The big picture
Stream, now the owner of dozens of properties along the East Sixth corridor, is seeking to revitalize one of Austin's signature historic districts and popular nightlife centers.
Stream owns a handful of sites along the street, including the north sides of the 500 and 600 blocks and most of the 700 block off I-35.
Responding to concerns over the area's safety and drinking culture, Stream representatives have said they plan to infuse the area with more pedestrian-friendly features and businesses without adding to the district's dozens of bars.
The blueprint now calls for new restaurants, offices, stores, music venues, residences and public space to fill what now sits underused or vacant.
“Our idea is: widen the sidewalks, create some sidewalk cafes, get traffic moving through there, and open it up on a 24/7 [basis] to where it’s not just Thursday through Sunday nighttime activity,” attorney Richard Suttle said during a June meeting of the Historic Landmark Commission. “The only way we can figure out how to do it is to be able to add a little more density to the older fabric in these two blocks.”
The discussion about Stream's plans came nearly two years after a fatal mass shooting that spurred city leaders to consider new safety and enforcement measures in the area. Suttle and Caitlyn Ryan, Stream's lead on the project, have both referenced that and other local incidents of crime as reasons for action with Suttle stating East Sixth remains in a “death spiral” both the developer and city planners hope to correct.
“The comprehensive plan here is to get adaptive reuse of the buildings, clean up the streetscape,” he said. “Our idea is to open up the street again on the weekends to traffic so that you’re not creating ... a ‘cage fight.’”
The specifics
While Stream is in control of multiple unused properties targeted in its plans, the area's historic status complicates some redevelopment plans. Many relevant buildings are protected and cannot be altered, or potentially torn down and partially rebuilt, without civic review.
A roadblock identified earlier on is an existing cap on building height along the corridor that limits structures to 45 feet tall. City Council last year voted to pursue allowing up to 140 feet in height only along the 500 and 600 blocks, where Stream's assets are concentrated. That change could allow Stream to bring in new-look tenants, such as a hotel, an office tower or a residential complex.
The council-initiated height allowance was up for review at the historic commission June 7 and eventually earned unanimous approval from members—with some conditions. While generally supporting of Stream's vision, some commissioners also warned the city should keep a close eye on the project to ensure proper preservation efforts take place.
“It weighs heavily for the image of Austin and for generations who have very, very long connections to Sixth Street over its various iterations,” commission Chair Ben Heimsath said.
Sorting out details
Commissioners voted to require a 15-foot step back from original building facades for any additions to clearly separate the new from the old. Stream must also return to the landmark commission for reviews of projects' appropriateness in the district ahead of any construction.
Additionally, commissioners also asked City Council members to weigh the possible side effects of bringing new luxury development to the east side of downtown before signing off on final allowances.
“I think we have to be very careful about the impact on the rest of the street, particularly some Sixth Street treasures that exist on the street and in the nearby area, to make sure that this does not price them out,” Commissioner Kevin Koch said. “We do want to continue the character of what Sixth Street has been and the creative venues that have been there for a generation and not invite only worldwide boutique chains that could afford the rents that result from the increased property taxes.”
Outside of the two blocks where demolitions and taller structures are proposed, Stream will likely rehab its properties, but Ryan said her team is “absolutely not” seeking any more demolitions of historic buildings. She also said the firm won't welcome any more bars, instead only seeking out tenants who bring a more community-oriented ambiance to the area and respect the historic structures they'd occupy.
“We want to really diversify this district from being only operating from Thursday to Saturday from 9 p.m. to 3 a.m. at night to doing an 18-hour district,” Ryan told commissioners. “Promote farmers markets, bring live music back to the street, and we thought the only way we could really do that is to take all the structures ... outside of the development density and just make those restaurants and very pedestrian friendly.”
The height measure will be considered by the Austin Planning Commission in late June and potentially move to council for final consideration this summer.
