Swamplot Archives by Tag: Boulevard-Oaks

Friday, February 27, 2009

Ashby Highrise: Shifting Driveways and the Insanity Offense

February 27, 2009 – 6:10 pm

The Chronicle’s Mike Snyder comments on the the Ashby Highrise’s latest failing grade:

Since March of last year, [Matthew] Morgan and [Kevin] Kirton have submitted various versions of their permit application eight times, and the city has rejected it eight times.

Since one definitition of insanity is taking the same action repeatedly and expecting a different result, some observers have speculated that the developers were building a record for a lawsuit. The language in their timeline shows they’re prepared to take this step, whether or not it’s been part of their strategy all along.

The developers are portraying this case as an example of heavy-handed and inequitable city regulation that all developers should worry about. How much support they’ll get from their industry colleagues if they choose to go to court remains to be seen.

But Jennifer Dawson, writing in the Houston Business Journal, notes that Buckhead Investment Partners has been fiddling with those plans they keep submitting:

Continue Reading This Story >

6:10 pm | 26 Comments | Read more about Apartments, Condos, Development Regulations, Highrises, Neighborhood Disputes, Neighborhoods: Boulevard Oaks, Neighborhoods: Southampton, Proposed Developments
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Thursday, February 26, 2009

Neighborhood Guessing Game Over: Shepherd Corner

February 26, 2009 – 4:28 pm

We’ve got a prize to give away!

Here are the neighborhoods you guessed in this week’s game: Walnut Bend, Crestwood, Sugar Land, Katy, Spring, Kingwood, Willow Meadows, the Memorial Villages, Bellaire, West U., the Houston Country Club area north of Woodway, Clear Lake, Boulevard Oaks, south of Memorial Dr. between Beltway 8 and Wilcrest, Southampton, Southgate, and Hunter’s Creek. Plus: 2 each for River Oaks and Memorial. And 3 guesses for Tanglewood.

JPSivco, ears glued to the photos, wins a year-long individual membership in the Rice Design Alliance for this dead-on but  airplane-obsessed entry:

I can’t believe you people don’t hear the jet planes flying over this place!!!

Whoosh, there goes another one. This sucker is right under the Hobby flight path.

Rooms are really big. The “master” bedroom looks like it could be on the second floor since EVERY room on the first floor has low cielings except the gabled window. I bet it is 2 stories, with all of the ceiling fanned bedrooms “up” as the Realtors(r) say, making it really big, 4,000 sf or more.

Soooo…….Southhampton/gate …somewhere near Southgate over which they execute a slight turn for final approach.

Congratulations! A very close second was tcpIV:

I’m going for an ‘old money’ Boulevard Oaks. There’s plenty of room for chic 70s/80s vaulted additions. The kids, a boy and a girl, have been gone for a few years. Daddy just sold his partnership in the law firm so he and mother are packing their Storehouse stools, English windsor chairs, mahogany sideboard, Harris Sanders upholstered pieces and heading off to ‘the camp’ on the Guadalupe.

So where is this home exactly?

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4:28 pm | 4 Comments | Read more about Homes for Sale, Interiors, Neighborhood Guessing Game, Neighborhoods: Southampton
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Friday, October 10, 2008

Weekend Open House Tour: North Edgemont and Vassar Place

October 10, 2008 – 11:33 pm

The northerly stretches of Boulevard Oaks, where the call of the Southwest Freeway is clear and constant! Four lovely homes await your visit:

1336 Vassar St., Vassar Place, Boulevard Oaks, Houston

Location: 1336 Vassar St.
Details: 3 bedrooms, 2 baths; 2,398 sq. ft.
Price: $749,000
The Scoop: Recently remodeled 1935 bungalow in Vassar Place, with arched doorways, plantation shutters, mustard and seagrass interiors. Kitchen has built-in desk, Breakfast Nook, arched faux-finish vent hood. Ceiling-mounted sound system in both bathrooms. On the market for 3 months already.
Open House: Sunday, 2-4 pm

More this way:

Continue Reading This Story >

11:33 pm | 3 Comments | Read more about Homes for Sale, Neighborhoods: Boulevard Oaks, Neighborhoods: North Edgemont, Neighborhoods: Vassar Place, Open Houses
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Wednesday, October 8, 2008

Ashby Highrise: Strike Seven!

October 8, 2008 – 12:11 pm
   

“The developers of the Ashby high-rise sent their plans back to the city of Houston just days before Hurricane Ike hit, and not long after the Public Works Department resumed operations, Buckhead Investment Partners were rejected for a seventh time. Records show the plans were filed again Sept. 11, seven days after being returned. They were denied a remaining permit again Sept. 29. In his comments, city engineer Mark Loethen said plans for a driveway permit contained no revisions and there was ‘no current justification’ for restriping plans on Bissonnet Boulevard at Ashby Drive.” [West University Examiner; previously]

12:11 pm | 8 Comments | Read more about Apartments, Condos, Development Regulations, Highrises, Neighborhood Disputes, Neighborhoods: Boulevard Oaks, Neighborhoods: Southampton, Proposed Developments, Quicklink
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Friday, September 12, 2008

Ashby Highrise: Stuck on the Dock

September 12, 2008 – 10:00 am
   

That last city permit is proving difficult for developers of the Ashby Highrise, as the city denied the variance request for a loading dock last week: “In comments for the Public Works and Engineering Department, city engineer Mark Loethen said the at-grade loading dock from Bissonnet Street will not be allowed because its use would obstruct lanes of traffic. In his Sept. 4 comments, Loethen said the variance was rejected for the same reason, citing Sec. 40-86 of the code of ordinances. ‘Such a driveway, as proposed, would excessively interfere with the normal use of the Bissonnet Street right of way,’ he said.” [West University Examiner; previously]

10:00 am | 1 Comment | Read more about Apartments, Condos, Highrises, Neighborhood Disputes, Neighborhoods: Boulevard Oaks, Neighborhoods: Southampton, Proposed Developments, Quicklink
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Wednesday, September 3, 2008

Ashby Highrise: Down to a Loading Dock?

September 3, 2008 – 12:49 pm
   

Buckhead Investments has resubmitted plans for the proposed Ashby Highrise for the single permit standing in the way of construction. “[Developer Matthew] Morgan said the developers have asked for a variance concerning the design’s loading dock, adding that ‘plenty of examples’ of similar configurations ‘can be found on thoroughfares and collector streets’ in the area. One example he cited is the new high-end, 236-unit apartment complex called Fairmont Museum District at 4310 Dunlavy St. ‘It seems to have loading docks that you can’t pull through,’ Morgan said. ‘Dunlavy is a collector street. We don’t feel like the same criteria was used.’ [West University Examiner; previously]

12:49 pm | 5 Comments | Read more about Apartments, Condos, Development Restrictions, Highrises, Neighborhood Disputes, Neighborhoods: Boulevard Oaks, Neighborhoods: Southampton, Proposed Developments, Quicklink
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Wednesday, July 2, 2008

Ashby Highrise: One Permit Away from Approval

July 2, 2008 – 11:38 am
   

“Having cleared six of seven departmental reviews, dating back July 30, the project only lacks clearance from Public Works and Engineering’s traffic section.” Developer Matthew Morgan says Buckhead Investment Partners will address four outstanding traffic concerns and resubmit the project for approval soon. [West University Examiner; previously]

11:38 am | 72 Comments | Read more about Apartments, Condos, Development Restrictions, Highrises, Neighborhood Disputes, Neighborhoods: Boulevard Oaks, Neighborhoods: Southampton, Proposed Developments, Quicklink
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Friday, June 27, 2008

Wabi Sabi: Sold!

June 27, 2008 – 1:54 pm

Wabi Sabi House, 2316 Bartlett St., Houston

The Wabi Sabi House in Boulevard Oaks has sold, reports developer Carol Barden. And she says the buyer found his new home . . . by reading Swamplot.

The buyer apparently came across the Wabi Sabi while reading stories on this site about another Barden property: yes, that lonely Modern townhome on Stanford St. in Montrose designed by Francois de Menil that Barden was still trying to unload. Swamplot’s last report noticed that once-a-million dollar townhouse being offered for $749,000. Barden tells us that the Menil townhouse is now under contract. She won’t reveal any pricing details, but says that she “didn’t discount the price again.”

Photo of Wabi Sabi House: Olson Sundberg Kundig Allen

1:54 pm | Add a Comment | Read more about Buying and Selling, Home Design, Homebuying, Neighborhoods: Boulevard Oaks, Neighborhoods: Greenbriar, Neighborhoods: Montrose, Neighborhoods: Temple Terrace, New Construction: Residential, Real Estate Marketing
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Thursday, April 24, 2008

Neighborhood Guessing Game Over: Remodeled and Remodeled

April 24, 2008 – 11:57 pm

Neighborhood Guessing Game 4: Media Room

Some pretty sharp photo-detective work — and plenty of good guesses — in this week’s Neighborhood Guessing Game. But . . . no winner. This was a tough one!

This week’s guesses were rather variously described . . . and one-of-a-kind: “near the Medical Center off McGregor;” 77024; Oak Ridge North; Northampton in Spring; Briar Forest; Memorial/Dairy Ashford area; River Oaks; Avalon Square; Yorkshire; Frostwood; West Memorial between Beltway 8 and Eldridge; Briar Forest; Bunker Hill; one of the Memorial Villages; Southgate-Rice Village area; Southmore/Riverside; Braeswood Place; Ayrshire; Braes Heights; Braes Manor; Braes Oaks; Braes Terrace; Emerald Forest; Southern Oaks; Conroe; Afton Oaks.

That’s quite a tour of the Houston area!

The closest guess came from karen, who failed to tease out the memory of a similar property she once looked at “on Lexington, between Greenbriar and Kirby.” Think of a more upscale version of that house — where would that be?

How about . . . on North or South Blvd.? The exact neighborhood of this week’s home was Edgemont. But a guess of West Edgemont . . . or Broadacres . . . or Boulevard Oaks would have won it. Southampton might even have been good enough.

Possibly, some of you were thrown off by the order of the photos. If the first photo had been of the Living Room, followed by the Dining Room . . . and the paneled and partially sunken Media Room had not been shown until later, would the apparent pattern of remodeling and addition have been more obvious?

A few key clues were unearthed in the comments. An honorable mention goes to last week’s winner, HoustonAreaGuy, who was first to identify the critical bathroom-door handle clue, and who made no mistakes in his description:

It’s a large house, easily 4000+ square feet. I could go with 60’s construction as well, except one small detail stands out to me…and it might not mean anything. The hardware on the bathroom door in the last photo appears to be OLD. Not sure if it’s original to the house or something bought at an antique emporium. It really throws me because if the house is as old as the hardware indicates, then it likely isn’t in my first-guess area zip code 77024.

After the jump: the big reveal!

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11:57 pm | 1 Comment | Read more about Interiors, Neighborhood Guessing Game, Neighborhoods: Boulevard Oaks, Neighborhoods: West Edgemont
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Tuesday, March 18, 2008

Ashby Highrise Developers: Moving Ahead

March 18, 2008 – 9:11 am

Bissonnet St. Elevation of Proposed Ashby Highrise, 1717 Bissonnet, Southampton, Houston

Today comes news that the developers of the Ashby Highrise won’t wait any longer to strike a deal with the city — and are proceeding with permit applications for their original 23-story apartment and condo tower next to Southampton. Writing in the Chronicle, Mike Snyder reports that Buckhead Investment Partners had submitted a proposal for a slightly smaller tower to the city three weeks ago but had received no response.

The proposed smaller 22-story tower, which didn’t get much support from neighborhood groups, would have featured a narrower tower with 130 condo units and four detached townhouses along Ashby, two floors of underground parking and two more above grade, plus a small park on one corner. Buckhead principals Matthew Morgan and Kevin Kirton told Snyder the reduced number of units would “eliminate any possibility the project would cause unacceptable traffic congestion.”

A document outlining the proposal, however, shows the offer is contingent on significant financial concessions by the city: An immediate refund of about $500,000 for new sewer lines the developers installed to serve the project, along with a payment to the developers of up to $2.15 million, over as long as 10 years, from revenue generated by increased tax values on the site.

Meanwhile, Buckhead’s fancy new website now features a far more complete collection of presentation drawings of what appears to be the original 23-story tower. There doesn’t seem to be any mention on the site of the 22-story all-condo tower proposal.

After the jump, lots of tower drawings from the new website — including . . . kids hugging puppies!

Continue Reading This Story >

9:11 am | 2 Comments | Read more about Apartments, Condos, Highrises, Neighborhood Disputes, Neighborhoods: Boulevard Oaks, Neighborhoods: Southampton, Proposed Developments, Retail, Townhomes
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Monday, February 18, 2008

Ashby Highrise Developers: How To Build Smaller While Keeping Profits Big

February 18, 2008 – 5:05 pm

Townhouses at Ashby, 1717 Bissonnet, Ashby Highrise, Houston

How do you reduce development in . . . uh, sensitive Houston neighborhoods — without imposing new regulations?

It can be done! A free market provides its own land-use controls.

Matthew Morgan and Kevin Kirton of Buckhead Investment Partners, developers of the proposed 23-story residential highrise at the corner of Ashby and Bissonnet, show how it can work:

In the Feb. 5 meeting, Morgan and Kirton offered to reduce the size of their building to 19 stories or to build a six-story project while accepting a $2.65 million payment to recoup their investment.

Street-level view of proposed Ashby Townhomes, 1717 Bissonnet: Buckhead Investment Partners

5:05 pm | Read more about Development Restrictions, Highrises, Neighborhood Disputes, Neighborhoods: Boulevard Oaks, Neighborhoods: Southampton, Proposed Developments
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Wednesday, November 7, 2007

DelayAshbyHighRise.org

November 7, 2007 – 12:23 pm

Slow-motion news flash: City Council has just voted to put off a vote on the mayor’s whipped-up-in-a-jiffy highrise traffic ordinance for 90 days. The ordinance would have required traffic-impact studies for projects “very much like” the proposed Ashby Highrise, and allowed the director of public works to force building-size reductions as a result.

Guess those signs will be staying up through the holidays.

12:23 pm | Read more about Highrises, Neighborhood Disputes, Neighborhoods: Boulevard Oaks, Neighborhoods: Southampton, Proposed Developments
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Monday, October 29, 2007

Demolition Watch: Greenbriar Chateau Apartments

October 29, 2007 – 12:30 pm

Greenbriar Chateau Apartments, 4100 Greenbriar St., HoustonFirst, they came for Maryland Manor. And then: the Greenbriar Chateau apartments? Just what is happening to the great Mansard apartments of Houston? And what will be next on the chopping block: that birthing place of Bushitude, Chateau Dijon?

No 23-story tower has been proposed for the Greenbriar Chateau site—yet. But think of the stylistic possibilities: a Tuscan shopping center . . . or taller, vaguely turn-of-the-century New York-ish apartments. Sure, it’s more than three-and-a-half acres at the northern edge of Boulevard Oaks, but really, it’s those mansards that have to go.

A local investment group has obtained a $10-million loan to buy the 145-unit Greenbriar Chateau in the near southwest submarket. Given the location, it could end up as a conversion into a higher-density project.

Bammelbelt LP bought the complex, built nearly 40 years ago at 4100 Greenbriar St., a prime infill location within minutes of Rice University, Hermann Park and the Texas Medical Center. Sources familiar with the area say rising land costs for infill sites could prompt similar deals by investors buying aging properties as land plays.

Swamplot readers: is this your home? When you get that little slip in your mailbox, let us know.

12:30 pm | Read more about Apartments, Buying and Selling, Commercial Real Estate, Financing, Neighborhoods: Boulevard Oaks, Real Estate Investing
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Monday, October 1, 2007

Uproar Update: Ashby Highrise

October 1, 2007 – 9:43 am

Highrise Protest Sign on Rice Blvd. in Southampton

So much continuing excitement over the new 23-story tower proposed for the corner of Bissonnet and Ashby in Boulevard Oaks:

  • Mayor White sends the city a letter: “I will be prepared to use any appropriate power under law to alter the proposed project as currently planned.” Just wait’ll we get a mayor who’s actually an architect.
  • Next, the architect who wants to be mayor proposes a moratorium.
  • Gentle opposition guest editorial in the Chronicle: “Imagine the diminished joy of looking out from your peaceful garden . . .”
  • Wednesday: Protest rally!
  • Interesting traffic analysis from Off the Kuff commenter Trafficnerd:

    In my experience, the residents of the affected areas almost always object vociferously to the residential components of the project, yet give the typical ground level retail and restaurant uses a pass because they somewhat see those as desirable uses.

  • What’s it gonna look like? See an actual drawing of the proposed tower, after the jump! Yes, it’s cartoonish, but it doesn’t look like the cartoon.

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9:43 am | Read more about Highrises, Neighborhood Disputes, Neighborhoods: Boulevard Oaks, Neighborhoods: Southampton, Proposed Developments
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Thursday, September 20, 2007

Can’t Stop This: Southampton Pop-Up Tower

September 20, 2007 – 8:16 am

Cartoon of Highrise Planned for 1717 BissonnetOne advantage of keeping your Houston-style Big Tower in a Wealthy Residential Neighborhood project secret: You can plat the property, prepare traffic-impact studies, and upgrade utilities before anyone notices. One downside: Media-savvy neighbors might catch on and announce your project before you do. Or at least release renderings.

Here’s what Buckhead Investment Partners is saying about the 23-story mixed-use tower the company is planning for the current site of the Maryland Manor apartments, on the south side of Bissonnet near Dunlavy: A six-story base will include a 467-car parking garage, space for retail and a restaurant on the ground floor, and five live-work townhomes. An “amenity plaza” level on the sixth floor will have an exercise room, spa, and office space. Above it all: 17 floors of either apartments or condos.

Rainwater collection. LEED-Silver rating. Red-brick exterior with cast-stone details. But best of all is the spin:

The project design has been chosen so that all building residential units will be above the tree line, ensuring the greatest level of privacy for the surrounding neighborhood and the maximum view of Houston’s skylines and tree canopy from the units.

Emerging Boulevard Oaks development strategy: You won’t be able to see us, because we’ll be above the trees.

8:16 am | Read more about Apartments, Condos, Development Strategy, Green Design and Development, Highrises, Mixed Use, Neighborhood Disputes, Neighborhoods: Boulevard Oaks, Neighborhoods: Southampton, New Construction, New Construction: Residential, Proposed Developments, Retail, Trees
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