under some sort of development, COTA should definitely join in. It'd be unique, that's for sure.

If a hotel made sense out there, there would already be one. The problem isn't that they'd never be able to fill it up. The problem is that it would sit empty probably 250+ days of the year.

[We vs us]

Originally Posted by turn1

If a hotel made sense out there, there would already be one. The problem isn't that they'd never be able to fill it up. The problem is that it would sit empty probably 250+ days of the year.

True, but it's also an anchor for more. As is almost always true, you have to build the hotel first, then things fill in around it.

The Hilton downtown was built using that model (and used public funds to boot) and it was an anchor for all the development we've seen since. Kalahari is also using that approach, and using public funds to support an attached mini-convention center to help drive business.

There've been plans for other hotels out at COTA if I'm not mistaken -- and this one, too may fall through. But eventually one's got to get built to support some of the expansion plans. It's encouraging to see that there are plans for other events and businesses out there to help support the occupancy troughs.

[turn1]

Originally Posted by We vs us

True, but it's also an anchor for more. As is almost always true, you have to build the hotel first, then things fill in around it.

The Hilton downtown was built using that model (and used public funds to boot) and it was an anchor for all the development we've seen since. Kalahari is also using that approach, and using public funds to support an attached mini-convention center to help drive business.

There've been plans for other hotels out at COTA if I'm not mistaken -- and this one, too may fall through. But eventually one's got to get built to support some of the expansion plans. It's encouraging to see that there are plans for other events and businesses out there to help support the occupancy troughs.

Yes there have been numerous 'plans' for hotels at COTA. He's been talking that shit literally since the place opened. But you don't build hotels in the boonies as anchors for development. There has to be a market for it. The Hilton downtown is ... downtown, where hotel space is still lacking. Kalahari is across the road from Dell Diamond and sits in an area of explosive growth.

[We vs us]

Originally Posted by turn1

Kalahari is across the road from Dell Diamond and sits in an area of explosive growth.

This is actually the argument for a hotel out at COTA.

Epstein may have been talking about this for the last ten years, the difference is now the growth that he needs to support it is actually on the horizon.

[KevinFromTexas]

Originally Posted by freerover

High-rise hotel, water park proposed at Circuit of The Americas
By Erin Edgemon – Staff Writer, Austin Business Journal

The site plan was filed for this on Feb. 14.

https://abc.austintexas.gov/public-s...rtyrsn=5336682

[turn1]

Originally Posted by We vs us

This is actually the argument for a hotel out at COTA.

Epstein may have been talking about this for the last ten years, the difference is now the growth that he needs to support it is actually on the horizon.

I'll believe it when I see it. This is just another in a long line of supposed developments that were going to happen at COTA. He's angling for a PUD, not for an actual hotel.

He's seen the writing on the wall and needs an escape route. He'll never get what he needs for the track, because he's so upside down, so he's trying to add value to the property.

[kingkirbythe....]

Originally Posted by freerover

l

Looks straight out of a 1970’s sci-fi movie.

[turn1]

Originally Posted by kingkirbythe....

Looks straight out of a 1970’s sci-fi movie.

Yep. Isn't that right in the flood plain?

ETA: Check that ... it's right in the middle of, and takes up most of Lot F.

LOL. No biggie. Just lop off COTA's biggest lot. Won't be needing it soon anyway.

[SproutingTowers]

The article also shows a concept drawing in Bobby Epstein's office of using the main grandstands for a tennis match.

https://ibb.co/9qfYDbQ

Circuit of The Americas Chairman Bobby Epstein
ARNOLD WELLS/STAFF

[undergroundman]

Originally Posted by turn1

Yes there have been numerous 'plans' for hotels at COTA. He's been talking that shit literally since the place opened. But you don't build hotels in the boonies as anchors for development. There has to be a market for it. The Hilton downtown is ... downtown, where hotel space is still lacking. Kalahari is across the road from Dell Diamond and sits in an area of explosive growth.

If it's on the same scale and quality as the JW Marriot Hill Country Resort in San Antonio, or La Cantera Resort also in San Antonio, it definitely would have the potential to serve as an anchor for new development.

I remember staying at La Cantera when it first opened, there was not much around in the area except for Six Flags. The Shops at La Cantera soon followed, then the master planned community soon after that. Same with the JW.

These resorts were/are nice. I haven't been to either in years. They were destination resorts where middle-class families flocked to on holiday weekends to be pampered and feel like they've achieved a certain level of success in their life. The COTA hotel needs to be of the same level. It needs to draw in the massive number of middle-class families with disposable income. That money of course spills into surrounding restaurants and shops and spur further development. It can't be a La Quinta Inn level hotel with a water park next to it. The water park by itself is not going to draw in the disposable money and spur surrounding development.

I also don't discount the idea that this is all a rouse to get the PUD in order to increase the sale price. In fact I'm leaning into that camp. Would love to be wrong. It would be nice if Delia Garza could shepard this through and somehow insure that the project is legitimate. And for once, do something for her below poverty constituents by bringing much needed jobs to her district.

[turn1]

Originally Posted by undergroundman

If it's on the same scale and quality as the JW Marriot Hill Country Resort in San Antonio, or La Cantera Resort also in San Antonio, it definitely would have the potential to serve as an anchor for new development.

I remember staying at La Cantera when it first opened, there was not much around in the area except for Six Flags. The Shops at La Cantera soon followed, then the master planned community soon after that. Same with the JW.

These resorts were/are nice. I haven't been to either in years. They were destination resorts where middle-class families flocked to on holiday weekends to be pampered and feel like they've achieved a certain level of success in their life. The COTA hotel needs to be of the same level. It needs to draw in the massive number of middle-class families with disposable income. That money of course spills into surrounding restaurants and shops and spur further development. It can't be a La Quinta Inn level hotel with a water park next to it. The water park by itself is not going to draw in the disposable money and spur surrounding development.

I also don't discount the idea that this is all a rouse to get the PUD in order to increase the sale price. In fact I'm leaning into that camp. Would love to be wrong. It would be nice if Delia Garza could shepard this through and somehow insure that the project is legitimate. And for once, do something for her below poverty constituents by bringing much needed jobs to her district.

Yeah I suppose something like those or a Lost Pines could bring development ... but then again Lost Pines hasn't really done that. But I can't imagine it being anything like the scale of a La Cantera or the JW HC in SA. It certainly doesn't look like it in the rendering.

And I'm still trying to figure out where all the racing fans would park their cars, since this thing would virtually eliminate Lot F - the biggest lot at COTA. No more racing?