Camden McGowen Station & Midtown Park At 2727 Travis St.

[Subdude]

Beautify the `superblock' and watch the Midtown area's tax base grow

By DAVID CROSSLEY

Copyright 2004 Houston Chronicle News Services

Often we hear in Houston that it's "too late" to do something that would have great positive impact on quality of life. We are approaching one of those moments.

Two years ago, I proposed that a new urban park be created on the Midtown "superblock" on Main Street abutting the McGowen rail stop. This four-block long property with no streets crossing it has been the subject of a hunt for the right development project.

I felt that no urban development really needed that kind of configuration, and indeed that much space with no pedestrian ways across it so close to a rail station would be terribly counterproductive. The only thing that really makes sense there is a great public park.

Many creative people put a lot of energy into the idea, which we tentatively called McGowen Green. The proposal, which was accompanied by exciting drawings from Kevin Shanley and SWA Group,

McGowen Green would be urban amenity, tax revenue source seemed to catch fire for a while. But a Chronicle article last week (``Ideas filling vacant block / Some see park, others see urban oasis in Midtown, Aug. 31'') indicated that the board of the Midtown Redevelopment Authority (MRA) is acting to convey its interest in the property to Camden Property Trust, which already owns about half of it. Camden apparently intends a large apartment project there, probably with some retail or artist space on the ground floor.

This is a real shame for a lot of reasons, not the least of which is loss of significant future tax revenue for the city. Parks are the greatest of urban amenities, and properties adjacent to them tend to rise in value faster than other properties.

With a lush river garden ambience surrounding a formal boat pond and promenade, McGowen Green would produce the highest value center in the Midtown district, and in time one of the most important in our city.

To my knowledge, the MRA board hasn't expended any energy exploring the benefits of a park or the creative means to finance it.

A lot of the important work to determine how parks affect real estate has been done by Dr. John L. Crompton, a Texas A&M professor knowledgeable in the economics of park development. Crompton's studies reveal that people will pay more for property close to parks than for property that does not offer this amenity. This means they pay higher property taxes. In effect, Crompton says, this represents a capitalization of park land into increased property values of proximate land owners.

Crompton calls this the ``proximate principle.'' If the incremental amount of taxes paid by each property attributable to the presence of a nearby park is aggregated, he argues, it will be sufficient to pay the annual debt charges required to retire the bonds used to acquire and develop the park.

As it happens, the board of the MRA is the same board as the Midtown Tax Increment Reinvestment Zone, or TIRZ. One of the purposes of a TIRZ is to increase property values during its lifetime (in this case 30 years) so that the city receives greater revenues from the district once it begins to pay full taxes.

Most people who do projections on land values would say that the increase in taxes coming from the four-block Camden project would be dwarfed by the taxes of developing - at a much higher value - the 14 blocks surrounding a park on that property, not to mention the second tier of properties in the next ring of 22 properties.

The public interest clearly will not be reasonably served by encouraging the Camden project, which should be developed on several of the blocks surrounding the park. And why does an apartment project in an urban place need to have continuous land without cross streets? A four-block long apartment project would create a horrible pedestrian environment, and one of the goals for Midtown has been walkability.

In his ground-breaking book Cities in Full, Steve Belmont says that neighborhoods deprived of natural features are severely handicapped in the competition for middle-class households. He cites examples showing that a well designed and maintained park can substitute for natural features as the heart of a thriving neighborhood.

He also claims that for a neighborhood on the path to revitalization, [a park] represents a prudent investment with the power to attract affluence, and he notes that it takes relatively few affluent newcomers to reverse the negative image of a derelict neighborhood.

Last spring, my organization, the Gulf Coast Institute, distributed hundreds of postcards urging Mayor Bill White to pursue the development of McGowen Green. These were signed by nearly 500 people and mailed.

Surely, before it is too late, the mayor and City Council (the property is in Councilmember Carol Alvarado's district) should have a look and determine whether the long-term interests of the city are best served by a great urban park or by another apartment project. Midtown needs an important park that people will actually use and that will draw tourists to the area.

The park would be a gift to future generations that cannot be given later.

Link

[jt16]

districti@cityofhouston.net Carol Alvarado

mayor@cityofhouston.net Bill White

You should contact them if you feel the same way. Sometimes it takes a lot of noise to convince our elected officials to do what's in our best interest.

[westguy]

It should be an equestrian park. No vagrant is going to want to sleep on horse poo.

[lockmat]

Although this thread is located in the midtown forum, I figured this article sites the same problem that this article is talking about.

http://www.chron.com/disp/story.mpl/front/4818070.html

http://www.khou.com/news/local/stories/kho...n.19fc989e.html

I think this is a very important topic. One that may not seem as such a big deal until it's too late.

I'm thankful that right now, I live right across the street from a small park, a ten minute walk from a much larger park, a five minute walk from another decent green space, and a only a few minutes walk from a couple of basketball and tennis courts.

What's it like to get to public parks/courts/public spaces inside the loop in Houston?

Back to the article, I think this is a good idea to require so much green space per residence. More small parks that are close are a big plus in my book. Growing up in the northern 'burbs of Houston, we didn't really have that. The neighborhoods I lived in maybe had one small park in it and then a very large county park not so close and only reachable by car. Now, having public spaces so close to me is such a nice thing to have. I know it's tougher to get outside in the Houston weather, but it's nice to have the option. But trees trees trees would help.

And to bring up something related...I hope that in future developments, public squares are included and are central to neighborhoods. They are great for neighborhood gettogethers.

Edited May 21, 2007 by lockmat

[lockmat]

So I guess this park won't be happening, huh? Although I love the development that'll eventually go there, it would have been really cool to see this park go in.

http://www.mcgowengreen.org/

[MidtownCoog]

The stretch of Main from Elgin to Webster looks like fired-bombed Dresden.

[brian0123]

Figured I'd go ahead and start a new official thread on this.

Coming Spring 2014 Midtown Superblock Park http://innerlooped.com/1653/midtown-superblock-first-look/

It's going to have underground parking too! There is a link to the full document on InnerLooped.


• Includes a balance of program items that support the overall goals of the Midtown District
• Includes over 140 underground parking spaces that support park activities, nearby retail destination and the Main Street rail line
• Includes over 7,000 square feet of restaurant and retail space

 

Renderings and info as of 5/2015:

 

 

 

http://i.imgur.com/JJVD97D.jpg

 

http://i.imgur.com/HnlSiO5h.jpg

[lockmat]

I think the parking garage is essential for the area. Hope this comes to fruition.

[infinite_jim]

Discovery Green 2.0?

[ricco67]

140 spaces? Three levels down isn't it? Kinda makes me wonder if that is going to be enough spaces. If it reaches capacity quickly, look for other developers to include sizable public garages in their plans.

[lockmat]

This isn't a private project though, right?

[Jax]

Is this just a proposal or has it been finalized?

[Nole23]

This is going to be great for Midtown. It's right on the rail line and will help attract more development to Midtown like Discovery Green did for downtown. Does anyone know if Camden is building their apartments also? or is the parking taking up the entire superblock?

[brian0123]

I believe the parking is under Midtown's portion of the block.

[C2H]

I'm with infinite jim. This is like a Discovery Green part II. We need something a little more interesting and swanky this time around like in Uptown Dallas and maybe a Victory style development.

[ttuchris]

How much of the "Super Block" will the park take up?

[brian0123]

I'm with infinite jim. This is like a Discovery Green part II. We need something a little more interesting and swanky this time around like in Uptown Dallas and maybe a Victory style development.

"Swanky" sounds expensive and more $$$ to maintain. I think this rendering looks awesome because it fills a need for the area, brings in more retail and green space, and probably won't be a money bucket for Midtown (my tax dollars) to maintain. It should also spur development on the other side of Main. Seems like a win all around to me.

[lockmat]

remember MCGowen Green? http://mcgowengreen.org/

[Houston19514]

I'm with infinite jim. This is like a Discovery Green part II. We need something a little more interesting and swanky this time around like in Uptown Dallas and maybe a Victory style development.

A Victory style development is just about the last thing Houston needs.

[brian0123]

remember MCGowen Green? http://mcgowengreen.org/

I remember it. Problem with it is that it assumes Midtown owns the entire Superblock (which it doesn't).

[DrLan34]

Brian, what is the total estimated acreage for this park?

BTW I feel like Midtown is blowin up, so bad***

http://houstonmidtow...e-you-go-hmmmm/

Edit, found my answer above, 1.5 acres

Edited March 9, 2012 by DrLan34

[Simbha]

1.5 acres? How can that possibly be the case? That land must be at least 200-225' by 1,000' - roughly five acres. Is the entire contiguous space not being developed into the park?

[C2H]

A Victory style development is just about the last thing Houston needs.

well, i guess you're right in terms of the unsuccess rate its had in Dallas, but i still would like to see a little more flash in Houston

[Houston19514]

1.5 acres? How can that possibly be the case? That land must be at least 200-225' by 1,000' - roughly five acres. Is the entire contiguous space not being developed into the park?

No, it is not. Camden already owns roughly half of the space and plans to build apartments I believe. But the 1.5 acres does seem too small. I found an old Chron article that says the entire parcel was roughly 6.2 acres. If the park will be 1/2 of that, we'd be talking about 3 acres. That seems more likely than 1.5

[intencity77]

As nice as this park project sounds,1.5 acres really isn't large enough to make an impact as the 11 acre Discovery Green did.

[brian0123]

As nice as this park project sounds,1.5 acres really isn't large enough to make an impact as the 11 acre Discovery Green did.

Remember that Discovery Green was built with nothing around it other than the convention center. This park will finally bridge the East and West sides of Midtown.

In other words, people will now be encouraged to walk from Reef, over to Leon's (or Mongoose vs Cobra coming soon)... or over to Nouveau, etc. In other words, this park will fill the empty gap in the middle of Midtown and encourage people to stop seeing Main street as some border you can't walk across. It doesn't have to be enormous... it just has to have lighting, people, some restaurants, and green space. Plus, it's right at a light rail stop.

[infinite_jim]

I like the basic programmatic elements (like parking) but let's hope that they hire a different landscape firm than the designers of Market Square and Brown park. It just looks like the city is in the tank for certain firms (not naming names but w/r/t the rendering). Those are good parks, but what's the point of going here if it's just going to be another "consumer park?"

Why a restaurant?

Why a museum, library, or sculpture park?

Why any of these things?

Why not create a simple verdant green with dynamic topo?

No dog area?

Why are people so quick to judge Klyde Warren park? (I'm going there next week btw)

Now is the time to ask these questions.

[TheNiche]

Why not create a simple verdant green with dynamic topo?

What exactly is dynamic topo? Is that some kind of A/V setting on one of these newfangled 3D HDTV sets? Or is it that the soil content is modified so that topography changes at an accelerated rate compared to the natural soil over geologic time? Perhaps it means that there are actuators under the surface? Gigantic subwoofers that generate minor earthquakes at random intervals, just to keep people on their feet (and off the park benches)? Or is it a swimming pool filled with green jello? That would be verdant, green, and dynamic...so long as verdant green isn't anything at all like soylent green...let's not have that, shall we?

[Texasota]

A "simple verdant green" sounds an awful lot like a vacant lot. One of the reasons that Discovery Green has been succesful is that it was heavily programmed and has maintained a steady, almost daily stream of various events.

[infinite_jim]

^Brown Park is not a neighborhood scale park; it's a park for tourists/conventioneers and for the greater metro region.

This is ~1.5 - 3 acres, how much programming is feasibly possible and worth it?

Edited March 10, 2012 by infinite_jim

[RedScare]

I'm with infinite jim. This is like a Discovery Green part II. We need something a little more interesting and swanky this time around like in Uptown Dallas and maybe a Victory style development.

I cannot for the life of me think of a single thing About Victory Park that should be emulated in Midtown. Midtown is actually successful. There are actual people living in Midtown. Victory symbolizes everything about how to do something wrong. Victory is Defeat.

To even suggest Victory while discussing a park leaves one scratching one's head.

[kdog08]

With the younger demographic of Midtown I would like something recreational like some volleyball courts, basketball, and/or some basic fitness related equipment. Lets skip the whole family park idea with Midtown.

[TheNiche]

With the younger demographic of Midtown I would like something recreational like some volleyball courts, basketball, and/or some basic fitness related equipment. Lets skip the whole family park idea with Midtown.

Verdantly green jello wrestling... I like it.

Mud pits divided by volleyball nets with a dress code...requiring verdantly green bikinis... I like that too.

[brian0123]

With the younger demographic of Midtown I would like something recreational like some volleyball courts, basketball, and/or some basic fitness related equipment. Lets skip the whole family park idea with Midtown.

Pretty much every apartment complex in Midtown has this stuff already so I'm not sure if it would be fully utilized. Midtown had a public forum at HCC last year where they did a study on programming options. One thing they determined was that residents near the middle of Midtown needed and wanted open green space that was a little closer than Baldwin Park.

[woolie]

I walk to that rail stop and use it all the time -- in fact, today. I cry a little on the inside every time I look across at the giant empty super block. Very excited to see this; hopefully this and the new Arts complex are "real."

[woolie]

Baldwin park is nice, but I think it is a little too "plain."

My favorite "open spaces" in the city that I use on a regular basis:

Rice University student center, near the middle of campus

The renovated area in the middle of Hermann park (cafe/pond/train area)

Discovery Green

I guess more "Union square" than "Memorial park." Part of the urban fabric, not just a patch of grass with a playground and softball field.

[Simbha]

I guess more "Union square" than "Memorial park." Part of the urban fabric, not just a patch of grass with a playground and softball field.

Agreed. Put slightly differently (at least, in my interpretation): More plaza, less park. I think that's a better option for this space.

[TheNiche]

Agreed. Put slightly differently (at least, in my interpretation): More plaza, less park. I think that's a better option for this space.

I agree with both of you and would submit the idea of an adaptable multi-use space should be a consideration. Perhaps something like a sculpture garden with some kind of running water, but that's open enough that it could double as a small amphitheater or open air market on the weekends.

But yeah, I'll put a different spin on it, too. What these greedy green-space-wanting morons in Midtown don't seem to realize is that this is next to the light rail. Tourists might theoretically ride by and it should be a strategic policy goal that hypothetical tourists (possibly from Dallas) are impressed by the urban environment that we build for them to the exclusion of our citizens' own recreational opportunities. (Otherwise, they'll go home all pouty and write bad reviews about our senselessly hallowed burger joints. We can't have that, people! Something must be done!)

[scarface]

I cannot for the life of me think of a single thing About Victory Park that should be emulated in Midtown. Midtown is actually successful. There are actual people living in Midtown. Victory symbolizes everything about how to do something wrong. Victory is Defeat.

To even suggest Victory while discussing a park leaves one scratching one's head.

He's probably talking about all the flashy things Victory Park has like the jumbotrons and stuff. lol. In his defense though, he also mentioned Uptown Dallas as a suggestion.

But i think Simbha put it best: More plaza, less park. I'm happy that Houston's trying to increase its green space, but to slap a patch of grass on everything in every part of town (especially urban environments) can get a little boring. I'm guessing that's what C2H was "trying" to say, but failed misearbly the moment he mentioned Victory Park.

Edited March 10, 2012 by scarface

[Simbha]

I agree with both of you and would submit the idea of an adaptable multi-use space should be a consideration. Perhaps something like a sculpture garden with some kind of running water, but that's open enough that it could double as a small amphitheater or open air market on the weekends.

But yeah, I'll put a different spin on it, too. What these greedy green-space-wanting morons in Midtown don't seem to realize is that this is next to the light rail. Tourists might theoretically ride by and it should be a strategic policy goal that hypothetical tourists (possibly from Dallas) are impressed by the urban environment that we build for them to the exclusion of our citizens' own recreational opportunities. (Otherwise, they'll go home all pouty and write bad reviews about our senselessly hallowed burger joints. We can't have that, people! Something must be done!)

Yeah, I agree with the idea of having a plaza. In fact, this could easily become a signature space for Houston, being along the rail line and in the middle of an important, developing and central area of the city. Something along the lines of a bricked space with fountains and minimal statuary. Because I visit Spain very often, and have a place in Barcelona, I'll refer to the Plaça de Catalunya (Plaza of Catalonia) as the archetype of is being suggested: a central space with fountains, benches, etc that has multiple uses, including the potential for small concerts/festivals.

I'd think that area developers would get behind such an idea, as it would likely increase the value of their properties significantly.

I don't know much about how these things work, but if someone could direct me to a meeting where I could voice my opinion on this, I'd be happy to do so.

Edited March 10, 2012 by Simbha

[Ross]

If it's a plaza, don't let the City get anywhere close to it. Jones Plaza was a great place until it was "improved". We went there every week. Now, it's a boring palce with no redeeming qualities.

[kdog08]

Pretty much every apartment complex in Midtown has this stuff already so I'm not sure if it would be fully utilized. Midtown had a public forum at HCC last year where they did a study on programming options. One thing they determined was that residents near the middle of Midtown needed and wanted open green space that was a little closer than Baldwin Park.

What complexes do have are pools and fitness equipment, I haven't been to or heard of any with volleyball and bball courts in Mditown. My initial thought was a public swimming pool: throw in a lap pool, main pool w/diving boards, a splash pad for the kiddos, and some small slides. However, almost every large complex has a pool.

Well if the people want more open green space then I can't argue with that though.

Edited March 11, 2012 by kdog08

[kdog08]

Verdantly green jello wrestling... I like it.

Mud pits divided by volleyball nets with a dress code...requiring verdantly green bikinis... I like that too.

Also, bolt down some ping pong tables and lets dub thee Verdantly Green Jello Wrestling Green Space

[Simbha]

If it's a plaza, don't let the City get anywhere close to it. Jones Plaza was a great place until it was "improved". We went there every week. Now, it's a boring palce with no redeeming qualities.

Yeah, that sucked. I'm not against open-air performance venues AT ALL - but I wish the city maintained the existence of true plazas in its central core.

[rci2145]

How about tennis courts and a driving range? Midtown people are active, let's give them something to do in their own neighborhood. Normally, you have to drive to Memorial for these things and it's always packed.

[Simbha]

How about tennis courts and a driving range? Midtown people are active, let's give them something to do in their own neighborhood. Normally, you have to drive to Memorial for these things and it's always packed.

I'm personally opposed to this, and I live in the vicinity of this space. Tennis courts and driving ranges are only enjoyable by a relatively small proportion of people, and then only in limited numbers at a time. For example, a driving range would need to be at least 600 feet in length (probably more) - most of which is open space taken up by lawn and green... unusable by people directly. I'd rather see a plaza that can directly be utilized by relatively large groups of people simultaneously.

[rci2145]

After looking at the rendering, it basically looks like one city block with an open field, trees surrounding it, and some very small, shallow pools. I'm not expecting much from this as far as the park itself. The retail space will make the area nicer though.

[Simbha]

After looking at the rendering, it basically looks like one city block with an open field, trees surrounding it, and some very small, shallow pools. I'm not expecting much from this as far as the park itself. The retail space will make the area nicer though.

My comment isn't about the rendering - but rather what should be done with the space.

[samagon]

How about tennis courts and a driving range? Midtown people are active, let's give them something to do in their own neighborhood. Normally, you have to drive to Memorial for these things and it's always packed.

For tennis there's emancipation park (taft and dowling), I think there's 3 courts, they are well kept and I've never seen more than 1 in use at a time.

For driving range there's gus wortham, because it's over on lawndale and wayside no one knows it exists, so the driving range is always available, and of the people I know who have played there, only 1 didn't find the course to be one of the most enjoyable they've played (public course anyway).

Edited March 13, 2012 by samagon

[Ross]

Wortham is a great layout. It was orignally built as Houston Country Club.