AUSTIN | Project Updates Thread Part II

[bobbywest87]

Progress update of the currently under-construction (but not topped out) tallest in our city. Shown using Koops65's fade method.

[resansom]

A+

Thanks for that!

[Urbannizer]

247-unit condo project in the works for Clarksville area, just west of downtown Austin

An Austin developer plans to build a $250 million luxury condominium project in the Clarksville area, just west of downtown Austin.

If built as planned, Pearlstone Partners said its six-story project would bring 247 residential units to a bustling area just a few blocks from downtown Austin's Whole Foods flagship store. It's too soon to say what the units might be priced at, said Chris Zaiontz, a senior vice president and principal with Pearlstone Partners.

[ahealy]

6 floors Ugh

[austlar1]

All the rear units would overlook the UP tracks, which host one noisy freight train after another all day and night. I guess if you are a railroad geek, that might be just the ticket.

[wwmiv]

Originally Posted by austlar1

All the rear units would overlook the UP tracks, which host one noisy freight train after another all day and night. I guess if you are a railroad geek, that might be just the ticket.

And MoPac and the MoPac entranceways, too.

One big reason these are luxury units is likely the cost of installing adequate soundproofing necessitates charging more for the units.

[IluvATX]

Originally Posted by wwmiv

And MoPac and the MoPac entranceways, too.

One big reason these are luxury units is likely the cost of installing adequate soundproofing necessitates charging more for the units.

From a framing standpoint, soundproofing walls is very inexpensive. I don’t see how this thing will cost $250 million to build.

[wwmiv]

Originally Posted by IluvATX

From a framing standpoint, soundproofing walls is very inexpensive. I don’t see how this thing will cost $250 million to build.

Really? At the high end, soundproofing can cost upwards of $35 per square foot of surface. If you are adjacent to high activity corridors, both roadways and a railroad, on all sides, then you’re not only boxed in to providing high-end soundproofing on all exterior walls but also there’s also the soundproofing in between the units. At the high-end, wood framing itself costs $20 per square foot. Obviously a structure like this is going to cost more being multifamily and likely not entirely wood framing, but taking your comment literally I just don’t see how these numbers suggests that high-end soundproofing is “very inexpensive” from a framing standpoint.

Maybe I stretched by saying “big” but it is certainly a factor.

[IluvATX]

Originally Posted by wwmiv

Really? At the high end, soundproofing can cost upwards of $35 per square foot of surface. If you are adjacent to high activity corridors, both roadways and a railroad, on all sides, then you’re not only boxed in to providing high-end soundproofing on all exterior walls but also there’s also the soundproofing in between the units. At the high-end, wood framing itself costs $20 per square foot. Obviously a structure like this is going to cost more being multifamily and likely not entirely wood framing, but taking your comment literally I just don’t see how these numbers suggests that high-end soundproofing is “very inexpensive” from a framing standpoint.

Maybe I stretched by saying “big” but it is certainly a factor.

I don’t know what kind of soundproofing you googled and somehow came up with $35 per square foot, but that’s not how it works in reality and the cost of soundproofing these units would be very minimal to the overall cost.

[ILUVSAT]

Originally Posted by IluvATX

From a framing standpoint, soundproofing walls is very inexpensive. I don’t see how this thing will cost $250 million to build.

Roughly $1 million per unit in construction cost does seem expensive (especially for a low-rise project). However, overall construction costs are going through the roof and it also looks like all of the parking will be below grade - which is expensive to do.

Regarding any units facing north...maybe all the entrances to the units will be on the north-facing façade?

[Riverranchdrone]

Originally Posted by ILUVSAT

Roughly $1 million per unit in construction cost does seem expensive (especially for a low-rise project). However, overall construction costs are going through the roof and it also looks like all of the parking will be below grade - which is expensive to do.

Regarding any units facing north...maybe all the entrances to the units will be on the north-facing façade?

This is so true. The company I work for applied for tax discounts so we could build a new building for extra FAB space. But that fell through and with new construction costs going through the roof, it is now more cost effective to design the current building to include more FAV space then to build a whole new building.

[wwmiv]

Originally Posted by IluvATX

I don’t know what kind of soundproofing you googled and somehow came up with $35 per square foot, but that’s not how it works in reality and the cost of soundproofing these units would be very minimal to the overall cost.

Well, for a layperson Googling is all we have. So I’d appreciate it if you would bring something more concrete rather than berate me since you clearly know more—don’t be selfish, be egalitarian. If I am wrong, show me. Don’t just say so and expect someone to rely on the fallacy of an argument from authority.

[myBrain]

Originally Posted by Urbannizer

247-unit condo project in the works for Clarksville area, just west of downtown Austin

It's ok but it really lacks architectural ambition. These are going to be very visible from our classic western skyline view, would be a great opportunity to make a statement. They wouldn't even be remarkable in the Domain.

[IluvATX]

Originally Posted by wwmiv

Well, for a layperson Googling is all we have. So I’d appreciate it if you would bring something more concrete rather than berate me since you clearly know more—don’t be selfish, be egalitarian. If I am wrong, show me. Don’t just say so and expect someone to rely on the fallacy of an argument from authority.

Usually soundproofing is either insulation, firewalls, or building spaced/staggered walls and not some kind of padding like in a recording studio. I honestly don’t think they’re going to do anything special in this case and will probably let the residents find out the hard way.

[ILUVSAT]

Originally Posted by myBrain

It's ok but it really lacks architectural ambition. These are going to be very visible from our classic western skyline view, would be a great opportunity to make a statement. They wouldn't even be remarkable in the Domain.

Out of curiosity, what are you expecting, specifically? Do you have some samples in mind?

Construction cost is already slightly over $1 million per unit delivered. I would think the smallest/cheapest units are going to start somewhere between $1.15 & $1.25 million (maybe higher).

Pearlstone would price these completely out of the market if they spend any more money on something more architecturally pleasing to some.

IMHO, I like these. I think the design is appropriate for the area in which they are to be constructed.

[drummer]

I also kind of like the height in that area. It allows for increased density while providing greater depth when viewing downtown from the west. I look at it like foothills before the statement peaks in a mountain range. If this were on a surface lot between Lamar and I-35, I'd want a bit more height. But I like these here.

[myBrain]

Originally Posted by ILUVSAT

Out of curiosity, what are you expecting, specifically? Do you have some samples in mind?

Construction cost is already slightly over $1 million per unit delivered. I would think the smallest/cheapest units are going to start somewhere between $1.15 & $1.25 million (maybe higher).

Pearlstone would price these completely out of the market if they spend any more money on something more architecturally pleasing to some.

IMHO, I like these. I think the design is appropriate for the area in which they are to be constructed.

Sure, something like the One Ladybird Lake project https://skyscraperpage.com/forum/showthread.php?t=252332&page=3

Give me a facade material or color other than brick and concrete panels. Give me curves and setbacks.

These just look like something I'd expect to see in Mueller or the Domain. In fact, I think there are even more interesting buildings there. They're not bad by any means, possibly even handsome, and of course more density is good... but is there anything to be excited about? IMO no. It's another storage unit for rich people, at least it could look cool.

[ThyPiGuy]

Originally Posted by Urbannizer

247-unit condo project in the works for Clarksville area, just west of downtown Austin

I'd love a bit more height too but this is an awesome project to better connect Clarksville and Cesar Chavez/the LAB/and the trail.

I still am really confused how they are solving for the train track though -- if it's at grade people are going to be stuck waiting to get in to the garage for 10 mins every hour for some of the longer trains. Those trains get stuck or stop along that area of the tracks by the trestle all the time too.

If they're somehow tunneling underneath the tracks I wonder how they got permission/buy in from UP to do so given the apparent history of them effectively preventing the pfluger underpass at the end of Sandra Muraida Way from going forward.

[Jdawgboy]

I don't think there will be any connection with the road where you turn off Cesar Chavez to the highschool or park area. Even the renderings show there is no drive on that side. The entrances will be on the 5th Street side.

[ThyPiGuy]

Originally Posted by Jdawgboy

I don't think there will be any connection with the road where you turn off Cesar Chavez to the highschool or park area. Even the renderings show there is no drive on that side. The entrances will be on the 5th Street side.

Right, but they're going to be on the south side of the tracks, so cars will have to drive over the tracks at Pressler to get in