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Windsor Memorial Apartments: 25-Stories


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  • 2 weeks later...

hou_legacyatmemorial.jpg

http://www.globest.com/news/1082_1082/houston/167822-1.html

Legacy, CalPERS Starting $75M Residential Tower

By Amy Wolff Sorter Email this story | Printer-friendly | Reprints

Legacy at Memorial

HOUSTON-Legacy Partners Residential Development Inc. and equity partner CalPERS have cleared the site and are preparing to break ground on their 330-unit Legacy at Memorial. The project, which will exceed $75 million of all-in costs, has 15% of the apartments dedicated for affordable housing.

The partnership acquired the 3.3 acres at Studemont Street and Memorial Drive in April 2007, with plans to break ground last September. "It took awhile to redesign the building and rework the plans," explains Spencer Stuart Jr., senior vice president and Texas partner for the Foster City, CA-based Legacy Partners tells GlobeSt.com. ....

The project, which will exceed $75 million of all-in costs, has 15% of the apartments dedicated for affordable housing. ...

Edited by Boris
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hou_legacyatmemorial.jpg

http://www.globest.com/news/1082_1082/houston/167822-1.html

HOUSTON-Legacy Partners Residential Development Inc. and equity partner CalPERS have cleared the site and are preparing to break ground on their 330-unit Legacy at Memorial. ...

There's a crane that went up north of Memorial in this general area at least a week ago. I was assuming that was for this project. Am I mistaken, or is the article a little behind?

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There's a crane that went up north of Memorial in this general area at least a week ago. I was assuming that was for this project. Am I mistaken, or is the article a little behind?

I think the crane you are referring to is for something else to the west of this project. I don't know what it is, but it is closer to Waugh.

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Is Mr. Swamplot a haif contributor or lurker?

I think he's inbetween. I've seen him post once or twice here, but not often enough that I remember his username. The more I read his blog, the more respect I have for it. I usually don't like blogs, but I like his.

My only complaint is that he uses that phrase that most bloggers do, "...more information after the jump." I really have no idea what that means. I've never seen an ad or anything between that phrase and whatever it's teasing.

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I think he's inbetween. I've seen him post once or twice here, but not often enough that I remember his username. The more I read his blog, the more respect I have for it. I usually don't like blogs, but I like his.

My only complaint is that he uses that phrase that most bloggers do, "...more information after the jump." I really have no idea what that means. I've never seen an ad or anything between that phrase and whatever it's teasing.

You never click on the link that takes you to the permenant link, in which he gives more information on what he's blogging about?

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This thing is moving along pretty quickly... certainly faster than did 2727 Kirby at the start. So far, they've dug trenches for what I assume will be the base of the structure. They have at least twice the amount of workers on site right now (or at least this morning) as they did on 2727 Kirby when they were working the grounds to layout the base.

And the more I scope out the area, I really like the potential of this tower given its surroundings.

Edited by The Great Hizzy!
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This thing is moving along pretty quickly... certainly faster than did 2727 Kirby at the start. So far, they've dug trenches for what I assume will be the base of the structure. They have at least twice the amount of workers on site right now (or at least this morning) as they did on 2727 Kirby when they were working the grounds to layout the base.

And the more I scope out the area, I really like the potential of this tower given its surroundings.

I couldn't agree with you more Hiz. The location is superb and this tower will add to that ever growing Montrose/Allen Pkwy/Memorial skyline. And you gotta hand it to Legacy Partners, they announced, started work and will complete on schedule. Besides, I think the final product will be more appealing than the rendering.

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You never click on the link that takes you to the permenant link, in which he gives more information on what he's blogging about?

Is that like the way newspaper write, "read more in section D, page 15, column 4?" I hate that stuff. Tell me or don't tell me. Don't make me work for it.

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Is that like the way newspaper write, "read more in section D, page 15, column 4?" I hate that stuff. Tell me or don't tell me. Don't make me work for it.

Sort of, yeah. It's usually just more detailed information and it's a page devoted soley to that 'article' in case you want to link to only it.

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  • 3 weeks later...

i live on Memorial Heights Drive in the Perry Townhomes.....I'm loving the parade of dump trucks every day.......along with all the crap they drop up and down the street....it's like a drag race of dump trucks....I'm already sick of the construction process.

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  • 2 months later...
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This project is nice. I'm working a on pedestrian bridge that will cross over memorial and the Buffalo Bayou for TIRZ #5.

I have have to run all the hydraulic designs so the bridge doesn't impact flooding.

There are also planning a bunch of trails in the area especially when the Archstone Memorial Apartment are torn down to build a West Ave style town center.

Just picture street front retail along Washington Ave.....

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It's preliminary, but they already made some variance requests from the Planning Commission and are working with Super Neighborhood 22 and TIRZ #.

Archstone Memorial Heights will be coming down.

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I'm working a on pedestrian bridge that will cross over memorial and the Buffalo Bayou for TIRZ #5.

I have have to run all the hydraulic designs so the bridge doesn't impact flooding.

There are also planning a bunch of trails in the area especially when the Archstone Memorial Apartment are torn down to build a West Ave style town center.

Just picture street front retail along Washington Ave.....

A pedestrian bridge would be awesome. This area will really be transforming into a more walkable area over the next few years. There will be a lot to do in this area between: the developments at Regent Square, the Whole Foods and accompanying developments on W. Dallas between Waugh/Montrose, the parks along Buffalo Bayou, and everything North of the Bayou including the new Studemont tower, the Archstone development, and the existing residential in Memorial Heights.

This area is going to be a great place in 3 years or so. Having a pedestrian bridge would make it even that much better. With so much development on both sides of the Bayou, it would be a shame to have no way to walk across.

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This project is nice. I'm working a on pedestrian bridge that will cross over memorial and the Buffalo Bayou for TIRZ #5.

I have have to run all the hydraulic designs so the bridge doesn't impact flooding.

There are also planning a bunch of trails in the area especially when the Archstone Memorial Apartment are torn down to build a West Ave style town center.

Just picture street front retail along Washington Ave.....

That is the coolest thing I've heard in a long time. I always tell my wife that we need a pedestrian bridge over the bayou where the railroad trestle used to be so you can enjoy both sides without walking all the way to the downtwown bridge or take you life in your hands on memorial where the bayou bends. Can't wait to see where it is going.

Kind of off topic, but I'd love to seem them put a pedestrian bridge over Allen Parkway at Dunlavy. Between Regent Square and the Royalton, it would get used. I see tons of people standing on the medians in the middle of Allen Parkway trying to cross and someday someon is going to get splat. There is even a triangle shaped median thing right where Allen Parkway splits eastbound at dunlavy that would be a great place to start one end.

I use the Bayou a lot and it just needs a few things to make it really great.

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The West End/Rice Military areas are benefiting from not having the LRT in place like midtown which caused land prices to skyrocket out of wack with what developers to could make a profit with.

Washington Avenue is being targeted because the land values are relatively good to support projects like this.

Anyone wonder why the Calais and the MIX in Midtown aren't on the LRT and instead are located along Smith/Louisiana? It's because they'll get more traffic and business away from the LRT.

You can call a developer greedy, but they are very rarely stupid.

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The West End/Rice Military areas are benefiting from not having the LRT in place like midtown which caused land prices to skyrocket out of wack with what developers to could make a profit with.

Washington Avenue is being targeted because the land values are relatively good to support projects like this.

Anyone wonder why the Calais and the MIX in Midtown aren't on the LRT and instead are located along Smith/Louisiana? It's because they'll get more traffic and business away from the LRT.

You can call a developer greedy, but they are very rarely stupid.

Nice take. That's a shame. At least there's some development going in around the high priced LRT area. It doesn't make for as nice of scenic drive along the line, but the objective still gets done although not as close. I'm guessing it'll fill in eventually, right?

Edited by lockmat
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Yeah,

I think it'll fill in too, but that'll happen when critical mass occurs and/or government incentives exist to develop. I'm completely against the government incentives. It won't happen naturally, then it shouldn't move forward.

The beauty of Houston development is that is happens without zoning in a natural way. Zoning would be man interfering.

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Yeah,

It won't happen naturally, then it shouldn't move forward.

The beauty of Houston development is that is happens without zoning in a natural way. Zoning would be man interfering.

I guess "man" is not natural? May be women are natural and men are cyborgs.

Interesting. B)

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Anyone wonder why the Calais and the MIX in Midtown aren't on the LRT and instead are located along Smith/Louisiana? It's because they'll get more traffic and business away from the LRT.

In all fairness, the Calais was built before the LRT opened. But I do agree with your other point: property values along the LRT are such that many developers are prefering to develop elsewhere while waiting the current property owners out to see if/when prices fall further to where they prefer.

The other side of that, however, is that the first group that goes ahead and develops along the LRT could reap a bigger benefit because a resident would certainly prefer to live closer to the line than away and may be willing to pay a bit more to do so.

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The West End/Rice Military areas are benefiting from not having the LRT in place like midtown which caused land prices to skyrocket out of wack with what developers to could make a profit with.

Washington Avenue is being targeted because the land values are relatively good to support projects like this.

Anyone wonder why the Calais and the MIX in Midtown aren't on the LRT and instead are located along Smith/Louisiana? It's because they'll get more traffic and business away from the LRT.

You can call a developer greedy, but they are very rarely stupid.

This explains the unbridled development occurring in the 5th Ward, and the dearth of new projects in Uptown and River Oaks.

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This explains the unbridled development occurring in the 5th Ward, and the dearth of new projects in Uptown and River Oaks.

No, kjb is pretty much spot on. Projected rents/prices from developments in the 5th Ward are insufficient at this time to justify new apartment or condominium development in any form given any land price. Even given very high land prices, projected rents/land prices in Uptown and River Oaks are supportive of development.

The core of Midtown has land prices that are slightly out of alignment with achievable rents/prices of new units.

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He is correct that land prices are high. He is incorrect that LRT caused it. Land prices are high because land owners raised their prices. Land owners raised their prices because developers were buying up as much land as they could get their hands on. After 10 years of this, the prices were eventually raised to a point that sales slowed down.

It will happen on Washington as well...with or without a rail line. It always does.

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He is correct that land prices are high. He is incorrect that LRT caused it. Land prices are high because land owners raised their prices. Land owners raised their prices because developers were buying up as much land as they could get their hands on. After 10 years of this, the prices were eventually raised to a point that sales slowed down.

It will happen on Washington as well...with or without a rail line. It always does.

So it has not happened on Washington yet? Why did it happen in midtown first?

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So it has not happened on Washington yet? Why did it happen in midtown first?

IMO, because Midtown has more upside.

I don't quite understand people's love affair with Washington Ave. Most of it is starting to look like Westheimer outside the Loop or FM 1960.

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IMO, because Midtown has more upside.

I don't quite understand people's love affair with Washington Ave. Most of it is starting to look like Westheimer outside the Loop or FM 1960.

Why the upside? I'm sure it's many factors including its location; between downtown and the Med Center and right next to Montrose. But how much of that upside has to do with the light rail? Take rail out of the equation, would Midtown still have the same growth, or more or less? Does that mean many of the Washington projects would be going to Midtown instead if the rail wasn't there and land prices weren't so high?

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I would suggest location between DT TMC and Montrose, as well as the improvements in infrastructure made possible by the TIRZ. The LRT no doubt helped, but is by no means the only reason, nor was it the initiator of the jump in land prices.

Was there a jump in land prices in these other areas also? Were similar infrastructure improvments made in these other areas?

I think the only real way to evaluate the situation is by looking at the numbers; when the land prices jumped (and the % of the jump) and when different factors like infrastructure improvments, LRT implementation and the overall health of Houston economy happened, relative to the jump, if any (in certain areas).

Broad speculations only tell so much of the story.

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IMO, because Midtown has more upside.

I don't quite understand people's love affair with Washington Ave. Most of it is starting to look like Westheimer outside the Loop or FM 1960.

Washington Ave. is a smaller, more well defined area, with access to great public goods, including but not limited to several parks, running trails, and interstate access. It's shielded by the Heights on one side and Memorial Park on the other, and has great access to downtown through either Allen Pkwy, Memorial, I-45, I-10, or Houston Ave. Because of the small size of the Washington Ave drag, it's easy for developers to focus their commerical efforts on one part of the area, and their residential efforts on another, but not have too much distance separating the two, and even combine some mixed used developments in there.

Contrast that with Midtown, which is huge in terms of land mass, has a lot of public service buildings aimed at the indigent, no real focal point that has caught on, and despite being intended to be walkable, has not been able to achieve that because there is no true center.

Yup, can't figure out why Washington Ave has taken off and Midtown hasn't...

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  • Highrise Tower changed the title to Windsor Memorial Apartments: 25-Stories

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