How’s the street surfing in your neighborhood?
Photo: Flickr user jarrod-drew, via The High on the Hog Blog
“. . . CVS didn’t follow Post Midtown’s urban scale approach even though its lot was right across the street and the collective wisdom at the time was that Gray and Bagby would be built out with mid-rise, mixed-use developments right up to Main and the new rail line. It seemed so obvious and for those who longed for true urban living in this town, it was a dream coming true. CVS didn’t play ball simply because they didn’t have to. No code required them to build in any way, shape, or form that might have benefited the collective vision of Midtown. So be it, that’s Houston. However, after CVS bucked the urban trend, so did most every developer after them. So instead of all or most of Midtown being walkable, populated with street life like just the 3 blocks developed by Post ultimately became; Midtown’s blocks are populated with suburban style apartments complexes with no street life whatsoever, just block after block of gates and fences. If Houston had had the guts to enact urban design strategies then, Midtown would be the success that similar areas have become in Dallas, Atlanta and other cities. Houston punked out and we are all the losers for decades to come. Ironically the very same developers who fought urban guidelines in Midtown were building successful urban properties in all those other cities at the same time. . . .” [John, commenting on Cul de Sac City: Houston’s Ban on New Street Grids]
The same organization that campaigned successfully several years ago to place that statue of Mahatma Gandhi next to the herb garden in Hermann Park is now proposing another Houston honor for the slain spiritual leader. Abc13’s Sonia Azad reports that Houston’s India Cultural Center wants to rename the section of Hillcroft Ave. between Highway 59 and Westpark to Mahatma Gandhi Street.
Or should that be Mahatma Gandhi Avenue?
[City Council Member MJ] Khan says he will support changing Hillcroft’s name to Mahatma Gandhi Avenue, if that’s what the community wants.
“Our city is a very international city so I think it will help if we start branding that area,” Khan explained.
Store clerk Inder Buhtti believes Gandhi Avenue could curb crime and violence in the area.
He said, “Everything he wants he wanted in a peaceful way, not with guns or with bombs.” . . .
Spanish, Guatemalan, Chinese and Persian businesses in the area attract an array of customers. Azar Delpassand from Iran says the street’s name should reflect that diversity.
She said, “In here, this street, you have Arabic stores, you have Indian stores, you have Persian stores. So excluding others because of Indians, I don’t think (so). It’s not fair.”
Photo of Gandhi statue in Hermann Park: Keri Bas
Working from a remote and undisclosed location, the now-expatriate Houston engineer known as Keep Houston Houston puts together a rough diagram identifying the city’s “traditional” walkable neighborhoods, and comments:
Houston has no shortage of gridded, walkable, mixed-use neighborhoods. Thing is, they’re all kind of squished together. And with a couple of exceptions, they were all platted out before 1935. What’s there is there. We’re not adding to it.
Why?
Developer conservatism plays a role, but is ethereal, subject to evaporate as soon as *someone* steps up and proves that suburban [Traditional Neighborhood Development] is sufficiently profitable. But several city standards and rules are standing in the way.
Are Houston’s development rules really the obstacle?
Keep Houston Houston scans through the city’s development ordinance, then throws together a quick design for a residential neighborhood following the basic requirements. What does that end up looking like?
Hundreds of Galveston residents have been calling the city’s tree-appeal hotline, arguing that particular street trees targeted in the massive post-Ike chainsaw sweep should not be cut down. After seeing new leaves on the 3-story Live Oak in front of his Avenue L home, one resident offered the city $1,000 not to chop it down. His tree got a re-evaluation, but didn’t exhibit enough new growth to get a reprieve. “If the city could give the trees more time to recover, and if it rained soon, a few more might stand a chance of survival, [Texas Forest Service urban forester Pete] Smith said. But the city will get reimbursed only for the expensive removal process through Sept. 12. Between now and then, crews are scheduled to remove an estimated 11,000 trees in the public right of way and about 30,000 trees on private property. Live oak tress must have at least 30 percent of their leaves to be spared. Other varieties must have at least 50 percent of their leaves.” [Galveston County Daily News]
Worried the Dynamo soccer stadium planned for the superblock between Texas, Dowling, Hutchens, and Walker is gonna block traffic between Downtown and the East End? Citizen rail designer Christof Spieler solves the tangle:
There are two parts to this idea. The first is to make Texas alongside the stadium a two-way street. Instead of two eastbound traffic lanes and two light rail tracks, Texas gets two eastbound traffic lanes, two westbound traffic lanes, and two light rail tracks. That all fits in the existing right of way. The second part is to use the “squiggle” in the light rail tracks for traffic lanes as well. This does two things: it gives the westbound traffic on Texas a way to go, and it cleans up those messy intersections.
So now, to get from the East End to Downtown, you simply follow Harrisburg, which flows right into Texas, and then you make a left turn onto Capitol. And you will not hit an awkward intersection or have to cross the rail line to do it.
Map: Christof Spieler
“The Uptown TIRZ and District are actively working to build a grid in Uptown. Much of it will be funded by existing and new developments by the TIRZ funds and not from the general taxpayer base. . . . [This map shows] their planned addition of grid style layout to uptown. . . . It’ll take existing private access roads and convert some to public streets.” [kjb434, commenting on Uptown Traffic Grid] Map: Uptown Houston District
“As we all know, traffic is incomparably worse in Uptown than it is in Downtown. Downtown has more of everything: more streets, more freeways, more transit, more pedestrian use. The most important part, though, is that Downtown has the grid, and Uptown does not. Uptown is a lot less dense than Downtown, and yet it’s reaching a breaking point. There are critically few ways in and out, and even though those are mega-roads, they concentrate traffic BY DESIGN rather than diffusing traffic as the grid does. If Uptown had a fine-grained local street grid the traffic there would be a fraction of what it is today, but it’s too late to put in a grid now. The best we can hope for is for benevolent developers to include new connecting streets to break up some of the super-blocks when they come up for redevelopment.” [NeoHouston]
“. . . I think the layout of the streets can have a significant effect on how the neighbors interact. Did you know Tanglewood streets were laid out the way they are with several curving to give the feel of inclines where there were none lending it to a more genteel feeling as opposed to the straight street grid which is a bit cold. With those curvy streets, they still have a pretty straight street grid, but with more gentleness. While cul de sacs may create community within that cul de sac, I think it cuts the few houses on it off from the rest of the streets and therefore offers fewer opportunities for casual social interaction and in effect creates an us against them. Of course these are all generalizations, but developers deal in generalizations anyway.” [EMME, commenting on Welcome to Bizarro Heights. What Are You Drinking?]
“. . . the stretch of Kirby south of Rice Village to Brays Bayou is finished. It now has a center median. The tree planting is identical to the Kirby project from Westheimer to Richmond. Tree plantings on both sides of the road and in the median. The bonus of the Westheimer to Richmond section is that all the power lines will be underground. So the trees will be able to grow freely unlike the ones that were removed!” [kjb434, commenting on West Ave School of Loud but Muffled Knocks]
“So why does an aerial photo of Rice Military look just like Tokyo? A few things set Houston apart from most other American cities here. For one, American cities have long had a prejudice towards public streets. Development regulations stipulating that ‘every lot must have X amount of frontage on a public street’ date to the 1800s in most American cities, well before the age of zoning. Interior lots reached through shared access easements are a common feature of rural and exurban development, but Houston is relatively uncommon in allowing such arrangements in a high-density setting. This results in narrow alleyways more characteristic of cities in Japan and, on a larger scale, Great Britain.” [Keep Houston Houston]
He may have officially retired last summer, but the former CEO of Houston’s HCC Insurance Holdings doesn’t seem to have slowed down! A settlement with the SEC, which accused Stephen L. Way of backdating stock options on at least 38 occasions, means the former executive is barred from serving as an officer or director of any public reporting company for five years. But Way has apparently found a way to keep himself busy, making improvements around his Bayou Woods home.
There’s just one problem with the lovely boxwood-hedged and pine-shaded parking lot pictured above, along with a concrete driveway and speed bumps Way also had built down the street:
“A proposed ordinance before council would prohibit the planting of tall trees, including live oaks, under power lines. The measure originally was intended to strengthen existing rules to protect trees in public rights of way from being cut down or hacked up by developers. But the proposed ban on planting live oaks under electric lines — a last-minute addition to the measure — has a vocal group of tree lovers dismayed. Their main complaint centers on the live oak’s usefulness for hiding power lines. ‘If this were to pass, we would have to look a lot more at the ugliest feature of our city: power lines,’ said Hugh Kelly, a former general counsel for Houston Light & Power who advocated against the change on behalf of two neighborhood groups. ‘And we would not be able to look at one of the prettiest features: live oaks.’” [Houston Chronicle]
A tidbit from Lamesa Properties, proud owner of that block of Bolsover St. in the Rice Village that was supposed to turn into a grand plaza for Randall Davis’s Sonoma development, but for now is just a fenced-off lot:
Company representative Julie Tysor said that while construction is on hold, the firm is open to ideas for the site to have some “long-term benefit to the community.” For now, plans are under way to make the unpaved area a green space, and the paved area may be used for much-needed Village parking.
Photo of Sonoma Site on Bolsover St.: Miya Shay
From photine (Laurie/laanba): @swamplot Work will be much less consuming after tomorrow so I should be able to participate. And I could always use a new handbag. :-)
From HAAonline (Houston Apt Assn HAA): Apartments on the list of demos RT @swamplot Daily Demolition Report: Breaking the Glass House http://twurl.nl/1t2os8
From baldheretic (Jay Lee): @swamplot not that old
From Team_HIWI (Houston.It'sWorthIt.): thanks @swamplot for the extra advertising mention on your site.
From brittanieshey (Brittanie): Woot! My story on the "newery" for @Houstonist gets a shout-out on @swamplot!
From isthishouston (isthishouston): @swamplot on the Southeast corner of Henderson and Union behind Alice's CafeFrom isthishouston (isthishouston): Demo on Henderson - http://bit.ly/2Pf0CW @swamplot #houston #tx #demoltionFrom HAAonline (Houston Apt Assn HAA): RT @swamplot Surprise! Wilshire Village Facing Foreclosure http://twurl.nl/tgi04e
Comment of the Day: Where the Skyscrapers Will Be Built
“. . . in a century or two, Houston will be very densely populated. . . . I think Houston is relatively lucky to have street grids across most parts of the city, as opposed to the suburban lollipops in, say, Pearland’s newer subdivisions. When the skyscrapers come — and they will — then Houston’s grids will handle the load better than the lollipops would; and if worse comes to worse, old blocks can be razed for new streets, or our existing streets can be turned into one-way, so that for example you might have Bellaire and Westheimer only go westbound, and Richmond and San Felipe only eastbound (or vice versa).” [J.V., commenting on City to Ashby Highrise: Yes You Can!]