JJxvi

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Everything posted by JJxvi

  1. JJxvi

    Shepherd Row in the Heights

    The major difference is that they seem to have purchased a home on Dorothy St to use as an additional entrance/parking.
  2. JJxvi

    Buffalo Bayou Master Plan

    The main downside I guess is that through traffic on Heights/Waugh will now have a light to stop at.
  3. Arrive is an apartment brand name (similar to Gables which had been on the property). The property itself is actually being named "Arrive River Oaks" and so the shops are the Shops at Arrive. It makes more sense for this company and their partners, who has no Arrive apartments in the area to make their apartment brand the primary name, while it made less sense for Gables to do so, because there is almost a Gables on every corner.
  4. I have not been to the High Line, but I know Houston, and also know enough to know that downtown Houston is also not Manhattan. I understand the potential, but the highline is 3 or 4 times as long as the maximum possible distance here and its not like theres destinations nearby. I could be convinced if maybe there was at least something at one end or the other of the pierce that people would want to walk to, so it would continue to be a transportation benefit. A park? I'd want it on the ground, then existing real estate doesnt have to interact with it in new and creative ways to begin with.
  5. For what benefit? Are they going to allow commercial development underneath it or something? It seems like a park on the ground, would be superior in basically every way, to an elevated park that didnt have to be elevated. Seems like they'd basically be having to maintain this giant structure long term just for the convenience of not having to cross streets to walk the length of the park, and giving up ease of access, interation between the park and the streetscape, etc.
  6. https://www.gq.com/story/houston-restaurants-capital-of-southern-cool
  7. I have a crazy idea to improve the west loop...how about not having it be the only N/S crossing of buffalo bayou for a 5 mile stretch? The good news for greenspace is that there is a giant park in Memorial Park that is immediately adjacent to the area, and its gonna be heavily invested in and upgraded over the next few years! Plus they are building a transit line right along the two western entrances to the park at Woodway and Memorial Dr, so once thats built you will just need to hop on the Post Oak Bus line, highjack one of the busses to get it to stop, and leap off the 30 foot viaduct down to the street below for easy access.
  8. JJxvi

    East River - KBR Site Puchased by Midway

    "Too close to the bayou" is measure in elevation height, not distance.
  9. I shake my head at this building every time I see it. I guess the color scheme is to match the other two new buildings south of this site? It looked much better when it was just bare cement gray than it does since they painted it beige. It doesn't read similarly overall like the other two where you have much more glass surface, so it ends up looking like a different color scheme design anyway.
  10. JJxvi

    2401 N Shepherd

    Their rendering with a tenant named "Pizza Oven" gives me hope that, finally, we can get just one more pizza place stuffed in on North Shepherd.
  11. JJxvi

    Amazon HQ2

    Except the route WAS on Westpark. It was a line (one of an expansion of 6 that we voted yes to build, btw and it was always the most critical, your post earlier about people supposedly championing the green and purple lines is not true, this board had a thread with I dunno maybe thousands of posts about the University line over a span of years) from Wheeler Station to Westpark Transit center. Now, I'm assuming you know...but if you don't Wheeler station is at Main St and RICHMOND. Westpark DOES NOT EXIST at Main St and only begins at Kirby Dr. Saying that Culberson was ok with it being on Westpark is meaningless. Culberson knows that it was going to be on Richmond for at least the 3 miles between Main and Kirby. Beyond Kirby (as you mention above) the line did switch to Westpark in the final alignment. Culberson absolutely worked to kill a project we all voted on, mainly to the benefit of Afton Oaks residents who werent even on the final line, and were irrelevant to the line anyway.
  12. I agree and hope completely that self driving cars probably leads to an increase in urban density due to scrapping the on-site parking. However, I still don't think it plays well with Houston style light rail. I think self driving taxis will be infinitely more popular and desirable than the type of local service light rail we have now. I am bullish on more rapid long distance transit like commuter rail, which I previously didn't think would really work until an inner city transit network was built out.
  13. I have always been extremely enthusiastic about rail and think its great, but I don't see how expansion of light rail as currently implemented in Houston can possibly be considered without a real rethink of how transport has already changed and will change in the future. The rise of app driven ride sharing and the possibility of self-driving transport on the horizon we live in a much different world than we did in 2003. The type of rail we built seems less cost and time effective now than it did then, IMO.
  14. I think any Washington corridor surface street rail line would have to run down Center St
  15. JJxvi

    Amazon HQ2

    I don't think Generation Park is even in the City of Houston.
  16. JJxvi

    Amazon HQ2

    Another thing I find interesting besides the fact that there is just about exactly the square footage of already built office building at this site as amazon is asking for to start with is the fact that they also want the potential for 8 million square feet total in the future...which is basically the exact number that Midway announced as the potential size of the development there a year ago.
  17. JJxvi

    Amazon HQ2

    What's with this weird idea that this site area would have developed while KBR was there if it was going to be able to develop? This area WAS developed. 85% of the 150 acres of area were industrial facilities related to KBR. There is a huge difference in desirability of developing big commercial, office, residential development right next to a vast 150 acre industrial facility vs new development on a recently cleared 150 acre piece of land. Also the idea that there hasn't been redevelopment in the area already happening is false. New townhouses have been appearing north of the site for a couple decades and in addition to the KBR site there is another cleared 35 acre industrial site which was purchased by Frank Liu and I imagine he's intending redevelop it...
  18. They picked such a beautiful beige color for this...
  19. JJxvi

    Annual HCAD wft thread

    I mean I agree it does seem to get sketchy because the argument will always be taken towards bringing up the fact that "all the other townhomes are this" and that does sound like an E&U argument. Either way, good luck, hope you can get it fixed.
  20. JJxvi

    Annual HCAD wft thread

    BTW these are the neighborhood descriptions from the CAD...its like I assumed it was earlier in the thread. http://pdata.hcad.org/Desc/2017/code_nh_numbers.txt Neighborhood, Group, Description 8305.06, 1639, HOUSTON HEIGHTS (N' 16TH ST) So these are the original regular size residential homes on lots in the Heights in a certain boundary area. Neighborhood, Group, Description 8305.10, 1644, HOUSTON HEIGHTS T/H (N OF 2OTH) T/H = townhomes in a certain boundary. If you have a townhome in 8305.06 its not about E&U, its about they are appraising your property wrong, IMO. You will also notice that nieghborhoods with townhomes in the description in the area are all grouped into Group 1644 even in further flung areas. You should not be in 8305.06 if you live in a townhome.
  21. JJxvi

    Annual HCAD wft thread

    It's not necessarily an E&U problem. Their appraisal of your property is flat wrong if they are using the wrong neighborhood model.
  22. JJxvi

    Annual HCAD wft thread

    Yeah, sounds like a bad panel who had no interest in working out the problem in their head. What time of day was your hearing? Based on the value you're giving you probably have enough on the line and a convincing enough argument to give binding arbitration a go.
  23. JJxvi

    Annual HCAD wft thread

    Well, you have to get down into the weeds with them and ask the right questions (and even then sometimes a board just isnt going to listen). I would have asked in particular a couple questions. #1 what is the difference between the two neighborhood codes. Likely this would have resulted in a bullshit response they made up on the spot or an "I dont know, but they are different" which would have helped you combat the harsh "fact" they they just told to the ARB to make your comps no good #2 I would have asked why are two identical townhomes (in the example I looked up the other day, not sure what your situation was) adjacent to each other with the same year built, in different neighborhoods? There likely is no possible reasonable answer to that question. You either got to drill down and make the appraiser realize their codes are FUBAR to get him to change your code at the informal or alternatively you got to make the ARB see that their neighborhood code is ridiculous and likely beyond comprehension even of the appraiser in their hearing.
  24. JJxvi

    Annual HCAD wft thread

    The neighborhood codes mean something to the CAD to separate comparables, not just only by geographic boundaries, so yes they can overlap. From just looking at it, 8305.06 are original houses on the original standard size lot comps in a certain area and 8305.10 seem to be the new townhouses on smaller lots within a certain area. If you find an industrial/commercial building within the same boundaries those will have another set of neighborhood codes as well. If you are in a townhouse (and looking at their map viewer, I already found one on 21st St that appears to be wrongly coded) and are coded as in 8305.06, then I think that is probably wrongly coded, and it looks like both land (60/ft vs 45/ft) and improvement values are higher if your house is coded in 8305.06 (meaning that the district thinks the bigger lots and older homes are worth more per square foot)
  25. JJxvi

    W. 11th and Nicholson St

    Herkimer is an oddity. It's really only a glorified back alley (look at the plat maps), with a narrower ROW than other streets in the Heights, but because its gutter and curbed its actually wider than most other streets in terms of actual pavement