Swamplot Archives by Tag: 77027

Monday, April 20, 2009

Metro Coming Attractions: Previewing Houston’s New Light Rail Lines

Here’s a whizzy reel showing what the new Metro trains and stations on 4 upcoming light-rail lines are supposed to look like. Dowling St. in the Third Ward, the Edloe Station in Greenway Plaza, the Moody Park Station on the North Line, MacGregor Park Station on the Southeast Line, and Lockwood Station on the East End Line each get about 30 seconds of CGI treatment, from a low-flying camera buzzing some extremely lifelike — though torpid — pedestrians.

Christof Spieler finds a few flaws:

The Third Ward footage seems to be out-of-date; it shows the old alignment crossing Dowling on Wheeler, not the new route that switches to Alabama. But other details are correct: the stations shown are the new prototype station design (by Rey de la Reza Architects), minus artwork.

It’s nice to be able to visualize what these lines might look like. But it’s also a reminder that it’s important to get the details right. At Edloe, for example, the trees integrated into the canopy are nice, but there’s no crosswalk at the west end of the station platform, which means a 500-foot detour for some riders. The Moody Park and MacGregor stations do show that crosswalk, and the sidewalks look pretty good, too. But in all the images, the overhead wires are suspended from their own poles in the middle of the street, not from the streetlight poles on either side, as on Main Street. That makes for more poles and a more cluttered streetscape.

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Wednesday, April 8, 2009

Comment of the Day: Afton Oaks Afterthought

   

“Maybe a light rail stop would help to staunch the bleeding.” [Nord, commenting on Plenty of Expensive Homes for Sale in Afton Oaks]

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Tuesday, April 7, 2009

Plenty of Expensive Homes for Sale in Afton Oaks

   

Judy Thompson updates the neighborhood stats: “The Zip Code Feeling the Most Pain is . . . . definitely 77027, the Afton Oaks area. Today’s market condition update shows six of its eight price ranges to be . . . a buyer’s market. This is happening at the high end, a result of so much redevelopment during the past decade. This zip code also experienced the highest appreciation in recent years in price per square foot paid so you might say they experienced a slight ‘bubble’ that is now bursting.” [Strictly a Buyer's Agent]

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Friday, March 6, 2009

As It Was in Afton Oaks

This home, with a dramatic roofline that only hints at the remarkable ceiling swoops that await inside, was the 1952 creation of Houston architect Allen R. Williams. It’s at the corner of Ivanhoe and Kettering in Afton Oaks, and as of this week, it’s on the market “as is.”

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Thursday, February 19, 2009

Openings and Closings: Galleria Gallery, Paulie’s Retreat, Not Mulch More

So what’s new?

  • Opening: There’s a big new Gallery Furniture taking over the old Pier One space in the Post Oak Shopping Center, across from the Galleria. Isiah Carey notes that there’s a (much smaller) “coming soon” sign out front. Also coming to the strip from Mattress Mack: a new and more upscale Kreiss Furniture store, where Pier One Kids used to be.
  • Closed: Paulie’s restaurant reports receiving an undisclosed “offer we couldn’t refuse” to close its Holcombe at Kirby location, and dutifully complied on Monday. The original Paulie’s, on Westheimer at Driscoll, will remain open.
  • Hoping to Spread: And Katharine Shilcutt reports that Otilia’s Mexican restaurant, the longtime Long Point standout, now “a bastion of the upper class yuppies who reside quietly in the nearby Memorial Villages and wash down their rice and beans with bottles of Merlot,” isn’t closing, despite rumors she had heard. But:

    it turns out instead that Otilia’s is actively seeking to franchise their restaurant. A bright sign by the register blinked this advertisement every five seconds as we ate, while the waitresses sullenly confirmed this fact.

Then there’s that Main St. mulch . . .

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Thursday, January 22, 2009

Westcreek Apartments: Refinanced, Waiting

   

The Austin-based owners of Westheimer’s Westcreek at River Oaks Apartments — just inside the Loop, just west of the giant new steel sculpture known as High Street — have refinanced the 574-unit complex with a $27.5 million, 7-year, floating-rate loan that allows prepayment with a penalty: “A flexible prepayment also means when market conditions warrant, the owner can redevelop the asset, which sits on 14.5 acres. ‘This is a well-maintained, but older property that sits on dirt, and the dirt is actually worth more than the apartments,’ [Matt] Greer [of Capmark Finance] explains. He says the asset’s owning partnership, which consists of local management company Kaplan Management Co. Inc. and an equity partner, will redevelop the property when market conditions come back.” [Globe St.]

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Wednesday, December 31, 2008

Apartment Demo: Bettis the Same One?

Late yesterday a reader wrote in expressing concern about the “very cool, worth saving, worth redoing in an intelligent way” 4-plex at 4311 Bettis Dr., just northeast of the stalled-out High Street project on Westheimer. The Bettis Apartments were designed by Robert Wilson in 1955, and are listed as “Most Endangered Moderns” on the Houston Mod website.

A few hours later, 3 properties with the address of 4211 Bettis showed up as demos in the city permit report. You can see them in this morning’s Daily Demolition Report below. The properties are described as the San Felipe Court Apartments . . . didn’t those go down some time ago?

4211 Bettis and 4311 Bettis must be different properties, right? Except HCAD has no entry for a 4211 Bettis. And 4311 Bettis is listed in the rolls as part of the “Trilogy on Bettis Street.”

Swamplot’s tipster provides this tip sheet about the apartments:

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Monday, December 29, 2008

High Street: Left High and Dry

Problems getting credit have stalled or dashed hopes for many Houston developments, leaving vacant sites, ratty construction fences, and more than a few misleading “coming soon” signs touting unachievable goals. Off Westheimer just west of Mid Lane, though, we’ll have a much bigger and longer-lasting reminder of changed fortunes to look at, for a good long while: The steel frame of the first building in Trademark Property’s High Street project.

Work has stopped.

What happened?

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Monday, December 1, 2008

A Collection of Sticks: Costco Apartment Construction Collapse

A 3-story section of The Collection, the Morgan Group’s 528-unit apartment complex under construction behind the new Costco on Weslayan and Richmond apparently collapsed early Sunday. A Swamplot reader sends in these photos of the scene following the accident, along with a few sharp comments:

The 4 story “stick built” apartment facility known as “The Collection” (www.collectionliving.com) became a “collection of sticks” early Sunday morning. It seems as if the contractors and the Morgan Group were in a Thanksgiving hurry to get home for turkey and giblets and forgot to “tie in” to the adjoining 3 and 4 story section of the main building.

Good thing it was a Sunday as Monday morning will bring back a tribe of contractors to push to get this facility on the Harris County Tax Roll by Summer 2009….Someone could have been seriously hurt if not killed. The Morgan Group should be “thankful” this Thanksgiving that it was not the case - and that they can “rush” to completion.

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Friday, November 14, 2008

Costco Sidewalk Maze: Better for the Trees

   

Lee McGuire gets to the bottom of the wacky sidewalk screwup at Trammell Crow’s Greenway Commons, on the corner of Weslayan and Richmond: “It turns out the city actually required the new sidewalk to run right through the utility poles to save a row of trees. The developer said the project meets federal guidelines — except perhaps the blocked handicap ramp. The final inspection won’t take place until the shopping center is finished. If it’s in violation, the developer promises to fix it.” [11 News, via BlogHouston; previously]

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Monday, October 27, 2008

Costco Greenway Commons Sidewalk Obstacle Course: Fun!

Sidewalk Along Weslayan St., Greenway Commons, Houston

The wise folks behind Greenway Commons — the new shopping center replacing the old HISD headquarters building at the corner of Richmond and Weslayan — have apparently taken some extra-special steps to make sure the new development (which includes a brand-new Costco) is super-friendly to pedestrian visitors!

Making everything welcoming to people arriving on foot makes sense — the project had been criticized for exhibiting suburban-style development patterns in a location that some dreamers had imagined would be a street-fronting mixed-use center. It’s already a busy corner, and Metro’s new University Line will have a stop only a short walk away.

But “easy to access” can also mean “boring.” So it’s comforting to see these pictures of the project’s street edge sent in by a reader, which show a gentle, fun infrastructure-themed obstacle course taking shape along the new Weslayan and Richmond sidewalks in front of Trammell Crow’s grand development:

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Friday, October 24, 2008

Neighborhood Guessing Game Over: Pecky

Neighborhood Guessing Game 29: Bedroom

The winner of this week’s contest . . . didn’t even bother with a guess!

The rest of you guessed Westbury, “off Rayford,” the Woodlands, Memorial, Memorial Drive, Hilshire Village (twice), Braeswood, Old Braeswood, Braes Heights, Piney Point, Meyerland, Riverside Terrace (twice), Glenbrook Valley, West University, Bellaire, Afton Oaks, Spring Branch (three times), Tanglewood (three times), Memorial Bend, Spring Valley, T.C. Jester just outside the Loop, Richmond inside the Loop west of Weslayan, or off Woodway near Sage.

Nobody actually guessed River Oaks, but Richard mentioned it:

. . . I also like this house and totally agree that it took some $$$ to create the hallucinogenic patterned nightmare. Without the kitchen it actually looks like a Howard Barnstone house or even the house that Philip Johnson designed for Dominique de Menil in River Oaks.

So he is the winner!

An honorable mention goes to paneling expert Robert, who obviously knows his woods:

The paneling in the den is a pecky cypress commonly referred to as “wormwood.” Expensive in it’s day, too expensive for Westbury. The house appears to large with too many custom features like that to be a basic tract house. The pattern festival was popular back in the 70’s and cost a lot to create that abomination in decorating.

In what part of River Oaks has this home been hiding?

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Friday, August 29, 2008

West Loop Nineties Revival Not Getting Enough Love

Proposed Novati Group Office Tower at 1600 West Loop South, Uptown, HoustonThe Houston Business Journal’s Jennifer Dawson is reporting that the Novati Group’s plan to dust off a 15-year-old Ziegler Cooper design for a 20-story office tower and build it on the West Loop

appears to be in limbo. The deal isn’t dead, but it’s not moving forward.

The problems: finding debt financing . . . and that pre-leasing thing.

Meanwhile, Dawson expects Transwestern to announce details soon on a large new addition to Uptown’s Four Oaks Place — to replace the 24-Hour Fitness on Post Oak Blvd. owned by TIAA-CREF:

The proposed building being called Tower Five at Four Oaks Place is now set to be 30 stories tall, with 525,000 square feet of office space on 22 floors atop a parking garage with roughly 1,500 spaces, says Carleton Riser, head of Transwestern’s development group.

He says the building designed by architectural firm Pickard Chilton could break ground in the first quarter of 2009.

The fact that no tenants have committed to the new building won’t delay construction, Riser says.

Rendering: Ziegler Cooper

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Wednesday, August 27, 2008

State Grille Demolition: Just for the Hell of It

Plan Showing Former Site of State Grille, 2925 Weslayan St., Houston

Tower? What 27-story tower? A spokesperson for Interfin tells the Memorial Examiner the company has “no plans and no timing as of now” for anything on the site of the State Grille.

What do they mean, no plans? The site plan above, for the northeast corner of Weslayan and W. Alabama, is shown in a document on the Interfin website, labeled “Future Development.” And it clearly shows what the demolition crews were busy . . . uh, building on the site last week.

Site Plan: Interfin

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Thursday, August 21, 2008

Venue-Appropriate Stucco Repair

Circuit City, 4500 San Felipe St., Uptown, Houston

Walking from their car to the front door of the Circuit City on San Felipe, Bunny Bungalow resident Annie Sitton and her husband notice a crack in the stucco covering a pilaster at the front of the building. Looking closer, they notice that . . .

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