Boulevard Oaks

77098, Boulevard-Oaks, Hermann Hospital Estates, Home Prices, Homes for Sale, Price Adjuster

05/14/09 10:31am

Greenwood King April Report: Getting a Little Crowded at the Top of the Market

Buying and Selling, Houston Data, Memorial, Price Trends, River Oaks, Tanglewood

2 Comments

Swamplot readers have a few things to say about Greenwood King’s latest fancy-neighborhood market report, which came out yesterday! Our regular GK watcher notes that the separate breakdowns for new construction and existing home sales introduced in last month’s edition have been abandoned. Still:

The news is relatively bad. Sales volumes are down sharply all over town. 17% more high end listings than last year . . . River Oaks, Tanglewood, Boulevard Oaks, and Memorial Close In are all over 12 months of inventory. . . .

The 17% higher inventory is reflective of a market of motivated sellers. By definition, a high end homeowner should not â€œhave toâ€ sell unless there has been a life change (divorce, death, job interruption). Everyone knows the housing market is weak in 2009, soâ€¦. the only class of sellers on the market are those having cash flow problems or those who have to sell due to a life change. There are almost no trade up sellers right now.

Memorial has 19.1 months of inventory

. . . as big $3-5 million white elephants sit there waiting for the landscapers to come and cut the lawn for the week. It takes a good $20,000 a month to live in one of those monsters. I guess the supply of willing millionaires just isnâ€™t going to match the number of mega mansions. It will take some time, but they will soon move onto bank balance sheets and then to the auction block.

Boulevard-Oaks, Buying and Selling, Houston Data, Memorial, Price Trends, River Oaks, Tanglewood

03/27/09 1:18pm

Ashby Highrise: The 9th Is the Time for Charm

Boulevard Oaks, Condos, Development Regulations, Highrises, Neighborhood Disputes, Proposed Developments, Southampton

37 Comments

Plans for the Ashby Highrise were rejected by the city for the 9th time last week. But . . . this rejection appears to be a bit kinder than the others have been.

How much kinder? The West U Examiner‘s Michael Reed explains:

. . . the tone of the city engineerâ€™s remarks seemed less perfunctory than in the projectâ€™s recent permit denials.

In his comments dated March 16, Mark Loethen said â€œconflicts in drawings sets have been addressed and revisedâ€ since the previous rejection Feb. 13.

Saying the city is still concerned about the distance between a proposed entrance on Bissonnet Street and the Dunlavy Street intersection and the volume of left-turns during peak traffic hours, Loethen offered a potential solution.

â€œIncreasing distance between (the) entrance driveway and Dunlavy along with other mitigation measures may be considered,â€ his comments read.

That sure makes it sound like a building permit for the 23-story highrise — which developer Buckhead Investment Partners still insists on calling 1717 Bissonnet — isn’t that far away from actual city approval. Can’t these tiny remaining details just be worked out in a friendly little get-together?

77005, Apartments, Ashby Highrise, Boulevard-Oaks, Condos, Development Regulations, Highrises, Neighborhood Disputes, Proposed Developments, Southampton

02/27/09 6:10pm

Ashby Highrise: Shifting Driveways and the Insanity Offense

Boulevard Oaks, Condos, Development Regulations, Highrises, Neighborhood Disputes, Proposed Developments, Southampton

26 Comments

The Chronicle’s Mike Snyder comments on the the Ashby Highrise’s latest failing grade:

Since March of last year, [Matthew] Morgan and [Kevin] Kirton have submitted various versions of their permit application eight times, and the city has rejected it eight times.

Since one definitition of insanity is taking the same action repeatedly and expecting a different result, some observers have speculated that the developers were building a record for a lawsuit. The language in their timeline shows they’re prepared to take this step, whether or not it’s been part of their strategy all along.

The developers are portraying this case as an example of heavy-handed and inequitable city regulation that all developers should worry about. How much support they’ll get from their industry colleagues if they choose to go to court remains to be seen.

But Jennifer Dawson, writing in the Houston Business Journal, notes that Buckhead Investment Partners has been fiddling with those plans they keep submitting:

77005, Apartments, Ashby Highrise, Boulevard-Oaks, Condos, Development Regulations, Highrises, Neighborhood Disputes, Proposed Developments, Retail, Southampton

10/10/08 11:33pm

Weekend Open House Tour: North Edgemont and Vassar Place

Homes for Sale, North Edgemont, Open Houses, Vassar Place

3 Comments

The northerly stretches of Boulevard Oaks, where the call of the Southwest Freeway is clear and constant! Four lovely homes await your visit:

1336 Vassar St., Vassar Place, Boulevard Oaks, Houston

Location: 1336 Vassar St.
Details: 3 bedrooms, 2 baths; 2,398 sq. ft.
Price: $749,000
The Scoop: Recently remodeled 1935 bungalow in Vassar Place, with arched doorways, plantation shutters, mustard and seagrass interiors. Kitchen has built-in desk, Breakfast Nook, arched faux-finish vent hood. Ceiling-mounted sound system in both bathrooms. On the market for 3 months already.
Open House: Sunday, 2-4 pm

More this way:

77006, Boulevard-Oaks, Homes for Sale, North Edgemont, Open Houses, Tours, Vassar Place

10/08/08 12:11pm

Ashby Highrise: Strike Seven!

Boulevard Oaks, Condos, Development Regulations, Highrises, Neighborhood Disputes, Proposed Developments, Quicklink, Southampton

8 Comments

ASHBY HIGHRISE: STRIKE SEVEN! “The developers of the Ashby high-rise sent their plans back to the city of Houston just days before Hurricane Ike hit, and not long after the Public Works Department resumed operations, Buckhead Investment Partners were rejected for a seventh time. Records show the plans were filed again Sept. 11, seven days after being returned. They were denied a remaining permit again Sept. 29. In his comments, city engineer Mark Loethen said plans for a driveway permit contained no revisions and there was ‘no current justification’ for restriping plans on Bissonnet Boulevard at Ashby Drive.” [West University Examiner; previously]

77005, Apartments, Ashby Highrise, Boulevard-Oaks, Condos, Development Regulations, Highrises, Neighborhood Disputes, Proposed Developments, Southampton

09/12/08 10:00am

Ashby Highrise: Stuck on the Dock

Boulevard Oaks, Condos, Highrises, Neighborhood Disputes, Proposed Developments, Quicklink, Southampton

1 Comment

ASHBY HIGHRISE: STUCK ON THE DOCK That last city permit is proving difficult for developers of the Ashby Highrise, as the city denied the variance request for a loading dock last week: “In comments for the Public Works and Engineering Department, city engineer Mark Loethen said the at-grade loading dock from Bissonnet Street will not be allowed because its use would obstruct lanes of traffic. In his Sept. 4 comments, Loethen said the variance was rejected for the same reason, citing Sec. 40-86 of the code of ordinances. ‘Such a driveway, as proposed, would excessively interfere with the normal use of the Bissonnet Street right of way,’ he said.” [West University Examiner; previously]

77005, Apartments, Ashby Highrise, Boulevard-Oaks, Condos, Highrises, Neighborhood Disputes, Proposed Developments, Southampton

09/03/08 12:49pm

Ashby Highrise: Down to a Loading Dock?

Boulevard Oaks, Condos, Development Restrictions, Highrises, Neighborhood Disputes, Proposed Developments, Quicklink, Southampton

5 Comments

ASHBY HIGHRISE: DOWN TO A LOADING DOCK? Buckhead Investments has resubmitted plans for the proposed Ashby Highrise for the single permit standing in the way of construction. “[Developer Matthew] Morgan said the developers have asked for a variance concerning the design’s loading dock, adding that ‘plenty of examples’ of similar configurations ‘can be found on thoroughfares and collector streets’ in the area. One example he cited is the new high-end, 236-unit apartment complex called Fairmont Museum District at 4310 Dunlavy St. ‘It seems to have loading docks that you can’t pull through,’ Morgan said. ‘Dunlavy is a collector street. We don’t feel like the same criteria was used.’ [West University Examiner; previously]

77005, Apartments, Ashby Highrise, Boulevard-Oaks, Condos, Development Restrictions, Highrises, Neighborhood Disputes, Proposed Developments, Southampton

07/02/08 11:38am

Ashby Highrise: One Permit Away from Approval

Boulevard Oaks, Condos, Development Restrictions, Highrises, Neighborhood Disputes, Proposed Developments, Quicklink, Southampton

72 Comments

ASHBY HIGHRISE: ONE PERMIT AWAY FROM APPROVAL “Having cleared six of seven departmental reviews, dating back July 30, the project only lacks clearance from Public Works and Engineering’s traffic section.” Developer Matthew Morgan says Buckhead Investment Partners will address four outstanding traffic concerns and resubmit the project for approval soon. [West University Examiner; previously]

77005, Apartments, Ashby Highrise, Boulevard-Oaks, Condos, Highrises, Neighborhood Disputes, Proposed Developments, Southampton

06/27/08 1:54pm

Wabi Sabi: Sold!

Buying and Selling, Greenbriar, Home Design, Homebuying, Montrose, New Construction: Residential, Real Estate Marketing, Temple Terrace

Wabi Sabi House, 2316 Bartlett St., Houston

The Wabi Sabi House in Boulevard Oaks has sold, reports developer Carol Barden. And she says the buyer found his new home . . . by reading Swamplot.

The buyer apparently came across the Wabi Sabi while reading stories on this site about another Barden property: yes, that lonely Modern townhome on Stanford St. in Montrose designed by Francois de Menil that Barden was still trying to unload. Swamplot’s last report noticed that once-a-million dollar townhouse being offered for $749,000. Barden tells us that the Menil townhouse is now under contract. She won’t reveal any pricing details, but says that she “didn’t discount the price again.”

Not Lived In Yet: The Wabi Sabi House [Swamplot]
Inside the Wabi Sabi House [Swamplot]
Menil Townhouse: Almost a Quarter Off [Swamplot]
Menil Townhome Sales Looking for a Lift [Swamplot]

Photo of Wabi Sabi House: Olson Sundberg Kundig Allen

77019, 77098, Boulevard-Oaks, Buying and Selling, Greenbriar, Home Design, Homebuying, Montrose, New Construction: Residential, Price Reductions, Real Estate Marketing, Temple Terrace, Townhomes

04/24/08 11:57pm

Neighborhood Guessing Game Over: Remodeled and Remodeled

Interiors, Neighborhood Guessing Game, West Edgemont

1 Comment

Neighborhood Guessing Game 4: Media Room

Some pretty sharp photo-detective work — and plenty of good guesses — in this week’s Neighborhood Guessing Game. But . . . no winner. This was a tough one!

This week’s guesses were rather variously described . . . and one-of-a-kind: “near the Medical Center off McGregor;” 77024; Oak Ridge North; Northampton in Spring; Briar Forest; Memorial/Dairy Ashford area; River Oaks; Avalon Square; Yorkshire; Frostwood; West Memorial between Beltway 8 and Eldridge; Briar Forest; Bunker Hill; one of the Memorial Villages; Southgate-Rice Village area; Southmore/Riverside; Braeswood Place; Ayrshire; Braes Heights; Braes Manor; Braes Oaks; Braes Terrace; Emerald Forest; Southern Oaks; Conroe; Afton Oaks.

That’s quite a tour of the Houston area!

The closest guess came from karen, who failed to tease out the memory of a similar property she once looked at “on Lexington, between Greenbriar and Kirby.” Think of a more upscale version of that house — where would that be?

How about . . . on North or South Blvd.? The exact neighborhood of this week’s home was Edgemont. But a guess of West Edgemont . . . or Broadacres . . . or Boulevard Oaks would have won it. Southampton might even have been good enough.

Possibly, some of you were thrown off by the order of the photos. If the first photo had been of the Living Room, followed by the Dining Room . . . and the paneled and partially sunken Media Room had not been shown until later, would the apparent pattern of remodeling and addition have been more obvious?

A few key clues were unearthed in the comments. An honorable mention goes to last week’s winner, HoustonAreaGuy, who was first to identify the critical bathroom-door handle clue, and who made no mistakes in his description:

Itâ€™s a large house, easily 4000+ square feet. I could go with 60â€™s construction as well, except one small detail stands out to meâ€¦and it might not mean anything. The hardware on the bathroom door in the last photo appears to be OLD. Not sure if itâ€™s original to the house or something bought at an antique emporium. It really throws me because if the house is as old as the hardware indicates, then it likely isnâ€™t in my first-guess area zip code 77024.

After the jump: the big reveal!

Boulevard-Oaks, Interiors, Neighborhood Guessing Game, West Edgemont

03/18/08 9:11am

Ashby Highrise Developers: Moving Ahead

Boulevard Oaks, Condos, Highrises, Neighborhood Disputes, Proposed Developments, Retail, Southampton, Townhomes

5 Comments

Bissonnet St. Elevation of Proposed Ashby Highrise, 1717 Bissonnet, Southampton, Houston

Today comes news that the developers of the Ashby Highrise won’t wait any longer to strike a deal with the city — and are proceeding with permit applications for their original 23-story apartment and condo tower next to Southampton. Writing in the Chronicle, Mike Snyder reports that Buckhead Investment Partners had submitted a proposal for a slightly smaller tower to the city three weeks ago but had received no response.

The proposed smaller 22-story tower, which didn’t get much support from neighborhood groups, would have featured a narrower tower with 130 condo units and four detached townhouses along Ashby, two floors of underground parking and two more above grade, plus a small park on one corner. Buckhead principals Matthew Morgan and Kevin Kirton told Snyder the reduced number of units would “eliminate any possibility the project would cause unacceptable traffic congestion.”

A document outlining the proposal, however, shows the offer is contingent on significant financial concessions by the city: An immediate refund of about $500,000 for new sewer lines the developers installed to serve the project, along with a payment to the developers of up to $2.15 million, over as long as 10 years, from revenue generated by increased tax values on the site.

Meanwhile, Buckhead’s fancy new website now features a far more complete collection of presentation drawings of what appears to be the original 23-story tower. There doesn’t seem to be any mention on the site of the 22-story all-condo tower proposal.

After the jump, lots of tower drawings from the new website — including . . . kids hugging puppies!

77005, Apartments, Ashby Highrise, Boulevard-Oaks, Condos, Highrises, Neighborhood Disputes, Proposed Developments, Retail, Southampton, Townhomes

02/18/08 5:05pm

Ashby Highrise Developers: How To Build Smaller While Keeping Profits Big

Development Restrictions, Highrises, Neighborhood Disputes, Proposed Developments, Southampton

Townhouses at Ashby, 1717 Bissonnet, Ashby Highrise, Houston

How do you reduce development in . . . uh, sensitive Houston neighborhoods — without imposing new regulations?

It can be done! A free market provides its own land-use controls.

Matthew Morgan and Kevin Kirton of Buckhead Investment Partners, developers of the proposed 23-story residential highrise at the corner of Ashby and Bissonnet, show how it can work:

In the Feb. 5 meeting, Morgan and Kirton offered to reduce the size of their building to 19 stories or to build a six-story project while accepting a $2.65 million payment to recoup their investment.

Ashby high-rise developers remain hopeful for deal with neighbors [Houston Chronicle]
Previously in Swamplot: Uproar Update: Ashby Highrise, Canâ€™t Stop This: Southampton Pop-Up Tower

Street-level view of proposed Ashby Townhomes, 1717 Bissonnet: Buckhead Investment Partners

77005, Apartments, Ashby Highrise, Boulevard-Oaks, Condos, Development Restrictions, Highrises, Neighborhood Disputes, Proposed Developments, Southampton

11/07/07 12:23pm

DelayAshbyHighRise.org

Highrises, Neighborhood Disputes, Proposed Developments, Southampton

Slow-motion news flash: City Council has just voted to put off a vote on the mayor’s whipped-up-in-a-jiffy highrise traffic ordinance for 90 days. The ordinance would have required traffic-impact studies for projects “very much like” the proposed Ashby Highrise, and allowed the director of public works to force building-size reductions as a result.

Guess those signs will be staying up through the holidays.

Proposed ordinance aims to cut Bissonnet high-rise down to size [Houston Chronicle]
Uproar Update: Ashby Highrise [Swamplot]

77005, Ashby Highrise, Boulevard-Oaks, City Council, Highrises, Neighborhood Disputes, Ordinances, Proposed Developments, Southampton

10/29/07 12:30pm

Demolition Watch: Greenbriar Chateau Apartments

Boulevard Oaks, Buying and Selling, Commercial Real Estate, Financing, Real Estate Investing