182 replies to this topic

[Jeriat]

Look who just filed / is in the process of filing a grading permit!!
 
10/18/2024
24TMP-092368
Commercial Grading Permit
AHS Calhoun
1000 JONES ST, Fort Worth TX 76102

Kinda hope they're giving us a different design... something that matches the station.

[steave]

So maybe its back from the dead again?

 

I hope they build this. That part of DT would do better with more residents for day to day things.

[FortWorthian]

 

Look who just filed / is in the process of filing a grading permit!!

 

10/18/2024

24TMP-092368

Commercial Grading Permit

AHS Calhoun

1000 JONES ST, Fort Worth TX 76102

 

 

Grading Permit is active: https://aca-prod.acc...ShowInspection=

 

Project Description:

AHS Calhoun

Water, Sewer, Paving, Drainage, and Street Light Improvements to serve AHS Calhoun Multi-Family development

[Austin55]

Has TDLR too, seperated by the building and garage

 

https://www.tdlr.tex.../TABS2025004591

 

Start Date: 4/1/2025

Completion Date: 2/1/2027
Estimated Cost: $12,900,000
Type of Work: New Construction
Type of Funds: This project is privately funded, on private land for private use.
Scope of Work: New construction for a 10-story Precast parking garage. 220,000 SF
Square Footage: 220,000 ft 2

 

https://www.tdlr.tex.../TABS2025004593

Start Date: 4/1/2025
Completion Date: 2/1/2027
Estimated Cost: $61,100,000
Type of Work: New Construction
Type of Funds: This project is privately funded, on private land for private use.
Scope of Work: 312,000 SF residential tower and 1200 sf bath house. New construction for a 12-story multifamily apartment building and bath house.
Square Footage: 313,200 ft 2

[FortWorthian]

hmmmm, bath house.

[Big Frog II]

Looks like this would be convenient housing for law school students.

[Jeriat]

Looks like this would be convenient housing for law school students.

. . . I'm starting to think that's what this is being built for. 

[Austin55]

Construction permit has hit the City's accela site: https://aca-prod.acc...ShowInspection=

[John T Roberts]

It's good to see more construction taking place in Downtown.

[FortWorthian]

Construction permit has hit the City's accela site: https://aca-prod.acc...ShowInspection=

 

 

Some interesting details:

 

CONSTRUCTION INFORMATION

Total Job Value - This Permit Only: $19,818,917

Total Square Footage: 307,548

Estimated Cost - Structure Only: $13,000,000

Housing Units:310

Occupant Load: 1,538 (souls)

Expiration Date: 06/09/2025

 

Just doing the math on their very specific value: $64/SQFT

$63,931 / unit

 

Also, looks like Resia is acting as their own General Contractor on this as they did on their other projects: 

AHS Residential, LLC DBA Resia

4100 Alpha Road, Farmers Branch, Texas 75244, United States

Plano, TX, 75024

RB025042

[TLA]

Glad to see this one starting soon and adding more downtown residents. I’m assuming these with be a more approachable price than the deco. What an exciting part of downtown this area is becoming.

[Shanedallas76]

 

Construction permit has hit the City's accela site: https://aca-prod.acc...ShowInspection=

 

 

Some interesting details:

 

CONSTRUCTION INFORMATION

Total Job Value - This Permit Only: $19,818,917

Total Square Footage: 307,548

Estimated Cost - Structure Only: $13,000,000

Housing Units:310

Occupant Load: 1,538 (souls)

Expiration Date: 06/09/2025

 

Just doing the math on their very specific value: $64/SQFT

$63,931 / unit

 

Also, looks like Resia is acting as their own General Contractor on this as they did on their other projects: 

AHS Residential, LLC DBA Resia

4100 Alpha Road, Farmers Branch, Texas 75244, United States

Plano, TX, 75024

RB025042

 

 

A Downtown loose average is closer to $144k/unit, excluding the Deco. Do developers just throw meaningless values in the Total Job Value field, or is it feasible to build with $20M?

[FortWorthian]

 

 

Construction permit has hit the City's accela site: https://aca-prod.acc...ShowInspection=

 

 

Some interesting details:

 

CONSTRUCTION INFORMATION

Total Job Value - This Permit Only: $19,818,917

Total Square Footage: 307,548

Estimated Cost - Structure Only: $13,000,000

Housing Units:310

Occupant Load: 1,538 (souls)

Expiration Date: 06/09/2025

 

Just doing the math on their very specific value: $64/SQFT

$63,931 / unit

 

Also, looks like Resia is acting as their own General Contractor on this as they did on their other projects: 

AHS Residential, LLC DBA Resia

4100 Alpha Road, Farmers Branch, Texas 75244, United States

Plano, TX, 75024

RB025042

 

 

A Downtown loose average is closer to $144k/unit, excluding the Deco. Do developers just throw meaningless values in the Total Job Value field, or is it feasible to build with $20M?

 

 

$20M was way too low for a 12-story high rise unless this is being built with the absolute cheapest finishes known to man.  Probably a "plug" number for the permit or base build.

 

TDLR is showing $61.1M https://www.tdlr.tex.../TABS2025004593

My bad, I should have cross-checked that last night.

 

That would be around $197,096.77 / unit.

 

Check out this comparison below. 

  

 

Source: https://www.beckgrou...024_Spreads.pdf

 

Also, maybe John can confirm if this falls under IBC but here's some other stuff to consider as to why this would not be wood-framed comparative to other downtown and near downtown developments.

 

Using the International Building Code (IBC):

• Type III construction allows up to 5 stories of wood framing over a non-combustible (concrete or steel) podium, with an overall height limit of 85 feet.
• Type V construction, which is entirely wood-framed, typically limits buildings to 3 stories and 60 feet in height.

Hybrid Systems: Developers often use "5-over-1" or "4-over-2" configurations, combining a wood-framed structure over a concrete or steel podium. These designs maximize height while adhering to fire and safety regulations.

 

[John T Roberts]

Yes, the IBC does not allow any form of wood construction to go as tall as this project is planned.

[FortWorthian]

Back on the DDRB docket...  I'll post some new renderings in a bit, I don't think it's a major departure from what we saw previously.

 

"Submit minor changes to the Board for approval on Previous approved case number DG22-032 approved on 12/2/2023"

 

Record DG-2025-002: 

Downtown Design Review Board

Record Status: Pending

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

 

Project Description:

Resia - Calhoun

New Multifamily Construction - Calhoun & Jones Street

Request a Certificate of Appropriateness to construct a new multifamily building of 310 units and a detached parking garage with amenities an retail.

 

Proposal Summary

 

Submit minor changes to the Board for approval on Previous approved case number DG22-032 approved on 12/2/2023

 

• In order to maintain the approved 1.25 parking ratio and approved ten story height of garage a few adjustments were necessary:
  • widen the garage from one single loaded drive aisle and one double loaded drive aisle to two double loaded drive aisles - garage width increased from 103' to 122'
  • Reduce unit count from 406 units to 310 units to provide a) less units and therefore less parking requirements and b ) shorten the length of the building to accommodate the widening of the garage
  • Shift the location of the Paseo 19' plan North; width of Paseo increased slightly from approved 18'-0" to 18'-10"
• Adjustments to the finished floor elevation to accommodate final grading.  This resulted in an increase of the height of the retaining wall and stoops along Jones from 5'-0" to 6'-1 3/4". The retaining wall at the corner of Jones & 9th increased slightly from 4’-0” to 4’-3 ½”in height.  ADA ramps and stairs have also been coordinated throughout the Paseo.
• Switched the location of the Corner Amenity and the Leasable Retail spaces.  The Retail space would now reside on the Corner of 9th and Calhoun making it more centrally located and accessible to not only the transit patrons but also Deco 969 and the Convention Center.  This allows for the addition of 10’ wide outdoor seating area.
• Revision to the unit count & mix resulted in a reduction in the overall width of the building by 12’.  The Jones façade setback from the Property Line increased from 1’-0” to 7’-0” and the Calhoun façade setback from the Property Line increased from 0’-6” to 6’-6”. This shift allows us to accommodate a private sanitary sewer line between the building and ROW along Jones, avoiding disturbing Jones St with a public sewer line rework and for the location of the water vaults between the building and the property line along Calhoun. This has also increased the space available for private landscaping along the building perimeter along Jones and Calhoun.  The façade setback from the property line along 9^th St increased from 0” to 2’-0” to allow for a minor amount of landscaping edge and construction tolerances.
• Combine the stoop connections to the public sidewalk allowing for larger landscape beds with plant material that will help mask the height of the retaining walls supporting the stoops.
• Revised the parking garage along the east to accommodate the latest Oncor vault design published October 31, 2024, including shifting the vaults south toward Calhoun, removing any landscaping at the vault entries and realignment of the access to the vaults by Oncor.
• Widening the Garage allowed for an increase of Leasable Retail space in the Garage from 3,999 sf to 4,715 sf.
• Clarification that the activation of the Paseo is via the MF Leasing Office, Fitness Center, Multipurpose and Meeting Rooms.  The area of these spaces increased from 3,333 sf to 7,175 sf.
• Relocation of the Utility Service spaces inside the garage to the Southwest corner in order to comply with distance requirements to the public utilities in the ROW and included an elevator at the SW and NW corner of the garage, resulting in less glazing on those corners.
• Revise the Garage stair screening to be consistent with the Residential balcony screens.
• Removal of balcony railing at the roof of the top balcony.
• Continue the base color for the ground floor from the Residential building to the ground floor of the Garage at the Amenity and Retail spaces.

[FortWorthian]

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

[Jeriat]

I always seem to forget that this is supposed to be right across the street from the station. 

[steave]

Looks good, just build it. I do like the addition of the street trees that actually have a bit of room to spread out.

[Austin55]

The flatness of the retail sections is a bummer but on quick glance most of the before/afters look alright. 

[Urbndwlr]

The flatness of the retail sections is a bummer but on quick glance most of the before/afters look alright. 

Will it age well enough?  Are there any things they're changing that would make it either look worse immediately or make it age worse?

 

The windows are different vs earlier - is that a good change from darker to lighter?

[FortWorthian]

I guess they're calling this "The Calhoun" now instead of "The Jones?"

 

Record PB25-00612: 

Commercial New Building Permit

Record Status: Pending

.

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

 

Project Description:

The Calhoun - Garage

New construction of parking garage for apartments with clubhouse and shell tenant space

 

Job Value($):

$6,412,235

 

Use: Storage

Specific Use: Parking Garage

TDLR Number: TABS2025004591

 

Total Square Footage: 216,771

 

Occupancy Classification: S-2

Construction Type: IB

Square Footage: 204669

Occupant Load: 1011

Use Description: PARKING GARAGE

 

Occupancy Classification: A-3

Construction Type: IB

Square Footage: 5031

Occupant Load: 271

Use Description: CLUBHOUSE

 

Occupancy Classification: B

Construction Type: IB

Square Footage: 7071

Occupant Load: 48

Use Description: LEASING & SHELL TENANT SPACE

[TLA]

My main takeaway from above is that the unit count went down to accommodate the correct parking ratio. Why there is a parking minimum downtown next to the train line is beyond me.

Overall, I like the look of the updated renderings.

[Jeriat]

My main takeaway from above is that the unit count went down to accommodate the correct parking ratio. Why there is a parking minimum downtown next to the train line is beyond me.

Multiple generations of car-centric brainwashing... *shrug* 

[Austin55]

I was fairly certain there was no parking requirements in downtown. I wonder what entity "approved" the plans?

[John T Roberts]

Austin, you posted while I was writing this response, so I will edit mine to accomodate yours.  You are correct.  There are no minimum parking requirements under "H" - Central Business District Zoning.  This property is zoned "H".  However, it could be that the developer decided to invoke some parking minimums on their site and they reduced the number of units.  It also could be that the market may be playing toward the total unit count. 

 

The City Permit Department ultimately approved the plans, but I don't know if they had any determination on the units or the parking spaces.

[Austin55]

I know I have also heard that many banks wont loan to projects unless they have an amount of parking being deemed financially appropriate.

[John T Roberts]

Austin, I have also heard the same thing.

[TLA]

Ah that’s interesting. Maybe in the distance future full of self driving cars and high speed rail the separate parking garage can just be torn down.

[mmmdan]

 

My main takeaway from above is that the unit count went down to accommodate the correct parking ratio. Why there is a parking minimum downtown next to the train line is beyond me.

Multiple generations of car-centric brainwashing... *shrug*

 

 

It's also multiple generations of car-centric building.  Sure, it's next to a train line, but how many people can realistically live car-free around here.  It's one of the reasons I am not too excited about the high speed rail to Houston.  My wife has family in Houston, and while a high speed train will get us there faster, we still need a car to get around to where we normally go.  The additional costs of getting around without our car is not worth the time saved.

 

There really needs to be a critical mass of mass transit to make it useful to choice riders.  And I am a big fan of mass transit.  I love visiting a city and not having to rent a car.  Not something I would contemplate doing here or in Houston.

 

My in-laws used to live in the Tower and do their grocery shopping at Target.  My father-in-law likes to tell the story of the time they used the bus to go shopping and they didn't time their departure right, and rather than wait an hour for the next bus, they walked home with their groceries.  After that, they drove each time.

[Jeriat]

 

 

My main takeaway from above is that the unit count went down to accommodate the correct parking ratio. Why there is a parking minimum downtown next to the train line is beyond me.

Multiple generations of car-centric brainwashing... *shrug*

 

 

It's also multiple generations of car-centric building.  

 

Well that was part of what I said and why I said it, but yes. 

[FortWorthian]

I was fairly certain there was no parking requirements in downtown. I wonder what entity "approved" the plans?

 

 

[Urbndwlr]

The blank corner in the proposed image on the right is not ideal. Looks like moved stairwell into that space so I assume that's why they made it a solid corner.

What should happen there?  If it is a stairwell, should it just have windows so people can see in/out?

 

Did the paseo get narrower from original to new/proposed?  If so, is that a big deal?  Can't tell yet from renderings.

Something about the paseo bugs me and I can't tell what it is yet.

 

[steave]

It's definitely narrower. It no longer looks like a quasi-public space and looks more like a private area.