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The Domain


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The Domain development is on 170 acres of land in north Austin. It was originally created in the late 90's as an office park for dot-com companies. The site now consists of 10 buildings with 1.8 million sf of office and industrial space. Currently, the largest employer at the Domain is IBM with nearly 2,000 employees.

Roughly 50-acres on the northwest corner of the site is being developed by Endeavor Real Estate Group and Simon Property Group as an open air mixed-use center. Also going by the name "The Domain", the center will be anchored by a two-level, 80,000 sf Neiman Marcus as well as Macy's. The project will include a total of 700,000 sf of retail & restaurant space, a movie theater, 75,000 sf of Class A office space, and 390 multi-family residential units.

Another Simon Property Group project located on 45-acres adjacent to the Domain will be the Shops at Arbor Walk. This center will contain 550,000 sf of shops with 200 residential units. Whole Foods will also be building a 70,000 sf store between the Domain and Shops at Arbor Walk that will replace their store at the nearby Gateway Center.

A few weeks ago, Endeavor offered to buy out the entire 170-acres from its partners. They are high on the potential of the Domain, comparing it to the Galleria in Houston.

The 170 acres is east of the Arboretum shopping area, where many national retailers have stores that are among the top-grossing in their chains, and where local retail brokers say many more would congregate if land were available. Several major high-tech employers also are in the area, including IBM and National Instruments Corp.

There's no shortage of apartment and hotel developers expressing interest in the site, Rudy said.

When developed over the next 10 to 12 years, Rudy said, the land potentially could have millions of square feet of offices, hotels and up to 2,000 apartments and condominiums.

Another benefit to the project is that it's close to a proposed commuter rail stop. Edeavor has started working on creating a master plan for the development of the site.

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Austin American-Statesman: Endeavor to buy rest of Domain site

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The Home Depot will build a 450,000 sf store at The Shops at Arbor Walk being build near The Domain. This is the first anchor store to be announced for the shopping center. The Home Depot is planned to open in late 2006, while The Shops at Arbor Walk is scheduled to be completely finished in spring 2007.

Austin Business Journal: Home Depot moving to new Simon project in NW Austin

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Looks like Simon Properties will be trying to bring in some high end stores to the Domain, which will be anchored by Neiman Marcus and Macy's. Insiders are saying that some stores lined up for the project are Tiffany & Co., Polo Ralph Lauren, Barney's Co-op, Williams-Sonoma Home, Louis Vuitton, and Borders.

Simon's target list includes many upscale retailers that would be new to Central Texas, including Tourneau, the French fine watch retailer; jeweler Bailey, Banks & Biddle; and Lilly Pulitzer, Hugo Boss and Emporio Armani, all clothing stores. The plan includes more than 50 stores plus a half-dozen high-end restaurants.

Other projets in the Domain include 390 apartments, a movie theater, and two hotels.

Austin American-Statesman: Simon seeking retail's A-list for Domain shopping center

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Simon Properties will develop it's first office building in Austin as part of the Domain. The Offices at The Domain will be a four-story, 100,000 sf building with ground floor retail and 75,000 sf of office space. It will be located near the Macy's at the southern end of the project and should be opened by March 2007.

Austin Business Journal: Retail giant Simon sets first office project

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Construction on the residential portion of The Domain began yesterday. Six apartment buildings are being built, three on the north end that will be two, three, and four-stories tall with ground level retail space, and three on the southeast side that will be stand alone buildings two and four stories tall. The first apartments should be completed by January and all should be done by May 2007.

Rents on the 390 units will range from about $750 to $2,100 a month. The lower priced units will be among those reserved for people making 60 percent or less of the region's median household income.

The city required 10 percent of the units to be moderately priced as one of the conditions for granting up to $37 million in sales and property tax rebates to the project, which is being jointly developed by Indianapolis-based Simon Property Group and Austin-based Endeavor Real Estate Group. Travis County also approved $9.3 million in property tax rebates for the project.

Austin American-Statesman: Domain apartments under construction

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The jewelry store Tiffany & Co. will be opening a location at The Domain. The store will be 5,100 sf in size and is scheduled to open in March 2007.

Tiffany says the new Austin store will offer its own signature collections as well as lines from designers like Jean Schlumberger, Elsa Peretti and Paloma Picasso.
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Simon Property Group has announced more retailers that will be coming to The Domain.

Simon also on Wednesday announced several tenants that will join the region's first Neiman Marcus and Tiffany & Co. They include such prominent retailers as Anne Fontaine, a women's designer apparel store; Intermix women's boutique; Lacoste, a men's sportswear and accessories retailer; and Lily Pulitzer, a women's speciality apparel retailer. Simon also is talking with California-based gourmet grocer Oakville.

The Domain is set to include local retailers: St. Thomas Boutique, which plans to move its nearby Arboretum store to the development; a second location for women's fitness apparel retailer BettySport; and The Steeping Room, a new tea lounge, restaurant and retail store owned by Emily Morrison and Amy March.

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A lot of new retailers were added to the website. Some of these include Aldo, Betsey Johnson, Tumi, Apple, Coach, David Yurman, Martin + Osa, Ruehl, Z Gallerie, and Tommy Bahama. Sounds like it is going to be a nice shopping center, I just hope the nearby Arboretum at Great Hills and Arboretum Market won't suffer too much from this.

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With the first phase of the Domain opening on March 9th, planning is underway for the remaining 177 acres of the property. Endeavor Real Estate Group already plans to begin work on two buildings this summer. One will be a 6-story, 185,000 sf office building and the other will be an apartment building up to 8-stories tall with 238 units.

Endeavor is also seeking rezoning for the property that would allow for increased density and have already won approval from the cities Planning Commission that would allow for building heights of 308 feet and density nearly equal to that allowed in downtown. It will go before the Austin City Council on Thursday.

When phase II of the Domain is fully built out, it will have an estimated 1.2 million square feet of retail space, 3.5 - 4 million square feet of office space, and 4,000 to 6,000 apartments and condominiums. It will take about 15 years to complete.

Endeavor plans to replace nearly a dozen aging, low-rise buildings and sprawling surface parking lots with as many as 50 residential, retail, office and parking structures ranging from two to 26 stories. A 9-acre park, an outdoor amphitheater and hike-and-bike trails are also planned.
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They have already torn down much of the old IBM building. It looks like construction is picking up rapidly in that part of the Domain. Many large cities around the country have second downtowns. This just goes to prove how much Austin is growing. It really is amazing when you think about it.

My only worry is the domestic water situation here. How can this city provide for such a large increase in consumption, is there a plan?

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Work is also wrapping up on the apartments being constructed above the shops at the Domain. Rents will start at $1,030/month for a one bedroom-678 sf apartment. Rents go up from there up to $2,430/month.

Under a tax incentives package the city approved in 2003, the developers agreed to reserve 10 percent of the units at below-market rents for people in certain income ranges.

Rents will range from $630 to $747 a month for people who earn $27,000 to $32,000 a year.

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This is the complete list of retailers from The Domain's website. Does anyone know if any other retailers are coming?


Anne Fontaine


Bailey Banks & Biddle

Banana Republic

Barneys CO-OP

BCBG Max Azria


Ben Bridge Jewelers

Betsey Johnson


Borders Books & Music

Brighton Collectibles



California Pizza Kitchen



Daily Grill

David Yurman



J. Crew


Juicy Couture

Kona Grill



Lilly Pulitzer

Louis Vuitton

Lucky Brand Jeans

MAC Cosmetics





McCormick & Schmick's

Meridian Bliss Day Spa


Neiman Marcus


Oakville Grocery



Ralph Lauren


Sole Mio Sunglasses

Sony Style

Starbucks Coffee

Sur La Table

The Steeping Room

Tiffany & Co.

Tommy Bahama


Victoria's Secret

White House / Black Market

Z Gallerie

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Answering the question I just asked Austin American Statesman's interactive map of The Domain shows some more retailers that aren't on the website yet. These include Burberry, Stuart Weitzman, Michael Kors, St. Thomas, Fleming's Steak House, Shabby Chic, Joe DiMaggio's Italian Chophouse, Nestle, Meridian Bliss Spa, and Luxe Apothetique.

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Plans are coming together for the Domain Phase II, which will be built on 34 acres south of the Domain. The project originally called Domain Crossing will have approx. 300,000 sf of retail space, 300 apartments and townhomes, and will feature some entertainment attractions. Simon Property Group is expected to announce tenants in about 90 days. Construction on Domain Phase II will begin late this year and will be complete in 2009.

Simon originally said Domain Phase II would include large-scale retail, but Schneider said the project will not be a center for such stores.

Like the soon-to-open Domain, the Phase II residences will be built atop the retail.

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