Ion District In Midtown

[iah77]

37 minutes ago, wilcal said:

The reason for doing it with the community is so the city isn't involved with enforcement. Breach of contract would be handled by a court. If the CBA is with the city, the city does what the mayor wants, so he/she can choose not to enforce it. CBAs are traditionally made bypassing the city because of this.

$6.6 million for parking garage vegetation?

$6.4 million for two "public plazas" that will be on private property?

IDK about all that. The TIRZ could do so much more with that money.

I think the bolded statement is completely disingenuous, and really doesn't even make sense. The Fiesta was by far the most convenient grocery store for a large portion of the Third Ward (with some portions having car ownership rates in the 60%s), so it isn't just about "potential benefits". 

Some of the leaders aren't even directly affected by this, but are trying to help support voices that are typically squashed. As has been talked about earlier in the thread, Rice's interaction with the black community in Houston isn't exactly a positive history. Several of the members are Rice students that want to see more equity from their university. So yes, it is expected that there hasn't been a continuous push by some of the members in this one specific area. Sears had also been sitting on a what, 50 year lease? And that is something that did help serve needs in the community whereas the Ion might not. 

And in terms of Third Ward, yes, the highways have re-edged the borders of neighborhoods, but you have to also see that there are areas of strong black culture and residents, like along Almeda, still exist in those parts that are outside the "modern" boundaries. 

The Kwik Kopy building is up for sale at like 7-10X its appraised value. There will be ramifications felt by local residents because Rice decided to make such a significant change.

CBAs are definitely a new thing for Houston, but to claim that a grassroots org is just demanding handouts when they see their neighborhood continuing to change, and not to benefit long-term residents is not a great take imho.

 

 

HEB opened much closer and is actually cheaper than Fiesta and actually had a large fresh produce section so that is not true, it wasn't even on many bus routes from actual 3rd ward like the new HEB is. I think it's crazy is the 21st century to try keep areas as ethnic enclaves etc. Shouldn't every area mirror the demographics of the city overall?

[wilcal]

5 minutes ago, iah77 said:

HEB opened much closer and is actually cheaper than Fiesta and actually had a large fresh produce section so that is not true, it wasn't even on many bus routes from actual 3rd ward like the new HEB is. I think it's crazy is the 21st century to try keep areas as ethnic enclaves etc. Shouldn't every area mirror the demographics of the city overall?

Good news, I actually did my summer GIS class project on this very topic. 

On the images below, the blue census tracts are ones designated as a low-income census tract. The orange areas are designated as food deserts not because of low-income, but because of low transportation access. 

This is the before: 

And this is the after (current day):

The higher-end areas of Riverside Terrace did gain significantly more access because of the HEB, but it did not much for the poorer areas. Transit access to the new HEB is lower than the old Fiesta, although I do not have any visualizations to show that. Although, the HEB is a more pleasant walk because of the Columbia Tap trail that connects to the bayou. 

As I mentioned before, several of the northern census tracts don't have a car, so they did not see any improvement from the new HEB being added. 

 

[Luminare]

1 hour ago, wilcal said:

The reason for doing it with the community is so the city isn't involved with enforcement. Breach of contract would be handled by a court. If the CBA is with the city, the city does what the mayor wants, so he/she can choose not to enforce it. CBAs are traditionally made bypassing the city because of this.

$6.6 million for parking garage vegetation?

$6.4 million for two "public plazas" that will be on private property?

IDK about all that. The TIRZ could do so much more with that money.

I think the bolded statement is completely disingenuous, and really doesn't even make sense. The Fiesta was by far the most convenient grocery store for a large portion of the Third Ward (with some portions having car ownership rates in the 60%s), so it isn't just about "potential benefits". 

Some of the leaders aren't even directly affected by this, but are trying to help support voices that are typically squashed. As has been talked about earlier in the thread, Rice's interaction with the black community in Houston isn't exactly a positive history. Several of the members are Rice students that want to see more equity from their university. So yes, it is expected that there hasn't been a continuous push by some of the members in this one specific area. Sears had also been sitting on a what, 50 year lease? And that is something that did help serve needs in the community whereas the Ion might not. 

And in terms of Third Ward, yes, the highways have re-edged the borders of neighborhoods, but you have to also see that there are areas of strong black culture and residents, like along Almeda, still exist in those parts that are outside the "modern" boundaries. 

The Kwik Kopy building is up for sale at like 7-10X its appraised value. There will be ramifications felt by local residents because Rice decided to make such a significant change.

CBAs are definitely a new thing for Houston, but to claim that a grassroots org is just demanding handouts when they see their neighborhood continuing to change, and not to benefit long-term residents is not a great take imho.

 

 

You do know that not everything has to be viewed through the lens of Social Justice, right?

If these ideas you propose are so self-evident and so obvious, why does it always come off as a demand with the penalty of not doing so being social retribution and social excommunication? Why does it always come off as a call for privilege when it is disguised as a right?

$6.6 million for vegetation....yeah in the manner of which they are implementing vegetation on the garage, its going to be expensive. This isn't exactly planting flowers in a small pot on a back porch. Landscaping is very expensive depending on what you plant, and how much density you plant, and in this case they are putting vegetation in suspended planters which requires its own structural support. The real question should be, what is your hypothetical dollar amount for vegetation where you think this is a too much and that money can go elsewhere. Not to mention isn't the talk that we should be making buildings and environments more green. Why does that all the sudden go out the window when so-called historically impoverished communities are involved. Do blacks and poor people not deserve to see green around them, oh thats right they are black and poor, so they must be hungry and can't find work, so we should be spending money on that, right? Because we should assume this is the default, right?

$6.4 million for two "public plazas". Again isn't the argument always that there should be more open space, and spaces for people to congregate and create a sense of community, and especially in Houston where there is so little. I many cities depending on the zoning regulation a developer will have to designate space for a public plaza. Here there is no such requirement, and so actually we should see this as an improvement that companies don't need to be forced to create public space, and instead they are seeing a market benefit to do so on their own accord. Really quite astonishing in my opinion.

This is always my issue with any argument is from the standpoint of Social Justice is that its never enough. Nobody can be Woke enough or promote Social Justice enough, and Rice University leans pretty hard into these ideas to a fault in my opinion, and again it isn't enough. In my opinion this is why they should just ignore all that crap and do what can serve their interests best, and if it helps others along the way then this will be even more of a success, and they would be smart to do so.

As far as boundaries go. History isn't something you pick off a bookshelf and say, this is when we say history begins, or we think its this, but none of the other stuff happened. The highway exists, and its ramifications exist, and we have to move on. Learn lessons on what happened and try to do better in the future. These ideas of these so called historically black communities that you have in your head aren't there anymore and have moved elsewhere. Let that go. Montrose when I was living in it was changing as well. The gay community is leaving that neighborhood, but thats also a consequence of them being generally more accepted in mainstream society which is a great thing, and now they don't have to be in the same place. Most of these historically black communities where a direct response to segregation, and segregation isn't in law anymore, so why should they all live in the same place? History changes, so do cities.

[wilcal]

The spending is not even about social justice. Yes, parking garages should be greener, but what do you think is more effective? Spending 6.6 million on planting more trees in the area or sticking them to the side of a parking garage?

Remember this is tax revenue we are talking about! Three TIRZ is going to be subsidizing Rice's green choices instead of Rice paying for it themselves. Is any property tax even being paid on these lots? $6.4 million could have made an actual park instead of paying for Rice to develop their own private plazas.

Gentrification and displacement are two different things. If people choose to leave then that is mostly fine. If they are forced to leave their communities then I don't think that is right. 

Significant portions of the Third Ward were redlined, people weren't able to buy property, and there are low home ownership rates as a result. Because there are a decent number of renters, they can be displaced much easier. 

I'm not saying you're wrong as I think it is a valid POV, and honestly I felt the same way about the CBA before I dug into the reasoning and looked at how these communities have basically had the rug pulled out, and what I'm hearing from you and IAH77 is that communities should be happy to become more multi-racial because segregation is over, and again that doesn't sit right with me.

 

 

[Luminare]

18 minutes ago, wilcal said:

what I'm hearing from you and IAH77 is that communities should be happy to become more multi-racial because segregation is over, and again that doesn't sit right with me.

 

 

ah....okay. I see. Very illuminating response. At least your are brave enough to say what most progressives and those who fight for social justice actually want, but are too insecure to actually state it. At the very least to your credit, you are honest.

Edited October 14, 2021 by Luminare

[BeerNut]

I attended a few CBA coalition meetings...  They talk about potential harm The Ion will bring but praised all the "work" the MRA and Coleman have done for Third Ward.  Everyone was dismayed when Fiesta left but the store manager was alone at city hall begging the for help with high shrink and continuous police calls.  I thought the coalition would work with Rice on technology focused solutions but they want them to fix everything.

[samagon]

3 hours ago, wilcal said:

I think the bolded statement is completely disingenuous, and really doesn't even make sense. The Fiesta was by far the most convenient grocery store for a large portion of the Third Ward (with some portions having car ownership rates in the 60%s), so it isn't just about "potential benefits". 

I say that because I see other things happening in the 3rd ward that are far more detrimental to the community, yet, I see very few stories about it, and fewer still from the community leaders.

it's a topic for another thread (and I believe it is a topic of its own thread), but midtown has been buying so much property in 3rd ward, and then just bulldozes the home and leaves the land vacant. all under the premise that some day they are going to build affordable housing. they have pockmarked the 3rd ward and done more damage to the community than the loss of Fiesta ever could. want to see what land is owned by midtown TIRZ?

in fact, a google search for news related to Houston Coalition for Equitable Development Without Displacement only brings back news related to ION, nothing else.

I will say that regarding the ION, I do hope that they engage with the community to create tech jobs for people in the local community, specifically youths, but the other stuff the HCEDD wants is pretty ridiculous when you look at this innovation district, and other players that have been taking action for more than a decade that have resulted in doing more harm to the community, well, yeah. Midtown TIRZ needs to be in their crosshairs, not Rice.

[BeerNut]

2 hours ago, wilcal said:

Good news, I actually did my summer GIS class project on this very topic. 

On the images below, the blue census tracts are ones designated as a low-income census tract. The orange areas are designated as food deserts not because of low-income, but because of low transportation access. 

This is the before: 

And this is the after (current day):

The higher-end areas of Riverside Terrace did gain significantly more access because of the HEB, but it did not much for the poorer areas. Transit access to the new HEB is lower than the old Fiesta, although I do not have any visualizations to show that. Although, the HEB is a more pleasant walk because of the Columbia Tap trail that connects to the bayou. 

As I mentioned before, several of the northern census tracts don't have a car, so they did not see any improvement from the new HEB being added. 

 

Until recently, no large format grocery stores would locate in this area due to proximity to schools an churches limiting alcohol sales. 

[samagon]

25 minutes ago, BeerNut said:

Until recently, no large format grocery stores would locate in this area due to proximity to schools an churches limiting alcohol sales. 

I'm not sure this is a thing. google maps shows quite a few liquor stores scattered across 3rd ward, also there are a number of convenience stores, all of which will have beer/wine for sale.

[wilcal]

36 minutes ago, samagon said:

I'm not sure this is a thing. google maps shows quite a few liquor stores scattered across 3rd ward, also there are a number of convenience stores, all of which will have beer/wine for sale.

Another item I unfortunately didn't have time to get to in on my project that was on my list!

Would be relatively easy to figure out which parcels you could sell alcohol on, but I couldn't easily get a list of churches/schools/etc that trigger the alcohol restrictions.

FWIW, Houston actually has a more stringent requirement than the state requires and they have loosened it in some areas. 

Also, CoH made some adjustments to development rules, related to flooding, to get the HEB project built. The federal funds were going to expire, so I'm glad they used them, but it did result in HEB closing their store on OST. Fortunately, I think the Aldi was already in development. 

The other thing I wish I could see research on is how successful online grocery order and delivery has been in food desert areas. Both Amazon and HEB take SNAP for curbside/delivery.

Would be interesting to look at the pros/cons of subsidizing grocery store construction when you might just subsidize the delivery fee. Hurts older/less tech savvy people, but nothing ever is 100% good.

 

[Amlaham]

I think we also need to take note that these dramatic increases in property value isn't just in 3rd ward. Take a look at Garden Oaks and Oak Forrest. Small 1,200 Sq ft homes are being torn down and mansions are replacing them. Homes that would sell in those areas for 120K 10 years ago are now selling for 600K. The Heights was probably one of the biggest food desserts in Houston, filled with nothing but body shops and abandoned lots. We all know how drastic the entire heights has changed over the last decade. Homes that used to sell there for 200K for half an acre now sell at millions. This is inevitable in Houston; one of the fastest growing cities in the US. Nowhere is safe, especially not a neighborhood thats within the vicinity of Downtown/ Midtown/ Museum District/ Medical Center/ and even hobby airport. This has never been about targeting a certain race (Black/Hispanic/ etc). This is strictly supply/ demand and business. None of us are guaranteed the neighborhood we currently live in, if you want something "affordable"......well we literally live in Texas, there are endless affordable living options. Let's be a little grateful that we don't live in NYC, Chicago, Seattle. I mean even Atlanta and Fort Lauderdale are pricier than here. Property value will ALWAYS increase in a big and growing city, no one should be exempt from it just because of the color of their skin. 

[Ross]

On 10/14/2021 at 8:10 AM, samagon said:

 

and the main crux, @tigereye hit above, these so called community leaders don't care about the area until there is a potential benefit for them personally

Fixed that last sentence. That's based on my experience when we lived in Midtown East of Main from 1998 to 2004.

On 10/14/2021 at 12:18 PM, wilcal said:

The spending is not even about social justice. Yes, parking garages should be greener, but what do you think is more effective? Spending 6.6 million on planting more trees in the area or sticking them to the side of a parking garage?

Remember this is tax revenue we are talking about! Three TIRZ is going to be subsidizing Rice's green choices instead of Rice paying for it themselves. Is any property tax even being paid on these lots? $6.4 million could have made an actual park instead of paying for Rice to develop their own private plazas.

Gentrification and displacement are two different things. If people choose to leave then that is mostly fine. If they are forced to leave their communities then I don't think that is right. 

Significant portions of the Third Ward were redlined, people weren't able to buy property, and there are low home ownership rates as a result. Because there are a decent number of renters, they can be displaced much easier. 

I'm not saying you're wrong as I think it is a valid POV, and honestly I felt the same way about the CBA before I dug into the reasoning and looked at how these communities have basically had the rug pulled out, and what I'm hearing from you and IAH77 is that communities should be happy to become more multi-racial because segregation is over, and again that doesn't sit right with me.

 

 

If you think the so called "community leaders" are trying to make things better for the community overall, you are going to be sad once everything plays out. This is strictly about personal power for those who are "leading" the effort.

The significant portions of the Third Ward that were redlined, were redlined to eliminate White property owners and sell the properties multiple times to Blacks. The area from say, TSU North was different, as it never had a majority White population.

On 10/14/2021 at 1:24 PM, BeerNut said:

I attended a few CBA coalition meetings...  They talk about potential harm The Ion will bring but praised all the "work" the MRA and Coleman have done for Third Ward.  Everyone was dismayed when Fiesta left but the store manager was alone at city hall begging the for help with high shrink and continuous police calls.  I thought the coalition would work with Rice on technology focused solutions but they want them to fix everything.

No, the coalition just wants personal power and money. They couldn't give a rat's backside about the community.

On 10/14/2021 at 1:32 PM, samagon said:

I say that because I see other things happening in the 3rd ward that are far more detrimental to the community, yet, I see very few stories about it, and fewer still from the community leaders.

it's a topic for another thread (and I believe it is a topic of its own thread), but midtown has been buying so much property in 3rd ward, and then just bulldozes the home and leaves the land vacant. all under the premise that some day they are going to build affordable housing. they have pockmarked the 3rd ward and done more damage to the community than the loss of Fiesta ever could. want to see what land is owned by midtown TIRZ?

in fact, a google search for news related to Houston Coalition for Equitable Development Without Displacement only brings back news related to ION, nothing else.

I will say that regarding the ION, I do hope that they engage with the community to create tech jobs for people in the local community, specifically youths, but the other stuff the HCEDD wants is pretty ridiculous when you look at this innovation district, and other players that have been taking action for more than a decade that have resulted in doing more harm to the community, well, yeah. Midtown TIRZ needs to be in their crosshairs, not Rice.

Blame Garnet Coleman for the land banking. We've discussed that before. He's a power hungry guy, and the land banking helps him.

[Tumbleweed_Tx]

everybody has their hands out. wanting a piece of the pie. They want the pieces they didn't earn, nor did they help to bring that pie to bear.
Pardon my French, but, f*ck those types, they're all grifters.  

[hindesky]

[dbigtex56]

On 10/14/2021 at 10:35 AM, wilcal said:

Transit access to the new HEB is lower than the old Fiesta, although I do not have any visualizations to show that.

I agree.
For me, this is not some theoretical argument. I've taken METRO to the South Fwy H-E-B twice, and although it's not that far as the crow flies, it's one of those "you can't get there from here" spots that are one of Houston's distinguishing traits. 
The store is at the corner of a one-way street (N MacGregor Way) and a South Fwy service road. Actually, one can get there; it's getting out again that's tricky. 
Imagine being laden with groceries and having to cross a busy street, followed by a long walk on a bridge over either a freeway or a bayou, followed by crossing another busy street. For a while, METRO was offering a shuttle from the Eastwood Transit Center, but it didn't keep any regular schedule. 
Perhaps @iah77 has some insights that I've missed. If so, I'd enjoy hearing about their personal experiences.

[wilcal]

On 10/18/2021 at 2:33 AM, Tumbleweed_Tx said:

everybody has their hands out. wanting a piece of the pie. They want the pieces they didn't earn, nor did they help to bring that pie to bear.
Pardon my French, but, f*ck those types, they're all grifters.  

Hey, just because Rice is asking for tens of millions in tax money for beautification while not paying property taxes themselves doesn't make them grifters. 

[HNathoo]

On 10/19/2021 at 10:19 AM, wilcal said:

Hey, just because Rice is asking for tens of millions in tax money for beautification while not paying property taxes themselves doesn't make them grifters. 

What makes you think they aren't paying property taxes? This isn't a part of the university - this is an asset run by the endowment. 

[phillip_white]

4 hours ago, HNathoo said:

What makes you think they aren't paying property taxes? This isn't a part of the university - this is an asset run by the endowment. 

If Rice pays taxes on their endowment gains they need close their business school. That's the whole point of being a non-profit entity. 

[wilcal]

13 hours ago, HNathoo said:

What makes you think they aren't paying property taxes? This isn't a part of the university - this is an asset run by the endowment. 

I guess I assumed improperly that non-profit owned land, even if owned by an endowment, would not be paying property taxes like the university-specific sites. 

8 hours ago, phillip_white said:

If Rice pays taxes on their endowment gains they need close their business school. That's the whole point of being a non-profit entity. 

Well, there's a difference between paying taxes on the profits and paying property taxes, right? Evidently they may be paying property taxes. 

[clutchcity94]

9 minutes ago, wilcal said:

I guess I assumed improperly that non-profit owned land, even if owned by an endowment, would not be paying property taxes like the university-specific sites. 

Well, there's a difference between paying taxes on the profits and paying property taxes, right? Evidently they may be paying property taxes. 

Looks like Rice is actually delinquent on their taxes at 4201 Main St (the Ion).

[Amlaham]

I mean......... the taxes were collected in this area by Midtown Tirz for almost the last 3 decades (since 1994). Why is no one having an issue with them but have an issue with Rice? Rice did WAY more upgrades to the area in the last year than Midtown Tirz has done in the last 30 years. Not to mention, Rice did all the upgrades before they even requested funding. This area was never really touched by Midtown Tirz except the street signs to include "Midtown." The Tirz mainly focused on the northern portion of midtown. I feel like theres a constant switch of narratives to paint Rice as the bad guy 😂, either its not paying taxes, not considering 3rd ward residents, creating a food desert. Would you guys prefer the abandoned sears and run down fiesta with all the homeless scattered around?

[clutchcity94]

24 minutes ago, Amlaham said:

I mean......... the taxes were collected in this area by Midtown Tirz for almost the last 3 decades (since 1994). Why is no one having an issue with them but have an issue with Rice? Rice did WAY more upgrades to the area in the last year than Midtown Tirz has done in the last 30 years. Not to mention, Rice did all the upgrades before they even requested funding. This area was never really touched by Midtown Tirz except the street signs to include "Midtown." The Tirz mainly focused on the northern portion of midtown. I feel like theres a constant switch of narratives to paint Rice as the bad guy 😂, either its not paying taxes, not considering 3rd ward residents, creating a food desert. Would you guys prefer the abandoned sears and run down fiesta with all the homeless scattered around?

To be fair, there are still a lot of homeless scattered around. I have no idea how Stuff’d Wings plans on running a successful business out of the old Shipley Donuts when there’s a homeless encampment right outside their front door along the 59 off-ramp.

Edited October 21, 2021 by clutchcity94

[Houston19514]

2 hours ago, clutchcity94 said:

Looks like Rice is actually delinquent on their taxes at 4201 Main St (the Ion).

 

That's weird.  I just pulled that same record and those "Prior year" amounts are not on there.  But it does confirm that they pay property taxes.

[X.R.]

3 hours ago, clutchcity94 said:

To be fair, there are still a lot of homeless scattered around. I have no idea how Stuff’d Wings plans on running a successful business out of the old Shipley Donuts when there’s a homeless encampment right outside their front door along the 59 off-ramp.

Its not thaaaaat bad now, and its much better than it was. Shipley's was doing good business, that thing was busy most of the time when you'd go in, and the homeless was much worse then. Its especially not that bad compared to other cities.

Also, lulz at them being behind on taxes, thats just a bit funny. I would like the fences to come down around Greentown labs and the parking lot next door. It feels a little standoff-ish with the neighborhood. Unless they are saying things aren't done yet, then I can understand. Otherwise, take the fences down! 

[iah77]

9 minutes ago, X.R. said:

Its not thaaaaat bad now, and its much better than it was. Shipley's was doing good business, that thing was busy most of the time when you'd go in, and the homeless was much worse then. Its especially not that bad compared to other cities.

Also, lulz at them being behind on taxes, thats just a bit funny. I would like the fences to come down around Greentown labs and the parking lot next door. It feels a little standoff-ish with the neighborhood. Unless they are saying things aren't done yet, then I can understand. Otherwise, take the fences down! 

Every house around that block has fences or bars on their windows, why in the world does a fence on someones land offend people?

[X.R.]

8 minutes ago, iah77 said:

Every house around that block has fences or bars on their windows, why in the world does a fence on someones land offend people?

Wellllllll, it doesn't offend me. I just think its an odd look when you have Rice creating these beautiful spaces by the Ion, and later on taxpayer money will be going to beautification and public plazas/space that are right next to...large fences around parking lots that clearly are there to keep the security of the vehicles inside of it. It wouldn't instill a ton of confidence in anyone to actual utilize those spaces. 

Plus, they have security people around so I honestly don't understand the need. Edit: A solution: If you're gonna spend all that money to do make everything pretty, and you're in charge of making pretty public spaces, maybe just build a permanent wall with a gate? 

Edited October 21, 2021 by X.R.

[Amlaham]

New development in the planning stages within this district!!! Great addition to the area!

https://communityimpact.com/houston/bellaire-meyerland-west-university/development/2021/10/25/theatre-under-the-stars-announces-eventual-opening-of-new-education-arts-center-at-midtown-ion-district/

[Brooklyn173]

Som pix from last week's AIA tour

 

[Brooklyn173]

Community Benefits Agreement on hold ...

Houston City Council delays vote on Ion investments amid opposition

https://www.houstonchronicle.com/politics/houston/article/Houston-council-delays-vote-on-Ion-investments-16588655.php

 

 

[CREguy13]

58 minutes ago, Brooklyn173 said:

Community Benefits Agreement on hold ...

Houston City Council delays vote on Ion investments amid opposition

https://www.houstonchronicle.com/politics/houston/article/Houston-council-delays-vote-on-Ion-investments-16588655.php

 

 

Hoping this is simply quick politics to have gone on record for delaying vote... I recently started working out of the Ion and it is bustling with energy from VCs, startups, several large energy companies, highly programmed networking and academic events, tons of visitors, etc.  Also Greentown Labs is near or at capacity and there is spillover from there to here already taking place...  the moment these investments are approved, Phase I is likely ready to be announced.  

Could be wrong, but don't think I am... hopefully this is only a short pause.  Serious momentum underway.

[BEES?!]

On 11/3/2021 at 4:29 PM, CREguy13 said:

Hoping this is simply quick politics to have gone on record for delaying vote... I recently started working out of the Ion and it is bustling with energy from VCs, startups, several large energy companies, highly programmed networking and academic events, tons of visitors, etc.  Also Greentown Labs is near or at capacity and there is spillover from there to here already taking place...  the moment these investments are approved, Phase I is likely ready to be announced.  

Could be wrong, but don't think I am... hopefully this is only a short pause.  Serious momentum underway.

That is really awesome to hear! I’m glad this development (and Greentown) are picking up steam.
 

It makes me so happy because my mom and I went to that Sears a lot- she loved that building and even though it was sketch city around there sometimes, it was a cool building with a neat history. I’d love to take my mom and show her sometime- maybe when Late August opens! 😁 And when I was a student at HCC Main many moons ago (lol), I frequented that Fiesta when I wanted a semi-healthy lunch with fruit/veg and not school vending machine trash-tier stuff. 

anyway, I love seeing that Sears building is getting a new lease on life, and I’m really glad it’s gaining momentum and getting visitors/tenants/etc.

I can’t wait to see the next phases of the project- I know there have been some renders, but does anyone know an approximate timeframe for some of the next buildouts? 

[editor]

6 hours ago, BEES?! said:

It makes me so happy because my mom and I went to that Sears a lot- she loved that building and even though it was sketch city around there sometimes, it was a cool building with a neat history.

You can still see the old Sears days on Apple Maps:

[X.R.]

On 11/3/2021 at 3:21 PM, Brooklyn173 said:

Community Benefits Agreement on hold ...

Houston City Council delays vote on Ion investments amid opposition

https://www.houstonchronicle.com/politics/houston/article/Houston-council-delays-vote-on-Ion-investments-16588655.php

 

 

I was reading through some of the comments from the local groups who are celebrating this, and there may be some value in having Rice reallocate some legal capital to either making a separate agreement with the local groups or giving them a larger say in the re-investment into the area that Rice promises to make. Based on the comments online and whats been published, alot of people are passionate about this and if they can get council members to pause like this then maybe its worth listening, dunno.

Buuuuuuut that is all contingent upon them getting their legal situation together. For example, Greentown Labs had quite a few medium to large law firms around town donate time to them in the startup phase here in Houston (reviewing and negotiating contracts, helping with intellectual properties, formation, ect). The local coalition basically needs to go and do the same, see if some decent sized firms in town, or nationally, wouldn't mind helping them out with negotiations and the contracting, tell them whats reasonable and whats not in their experience, etc. I cannot imagine laypersons, or a small outfit, doing this by themselves. That isn't smart, and it could cause more harm than good if they are passing up on reasonable opportunities that Rice offers for things that no real estate/govt attorney would consider possible. 

edit: For example, Jane from Baker Botts saying "All they want is x,y, and z and Rice should be able to accommodate this" is so much easier to gain traction on than whatever is happening now.

Edited November 5, 2021 by X.R.

[houstontexasjack]

52 minutes ago, X.R. said:

I was reading through some of the comments from the local groups who are celebrating this, and there may be some value in having Rice reallocate some legal capital to either making a separate agreement with the local groups or giving them a larger say in the re-investment into the area that Rice promises to make. Based on the comments online and whats been published, alot of people are passionate about this and if they can get council members to pause like this then maybe its worth listening, dunno.

Buuuuuuut that is all contingent upon them getting their legal situation together. For example, Greentown Labs had quite a few medium to large law firms around town donate time to them in the startup phase here in Houston (reviewing and negotiating contracts, helping with intellectual properties, formation, ect). The local coalition basically needs to go and do the same, see if some decent sized firms in town, or nationally, wouldn't mind helping them out with negotiations and the contracting, tell them whats reasonable and whats not in their experience, etc. I cannot imagine laypersons, or a small outfit, doing this by themselves. That isn't smart, and it could cause more harm than good if they are passing up on reasonable opportunities that Rice offers for things that no real estate/govt attorney would consider possible. 

edit: For example, Jane from Baker Botts saying "All they want is x,y, and z and Rice should be able to accommodate this" is so much easier to gain traction on than whatever is happening now.

As I recall, the HCEDD was offered an eye-popping 4 positions on that council that worked on the agreement and declined. I’d think serious counsel would’ve told them what a big offer that actually was.

I wrote to Councilwoman Shabazz-Evans today to express my support for the proposed agreement. 
 

Edit: @BeerNut posted a letter from Rice last November indicating Rice offered 4 of 15 spots on the CBA Working Group to the HCEDD. 

Edited November 5, 2021 by houstontexasjack

[Big E]

On 11/5/2021 at 5:17 PM, houstontexasjack said:

As I recall, the HCEDD was offered an eye-popping 4 positions on that council that worked on the agreement and declined. I’d think serious counsel would’ve told them what a big offer that actually was.

I wrote to Councilwoman Shabazz-Evans today to express my support for the proposed agreement. 
 

Edit: @BeerNut posted a letter from Rice last November indicating Rice offered 4 of 15 spots on the CBA Working Group to the HCEDD. 

Exactly. HCEDD demanded a whopping 8 positions on the working group. That would have given them majority control. No way that was going to fly.

[hindesky]

Rice, city agree on $15M pact to invest in community around Ion, over organizers' opposition

 

Dylan McGuinness, Staff writer

Nov. 10, 2021Updated: Nov. 10, 2021 10:59 a.m.

 

Rice Management Co. will spend $15.3 million on affordable housing development, minority and women job training and capital investments, and other initiatives in the community surrounding its Ion development, as part of a deal the city approved Wednesday.

City Council voted 14-3 to ratify the deal. Councilmembers Carolyn Evans-Shabazz, a Third Ward native, Tiffany Thomas and Letitia Plummer voted against the deal.

Mayor Sylvester Turner said the deal reflected his intention that the Ion open its opportunities to the entire city.

“This will be a game changer on so many fronts,” Turner said. “It’s not perfect, but I’ve also learned that you don’t sacrifice the good for the perfect and wind up with nothing.”

The council’s approval came over the opposition of community organizerswho wanted to negotiate their own deal directly with Rice, which is customary in “community benefits agreements,” as the city and Rice have called this deal.

Those agreements are reached between developers and community stakeholders to try to offset risks of displacement and gentrification and ensure the surrounding neighborhood stands to gain from the development. Organizers have been calling for a community benefits agreement with Rice to protect Third Ward, a historically Black community a few blocks from the innovation hub on South Main Street, since its groundbreaking more than two years ago.

“I fully support the Ion, but I believe CBAs should be between the developer and the impacted community,” said Evans-Shabazz, whose District D includes Third Ward.

In this case, Rice Management Co. negotiated an agreement with the city, not a community coalition, to spend $15.3 million on a slate of community-minded initiatives. Many of the recommendations for those measures stemmed from a 13-person working group of community members and other economic stakeholders named by Rice.

The Houston Coalition for Equitable Development without Displacement, the primary group behind the effort to negotiate a deal directly with Rice, produced its own framework for a pact. That platform incorporates many plans in the mayor’s Complete Communities program, a neighborhood revitalization effort that includes Third Ward.

Those organizers repeatedly asked the city at least to change the name of the deal, or else reject it and instruct Rice to negotiate with the coalition. They also have asked for an impact study on how the development will affect Third Ward. Group members have emphasized they are not opposed to the Ion; they just want to ensure current neighborhood residents benefit from it.

“The shininess of the project cannot take away from what the communities need,” Plummer said. “People who have lived there have to be able to stay there if they want.”

Rice, which has a $6.3 billion endowment and has spent $100 million on the Ion, offered the community organizers four seats on its working group, but the coalition insisted that all eight of its members be included and the university drop the “community benefits agreement” moniker, since it was not being negotiated directly with the community. The work went on without them.

The deal approved Wednesday includes a $5 million investment fund for minorities and women in tech, $4.5 million for affordable housing developers, and $2 million in technology sector job training, among other initiatives.

Six councilmembers moved to delay a vote on the deal last week. Three of them — Tarsha Jackson, Ed Pollard and Martha Castex-Tatum — voted to approve it Wednesday.

Jackson worked on CBAs as an organizer before her election and previously said she would oppose this deal. She ultimately voted in favor of it, she said, because she wants to see the model replicated at developments in her District B.

“In the end, this agreement will benefit the community,” Jackson said.

Castex-Tatum, who chairs the council’s economic development committee, said the deal would be a model for future agreements.

“I can’t say no to this, because it may not be perfect, but it is really good,” Castex-Tatum.

This article will be updated.

dylan.mcguinness@chron.com

 

https://www.houstonchronicle.com/politics/houston/article/Rice-city-agree-on-15M-pact-to-invest-in-16609456.php

[Luminare]

6 minutes ago, hindesky said:

Rice, city agree on $15M pact to invest in community around Ion, over organizers' opposition

 

Dylan McGuinness, Staff writer

Nov. 10, 2021Updated: Nov. 10, 2021 10:59 a.m.

 

Rice Management Co. will spend $15.3 million on affordable housing development, minority and women job training and capital investments, and other initiatives in the community surrounding its Ion development, as part of a deal the city approved Wednesday.

City Council voted 14-3 to ratify the deal. Councilmembers Carolyn Evans-Shabazz, a Third Ward native, Tiffany Thomas and Letitia Plummer voted against the deal.

Mayor Sylvester Turner said the deal reflected his intention that the Ion open its opportunities to the entire city.

“This will be a game changer on so many fronts,” Turner said. “It’s not perfect, but I’ve also learned that you don’t sacrifice the good for the perfect and wind up with nothing.”

The council’s approval came over the opposition of community organizerswho wanted to negotiate their own deal directly with Rice, which is customary in “community benefits agreements,” as the city and Rice have called this deal.

Those agreements are reached between developers and community stakeholders to try to offset risks of displacement and gentrification and ensure the surrounding neighborhood stands to gain from the development. Organizers have been calling for a community benefits agreement with Rice to protect Third Ward, a historically Black community a few blocks from the innovation hub on South Main Street, since its groundbreaking more than two years ago.

“I fully support the Ion, but I believe CBAs should be between the developer and the impacted community,” said Evans-Shabazz, whose District D includes Third Ward.

In this case, Rice Management Co. negotiated an agreement with the city, not a community coalition, to spend $15.3 million on a slate of community-minded initiatives. Many of the recommendations for those measures stemmed from a 13-person working group of community members and other economic stakeholders named by Rice.

The Houston Coalition for Equitable Development without Displacement, the primary group behind the effort to negotiate a deal directly with Rice, produced its own framework for a pact. That platform incorporates many plans in the mayor’s Complete Communities program, a neighborhood revitalization effort that includes Third Ward.

Those organizers repeatedly asked the city at least to change the name of the deal, or else reject it and instruct Rice to negotiate with the coalition. They also have asked for an impact study on how the development will affect Third Ward. Group members have emphasized they are not opposed to the Ion; they just want to ensure current neighborhood residents benefit from it.

“The shininess of the project cannot take away from what the communities need,” Plummer said. “People who have lived there have to be able to stay there if they want.”

Rice, which has a $6.3 billion endowment and has spent $100 million on the Ion, offered the community organizers four seats on its working group, but the coalition insisted that all eight of its members be included and the university drop the “community benefits agreement” moniker, since it was not being negotiated directly with the community. The work went on without them.

The deal approved Wednesday includes a $5 million investment fund for minorities and women in tech, $4.5 million for affordable housing developers, and $2 million in technology sector job training, among other initiatives.

Six councilmembers moved to delay a vote on the deal last week. Three of them — Tarsha Jackson, Ed Pollard and Martha Castex-Tatum — voted to approve it Wednesday.

Jackson worked on CBAs as an organizer before her election and previously said she would oppose this deal. She ultimately voted in favor of it, she said, because she wants to see the model replicated at developments in her District B.

“In the end, this agreement will benefit the community,” Jackson said.

Castex-Tatum, who chairs the council’s economic development committee, said the deal would be a model for future agreements.

“I can’t say no to this, because it may not be perfect, but it is really good,” Castex-Tatum.

This article will be updated.

dylan.mcguinness@chron.com

 

https://www.houstonchronicle.com/politics/houston/article/Rice-city-agree-on-15M-pact-to-invest-in-16609456.php

In today's news people hold gun to someone's head demanding cash, or they will shot gun. Person with gun pointed at head hands over money to person with gun. More at 11.

[iah77]

23 minutes ago, Luminare said:

In today's news people hold gun to someone's head demanding cash, or they will shot gun. Person with gun pointed at head hands over money to person with gun. More at 11.

Thank god the exorsion was less than expected...  I would love to see what Evans-Shabazz has donated to the district after so much time in power.

[bobruss]

So I guess every large development is going to be challenged by neighborhood groups for money or special perks from now on. I'm sorry but I just don't understand how this has anything to do with Rice University and the third ward. Why does Rice owe anyone anything. They are improving a dead zone that had no one living in it and now they are being squeezed. 

I just don't get it.

 

 

 

[Luminare]

8 minutes ago, iah77 said:

Thank god the exorsion was less than expected...  I would love to see what Evans-Shabazz has donated to the district after so much time in power.

Well it won't be much of a shocker that more than likely this money will just disappear afterwards and never be used for its intended purpose. Then again that's never the point with actions such as this.

14 minutes ago, bobruss said:

So I guess every large development is going to be challenged by neighborhood groups for money or special perks from now on. I'm sorry but I just don't understand how this has anything to do with Rice University and the third ward. Why does Rice owe anyone anything. They are improving a dead zone that had no one living in it and now they are being squeezed. 

I just don't get it.

 

 

 

Welcome to the world of Social Justice, where nothing makes sense, and your appeasement to it ultimately means nothing because nothing you do will ever satisfy.....except for all your money, reputation, and authority...maybe.

[BigFootsSocks]

1 hour ago, Luminare said:

Well it won't be much of a shocker that more than likely this money will just disappear afterwards and never be used for its intended purpose. Then again that's never the point with actions such as this.

Welcome to the world of Social Justice, where nothing makes sense, and your appeasement to it ultimately means nothing because nothing you do will ever satisfy.....except for all your money, reputation, and authority...maybe.

This is a dumb sentence and you know it's a dumb sentence

[Big E]

2 hours ago, BigFootsSocks said:

This is a dumb sentence and you know it's a dumb sentence

That is the truth. And we've just seen that truth put into action. At least this won't stop Ion from going forward.

[Urbannizer]

https://iondistrict.com/#section-3

https://www.smartcitiesworld.net/news/smart-city-district-gets-green-light-from-city-of-houston-7135

 

 

 

 

 

[j_cuevas713]

OH MY GOD!!! I am literally blown away and at a loss for words. 

Edited November 16, 2021 by j_cuevas713

[wilcal]

Screenshot from the video:

 

Video from the website: 

 

[samagon]

that's a bit ambitious.

[EllenOlenska]

5 minutes ago, samagon said:

that's a bit ambitious.

I'm going to pretend you mean getting New York numbers of people in the street. 

[thatguysly]

On 11/10/2021 at 12:38 PM, Luminare said:

Well it won't be much of a shocker that more than likely this money will just disappear afterwards and never be used for its intended purpose. Then again that's never the point with actions such as this.

Welcome to the world of Social Justice, where nothing makes sense, and your appeasement to it ultimately means nothing because nothing you do will ever satisfy.....except for all your money, reputation, and authority...maybe.

More like welcome to the modern world of politics where each side takes a hardline stance and refuses to negotiate and compromise. Started with Newt in the 90s and is really peaking now. It is either not far right enough or not progressive enough. Meanwhile, the majority on the bell curve in the middle get ignored or screwed.

I hope this full development happens but after Caydon made promises and backed out, I will wait for groundbreaking before I get my hopes up.

[kennyc05]

Beautiful!

[X.R.]

2 hours ago, thatguysly said:

More like welcome to the modern world of politics where each side takes a hardline stance and refuses to negotiate and compromise. Started with Newt in the 90s and is really peaking now. It is either not far right enough or not progressive enough. Meanwhile, the majority on the bell curve in the middle get ignored or screwed.

I hope this full development happens but after Caydon made promises and backed out, I will wait for groundbreaking before I get my hopes up.

I'm thinking the combination of: Rice having more money than they know what to do with; the fact that the better the Ion District does the better it is for their school and internships/jobs they can market to the kids; the City clearly (local group limitations considered) willing to do what it takes to push this through; and that the Ion and Greentown are succeeding where office space is still heavily influenced by COVID makes me think we should both keep up our hopes.

This thing can look LA/NY/BOS/ATL/CHI/TOR/SD I don't care, just get us 50-75% of the new stuff and it changes the fabric of Midtown.