71 replies to this topic

[Stadtplan]

I should know this off the top of my head, but can someone refresh my memory on the name of the development slated for 7th & Henderson?  Based on the TAD records, this is still part of Phoenix Property Company. 

 

Record DS-21-0208: https://accela.fortw...ShowInspection=

Drainage Study

Record Status: In Review

 

Project Description:

7th & Henderson Street Commercial development

Site plan not yet available, Paving and drainage improvements

 

Permit Address:

1000 W 7TH ST

 

 

[rriojas71]

I don't think a development has ever been mentioned here on the forum for that location.  I may be wrong but I know it hasn't been something recently

[Stadtplan]

I don't think a development has ever been mentioned here on the forum for that location.  I may be wrong but I know it hasn't been something recently

 

Wasn't Phoenix involved with The Berkeley and originally with Firestone development?  I was hoping for something other than another multifamily here.

[Stadtplan]

 

I don't think a development has ever been mentioned here on the forum for that location.  I may be wrong but I know it hasn't been something recently

 

Wasn't Phoenix involved with The Berkeley and originally with Firestone development?  I was hoping for something other than another multifamily here.

 

 

Based on the permit "Owner" it comes back to Allen Harrison Company: 1800 Augusta Drive, Suite 150 Houston TX 77057

 

https://www.allenhar...com/contact-us/

[Austin55]

I saw a core sample truck on that site a few weeks back...

This site probably deserves it's own thread.

[Austin55]

Here's the truck that was on the site last month. 

[John T Roberts]

At one time, there was a historic building on the site, the Smith-Swinney Motor Co.  It was one of the automobile dealerships on W. 7th.  Phoenix bought the property when they purchased the land to build the Firestone Apartments.  There was a promise to restore the building, but in 2007, they applied to the Landmarks Commission to demolish the building.  HFW couldn't come up with a buyer, so it was torn down.  At that time, Phoenix stated they had no plans for the property and they would let it sit vacant.  Here's a link to the post about the building:  https://www.fortwort...c=5021&p=110217

 

I have also split this topic into a separate thread.

[Stadtplan]

I was looking at Allen Harrison Co's portfolio, and it would be exciting to see this type of multi-family development, something that utilized the whole site, with some height and parking structure incorporated as well as some ground floor retail, dining, small shops facing Henderson and 7th:

 

Boone Manor - Houston

https://www.boonemanoraptshouston.com/

[Austin55]

Id not be surprised if this is one of the 3 highrise locations teased recently by Andy Taft.

[Stadtplan]

Id not be surprised if this is one of the 3 highrise locations teased recently by Andy Taft.

 

That would be great.  Considering the smaller footprint of this site (both parcels combined = about 1 acre) this could lend itself to a nice high-rise residential project, especially if they want to get a couple hundred units out of it.  At first glance I was thinking Allen Harrison only did the the "typical to be expected residential type projects" to mirror Firestone but it appears they have the capability to go bigger.  I'll be a little disappointed though if we get only 4-5 story stick-built here.

 

Not to read into it too much, but perhaps the fact that they are already doing a soil boring analysis / geotechnical study / drainage study could mean they want to dig deeper for some underground parking perhaps or a taller building foundation?  

[Jeriat]

 

Oh thanks for reminding all of us. It was a very disappointing and sad chapter.

 

Why, for goodness sake, doesn't Firestone have the vision to build a high rise apartment building at this corner site?  I reason with sound judgment that a high rise between Downtown and CC District would be quickly leased to capacity.

 

I've already posted different thoughts and ideas for a Firestone highrise in that spot years back. 

I honestly feel that's the direction it will go... eventually. 

 

 

^^^ Check the date...
 

Id not be surprised if this is one of the 3 highrise locations teased recently by Andy Taft.

[Stadtplan]

Some more info from Accela:

 

DRAINAGE PROJECT INFO

Total Plat or Project Area (Acres): 1.14

Land Disturbance Area (Acres): 1.14

Concept Plan: No

DS - Grading Permit: Yes

DS - Infrastructure Plan Review (IPRC): Yes

Final Plat: Yes

Preliminary Plat: No

Drainage Study for Zone A

Floodplain: No

The project utilizes Low Impact Design: No

The project does not drain through any downstream

City Infrastructure: No

Collapse Parcel Information

Parcel Number: 281912

Legal Description: RECTORS ADDITION Block 4R Lot 2R (Assuming this will also include lot 1R to get to the 1.14-acres?)

[Austin55]

(Assuming this will also include lot 1R to get to the 1.14-acres?)[/size]

Thanks for the info. The 1 block stretch of Lexington is actually privately owned by the same group so that would put them over 1 acre.

[Stadtplan]

 

(Assuming this will also include lot 1R to get to the 1.14-acres?)[/size]

Thanks for the info. The 1 block stretch of Lexington is actually privately owned by the same group so that would put them over 1 acre.

 

 

Good call, I was wondering where they got the balance of that acreage.  I'm guessing the front entry of the building will face W. 7th and the parking garage access would likely be from W. 5th or depending on what they do with Lexington?

 

Here's some info from TDLR on Boone Manor.  I was curious on the general specs of that project.  I'm fixated on this example because of the height but also the site size is very similar to what we have, almost exactly the same acres.  Should I start dreaming bigger?

 

https://www.tdlr.tex.../TABS2019018287

Project Name: Boone Manor

Location Address: 5350 Crawford Street Houston, TX 77004

Start Date: 11/4/2019

Completion Date: 2/11/2022

Estimated Cost: $60,850,000

Type of Work: New Construction

Scope of Work: New 13-Story Apartment Building

Square Footage: 462,874 ft 2

 

OWNER

Owner Name: AHC Blintor Boone Manor, LLC

Owner Address: 1800 Augusta Drive Suite 150 Houston, Texas 77057

 

DESIGN FIRM

Design Firm Name:

Looney Ricks Kiss

 

From Harris Appraisal District:

 

 

 

From Emporis:

Height (architectural) 159.00 ft

Floors (above ground) 13

 

From: 

 

HAIF: https://www.houstona...allen-harrison/

 

[Austin55]

Id happily take that type of project on that site.

[Stadtplan]

(Dreaming bigger here) Or how about this luxury high rise?  LRK did this one in Dallas - The McKenzie (I think it was originally known as The Harvard)

 

 

 

 

 

[Jeriat]

(Dreaming bigger here) Or how about this luxury high rise?  LRK did this one in Dallas - The McKenzie (I think it was originally known as The Harvard)

 

 

 

 

 

 

If it were a bit "thinner", yeah. 

[Austin55]

Here's what the view might look like from the top floor of a 150' building on this site (Boone Manor is a bit above 160). Bonus points if you can find me!

 

https://kuula.co/sha...0&sd=1&thumbs=1

[gdvanc]

Bonus points if you can find me!

 
 

 
 

[John T Roberts]

Donnie gets the bonus points, but I also saw you.

[Stadtplan]

There would be some great views at sunset from that height, not to mention great views of Dickies Arena, the west side of downtown, the jail, the hospital district and the new City Hall.

[Stadtplan]

Bonus points if you can find me!

 
 

 
 

You cast a long shadow. By the angle of the sun, Im guessing you captured this around 3:30 or 4:00pm? We are in that part of the year where the sun sets south of west, using West 7th as a reference. Shortest day of the year tomorrow, the Winter Solstice.

[Urbndwlr]

Its interesting that some high rise residential is totally disconnected from walkable retail/restaurants/etc. 

I read that such a connection is a really big deal and holds some sites back but considering Houston, Atlanta, and Dallas for example, there are several luxury residential highrises that are not walkable to anything at all. 

[Doohickie]

Amazing how much parking lot acreage is in the area bounded by Belknap, Cherry, 3rd & Henderson.

[Austin55]

gdvanc is the winner! And Nitixope, dead on at the time. About 3:45.

[Austin55]

From DDRB

Northwest corner of 7th and Henderson Street Owner: Allen Harrison Company Sylvan Schurwanz Applicant: ZCA Residential, LLC Denny Simon, AIA
Requests a Certificate of Appropriateness for the following to construct 16 story mixed use building with waivers from the streetscape standards.

[Stadtplan]

Nice, 16-stories thats awesome.

[steave]

So in the same ballpark as the older part of Trinity Terrace. Pretty solid.

[Austin55]

ZCA, aka Ziegler Cooper Architects, have done numerous high rise projects in Austin. Here is their mid rise portfolio.

https://zieglercoope...e-architecture/

[Stadtplan]

ZCA, aka Ziegler Cooper Architects, have done numerous high rise projects in Austin. Here is their mid rise portfolio.

https://zieglercoope...e-architecture/

ZCAs 99 West Paces looks a lot like the Boone Manor above.
https://zieglercoope.../99-west-paces/

[Dylan]

The good news is, this developer has experience building mid and high rise projects, unlike the developer of the Belknap / Weatherford project a few blocks north.

 

So, I'm mildly more optimistic about this possible project than the possible project a few blocks north.

 

Though, I'm not getting too optimistic. Too many developers like to propose big things in this city, then scale them down or cancel them.

[Jeriat]

examples of 16-story residential towers:

 

 

 

[Austin55]

It looks like we'll have to wait an extra week as tomorrow's DDRB was cancelled due to weather. 

 

https://www.fortwort...gn-review-board

[rriojas71]

I am currently in SF and staying in the China Basin area which is near the Giants Ballpark and the area is chock full of 16-18 story towers.  One at that location is really going to stand out.  In a good way.

 

If the Upper West side was to recreate the same vibe I would be extremely excited by it.

[Jeriat]

If the Upper West side was to recreate the same vibe I would be extremely excited by it.

You know... this gives me an idea for a thread. 

[txbornviking]

 

If the Upper West side was to recreate the same vibe I would be extremely excited by it.

You know... this gives me an idea for a thread. 

 

 

It'll need more transit options

[Urbndwlr]

Glad to see the higher density residential projects proposed. 

 

One design element that I think would improve many of the midrise and highrise apartment and office developments is to design to avoid the "massive box" look of the parking podium.  I'm not disputing the importance of the parking to the project.  Often the parking podiums have a way of making the street level feel disconnected from the occupied parts of the buildings. 

 

Almost like the post-war era of elevated walkways above the grimy streets.  Uptown Dallas has a ton of examples of boxy dead-zones between street level (lobby) and the occupied floors above.  I dont know why but it has the effect of killing the street-level comfort.  

 

Some of the photos posted above have this problem.  Even Boone Manor, which appears, IMO, attractive above the parking podium, has a dead layer that makes it the street level feel dead and isolated.   

 

What can be done, assuming the parking needs to be in that location?  Sundance West offers one scenario, I think. 

[Austin55]

First look

[JBB]

That's really sharp looking!

[Jeriat]

First look

 

Nice. 

[Austin55]

Note that these are all screengrabs from the DDRB meeting. 

The "first" floor, which is really only the first floor along 7th due to the grade. 


The "2nd" floor includes units lining Henderson and 5th.


Typical floorplans, note the H shape.


Street level view.


Elevation. Looks like 215'? Maybe one more element above, it's cut off a bit.


More views

[Austin55]

It was hard to hear, but I believe the developer said construction would start Q1 2023, so weve got a ways to go.

DDRB approved the design.

[rriojas71]

First look

liking this a lot because it feels very art deco-ish which matches the vibe of downtown.  I also took note of all the buildings in the background and wasn't sure what they were.  Is this a representation of what is to come for the Upper West Side?

[Austin55]

Definitely just filler imagery. 

[Big Frog II]

I like it.

[rriojas71]

Definitely just filler imagery. 

I thought so but just thought it would be nice to project it out loud.  LOL

[John T Roberts]

This will be a major building at this location.   The 215' height puts it 3 feet shorter than the Sinclair Building with its new rooftop extension.

[Stadtplan]

It was hard to hear, but I believe the developer said construction would start Q1 2023, so weve got a ways to go.

DDRB approved the design.

 

I know you guys probably get sick of me harping on this topic, but the longer they wait, the more this is going to cost to build.  Demand (esp. in Texas) is NOT going to let up.  I talked to an industry insider who mentioned an unrelated project (not in FW) and when priced last summer compared to repricing here in the last couple of weeks, the whole development increased almost 30%.  Simple math would show that a $100M project overall, you're talking an additional $30M increase in less than a year!  That's nuts.  Pricing from a lot of the bigger trades like MEP, concrete, steel etc, is only good for a week or two now because its a moving target locking in pricing, especially on these jobs that are slow to start.  For example, I saw a rough budget number on TDLR for the Swift Lofts at $70M with a start date shown of 4/1/22 (and that's just a SWAG number to fill out a form) but let's say it's based on real data for this example...their advantage is if they break ground now in the next couple of weeks, they can lock in their key trades and get material ordered now, but with the caveat of super long lead times on a lot of items.

 

I like the design.  Actually an improvement on Boone Manor but do you see the similarities?

 

[Austin55]

I love that our contemporary highrises have Art Deco influence.

[Stadtplan]

Austin55, as usual, great job capturing these projects! I had meetings and knew I wouldnt have time to tune in live to the DDRB.