Note: Story updated below.
The 11th time’s the charm! According to Abc13 reporter Miya Shay, the city today gave the developers of the Ashby Highrise the final approval they needed to begin construction of the 23-story residential tower at the corner of Ashby and Bissonnet, next to Southampton.
Okay now everybody, show us your cards!
Update, 5:49 p.m.: Some details about why the most recent plans were approved, from a city news release via the River Oaks Examiner:
Right on time for tonight’s public meeting, Swamplot’s “Bottom” of the Fifth Ward correspondent Vaughn Mueller sends in a bit of information about the proposed redevelopment of the Houston Housing Authority’s Kennedy Place apartments:
It is located in lower fifth ward, bounded by Bayou, Gillespie, Meadow and Baron streets. According to the HHA, it was built in 1982 but in its current condition, it looks reminiscent of a 1950-1960 1-story development. There is currently no central AC or heat in any of its 60 units.
In mid July a sign was put up out front describing the construction. Soon after, we received a notice of public meeting in the mail also describing the construction. The meeting is set for August 18th. The new development will contain 108 new apartments, 88 of which are going to be government assisted while 20 are going to be market rate.
The proposed site plan:
Note: Updated below.
So tell me, whatever happened to . . . those Wilshire Village Apartments? Houston photographer Sarah Lipscomb stumbled across a couple of classic interior shots of the then-new apartment complex while poking through old photos a few months ago with her aunt, Johnna Lee Muller.
Writes Lipscomb:
They didn’t have internet in those days but they got to smoke, read magazines and look at globes.
Another view of home entertainment in the early 1940s, Wilshire Village-style:
A few of the Wilshire Village apartment buildings have been leveled already. A Swamplot reader sends in a few photos from the scene near the corner of Dunlavy and West Alabama, taken this weekend and earlier today:
The West University Examiner’s Mike Reed reports that portions of the brick walls of at least two buildings on the 8-acre site of the Wilshire Village Apartments at Dunlavy and West Alabama have been hauled away. (Yes, Swamplot commenter OkieEric made similar observations earlier this week.)
And then there’s that sign that’s gone up on Dunlavy, which kinda takes all the guesswork out of it.
Photo of Wilshire Village Apartments: Mike Reed, West University Examiner
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?
A reader reports the long-anticipated demolition of the Wilshire Village apartments at the corner of Dunlavy and W. Alabama has begun: “At 7:19 AM this morning demolition started. It is one single piece of equipment.” [Swamplot inbox; previously on Swamplot]
Wondering what’s been going on with the Ashby Highrise? Developer Matthew Morgan tells the River Oaks Examiner that Buckhead Development intends to respond to “the city’s attempts to reach an agreement” with a new submission for the proposed 23-story residential tower on Bissonnet, next to Southampton.
But the city rejected the highrise’s plans again yesterday . . . for the 10th time. The city said its own analysis showed the project as currently proposed would result in an “F” level of traffic at the corner of Shepherd and Bissonnet:
However, “A significant reduction in peak-hour trips, including appropriate trip offsets, could have a potential to address heightened concerns,” a city engineer, Mark L. Loethen, wrote in his comments.
Computing traffic level involves a formula that rates intersection flow from “A” (no traffic) to “F” (very slow).
The rejected plans were submitted April 7, making the three months until they were returned to the developers unusually long.
Rendering of proposed Ashby Highrise, 1717 Bissonnet: Buckhead Investment Partners
It seems Swamplot readers have had a little trouble identifying the highrise building discussed in yesterday’s Slow Home Design School video exercise. It’s new, it’s “Downtown,” and this west-facing apartment is on the 17th floor, says instructor and architect John Brown.
But is it even in Houston? Really?
What does Brown have to say about the floor plan?
“Do you know which building this is?” a reader asks. The video is today’s presentation in Canadian architect/real-estate agent/developer/plan doctor/entrepreneur John Brown’s Slow Home Design School. The topic: a 2800-sq.-ft. highrise apartment . . . in Houston.
Where, exactly? “It’s on the 17th floor of a new building that’s been built in Downtown Houston.” Hmmm. . . .
You have until tomorrow to present your findings! The floor plan under discussion:
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).
KHOU-TV has tape of the newest residents of the Idlewood Park Apartments at 11675 West Bellfort, just east of Kirkwood: A colony of bats that’s been living inside the walls of at least one building. An animal removal specialist from Trutech has installed a bat valve on a portion of the building’s second story. “They come out during feeding time which is between 5:30 a.m. and 6:15 a.m. They may have been in there for weeks, possibly months, but residents didn’t tell management until earlier this week. A resident shot video of the bats leaving for the morning and showed it to management. . . . ‘We will be here every day for two weeks to monitor what’s happening and to see what occurs with this. Because of the video, we saw there were a large number of bats, so this won’t be overnight where they are going to get out and fly out,’ said [Trutech's Derek] van Delft.” [11 News]
Sugar Land requires single-family rental units to be inspected each year. And the city council has just voted to require the same for multifamily apartments: “The multifamily ordinance must be approved on second reading at a future meeting to become law. If approved, the measure will require apartment owners to pay an annual fee of $8 per rental unit. Sugar Land Community and Environmental Director Mike Goodrum told City Council members on Tuesday that the fee would equate to an annual cost of about $2,000 to $2,400 for the typical apartment complex in the city. Most of those complexes, he said, are owned by Gables Residential of Atlanta, Ga., which was consulted during creation of the new proposed policy. . . . Since apartment complexes typically have somewhat rapid tenant turnover, city inspectors would annually inspect those units that are vacant on the day the inspector schedules a visit, Goodrum indicated.” [Fort Bend Now]
A broker tells reporter Amy Wolff Sorter that no new multifamily apartments — beyond the 14,000 units currently “in the pipeline” — are likely to be built in the Houston area until 2012. MPF Research says the multifamily occupancy rate for this area is hanging at around 89.7 percent, not too far from where it was last year: “. . . rents continue to hold steady and concessions aren’t being jacked up in response, though they do exist. [MPF's Greg] Willett points out that about 38% of the product on the market today has some sort of concession, with the typical giveaway hovering at a 9% discount, which translates to a little more than one month of free rent. Still, ‘that really hasn’t moved,’ Willett remarks. ‘We’ve been at that 9% figures for awhile.’ Both [Apartment Realty Advisors' Matt] Rotan and [CB Richard Ellis's Craig] LaFollette say that the infill locations are faring better than the outer submarkets, which are giving away up to two months free rent.” [Globe St.]
From MarkWBennett (Mark W. Bennett): RT @StephStradley: #FF @houstonpress "Blog Stars" @kuff @lmayes @thebloggess @houstoncalling @swamplot @htownchowdown @bluejeangourmet & me
From steveneparker (Steve Parker): A good explanation of the the major light rail issues: RT @swamplot Where the New Light Rail Lines Are Stuck http://tinyurl.com/yj579v3
From texaswatchdog (texaswatchdog): Can anyone help rescue the ex-presidents buried in the mud in Pearland, TX?: http://twurl.nl/hmxdjj h/t @swamplot
From StephStradley (Stephanie Stradley): #FF @houstonpress "Blog Stars" @kuff @markwbennett @lmayes @thebloggess @houstoncalling @swamplot @htownchowdown @bluejeangourmet & me #nice
From icemanhorns84 (David Crowl): I would support this RT @swamplot Extending Metro’s Main St. Rail Line to Fort Bend County http://tinyurl.com/yzvfygp
From smurfing74 (Irfan S): I heard from someone in pearland that they decided to not put obama's bust their for fear of vandalism. So sad. @swamplot
From melindamerola (Melinda Merola): Did it. RT @swamplot Coming Soon to San Felipe: Winetopia http://tinyurl.com/yzd7jb6From melindamerola (Melinda Merola): Edit: I *love* Swamplot! RT @swamplot The Houston Press Sez Some Nice Things About Us http://tinyurl.com/yhjre5o
From FoodPrincess (Joanne Witt): +2 RT @she_eats: Congrats @HTownChowDown @BlueJeanGourmet @texanschick @swamplot @lmayes named Houston's best bloggers: http://is.gd/aM9GCFrom FoodPrincess (Joanne Witt): +2 RT @she_eats: Congrats @HTownChowDown @BlueJeanGourmet @texanschick @swamplot @lmayes named Houston's best bloggers: http://is.gd/aM9GC
Comment of the Day: I Was a Schmuck for Michael B. Smuck
“. . . We, as managers, were forced to lie to residents about repairs as no company would sell us supplies. We had numerous occassions where trash service and water were stopped due to non-paynment. New residents were moved into dirty apartments with shoddy repairs, old uncleaned carpet and were expected to deal with it. All ‘extras’ tenents had come to expect were discontinued when MBS took over. I was also employed when our christmas paychecks bounced, although it didn’t happen at all properties. Forget a refund on your deposit as well. Even if the apartment was left in perfect condition we were forcefully told to find something to charge them for to keep all their money. Keep in mind all of what I experienced happened before Katrina — I was long gone by then. Working for those people made me leave the apartment industry for good.” [Laura, commenting on The Lodge at Baybrook: Smuck Survivor]