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100 Waugh Being Redeveloped to Buffalo Heights District

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So the little brown office building wedged between Jackson hill apartments and united way will make way for some grandiose project in "midtown"? You can call it whatever you want I just want to peep at the rendering.

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I don't see how a project of this magnitude can fit on that site.  Access would be a real issue.  

 

It's a pretty-good sized chunk of land...  at least 2.25 acres (1 1/2 times the size of a downtown block).  The site currently has two buildings (124,000 square foot office building and a parking garage) and the buildings take up less than 1/2 of the property.  Three buildings will be able to fit on the property pretty easily.

 

How is access going to be an issue?  It has good street frontage on Waugh and on Feagan.

Edited by Houston19514
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It's a pretty-good sized chunk of land...  at least 2.25 acres (1 1/2 times the size of a downtown block).  The site currently has two buildings (124,000 square foot office building and a parking garage) and the buildings take up less than 1/2 of the property.  Three buildings will be able to fit on the property pretty easily.

 

How is access going to be an issue?  It has good street frontage on Waugh and on Feagan.

 

Only one of the buildings proposed is nearly six times as large as the existing building. I guess it depends on the scale and type of hotel + resi components.    

 

Access is bad - Waugh is only one way at the site and is right before the merge onto Memorial.  Feagan is a narrow, tiny street with drainage issues.   

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Only one of the buildings proposed is nearly six times as large as the existing building. I guess it depends on the scale and type of hotel + resi components.    

 

Access is bad - Waugh is only one way at the site and is right before the merge onto Memorial.  Feagan is a narrow, tiny street with drainage issues.   

 

They will at least have to add a left turn lane from northbound Waugh -- it backs up right now if 1 car is turning....might be tough with the ramp from Memorial entering right there...

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They will at least have to add a left turn lane from northbound Waugh -- it backs up right now if 1 car is turning....might be tough with the ramp from Memorial entering right there...

They need to put a light at that intersection. That's what they need to do. Especially with that new apartment complex coming online. It's taken me up to 10 minutes just to turn left from Feagan onto Waugh/Heights Blvd.

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Midtown Heights

Yes!

2.212378' higher up than Midtown. Makes all the difference. You can see for miles from Midtown Heights. MH makes regular Midtown look sooooo very flat and low, actually.

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I used to work at 100 Waugh back when it was the Gary Greene Tower.  For a while at least, Brown & Root owned it after Gary Greene; their modeling shop was on the bottom floor or two.  There is a lot more dirt associated with that property than what is apparent at first glance.

 

Access was a bit dodgy even back then, when the brontosauruses didn't move nearly as quickly, all phones had wires, and the only large apartment complex nearby was Bayou Whatever (edit:  we'll now call it Bayou Heights) next to St. Thomas.   IIRC, what we'd do if coming from any direction other than heading south on Yale was to cloverleaf as necessary and then exit Memorial at Jackson Hill, ultimately entering via Feagan.

Edited by mollusk

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A light at Feagan really would fix any access issues and would help Waugh work better anyway. This section is treated like a freeway interchange right now, and that really does need to be fixed.

 

There's definitely plenty of room here, but calling it Midtown makes me wonder if this is actually the right site. Although I have no idea how someone would accidentally write "Waugh."

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Why there aren't high end condos and high rise apts lining this entire area is beyond me. Bring it on. Create a swanky high end venue for entertainment and shopping, and voila! Another MUST HAVE locale.

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A light at Feagan really would fix any access issues and would help Waugh work better anyway. This section is treated like a freeway interchange right now, and that really does need to be fixed.

There's definitely plenty of room here, but calling it Midtown makes me wonder if this is actually the right site. Although I have no idea how someone would accidentally write "Waugh."

Right site and yes, this area is technically considered Midtown from a CRE classification perspective.

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i wish this and more developments along Memorial and Allen had bayou access. maybe they will build a pedestrian bridge from this development across Memorial to the bayou/park? something like that seems like a key linkage for a site like this that is cut off from the bayou.

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i wish this and more developments along Memorial and Allen had bayou access. maybe they will build a pedestrian bridge from this development across Memorial to the bayou/park? something like that seems like a key linkage for a site like this that is cut off from the bayou.

 

There's a pedestrian bridge right there at Jackson Hill.  It's a little hard to imagine how they would get one much closer to this development, given the Waugh/Memorial intersection.

 

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True, I just wish it had direct access to the property, not forcing you to walk around a large apartment complex to get to the bridge. Maybe they can build a new trail to the bridge from the property.

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I've always thought of that as the Kung Fu exit - WAAAAAAAAUGH!!!!!!

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More mixed-used along the lines of City Centre coming?

We can certainly hope! It would be fantastic. A hotel in the area would be nice, too.

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More mixed-used along the lines of City Centre coming?

 

I certainly hope so. This would push, maybe even SHOVE, the area into becoming a great urban destination... and will definitely effect other things surrounding it. I am hoping for a little height and alot of density.

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I think Midway also owns and manages apartment buildings, so I'm not sure there's really much reason to be super excited about this

 

I think there may be reason... there has been some talk of this complex being due for redevelopment, as the density that was built in the late 90's is low for that piece of land in today's market. They have already redeveloped the southwest quadrant of the site with 4 story and garage (vs. 2-3 story and surface parking), and the rest of it does not seem long for this world. It will be interesting to see whether Midway redevelops this as a retail development like City Centre or if they do a stacked mixed-use that would bring real urbanism to the Washington & Heights intersection.

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I think there may be reason... there has been some talk of this complex being due for redevelopment, as the density that was built in the late 90's is low for that piece of land in today's market. They have already redeveloped the southwest quadrant of the site with 4 story and garage (vs. 2-3 story and surface parking), and the rest of it does not seem long for this world. It will be interesting to see whether Midway redevelops this as a retail development like City Centre or if they do a stacked mixed-use that would bring real urbanism to the Washington & Heights intersection.

Used to live here a few years back. Even at that time, there was talk of the complex being torn down in sections and rebuilt (and that word came from complex management). Now with newer and better units available next door and across the tracks at Walmart Village, it maybe time for them to keep up with the rest of the neighborhood. I think the complex will finally meets its date with the wrecking ball.

Edited by tigereye

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So if they tear down all 556 units and replace them in kind, what kind of development would this be (and is it even cost-effective to tear down 556 just to get the same 556 in a different building)?

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So if they tear down all 556 units and replace them in kind, what kind of development would this be (and is it even cost-effective to tear down 556 just to get the same 556 in a different building)?

 

 

Not sure why they would do that. This is roughly equivalent to, what, five or six blocks? 

 

Just to put that in context, here are some apartment counts for buildings going up on a single block downtown:

 

Alliance, 5 stories: 207

Skyhouse. 24 stories: 336

Allied, 8 stories: 240

Alexan, 6 stories: 267

Leon, 5 stories: 220

 

If they blanket the site with 5 story apartment buildings they can easily double the number of units. If they're feeling more ambitious...

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Midway, when it comes to large mixed-use certainly is good at looking long term. I don't think we will see anything on this for a couple years since they are already stacked with projects like crazy. If they do start another mixed-use center like City Centre then I hope that from the vast amount of experience they have gathered over the past several years they might try push the envelope both architecturally and planning. Do these developments NEED new streets dedicated to cars? Do they NEED parking surrounding the exterior of the site? Could a major mixed-use development like this maybe spur Metro to stretching light rail down the Washington Corridor? How far away is infrastructure in this area from being able to handle something a large as what could happen?

 

I also image this would be done in multiple phases like 5-10 years overall for the whole thing.

 

Just some fun speculation.

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It's been an education to me that land for multifamily seems to become more valuable than land for office buildings. That's why Westcreek is being developed as condos instead of offices.

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I wouldn't expect anything spectacular for most of the site (but Im still hopeful) , but I imagine at the very least that this bodes well for some nice commercial development along Washington

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I am sure Midway is capable of multiple projects at the same time. City Centre is about to reach its potential anyway. In terms of expansion / design there isnt much more room to go outside of their latest expansion announcement.

 

I would assume that the same principlals that make city centre popular would apply and be expounded on at this site. I actually expect / hope for really great things. No doubt there should be residential, but there should be retail and office. If they can manage to throw in some green space in, how could this not be the focal point of washington avenue?

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The site doesn't really seem to have great access which is why I am not sure it will end up being a "destination development."  I'm thinking it will be mostly denser multifamily with a retail component on Washington. I am doubtful of a significant office component mainly because it seems like the most likely site for it would be at the southwest corner adjacent to other nearby office across Waugh but that area has already been redeveloped into multifamily.

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The site doesn't really seem to have great access which is why I am not sure it will end up being a "destination development." I'm thinking it will be mostly denser multifamily with a retail component on Washington. I am doubtful of a significant office component mainly because it seems like the most likely site for it would be at the southwest corner adjacent to other nearby office across Waugh but that area has already been redeveloped into multifamily.

Citycentre doesn't have great access.

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Citycentre doesn't have great access.

Well, it's at the intersection of two major highways, but then again, "access issues" were a leading contributor in sealing the fate of Town & Country Mall, which CityCentre replaced.

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so it sounds like they were talking about the site closer to the corner of waugh and memorial, not the archstone apartments... was that a misunderstanding? Can we get a little clarity?

 

1) we know archstone apartments are now owned by midway.

 

2) talk was previous of the redevelopement of the property near waugh dr and feagan st.

    - does midway own this / plan to develop this?

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No retail?

 

I've heard residential towers, office space, and a hotel.

 

this sounds exactly like city centre... there must be retail.... would blow my mind if it had zero retail...

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The article says the apartments were recently renovated. That would tell me the sales price is not conducive to immediate redevelopment, and that Midway can get a nice revenue stream from the property. I would bet this is a long-term play for Midway.

Edited by fernz
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The article says the apartments were recently renovated. That would tell me the sales price is not conducive to immediate redevelopment, and that Midway can get a nice revenue stream from the property. I would bet this is a long-term play for Midway.

 

The apartments may have recently been "renovated" which probably means change out some appliances / new carpet. In all honesty, there is plenty of life left in these apartments.

 

However, I don't think Midway is in the business to buy apartment complexes to run them. I suspect they intend to demo / build as soon as they get everything in order. Evidence that the "renovation" means technically nothing? 1/6th the complex is already gone. Land is simply too valuable.

 

...Just my thoughts

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The apartments may have recently been "renovated" which probably means change out some appliances / new carpet. In all honesty, there is plenty of life left in these apartments.

 

However, I don't think Midway is in the business to buy apartment complexes to run them. I suspect they intend to demo / build as soon as they get everything in order. Evidence that the "renovation" means technically nothing? 1/6th the complex is already gone. Land is simply too valuable.

 

...Just my thoughts

I actually toured this place when I moved back to the H in 2010. The Amenities are on par with the newer places, except instead of a wine storage there is a mini movie theater. The Pool is really spectacular though, I guess being an older place the palms have had time to mature but I really remember the pool setting these apartments apart from the rest. That's about it. The interiors were clean, newer carpet, they painted the cabinets, just a little sprucing up. The layout in the some of the units were odd, and If I remember correctly they had the "desktop computer nook" that I guess was a selling point back in the late 90's.

 

Anyways, sorry for rambling, the apartments seemed to be in good shape, pricing was a littler lower (At the time), than that of the newer builds. They do have some life in them.

Edited by Montrose1100
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Good points. I guess it depends what recently and renovated actually mean. If the buildings got new paint and carpet 4 years ago, they are toast!

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I think access is fine - you can't get to it DIRECTLY from multiple freeways, but you can scoot across various neighborhoods and get there - which should lead to that AHA! look what WE found thing that people like when they reach their destination - - that's always been the lure of the area - it's close to work or its close to home or its in between, and there are lots of interesting things tucked in here and there to keep people busy.  A concentration of business, home, and entertainment, restaurant would do WONDERFULLY here.  Will be fun to watch. 

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