35 replies to this topic

[Austin55]

Very few details here. This site was proposed to be the Police Officers Association offices a few years ago.

 

There is single mention of a new proposal here in the latest DFWI report, saying that it will be 51 units. The land is under contract according to loopnet. 

 

Unless the buyer also scoops up adjacent land to spread out, I'd imagine this would have to be several floors to fit 51 units on not even half acre site. 

[JBB]

I know demolition usually doesn't break the bank, but the site being previously cleared probably brings down the cost to some degree.

[Austin55]

Houston Based developer Urban Genesis, who is also behind Magnolia Highline, is the owner of this property according to TAD.

[Austin55]

FWBP reports that Urban Genesis plans a 4 story development here. 

 

https://fortworthbus...perty-downtown/

[John T Roberts]

It's good to hear the site will finally be developed.

[Austin55]

It looks like this project will be across two parts of the block. Phase 2 is on next week's DDRB agenda. The design bears a lot of similarity to Urban Gensis's proposed project on Magnolia.

 

 

 

[Austin55]

Small photo-realistic rendering from the Urban Genesis page https://urban-genesis.com/

[rriojas71]

I hope this comes to fruition.  I truly think the upper west side is ripe for the residential growth especially north of 7th St.  A project like this can really help give the area a jumpstart.

 

I also like the name... Summit Highline

[roverone]

When I saw this first thing this morning, I got an impression, but I thought I would wait to see what was said about the rendering.

 

To me, these multifamily projects are incredibly monotonous, and I think if I made a 5x5 grid of current projects, it would require a trivia game skillset to successfully distinguish them.

 

I understand that they all look about the same with a different facade because of extreme cost efficiency, but I really do wish that some of the single family design code in the Design Standards section 6.507 would have to apply to these projects.

 

I often wonder to myself how an architect feels working on these projects, but I suppose they are proud of what they could accomplish with the budget that they were given.

[Urbndwlr]

Roverone,

Are there any particular parts of the single family design code you mentioned that you think would improve multifamily development projects?

 "but I really do wish that some of the single family design code in the Design Standards section 6.507 would have to apply to these projects."

 

 

[roverone]

The language that they use in section (a) is perhaps a little oddly phrased in what it promotes:

 

The intent of this subsection is to promote the health, safety, and general welfare of the City of Fort Worth and its citizens through the adoption and enforcement of one-family dwelling unit design standards that limit the effects of repetition and uniformity by requiring substantive variation and diversity in front elevations within a certain lot pattern.

 

But the underlying thought of breaking up repetition is what I think about with these developments.  So many multi family designs seem to be designed using copy-and-paste.  Not only within their own development, but strong similarities from development to development, so much so that they have only marginal distinctiveness.

 

It may not be the very best example, but the first apartments in ClearFort, The Kelton, at least varied the facade structure from section to section.

 

I'm just disappointed by monotony of design within and across these projects, lacking distinctiveness to differentiate them as they are built up around the area.

 

I realize from a practical standpoint, this is about budget priorities and if money is going to go anywhere, it is going to interior features.  But as someone who likes to be able to appreciate the architecture of buildings and how they make neighborhoods, I wish more attention could be paid to the exteriors, and if developers don't like to do that on their own, that there be city code to encourage it for the aesthetic benefit to the greater population, even if it does nothing to the "promote the health, safety, and general welfare" as they say in the single family code (what were they thinking?)

[rriojas71]

You are right Roverone, I have bemoaned the fact that these "pancakeplexes" lack imagination and design but as you said their hands are tied because they are given a particular financial target to hit based on what profit margins the developers are trying to hit.  That is why the designs are basic boxes.  When you start to add unique design elements and other aesthetics the margins get smaller.  I work with developers from time to time and the work "profit margin" is basically in every sentence that they use.  It is a shame really because it is going on in every city in the US.

 

One of the reason that FW is lagging behind is because of the city codes and permitting process.  I hear it all that time that the city is difficult to work with so instead of going through a lengthy process they will just move their money to cities like Frisco, Plano and Allen who don't care about design standards because they just want the development to add to their tax bases.

[Urbndwlr]

Roverone and Rriojas71, thanks for your thoughts on that.  Of the various examples locally of 4-7 story apartment buildings built in the last 10 years, I dont personally think the main driver of good design is the complexity (or lack of simplicity).   I realize you didnt use those words.

 

To further refine what we're talking about here in this subjective discussion over what makes for good design vs mediocre or bad design, I think we should shift it to its own thread.  I'll see if one exists and if not, start one. 

[Stadtplan]

Drainage Studies filed for Summit Highline Ph. I and Ph. II:

 

Record DS-22-0087: 

Drainage Study

Record Status: Pending

 

Project Description:

Summit Highline Phase I - Apartments

Construction of Multi Story Apartment Building

 

Record DS-22-0086: 

Drainage Study

Record Status: Pending

 

Phase II

[WTXKid]

Where is phase 2?

[Stadtplan]

Where is phase 2?

1205 W 10TH ST (across the street)

Sorry, Im mobile but image from Austin55s post above:

https://i.imgur.com/fytFZIx.png

[Austin55]

Both phases have hit TDLR with a listed start date in August. 

 

https://www.tdlr.tex.../TABS2022018985

 

https://www.tdlr.tex.../TABS2022020060

[Crestline]

Finally the handsome little 1315 W 10th Street will get some company!

[rriojas71]

Both phases have hit TDLR with a listed start date in August. 

 

https://www.tdlr.tex.../TABS2022018985

 

https://www.tdlr.tex.../TABS2022020060

why are the projects only $50,000 and $121,000?

[JBB]

That's just a mail room and a lobby.  Around 1000 square feet.  Still seems low.

[Stadtplan]

901 / 904 Collier hit Accela for a new DDRB review case today 11/3/22:

 

Record DG-2022-019: 

Downtown Design Review Board

Record Status: Pending

https://accela.fortw...ShowInspection=

 

Project Description:

901 / 904 COLLIER STREET

4 STORY NEW CONTRUCTION

[Stadtplan]

Foundation Only permits filed for Summit Highline:

 

Summit I

https://accela.fortw...ShowInspection=

Occupancy Classification: R-2

Construction Type: VA

Square Footage: 41488

Occupant Load: 206

Use Description: Apartment Complex

 

Occupancy Classification: S-2

Construction Type: VA

Square Footage: 12821

Occupant Load: 65

Use Description: Apartment Complex

 

Summit II

https://accela.fortw...ShowInspection=

 

Occupancy Classification: R-2

Construction Type: VA

Square Footage: 72352

Occupant Load: 362

Use Description: Apartment Complex

 

Occupancy Classification: S-2

Construction Type: VA

Square Footage: 21503

Occupant Load: 108

Use Description: Apartment Complex

 

Occupancy Classification: B

Construction Type: VA

Square Footage: 386

Occupant Load: 3

Use Description: Apartment Complex

[Austin55]

Excited for this one to get going.

[rriojas71]

Excited for this one to get going.

Likewise.  I have been waiting for this area of downtown to be developed.  I think it has a lot of untapped potential

[Jeriat]

 

Excited for this one to get going.

Likewise.  I have been waiting for this area of downtown to be developed.  I think it has a lot of untapped potential

 

And while we're at it, can we just go ahead and call this entire area "Summit" and drop the "Upper Westside"? 

[Stadtplan]

 

 

Excited for this one to get going.

Likewise.  I have been waiting for this area of downtown to be developed.  I think it has a lot of untapped potential

 

And while we're at it, can we just go ahead and call this entire area "Summit" and drop the "Upper Westside"? 

 

 

Google hath spoken.  You'll need to take it up with them:

 

[elpingüino]

Google hath spoken.  You'll need to take it up with them:
 

Google Maps is the only place I've seen "Eastchase" refer to the Lancaster/Henderson area and not the area around Eastchase Parkway.

[Stadtplan]

 

Google hath spoken.  You'll need to take it up with them:
 

Google Maps is the only place I've seen "Eastchase" refer to the Lancaster/Henderson area and not the area around Eastchase Parkway.

 

 

Eastchase feels like one of those words out of the 1950's / 1960's residential developments.  I wonder its historical significance here as being on the west side of downtown?

[Urbndwlr]

No its an error in google maps.

[Austin55]

It appears that construction (or at least dirt turning) has started on both phases of this.

[Stadtplan]

Are they going to be stick-built?

[rriojas71]

It appears that construction (or at least dirt turning) has started on both phases of this.

I'm really looking forward to how this area starts to change as more residential comes.  I am also hoping some mixed use develops to really transform the area.

[Austin55]

Overview of the site a couple days ago. Fencing is up but not other activity is obvious, nor was there any equipment.

 

[Stadtplan]

Back on the DDRB?

 

Record DG-2023-015: 

Downtown Design Review Board

Record Status: Approved w/Conditions

 

https://aca-prod.acc...ShowInspection=

 

Project Description:

901 & 904 Collier Street

Requests a Certificate of Appropriateness for the construction of two new 4-story multifamily residential buildings.

Requests a Certificate of Appropriateness for the construction of two new 4-story multifamily residential buildings.

 

What an amazing location (streetview Jan 2023):

[rriojas71]

I saw For Sale signs on the property today.  Guess this one fell through

[Austin55]

Good site for the next cycle, I guess.