Swamplot Archives by Category: Neighborhoods: Montrose

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Tuesday, August 11, 2009

Small, Stylish, and Already Sold: Design-y Inner Loop Home Bargains You Missed

August 11, 2009 – 9:01 pm

“I do always seem to be showing you houses that few of us can really afford,” Houston interior-design blogger Joni Webb admits to her readers:

But the secret truth is, nothing gets me more excited than seeing a house which is NOT expensive yet looks like it was designed by a professional! Nothing is better because it affirms what I fully believe, style is not about money.

So Webb sets out to find a few inside-the-Loop homes dressed to meet her style standards — and priced between $300K and $500K. How long does it take her? Two days, poring through “hundreds, if not thousands” of HAR listings.

What does she find?

Continue Reading This Story >

9:01 pm | 21 Comments | Read more about Home Decor, Homes for Sale, Interiors, Neighborhoods: Galleria, Neighborhoods: Greenbriar, Neighborhoods: Montrose, Neighborhoods: Southampton, Neighborhoods: Upper Kirby, Neighborhoods: West University, Staging
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Friday, June 26, 2009

Solar-Powered Shipping Containers Flee; It’s Apartments for the Mirabeau B.

June 26, 2009 – 5:15 pm

Hey, what’s happening to those fancy solar-powered recycled shipping containers on the corner of Hyde Park and Waugh, meant to attract eco-minded buyers to the $400K+ condo units in the Mirabeau B.?

Up and away they go! Did the Mirabeau B. meet its sales target? Nope . . . but it’s time for construction anyway, developer Joey Romano tells Swamplot:

Our financing is in place and we have signed our contract with Mission Constructors who have commenced work on the site. If all goes to plan at the City, the building work will begin in the next few weeks.

How’d that happen? With a little switch: to rental. But Romano says none of the project’s “green” features will be changed:

We’ll still plant our green roof; our 15 KW solar PV system will still power all common areas; and our rainwater retention system will still irrigate our native Gulf Coast plants. Our units will be large, open, and spacious, offering unique, high-grade finishes, high-end energy efficient appliances, and natural light in every bedroom.

So where are the shipping containers headed?

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5:15 pm | 1 Comment | Read more about Apartments, Buying and Selling, Condos, Development Strategies, Green Design and Development, Houston Architects, Neighborhoods: Hyde Park, Neighborhoods: Montrose, Proposed Developments, Real Estate Marketing
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Thursday, June 25, 2009

Comment of the Day: Bookstop Full Stop

June 25, 2009 – 3:55 pm
   

“A few comments from a reliable source who actually knows a few things about River Oaks SC and Alabama Theater.
1. Barnes and Noble owns Bookstop. They are closing it to move to the new location at ROSC.

2. Weingarten has no intent of demolishing the Alabama Theater. They have been marketing the space for re-use. They intend to restore the facade when a new tenant signs on.

3. The new portion of ROSC was designed by Altoon + Porter (of the Fashion Show flying saucer mall in Vegas fame) out of Los Angeles. Weingarten did not want the usual EIFS crap that the Houston architects do.

4. Weingarten’s long term interest in ROSC is to achieve the highest and best use for this property. They want to bring a higher density to the center that they feel is appropriate for its location.

5. Before the crash last fall they were working on a plan to improve the walk-a-bility of the ROSC through landscaping and art. I believe the project is on hold right now. Its interesting how everyone is in favor of density (less driving and more walking) except when it affects something in your backyard. If you don’t like the scale of the building or the lack of protection of historic structures in the city, call the mayor and the planning department. Disclosure: I do not work for Weingarten and don’t always agree with their decisions, but thought that this info would be useful. Flame on everyone!” [mt, commenting on Coming Soon to the River Oaks Shopping Center]

3:55 pm | 20 Comments | Read more about Comments, Commercial Real Estate, Houston Architects, Neighborhoods: Montrose, Neighborhoods: River Oaks, Quicklink, Retail
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All That Empty Retail on South Shepherd: A Drive-By Photo Tour

June 25, 2009 – 12:36 pm

Armed with a camera, two enterprising Swamplot readers set out to document the retail carnage along South Shepherd, between 59 and the Shepherd Curve:

The sheer number of businesses that have disappeared along Shepherd in 4 months has been stupefying. This is with a large, new, empty Weingarten development at one end …and the chronically empty Shepherd Plaza at the other. Hell, we have gone from 4 Starbucks to 3!!

That’s a 25 percent reduction in mocha lattes alone. How about in some of the other sectors?

Granted, there have been some new businesses, a Hallmark store, a dance studio, and something seems to have filled the lingerie place at Welch and Shepherd, but the vacancy rate now stands at 22%!!! We counted 172 retail “units” and found 37 of them to be empty. As recently as February, I remember only about a dozen vacancies.

What are the sights?

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12:36 pm | 24 Comments | Read more about Commercial Real Estate, Leasing, Neighborhoods: Montrose, Neighborhoods: Shepherd Curve, Neighborhoods: Shepherd Square, Retail
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Wednesday, June 10, 2009

Transubstantiation for Augustine on Graustark

June 10, 2009 – 12:15 pm

A Swamplot correspondent, concerned that readers of this site

so often have “before” and “after” photos, but rarely a “during”

sends in these action shots from this morning, showing the demolition-in-progress of the University of St. Thomas’s Augustine Living-Learning Community at 4119 Graustark.

UST’s news department reports that the building’s destruction will at last allow the liberation of the programs formerly sequestered within:

. . . the heart of the Living-Learning Community, an intensive experience in the integration of faith, academics and life, will continue to beat in a program bearing a new name – Augustine-Without-Walls.

“The name signifies more than the removal of the residence’s brick exterior: the program will now be open to all UST students who want to share in Augustine events, which focus on integrating academic learning with faith convictions and real everyday life,” said Sister Paula Jean Miller, FSE, Augustine-Without-Walls Program director.

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12:15 pm | Add a Comment | Read more about Demolitions, Institutional Buildings, Neighborhoods: Montrose, Neighborhoods: University of St. Thomas
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Wednesday, June 3, 2009

Where You Want It: Best Locations for a Houston Townhome

June 3, 2009 – 12:02 pm

A reader calls attention to the listing for 902 Rhode Place Unit C, heralding a brand-new 4-story multi-pack townhome with a singular location:

UNIQUE 4 STORY ROOF TOP TOWNHOUSE OVER LOOKING DOWNTOWN AND MEMORIAL PARK. 1 BLOCK FROM MEMORIAL PARK‘ALLEN PKWY AND TAFT.

The listing photos include the requisite Downtown skyscraper and Memorial Park jogger views shown above. So . . . what else is within eyeshot?

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12:02 pm | 12 Comments | Read more about Homes for Sale, Neighborhoods: Montrose, Neighborhoods: North Montrose, Real Estate Marketing, Townhomes
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Tuesday, June 2, 2009

That West Gray Tilt-Up Is Up

June 2, 2009 – 5:08 pm

A reader sends in a photo of the Arch-Con tilt-up office building going up at 1335 West Gray just west of Waugh, across from The Tavern on Gray — and asks:

This has got to be the first ever tilt up building inside the loop, right?

The 21,000-sq.-ft. building was planned to house the Houston headquarters for general contractor Arch-Con on the third floor, next to the terrace. Scraped bungalows will make room for an adjacent surface parking lot. The architect’s website notes there will be “additional parking on the first floor.” Stream Realty has two 7,466-sq.-ft. floor plates listed for lease.

Renderings of the finished building, from Ziegler Cooper Architects:

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5:08 pm | 16 Comments | Read more about Leasing, Neighborhoods: Montrose, New Construction, Office Buildings
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Comment of the Day: Inner Loop Rents, Hard and High

June 2, 2009 – 2:40 pm
   

“I have to disagree with rents being soft in the inner loop. I just relocated here in January and, unless things have changed, I found rents exceedingly high and availability low. Granted, I did not want a cookie cutter apartment, but I was blown away by the prices. I looked at the new Gables property on Kirby and they were $2,500 minimum a month for a two bedroom. The kicker was that they’d only accept a 18 month lease. I thought that was crazy. The Alexean on Westheimer was a little cheaper at $2,000 per month but it didn’t seem well built. I preferred condo’s or houses to apartment complexes and most of them were in the $2,000 plus range. Those under $2,000 that were nice rented almost immediately after coming on the market. I wound up in a two bedroom house in Montrose for $2,600 and everyone I talk to seems to think I got an ok deal. I have to concur that it seems more expensive to rent than buy. I certainly could have bought for less in this market but, being new to town, didn’t want to dive in to home ownership immediately. Anyone that says Houston is cheap hasn’t looked at inner loop real estate.” [Charlie, commenting on Where Rents Have Dropped]

2:40 pm | 17 Comments | Read more about Apartments, Comments, Neighborhoods: Montrose, Price Trends, Quicklink, Renting
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Wednesday, May 20, 2009

A Little Romance at Pak’s

May 20, 2009 – 10:24 am

And now, yet another Montrose convenience-store fantasy.

Video: Sharad Patel

10:24 am | 5 Comments | Read more about Neighborhoods: Montrose, Retail, Shopping
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Wednesday, May 13, 2009

Meanwhile, Back at the Office

May 13, 2009 – 12:43 pm

Who says the architecture business in Houston is slow?

12:43 pm | 1 Comment | Read more about Economic Conditions, Houston Architects, Neighborhoods: Montrose
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Monday, May 11, 2009

Montrose: All the Little Neighborhoods

May 11, 2009 – 8:29 am

Reader rdan weighs in on Swamplot’s recent discussion about the boundaries of Montrose:

In order to address the confusion/questions over Montrose neighborhood designations, I dug up the attached map that was put together a few years ago by the Neartown Association, the umbrella organization for the roughly 20 neighborhoods and civic associations that constitute the area known as “The Montrose”. Some of the civic associations, such as Mandell Place, Winlow Place, and Cherryhurst, represent the original legal subdivisions that were established in the 20’s. Others, such as WAMM (Westheimer Alabama Montrose Mulberry Civic Association), were established more recently to help property owners re-establish deed restrictions that had lapsed over the years.

In doing a little research on HCAD, it appears to me that the areas represented by WAMM,
Audubon Place, a portion of Avondale (south of Westheimer?), and all or part of the UST campus covers what was the original Montrose subdivision.

Image: Neartown Association, via Swamplot inbox

8:29 am | 11 Comments | Read more about Neighborhoods: Audubon Place, Neighborhoods: Avondale, Neighborhoods: Cherryhurst, Neighborhoods: Mandell Place, Neighborhoods: Montrose, Neighborhoods: Winlow Place
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Thursday, May 7, 2009

Comment of the Day: Where Montrose Begins and Ends

May 7, 2009 – 3:32 pm
   

“. . . the referenced area has been known as ‘Montrose’ since the 1960s, at least. There are numerous ‘pockets’ not in original Montrose that have historically been called part of the area for decades. Generally, east of Shepherd, west of the US 59 spur (and Brazos), N. of 59, and S. of W. Dallas connotes ‘the Montrose’ or the Montrose-area, even if it does not denote it. I, too, once tried to parse the issue, (Winlow), but eventually, one gets tired of people saying ‘Oh, yeah, you mean Montrose!’. I love Montrose, and I don’t need neighborhood signs or old, original designations to muddy the waters. Believe me, if it seems ‘Montrosian’, then you’re in the ’trose (start with at least a smattering of 1930’s bungalows). Nothing quite like it the southern U.S architecurally, ethnically, socially and socio-economically. Montrose is our big, sloppy, lovable integrated, tolerant heart. If you want to say ‘I’m in the ____ part of the Montrose’, fine. Besides, Montrose always finds YOU, if you’re around it.” [devans, commenting on Comment of the Day: Name My Neighborhood]

3:32 pm | 10 Comments | Read more about Comments, Neighborhoods: Montrose, Neighborhoods: Winlow Place, Quicklink
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Wednesday, May 6, 2009

Regent Square Loft, Soft Launch

May 6, 2009 – 2:57 pm

Okay, everybody out with your Regent Square renderings! HAIF’s lockmat digs up images of additional structures planned for the 15-acre North Montrose mixed-use complex, including two separate projects from the Venezuelan Miami architect Luis Pons.

What’ve we got here?

Pons’s “Regent Square Launch” looks more like a transit station than a boathouse. But who knows? Buffalo Bayou is just across Allen Parkway!

Many more pics:

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2:57 pm | 4 Comments | Read more about Lofts, Mixed Use, Neighborhoods: Montrose, Neighborhoods: North Montrose, Proposed Developments
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Tuesday, May 5, 2009

Regent Square Cemetery Condo Tower: 28 Stories, 2 Faces

May 5, 2009 – 12:45 pm

Here’s a view of the 28-story condo tower New York’s Handel Architects is designing for Regent Square, the 15-acre mixed-use project GID Urban Development Group is planning for North Montrose. The 450,000-sq.-ft. tower is meant for Regent Square’s westernmost reaches: the corner of West Dallas and Greenwich Place, just east of the College Memorial Park Cemetery.

Each of the 150 condos in the building has a balcony. All the units on the western face, shown above, have indented double-height outdoor spaces. The sleek eastern face, looking toward Downtown, is very different: It has a floor-to-ceiling curtainwall. Handel expects the building to be LEED-certified.

More images:

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12:45 pm | 22 Comments | Read more about Condos, Highrises, Mixed Use, Neighborhoods: Montrose, Neighborhoods: North Montrose, Proposed Developments
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Thursday, April 9, 2009

Letting the TIRZs Flow

April 9, 2009 – 10:36 am
   

Work on public improvements connected to the 4-million-sq.-ft. Regent Square project in North Montrose will begin by October, and work on the actual development will begin by a year later, according to an agreement approved by city council yesterday. GID Urban Development Group, the project’s developers, will be reimbursed for $10 million of its work on public streets and sidewalks through the Memorial Heights TIRZ. What’s next? “[Mayor] White said he generally has shied away from such public-private development efforts, but would continue to review opportunities on a case-by-case basis for distressed properties, such as Sharpstown Mall, and for other major projects already in the works that have been delayed or canceled amid the national economic crisis. . . . The mayor made note of a number of properties to which he hopes to attract developers, including in the Leland Woods TIRZ near Homestead Road and East Little York, the Near Northside TIRZ immediately north of downtown Houston, and in the Fifth Ward TIRZ. Other potential incentive packages may not be administered through a TIRZ, he added.” [Houston Chronicle; previously in Swamplot]

10:36 am | 3 Comments | Read more about Mixed Use, Neighborhoods: Montrose, Neighborhoods: North Montrose, Proposed Developments, Quicklink, Taxes
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