O Houston: In the ephemeral hurly-burly of daily life it’s often too easy to forget just why we’re here.
- Oil Song final animation [Vimeo]
Video: Sharad Patel
Sign up for the Newsletter
Tag: Development Strategies
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?
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]
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]
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?
- Vacant elementary school catches fire [Abc13]
- The Fifth Ward’s Old Bruce Elementary School: Lead Scraped and Ready! [Swamplot]
Photo of former Bruce Elementary School, 713 Bringhurst St.: Vaughn Mueller
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]
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?
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).
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]
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?
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]
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?
Yesterday Texas Watchdog released 99 pages of emails and correspondence it received as the result of a public information request it sent to the mayor’s office in January. The collection documents communications sent and received by Mayor White concerning Discovery Green, and includes messages from and to Marvy Finger, developer of the adjacent One Park Place apartment tower.
One tidbit from that stash was yesterday’s revelation that the mayor had apparently rejected a tax abatement request from Finger Properties — and that the letter he sent out promoting the Downtown residential development was offered in part as consolation for that refusal.
Texas Watchdog is asking for help from its readers in combing the documents for other interesting leads. “If you see anything interesting that you think deserves more digging, let us know,” a reporter for the independent nonpartisan organization writes.
If you enjoy snooping through other people’s emails and memos, we hope you’ll lend Texas Watchdog a hand with that effort. But if you do, please keep Swamplot in mind. Swamplot has no use for stories that “deserve more digging,” because this website isn’t properly armed with shovels. But we do love hearing entertaining details that help expose the machinations behind Houston real estate developments.
The documents are divided into five sections, all linked at the bottom of this Texas Watchdog story. If you find any particular goodies in there that you think other Swamplot readers would enjoy reading, please send us a note with the relevant quotes. Also: please tell us where you found them, and why you think they’re noteworthy.
- ‘Images are precious’ and other tidbits from reams of Mayor Bill White’s e-mails with downtown developer [Texas Watchdog]
- Take a gander at Mayor Bill White’s e-mails; if you see anything that deserves looking into further, e-mail us [Texas Watchdog]
- One Park Place Rejection Letter [Swamplot]
- Maybe He Just Liked the Party Hat on Top? [Swamplot]
Photo: Serendipity Photography LLC
COMMENT OF THE DAY: DRIVING THE GENTLE HILLS OF TANGLEWOOD “. . . I think the layout of the streets can have a significant effect on how the neighbors interact. Did you know Tanglewood streets were laid out the way they are with several curving to give the feel of inclines where there were none lending it to a more genteel feeling as opposed to the straight street grid which is a bit cold. With those curvy streets, they still have a pretty straight street grid, but with more gentleness. While cul de sacs may create community within that cul de sac, I think it cuts the few houses on it off from the rest of the streets and therefore offers fewer opportunities for casual social interaction and in effect creates an us against them. Of course these are all generalizations, but developers deal in generalizations anyway.” [EMME, commenting on Welcome to Bizarro Heights. What Are You Drinking?]
A few fun pics from around and about town! First, this crowd of black vultures ponders its next real-estate venture from atop a communications tower parked in a gated community in Cypress. Photographer Karen Morris happened upon the scene on Eldridge near Grant Rd.:
It was an awesome sight. Personally, if they adorned my rooftop every evening, I’d clean the roof, sell the house and move to the other side of town. . . . Black Vultures/Buzzards are a bit smaller and less colorful that the Turkey Vulture. They tend to follow the Turkey Vulture because it has a keener sense of smell and can find it’s meal through use of that sense. They eat dead animals and occasionally capture small live animals (field mice, etc.). Although they do not build a nest, they will take an abandoned nest. Often roost together as seen in this set of photos. If startled while roosting, they will regurgitate with power and accuracy.
More local habitat:
