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DrLan34

Dolce Living coming to Midtown Houston - West Gray at Wilson

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Does anyone have any information about this variance request?

If not, we should know by January 31.

Edited by DrLan34

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Good eye. All I see is Dolce Living Rosenberg apartments.

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Where is that located ?

The new Post Phase III is in the background so this looks like it is the plot of land bound by O'Neil, Wilson, and Webster

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I'm about 100% sure this is the vacant lot next to Junction Bar on W Gray, bound by Wilson, VIctor, and Bailey.

What does "To request reduced building lines along the street" mean?

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I saw Cherry prepping to move some of the shotgun houses, I heard they will be moved down the same street, at least 3 of them, west towards Dallas on some other lots.

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I'm about 100% sure this is the vacant lot next to Junction Bar on W Gray, bound by Wilson, VIctor, and Bailey.

What does "To request reduced building lines along the street" mean?

I don't see how this could be the location you are saying it is. Looking at Post Phase III from your location I don't understand how downtown would be in the same picture.

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I don't see how this could be the location you are saying it is. Looking at Post Phase III from your location I don't understand how downtown would be in the same picture.

Why? Looking east (I think?) on Gray you can see downtown as far as river oaks. You can see the red brick school looking building which is, on the map, behind junction bar. The sign at the "unknown bar" is Junction bars. Unless I'm have a major brain fart I have the correct location. I suppose we could get DrLan to chime in.

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I saw Cherry prepping to move some of the shotgun houses, I heard they will be moved down the same street, at least 3 of them, west towards Dallas on some other lots.

I meant North towards W Dallas St.

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Hmmm curious to hear some thoughts on this? Two blocks of standard apts- moving the shot gun houses a block north. With the new Apts next to Fed /Camden/Post squeezing out Freedmanstown town from all sides.

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Very interesting. Any idea as to whether or not these will be "normal" apartments or more section 8 like the blue colored apartments just to the north?

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What does "To request reduced building lines along the street" mean?

It appears the developer wants to locate the buildings closer to the front lot line than what the current ordinace permits. Perhaps he intends to build something like the type of apartments seen in east coast cities like Boston, New York, and Philadelphia where the front stoop is immediately adjacent to the sidewalk.

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Lots of potential in this lot as well as the lot across from CVHS just down the street. Anything resembling the post apartments is a win. Got my fingers crossed that this isn't screwed up!!

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why don't they just destroy those row houses. if someone wants to fix them up fine, but as they are now, they are run down shanties, good for fire wood only. I'm not even sure folks in Bombay would live in them.

It would be great if they put something like Post on this land, but I'm not holding out hope. I suspect they will look like Hanover on Gray.

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why don't they just destroy those row houses. if someone wants to fix them up fine, but as they are now, they are run down shanties, good for fire wood only. I'm not even sure folks in Bombay would live in them.

It would be great if they put something like Post on this land, but I'm not holding out hope. I suspect they will look like Hanover on Gray.

Agreed. They've got a few nearer the Baptist church that are being "preserved" for now, and that's adequate. Keeping these shotgun houses does nothing to lend history to the neighborhood, it's just holding it back.

4th Ward Redevelopment Authority needs to get their act together . . . I really wonder where most of that money is actually ending up. Street improvements have been a line item in the budget for at least the last two years and nothing but a couple surveys have happened yet.

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I see a sign all of the time on one of them that says, 'Help Save This House'. Might as well put that on an old bananna peel. 'Help Save This Banana!'

It's gone.

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Word is that this will be a mixed use development with ROB. Retail on bottom, 2-3 parking floors, and 4-5 multifamily apartments on top. Supposedly similar to Post Midtown.

We will see what actually materializes.

Edited by DrLan34
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Since 4rth ward redevelopment was brought up can someone please explain to me what's up with all those cheap looking newer constructed homes in 4rth ward that look like they should be in the suburbs ?

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I believe those are low income housing. I suspect the owners will sell once their taxes get too high, and they will be demolished and town homes will go up.

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Word is that this will be a mixed use development with ROB. Retail on bottom, 2-3 parking floors, and 4-5 multifamily apartments on top. Supposedly similar to Post Midtown.

We will see what actually materializes.

Excellent news! If this comes to fruition, everything from Bagby to Taft will be pretty much built out except for the body shop/Baptist church plot. Gray seems to becoming the Main St. of Midtown.

Since 4rth ward redevelopment was brought up can someone please explain to me what's up with all those cheap looking newer constructed homes in 4rth ward that look like they should be in the suburbs ?

I believe those are low income housing. I suspect the owners will sell once their taxes get too high, and they will be demolished and town homes will go up.

They were subsidized by the City of Houston when the HUD/section 8 compound on Allen was reduced in size. Activists wanted to keep the neighborhood "as it was". The homes were built at price points of $52k/72k/92k depending on one's need. Applicants were also given $20k downpayment assistance. The HCAD valuations were frozen for 7 years and the original owners must keep the house for 10 years or payback the down payment assistance on a prorated basis. Valuations starting moving around last year and some properties turned over or went into foreclosure. Not much action on them in the last 12-18 months but some have fought HCAD to keep the values low for now, perhaps until their 10 year down payment period is up. I think the next year will be telling in that regard as many of these homes were built in the 2003-2005 time frame.

Edited by TonyM

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Excellent news! If this comes to fruition, everything from Bagby to Taft will be pretty much built out except for the body shop/Baptist church plot. Gray seems to becoming the Main St. of Midtown.

Yeah, they already have retail planned next to cafe Layal and sudden impact as well as the empty lots next to it (until the church) are all up for sale.

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Oh yea I forgot about the retail building planned for the empty lot next to Cafe Layal. I haven't heard anything about it in a while so hopefully it is still on board.

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Oh yea I forgot about the retail building planned for the empty lot next to Cafe Layal. I haven't heard anything about it in a while so hopefully it is still on board.

I got excited when they put up that fence a long time ago, but it was just a stupid parking fence.

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They were subsidized by the City of Houston when the HUD/section 8 compound on Allen was reduced in size. Activists wanted to keep the neighborhood "as it was". The homes were built at price points of $52k/72k/92k depending on one's need. Applicants were also given $20k downpayment assistance. The HCAD valuations were frozen for 7 years and the original owners must keep the house for 10 years or payback the down payment assistance on a prorated basis. Valuations starting moving around last year and some properties turned over or went into foreclosure. Not much action on them in the last 12-18 months but some have fought HCAD to keep the values low for now, perhaps until their 10 year down payment period is up. I think the next year will be telling in that regard as many of these homes were built in the 2003-2005 time frame.

Thanks for informing me, hopefully they will be redeveloped into something more fitting for the area.

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Yeah, they already have retail planned next to cafe Layal and sudden impact as well as the empty lots next to it (until the church) are all up for sale.

Saw some site clearing on the little lot next to the church the other day. Don't know what anyone would do with that plot right now. Can't imagine the church being too many years away from a sale either.

Thanks for informing me, hopefully they will be redeveloped into something more fitting for the area.

Eh, there's nothing wrong with the houses themselves (at least nothing more or less wrong with them than the rest of the cheaply built townhouses in the area). Main thing is that many of them are poorly landscaped or not really well taken care of because the original owners don't have the funds to keep them up.

Housing "initiatives" never cease to amaze me. People can't afford houses to begin with so we subsidize the purchase. Then we're shocked to find out that unreliable buyers don't have the funds and can't keep them up either, and they subsequently fall into disrepair.

A few of the houses that I know have turned over to new ownership are quite nice and well taken care of. Personally I like the two stories much more than the overly abundant three stories that dominate the area, a little variety never hurt. Would like to see some start coming up for sale to young buyers who can put a little money into them and keep them viable.

Edited by TonyM

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Thanks for informing me, hopefully they will be redeveloped into something more fitting for the area.

 

They are going nowhere. Come to grips with them. If it makes you feel better, I know several of the owners. They are great people, and do not fit the profile most would associate with the stereotypical "low income" buyer. Most are flight attendants.

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Word is that this will be a mixed use development with ROB. Retail on bottom, 2-3 parking floors, and 4-5 multifamily apartments on top. Supposedly similar to Post Midtown.

We will see what actually materializes.

post-9042-0-61087400-1359783876_thumb.jp

Now THIS is what I'm talking about! This is awesome, mid-rise apartments, built up to the sidewalk east coast style, with ground level retail included to keep the flow going from the retail that starts at the Post, making almost the entire stretch of gray st walkable from bagby to taft, NICE!

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some more details

 

188 Units

5000 sq ft of street level amenities (fitness center, etc)

6,578 sq ft of ROB

 

Looks like 6 full stories with 1 full story of extra facade to cover the mechanical equipment... looks like 7 stories will be coming to West Gray

Edited by DrLan34
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Variance was approved.  Latest design attached.  Seems like we no longer have retail.

 

There is now 5000 sq ft "Amenity Center - east side" and 1,400 sq ft "Amenity Center - west side" in addition to the apartments...

Edited by DrLan34

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Variance was approved.  Latest design attached.  Seems like we no longer have retail.

 

There is now 5000 sq ft "Amenity Center - east side" and 1,400 sq ft "Amenity Center - west side" in addition to the apartments...

 

You had to post this on a Friday?  This is going to ruin Howard's weekend!

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That sucks. Probably didn't help that Post seems to be having a little trouble getting bites on their new ground floor. (I know it hasn't been there long)

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That sucks. Probably didn't help that Post seems to be having a little trouble getting bites on their new ground floor. (I know it hasn't been there long)

 

I heard from a potential commercial tenant that the buildout costs they are quoting have been outrageous, and the commercial tenants also are required to carry extra insurance to protect the residential tenants above from damages (I haven't heard that residents are required to carry any extra). The landlord has also been very particular about desiring that businesses attract only certain types of customers (aiming for a specific demographic), and tenants are required to be open during evenings and Sundays.

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http://www.bisnow.com/commercial-real-estate/houston/multifamily-monday-4-new-trends/

site is mentioned under "4) Infill projects are branching out" along with a map of the site, but no mention of Dolce Living specifically

"But now that hot areas like the Galleria and Midtown have mostly filled up, the fringes of the Inner Loop are seeing action."

Edited by DrLan34

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