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Domain at the Bluff (10.8 Acres/353 Unit Multi-family)

Samuels Ave

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#1 AndyN

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Posted 06 March 2017 - 04:48 PM

Since this project seems to be moving forward, I thought it is appropriate start a thread here for the coming development.

 

Previous discussion developed in the Gem on Samuels Ave. - The Garvey House thread:  http://www.fortwortharchitecture.com/forum/index.php?showtopic=3473&page=1

 


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#2 John T Roberts

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Posted 06 March 2017 - 08:34 PM

I guess we should keep the work to the Garvey House specific to that thread, and the new construction goes here.



#3 John T Roberts

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Posted 13 March 2017 - 04:27 PM

Sandra Baker at the Fort Worth Star-Telegram has an update on the project.  It appears that Embrey has closed on the land and they are awaiting word from the Corps of Engineers.

 

http://www.star-tele...e138270608.html



#4 AndyN

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Posted 30 March 2017 - 07:10 PM

There appears to be some movement on this project as it looks like some demolition and or salvage operation has begun at the house at the intersection of Locust and Samuels. John S probably has a better idea of the extent.

 

As for the possible relocation of the  Talbott-Wall House, the lot where it might be relocated to was surveyed a few weeks ago and the sale was completed to the new owner on March 17th. At around 1:30 today the buried utilities marked with paint and pinflags. It looks like this house might actually be saved.

 

The Domain apartment project has prompted a group of residents to put list their houses as a group effort. The listing is at https://www.austinco...09-samuels-ave/


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#5 AndyN

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Posted 11 May 2017 - 10:04 AM

Demolition of the stucco house at the northwest corner of Locust and Samuels has begun in earnest. The Garvey Viehl house restoration has begun and the Talbott Wall house has had it's roof decorations removed and is partly set on steel i-beams in preparation for its relocation.


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#6 Austin55

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Posted 16 May 2017 - 08:37 PM

Here's a press release from Embry about the project

 

http://www.prnewswir...-300458878.html



#7 John S.

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Posted 17 May 2017 - 02:14 PM

Thanks Andy for creating this separate message topic.

 

The next time I see you I may ask for your assistance in linking to Flickr photos for display here that I've taken over the past couple of weeks. As you noted, the Rominger House, at 905 Samuels is completely gone and is now returned to raw land. A small c. 1960 Crackerbox type cottage in the middle (west side) of Bennett Street is gone and it's lot now smoothed over. Adjacent to the Garvey House (769 Samuels Ave.) on the west, the two garage apartments are gone. I winced a bit to see thousands of antique bricks set in soft lime mortar (easily scraped clean with a putty knife and ready for re-use) loaded up with an excavator bucket and sent off yesterday to the landfill. I personally believe that garage apartment to the north was older, maybe from the Garvey era. (1915 or earlier) The bottom floor walls were constructed of red bricks four or five courses thick, and it may have originally been used as a carriage house. Anyhow, it and all the bricks are now gone so any discussion about the matter is a moot point. The two small cottages near the corner of Bennett and Locust sit partial deconstructed. The white house of this pair dates from the early 1900's and features shiplap boards for walls and ceilings (Joanna Gaines of HGTV's Fixer Upper fame would swoon over this house full of shiplap) It also had six turned posts that I wanted four of them to reuse for our front porch but the hazmat remediation crew removed them and put them in a closed and padlocked container/dumpster headed for a hazmat disposal site. I tried to persuade one of the Embrey Development site managers to recover the posts but was told his hands were tied in the matter. If any of these posts had any lead paint residue it would have been minimal because I recall a neighborhood handyman scraped them down to bare wood and repainted them a couple of times in recent years. Again, yet another moot point. The small previously painted and sided red cottage due south has rare plank wall construction under a layer of vinyl siding and under an older layer of Cypress clapboards. (undoubtedly they were painted with lead based paint)  However, the vertical planks which support the roof are unpainted, rough sawn nominally 1" thick Southern Yellow Pine 12 inches wide, and were nailed to the roof and foundation framing with square cut nails. (almost for certain dating from earlier than 1900) The Stick Style front gable ornamental window hood was destroyed by the crew as has been part of the porch ornamental work which matches the pattern of the ornamental work on the window hood. Both were heavily encrusted with thick old paint but they could be heat stripped with an infrared heat plate and repainted. It's my understanding that these two cottages will be gone by May 24th. Given that the protected Heritage Live Oak is directly behind the plank wall cottage, it makes sense to me to not use heavy equipment but rather to have a crew dismantle the house and salvage the plank ("barnwood") walls which might sell in an architectural boutique setting for $50 a plank or more. Some beefy dimensional floor joists (nailed together with square nails) could probably be salvaged as well but the Developers are decidedly not in the architectural salvage business. The owner of a southside business which sells old house parts came by earlier today but not sure if there's anything left that makes economic sense to salvage. A lot of hard physical labor and time go into deconstructing an old house so few are so disposed of. 

 

Last, the back two rooms on the Garvey House were demo'ed yesterday. The 1886 Bird's-eye map of Fort Worth with a sub-section showing Samuels Avenue shows a small two room cottage on the Garvey House site at that time. It had an open porch with turned posts facing south. The much larger Queen Anne style residence was added in the late 1890's with a mix of stylistic details including Classical/Colonial Revival that was very popular at that time. It showed up in one of the Swartz Bros.'  Fort Worth "Souvenir" photo booklets in 1901 along with other fine Fort Worth residences of that time. Mr. (William B.) Garvey had his grocery business at 214 Main during this period but later sold the grocery business and became an agent for fire insurance policies. That makes me wonder if there had been a fire in the Garvey House at one time because when I helped a former owner make roof repairs on the now demolished back portion, some of the attic rafters were scorched in places. It always seemed a little odd to me that the Garveys, who had no children, went from a 600-700 square foot cottage in the early 1880's to a 3,000 sq, foot Queen Anne in the late 1890's.  (Mrs. Garvey received a gift of land from her parents, Isaac and Mary Cornelia Foster in 1883) Perhaps a larger house was built sometime in-between the early 1880's and late 1890's but was lost to fire? The Fosters resided in the large Italianate style house next door to the south at 761 Samuels. (in poor condition, it was demolished around 2003) It is my understanding that Embrey intends to add on to the back of the Garvey House and have a three story wall of windows facing west. Since its at the back, the new addition shouldn't compromise the historic front facade of the state and city landmarked home.  Today, a 1960's duplex to the north of 915 Samuesl is being demo'ed. The Talbott-Wall house now sits several feet above the ground on steel beams awaiting its move which is dependent on the concrete piers and foundation being ready two blocks to the north at the northeast corner of Samuels and Pavilion.  By the end of May, the demolition/moving phase of this apartments project should be completed. I look forward to the new apartment construction although the demolition activity has generated a lot of dust. Both my spouse and I have had dust cold symptoms over the past several days but the demo work immediately near us is thankfully completed.



#8 John S.

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Posted 17 May 2017 - 03:48 PM

There appears to be some movement on this project as it looks like some demolition and or salvage operation has begun at the house at the intersection of Locust and Samuels. John S probably has a better idea of the extent.

 

As for the possible relocation of the  Talbott-Wall House, the lot where it might be relocated to was surveyed a few weeks ago and the sale was completed to the new owner on March 17th. At around 1:30 today the buried utilities marked with paint and pinflags. It looks like this house might actually be saved.

 

The Domain apartment project has prompted a group of residents to put list their houses as a group effort. The listing is at https://www.austinco...09-samuels-ave/

Andy,

Frankly, I'm astounded by the asking price for the 13 acres...$1,960,200.00 per acre! But that may have been the plan all along to price the land so high that only a major developer with a big budget would consider spending such a large sum. I could envision such land values in the downtown core or perhaps in some high market demand areas of Dallas or its northern suburbs. The highest price I'm aware of that has been paid (for a .46 acre lot) so far is $800K or $40 per square foot but the average price for land purchased is less than $30 per square foot. (based on information shared by the sellers) When Tom Struhs was buying land in the neighborhood over a decade ago, he paid $35 per square foot for a few choice properties. (information shared with me by the sellers) Other lots were bargain priced so all in all it was a pretty good deal from a developer's standpoint. Land prices for projects of this kind vary depending on the eagerness of the seller and the buyer. One only has to look in the Hillside neighborhood off East 4th to find properties that either were not made available for purchase or were priced too high to make their redevelopment economically feasible. I sincerely wish those folks on the northern end of Samuels Avenue good luck. Should they find a buyer at that price point, then we may have to raise our selling price but our present goal is to sell our corner lot for a fair price and, during our lifetime.



#9 AndyN

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Posted 17 May 2017 - 05:28 PM

Well, I suppose you can ask any price you want and then review the counter offers as/if they come in. The included river frontage gives them some advantage, I suppose.

 

I am working in Midland this week so I haven't seen whether the concrete footings have been poured but it is my understanding that the Talbott-Wall house is set to move early next week.


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#10 John T Roberts

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Posted 17 May 2017 - 09:22 PM

Andy, I have heard the same thing about the moving of the Talbott-Wall House.  I scheduled a couple of days of vacation to take some aerial photos of Fort Worth, shoot the move, and to get my air conditioning fixed at the house.  It looks as if I will miss the move and I will be back at work, so I'm betting the best that I can do is go down to Samuels Avenue at lunch next week.



#11 PPoole

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Posted 18 May 2017 - 10:56 AM

Move now set for May 23rd. Tuesday at 9:00 AM +/- If now conflicts or weather issues occur.



#12 Askelon

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Posted 18 May 2017 - 08:02 PM

There appears to be some movement on this project as it looks like some demolition and or salvage operation has begun at the house at the intersection of Locust and Samuels. John S probably has a better idea of the extent.

 

As for the possible relocation of the  Talbott-Wall House, the lot where it might be relocated to was surveyed a few weeks ago and the sale was completed to the new owner on March 17th. At around 1:30 today the buried utilities marked with paint and pinflags. It looks like this house might actually be saved.

 

The Domain apartment project has prompted a group of residents to put list their houses as a group effort. The listing is at https://www.austinco...09-samuels-ave/

Which includes the 4-5 acres where I lived for a time in the 1960's. And yes , it went down to the river. There is ls an underground spring on that lot as well (about half way down the hill between the river and Samuels.) Found it while digging a foxhole to fight the Nazis.  A preadolesent young boy had many adventures at that location. Unfortunately, my family sold that land in the '60's,,,heavy sigh. 


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#13 Austin55

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Posted 18 May 2017 - 08:09 PM

Those sound like amazing memories.

#14 AndyN

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Posted 25 May 2017 - 10:01 AM

Did the name change on this project? I've seen some articles calling this The Kelley at Samuels? Maybe the thread title needs to be updated. If I recall correctly, the Kelleys were the last owners of the Garvey-Viehl house.


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#15 John S.

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Posted 25 May 2017 - 03:50 PM

Did the name change on this project? I've seen some articles calling this The Kelley at Samuels? Maybe the thread title needs to be updated. If I recall correctly, the Kelleys were the last owners of the Garvey-Viehl house.

 I too wondered about the name change when I read the article. The late Gordon and Brenda Kelley were early preservationists on Samuels Avenue with them buying the Garvey House in 1972, if I recall correctly. Mr. Kelley was instrumental in the first historic resources survey of Samuels Avenue in the late 1970's. (many of the houses in this rare survey are no longer extant; they provide an idea about the magnitude of losses since the 1970's) The two Kelley sons/brothers resided on the Garvey House property until they sold to an investor several years ago. I'm sure the Kelleys would be pleased to have their names memorialized in this manner. They saw potential in the Garvey House and the surrounding neighborhood at a time when few others did. Brenda Kelley was a spirited, colorful character and her enthusiasm about the preservation of the old homes on Samuels Avenue was helpful in convincing my spouse and I to buy our 1889 home on Samuels in 1989.  When she asked me to engage in historic research about the Garvey House I did not hesitate to consent. It was a preservation high point when the RTHL (Registered Texas Historic Landmark) dedication occurred with former House Speaker Jim Wright and Judge Tom Vandergriff were present. In summary, either The Garvey House Apartments, or The Kelley would both be appropriate.  I would expect to see some kind of official sign soon on the newly cleared land announcing the upcoming apartments. (maybe the intended name will be revealed as well)







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