69 replies to this topic

[John T Roberts]

This is a really interesting building.

[John T Roberts]

Here's an updated photograph of the Hotel Revel.

 

_DSC5187 by jtrobert, on Flickr

 

This is a view looking down the street with all of the new buildings:

 

8thave by jtrobert, on Flickr

[rriojas71]

^^  If only it was on the UWS and 15 stories taller.

[Jeriat]

^^  If only it was on the UWS and 15 stories taller.

 

Nah, that would take attention away from Sundance Square, and I don't think "the-powers-that-be" would want that... 

[eastfwther]

^^  If only it was on the UWS and 15 stories taller

Regardless of the height, this is probably the coolest looking building built in Fort Worth in a while. 

[John T Roberts]

All three of the buildings in the center of the block make a nice design statement.  It will be interesting to see how the 2 story CVS Pharmacy will look.  Hopefully, they have deviated from their traditional design.

[johnfwd]

Drove by there last Sunday.  The Hotel Revel building has a modern classy-looking design.  It does fit in well.  This area is changing dramatically!  

 

Incidentally I drove further down Rosedale and went north on Henderson to check out the medical building construction progress.  This massive project is now up two floors.  Hope someone can do an updated photo.

[panthercity]

All three of the buildings in the center of the block make a nice design statement.  It will be interesting to see how the 2 story CVS Pharmacy will look.  Hopefully, they have deviated from their traditional design.

It has a nice feel to it, I wish chipotle had done something a bit different as well.

[John T Roberts]

Chipotle was a radical remodel of the old Rosebud Cafe.  They took two walls and the old footprint of the building and rebuilt from those. 

 

I also included a construction photograph of the two story CVS Pharmacy in the "Southside Developments" thread.  Below is the link to the post with the photograph:

 

http://www.fortworth...c=1273&p=127855

[txbornviking]

Chipotle was a radical remodel of the old Rosebud Cafe.  They took two walls and the old footprint of the building and rebuilt from those. 

 

I also included a construction photograph of the two story CVS Pharmacy in the "Southside Developments" thread.  Below is the link to the post with the photograph:

 

http://www.fortworth...c=1273&p=127855

 

Any insight on why "2 walls" were kept from the Rosebud Cafe?

I always assumed there was some sort of story there. Keeping 2 cinderblock walls seemed like more work and cost than a full demo.

[John T Roberts]

From what I know about the City's Permitting Process and Fees is that leaving the 2 walls and the floor slab makes the project fall into the Commercial Remodel category, rather than New Construction.  I believe that the cost of the permit is less expensive and I know some of the requirements are less restrictive.  Leaving any structural element in place is also usually cheaper than removing it and rebuilding it, especially if the new building use is close to the same size and type of construction.   

[Doohickie]

When I was in college in the 1980s, our fraternity house burned down.  I guess one way to protect our variance as a "boarding house" in an otherwise single family neighborhood was to keep the front porch and the two adjoining walls (it wrapped around the front and side) so that it wasn't a new build but rather a remodel. 

 

I'm sure there was something about the property they wanted that was grandfathered (the setback from the street maybe?) that made them want to keep a portion of the old building.

[John T Roberts]

Doohickie is probably also correct.  Since I didn't work on the project, but thinking about the site, it may have been impossible for them to convert it into a Chipotle without leaving part of the building in place. 

[panthercity]

My wife and I stayed at Hotel Revel over the weekend for my birthday. It was a very different hotel, had a very European feel to it. The sky lounge was the best part about the entire stay. We were able to listen to the music of our choice while we hung out and took in the sunset views. I took a few photos but didnt get any of the interior. If I can figure out how to properly use a photo hosting site Ill upload the few that I took.

[elpingüino]

The seafood restaurant and speakeasy planned for the ground floor of Hotel Revel have fallen through. https://www.papercit...house-shutters/

[Austin55]

Ibanez Shaw posted a sketch on Instagram which appears to depict an expansion of the Revel building. Photo caption is "Building addition study⁠"

 

https://www.instagra.../p/Cgw7IrWu8Kk/

[Stadtplan]

I took the rendering and superimposed it over street views.  The perspective is a little off, but you get the idea.

 

[arch-image]

I know this is and old post but just came across it. Seems counterintuitive is that's the case since if it is a you have pay remodel Construction tax of 8 1/4% on the total cost of the project as opposed to subs only carrying tax on material if it's new construction. I can't imagine savings on the permit would offset that. 

 

From what I know about the City's Permitting Process and Fees is that leaving the 2 walls and the floor slab makes the project fall into the Commercial Remodel category, rather than New Construction.  I believe that the cost of the permit is less expensive and I know some of the requirements are less restrictive.  Leaving any structural element in place is also usually cheaper than removing it and rebuilding it, especially if the new building use is close to the same size and type of construction.   

[Presidio Interests]

 

I know this is and old post but just came across it. Seems counterintuitive is that's the case since if it is a you have pay remodel Construction tax of 8 1/4% on the total cost of the project as opposed to subs only carrying tax on material if it's new construction. I can't imagine savings on the permit would offset that. 

 

From what I know about the City's Permitting Process and Fees is that leaving the 2 walls and the floor slab makes the project fall into the Commercial Remodel category, rather than New Construction.  I believe that the cost of the permit is less expensive and I know some of the requirements are less restrictive.  Leaving any structural element in place is also usually cheaper than removing it and rebuilding it, especially if the new building use is close to the same size and type of construction.   

 

Good point.  Im not sure why that is.  Maybe state-level law?  Notice, though, that a building that was remodeled, even if it was 95% replaced, still shows up in TAD as "built in 1965" or whatever year originally built, so TAD typically values it lower vs 100% ground up build.  So the sales tax might be higher on renovation but the property taxes, because of valuation, are likely to be lower.  I doubt that is included in the logic of the sales tax though. 

[arch-image]

Good point.  Im not sure why that is.  Maybe state-level law?  Notice, though, that a building that was remodeled, even if it was 95% replaced, still shows up in TAD as "built in 1965" or whatever year originally built, so TAD typically values it lower vs 100% ground up build.  So the sales tax might be higher on renovation but the property taxes, because of valuation, are likely to be lower.  I doubt that is included in the logic of the sales tax though. 

 

 

Well, the age may remain the same but the value will change, my house was built in 1943 but it aint on the tax roll at $3270! All Joking aside. I was told once a long time ago when the Texas Construction Remodel Tax was started that they forwarded a copy of all remodel permits over certain amounts to the tax office for inspection to establish new values. You might slide by a couple of years, but they will eventually run a new value on it. I know I added AC to my shop, which was never considered in my SF for tax as it was not air conditioned space and 2 years later inspectors showed up to re-evaluate my house, got me on my kitchen and bath remodels, the added SF and a few other things, bottom line is they added about $100k to the value of my house. Most was the 500SF shop at $75 PSF.