South Main Innovation District in Midtown

[BeerNut 2571]

8 minutes ago, Luminare said:

 

Just the arrogance alone. "To Demand".

 

Thats right developers. You must bend the knee to the new faith don't you know! Its we (the students) that have the power and authority over you...you know 18-21 year old college students! People who have never experienced homelessness, or true hardship, but trust us because we are part of the true faith that knows all. We totally don't have a guilt complex or white savior complex as a group that has recently showed from data that we have an outrageous out-group bias which doesn't conform to actual reality, but trust us we know better!

 

Well it's not just students as they've aligned themselves with a few Third Ward community groups. 

 

Here is their stated mission..with my comments as related to The Ion.

The purpose of the meeting is to discuss the purpose, process, and proposed contents of the Community Benefits Agreement, which addresses the following issues:
- Affordable housing
   Why do they think Ion should include affordable housing when MRA is largest land holder in Third Ward and that is their purpose.  

- Loans and commercial space for Black and minority owned business
  I could see some leeway with this for onsite beverage/food options and other business that compliment the development(massage and workout/yoga studio maybe?)

- First source hiring for permanent jobs paying a living-wage with benefits
  What kind of jobs would people in the community qualify for?  I would think most of permanent positions would require a college degree.

- Access to quality, affordable groceries

   As was discussed earlier in this thread Rice already begged for Fiesta to stay on as long as they can.  I'm sure Fiesta corporate was wanting to close that store because the store manager spoke at a council meeting about having to constantly call the police and high levels of shrink(this was before they put fencing under 59). 

 

[X.R. 1122]

2 hours ago, Moore713 said:

That great...one problem..another of people in that area are not homeless they are drug dealers ...

 

This is well attention ignoring the reality 

 

This. Being from the southside, when I roll through the area I always see two or three OGs with the backpacks walking in between the groups. I always check to see the homeless peeps' wrists for the hospital tag to see if the corner is packed that day because the local hospital released them after treatment. I used to work with homeless people, so you begin to notice the...patterns after a while. My boy runs outreach out there, its not the guys at the light by 59 that gives them trouble (they are pretty nice to the police actually), its the peeps by the Fiesta that they get tired of. So, in short, theres a host of problems.

 

And yeah, dunno about affordable groceries with the way those groups treat that Fiesta by always milling around the outer part of the parking lot.  I shop there sometimes, and outside of the occasional douche, its very neighborhood-y. Alot of older folks recognizing each other, asking about how they families are, have they been going to church lately, etc. Gonna be sad when it goes, its kind of a relic. 

 

 I say all that to say: I don't think those kids have spent enough time in that area to really get to know it. Otherwise, their...requests would be more nuances.

Edited October 22, 2019 by X.R.

[Moore713 789]

51 minutes ago, BeerNut said:

 

Well it's not just students as they've aligned themselves with a few Third Ward community groups. 

 

Here is their stated mission..with my comments as related to The Ion.

The purpose of the meeting is to discuss the purpose, process, and proposed contents of the Community Benefits Agreement, which addresses the following issues:
- Affordable housing
   Why do they think Ion should include affordable housing when MRA is largest land holder in Third Ward and that is their purpose.  

- Loans and commercial space for Black and minority owned business
  I could see some leeway with this for onsite beverage/food options and other business that compliment the development(massage and workout/yoga studio maybe?)

- First source hiring for permanent jobs paying a living-wage with benefits
  What kind of jobs would people in the community qualify for?  I would think most of permanent positions would require a college degree.

- Access to quality, affordable groceries

   As was discussed earlier in this thread Rice already begged for Fiesta to stay on as long as they can.  I'm sure Fiesta corporate was wanting to close that store because the store manager spoke at a council meeting about having to constantly call the police and high levels of shrink(this was before they put fencing under 59). 

 

 Being from third ward I think the groups in that area need to be real careful who they they into bed with.

 No one is saying dont help those in need. However  you can not ignore that where this group has gone. Crime as jumped.. assualt. Vehicle break in, murder ( they had two killing just last year). The sanitation issues they created alone were staggering.

[Urbannizer 44134]

https://www.virtualbx.com/construction-preview/houston-rice-university-proceeds-with-parking-garage-retail-building-for-the-ion-project/

 

 Rice University introduced its concept to the Planning Commission for an 11-story parking structure with ground level retail, a facility meant to complement The Ion innovation center in Midtown that was reviewed by the commission back in March.

 

The commission heard a request Oct. 17 for a traffic intersection variance involving a waiver to the required visibility triangle at the corner of Cleburne and Fannin streets. No visibility triangle is needed at the Fannin-Cleburne corner due to the direction of opposing traffic.

 

Visibility triangles are being provided at the other three corners up to 20 feet in height.

 

The Ion project, which VBX reported here on March 14, is an adaptive reuse/remodel and expansion of the former Sears department store building. The parking garage is to be constructed cater-corner to the Sears building on a city block that was the Sears automotive center.

 

Rice University wants to create a pedestrian realm around the entire block. Plans for the parking garage are to serve the “previously approved Ion Building, as well as other future area development,” staff noted in its analysis report.

 

“On the ground floor facing Eagle (Street), there will be a transparent façade that wraps around the corner on both Fannin and San Jacinto. Where the transparency requirements are not being met by glazing, they will be satisfied openings in the screen wall system.

 

“On Eagle Avenue, there is 16-feet, 9-inches from the back of the curb to the building façade. Currently there are no trees on Eagle, but 3-inch caliper trees will be provided for every 30 feet of frontage. On San Jacinto, there is 15 feet from the back of the curb to the building façade; 3-inch caliper trees will be provided for every 30-feet of frontage.

 

“On Cleburne Street, there is approximately 21-feet, 11-inches from the back of the curb, but the pedestrian realm is not a consistent width. There are existing trees to be preserved on Cleburne. On Fannin Street, there is 15 feet from the back of the curb to the building façade; 3-inch caliper trees will be provided for every 30 feet of frontage.”

 

The distance between the building facades and the existing power lines will be sufficient to meet OSHA standards, staff claimed.

 

The areas of the first floor of the parking garage that will not be initially used for retail. They will be used for parking as a temporary use until area redevelopment creates a market for additional ground floor active uses and/or the demand for parking diminishes. The first floor will have a 16-foot ceiling height in order to accommodate such uses in the future.

 

Those areas not used for retail will be screened by a wall system that will allow natural ventilation for the garage. It will be architecturally significant and will limit pedestrian and driver views of parked cars within the garage. This screening will be replaced when active uses replace the parking.

 

The pedestrian realms on all four streets will include safety buffers to shield the pedestrian from vehicular traffic, pavers on sidewalks greater than the required 6 feet width, and street furniture such as benches and trash receptacles. The pavers will be something other than normal brushed concrete.

 

The designs were prepared by SHoP Architects of New York City.

 

[cspwal 3907]

Smart - the garage is going to be on two main north/south roads, but not face the 2 mass transit corridors, since those would have a better use than garage ramps

[H-Town Man 5007]

Imagine - there's not retail pedestrian traffic in the area now, but they're making the building adaptable to GFR because they know there will probably be retail traffic in the future. 

 

For Houston development, this is like finding the last digit of pi or something.

 

[Highrise Tower 33385]

[X.R. 1122]

The roof/third floor is almost gone

[Highrise Tower 33385]

They are working fast.  Several things I noticed today.

 

 

 

[hindesky 46742]

[Highrise Tower 33385]

[HNathoo 1186]

Lots of the adjacent sites Rice owns have submitted water/wastewater applications. This is to see if the sites can support the desired development and the cost of the associated impact fees. 

 

[Highrise Tower 33385]

[hindesky 46742]

Was surprised to find a tower crane vertical section and the base installed on the north side of the building.

 

[rechlin 2994]

Hard to see because I photographed this from a moving train, but they've dug a fairly large hole on the "north" side of the building.  I'd guess at least 6-8 feet deep:

 

[TheSirDingle 1499]

29 minutes ago, Toopicky said:

 

Wow, I didn't know the lot that Jack in the Box sits on was owned by Rice .... great find!

Wonder if that Jack sells rice. I know the student dining at rice does, pretty good considering the name of the institution too. Houston does have some world class rice I have to say so myself. 

Edited November 6, 2019 by TheSirDingle

[jmitch94 2033]

Tower crane is going up. 

[hindesky 46742]

[houstontexasjack 2359]

Another shot of the tower crane:

 

[Triton 11801]

Master plan for Ion and Innovation District at former Midtown Sears site revealed

Quote

Documents filed with the city show a proposed site plan for the Ion and 15-acre South Main Innovation District comprising multiple blocks along and east of Main Street. The plan shows 13 proposed structures in addition to the old Sears at 4201 Main, a greenspace and "Central Laneway" stretching in front of the Sears building from Main to Caroline.

 

The proposed garage, 115 feet tall -- or approximately 10 stories -- would serve the Ion building and other future developments in the area, according to the documents filed by consulting firm Vernon G. Henry & Associates on behalf of Rice.

 

 

 

 

 

https://www.houstonchronicle.com/business/prime-property/article/The-Ion-former-Midtown-Sears-and-Innovation-14826265.php#photo-18593395

 

[j_cuevas713 3067]

😮

[X.R. 1122]

What in the world, they're completely redoing the landscaping in the area? I don't think Caroline has esplanades, does it? And is it just me or are they basically shutting down that central laneway area? 

 

They weren't kidding about walkability. With the speed in which Ion is moving now...I'm guessing some of the landscaping and sidewalk stuff will probably start in the new year. 

[j_cuevas713 3067]

Didn't know that lot A was actually owned by Rice. 

[Triton 11801]

4 minutes ago, X.R. said:

What in the world, they're completely redoing the landscaping in the area? I don't think Caroline has esplanades, does it? And is it just me or are they basically shutting down that central laneway area? 

 

They weren't kidding about walkability. With the speed in which Ion is moving now...I'm guessing some of the landscaping and sidewalk stuff will probably start in the new year. 

This section of Caroline does have esplanades.

[Luminare 6046]

3 minutes ago, X.R. said:

What in the world, they're completely redoing the landscaping in the area? I don't think Caroline has esplanades, does it? And is it just me or are they basically shutting down that central laneway area? 

 

They weren't kidding about walkability. With the speed in which Ion is moving now...I'm guessing some of the landscaping and sidewalk stuff will probably start in the new year. 

 

The south part of Caroline from Clebourne to Hermann park does have medians. That road was initially developed like Lovett Blvd/Courtland Pl when it was one of the original suburbs and all the rage was to have a "european" style boulevard as a central street. Obviously we still have a soft spot for boulevards with the redevelopment of Post Oak.

[Houston19514 4653]

44 minutes ago, X.R. said:

What in the world, they're completely redoing the landscaping in the area? I don't think Caroline has esplanades, does it? And is it just me or are they basically shutting down that central laneway area? 

 

 

Yes, Caroline has esplanades south of Cleburne.  And, no, I don't think they are shutting down that central laneway area.  The North-South streets appear to still go through.  The East-West street already does not exist.

[rechlin 2994]

The Chronicle's link to the agenda is broken, because the username and password were dropped from the URL, but the full link is ftp://PlatViewer:Viewer4DRC@edrc.houstontx.gov//2019/2019-23_DraftAgenda.pdf

 

Note that the username is PlatViewer and the password is Viewer4DRC, in case HAIF breaks the URL too.  The information about the Ion is on pages 140 through 160, and there are a bunch of images not in the article.  Here is the full set of images:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

[midtowndweller 281]

Oh wow! This just made my day. I love coming to this page because it always brightens my day with each added bit of good news. I live in Ventana and this area DESPERATELY needs this development. K & H are the lots that will get rid of majority of the riff raff in the area. Those are the areas they tend to congregate the most. 

[Angostura 1252]

15 hours ago, X.R. said:

What in the world, they're completely redoing the landscaping in the area? I don't think Caroline has esplanades, does it? And is it just me or are they basically shutting down that central laneway area? 

 

They weren't kidding about walkability. With the speed in which Ion is moving now...I'm guessing some of the landscaping and sidewalk stuff will probably start in the new year. 

 

 

The "central laneway" is already mid-block, so it's not replacing a thru street, but from the site plan, it looks like they want to pedestrianize Eagle St as well.

[gene 3056]

7 hours ago, midtowndweller said:

Oh wow! This just made my day. I love coming to this page because it always brightens my day with each added bit of good news. I live in Ventana and this area DESPERATELY needs this development. K & H are the lots that will get rid of majority of the riff raff in the area. Those are the areas they tend to congregate the most. 

 

I feel that same way every monday when i come in to see what amazingness @ekdrm2d1 has posted 🥇👍

[BeerNut 2571]

 

[Highrise Tower 33385]

[j_cuevas713 3067]

10 minutes ago, ekdrm2d1 said:

That thing was turned in to a damn dungeon. Very thankful for the renovation. 

[BeerNut 2571]

I wonder how the reception will be at this meeting vs the one on Tuesday.

[Texasota 2970]

My only concern with the full district plan is building D - that's the current location of the International Day School and a genuinely gorgeous house. I would hate to see that lost.

[j_cuevas713 3067]

20 minutes ago, Texasota said:

My only concern with the full district plan is building D - that's the current location of the International Day School and a genuinely gorgeous house. I would hate to see that lost.

I wonder if the developer will consider that. The guy seems to really care about our city. 

[BeerNut 2571]

Third Ward community expresses concerns with The Ion project that's underway

 

Quote

Her presentation included new concerns following the release of the master plan of The Ion, which the Houston Chronicle released earlier this week. The plans included a parking area that will be the next construction project following The Ion. The variance request is headed to the planning commission on Thursday.

 

"That's a two-day turnaround and it's the first opportunity for us to do something," Neal says. The group is intending to at least acquire a delay in the variance request moving forward.

 

[TheSirDingle 1499]

hmm wonder how this is going to affect the variance request. Does the vocal public support this project more than it doesn't? Hoping this doesn't destroy/delay the plan, and we can get this project underway sooner than later.

[BeerNut 2571]

11 minutes ago, TheSirDingle said:

hmm wonder how this is going to affect the variance request. Does the vocal public support this project more than it doesn't? Hoping this doesn't destroy/delay the plan, and we can get this project underway sooner than later.

 

Does the vocal public mean Houston at large or the vocal public that "represents" Third Ward?  Their CBA list is quite extensive...

[TheSirDingle 1499]

5 minutes ago, BeerNut said:

 

Does the vocal public mean Houston at large or the vocal public that "represents" Third Ward?  Their CBA list is quite extensive...

vocal public is whoever goes, and votes at the meetings I suppose. 

[DrLan34 1944]

7 hours ago, TheSirDingle said:

vocal public is whoever goes, and votes at the meetings I suppose. 

 

Those who comment at the meetings can sway the meetings themselves. Sometimes you have a lot of people speaking on one side of the topic, so it seems overwhelmingly clear what public opinion is.

 

Then, you have someone speak up who is in the minority, and you get a lot of others to finally speak up who feel the same way...

 

A lot of times, these meetings have very vocal people who don't want something to happen. So if you personally want this to go through without delay, I would attend and have your voice heard. It will support others to speak up who feel the same way.

 

I'm not saying the people who are concerned about how this development will move forward are wrong in any way, but if you are for this development, it's helpful to go and have your voice heard (just like those who want a delay will likely have a high turnout).

[Luminare 6046]

10 hours ago, BeerNut said:

Third Ward community expresses concerns with The Ion project that's underway

 

 

 

Why is Third Ward preoccupied with this when it isn't even in Third Ward itself?

[H-Town Man 5007]

10 hours ago, BeerNut said:

Third Ward community expresses concerns with The Ion project that's underway

 

 

 

Everyone should carefully read that article, especially the part where it says that this will be "the first CBA in Houston." What you will see in that article is a prime example of how development takes place in cities like Chicago, Philadelphia, St. Louis, Baltimore, etc. Cities where activism has replaced entrepreneurialism, and grievance has eclipsed growth. Cities that other cities look upon with fear and describe with terms usually associated with the toilet. Cities that have been sitting ducks for Houston over the past 50 years as we've surpassed one after the other.

 

If this kind of thing takes hold here, bid a fond farewell to the growing, dynamic boomtown that we've been. The most worrisome part of all of it is the role that academics are playing. No one understands economic reality less than an academic, with the possible exception of business and economics professors (emphasis on possible). These are people who generally have stayed in school their entire lives, whose advancement has depended on their ability to flourish inside of a kind of mandarin system of groupthink, where any time spent in the "real world" is looked upon with skepticism and distrust, where any pushing against settled academic norms and conventions is swiftly and viciously (and often silently) punished, usually with loss of opportunity to advance further. Academic involvement in real estate development is like putting sugar in a gas engine or salt in a garden. They are the antibodies of progress, total agents of destruction. They would probably laugh giddily, print it out, and post it in their department hallway if they read this post. And it would be the only tangible thing they accomplished in the entire week.

 

Next post I'll tell you what I really think.

 

Edited November 14, 2019 by H-Town Man

[thatguysly 1173]

32 minutes ago, H-Town Man said:

 

Everyone should carefully read that article, especially the part where it says that this will be "the first CBA in Houston." What you will see in that article is a prime example of how development takes place in cities like Chicago, Philadelphia, St. Louis, Baltimore, etc. Cities where activism has replaced entrepreneurialism, and grievance has eclipsed growth. Cities that other cities look upon with fear and describe with terms usually associated with the toilet. Cities that have been sitting ducks for Houston over the past 50 years as we've surpassed one after the other.

 

If this kind of thing takes hold here, bid a fond farewell to the growing, dynamic boomtown that we've been. The most worrisome part of all of it is the role that academics are playing. No one understands economic reality less than an academic, with the possible exception of business and economics professors (emphasis on possible). These are people who generally have stayed in school their entire lives, whose advancement has depended on their ability to flourish inside of a kind of mandarin system of groupthink, where any time spent in the "real world" is looked upon with skepticism and distrust, where any pushing against settled academic norms and conventions is swiftly and viciously (and often silently) punished, usually with loss of opportunity to advance further. Academic involvement in real estate development is like putting sugar in a gas engine or salt in a garden. They are the antibodies of progress, total agents of destruction. They would probably laugh giddily, print it out, and post it in their department hallway if they read this post. And it would be the only tangible thing they accomplished in the entire week.

 

Next post I'll tell you what I really think.

 

 

🙄

[Andrew Ewert 155]

41 minutes ago, Luminare said:

Why is Third Ward preoccupied with this when it isn't even in Third Ward itself?

 

Technically speaking, anything east of Main is historically Third Ward. But in practice, the descriptors of Midtown or Museum District have long since subsumed that area. Now that we think of Third Ward as being anything between 288 and 45, it does seem like quite a stretch.

[CaptainJilliams 1148]

I understand the issues brought up in the article, but this project is a major boost for the area. In my mind the positives far outweigh the negatives.

 

It would just be a shame if the project was delayed or the overall vision was stunted because of this.

Edited November 15, 2019 by CaptainJilliams

[Andrew Ewert 155]

I agree -- there are ways to have progress that are inclusive and sensitive of the needs of the neighborhood. I would hope the community organizers see the value of development and that the developers see the value of community.

[thatguysly 1173]

The way the article reads, it doesn't appear the CBA would hold up the project too much or that they are asking for a lot. The ION spokesperson understands the need for diversity and I think they are open to working with engaging the community. The CBA allows that dialogue to be more open and direct to the community which is always positive for those in the area. I think you will see similar discussions in the East End project and as development moves into near northside.

[Andrew Ewert 155]

There are certainly some asks which are more than justified - i.e. available and affordable groceries. Especially if Fiesta is going away.

[H-Town Man 5007]

11 minutes ago, Andrew Ewert said:

I agree -- there are ways to have progress that are inclusive and sensitive of the needs of the neighborhood. I would hope the community organizers see the value of development and that the developers see the value of community.

 

Value of community? What community? This is a bunch of parking lots and an old Sears building that apparently wasn't supported by the "community." The only community in this area is homeless people living under 59 and yuppies living in the apartments to the north. Who decides what the community is? And even if there was a community, why should they get to dictate development on land that someone owns? Does the Humble community tell the airport how it should design the new International terminal? Does the Clear Lake community tell NASA what it should do on its campus?

 

4 minutes ago, Andrew Ewert said:

There are certainly some asks which are more than justified - i.e. available and affordable groceries. Especially if Fiesta is going away.

 

No. You don't get to demand groceries from a developer. There are plenty of other grocery stores in the area.