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Luminare last won the day on February 18

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About Luminare

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  1. Speaking from experience with rendering. This is a reflectivity setting being set too high. Pavers, even white ones, aren't that reflective. Sometimes a render engine will make even things which aren't that reflective or glossy a lot more reflective or glossy than what they really are. Actually I was kinda put back by @Montrose1100 comment, but then I was like, "ok wait a second, I know clients that make the exact same statements even though its a render because they want to make sure what they are getting is what they are getting." So after taking a step back, and reflecting on it, I could understand why Montrose1100 would say that, and he does have a point. In this image it is way to reflective. I would say its probably not going to be that reflective in real life. I could be wrong. I have been before, but the only time you get a paver/brick that is that reflective is if its a glazed brick which you don't really ever put on the ground. Occum's Razor would suggest that its a flaw in the actual rendering of the material, and not a reflection of what it will actually be. It happens. I don't think its bright, but I can see why Montrose1100 says its bright, and its a comment to keep in mind. If he thinks that there might be others that think that as well.
  2. @j_cuevas713 As an optimist myself its certainly possible, but I'm also a realist, so its important that we don't look at this in a naive or even a hopeful way. By the way I want to make sure I'm clear I'm not here to attack you as a person or to discredit you, but what I am going to say should be something to think about. I don't know about you, but a politician seeming "optimistic" about anything doesn't exactly get anything done. They said this last time, and the time before that, and the time before that. I can't see what actions they have taken as leaders for ME to be "optimistic" about THEIR "optimism". This persons words ring hollow at this point. I'm not going to simply take this at face value, and it would be wise you don't take it at face value either. Fine the criteria has change. How does that help? What makes this project a better candidate before than it did in the past? Again its merely words framed in a way to make sure one doesn't ask questions if they don't want to ask them. However if you are someone that asks a lot of questions, like I do, it opens a pandoras box of questions. Its not only that, then I have to ask, well you knew the criteria before it was change and you were still unsuccessful. Do you submit even though you knew it would fail, and this was just one making themselves look like they are getting something done, and now that the criteria has changed now its covering up for your previous failures? Or is it actually something different? I don't trust this person, I don't know this person. It would be one thing if I didn't know them, but they actually acted out what they were saying and got things done, but I'm even more skeptical and mistrustful when you add the fact I don't ever get to see this council person ever. This. This is why it isn't getting done because people throw statements like this and sacrifice what they need for what others need, and at the same time it makes what they want neglected, and it makes them worse off. How long do we prioritize others until we feel they are sufficiently "well off" arbitrarily, so the city can focus on our community again? If ever. This moment when you step back and cede your wants and needs is the moment when others who don't care about your wants and needs, and won't think about others will just take it for themselves, and push you aside. You want better infrastructure and better roads. Fine that is something one selfishly wants, but it also benefits others greatly as well, so its really not that selfish. If its not that selfish then its something to not cede and to fight for. If you don't cede and you fight for it then you at least have a chance to win. We aren't even putting up a fight. We are let others take funding because we want to feel like we are self-righteous good people, but we are just weak, and can't stand up for ourselves. And then after you cede the argument to them, you then say, oh its not the cities fault its the property owners fault and they should do more. So now were going to let the city and authority figures get off scot-free, but the people that will benefit from these improvements...no we should just blame them. Do you see the contradictions here? As if us not getting funding is a direct result of property owners not being sufficiently clean operators, or pure people who are without sin in some sense is the problem for our rejection, when we know full well areas that are actually look worse get funding, so its cleanliness isn't a prerequisite for funding. The prerequisite is not backing down when you want something and pushing for it until you get it. The squeaky wheel gets the oil, as they say. We don't even let our wheels squeak because we think it will be rude until we have no more wheels because they fall off. And here its not like you are hiding that you want this to change. Just for some reason you think its rude to ask? The only reason why Durham/Shepherd is getting fixed is because its an important utility corridor. Thats it. Its not some virtue of helping the people. Its utility plain and simple, and that is ok, but it would be wrong...more like naive to frame it otherwise. West Alabama is taking forever. They are dragging there heels on that, and I haven't seen movement on this at all. The only movement I've seen on this is for Upper Kirby...because they actually fight for what they want, and aren't afraid of making a little bit of a ruckus to get it.
  3. I will continue to say this, Montrose's voice in city government sucks right now. It sucks because we don't have people that actually get what Montrose needs. While I like the independent nature of a lot of Montrose's neighborhoods, it also leaves the rest of the district vulnerable because if a neigbhorhood is able to secure funding and agreements with the city to upgrade there streets one by one then there isn't really a need to give funding to Montrose as a district. Montrose TIRZ for example is only the major thoroughfares and commercial areas that line them, and very few people actually live on those corridors currently. Most people live in these independent neighborhoods which flank the corridor and that is where the majority of voices are, and its where most of the tax payers are. Think about it, with all the above setup as it currently is, it stands to reason that anything Montrose TIRZ wants will be secondary to what each independent neighborhood wants. Midtown gets what they need because they can effectively talk to city government as a block. The Heights can get what they want because they can talk to the city as a block. Same with Upper Kirby. Even East End and 3rd Ward get more resources because they are able to form as a block to get what they want. Montrose doesn't approach the city in this way. This effectively leaves Montrose TIRZ to fight for itself which will put it at the back of the line. If people want this project to work then Montrose needs to start acting more like a district and not as a collection or confederation of independent neighborhoods because while neighborhoods might be able to get new streets they don't include major roads as part of there realm which will leave them out of funding.
  4. Dude Microsoft has seriously stepped up there game when it comes to maps. Been also keeping up with there soon to be released Flight Simulator 2020. The map tech in that is absurd haha Like very close to reality its scary.
  5. If y'all really want to see something cool. I haven't seen my google update yet for Downtown. While searching for it I ran into this site: https://zoom.earth Its a live satellite that is constantly updating. Check it out.
  6. @hindesky not sure. They've been working on this forever. This was from a couple weeks ago.
  7. Maybe I should tell everyone that this a render of what could be, but not what actually is? Renders can't be taken literally. They encapsulate an idea, that is all. You want the end product to be as close to the render as possible, but at the end of the day its a visual of something imaginary. Even in the render you see the tracks stop dead at the intersection. If you actually look at what a render gives you then you will see what it wants you to see. If some people are talking about an ACTUAL trolley, then they aren't looking for what the render is telling them, they are only seeing what they want to see.
  8. From Houston Biz Journal that wasn't in the chron article which I think really makes sense why even in this climate they are kicking this off. With all the companies and warehouses they have been selling off, 2ML must have a huge chest of dough to play around with, and I'm sure in times like these where people are scrambling for funds for projects, I'm sure Hines, in order to keep themselves moving are looking for sure bets when it comes to financing. Then you add in the fact that Hines when its behind a project...it happens, means this gives it more promise. Near guaranteed money not tied to other peoples funds + Hines = Going to be built. Haven't been able to find a master plan from an initial google search. Would be nice to see the full scope.
  9. Decided to draw up a site plan for those who are finding it difficult to decipher what is going on. Again this is just from my professionally trained eye as someone who works in the profession. I do know someone who works for Michael Hsu, so I can ask that person later if they know some extra tib bits to clear some things up. So remember I don't work on the project, but this is what a professional sees. Black - Parking / Drives Orange - Overall Building Footprints Yellow - Pedestrian plaza Green - green space Brown - Parking Garage for the residential complex pinkish purple - Ground Floor Retail for the Residential Building Purplish blue - Ground Floor Townhomes This is an incredibly dense mixed use as far as Houston goes. I'm really excited to see something like this in this city now. This is something that I would see in places like Austin or Denver, etc... It looks like to me, based on the design I'm seeing, Michael Hsu is designing the entire thing, not just the retail. The materials used throughout are hallmarks of a Michael Hsu design. EDI doesn't really use a lot of metal panel and variations for facades on residential. My guess is that Michael Hsu is the "Design Architect", EDI is the "Architect of Record", and probably someone like Alliance, or Broadstone is the Developer. If I remember correctly this land once belong to Midway, but then they sold it if I'm not mistaken. Could be wrong about that part. For those who are wondering why I'm seeing Townhomes on the ground floor in the Purplish Blue that I laid out, I would go and reference what was done for the Kirby Collection. Really liked how those turn out. I think it makes sense to keep that part of Runnels St purely residential with no retail, as thats what it already is, and you aren't really going to be pulling a lot of folks to retail from Navigation. Instead it's a much better idea to put retail in this kinda courtyard setting which I really like and works in this city. From the site plan it looks like they will be clearing the whole site. I don't know if they will build everything at once, or just the residential component first. Could be sure, but for how big this site is its actually pretty well thoughtout. Not to mention the low density retail on the southside and the parking lot to west means that at anypoint they can clear those front parking lots and add more residential later to provide better frontage to Navigation Blvd. Its definitely better than what was there before, but I can see why you would say this. Other than that. More Michael Hsu, please. This firm is pushing the envelope in this town with site planning, mixed use, and contemporary design. I hope more will follow and we get a new vanguard of firms that move into this city like they are and really shake things up.
  10. BGE is an engineering firm. They are currently working on storm and sewer infrastructure on site, particularly at the Bayou. My guess is someone decided to have a little fun with the application.
  11. That's interesting. This could be why they haven't been able to start yet. Especially with what they are proposing (office/retail/residential mixed-use), contaminated ground water is actually a real problem. I'm also wondering if this is partly why its taken East River some time to really kick off as well. Old industrial sites, depending on what they were used for can be a challenge to clean up and prep for uses where people will actually live on the property. My knowledge is limited on this however, so someone who is well versed in this particular area please chime in. This isn't a death nail for the project or anything, but simply one that can slow it down. If this is the what they were told then they will have to do remediation of the site before they can begin construction. Unsure to what extent, and how that can be done. What I will say is that this could actually later on be flipped as a positive for the development if its able to kick off. The positive being that they could go the full LEED route, and get a lot of positive publicity for their remediation efforts, and improving the property/quality of life for the area.
  12. Basically this will bring METRO up to 21st Century standards as far as busing goes in major cities, which hey, better late than never. From the graphics shown on METROnext and the Chron article, this puts them in line with Busing that I saw in many European cities, particularly with my experience in German cities. Very happy about the colored warning strip platform edge. Electric signage for bus times, excellent. Better signage overall, thank you. This will definitely make it more noticeable that a bus network actually exists, and it goes to this location. For a long time the bus network was always so incognito. Now it seems METRO is actually proud of their bus network, and wants to make it more visible. More visibility, means more ridership. Who would have thought that if you actually put time and effort into the bus system it will actually do better. Shocker. Again been really impressed lately with METRO. They are far from perfect, and they still have plenty of issues regarding other forms of transit, but they definitely have figured out what they need to be doing with Buses, and how it should operate to be a success.
  13. @BeerNut This is in Third Ward if you want to plot on the map and spreadsheet. EDIT: Not technically Third Ward, but actually SN Macgregor / Riverside Terrace
  14. Don't you mean City Centre 6 isn't under construction? Marathon Oil HQ is under construction.
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