Office Buildings At 3110-3112 White Oak Dr.

[Zippy]

http://www.houstonheights.org/newsletter/index.htm

I'm guessing Red wasn't in attendance..

[tmariar]

The text of the short piece to which lockmat linked above (thanks):

HHA Board Opposes Hi-Rise on White Oak

The following position statement was adopted by unanimous vote of the HHA Board of Directors at its July 21, 2008 meeting:

In furtherance of its mission to preserve and enhance the historic character of Houston Heights, the Houston Heights Association cannot support the construction of a high-rise commercial building (9-13 stories with three lower floors of parking garage) currently proposed for the corner of White Oak (6th street) and Oxford.

The scale and form of the proposed building is not in character with adjacent commercial and residential architecture or with the neighborhood as a whole, which is largely composed of one and two story buildings. Such an intensive use of the site would result in a building that would tower over and impose itself on the views of historic residences and their gardens. It would also create a significant increase in vehicular traffic at the intersection of 6th and Oxford.

The HHA understands that change is inevitable, and actively encourages the construction of new buildings (on non-historic sites) that are compatible with the form, scale and character of the Houston Heights. The construction of this office tower would create a precedent for the future development of large scale multi-story commercial and residential buildings that would be in direct conflict with the unique small- town character of one of Houston's special neighborhoods.

Edited August 15, 2008 by tmariar

[heights_yankee]

The text of the short piece to which lockmat linked above (thanks):

HHA Board Opposes Hi-Rise on White Oak

The following position statement was adopted by unanimous vote of the HHA Board of Directors at its July 21, 2008 meeting:

In furtherance of its mission to preserve and enhance the historic character of Houston Heights, the Houston Heights Association cannot support the construction of a high-rise commercial building (9-13 stories with three lower floors of parking garage) currently proposed for the corner of White Oak (6th street) and Oxford.

The scale and form of the proposed building is not in character with adjacent commercial and residential architecture or with the neighborhood as a whole, which is largely composed of one and two story buildings. Such an intensive use of the site would result in a building that would tower over and impose itself on the views of historic residences and their gardens. It would also create a significant increase in vehicular traffic at the intersection of 6th and Oxford.

The HHA understands that change is inevitable, and actively encourages the construction of new buildings (on non-historic sites) that are compatible with the form, scale and character of the Houston Heights. The construction of this office tower would create a precedent for the future development of large scale multi-story commercial and residential buildings that would be in direct conflict with the unique small- town character of one of Houston's special neighborhoods.

Thank goodness. I like the way it is written: we are open to new development, but please do not make it obscene.

[fwki]

The sale of the Burroughs property I referred to above has closed, according to a friend who discussed the transaction with Alice Burroughs. I checked the County Clerk's Office and it looks like the transaction took place on July 28th under a warranty deed. The Grantee is an entity called "DC Heights LP". For more details and to determine the exact lots, one would have to visit the Clerk's office on Caroline St. or have access to an associated database.

[skamper]

Based on the information provided in an earlier post about the former Burroughs property, I did some digging on the Texas Secretary of State website. I wanted to make the information available in case it leads to more details about any proposed projects along White Oak. DC Heights LP reportedly bought the property. The LP was formed in July 2008. It is located at 1330 Post Oak Blvd, Suite 2190, Houston, Texas 77056. The entity's general partner is Nav-Realestate LLC, which shares the same address with DC Heights. Bryan J. Danna is the registered agent for both entities. Coincidentially, Mr. Danna's address is in the Heights - 827 Nashua St., Houston, Texas 77008. It looks like Mr. Danna works for a company called Venture Commerical. His email is bdanna@venturehtx.com. Does anyone happen to be neighbors or friends with Mr. Danna?

[Marksmu]

I am personally neither for or against this project - It would be strange, and possibly ugly, but I have a big problem with people thinking they get to control the private property of another person. It would be a much more aesthetically pleasing thing to have a smaller building on that site, but if the site is unrestricted, and the developer bought it because of that reason - just because you dont like it, does not mean you should get to put a stop to it. Its not yours!

Any single person who wanted to keep the area the way it is, could go buy everything they want to preserve. But in my opinion, if you cant afford to buy it, you dont get a say on what happens with it. If you dont like it, you have two options. 1) deal with it, 2) move....apparently now people think there is a 3rd option - complain and sue, and make it such a hassle to do anything, that nothing gets done. People who take that route, should have to post a bond to reimburse the builder for his lost income as a result of their apparent dislike.

I actually feel sorry for developers who have to deal with people who think they get to tell them how to build on their own property.

The text of the short piece to which lockmat linked above (thanks):

HHA Board Opposes Hi-Rise on White Oak

The following position statement was adopted by unanimous vote of the HHA Board of Directors at its July 21, 2008 meeting:

In furtherance of its mission to preserve and enhance the historic character of Houston Heights, the Houston Heights Association cannot support the construction of a high-rise commercial building (9-13 stories with three lower floors of parking garage) currently proposed for the corner of White Oak (6th street) and Oxford.

The scale and form of the proposed building is not in character with adjacent commercial and residential architecture or with the neighborhood as a whole, which is largely composed of one and two story buildings. Such an intensive use of the site would result in a building that would tower over and impose itself on the views of historic residences and their gardens. It would also create a significant increase in vehicular traffic at the intersection of 6th and Oxford.

The HHA understands that change is inevitable, and actively encourages the construction of new buildings (on non-historic sites) that are compatible with the form, scale and character of the Houston Heights. The construction of this office tower would create a precedent for the future development of large scale multi-story commercial and residential buildings that would be in direct conflict with the unique small- town character of one of Houston's special neighborhoods.

[Tiko]

Great. Hey, Marksmu, where do you live? I have this idea for a combo pornshop/slaughterhouse/rehab center/rendering plant and I'm scouting locations.

[Shamrock]

Great. Hey, Marksmu, where do you live? I have this idea for a combo pornshop/slaughterhouse/rehab center/rendering plant and I'm scouting locations.

Realizing that this was tongue-in-cheek (and pretty funny), I think Marksmu has a good point.

If residents want to preserve a certain aesthetic in their area, it seems more equitable to do that on the front end -- organize support and petition for a municipal ordinance restricting certain uses of property in that designated area.

I'm all for keeping the character of a place intact and having sensible development, but IMO, it is unfair to go after a developer after their purchase of unrestricted property. If you want restrictions, go get'em now. If you want to seek restrictions after the fact, that is fine too, and that is your right. Heck - I may even support your agenda.

However, any notion that you are manifestly entitled to these restrictions -- after the fact and at the expense of the developer -- is suspect.

Edited December 19, 2008 by Shamrock

[tmariar]

Based on the information provided in an earlier post about the former Burroughs property, I did some digging on the Texas Secretary of State website. I wanted to make the information available in case it leads to more details about any proposed projects along White Oak. DC Heights LP reportedly bought the property. The LP was formed in July 2008. It is located at 1330 Post Oak Blvd, Suite 2190, Houston, Texas 77056. The entity's general partner is Nav-Realestate LLC, which shares the same address with DC Heights. Bryan J. Danna is the registered agent for both entities. Coincidentially, Mr. Danna's address is in the Heights - 827 Nashua St., Houston, Texas 77008. It looks like Mr. Danna works for a company called Venture Commerical. His email is bdanna@venturehtx.com. Does anyone happen to be neighbors or friends with Mr. Danna?

Thanks for the information regarding the Burroughs property. Venture Commercial bio page.

Venture Commercial appears to own other Heights-area properties as well. On their "for lease" list are the following:

- The remodeled retail center at Yale and 11th (odd there's not a newer picture included - it looks very nice now)

- A site at I-10 and Shepherd

- A proposed retail center at 34th and Shepherd

- A redeveloped shopping center at 43rd and Oak Forest

[fwki]

Thanks for the info skamper. For commercial real estate developers, 2009 is going to be a tough year...far tougher than any neighborhood association. See this commercial real estate outlook... http://www.realtor.org/wps/wcm/connect/cc9...3bab778e322d571 .

Houston's been above the fray nationally, but the oil price chickens are coming home to roost. It may a good time for recent UT real estate grads to study up on the 1980's... http://www.wtrg.com/oil_graphs/oilprice1869.gif .

[lockmat]

Thanks for the info skamper. For commercial real estate developers, 2009 is going to be a tough year...far tougher than any neighborhood association. See this commercial real estate outlook... http://www.realtor.org/wps/wcm/connect/cc9...3bab778e322d571 .

Houston's been above the fray nationally, but the oil price chickens are coming home to roost. It may a good time for recent UT real estate grads to study up on the 1980's... http://www.wtrg.com/oil_graphs/oilprice1869.gif .

20% office vacancy rate for Dallas? Ouch

[fwki]

20% office vacancy rate for Dallas? Ouch

Wow! I completely missed that stat. Dallas is almost as bad as Detroit with the bottom not yet in sight. I'm guessing the Heights will remain "quaint" for a while. That is unless half-done, abandoned real estate projects begin to pile up.

[Heights CPA]

I have a client who has been leasing the building at 2802 White Oak. They have been advised to vacate as demolition of the building will begin in 60 to 90 days. This is the building just east of the closed BBQ restaurant.

[LTAWACS]

I'm completely against this. I do recognize the need for high density dwellings in the area, this location is just wrong wrong wrong. I just sent a note to Adrian Garcias office so I'm curious what they have to say on the matter. Interesting that the Innerloopcondos group has been quiet for a couple of years now. I know there was some pretty good opposition to that and it was much closer to I-10.

What makes you say this location is wrong? What did you say to AG?

[tmariar]

I have a client who has been leasing the building at 2802 White Oak. They have been advised to vacate as demolition of the building will begin in 60 to 90 days. This is the building just east of the closed BBQ restaurant.

Thanks for the update, Heights CPA! I've had a hard time finding information. I checked the permits, but only see dumpster permits for 2802 White Oak.

For those who haven't read the entire thread, we have talked about two different properties:

(1) The Vaughan property, which is shown in red below - it is west of and adjacent to Onion Creek. The "Now Leasing" high-rise sign that started this thread is located on and concerns the Vaughan property. I haven't heard any recent news about it.

(2) The Burroughts property, which is shown in purple below - it is east of Onion Creek, and includes lots on both the north and south sides of White Oak. It does not include Charles Liquor, but does include the convenience store to the east, that entire little shopping center where White Oak Bakery is located, the old Camphouse building, the building to the east of that (2802), and a lot across from 2802 (next to Jimmie's). Someone posting above said that they had word that high-rise mixed-use was proposed for the north side of White Oak, and a parking garage proposed for the south side of White Oak.

[Tiko]

I also heard from a usually reliable source that Fitzgerald's is testing the waters for a sale.

[tmariar]

I also heard from a usually reliable source that Fitzgerald's is testing the waters for a sale.

Wow! I would really hate to see them go. I'm sure the Dom Polanski building could be used for other purposes, but I think it's especially great as a club. The Polish Lodges used the second floor as the dance hall because in the pre-air-conditioning days (it was built in 1918) because it had so many windows. It's cool to me that people are still hanging out there enjoying music 90 years later.

[flatline]

Thanks for the synopsis and photo link tmariar.

Sorry for the nonsequitur, but that photo really shows how Tricon (?) crammed the sardines in on 6 1/2 street. . .

[tanith27]

Sorry for the nonsequitur, but that photo really shows how Tricon (?) crammed the sardines in on 6 1/2 street. . .

Ugh, I know. I watched those being built and thought there should have been a bit of greenery left somewhere on that block.

[heights_yankee]

Ugh, I know. I watched those being built and thought there should have been a bit of greenery left somewhere on that block.

not to defend the sardine lifestyle, but at least those have some nice little yards in back. more than most can say...

[musicman]

not to defend the sardine lifestyle, but at least those have some nice little yards in back. more than most can say...

like a trailer park.

[LTAWACS]

like a trailer park.

But without the trailers... and the park.

[woodheightsguy]

Yeah, just remember what was there before Tricon built those houses..... It was a complete slum. I'm not a Tricon fan, but welcomed getting rid of those apartments.

[aggie92]

Yeah, just remember what was there before Tricon built those houses..... It was a complete slum. I'm not a Tricon fan, but welcomed getting rid of those apartments.

I agree. It was a run down apartment complex that needed to go. Although I'm not a fan of the Tricon row houses either, they made those of us that live near there much happier.

[heights_yankee]

Yeah, just remember what was there before Tricon built those houses..... It was a complete slum. I'm not a Tricon fan, but welcomed getting rid of those apartments.

no kidding. the only time i have ever been nervous walking in the heights was past those apartments. there was some bad stuff going on. i wasn't alone or with the baby, either. i was with my 6'2", 200 lb hubby who was like "let's get the hell out of here." there really is so much in the heights than can go...

[H50]

Walked by this property yesterday and the office tower sign has been replaced with one that has a one story development in an Art Deco Style.

[heights_yankee]

Walked by this property yesterday and the office tower sign has been replaced with one that has a one story development in an Art Deco Style.

interesting. too bad the neighborhood isn't art deco... but still... i have to wonder if it was neighborhood resistance or a bad economy that forced the change?

[tmariar]

Walked by this property yesterday and the office tower sign has been replaced with one that has a one story development in an Art Deco Style.

Really? That's fantastic! I'm going to see if I can get a photo.

interesting. too bad the neighborhood isn't art deco... but still... i have to wonder if it was neighborhood resistance or a bad economy that forced the change?

I'm always in way over my head when I try to talk architecture... but it seems like we have a fair number of landmark buildings built in the deco period, and that have at least some deco touches. I'm thinking like:

The Heights Theater

The Church of Christ

Lambert Hall

The newly remodeled retail center at 11th and Yale

To me, art deco seems like a great idea for a project of that size, in that location, if done properly.

[MaggieMay]

Really? That's fantastic! I'm going to see if I can get a photo.

I'm always in way over my head when I try to talk architecture... but it seems like we have a fair number of landmark buildings built in the deco period, and that have at least some deco touches. I'm thinking like:

The Heights Theater

The Church of Christ

Lambert Hall

The newly remodeled retail center at 11th and Yale

To me, art deco seems like a great idea for a project of that size, in that location, if done properly.

I agree. The Heights area was inhabited during Art Deco's heyday, so the style isn't out of line. White Oak isn't exactly a museum of exquisite architecture; it's quite an eclectic area.

But we don't need a tower blotting out the sky over Onion Creek. It's a matter of size & scale.

[tmariar]

Apologies for the poor picture quality, but here's the new rendering:

This appears to be the same 1950's shopping center that is already there, as evident from the stair-step design on the corner, but with new paint, sign, landscaping, etc. The rendering doesn't show the property on the other side of the row of three tall palm trees, which is the narrow lot between this one and Onion Creek.

If the neighborhood response had any part to play in the owner's decision not to build a high-rise on this property, I want to say thanks. I think the proposed renovation will be a positive thing for White Oak and the surrounding area.

I wonder what's going on down the street with the Burroughs property...

Edited March 17, 2009 by tmariar