Development Strategies

Development Strategies
10/26/09 1:42pm

Dilick: How About We Throw Up Some Townhomes Where Wilshire Village Was?

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Lancaster Place, Neighborhood Disputes, Proposed Developments, Redevelopment, Townhomes
3 Comments

The purported owner of the Wilshire Village complex at the corner of West Alabama and Dunlavy, who managed to stay out of the media spotlight while the 69-year-old 8-acre complex was emptied and then torn down after a sequence of peculiar events earlier this year, appears at the end of Nancy Sarnoff’s phone line to make a few pronouncements about the property.

First, that big Commerce Equities sign on the property that says “Available”? Well, here’s what it really means:

“We would consider an outright sale if the appropriate user was identified,” owner Matt Dilick of Commerce Equities said.

That’s right: Dilick might wanna do a little creatin’ there himself!

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10/23/09 1:17pm

Comment of the Day: How We Beat the Zoning Boards

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Crime, Development Regulations, Development Strategies, Quicklink
18 Comments

COMMENT OF THE DAY: HOW WE BEAT THE ZONING BOARDS “. . . I’ll have to plead the 5th as to how I came to understand this, but let it be known that city councils and P&Z boards can be bought over quite easily. All it takes is for a developer to contract the consulting services of a well-connected ex-councilmember at some ludicrious price and send him to town with a five-figure entertainment budget (which sounds like a lot, but isn’t in the scope of a $50 mil. project); meanwhile, the developer ensures that their first renderings contain a few blatantly offensive architectural features that the targeted politicians can criticize. The developer makes the changes requested (which they would’ve made anyway) so as that the targeted politicians can save face with their constituents. And the really dangerous part of all this is that once a politician is clearly in your pocket, it’s hard for them to say no to just about anything else in the future so long as the developer provides them with a mechanism to save face. . . .” [TheNiche, commenting on Ashby Highrise Loses Appeal]

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Development Strategies
10/23/09 10:20am

Planning, Growth, and the Mayor’s Race

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Quicklink
9 Comments

PLANNING, GROWTH, AND THE MAYOR’S RACE Christof Spieler looks for a mayoral candidate’s winning coalition: “Pro-Planning and Anti-Growth people don’t want their neighborhood to [change], and they want [the] government to protect it. These are NIMBYs; in local terms, they’re the “Stop Ashby Highrise” crowd. Pro-Planning and Pro-Growth people think the city will grow and change, but want that growth to guided. Locally, this is Blueprint Houston. Pro-Growth but Anti-Planning people think the city should grow, but that private developers should be left on their own to figure out [how] that growth will happen. That’s Houstonians for Responsible Growth. Anti-Planning and Anti-Growth seems like an oxymoron in a city like Houston. But there are people in this group — they see their city is changing and they don’t like that change, but they think that change is being driven by government. Call them the tea partiers. Here’s what makes that split important: none of these four segments are big enough to govern the city alone. Pro-Growth/Anti-Planning ruled the city for decades — but Pro-Planning/Anti-Growth neighborhoods are pushing back. And, as the Ashby Highrise shows, they’re nearly at a stalemate.” [Intermodality]

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Boulevard Oaks
10/21/09 11:21am

Ashby Highrise Developers Want Their Original Baby Back

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Development Restrictions, Development Strategies, Highrises, Neighborhood Disputes, Proposed Developments, Southampton
55 Comments

Thursday is a big day for the Ashby Highrise:

Developers Matthew Morgan and Kevin Kirton, of Buckhead Investment Partners, will appear Thursday before the General Appeals Board, a city panel that hears appeals of permit denials. They will ask for approval of a 23-story building at 1717 Bissonnet with more than 200 apartments, a restaurant, a spa, retail space and offices, which the city repeatedly said would worsen traffic congestion to unacceptable levels.

In August, the city approved modified plans that stripped out all of the commercial uses except the restaurant. The developers have not picked up the permit, however, and said Tuesday that they still want to build the original project.

What’s the difference between the plan approved by the city and the original design Buckhead is still pushing for?

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08/28/09 7:39pm

Comment of the Day: What’s the Plan?

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Development Regulations, Development Strategies, Quicklink
9 Comments

COMMENT OF THE DAY: WHAT’S THE PLAN? “. . . It would be nice if someone would come up with a ‘master plan’ for these areas of unrestricted land and at least ask the developers to work within that plan. I suspect if some had been a little nicer the developers of 1717 Bissonnet might have been nicer as well. They did buy the land in good faith as they say. They were not legally obligated, nor are they, to get anyone’s permission to build whatever they wanted to build beyond meeting the requirements of city code. There was also no indication on the part of the city or anyone else what was “desired” for that area. As it stands, it’s a hodgepodge of multi-family and commercial. Neither of which fits the definition of ‘single-family’ which seems attached to every argument made against 1717 Bissonnet. I’m not sure you can have a perfect plan but someone needs to at least attempt some sort of plan for future development in Midtown and the Museum District and Montrose and the Heights and of course Galleria which at this point is at critical mass in terms of traffic. . . . We don’t have zoning but we do have unrestricted land. Which is the same thing when you think about it. No one thought about possibly restricting the unrestricted land until the plan for 1717 Bissonnet was announced. . . . The problem here should have been addressed a long time ago. As for urban planning, it should have happened yesterday. Hopefully tomorrow the next mayor will make some sort of ‘master plan’ a priority for these unrestricted areas and we will have something developers and neighborhoods can work with. . . .” [Matt, commenting on Comment of the Day: Missing That High-Density High Density]

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Comments
08/27/09 9:04pm

Comment of the Day: Missing That High-Density High Density

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Development Strategies, Mixed Use, Proposed Developments, Quicklink
16 Comments

COMMENT OF THE DAY: MISSING THAT HIGH-DENSITY HIGH DENSITY “Houston has a lot of high-density *potential*. Unfortunately it isn’t developing out that way. Instead, high-density developments [are] being put in low-density areas. Which makes them pockets of density without the benefits. West Ave., Regent Square, and the infamous Ashby Highrise are all examples. For urban density to work, it must reach a ‘critial mass’ of proximity, diversity of commerce, employment, and on-the-spot residences all within walking distance. Put the three developements above near each other, and near downtown, and you’d have a true move toward urbanism. Alone, none are big enough to be self-sustaining as a true urban lifestyle. Putting them in lower-density areas and residential neighborhoods dilutes the effect, greatly reduces the benefits of density, and causes a lot more strain on infrastructure this isn’t adequate for the density. If Houston want’s to become a true urban city, it won’t happen in the disjunctive manner we’re currently seeing. Our current path will only lead to those that want traditional neighborhoods upset with large-scale develpers and those that want true urbanism not getting it either.” [Dave McC, commenting on Boyd’s Wilshire Village Prayer, with Photos]

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Commercial Real Estate
08/17/09 12:23pm

Out of the Lead but Into the Fire: Bruce Elementary School Burns

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Development Strategies, Environmental, Fifth Ward, Hazards, Land for Sale, Schools, Toxic Sites
3 Comments

The old Bruce Elementary School on Bringhurst St. in the Fifth Ward — featured on Swamplot just last week and apparently just about ready to go up for sale — went up in flames last Friday night, reports our neighborhood correspondent. A story featured on Abc13 news says the building did suffer major damage from the flames, and makes it sound as if arson is suspected. Did any of the asbestos do its job?

Photo of former Bruce Elementary School, 713 Bringhurst St.: Vaughn Mueller

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Comments
07/30/09 8:30pm

Comment of the Day: Houston’s Room To Spread Out

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Development Strategies, Katy, Landscape, Quicklink, Wildlife
16 Comments

COMMENT OF THE DAY: HOUSTON’S ROOM TO SPREAD OUT “. . . We by far are not paving our wilderness in concrete. The Katy Prairie represents and extremely small portion of area getting developed. The land you see in the Katy Prairie exists throughout south central Louisiana were it’ll likely never be developed. The Texas Coastal plains is quite undeveloped also. All this crying over really nothing. Wildlife is quite more adaptable than we give them credit for and they’ll move easily where they have to. I’m more and more convinced that people that live in Houston that go after developers for building the outer suburbs don’t realized how much is not developed when they leave the city. I guess they fly everywhere versus drive. The drive from Houston to Dallas alone should demonstrate how uninhabited this state is. Better yet, drive US 59 in either direction from Houston.” [kjb434, commenting on Investing in the Grand Parkway]

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Apartments
07/28/09 6:52pm

Housebrand’s Home-Based Businesses: What’s Going on with That Mystery Highrise Apartment

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Development Strategies, Highrises, Home Design, Real Estate Marketing
14 Comments

When Canadian home-design expert John Brown featured an oddly designed 2800-sq.-ft. 3-bedroom Houston highrise apartment on the “What’s Wrong with This House” video feature of his online Slow Home Design School last week, Swamplot readers naturally wanted to know where the place was. A new west-facing 17th-floor apartment . . . somewhere “Downtown.” Hmmm . . .

You came up with a lot of good guesses: One Park Place, the Turnberry Tower, the Cosmopolitan, the Legacy at Memorial, Mosaic, Orion, 2727 Kirby, Commerce Towers, the Shamrock Tower, the Four Seasons, Titan, the Regent Square tower, Park 8 Place, the Royalton, and Four Leaf Towers.

So what’s the answer?

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Apartments
07/17/09 12:54pm

Spreading the Wealth: Annotated Midtown Apartment Walking Tour

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Development Strategies, Midtown, Parking, Streetscapes
7 Comments

Blogging at NeoHouston, Andrew Burleson declares that the connections a building has to the world around it — what he calls its interface — have a big effect on value:

A house may be great, but if it doesn’t have a nice front yard it won’t be worth as much as the house next door that does. Likewise, homes in an area with lots of big trees tend to be valued higher than places without them. The interface is better.

Well, sure. Big trees is nice! But Burleson also claims that the value effects of interface success — and suckage — can travel:

Interfaces are highly radiant, they have a significant impact on the values of surrounding properties, and this value has a tendency to spread. If a street is truly beautiful, every adjacent property is likely to be highly valued. If a street is very ugly, every adjacent property is likely to be somewhat undervalued, even if some individual structures on that street are highly valued.

So why are we jumping over fences in Midtown? It’s all part of Burleson’s photo tour of the “interfaces” of 3 apartment complexes within a few blocks of each other: The Post Midtown Square (the good), the Camden Midtown Apartments (the bad), and 2222 Smith Street (the so-so).

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Comments
07/06/09 2:29pm

Comment of the Day: High-Power Developers

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Development Strategies, Quicklink
No Comments

COMMENT OF THE DAY: HIGH-POWER DEVELOPERS “I bet if you look at many of the biggest boondogles in Houston history, they will have the fingerprints of ambitious energy players attached. That said, the city would have been a more boring place if, say, Glenn McCarthy hadn’t built the late, lamented Shamrock Hotel.” [RWB, commenting on La Maison in Midtown: The Power of a Good Night’s Sleep]

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Apartments
06/26/09 5:15pm

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

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Buying and Selling, Condos, Development Strategies, Green Design and Development, Houston Architects, Hyde Park, Montrose, Proposed Developments, Real Estate Marketing
1 Comment

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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Development Strategies
06/23/09 1:55pm

Bargain Basement Living

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Home Design, Quicklink, Sprawl
3 Comments

BARGAIN BASEMENT LIVING “. . . it’s really proper to think of the supply of housing types and neighborhood styles as a lagging indicator of the demand for housing types and neighborhood styles. If everyone decided tomorrow that Tuscan was out and Tudor was back in, homebuilders would continue to build Tuscan until there was enough evidence that the trend back towards Tudor was solid. Likewise, if 1/3rd of homebuyers decided tomorrow that they wanted to live in a mixed-use, gridded, somewhat urban neighborhood, developers would keep building “loops and lollipops” exclusively until the demand for mixed-use grids was proven.” [Keep Houston Houston]

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Development Strategies
05/01/09 11:59am

The Grand Exit

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Katy, Land for Sale, Malls, Proposed Developments
1 Comment

Those long-lingering plans by the Simon Property Group to build a mall called “The Grand” on 134 acres wedged between I-10 and the threatened Grand Parkway — catty-corner to the Katy Mills Mall — appear to be uh . . . “in question.” The Houston Business Journal‘s Jennifer Dawson reports:

The circular acreage surrounded by a mall ring road has at various times been earmarked for an outlet mall, regional mall, lifestyle center and mixed-use center.

Simon recently began marketing the vacant land for sale through local retail brokerage firm Page Partners.

Hmmm . . . how best to spin this?

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