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Alexan Heights: Multifamily At 655 Yale St.


s3mh

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Sign is up seeking to consolidate a number of lots into a single unrestricted reserve. Nothing up yet on the Planning Commission agenda. Looks like most of the land is owned by Pappas, but only some of it is being used as a lot for their trucks (and for HPD speed traps). I doubt Pappas would develop it into a restaurant. Looks like too much land and Pappas has mostly been expanding in the burbs recently. My guess is that the land has been sold and someone else is going to develop. It is a bit of an odd shaped parcel. Kind of skinny, but might be a backward C shape if the vacant land on Allston is also in play.

Of course, my wish would be for a mixed use development with 2-3 stories of residential on top of ground floor retail. There is a little cluster of retail north of 7th on Yale St. and Dry Creek across the street on 6th that could create another little retail enclave in the Heights. I doubt that it would happen because there are still pads for lease across the highway in Ainbinder and Orr's developments with rumors of another strip mall going in at SJ Stone.

My guess is townhome cluster (Frank Liu-esque) or multi-family. Weekly is doing a big townhome project on TC Jester at the old elementary school site and has a little lot of town homes going in up the street from the site seeking a variance. I could see something like that happening. Of course, given the current trend inside the loop, a pencil box apartment complex is also a predictable use for the site. But, it is a bit odd shaped for what developers and lenders are looking to build inside the loop these days.

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Word on the street is that this is going to be multi-family. Not sure who is doing it as the variance sign only discloses the consultant for the permitting process. The agenda for the Jan 17 meeting is not up yet. Looks like the pencil box apartment complexes that have been going up like weeds in Montrose and Upper Kirby are headed to the Heights.

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Welcome to 2006.

What is happening now in Montrose, Upper Kirby, River Oaks etc. is nothing compared to 2006. In 2006, you could rent in a big new or newer complex inside the loop for $800-1,000 for a one bedroom. Now, big complexes are asking $1,400+ for a one bed without blinking an eye. And everyone is pretty much full. I can think of over a half dozen large complexes currenlty underway with many more in the rumor stages.

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Interesting that there were apparently two hold-outs: one (what appears to be) single family residence, the other a vacant lot. Much of the rest of the Allston frontage was already owned by Pappas, along with what appear to be a couple of rental properties.

Of the two new-builds at #626 (one assumes the 1st two of a planned 4-house development that got derailed by the financial crisis in 2008), the front-facing one just sold 6 months ago for somewhere near half-a-million dollars. Presumably they would have had to pay a similar amount to buy out the other one.

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Interesting that there were apparently two hold-outs: one (what appears to be) single family residence, the other a vacant lot. Much of the rest of the Allston frontage was already owned by Pappas, along with what appear to be a couple of rental properties.

Of the two new-builds at #626 (one assumes the 1st two of a planned 4-house development that got derailed by the financial crisis in 2008), the front-facing one just sold 6 months ago for somewhere near half-a-million dollars. Presumably they would have had to pay a similar amount to buy out the other one.

That is really odd considering that it looks like TC was willing to pay decent money to clear out the block. Might have been a case of "pigs get fat, hogs get slaughtered" for the hold outs.

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In the end, even if the hold out does not get lots of money and he will get way more than its worth....they need that property to build out the block, it is near the dead center of the lot. They wont get slaughtered - the cost to design around that thing which is guaranteed an access easement and have it still look decent would be astronomical compared to the cost to pay more than twice what it is worth. The hold out will get the most, or wind up floating in a ditch - I don't know this TC fellow so I can't tell you which way he will go.

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In the end, even if the hold out does not get lots of money and he will get way more than its worth....they need that property to build out the block, it is near the dead center of the lot. They wont get slaughtered - the cost to design around that thing which is guaranteed an access easement and have it still look decent would be astronomical compared to the cost to pay more than twice what it is worth. The hold out will get the most, or wind up floating in a ditch - I don't know this TC fellow so I can't tell you which way he will go.

TC=Trammell Crow. The apartments are going to be one of their "Alexan" developments. As far as I know they have designed around those lots. They wouldn't replat only to have to replat again in a few months. Sometimes holdouts just don't want to move. There is a guy in Cottage Grove who owns two lots. Lives on one and the other is vacant. He has probably been offered $600-800k for the lots, but just won't sell (you could probably put in a dozen town homes on the lots). He wants to live out his days on his land.

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In the end, even if the hold out does not get lots of money and he will get way more than its worth....they need that property to build out the block, it is near the dead center of the lot. They wont get slaughtered - the cost to design around that thing which is guaranteed an access easement and have it still look decent would be astronomical compared to the cost to pay more than twice what it is worth. The hold out will get the most, or wind up floating in a ditch - I don't know this TC fellow so I can't tell you which way he will go.

They're close enough to the corner that I assume they'll just design around them, much like 2125 Yale did with the (now vacant) Dorsey's Beauty Academy building.

It probably forces them to either leave the SE corner of the lot as green space or surface parking. But then again, maybe not, since the replat doesn't appear to include an access easement to 6th street.

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I stand corrected. The plan IS to build in that 50-ft wide section at the SW corner of the block.

The 17Jan planning commission agenda has been posted, with a lot of details on this project (Item 76), including site layout and renderings. According to the renderings, only BMW's will be allowed to use the intersection of Yale and 6th. This apparently allows the current stoplight to be replaced with a 4-way stop (and may explain the otherwise unfathomable profusion of pedestrians).

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I stand corrected. The plan IS to build in that 50-ft wide section at the SW corner of the block.

The 17Jan planning commission agenda has been posted, with a lot of details on this project (Item 76), including site layout and renderings. According to the renderings, only BMW's will be allowed to use the intersection of Yale and 6th. This apparently allows the current stoplight to be replaced with a 4-way stop (and may explain the otherwise unfathomable profusion of pedestrians).

Oh my. The hog did get slaughtered. The holdouts might be able to sell to Trammell Crow for pennies on the dollar some year so Trammell Crow can build a dog run for their tennants. I guess there is always someone willing to put up some townhomes in any crevice in Houston. But, wow. The owner of those two lots must be kicking themselve quite hard right now.

I could have probably done a drawing of what I thought the architecture would look like and would have not been too far off. At least they are doing some brick.

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Oh my. The hog did get slaughtered. The holdouts might be able to sell to Trammell Crow for pennies on the dollar some year so Trammell Crow can build a dog run for their tennants. I guess there is always someone willing to put up some townhomes in any crevice in Houston. But, wow. The owner of those two lots must be kicking themselve quite hard right now.

I could have probably done a drawing of what I thought the architecture would look like and would have not been too far off. At least they are doing some brick.

Looks to me like TC is building with the full intention of acquiring those two lots eventually. I would not be surprised if when they build the project they build everything except the small one story apartments shown South of the 2 lots....They know the holdouts will sell during construction so they submit something that looks bad and once all the city approvals are in - bada bing - they are out.

If I owned them (and i would love to own them) I guarantee I could make something obnoxious enough on those lots that nobody would lease from that place if they did not buy me out. I would not say the hog is slaughtered TC wants them and he is going to pay for them.

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Commission consideration on replat deferred 2 weeks. The planning commission staff mentioned "scant landscape at street level, garage design, traffic plan, and location of mechanical equipment located at rear of property adjacent to a single family home," as areas of concern.

TC says a TIA (traffic study) is in process, and apparently intend to meet with neighborhood residents between now and the next planning commission meeting.

A number of local residents spoke against the project, mostly on grounds of increased traffic.

Video of the meeting is available here: http://houstontx.swagit.com/play/01172013-571

Some additional information regarding TC's discussions with RUDH are here.

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A number of local residents spoke against the project, mostly on grounds of increased traffic.

They will lose on that basis. Traffic counts in front of that block are about 11,500 on a 4 lane road with a 25,000 capacity. Why do people always argue traffic, when it never works?

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They will lose on that basis. Traffic counts in front of that block are about 11,500 on a 4 lane road with a 25,000 capacity. Why do people always argue traffic, when it never works?

The traffic concern is also about Allston. Yale St. may technically not be at capacity, but in the morning, traffic does back up to 6th street. And it is not fun to enter Yale from any of the cross streets. Residents of the apartments will certainly cut through Allston as an alternate. Allston will go from having maybe a half dozen residents on that block to having @500.

Allston should also be curbed and guttered to provide onstreet parking for vistors. It doesn't matter how many spaces you put in a garage at a multifamily complex. There will always be people parking outside the complex because they have more cars than allowed or have extra vistors. I would not be surprised if public safety required that if the planning commission does not. There is no way you could fit all the needed emergency vehicles back there if people are trying to park on an 18' street.

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I've got a C-note that says my assessment is correct and you are blowing smoke. I've watched far too many losing traffic arguments. In fact, I don't recall one ever succeeding. Care to put your money where your mouth is? I mean, if your analysis is all that, surely you'd enjoy taking my money, right?

BTW, I can't stop laughing at the required curb and gutter line. I am beginning to believe that you do not even live in Houston. Do yourself a favor and drive by 5292 Memorial this weekend and report back to us on the progress of those curbs and gutters.

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For anyone going south, east or west from this location, Allston is an unhelpful option. You have to go all the way to 11th to get to Durham (SB) via Allston, you can't get to the I-10 feeder on Allston, and SB Yale is a convenient right turn. (I assume that residents here are more likely to travel south than north.)

Allston WOULD be the route I'd take to get to NB Shepherd, 11th St Kroger, Shady Acres, etc., though not for points northwest, as 290 is probably more quickly accessed via I-10.

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The traffic concern is also about Allston. Yale St. may technically not be at capacity, but in the morning, traffic does back up to 6th street. And it is not fun to enter Yale from any of the cross streets. Residents of the apartments will certainly cut through Allston as an alternate. Allston will go from having maybe a half dozen residents on that block to having @500.

Allston should also be curbed and guttered to provide onstreet parking for vistors. It doesn't matter how many spaces you put in a garage at a multifamily complex. There will always be people parking outside the complex because they have more cars than allowed or have extra vistors. I would not be surprised if public safety required that if the planning commission does not. There is no way you could fit all the needed emergency vehicles back there if people are trying to park on an 18' street.

Everyone knows that nothing ever gets denied because of traffic counts. Traffic counts are only used to force the developer to do a project that the city would otherwise have to pay for. Nine times out of Ten, the traffic counts are fine - the city just holds the permits over the developers heads until they just comply with their demands. Time is money and these guys have loans/payrolls/investors to pay.

Most developers have figured this out. If this apartment developer is savy - they are already know who they have to bribe, I mean, what they are going to have to do to get full approvals...the process of criticize, pretend to care, request more information, then approve is well known.

I have been through several of these processes with a multitude of properties in Houston - the process is used almost exclusively to force a developer to do something that even the codes do not require - something like putting a curb/gutter onto Allston for example.

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  • 2 weeks later...

Haven't had a chance to watch yet, but I heard that the planning commission is concerned about Allston and access for emergency vehicles.

 

One of the speakers brought it up. 

 

Staff was asked about plans to widen Yale (there don't appear to be any anymore) and about removing the major thoroughfare designation from 6th St west of Yale.

 

Staff also mentioned that the entrance to the garage would be from Yale, and the exit on Allston would be marked left turn only. Not sure if this is all vehicles or just trucks. They also noted that the fence separating the on-site transformers from the remaining single-family home on Allston would be concrete instead of wood, and that trash pickup would occur inside the garage. A reference was also made of the possibility of increasing the sidewalks from 5 feet to 6.

 

Traffic study is still ongoing. Rep from PWE said that it was unlikely the City Engineering office would complete their review prior to the next meeting in 2 weeks time.

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Supposedly there was a meeting with the developer on Monday. Anyone there that can report?

The developer made a presentation to the Houston Heights association land use committee on Monday. Have not heard any details. Houston Heights Association is amazingly terrible about communicating with members and the community in the digital age.

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