COMMENT OF THE DAY: MONTROSE, GOING VEGAS “. . . It took Montrose it’s whole lifetime to get to ~7000 units. Yes there is strong demand, no one would doubt that . . . which is why you have people building. But they’re building at a frantic pace. So while it took Montrose it’s whole life to ~7000 units, we’re about to DOUBLE that in a few years. So strong demand brings strong supply. I believe turds is saying that the supply is coming so strong that it’ll outpace demand and thus create the need for incentives. Personally I think we’re going to have a Vegas (strip) style disruption in econ 101 where supply tends to CREATE demand. As these units come online, they’ll make the area better, and increase demand to live here. These units won’t be for the people living here. They’ll be for new people coming here. So I think Montrose can take these units on and be just fine (with respects to multifamily operator demand).” [Cody, commenting on What To Make of the Museum Gardens Sale]
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COMMENT OF THE DAY: LIGHT RAIL FOR THE PEOPLE “One very interesting upshot to delaying Uptown and University is that it heads the ‘LRT is elitist’ argument off at the pass. If you open the E, SE, and N lines without Uptown and University then you’ve just created an LRT system that predominantly serves black and hispanic neighborhoods. Possibly the first such new-start system ever built in [the US and Canada]. Opposition to the ‘white man’s train,’ whether it takes a grassroots, Los Angeles Bus Rider’s Union form, or whether it’s simply a talking point for people who will always think rail is a ‘boondoggle,’ is thus impossible. Considering that H-town will be minority-majority by the 2020 census, I think it’s kinda cool. And I’m an elitist white dude.” [KHH, commenting on Light Rail Scorecard: 6 Miles Down, 9 To Go, Culberson Blocking Goal]
COMMENT OF THE DAY RUNNER-UP: COWARDS SHAPE THE CITY “. . . Has it ever occurred to you that developers (whose core competency is development) develop apartment complexes for long-term investors and operators? What you refer to as cutting and running is actually just an element of their business model. It is a hand-off of ownership from one entity preferring stability to another that demands it. Neither entity is assured of stability, however. A developer can’t pretend (with a straight face) to know what is in store for a nation, a metropolitan area, or a submarket over a five-year period of planning, permitting, financing, construction, the first year of lease-up, the second year of burning through concessions, and the third year of stability so that they can generate a reliable set of T-12 profit and loss figures. As it turns out, they have to make an educated guess about the future, close their eyes, hold their nose, and jump in. The business model may be different, however the same lesson is analogous for subdivision developers and home buyers, too. They can only try their best to make the right decision, then hope for the best. But eventually . . . they all sell. Everybody sells. The only consequential purpose in owning real estate is to be able to sell it. If selling something is cutting and running, then our entire society is founded on cowardice.” [TheNiche, commenting on Comment of the Day: The Shelf Life of Apartment Complexes]
COMMENT OF THE DAY: THE SHELF LIFE OF APARTMENT COMPLEXES “. . . please drive by the Belmont Apartments on Bissonnet between Buffalo Speedway and Kirby. They were built in 1991 and pretty much kicked off the modern era of apartment development in Houston (post 80′s bust). They are in FINE condition at the ripe old age of 21 years. There are plenty more early 90′s vintage complexes around that are also going strong and aging well. Vanderbilt Square (1995). Inverness (1991). Pin Oak Green etc. (1991). City Scape. City Walk. And MANY more. There is nothing wrong with these 20 year old complexes. Finally, take a look at Westchase or Avalon Square and you’ll see 50 year old apartment complexes that are still fine places to live. Yes. Buildings age. And deteriorate over time. But well located assets in high demand sub-markets where the rental rates are high enough to finance proper maintenance can stand the test of time.” [Bernard, commenting on Apartments Replacing Park Memorial Condos in Rice Military: More than Triple the Density]
COMMENT OF THE DAY: GETTING AROUND IN THE MIDRANGE SUBURBS “. . . To me, the goal is not to make Houston’s car culture better. I want to provide people with alternatives to driving. But we have fallen into a trap, where we concentrate our efforts on a few prewar neighborhoods near downtown — because they look the part — and assume that postwar neighborhoods are beyond hope. This happens all over the country, but in Houston it’s really tragic because most of our City was developed after World War II. I brought up Gulfton because not only is it Houston’s densest neighborhood, it is also one of the most neglected. But Sharpstown is in the same predicament. And Oak Forest. And most of Memorial at the other end of the economic spectrum. Most of Houston, really. These areas are too spread out for walkability and rail. But with a few small improvements (a new bus route here; a bicycle path there, a foot bridge), they could be made far less dependent on the automobile. If only we could get out of the trap we’re in.” [ZAW, commenting on Comment of the Day: The Drive Toward a Denser Houston]
COMMENT OF THE DAY: THE DRIVE TOWARD A DENSER HOUSTON “Density is fine as long as it’s Not In My Back Yard. Hey, that’s catchy, someone should come up with an acronym for that. in all seriousness, though, there is a transit issue with density that’s related to the character of Houston’s approach to the car. Density in other cities works well because transit in other city cores works well. Houston is . . . working on it. The fear a lot of people have with large vertical density is that assumption that transit follows the plow, so to speak. In Houston, that can be a riskier gamble than elsewhere.” [J, commenting on Regent Square-ish Apartment Tower Possibly Breaking Ground in 2 Weeks]
COMMENT OF THE DAY: CHOOSING WHICH HISTORY TO PRESERVE “I don’t understand how we’re supposed to decide which moment of time in history we are all supposed to value more than all the other moments in history. A vacant lot is actually much closer to the historical use of this site. It was vacant for millions of years before someone built a farm there. Many decades later someone decided the farm had to go to make room for a house. Several more decades pass and someone else wants to use the site for a bigger house. To argue over the type of house best suited for this lot seems silly. I propose that we use eminent domain to condemn every non-agricultural structure that currently exists more than one mile from Allen’s Landing. Let’s bulldoze them all and write zoning laws that allow only farm, ranch or wildlife use for everything else within the city limits. We can all move into downtown high rises that are super duper dense, walkable and mixed use. And we’ll have a choo choo train on every street and ban cars. Yippeee!!!!!!!!!!” [Bernard, commenting on A Brief Illustrated Guide to Bungalow Removal]
COMMENT OF THE DAY: CATECHISM OF THE NATIVE HOUSTONIAN “I grew up in Houston and never thought I’d choose to live here long term, but life and kids and job opportunities kept me here. I have grown to love this city. I travel frequently for work and am always impressed, for instance, at how clean Houston is by comparison. The biggest difference is the attitude that if you have a good idea and the guts to try, you can succeed here. You aren’t subject to the same kind of exclusionary treatment by the monied elite of some other cities. I live close in and take advantage of art and entertainment that seem a bargain and rival other major cities of the world. If we could just fix the summer heat, it would be wonderful.” [stevec, commenting on Comment of the Day: Pack Them In]
COMMENT OF THE DAY: PACK THEM IN “Swamplotters crack me up. If this site were home to a bunch of crack houses and Fiesta wanted to tear them down and build this exact strip center (with or without decades of deferred maintenance) with a giant parking lot out front, every one would be up in arms about because it’s not dense enough, or urban enough, mixed use enough or pedestrian friendly enough. I see an eyesore going away, just [like] that dump that used to be across the street. I see $40-50 million of additional tax base that will toss another $1 million each and every year toward HISD and local government. I see room for 500-600 new residents in Houston’s core who will drop countless millions of dollars into bars, restaurants and retail stores and help Houston become an even more dynamic and vibrant city. I see progress. And I like it. Companies are hiring in Houston. People WANT to live in Houston. I say we accommodate them rather than force them to the next mile of empty prairie in the suburbs while letting our own city rot from the inside out.” [Bernard, commenting on Montrose Fiesta on Dunlavy Will Close Forever in Less Than a Month]
COMMENT OF THE DAY: A DEDICATED FAN’S SPRING BURGER REPORT 
“Carl’s Jr is about to open another factory of deliciousness in Spring, TX, corner of hwy 249 and Louetta Rd. built from the ground up, it started about two months ago, and just last week they hung the signs, no word on when it opens. I’ve submitted pictures to Swamplot, they might publish them soon.” [Sweetmocha, commenting on Burger Chains Ready Attack on Houston: Carl’s Jr., Smashburger, Five Guys] Photo: Sweetmocha
COMMENT OF THE DAY: UP FROM THE SHIP CHANNEL “Many will think I’m crazy, but I don’t care . . . Buffalo Bayou (even on the east side of downtown) can be an aesthetically pleasing stream, and could be developed into something nice. Look at the recent improvements and re-naturalization at Eleanor Tinsley park, just a mile upstream. The section between downtown and the Ship Channel (the S.C. technically does not begin until the Turning Basin, about 4 miles east of downtown) is currently mostly idle with vegetated banks and a surprising variety of wildlife. A few more floating litter booms like they use upstream would clean it up a little more, and make for a nice park-like setting.” [Superdave, commenting on Along the Shores of Buffalo Bayou]
COMMENT OF THE DAY: JUST TO CLEAR THINGS UP “I don’t understand why everyone on this website gets so worked up about the demolition of these blighted old houses. Houston is actually fortunate that people want to move out of the suburbs into the city center. There are too many reasons why these out-dated houses should go. But practically speaking, old houses are inefficient (usually) and a poor use of space (one story takes up the same space as three). I’ve lived in other places that could USE a bit of urban renewal. Houston is lucky the builders are willing to spend the extra money to clean up the eyesores.” [Confused, commenting on Daily Demolition Report: Ran Overbrook]
COMMENT OF THE DAY: HOW I LEARNED TO STOP WORRYING AND LOVE THE BOMB “I used to get worked up about these teardowns, but it doesn’t do any good. Besides, I’m not originally from Houston, I don’t have any roots here, and with any luck, a year from now I’ll be living elsewhere. If a few Houstonians can trash this city and get away with it, then the city deserves it.” [JTM, commenting on Daily Demolition Report: Ran Overbrook]
COMMENT OF THE DAY: INSTALLING THE SAGO PALM HOME SECURITY SYSTEM “But I guarantee that a burglar will bypass your house if you have the palms near windows. They do not want to get stuck anymore than you do. Granted, it will be more difficult to clean the windows, but I’ll take that any day.” [PYEWACKET2, commenting on Daily Demolition Report: Against Law]
COMMENT OF THE DAY: THE TEARDOWN CHASE “Nice house. I remember back in the mid 80′s when places like that were available in West U for about the same price. My wife and I would see an ad for one in the paper, go rushing down to West U to look at it and find a bare patch of brown earth where the house stood a few days prior. We never could get to a house before the builders.” [Bubba, commenting on Bus or Bike Now, Ride Rail Later from Eastwood-Area Bungalow]