AUSTIN | Projects & Construction II - Page 110

priller · #**2181** Posted **Jan 15, 2008, 5:39 PM**

Compared to the Sabine -- where we were originally told we could move in around October, we'll finally get in late February, and it's a much smaller building and just a redo, not from the ground up -- the delay on the 360 seems pretty minor. I would think most people would reasonably expect at least some delay to occur on these big construction projects.

I do software development where we have to manage projects with over a million lines of code and it gets extremely complex. But as bad as that is, I look at something like the 360 and try to imagine the project management involved and it just boggles the mind. Hat's off to anyone who can handle it.

427MM · #**2182** Posted **Jan 15, 2008, 5:45 PM**

Quote:

Originally Posted by evergreen1

This report suggests there is free money for affordable housing..it says it favors density wants to encourage it. But the "density bonus" is really just a re zoning tax. And everyone is lining up for it..the people what want subsidized housing, more money for parks, east Austin advocates etc. The trouble with all this is that you can't make downtown more dense or more affordable by raising costs. The benefits to the city of a denser residential base downtown are overwhelming but some folks think they ought to put the brakes on this..or at least enough to get some money from the developers. While developers may be a tempting target be sure that fewer buildings will be built and costs added via these fees will result in overall higher prices for everyone else.
In short I am saying there is no Santa Claus. And the goal of greater density is in direct conflict with the density bonus line of thought because it merely seeks to tax development.

It would be prudent to let the downtown market get going in earnest with lots of success stories before the City brings its taxing power on this highly desireable goal. It wasn't too long ago the City took the opposite view with the Smart Growth incentives were city fees were waived and costs reduced in order to get more building downtown. Seems boom or bust the City can't just let the market work and usually they are a bit behind. Offering incentives in good times and now thinking of taxing when the real estate market is taking hits.

The danger to the City is that downtown growth depends on a critical mass. More residences more retail more pedestrian uses..to the extent that this eliminates some buildings from being built or built taller then we will fail to achieve the mass necessary for a truely vibrant downtown. This trend is just begining and I think they are going to kill the goose.....

Well said, though I still believe in Santa Claus.

The affordability sub-group at the DT Master Plan presentation over the weekend was by far the most energetic. I think that the 8-1 FAR is certainly an antiquated ratio designed to limit office buildings from generating too many trips per day. The problem, or the Godsend depending on how you look at it, is that today most of these new towers are residential and don’t have nearly the amount of trips generated. With costs what they are today, it’s no wonder that most developers are going to seek variances allowing a greater FAR to offset their costs. So, if we are to charge $X amount for every additional square foot, who pays for it? We are attempting to have the downtown developers foot the bill for affordable housing allowing people who can’t afford a place downtown to live there. But, by doing this they have to offset their costs by raising the price of the other units possibly pricing out some of the middle-class families that may have looked here. Worst of all, it is still ok to purchase 50 acres 12 miles outside of DT, cut down a few hundred trees and build a bunch of balloon frame housing.

Does anyone here read ULI? They have the best articles covering different ways cities in Europe tackle the affordable housing issue. The successful plans seem to always have good government programs that don’t simply pass the burden onto the developers. Check out their website www.uli.org

Mopacs · #**2183** Posted **Jan 15, 2008, 6:16 PM**

The upper portion of 360's spire is up! Check out the 9:02 and 9:18am webcam captures to see it rise.

http://novare.oxblue.com/austin360/index.html

Thanks for the heads-up Greg.

KevinFromTexas · #**2184** Posted **Jan 15, 2008, 8:06 PM**

Here's a few screen caps:

Photos by OxBlue, Inc.

MichaelB · #**2185** Posted **Jan 15, 2008, 10:07 PM**

Quote:

Originally Posted by Mopacs

The upper portion of 360's spire is up! Check out the 9:02 and 9:18am webcam captures to see it rise.

http://novare.oxblue.com/austin360/index.html

Thanks for the heads-up Greg.

That's cool.... And for those of you who haven't done it... check out the time lapse feature. The best part is you can see the intel shell go away!

Strayone · #**2186** Posted **Jan 16, 2008, 1:48 AM**

Yep it looks like they spire needle straight, good work!

NYC_Longhorn · #**2187** Posted **Jan 16, 2008, 2:44 AM**

Hey Guys... been keeping up with the thread from New York. My mom just moved into Bridges on the Park... She also had lots of problems with the builder, errors and poor worksmanship in parts... even put in the wrong tiles. HOWEVER, the contractor (or person in charge when she walked through) was surprised and angry with the work... He was conciliatory, and very helpful... he made sure everything was fixed promptly and even allowed her to choose different materials than her original selections, different flooring, tiles and lighting to brighten the bathroom... They made sure it was fixed fairly promptly... But I still think it was a pretty unacceptable situation for a luxury condo. Anyway, in the end, the work was fixed, materials are nice, they took care of her and she is very happy with the finished product. Location is really nice... I think optimal in some ways... I'm keeping my eyes peeled for Phase II when they take out the Taco Cabana... That is probably several years away, but you can imagine what the views will be like from Phase II in 5-10 years... should be a very different skyline.

actham · #**2188** Posted **Jan 16, 2008, 3:11 AM**

I, for one, am more than happy to give 360 45 more days to complete my condo. I would much rather they take the time to do it right than to rush it and do a shoddy job. Ideally, I'd like to be in it right now, but I've waited 10 months so far...what’s another 45 days? I’d bet Novare/AU would want things done right at 360 so they could avoid any negative publicity aimed at their new projects on 6th. Too bad about CLB.

On another topic...Is it normal for a developer to switch out the color of the tiles after you've signed a contract? I noticed a couple of weekends ago that the bathroom tiles in 360's model are different. They say the majority of the buyers didn't like the original color scheme. But I don't like the new one and would much prefer what I saw when I signed on. Just curious.

jrebubula · #**2189** Posted **Jan 16, 2008, 4:11 PM**

typically you build a schedule with weather delays incorporated based on the averages over the last 5 years. I realize last year was above average but not 30-45 days above average. I also understand how 1 day of rain typically impacts 1 1/2 - 2 days of work when you are in the ground but most of rain occurred during vertical construction which at the most would push a concrete pour to the next day. I am just suprised the GC has not been able to make up the time lost (they work most saturdays and sundays). I would not agree with the statement of giving the GC the extra 30 days to make sure everything is done correct, they should be expected to do good quality work within the schedule that was given.

jrebubula · #**2190** Posted **Jan 16, 2008, 4:20 PM**

As far as the tile color, I image there is a clause in the contract or buyers agreement spec book that gives the developer the right to change material colors or equal manufacturer based on availablity without having to consult the buyer. I believe the old tile was a grey slate looking color, what color has it changed to?

DTAustin · #**2191** Posted **Jan 16, 2008, 4:34 PM**

Quote:

Originally Posted by jrebubula

As far as the tile color, I image there is a clause in the contract or buyers agreement spec book that gives the developer the right to change material colors or equal manufacturer based on availablity without having to consult the buyer. I believe the old tile was a grey slate looking color, what color has it changed to?

There is a clause in the 360 contract that lets the builder replace just about anything with a "material of like quality" before the sale closes. Actually, I would more correct in saying there are about 200 clauses in the that contract that specifically allow for this to happen. The builders really had their act together when they wrote the sales agreement - at least from their perspective.

I know one of the sub-contractors working on the finish out for 360. He is a top notch guy who will not take shortcuts or deliver a bad product. I think he'd walk off of a job before cutting corners. If everyone working on the project is like him, 360 will be a top quality product.

Kevinb · #**2192** Posted **Jan 16, 2008, 6:01 PM**

Funny you mentioned that. I had been in several time early in the process and my GF had commented, "well, we will have to change the tile...". She didn't like it. The last time I was by the model a week or so ago, I thought to myself, "you know, this tile isn't so bad!"

Now I know why! I hadn't realized they changed it at all!

M1EK · #**2193** Posted **Jan 16, 2008, 6:06 PM**

Quote:

Originally Posted by jrebubula

typically you build a schedule with weather delays incorporated based on the averages over the last 5 years. I realize last year was above average but not 30-45 days above average.

Actually, it was pretty much that far above average. Seriously.

Complex01 · #**2194** Posted **Jan 16, 2008, 6:57 PM**

I love the 360 web cam. What am i going to look at when it goes away. I am going to have to find something else...

priller · #**2195** Posted **Jan 16, 2008, 7:21 PM**

Yeah, the Austonian needs a web cam badly. Texboy? Are you listening?

MichaelB · #**2196** Posted **Jan 16, 2008, 8:16 PM**

I love that texboy has become responsible for our happiness (well, as far as the Austonian is concerned!) We'll need to pony up a happyhour for him!

Sexas · #**2197** Posted **Jan 16, 2008, 8:37 PM**

Quote:

Originally Posted by NYC_Longhorn

Hey Guys... been keeping up with the thread from New York. My mom just moved into Bridges on the Park... She also had lots of problems with the builder, errors and poor worksmanship in parts... even put in the wrong tiles. HOWEVER, the contractor (or person in charge when she walked through) was surprised and angry with the work... He was conciliatory, and very helpful... he made sure everything was fixed promptly and even allowed her to choose different materials than her original selections, different flooring, tiles and lighting to brighten the bathroom... They made sure it was fixed fairly promptly... But I still think it was a pretty unacceptable situation for a luxury condo. Anyway, in the end, the work was fixed, materials are nice, they took care of her and she is very happy with the finished product. Location is really nice... I think optimal in some ways... I'm keeping my eyes peeled for Phase II when they take out the Taco Cabana... That is probably several years away, but you can imagine what the views will be like from Phase II in 5-10 years... should be a very different skyline.

LOL tell me about it, I still can't move in and they have the ball to tell me "your designer will re-do the bathroom rrrrright?"

MichaelB · #**2198** Posted **Jan 16, 2008, 10:04 PM**

Quote:

Originally Posted by Sexas

LOL tell me about it, I still can't move in and they have the ball to tell me "your designer will re-do the bathroom rrrrright?"

For as much of a pain in the ass that my friends who live there have gone thru.... they wish they would have been pushed back and gotten right before they moved in. Unfortunaetly, CLB did not give very much notice this was happening. Even the delay was very poorly managed. Once you are so close that you have ended a lease in a rental and arranged for a mover, it's gets hard to change. Companies have to be able to tell months in advance if they are Months behind, yes? There are excuses and reasons for delays, understandable, but there is no excuse for mismangaement of the delays and poor communication.

priller · #**2199** Posted **Jan 16, 2008, 10:18 PM**

We just heard today that our move-in date for the Sabine is pushed back another 3 weeks. Reason: quality not up to par on the already finished floors. They've replaced the contractor with a new one. They say they want to make sure the remaining floors are done right. I certainly hope that's the case.

Fortunately we were able to change the move-out date at our current apartment. Whew!

I do know one thing, I will be going over our condo with a fine-toothed comb once we get to do our inspection. All this talk of shoddy workmanship is making me nervous.

actham · #**2200** Posted **Jan 17, 2008, 2:54 AM**

The slate bathroom tile in 360 may have been a little dark but the current tan color seems weird to me when combined with the white/black marble countertops. The tan tile looks sort of "conventional"...meaning it looks like something I might expect to find in a lower end suburban subdivision. I guess I'd like something a little more funky in a downtown condo.

I'm really glad to hear that there is a great finish out contractor on the job! I'll have my fine-toothed comb out on my walkthrough too.