AUSTIN | Projects & Construction II

[Strayone]

Originally Posted by eburress

I would agree with that. Austin has a lot of great qualities, but it also has a lot of issues with its infrastructure. Horrible roads and power lines everywhere were two of the things that struck me.

True, allthough I can't imagine this is a trait not shared by most american cities. The enormous cost and complications to bury power lines all around the city, not just downtown is beyond imagination. Lamar and especially Burnet are certainly an eyesore when it comes to powerlines, not to mention the damn billboards. My understanding is the city ordinance rules that a billboard can only be replaced by another that is 75% of the size of the one that exists, given enough time...say 50 years they will be removed alltogether. As for the roads, it's a good thing we don't have winter conditions like the northern states, if we did the roads here would be scary. I actually think the city keeps the roads up fairly well. I'm talking about city streets, as for highways we are deficient on many levels do to sprawl, hence the sudden tollway development.

[jgouger]

Hey everyone... I had a chance to stop by the leasing office at AMLI II the other day and got some very interesting information about the building.

They are offering about 10 different floor plans ranging from 626 sq ft to 1380, and different balcony sizes too. They have a small one bedroom that features an 800 sq ft balcony! The prices are very reasonable compared with AMLI Downtown, at least a good 1/3 less. I'm still debating about whether I like the style of the building, but after seeing the final renderings that they have in the showroom it looks to be very nice. All of the apartments and the services for the building (eg Leasing Office, Models, etc.) will be in the back of the building facing 3rd street. All of the retail will be in the front of the building, which should considerably help with the noise. The building will feature 40,000 sq ft of ground level retail.

If anyone is interesting in leasing, they are going to start taking orders sometime this week, with lower floor units available as early as October. Upper floors by January. Expect steep price increases as the demand increases.

[GoldenBoot]

Originally Posted by MichaelB

I have always had (and continue to have) a high opinion of your insights. I have a question: Do you think there is a value to a building that comes with notoriety? Ex in Austin:How many people know the name of the Frost Bank Building? Did that come from a great lobby design? Or the bank itself? Or from the fact that the design of the building (mostly the crown) was distinctive? Does that not generate notoriety and then status? Seems to me all of those things create an additional value to a building. Not to mention the names associated with it. How many people will excitedly say: "Wow, my offices are in the new ABC bank building!"

THoughts? Is this truly a point that most developers just don't get?

Thank you for your kind words, Michael. I really appreciate them. To try and answer your question, yes, you are correct. There is some value to the notoriety of a building. The question is whether this “value” is truly worth the effort?

In the case of the Great Nose Hair Clipper, i.e., Frost Bank Tower, several issues may have come to the forefront. To begin with, the economy, at the time, was pretty poor and any vacancy rates were very high (for Austin). The developer, Cousins Properties, was really sticking their heads out there when they pushed this project through. And, I believe that in this particular case, to facilitate filling the new building while demanding higher rental rates, one needed to construct a new “icon” in the city’s skyline. It’s a marketing tactic… Put yourself in the shoes of a prospective tenant…What would you need to consider when deciding on whether or not to move your offices and pay more in rent? Well, what will the move provide me? Higher visibility? Greater notoriety? A more prestigious address? Yes, all of the aforementioned… And now, in the current state of the economy, I do not believe one needs to construct an iconic tower to achieve a desired cap rate or margin.

Again, it all boils down to the bottom line. How quickly can a developer reap-in a return and what will tenants get for paying higher rates?

Oh, in response to Kevin’s comment regarding Fox 7 News’ use of the tower, i.e., “the Frost time & temperature update,” Frost Bank pays for that – as well as the millions it spent on the naming rights. It’s “hidden” advertisement. And the only reason it’s so “recognizable” is because it’s the tallest building in town. As more towers are built, Frost will begin to melt into the background and a new tower may claim the honor of the most recognizable skyscraper in Austin. Remember, there are currently 27 downtown condo projects either under construction or in the planning stages which will exceed 200’ in height. Seventeen of which will top 300’ in height, if built.

When it comes to condo developments, yes, notoriety may be beneficial in the marketing of the project. Nonetheless, I do not think that increasing the height of a tower by 9’, in the Monarch’s case; or decreasing the height 18’, as in the case of 360; will make any difference in their respective levels of notoriety.

In the case of 360, I still think the tower is 581’ and not the 563’ being reported now…We still have not received any solid proof that the tower’s spire shrunk 18’ and I really am having a hard time understanding the benefit behind the shrinkage from the original plans. But, that’s just me…

Additionally, a building does not have to be tall to build notoriety or be considered a great piece of architecture. In fact, some of my favorite towers in the world are not the tallest structures in their respective cities.

[MichaelB]

Originally Posted by GoldenBoot

Thank you for your kind words, Michael. I really appreciate them. To try and answer your question, yes, you are correct. There is some value to the notoriety of a building. The question is whether this “value” is truly worth the effort?

In the case of the Great Nose Hair Clipper, i.e., Frost Bank Tower, several issues may have come to the forefront. To begin with, the economy, at the time, was pretty poor and any vacancy rates were very high (for Austin). The developer, Cousins Properties, was really sticking their heads out there when they pushed this project through. And, I believe that in this particular case, to facilitate filling the new building while demanding higher rental rates, one needed to construct a new “icon” in the city’s skyline. It’s a marketing tactic… Put yourself in the shoes of a prospective tenant…What would you need to consider when deciding on whether or not to move your offices and pay more in rent? Well, what will the move provide me? Higher visibility? Greater notoriety? A more prestigious address? Yes, all of the aforementioned… And now, in the current state of the economy, I do not believe one needs to construct an iconic tower to achieve a desired cap rate or margin.

Again, it all boils down to the bottom line. How quickly can a developer reap-in a return and what will tenants get for paying higher rates?

Oh, in response to Kevin’s comment regarding Fox 7 News’ use of the tower, i.e., “the Frost time & temperature update,” Frost Bank pays for that – as well as the millions it spent on the naming rights. It’s “hidden” advertisement. And the only reason it’s so “recognizable” is because it’s the tallest building in town. As more towers are built, Frost will begin to melt into the background and a new tower may claim the honor of the most recognizable skyscraper in Austin. Remember, there are currently 27 downtown condo projects either under construction or in the planning stages which will exceed 200’ in height. Seventeen of which will top 300’ in height, if built.

When it comes to condo developments, yes, notoriety may be beneficial in the marketing of the project. Nonetheless, I do not think that increasing the height of a tower by 9’, in the Monarch’s case; or decreasing the height 18’, as in the case of 360; will make any difference in their respective levels of notoriety.

In the case of 360, I still think the tower is 581’ and not the 563’ being reported now…We still have not received any solid proof that the tower’s spire shrunk 18’ and I really am having a hard time understanding the benefit behind the shrinkage from the original plans. But, that’s just me…

Additionally, a building does not have to be tall to build notoriety or be considered a great piece of architecture. In fact, some of my favorite towers in the world are not the tallest structures in their respective cities.

Well put. Thank you for taking the time. I get it.

And I agree: bigger does not always = better (well, in some cases !) I prefer quality over height in the design of a building. My interest is purly in the design, the landscape that is created and the urban texture that is enhanced. (selfish designer!) So, of course I prefer to see developers who have a love of builings and architecture and not just profit. I guess I have known enough who manage to do both that I know it is possible. Wish there were more. Sigh.

Thanks again.

[tgj33]

if that is what you like then Fountain Place who be your heaven http://www.emporis.com/en/wm/bu/?id=fountainplace-dallas-tx-usa

[Complex01]

Those are nics pics from above. I will drive through on my way to SA. I refuse to take the I-10, it may be a longer drive, but a much more scenic one at that, and plus i need an Austin magnet for my fridge...

[Strayone]

This is a small picture to say the least, it was taken at peace park near 24th street. Two guys are up there roofing the front section. One was holding a rope and handing shingles to the other. I used to roof way back in the 80's and I was scared just watching them. I watched this building go up while playing discgolf at the course there. It was totally stick framed except for the parking garage, which is a graffiti artists dream, it allready has a huge tag on the lower area. And it will surely be tagged over and over.

[KevinFromTexas]

I was emailed this and thought you all would enjoy.

The 360 sales office did a photo tour of the building. Some shots were taken from the 23rd floor. Check out the killer views here:

http://picasaweb.google.com/drbodman/HardHatTour

[StoOgE]

That view from 23 east is almost enough for me to put my condo on the market and move

My dog probably wouldnt care for it though.

[priller]

I fixed up this image to send to a friend, to show him what I had been doing with the Google Earth models. I thought it turned out pretty well. You can see the new "sky dome" I just found out about -- it's cloudy yet somehow very bright in Google Earth.




Also, I've been working on a new 360 model, with textures and everything, after viewing the model at their sales office, and after downloading plans from the city. It should be very accurate for size now. I'm not quite sure about the textures, however. The windows seem too light blue, but I based it on photos of the actual building I took. And the outside surface seems too yellow, especially after seeing the model, which was pretty white. Oh well, a work in progress. It's a VERY intricate building, it's taking forever to do.



And you can see the partially-textured power plant here. Should look cool when done.

[mars-man]

Priller, these are terrific. They really help me visualize what this part of DT will look like. Have you thought about integrating any of the Seaholm renderings at http://www.seaholm.info/ ? Not sure if that's even possible, but as someone who's going to be in a relatively low west-facing unit at 360, I'd be interest in seeing how much of the sky Seaholm's hotel/condo tower is going to fill. Thanks again.

[priller]

Originally Posted by mars-man

Priller, these are terrific. They really help me visualize what this part of DT will look like. Have you thought about integrating any of the Seaholm renderings at http://www.seaholm.info/ ? Not sure if that's even possible, but as someone who's going to be in a relatively low west-facing unit at 360, I'd be interest in seeing how much of the sky Seaholm's hotel/condo tower is going to fill. Thanks again.

Yeah, I've looked at that site, but there's not enough detailed info just yet to do a good model. And I've got plenty to work on. But with the overhead view and the other renderings I should be able to make a somewhat representative mockup. And I can see your concern about blocking the view. But hey, at least it will block some of that hot afternoon sun!

[Strayone]

I caught the tail end of a Kvue story about Northcross Wlamart, they mentioned that a gas station will be removed, must be the Exxon at the corner of Anderson. It's the first I've heard about this. There is alot of work going on there also, the Bealls is gone from the look of it and that whole end seems to be getting gutted. I'm surprised it is moving allong this fast, I guess Walmart has settled on their plans for the place and there will be no more discussions with the neighborhood groups.

[priller]

Okay, mars-man, I did a quick mock-up of the Seaholm hotel/condo building. I estimated it at 250' high, which seems like a reasonable guess for a 22-floor residential building. The width and depth and site should be pretty accurate, based on the overhead drawings. I don't know what floor you will be on, but I hope this helps.

The people in the Austin City Lofts are the ones who are probably really pissed. I know they hate the Monarch going up right across the street, add the Spring and this in, they'll have almost no view at all to the south.

[ATXboom]

Priller... awesome work!! Very powerful visualization of what the city will look like!!

One last request and this is a bit of a stretch like seaholm, but can you model in the 2 post office towers and the CLB tower planned behnd Katz's ??!!?

This would really fill out the skyline a bit!

[ATXboom]

Oh yeah priller... another last, last request. How about the 2 Marriott towers at around 34 stories??!

[Jdawgboy]

Originally Posted by ATXboom

Oh yeah priller... another last, last request. How about the 2 Marriott towers at around 34 stories??!

I thought one of the towers was going to be only 31 stories and the other like 15 storys???

[priller]

Originally Posted by ATXboom

Priller... awesome work!! Very powerful visualization of what the city will look like!!

One last request and this is a bit of a stretch like seaholm, but can you model in the 2 post office towers and the CLB tower planned behnd Katz's ??!!?

This would really fill out the skyline a bit!

The problem with the Post Office towers is all I know of it is a fuzzy photo taken from a TV, I think -- not enough to even make a guess at a model. And all I have of the CLB tower is the one rendering -- no sizes or floorplans or anything. If anyone has more info, let me know!

[priller]

Originally Posted by ATXboom

Oh yeah priller... another last, last request. How about the 2 Marriott towers at around 34 stories??!

And the revised Marriott, I haven't seen any renderings of it.

[mars-man]

Okay, mars-man, I did a quick mock-up of the Seaholm hotel/condo building. I estimated it at 250' high, which seems like a reasonable guess for a 22-floor residential building. The width and depth and site should be pretty accurate, based on the overhead drawings. I don't know what floor you will be on, but I hope this helps.

The people in the Austin City Lofts are the ones who are probably really pissed. I know they hate the Monarch going up right across the street, add the Spring and this in, they'll have almost no view at all to the south.

Well, our place will be on the 12th floor, so yes, Seaholm will loom fairly large. But we knew that going in, and based on your mockups, it could clearly be worse. And I like your glass-half-full observation about the afternoon sun! Of course, if the Austin Energy site directly west of 360 is developed a few years down the road -- as looks increasingly likely -- we're liable to lose even more open sky. But that's a welcome trade-off for the kind of pedestrian-friendly density I'm hoping for in this end of DT. Thanks again for the great mock-ups.