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Simbha

Chateau Ten - River Oaks

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I received this email yesterday - I have no idea how I'm even on the list but...

Apparently Randall Davis is building a new property behind the Carraba's on Kirby, starting in April 2012. It looks to be about six stories (five residential and probably one lobby/garage). The details, per the email, are below. I've also attached a rendering, which was sent with the email. I have no interest in violating their intellectual property by posting this here, but since the email was sent as an advertisement, I imagine they wouldn't mind the publicity.

Here's the body of the email. It came from an email advertisement, so a warning up front that it's marketing-speak.

Randall Davis here, wanting to capture a little of your time to discuss a new vision inspired by a recent trip to NYC. Visiting a friend in Soho, I was mesmerized by a design and style of living not found in Houston. I'm putting the finishing touches on a new development on W Main; right behind Carraba's new restaurant on Kirby. Living here, you can walk to Whole Foods or West Avenue, or order food from Johnny Carrabba's three new restaurants. It will house ONLY 10, 3 bedroom - 3 1/2 bath residences, each with 3,000 square feet including a large terrace.

I believe there are Houstonians who want mid-rise living in a small exclusive building with low maintenance fees. I estimate maintenance fees will be $450 monthly ($.15 per sq ft). How? This is a finely designed home for ONLY 10 residents. An elevator splits the building and opens directly into your residence (2 units per floor), no hallways, excellent privacy and access by code or reader. Parking is underneath the mid-rise tower. There is no concierge or guard, but this type of living requires none in my opinion.

The property named Chateau 10 will have an urban European design; this is not a glass box high rise. Living room views are pointed west at the Galleria area. Ceiling heights are 10 feet, 11 feet on the top penthouse floor. I'm working toward the following amenities but admittedly they are a work in progress. I want feedback from my first 3-4 buyers: here is the starting point amenity list:

Top of the line appliance package

Wood Floors Choice of style and stain

Marble, Granite Kitchen, Baths – Custom Selections

Floor Tile Kitchens Custom Selections

Cabinets Choices of styles and color

Carpet in secondary bedrooms – Selections

Kitchen Sink Choose farm house or other

Interior Doors Choose style and finish

Fireplace (electric) optional with mantel selections

Fireplace (gas) optional for penthouses only with mantel selections

Crown Molding Living area and master bedroom with 8" base boards

Custom Closet Allowance for master bedrooms

Apple Airport Express and everything else Apple

Flat Screen TV in master bath and home speaker system

Built-in makeup mirror

Island pendant selections

All homes come paint-ready with a coat of white primer

I plan to start construction in April 2012, with one year delivery time. Early pricing target ranges from the high $700,000 to just under $1,000,000. If you are sincerely interested in acquiring a residence, call me at 713.526.3222 to set up a private appointment with me in my office.

I am excited about this new prototype residential opportunity. I would like to show you images, floor plans and discuss your level of interest in being one of the exclusive few who will reside in this finely tuned mid-rise. Looking forward to seeing you for your private presentation.

post-4154-0-32907500-1324509358_thumb.jp

Edited by Simbha
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So, that's what a million dollar kitchen looks like, huh? :huh:

Yours is better, I know. But when you pay Randy to attach one to a 3,000-square-foot residence whose key amenity is being Carraba's adjacent (because it damned sure ain't security), yeah, apparently that's what you get.

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So my kitchen is better, and my security and concierge services are equal. They can walk to Carrabba's, but I can walk to Christian's Tailgate (and Glass Wall and Stella Sola, but whatever).

Tough call.

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So my kitchen is better, and my security and concierge services are equal. They can walk to Carrabba's, but I can walk to Christian's Tailgate (and Glass Wall and Stella Sola, but whatever).

Tough call.

Those places have fewer television ads and aren't chain restaurants. So there.

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I like it, sort of reminds me of the Villa DeLeon in Fort Worth.

Edited by JoninATX

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Not a fan of Randall Davis but this is a prime location to try and see if a small project like this can work. Easy access to downtown, TMC, Galleria, and Greenway. Neighbors include West Ave, Whole Foods, Carrabba's new village, Cafe Express, Kuhl Linscomb, Ruggles Green, Hendrick's Pub, lil Pappasito's, etc...

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Why would a 10 unit building with alarm systems, no hallways, and coded access elevators need a guard hut or concierge? He is conveying his message poorly, but I get that a development like this doesn't need the same amount of uber protection like The Huntingdon requires (multiple units, grand lobby, outdoor pool, multi-level garage, private grounds, building art and furniture, etc...)

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Hey Randall Davis... Guess what?

Every cookie cutter suburban David Weekly or Trendmaker home in a 40 mile radius offers Crown molding, carpet in the bedrooms, and 75% of your luxurious and special amenities list.

8" base boards... Be still my heart.

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I think the idea of low maint living in this location is great. However, I don't get the pricing at high 700k to 1M+. This is about twice the price of a comparable townhome. I get that these are one stories, but you also have neighbors above and below you, less land etc. The building offers no other ammenties. What am I missing here? While a highrise has higher HOAs, the units are cheaper with more services.

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My 2¢ , here's the rundown

-Interesting idea, I'm eager to see how it well (or not well) it ends up working for the 10 tenants

-If it fails it could be resold as an awesome frat house... backup plan

-Is overpriced an understatement? Despite being only 10 units... as a small midrise it seems like there should at least be a small pool and small workout facility. To say I have a million dollar home I'd like to say I AT LEAST have these things too... and they shouldn't affect the maintenance fee much.

-With a card or coded parking garage, and elevator into your unit, and alarm system I agree with KinkaidAlum a concierge or security guard is overkill. The only way this place would get a guard is if something actually happened first to warrant one for the future.

-Flat Screen in Master Bath... ok... home speaker system... why bother... Warning: Side Rant in 3... 2...1... yea, I have a 5.1 sound system, and every highrise and apartment I've ever had it in I can never use it to even half its potential without getting numerous complaints from neighbors. Units like this can be sound proofed properly, so you can't hear much noise, or feel the bass from next door, or for that matter hear when the neighbor upstairs flushes their toilet... but they never do it.

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I think the idea of low maint living in this location is great. However, I don't get the pricing at high 700k to 1M+. This is about twice the price of a comparable townhome. I get that these are one stories, but you also have neighbors above and below you, less land etc. The building offers no other ammenties. What am I missing here? While a highrise has higher HOAs, the units are cheaper with more services.

I don't think you will find many truly comparable townhouses (if any) priced at 1/2 this price level.

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My 2¢ , here's the rundown

-Interesting idea, I'm eager to see how it well (or not well) it ends up working for the 10 tenants

-If it fails it could be resold as an awesome frat house... backup plan

-Is overpriced an understatement? Despite being only 10 units... as a small midrise it seems like there should at least be a small pool and small workout facility. To say I have a million dollar home I'd like to say I AT LEAST have these things too... and they shouldn't affect the maintenance fee much.

-With a card or coded parking garage, and elevator into your unit, and alarm system I agree with KinkaidAlum a concierge or security guard is overkill. The only way this place would get a guard is if something actually happened first to warrant one for the future.

-Flat Screen in Master Bath... ok... home speaker system... why bother... Warning: Side Rant in 3... 2...1... yea, I have a 5.1 sound system, and every highrise and apartment I've ever had it in I can never use it to even half its potential without getting numerous complaints from neighbors. Units like this can be sound proofed properly, so you can't hear much noise, or feel the bass from next door, or for that matter hear when the neighbor upstairs flushes their toilet... but they never do it.

Yes, I agree. But I do like the general trend of low maint properties in the inner loop, such as Winfield Gate which also has low maint fees and takes care of external maint. Hopefully, this is a trend as households increasingly have two professionals with less time for home upkeep.

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"in my opinion??" Yes, how bizzarrely unprofessional.

Randall Davis is unprofessional. 002 Magazine interviewed him a few years ago and one of the questions they asked him was what was his favorite instrument. His response: skin flute

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Instead of the condos, he's going to make an office building at this location instead.

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What? Why? Regardless of how I feel about the hideous architecture of the condo building, residential makes perfect sense for the area.

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per RD, the location has moved to Welch & Spann

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Interesting! If in fact it was a wind induced failure --- What's interesting to me is that the lateral system failed before the actual tarp or whatever they used to secure the tarp to the scaffold (tie wire, for example). Engineered scaffolding must account for wind loading. 

 

Note, on the side of the building on the first picture, there are 3 holes in rectilinear formation. I think (hard to tell) that is the lateral anchor supports that tie the scaffold to the primary structure. There's no discernible structural damage in those locations, It would appear the anchor failed. The failure at that point could have been brought on by improper installation, improper anchors, impact load from a falling scaffold (failure brought on by something else), and windloads beyond design specifications.... there are multitude of reasons that anchor could have failed. 

Just some food for thought/discussion from the codes:
 

"(12) Work on or from scaffolds is prohibited during storms or high winds unless a competent person has determined that it is safe for employees to be on the scaffold and those employees are protected by a personal fall arrest system or wind screens. Wind screens shall not be used unless the scaffold is secured against the anticipated wind forces imposed."

 

 

Now if the contractors added wind screens without engineering approval, this would have altered the loading characteristics of the scaffold. 
 

The footing or anchorage for scaffolds shall be sound, rigid, and capable of carrying the maximum intended load without settling or displacement. Unstable objects such as barrels, boxes, loose brick, or concrete blocks shall not be used to support scaffolds or planks.

 

 

Scaffolding contractors like to cut corners on this. I can't see the footings in any of the pictures.

 

 

 

Scaffolds and their components shall be capable of supporting without failure at least four times the maximum intended load.
To prevent movement, the scaffold shall be secured to the building or structure at intervals not to exceed 30 feet horizontally and 26 feet vertically.

 

 

 

Thank goodness no one was hurt...

 

Ninja edit from the OSHA guidelines. for 3' or wider bases

 

3150_4.jpg

 

 

 

Ninja edit 2:

 

 

Supported scaffolds with a height to base width (including outrigger supports, if used) ratio of more than four to one (4:1) shall be restrained from tipping by guying, tying, bracing, or equivalent means, as follows:

1926.451©(1)(i)

Guys, ties, and braces shall be installed at locations where horizontal members support both inner and outer legs.

1926.451©(1)(ii)

Guys, ties, and braces shall be installed according to the scaffold manufacturer's recommendations or at the closest horizontal member to the 4:1 height and be repeated vertically at locations of horizontal members every 20 feet (6.1 m) or less thereafter for scaffolds 3 feet (0.91 m) wide or less, and every 26 feet (7.9 m) or less thereafter for scaffolds greater than 3 feet (0.91 m) wide. The top guy, tie or brace of completed scaffolds shall be placed no further than the 4:1 height from the top. Such guys, ties and braces shall be installed at each end of the scaffold and at horizontal intervals not to exceed 30 feet (9.1 m) (measured from one end [not both] towards the other).

1926.451©(1)(iii)

Ties, guys, braces, or outriggers shall be used to prevent the tipping of supported scaffolds in all circumstances where an eccentric load, such as a cantilevered work platform, is applied or is transmitted to the scaffold.

 

/disclaimer: No engineering calculations or analysis has been done on this structure by me, do not interpret this post as an engineered statement on the cause of collapse. 

 

Edited by Purdueenginerd

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Funny, but I find that pretty ugly and cheap looking. Thinking it will age as well as the Renoir. If this is what the one on Sunset Blvd. will look like, color me disappointed. I just don't like Randall Davis' projects.

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well, it's not quite as tacky as some of his other projects... :ph34r:

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Does anyone else see the "Scaffolding Clearance" Ad at the top of the page, and then immediately below is the pictures of the fallen scaffolding?

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These turned out nice. Even without ground floor sidewalk interaction (shops, lobby, etc). I wouldn't mind seeing more of these, it's great filling in.

I agree.

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Definitely better than most RD projects, but the exterior does look cheap. I really like the interiors though.

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