540 replies to this topic

[Doohickie]

Yes, it was built as a Residence Inn and closed as a Hawthorn Suites.  It was a hotel, and it was located right at University and the Clear Fork of the Trinity River.

Oh ok.  Yes.  The site has been a vacant lot for so long that I forgot that it was formerly home to a Hotel.

I "lived" at that Residence Inn for a month or two when we moved back to Fort Worth in 1997.

[Doohickie]

Wasnt that the site of an old drive-in movie theater too?

No. It looks like it was open land until the Residence Inn was built int he 1980s (per HistoricAerials). 

 

There was a drive-in on the other side of University and further north, on the back side of what is now University Park Village.

[Big Frog II]

 

 

Yes, it was built as a Residence Inn and closed as a Hawthorn Suites.  It was a hotel, and it was located right at University and the Clear Fork of the Trinity River.

Oh ok.  Yes.  The site has been a vacant lot for so long that I forgot that it was formerly home to a Hotel.

Wasnt that the site of an old drive-in movie theater too? I recall a church I believe called themselves University _____ met over at the hotel while selling their property off of Rogers Rd behind Woodshed and then rebranding to Capstone and moving further out in Benbrook on the West Loop. Ill need to consult wayback machine to recount the exact details theyve since updated their website.

 

The Drive In was across the street where University Park Village is located.  There use to be a go-cart track on the land where the hotel was torn down.

[Austin55]

Via Merriman Anderson Architects' Instagram page: https://www.instagra.../p/CpvcLqHOkTr/

 

[rriojas71]

looks like another scaled down project but i actually like it for the most part.  I did the varying heights but wish that the corner unit in the second unit was a few stories taller.

[Jeriat]

looks like another scaled down project but i actually like it for the most part.  I did the varying heights but wish that the corner unit in the second unit was a few stories taller.

...was it scaled down? Or am I looking at a different project? 

[rriojas71]

Westbend South (Phase II) is going before zoning next week.
 

The subject property is within 1,000 feet from one- or two-family zoning (that is not designated as park of Forest

Park or the Fort Worth Zoo) across the river along the Mistletoe Heights neighborhood. The river is less than 300

feet wide. Therefore, the applicant must apply for a Planned Development for the desired hotel use. The applicant

also wants to build multifamily in the development, and therefore has added this use to the Planned Development,

as residential multifamily use is not allowed by right within “G” Intensive Commercial.

Prior to submitting the Zoning Change application, the applicant spoke with City staff about the intended

rezoning; several different options were discussed. All of the proposed uses are allowed in “MU-1” Low Intensity

Mixed-Use, however, the “MU-1” district does not allow for the proposed twelve (12) story height; “MU-1”

allows for a maximum of ten (10) stories. The developer expressed in a Predevelopment Conference that in order

to be financially viable, the project must be twelve stories instead of ten. The base district of this Planned

Development is proposed to be “G” Intensive Commercial, which allows a maximum height of twelve (12) stories

or 120 feet.

The applicant provided the following request:

From: “G” Intensive Commercial

To: “PD/G” Planned Development for all uses in “G” Intensive Commercial, plus hotel and residential

uses. No electronic changeable copy sign, with the following provisions:

1. Building Height - Maximum building height shall be 12 stories.

2. Building Setbacks – Primary street min/max = 0’/30’. Side Street min/max is 0’/20’. Rear yard

minimum is 0’.

3. Urban Forestry – Per Mixed Use zoning requirements.

4. Landscape – Landscaping requirements shall comply with MU-1 landscape requirements.

5. Parking - Minimum parking spaces required per MU-1 zoning. 

6. Residential multifamily: Maximum of 350 units.

7. Hotel: Maximum of 205 rooms/keys. 

 

 

 

 

 

looks like another scaled down project but i actually like it for the most part.  I did the varying heights but wish that the corner unit in the second unit was a few stories taller.

...was it scaled down? Or am I looking at a different project? 

 

I was going on this image which said it could be up to 12 stories...  I guess I was the one who let myself down by removing the "could be" part and assuming that it was going to all be 12 stories.

[JBB]

It looks at worst it's 10 stories.  Are we really gonna get let down by that?

[rriojas71]

It looks at worst it's 10 stories.  Are we really gonna get let down by that?

I'm not let down.  Was hoping for multiple12 story towers from the initial site plans drawings that I remembered reading.  I am totally on board with the new plans

[JBB]

I guess I misunderstood when you said "let myself down".

[Austin55]

BizJournals reports that Trademark has toyed with the idea of the HQ leaving Westbend and moving to thier Lincoln Square development in Arlington. 

 

https://www.bizjourn...adquarters.html

[Austin55]

Traffic light poles are up at University and Collinsworth.

[John T Roberts]

That's good to know.  I have been avoiding University Drive due to the construction.

[Austin55]

Is the retail on the Southern end there? Hard to tell. 

[rriojas71]

Via Merriman Anderson Architects' Instagram page: https://www.instagra.../p/CpvcLqHOkTr/

 

This got axed and reduced...  Kinda disappointed but not surprised.  Hoping that the new design isn't value engineered and we are left with a bland building and another missed opportunity.

[Doohickie]

that just always felt strange when those townhomes or hotel was there, like people's living room window was 6 feet from the path.

We stayed there in 1997 when relocating back to Texas; as a resident it never bothered me.

[Austin55]

I feel like it makes more (financial) sense to build one 7-story building rather than a 4/5-story building with an adjacent 10-story building.

[John T Roberts]

I'm pretty sure that my friends who live in the neighborhood will not like this.  One of my friends is a pure NIMBY.

[Doohickie]

"The neighborhood"?  Is there any neighborhood on that side of the river?

[Crestline]

Cross-referencing roverone's new retail apocalypse topic, I think Westbend South should be built without any retail at all. Would city zoning permit it to be pure hospitality and residential? After all, there's already plenty of retail next door in the existing West Bend structures. 

 

I was wondering the same thing.  Best guess is Mistletoe Heights or Berkeley Place across the river.

 

NOMORB (not on my opposite river bank)

[John T Roberts]

There's been a bit of discussion since my last post.  The neighborhoods to which I was referring were the ones across the river.  If you are active as I am in the area, you will find that Mistletoe Heights and Berkeley residents do a quite a bit of protesting about activity on University Drive.  I also know that University West and University Place are also quite active neighborhood associations, but I'm not going to credit any opposition to things on University Drive to those neighborhoods. 

 

As for not placing retail in Westbend South, I would have to do a zoning and other regulation search to see if they could built it without that component. 

 

Nitixope, as for the retail component that is in West Bend, I have eaten at Silver Fox several times for special occasions.  The place that I have stopped the most often while on bicycle is HG Sply Co.  Their food is pretty good.  I have also eaten there a few times for lunch when not on bicycle.  One other time, I did go to the Van Leeuwen Ice Cream Shop.

[txbornviking]

Cross-referencing roverone's new retail apocalypse topic, I think Westbend South should be built without any retail at all. Would city zoning permit it to be pure hospitality and residential? After all, there's already plenty of retail next door in the existing West Bend structures. 

 

I was wondering the same thing.  Best guess is Mistletoe Heights or Berkeley Place across the river.

 

NOMORB (not on my opposite river bank)

 

gets me thinking about the nimby's who protested the horror of a hotel going in next to the Whole Foods over as part of Waterside, worried that somehow people in a hotel would be able to see the 1000' to their newly built $1M+ homes across Bryant Irvin

 

and honestly, as you drive past Waterside on Bryant Irvin that Residence Inn is BARELY even visible

[rriojas71]

 

Cross-referencing roverone's new retail apocalypse topic, I think Westbend South should be built without any retail at all. Would city zoning permit it to be pure hospitality and residential? After all, there's already plenty of retail next door in the existing West Bend structures. 

 

I was wondering the same thing.  Best guess is Mistletoe Heights or Berkeley Place across the river.

 

NOMORB (not on my opposite river bank)

 

gets me thinking about the nimby's who protested the horror of a hotel going in next to the Whole Foods over as part of Waterside, worried that somehow people in a hotel would be able to see the 1000' to their newly built $1M+ homes across Bryant Irvin

 

and honestly, as you drive past Waterside on Bryant Irvin that Residence Inn is BARELY even visible

 

Totally agree.  Although I would have rather have had the Oxbow restaurants that they initially planned I think the Hotel worked out great for the development and it always seems to be heavily occupied.   That is the part of the Westbend south development that I'm most disappointed about.  A nice Hotel would have worked out great in that area.

[Crestline]

I wonder whether the new "front door" will face the gas station, the fast food joint, the hotel, or the empty lot. 

[Doohickie]

There's been a bit of discussion since my last post.  The neighborhoods to which I was referring were the ones across the river.  If you are active as I am in the area, you will find that Mistletoe Heights and Berkeley residents do a quite a bit of protesting about activity on University Drive.  I also know that University West and University Place are also quite active neighborhood associations, but I'm not going to credit any opposition to things on University Drive to those neighborhoods. 

 

As for not placing retail in Westbend South, I would have to do a zoning and other regulation search to see if they could built it without that component. 

 

Nitixope, as for the retail component that is in West Bend, I have eaten at Silver Fox several times for special occasions.  The place that I have stopped the most often while on bicycle is HG Sply Co.  Their food is pretty good.  I have also eaten there a few times for lunch when not on bicycle.  One other time, I did go to the Van Leeuwen Ice Cream Shop.

Yeah, we've been for ice cream there as well.  I think if there is more residential in that pocket, there will be demand for some "neighborhood retail" like a bodega/7-11, dry cleaner, barber/hair place, etc.

[Doohickie]

I didn't realize that branch had closed.

[John T Roberts]

It closed some time back.  I remember going down University Drive and not seeing the sign.

[Austin55]

It looks like the Hanover multifamily project on Merrimac Circle is dead. The land has been listed for sale: http://www.loopnet.c...isting/31126999

[Jeriat]

It looks like the Hanover multifamily project on Merrimac Circle is dead. The land has been listed for sale: http://www.loopnet.c...isting/31126999

 

Weak.

[JBB]

How is that "weak"?  Do you want someone that doesn't have the financing for a project to plow ahead anyway?

[elpingüino]

Maybe the food truck park can return in the meantime? 🤞

[Jeriat]

How is that "weak"?  Do you want someone that doesn't have the financing for a project to plow ahead anyway?

It's an expression . . . 

[JBB]

Okay.  What do you mean by using it?

[Jeriat]

Okay.  What do you mean by using it?

I don't like the plan being canceled, as such as many others in this town that have been as well...

Nothing more than that.

[JBB]

Plans change.  It happens in every city.

[Crestline]

Weak.

 

Agreed!

[Doohickie]

This is the old Residence Inn/Hawthorn Suites?  We lived there for a month or two when we moved back to FtW in '97.

[John T Roberts]

Yes, it is that site.

[Austin55]

West Bend South has hit TDLR: https://www.tdlr.tex.../TABS2024015828

 

 

 

Seven story multi-family project with 330 resident units, leasing lobby, two resident lounges, dog spa, fitness center, two story structured parking garage and core and shell retail space.

[rriojas71]

 

 

West Bend South has hit TDLR: https://www.tdlr.tex.../TABS2024015828

 

 

 

Seven story multi-family project with 330 resident units, leasing lobby, two resident lounges, dog spa, fitness center, two story structured parking garage and core and shell retail space.

 

 

Only $36M?  I guess I was thinking more.

 

Start Date: 9/30/2024

Completion Date: 12/31/2026

Estimated Cost: $36,000,000

 

From Beck's Cost Guide, it's showing around $250,000 / unit for 5 stories over 2 parking podium all the way up to $464,640/unit for High Rise for Rent and all the way up to $740,851/unit for highrise for sale. Let's say $225,000 conservatively x 330 units = $74,250,000 not to mention ground floor retail tenant space, I was thinking more like $80-90M but I don't run these numbers everyday to compare.

 

Is the ground floor retail the same as the core and shell retail space?   I was thinking that it was a completely separate structure which I guess could be called ground floor retail

[John T Roberts]

Since the TDLR application is broadscoping and limited in blank space to fill in, I would guess that ground floor retail is the same as the shell retail space.  I interpret the word "core" to mean the building's core with elevators, stairs, and the typical elements found within the core portions of a multi-story building.