4 Units in Echo Park, Marmol Radziner

Single-Family Homes

333 Dawson Street, 2 + 1 ~ $165,000

1624 Allesandro Street, 2 + 1 ~ $300,000 (Short Sale)

327 N. LaFayette Park Place, 3 + 3 ~ $408,000 (REO)

2322 Vestal Avenue,  3 + 1 ~ $445,000

1552 Lemoyne Street, 2 + 1.75 ~ $532,000

1124 Echo Park Avenue, 3 + 2.5 ~ $674,500

1126 Echo Park Avenue, 3 + 2.5 ~ $679,000

Condos

1619 Rockwood Street, 2 + 1, $311,750

1701 Clinton Street #307, 2 + 1, $345,000 (REO)

1701 Clinton Street #512, 2 + 1, $395,000

Income

2212 Berkeley Avenue, 5 units, $635,000

1330 Quintero Street, 4 units, $1,285,000 (Short Sale)

Notable Properties:

1124 & 1126 Echo Park Avenue:  Heyday’s “Dick + Jane” HOMES and entry into the Echo Park market were well received, especially since both newly-constructed, sustainable properties were sold less than 2 weeks on the market.  Polished concrete floors, an expansive redwood deck, and a private alfresco dining area contributed to the draw.

1701 Clinton Street #307 & #512:  The Allyn E. Morris-designed condos, Lago Vista c. 1973,  never cease to amaze.  Don’t let the less-than-900-square-foot label scare you.  These townhouse units offer sweeping picture-perfect views of Echo Park Lake and — even with a sales range in the $300s — still command an enviable address.  Unit #512, Allyn Morris’s own unit, boasts the only fireplace and the largest private patio on the premises.  It sold on day zero (not day 1) on the market.

1330 Quintero Street:  The hillside 4-plex, The Edwards Apartments c. 2007 by Marmol Radziner Architects, outperformed the pack.  Short sale aside, the architectural compound entered the market at $1,050,000 and sold for  $200+k over.  I would blame the sweeping views of Downtown L.A., surprisingly strong rents (the 3+2 rents at $2,995 per month), and off-street parking for 6 cars.

For those interested in more recent sales, or the value of your Echo Park residence, feel free to contact Jovelle at (213) 718-1110.

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Click here for power profile from the Garmin500

The Sunday Lago Vista has not been done for over 10 years.  It’s the same course, raced the opposite direction.  So instead of a gradual climb and screaming descent, we have a 14% grade hill and a gradual descent.  Hint: it’s hard.  The race was bound to lose 10 people out the back a lap, so I knew it would be important to stay at the front, or attack.  Also, it is likely that people would be going down or dropping chains on the hills, because you go from 35 mph to barely moving in your 39-25.  I knew this would be a hard race for me, as I am good at climbing, but not light enough to really hit the really steep stuff hard.  And the hills here were short and steep.

Knowing this and still thinking about working too hard yesterday, I sat in the whole first part of the race, as selections were made.  I kept myself in the front 15, which was very difficult.  It is said that in a road race, if you’re not moving up, you’re moving back, and this was definitely true today.  I felt like the whole time I was clawing for position, even on the downhills.

As expected, the hill climb was very steep and mostly anaerobic.  The first time around, I actually stayed in the big chainring and powered up the hill at about 45 rpms, which really hurt.  Most people were using this hill to gain placement, some getting DQ’ed for sprinting up the left side of the road over the yellow line.  The moto judge did a good job of taking care of this unfairness but it never really stopped happening throughout the race.  I was really feeling bad through the hills but kept my cool by knowing that everyone else was hurting as well.  It was also encouraging to have my teammate on Shama Cycles, Bill, there so we could look out and encourage one another.

At about halfway through I tried a big move on the hill, attacking at around 450 watts, which is what I can hold for 3 minutes or so.  If someone came with me, I felt like we had a pretty good chance of making it to the finish.  One person dared to bridge the gap and we went for it.  By the top of the climb I was already wondering what sort of ailment I had for trying another break, and hoping my breakaway partner was strong.  I was encouraged by his sweet moustache, seen below.

"All Aboard! Welcome to the Pain Train!"

We hammered it on the downhill, probably going a little too fast to make it another 5 laps.  We kept the pace high, but after two laps the peloton caught us. Bill told me that the peloton had been chasing the whole time with about 4 guys at the front chasing.  He had tried to clock with  no avail.  With that type of firepower our two man break was going nowhere.

I was hurting at this point and also came to the conclusion that this race would actually end in a sprint. The logic behind this is that the hill was too short.  You could really hammer up it and not worry about pacing.  It was pretty much like a really hard peloton surge, that would drop tired people off the back, but most guys (even sprinters) could stick it and keep in the race.  At two laps to go, a group of strong racers went off the front, and were caught by the top.  The main pack did not want anyone getting away as is usually the case near the end of races.

The last lap I made the terrible mistake of drifting near the back of the field.  On the last time up the climb, everyone went nuts, with the field breaking in two. I found myself gapped having to sprint as hard as I could to regain the main group.  It was well worth it, as that second group never caught back on.  I was hurting so bad coming into the finish but managed to get myself to about 5th with 1K to go.  I was tight on the yellow line, forcing people to cheat if they wanted to get ahead of me.  One Mirage Cycling rider did, coming around in the left lane and then slamming on his brakes to get back in. Sketchy and technically illegal. *  Also my yellow line tactic was so that when we had the full road with 200m to go, I would have an open lane.  With Mirage Guy almost crashing me I was now around 20th place coming into the finish. With 200 meters to go I opened up my sprint to take 10th, an good result considering the tough breakaway earlier.

In the end the weekend was great racing and training, even decent weather.  I had a great time, and thanks goes to the promoters for that.

*I’m definitely not “that guy” that yells YELLOW LINE every time someone barely crosses, but what this guy and others were doing was dangerous and put me at a disadvantage for the ending sprint.  It would have been the same as him weaving and not holding line in a sprint and should result in a DQ.  In this case it didn’t and he placed in the top 10.  We kept the rubber side down though.

The Lago Vista course is nestled in a quiet neighborhood on a peninsula of Lake Travis.  Running the course clockwise on Saturday means there is a gradual long-ish (For Texas?) climb and a steep, fast descent where it is easy to reach speeds of 45 mph.  The climb is around 10% and is long enough to make selections in the field, but you having to be working hard.  The issue is that it is easy for all your hard work to go away on the fast descent. The peloton can catch and then it’s time to climb again.  I knew the race would end in a breakaway, but which move would take it?

My race strategy for the weekend was to be super aggressive to keep gaining fitness for my priority races. This is not unlike every race I have done this year, as I have found myself up the road in every single race so far.  I would be thrilled to be in a successful break and place well, but more realistically I knew I would find myself in the peloton at the end of the race, tired as hell.  So the plan was “make it hard.” Attack, recover, attack again, recover, attack!

The Shama cycles road team all rented a condo on the Lake about a half mile from the start.  While this proved very convenient for the start of the race, it was a little bit hard to sleep through the early racers.  The Cat 3/4 race didn’t go off until 10:30, but I was awake by 6:00.  After everyone left for their 8:00 am races, I fell asleep again as the wind and rain (hail too?!?!) picked up.  I thought about my friend out in the weather, but did not venture out from underneath the covers, thinking that if I just laid here, it would be like a bad nightmare, and the sun would be shining in time for my race.  Well… actually for once this strategy worked.  Although windy, it was decently warm and sunny by 10:30am.

Please don't make me get up and get rained on.....

Click here for power race file.

The race started fast and did not let up almost the entire time.  We were doing 9 laps.  I took the first lap to get a feeling for the race and the descents.  Where would the optimal attack point be?  Inevitably, it had to be the big hill.  On the second or third lap, I made a move followed by my breakaway friend Jorge of Dominion.  We were out in front for a lap and a half before being caught.  I was in 2 more breaks at different points, following moves I knew were probably two early for the nervous Texas 3′s field.  I figured the winning break would be about 80% through the race, when people were to tired to chase right away.  At 3 laps to go on the hill I attacked for what I hoped would be the winning move.

I slowly increased my lead on the main field by going just hard enough.  Suddenly I was momentarily joined by a 787 rider and the eventual race winner.  He yelled “C’mon man, while passing me on the hill while I was standing still.”  I literally LOL’d as he sprinted by, thinking that there was no way I was going to get his wheel and that he would blow the both of us up with his intensity.  A minute after that I was joined by two guys that I could definitely work with and the race was on.

At first I felt like I was doing most of the work, which is not really a good thing. One of my breakaway companions did no work for a lap, and the second( Andy of Hagens Berman cycling) was doing slightly less work than me. Soon we were working really well together, everyone doing a good share of the work.  After one loop around (3 laps to go) , the guy not working recovered enough and started taking pulls. We rocketed down the backside as I groaned to myself that I didn’t want to do this again.  On the second to last time around, the 3 of us were joined by another, who significantly upped the pace and began to drop me.

I was angry as my hopes of winning the race slipped away.  I yelled and cursed, knowing even the 10 ft of separation was a death sentence.  This had happened to me at Tour of New Braunfels, where I got dropped on the last hill after working too hard.  I gathered my courage, and took a moment.  I refused to give up, shifted to the big ring and jammed the gears slowing working my way back to the 3 in front of me.  I don’t mean to brag, but if it sounds epic, that’s because it was (kidding, sort of).  The moto guy watching next to me will most likely write songs of my courage and bravery.  I made it back to the breakaway at the top of the hill and gathered myself, knowing that I would have to do that one more time.

Downhill again.  On the last climb, the pace picked up as we felt the peloton breathing down our skinny climber’s-body necks.  Another rider bridged the gap to us and picked up the pace half way through the climb.  I had just taken a pull and was left clawing for the wheel in front of me.  No such epicness this time.  Before I could react, the gap was too big.  I thought about just sticking it out by myself but in the end decided to completely sit up and wait for the peloton.  I sat, took a drink and got back in at the front of the group.

This put me in great position for the sprint, which would be sprinting for 9th (I think).  I had enough time to fully collect myself and get ready for one more hard effort.  I ended up 13th, which I believe to be 4th in the sprint.  A good result, but I was disappointed to be so close to a winning break again.  Second guessing my decision of sitting up and waiting for the sprint was inevitable, but I was encouraged by the other guys in the peloton.  Moral of the story is that I picked the right time, but worked a little too hard in the breakaway so I didn’t have enough at the end.  But I did say I wanted to make it hard!!   And remember the 787 rider? He soloed 4 laps to victory. WOW.  Congrats to Mr Superhuman there!

After race cupcake? Okay.....

Shot in Lago Vista, Texas.

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Whareagle leading the pack with Ian on the right.

I know, I know, I need to be more prescient in getting these posted, but honestly, I was chatting with my minister in Montana recently, and we both came to the realization that I’m not 24 any more, I don’t recover as quickly, and I’m fatigued from travel and eye stress with every 3 hour journey in any direction. This has me rethinking yet again my road trip to Far West Texas, and maybe getting a driving partner. Geez, aging sucks.

Still, I’m pretty proud of my fitness and the fitness of my clients in Texas, as they proceed through another long season of racing. Performance is up, and while we’ve hit no podiums, we’re definitely knocking on the door.

I resolved on Friday to get out of town that much earlier, so I could beat the traffic on I-35, and then get to the rental early enough to rest up. This time, I was successful, and had time to get to the H.E.B. close to Lago Vista, and stock up on food and drink. Lago Vista is a nice community, but it’s still a little remote, so you have to come a little prepared.

Ben and Katy showed up a few hours later, and we each got 1 lap in around the course, in the setting sun of a warm and calm evening. The night was punctuated by boatloads of laughing as we hit a stretch of movies on either TNT or TBS. Katy cooked spaghetti, which was delicious, and we drank some beers and went to bed.

I woke up early to the sound of wind whipping around the corner of the condo. It never abated the entire day. As the Norther blew through, gusts picked up to 40mph, and temps dropped to the 20′s for the early riders. I was lucky enough to ride at 12:40, but it still made for tons of interesting moments throughout the event.

Despite the good night’s rest, neither of my roommates were satisfied with their performances, so I really wanted to make sure that I used the extra time to my advantage. I napped, ate two meals, and started a solid warmup about an hour beforehand.

People often ask me what the proper procedure is for a good warmup. There is nosurefire answer, but one of my favorite journals, Peak Performance, out of the UK, gave a pretty good quasi-scientific answer that basically implied that you’re trying to warm up the body, enable some vasodilation of the blood vessels, get rid of some pre-race anxiety, and raise the heart rate somewhat, so that those early accelerations or attacks don’t come as a shock. Last weekend, at Pace Bend, I remember not getting an adequate warmup, and after the first major hill, I was breathing about as loud as a diesel truck climbing a pass in Colorado. Another rule of thumb is that the longer the race, the shorter the warm up needs to be, since most everyone uses the first kilometers as a warmup or neutral. Unfortunately, Texas racing doesn’t really afford us that luxury. My own routine this weekend went like this:

I hopped on a mag trainer that I borrowed from Ben and Katy, warmed up gently for about 10 minutes at 150w (estimated FT is about 300w), got my HR up a bit (yes, it’s still useful), and then, every 5 minutes or so, I jumped up to a 400w run, getting my HR up to about threshold equivalent (175-180), and then backed off, settling in at around 200w. I kept this up, continuing to drink a sports drink (EFS), and consuming a bar to keep my calories topped off. I hopped off the bike and went to staging with less than 15 minutes to go, and was warm and ready when the race began.

Did it work? Well, I think so. The first lap started hot, and sure enough, instead of being gassed, I was able to respond, and even work my way through the field. The real racing started on the second lap, and yep, you guessed it, I was there, engaging in the action.

The course for Lago Vista consists of two variations on the same theme. Saturday’s course is 5 miles long, with what could be considered an 8 minute climb, over 10 laps, or 50 miles. There is a phenomenal descent with two sketchy ‘whooptydoos’, where you can hit 55mph, and carry your speed over the next hill. At the final 250m, you crest a hill to see a 300-year old Oak tree splitting a road, and that acts as the de facto 200m mark. The final 50m occurs on a rolling climb of 8+%, with the start/finish almost at the apex.

I love the hill. I HATE the finish.

Starting around Lap 2, the attacks and real racing began, and I did more than my fair share of solid Zone 5 pulls. I left room for riders to draft, but not enough that you could squeeze more than 3 people in my wake. We quickly shelled the heavier riders, and winnowed the field down to less than 40. Every attack, I responded, bridged, and then kept the pace high enough that another one couldn’t easily come around. One lap, Robert Snedden, my teammate, came around to start a break, and I did my part to block or avoid pulling. We were riding strong together, communicating well, and even Ian Sewalt, a client of sorts as well, was doing some great work. San Jose’s 4 riders did their thing to block and attack, and in the beginning, there were several good attacks by some Moritz riders. I have a ton of respect for those teams. They have enough people of the same capability that they can launch, and then get two or three guys to the front of a narrow road, and block. Robert and I just can’t do that. We need a third or fourth teammate. Still, we worked well together last week, and did more of the same this week, both days. Sure, there were some leaders in the race, and some serious glommers-on, but overall, we kept the pace high, I pulled like a draft horse on crack, and I really began to feel like I was on my game very early on, despite the windy and cold conditions.

A few anecdotes…

I’m really feeling dialed in to this bike right now. From stem height to crank length to wheel and tire selection, and handlebar, I feel like it’s an extension of myself. I can corner like nobody’s business, and the bike seems to be able to tell me when I’m just on the edge of losing control. I do have the odd tendency to sort of donkey-kick the rear wheel if there’s a stutter bump or if I hit a pothole in a corner, but the riders behind me have usually laughed it off as “Wharton, you’re too damned skinny!” Still, I hope I am never responsible for hurting someone else. I’ll keep working on it.

But this is where I was going with this. Saturday was windy, with gusts coming from the North at up to 40mph. It was cold, blustery (not consistent), and we were all forced to use lower-profile rims than are usually used on modern racing machines. On a deep-rimmed wheel, you can get a ‘push’ that can stall the wheel and force you to crash, just like that trispoke did to me a couple of weeks back when I was training on my TT rig. So I was specifically using low-profile rims, and relying on my bare bones body to avoid the wind. About midway through the race, however, I was tucked in tight, alert, and was making the corner of the transition to the steepest of the ‘whooptydoos’, when a MONSTER gush of wind pushed me from about 10cm from the edge of the right side of the road, all the way over to about 2m to the LEFT of the yellow line. It felt like this big, giant hand just picked me up and pushed me over. The marshall saw the entire thing – I was aiming right for him – and he said it happened to someone else behind me as well. Fortunately, there were no cars or deer in the way, but for about 3 seconds, I saw the white eyes of the marshall, as he scrambled out of the way, and I kept trying to turn maybe 2cm to the right, but the bike just wouldn’t go there! Any further and I would have turned too much and overdone the steer. Tilting would’ve meant certain skin on pavement at 80kph, because I would’ve lost traction. And I sure as heck couldn’t brake, for fear of completely losing traction. Then, just as sure as it began, I moved out of the way of the gust, got my headwind back, and merged back in with the pack. It was awesome. It was right on the edge of death – and for another moment, I felt more alive than ever.

My biggest problem with the racing this weekend is a result of my biggest elation – I’m riding stronger than ever, I’m riding harder than ever, and I’ve improved my speed, strength, and stamina – three of the four “S’s” that make for a more complete athlete. But my Skill – specifically, my skill at tying up the race with a pretty little bow on it and achieving the extrinsic result that I so yearn for, just continues to elude me. On the final lap, I sort of unintentionally launched a 16-year old client in to a solo attack, and he held on to take 2nd in his first race as a ’3′. I’m pretty proud of that. The next day, he himself gave me a shove that helped push me back to the front for some more hard work. But in this race, after we’d shelled a huge number of riders, we still ended up in a pack finish, and it got really risky inside the 200m mark, and sure enough, I got caught behind some riders going backwards on the last 50m of the hill, and came up just outside the money, in 11th place.

I have to remember, I have to remember, I have to remember – take the intrinsic rewards, not the extrinsic placing or medals or cash, and remember that you control what you can control. If I’d taken some more risks, perhaps I would have been able to better control the outcome. Next time – I’ll go at 400m, get a prime spot, recover on the flat after the final roller, and then sprint in the right gear for the top of that cursed 8% hill —- and determine my own outcome.

Day 2 tomorrow – thanks for reading.

To start the discussion, I’ll just say that east and west can vary immensely in terrain. I often tell my clients that it’s as if God drew a line through Central Texas, then plopped Interstate 35 down on it and declared that everything east would be designated as farmland and everything west would be the hill country (or at least the gateway into the hill country). North and South are also different. Traditionally, Austin’s major growth has been to the Northwest, but in the past decade, we’ve also seen substantial growth in both Kyle and Buda to the South. Both of these small cities are essentially split in half by Interstate 35 and for the most part, sit in the plains with minimal natural vegetation, particularly to the east of I-35. West of I-35, you can find areas that are heavily wooded, but you have to get a few miles west toward Driftwood and Dripping Springs.

Dripping Springs
Dripping Springs lies in the beautiful Texas Hill Country about 20 miles west of Austin. Most folks consider Dripping Springs to include the entire area that begins just west of Oak Hill and then runs south to Driftwood, west beyond Dripping Springs, and north to just west of the lake where Hamilton Pool Road and Ranch Road 12 intersect. Within its city limit, the Dripping Springs population is slightly over 2,000 although its extraterritorial jurisdiction (ETJ) is home to nearly 20,000. The city offers an exceptional school system, affordable living, and reasonable proximity to both Austin and San Antonio.

This entire area consists of heavily wooded hills, so many properties offer spectacular panoramic views of the Hill Country. In this area, you’ll also find plenty of homes that sit on one-half to one plus acres, but you’ll also find master-planned communities, such as Belterra. And it’s also worth mentioning that there’s even a Polo Club, complete with paddocks and boarding facilities.

A few residents have experienced some water issues if their property relies on a well, so it is important to ascertain the depth of the well if you consider purchasing a property in this area. I haven’t personally run across this situation, yet, though. What I have seen (or should I say “smelled”?) is well water that has a high sulfur content. There are solutions to the noxious odor it produces, but it can definitely be an issue in some areas. Distance-wise, this area is pretty close to downtown (unless you get pretty far north or south on RR12), but traffic can be an issue at the interchange in Oak Hill, as the freeway coming out of Austin ends right there. If you would like to know more about the history of Dripping Springs, go to: http://www.drippingspringstx.org/visitor/history.asp

Spicewood
As you move a little further north on the west side of Lake Travis about 22 miles NW of Austin, and 16 miles SE of Marble Falls, you’ll find Spicewood. Spicewood (population approximately 12,000) actually intersects with three different counties: Blanco, Burnet, and Travis and has numerous water boundaries, including Cypress Creek, the Colorado River, Fall Creek, Lake Travis, and the Pedernales River. You’ll find a large number of the homes in Spicewood on half-acre plus lots in hilly, heavily wooded areas. There are some subdivisions where builders seem to have taken out more than their fair share of trees, but for the most part, you’ll see woods. Some of these properties also have some spectacular lake views or might even be situated on or near the Pedernales River. Most subdivisions will also include their own marina or lake access and park areas. I wouldn’t recommend this area if you have to commute downtown, but if you’re headed somewhere on the southwest side of town, that trek would be pretty easy. For more information about Spicewood, go to: http://www.spicewoodtx.us/

Lakeway at Lake Travis
The south side of Lake Travis and Lakeway have grown so much in the last 20 years, it’s almost unrecognizable. I can remember when we thought it was just a subdivision out in the “sticks” – but it is now a thriving metropolis on its own, especially with the recent addition of the Hill Country Galleria Mall at the intersection of RR 620 and Hwy 71. The 2000 census put the population at 8,006 – but this area has grown by leaps and bounds since then! With a median household income in the six figure range, this side of the lake is known for its sophistication, hills, and fabulous homes. In the last 5 to 10 years, an unbelievable number of luxury homes have been built here and they just keep on coming! And neighborhoods vary immensely. There are a few areas where you can find homes on lots that are half acre or greater, but nearer the lake, you’re more likely to be living in a stereotypical subdivision, unless you approach the million dollar mark. For more information about Lakeway, go to: http://cityoflakeway.com/

Round Rock
Head north on Loop 1 or I-35 and you’ll run into Round Rock. (It is actually about 15 miles north of downtown Austin.) I can remember when Round Rock seemed like it was nothing more than a couple of office buildings and a Taco Bell along Interstate 35 and today it boasts a population of almost 100,000 people! In Round Rock, you’ll now find many of the popular, local restaurants of Austin, too. And don’t forget, it also has Dell Diamond and highly acclaimed schools. You’ll also get a lot more house for your money here than you would in Austin, so its popularity continues to grow.

In Round Rock, the east/west terrain differences are really obvious. With the exception of a few subdivisions like Forest Creek, Forest Ridge, and Oak Bluff, east Round Rock lacks the mature trees you’ll find in west Round Rock. Oddly enough, school rankings also tend to be considerably higher in west Round Rock, but although still less expensive than Austin, as a general rule, homes are slightly more expensive in west Round Rock than they are in east Round Rock. To learn more about Round Rock, go to: http://www.roundrockchamber.org/About-Round-Rock.4.0.html

Cedar Park
Just west of Round Rock is Cedar Park with a population of approximately 54,000. Cedar Park has some nice residential areas at reasonable prices, but outside of the area immediately surrounding Lakeline Mall, there’s not much retail available in Cedar Park unless you count the older strip malls and shops along Hwy 183. For more information about Cedar Park, go to: http://www.cedarparktx.us/cp/default.aspx

Lago Vista
Head west on 1431 past Cedar Park about 14 miles and you’ll come to Lago Vista which is on the north side of the lake. Take Lohmans Ford Crossing down to the subdivision of Lago Vista (Lago Vista is also the name of the town with a population of approximately 6,000) or keep going on Lohmans Ford until you get to Point Venture where the lake views are spectacular views across to Lakeway. At Point Venture and Lago Vista, you’ll find a lot more privacy and prices that are much lower than the south side of the lake. In my opinion, these areas are good investments, because if you want property on or near the lake, the south side is quickly becoming saturated, so this side has nowhere to go but UP! And the retail that has been so desperately needed in the area is finally beginning to make its arrival, too! To learn more about Lago Vista, visit: http://lagovistatexas.org/.

Leander
When you head back toward civilization, you’ll find Leander just north of Cedar Park. Leander is another area where you can get a lot more for your money because it has traditionally been so far out. But keep in mind that Austin is getting light rail that is supposed to be available the end of 2008, and the train starts in Leander – as will the 183A tollway, eventually. Both of these factors will change commuters’ lives drastically. AND I suspect, with the price of gasoline these days, the light rail might actually be used, too!

Just driving through, you probably wouldn’t guess this, but Leander also has some neighborhoods that offer some really incredible hill country views. Vista Ridge is an older, acreage neighborhood that borders Cedar Park and Leander; then there’s the Grand Mesa at Crystal Falls. The panoramic views there are spectacular! For more information about Leander, go to: http://www.leandertx.org/.

Liberty Hill
Just north of Leander is the small town of Liberty Hill; although, it, too is growing. It offers folks a lot of different types and sizes of acreage at a relative bargain and its schools are ranked among some of the best in the area, too. Unfortunately, some feel the town lacks personality and could use some “cleaning up” – but if you’re looking for acreage, I wouldn’t dismiss it. To learn more about Liberty Hill, go to: http://www.ci.liberty-hill.tx.us/

Georgetown
One of the best areas for acreage or just large, estate lots, is Georgetown – just east of Liberty Hill and north of Round Rock. Georgetown has been ranked as the number one destination for retiring seniors and Fortune Magazine recently named it as the 2nd best place in the country to “live and launch”. But this doesn’t mean that its appeal is limited to mature adults. Texas Monthly just voted the playscape in Georgetown’s beautiful San Gabriel River Park as the best in the state! If you crave privacy or just room to roam, you really need to explore options in Georgetown. The area is literally LOADED with subdivisions that offer anywhere from one half to 10 acres of land. The subdivisions in Georgetown range from rustic to absolutely prestigious and you’ll find many that have views of Lake Georgetown or the San Gabriel River – not to mention the hill country views that can be quite grand. And with the new extension of FM 734 (aka Parmer Rd. or Ronald Reagan Parkway), it is even more accessible to Austin. This new extension allows you to take a virtually traffic-free, scenic drive through the hill country from north Austin to Georgetown in under 20 minutes – and you never have to fight the traffic that’s typical on 183 or Interstate 35.

In addition to offering wonderful estate type subdivisions and numerous age restricted communities, you’ll be hard pressed to find a place more charming. It is the county seat for Williamson County and the courthouse square offers great antique shops, spas, and restaurants for all budgets. For more information regarding Georgetown, visit: http://www.georgetown.org/

Hutto
Directly east of Round Rock is Hutto. Hutto is a small town and farming community with a lot of affordable housing at a pretty good value, but unfortunately the train runs right through the middle of the entire town, causing a little bit of a “noise nuisance” that some folks can’t get past. But, if you like a small town feel with all the conveniences of a city, be sure to check it out! To learn more about Hutto, go to: http://www.huttotx.gov/

Pflugerville
Just south and slightly to the west of Hutto is Pflugerville. Pflugerville has long been known for its housing value, partially because there was no retail there, so it was definitely a bedroom community for commuters only; however, retail and the tollways have begun to make their presence known and it’s changing the landscape of Pflugerville both figuratively and literally! I should also mention that if you’re concerned about taxes, (and who isn’t these days?) play close attention to the rates in the subdivision you’re interested in. The MUDs in some areas of Pflugerville have resulted in pretty high tax rates. Learn more about Pflugerville at: http://www.cityofpflugerville.com/index.asp?nid=8

Manor
Take 290 east of Austin and you’ll run into Manor. Manor has always been known as farmland and horse country and nothing much has changed here, except that is has added several subdivisions that boosted growth pretty significantly in the last decade. Shadowglen is a master planned community in Manor, complete with golf course, that has won several awards for its well thought out design! Visit http://www.epodunk.com/cgi-bin/genInfo.php?locIndex=26743 to learn more about Manor.

Bastrop
From south Austin, take Highway 71 east and you’ll be pretty surprised by what you find in Bastrop. Bastrop sits along the Colorado River in what is referred to as the Lost Pines area and it is beautiful. For a small town, it’s holding its own when it comes to managing growth and adding a fair balance of retail. It’s not a thriving metropolis by any means, but if you’re looking for a house with half to several acres, Bastrop and areas just west of there can be a real bargain. Communities like The Colony, The Forest at Colorado Crossing and Homestead at Hobbs Creek (actually in Cedar Creek) are pretty easy commutes into Austin. I wouldn’t recommend it if you work north and have to be there on a daily basis, but south Austin and downtown are pretty “do-able”.

If you want to go a little more rustic, and don’t have to do a daily drive to Austin, Tahitian Village will make you feel like you’re in a valley somewhere in the Rockies. There are some beautiful, affordable homes in here, they just have “lawns” that are less manicured and more natural than many areas – with large forest areas between most of the homes. Colo Vista is another nice area. Both of these areas have golf courses, too. To learn more about Bastrop, go to: http://www.bastroptexas.net/

As you can see, there is considerable difference between the eastern and western regions surrounding Austin. If you want to know more the neighborhoods within Austin, check out my blog about that.

There seems to be a few questions about Twin Peaks on Apartment Therapy. I guess we can answer them here… Yes, the central piece seems to float off the walls. It’s structure is attached to the wall by brackets. Since the houses are not big, it allows for the eye to travel in between and it creates a much “lighter” feeling.

The finish on the center folding piece is a type of catalyzed polyurethane, it’s like a lacquer, though it is NOT technically a lacquer.

Here’re the pics we have and a wonderful article about the house by Kris Krager, a colleague, who wrote the article for an issue of Texas Architect, when the project won a State Award (TSA) I would link to the article but it’s not online anymore!

Urban/Suburban Hybrid by Chris Krager, Assoc. AIA

PROJECT: Twin Peaks, Austin ARCHITECT: M.J. Neal Architects PROJECT TEAM: M.J. Neal, AIA; Thomas Bercy; Powei Chen; Joseph Winkler; Justin Rumpeltes; Viviane Vives CONSULTANT: Jerry Garcia (Structures) PHOTOGRAPHERS: Viviane Vives; M.J. Neal

Two Austin townhouses defy increasing density and create space on a constrained suburban site.

Like many other American cities, Austin has seen a significant increase in central city development in the past five years. The realization that Austin cannot sustain the continued stretching of its urban infrastructure has led to such initiatives as Smart Growth and Traditional Neighborhood Development. These initiatives have led to relatively low-risk residential development guided primarily by builders erecting traditional housing or “soft-loft” projects priced at the top end of the market.

However, instead of relying solely on the high-end of the economic spectrum, cities such as Austin have the opportunity to deal with – economically, architecturally, and socially – the urban phenomenon of centripetal growth with innovative residential typologies. Moreover, placing suburban houses in quasi-urban environments is essentially irresponsible and results in a lost opportunity for more creative solutions.

With his Twin Peaks project, M.J. Neal, AIA, set out to challenge the unimaginative builder model with a “urban/suburban hybrid.” The problems he faced are neither unique to Austin nor without historical precedent (think of Arabian courtyard houses and urban townhouses): How to design stand-alone single-family residences with the amenities of the suburban home within neighborhoods of increased density, and how to provide residents a comfortable level of isolation on a constrained site while allowing controlled engagement with the public realm?

To successfully address these issues, a building must become an exercise in spatial economy. This Neal accomplished in Twin Peaks with choreographed movement around articulated service masses. The two buildings are essentially vertical tubes with which Neal has taken an additive/subtractive approach. Additive is service function (the central stair/storage element) and subtractive are the moments of respite (screened porches and decks). Surprisingly, while these are not large buildings (1,600 sf of air-conditioned space and 1,000 sf of exterior space), they accommodate much more than one would expect.

Neal assembled this new typology with innovative technologies – SIPS panels, steel/mdf cabinets, catalyzed polyurethane finishes, high-velocity HVAC system, and boat-building plywood, to name a few – and off-the-shelf materials that he customized to varying degrees. As a prototype the buildings were a working experiment, with all of the foibles one would expect with such a process. The buildings are at once complex and elegantly simple. (As anyone who has attempted to build “simply” is aware: simple must be careful, and is most often considerably more expensive.) Many times what Neal anticipated as being matter-of-fact ended up costing more money and taking more time. To his credit, Neal executed those tasks as originally planned rather than opting to cut corners.

When viewed on an initial approach, the exterior of Twin Peaks cuts a distinctive and striking profile in its southside Austin context. The houses, clad in copper and Hardiplank, are handsomely proportioned and nestle comfortably in the site’s mature trees. Each level has an adjoining exterior space which is as generous as the interior and provides a variety of perspectives–to the neighborhood, back to the building, and finally, through the trees. Garages located off the alley have studio apartments above, which provide the density this suburban typology requires.

The structures were intended to create sculptural spaces and are definitely experienced as such. The placement of fenestration emphasizes this through the figural nature of the windows and the consideration of light. Upon entering, one is immediately aware of the nested nature of the space and the layered procession that is about to unfold. The stairwell/furniture element dominates and vertically perforates the space. As a centerpiece it is striking. The material/structural logic of the building reveals itself often, partially a result of economics and partially as an architectural device through instances such as the exposed two-story SIPS panels in the living room and the delicate steel and perforated metal stair.

These are markedly masculine buildings with spare and minimal surfaces. Light is the arbiter and animator of the space, dynamically re-rendering concrete, steel, and lacquer over the course of the day. The material palette is bold and specified with a conscious eye toward juxtaposition: for example, the exposed OSB, a material rarely visible in finished buildings, set adjacent to the hyper-finished cabinet reinforces the presence of the central mass. The color and finish of this surface, which continues upward to form the third-level floor, lends a slightly whimsical quality to the space and gives it a pied-a-terre/bachelor pad ambience. Like the perforated metal that forms the stair, OSB is not the material experience the average person expects and I suspect this to be purposeful on Neal’s part. A necessary material uniformity is established with the trim and secondary cabinets through the use of a single paint color.

The fact that this endeavor occurred speculatively lends additional merit to Neal’s vision. At a critical moment in American urban development the initiative to act is unfortunately lacking in our discipline. Innovation and quality cannot be expected from builders responding to market forces. The Twin Peaks project is bold and assertive, and while its material and language may be challenging, it should be applauded as much for the model it suggests as its energy and dynamism.

–Chris Krager, Assoc. AIA, is a principal of KRDB in Austin.

RESOURCES

masonry units: Featherlite; architectural metal work: Crippen Sheet Metal; copper siding: Crippen Sheet Metal; copper screen: Howard Wire Cloth; aluminum: Alcoa; structural insulated panels: Creative Panel Solutions; siding: James Hardie Building Products; metal doors and frames: Alenco, Metal Craft; metal windows: Alenco; tile: Daltile; paints: ICI Dulux, Pittsburgh, Sherwin-Williams

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2003 Design Award Winners – TSA Honor Awards

Good Life Magazine and now Apartment Therapy

A house tour by Adrienne Breaux. Fantastic article and she took a bunch of pictures, there’s a pretty comprehensive slideshow.

Table designed by MJ Neal, AIA, Photo by Adrienne Breaux for Apartment Therapy

Wow, it’s SO great to see a good picture of that table. MJ can design furniture like nobody’s business. I keep wishing we had the time to start that line of furniture that’s waiting in the side lines:-). All in due time, I guess!

AT is a great site and it’s just wonderful to see the house posted there but it’s even more wonderful to see Kim and Paul enjoy and appreciate the house. We worked so hard on those houses, all of us, for over two years. We fended so much criticism, I have pages of emails of neighbors either loving them or hating them, there sure was no middle place, until… they came inside, most people fell in love with the places during the open houses, attracted by the sustainability, the light, the warmth of the materials and color, and our own love, I guess, it must’ve come through somehow… So, when Kim and Paul seem so happy there, it actually means something to us, I’m not just saying  this, we really worked so much in these homes that they are literally a part of us. Kim and Paul’s was the first in Bouldin, too… buf, I’m getting teary eyed… bleagh.

Download the article’s pdf HERE.

And this reminds me of the .Inc article on the “other twin”, just to balance matters. That’s a pretty wonderful article too. 

If you happen to read these two articles you’ll get a pretty good idea of what’s like to live in the houses that come out of the studio.

And… if you happen to be wondering what it’s like to work with an architect, us for example, I’d recommend you read these two articles:

A Little Porn

And the sweet account from years ago, when I met MJ and he was working on Ron and Gina’s Lake house.

It makes me think of how much I’ve learned in these thirteen years, I’m grateful and lucky to be able to do what we do.  We create beauty for a living, what else can you ask for?

Posted by Viviane

Right here?  Oh.  So sorry.  It’s been a busy busy few weeks, but posts will resume starting…right…now.

This week’s show:

Lago Vista Fourth of July Celebration – there’s a 5K run, old-time parade, and, of course, fire works.  All in beautiful Lago Vista.

Beauty and the Beast – Kicks off this Saturday at the Zilker Hillside Theater and will be performed weekly from Thursday to Sunday evenings.  Show’s are free!  And parking is available for 3 bucks a car.  I’ll be taking my niece in a couple weeks, but this Sunday we’ll have Belle, the Beast, and Gaston singing some songs from the show!

Maybe another interview with TXDOT, detailing the Men’s Health article listing Austin as the seventh most dangerously drunk city in the nation.  Here’s a link to the KXAN blurb.

Tune in this Sunday to listen.  6am on Mix 94.7, 7am on Majic 95.5, and 6pm on Talk 1370am.  Or you can click the podcast link to hear old segments!

 Mortiz Chevrolet Cycling had a great weekend in Lago Vista racing La Primavera I&II. Here’s the breakdown:

Saturday

1st, 13th and 17th in the Cat 3 race.

3rd and 16th in the Cat 4 race.

1st and 17th in the Men’s 45+ race.

Sunday

4th in the Cat 3 race.

12th and 13th in the Cat 4 race.

5th and 9th in the Men’s 45+ race.

Overall, a great weekend. Big props to Scott for his win in the Cat 3 race. Scott broke his arm in a crash at New Braunfels a month ago, but he didn’t let it slow down his training. His breakaway with two laps remaining in the race was pretty impressive.

As you can see from the profile above, the race was a 4 or 5 mile loop (depending on the day) with essentially a long gradual climb followed by a fast decent to a little power climb finish. The course suited me well and I did OK. Saturday I burned a few matches going on a couple breaks – almost got one to stick. Finished with the pack at 39th (we had 100 starters both days).

Sunday was a race of attrition. A stiff wind kicked up that was essentially a crosswind for most of the course. Brian and Thomas set a fast tempo to start the race and the speed never let up. We averaged 23 mph over the 40 miles on both days, but Sunday’s speed is much more impressive considering the wind. New teammate Camillo got 3rd on Saturday and is a good climber, so he and I decided to try to get something going with about 2 laps-to-go. I went off the front on the first climb of the second-to-last lap and opened up a pretty good gap. Camillo bridged up with another rider. However, the other rider was pretty baked, or not interested in working together because Camillo and I did all the pulling. After several rotations we realized we couldn’t hold off the field with just the two of us pulling, so Camillo and I sat-up to wait for the pack.

On the last lap Thomas did a great job of “escorting” me to the front of the field so I would be in good position for the finish. For the first time all weekend I had a pretty good line on the finishing climb and was able to sprint past a few guys for 12th. We started with 100 guys on Sunday, but only 50 finished and only 25 finished in the front group (other guys came in anywhere from 1 to 5 minutes behind). Like I said, with the wind, climbs and speed, it was definitely a race of attrition.

I definitely feel like I have a better “sense” of the race now and I’m learning to conserve my energy. I’m doing the Jesuit Ranger Round-Up race in Celina Sunday (it raises money for the North Texas High School Cycling League).  It is a Cat 4/5 race of 45 miles (rolling hills course). Most of the Moritz Cat 4s will be there, so hopefully we can do well. After this I’m taking a couple weekends off from racing to accomplish a few things:

• Get some long training rides in (with lots of climbing) in preparation for the Minerals Wells races and Fort Davis.
• Celebrate Grant’s birthday (hard to imagine he is 3).
• Have a baby! That’s right - our baby girl is due on March 28th.

I would really like to get a good result before the baby comes, because I have a feeling my structured training days might be over for a while.