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Public hearing to be held at the Southside Place City Hall Council Chambers, 6309 Edloe Ave., Southside Place, Texas, on Tuesday, January 29 at 7pm.  Southside Place wants allow 45 townhomes (3-1/2 stories tall) to be built at 3747 Bellaire Blvd. (the corner of Bellaire Blvd. at Auden/Braes -- the former location of Shell Oil Research).  They are seeking to rezone the property from LIM (Low Intensity Mixed Use) to PD (Planned Development) and also would like to break the building height restrictions. Houses and townhomes in that area have been limited to 2-1/2 stories in the past, but the developer (5177 Builders, Ltd., dba Lovett Homes) wants to make these new townhomes 3-1/2 stories high.

 

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People in the area, including the residents of the 3800 block of Gramercy which is located behind the Shell Oil property, have raised a number of concerns.  While people welcome the land being developed and new homes being built, they question the number and height of the proposed units. Residents are worried about increased traffic; overcrowding at the two neighborhood schools Mark Twain Elementary and Pershing Middle School; overtaxing of the existing infrastructure (electric, water, sanitary sewer, gas); safety issues (for the Southside Volunteer Fire Dept. and Southside police); not to mention the aesthetic appearance of 3-1/2 story tall buildings crowded next to the busy street of Bellaire Blvd.

 

There also concerns that as to what might happen later on to the middle parcel of land (where the main Shell Oil building and water tower are now located) and the land parcel next to the Old Farm Ditch (which is currently a parking lot and some service buildings).  What happens now with the corner property might very well determine what happens later for the rest of the Shell Oil property.

 

People who are interested in the future of this property and the neighborhoods of Southside and Braes Heights should attend the meeting.  

 
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Why would Southside Place city planning commisioners be concerned about Braes Heights (Gramercy St.) residents concerns? Houston residents don't vote in South Place. Southside Place can do what ever Southside Place residents (voters) allow them to.

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Why would Southside Place city planning commisioners be concerned about Braes Heights (Gramercy St.) residents concerns? Houston residents don't vote in South Place. Southside Place can do what ever Southside Place residents (voters) allow them to.

 

The North Side of Gramercy is in Southside Place.I sort of wish we had bought the house we looked at there in 1998.

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Why would Southside Place city planning commisioners be concerned about Braes Heights (Gramercy St.) residents concerns? Houston residents don't vote in South Place. Southside Place can do what ever Southside Place residents (voters) allow them to.

 

There are 12 townhomes and 16 homes on the north side of the 3700 and 3800 blocks of Gramercy St. that are located in the city of Southside Place.  

 

Additionally, any children who would live at the new townhomes would be attending Mark Twain Elementary and Pershing Middle School which are located in the Braes Heights subdivision, city of Houston, which everyone south of Bellaire Blvd. uses.  Supposedly, Twain Elementary is already overcrowded.

 

Traffic and safety issues also affect people in the neighborhood, as well as the extra burden to the utilities infrastructure of the entire area.

 

And so, the proposed townhome development does affect people who live on Gramercy St. as well as the rest of the neighborhood to the south of Southside.  

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I'm sure at least 3-4 times as many people worked at this location than will be future residents here if the townhomes go through. I may begin to believe the concerns of traffic and infrastructure if this becomes a large apartment/mixed use building. 

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I posted this topic in the "Going Up" forum but thought it also belonged here.

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Public hearing to be held at the Southside Place City Hall Council Chambers, 6309 Edloe Ave., Southside Place, Texas, on Tuesday, January 29 at 7pm. Southside Place wants to allow 45 new townhomes (3-1/2 stories tall) to be built at 3747 Bellaire Blvd. (the corner of Bellaire Blvd. at Auden/Braes, the former location of Shell Oil Research).  They are seeking to rezone the property from LIM (Low Intensity Mixed Use) to PD (Planned Development) and also would like to break the building height restrictions. Houses and townhomes in that area have been limited to 2-1/2 stories in the past, but the developer (5177 Builders, Ltd., dba Lovett Homes) wants to make these new townhomes 3-1/2 stories high.

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People in the area, including the residents of the 3800 block of Gramercy which is located behind the Shell Oil property, have raised a number of concerns. While people welcome the land being redeveloped and new homes being built, they question the number and height of the proposed units. Residents are worried about increased traffic; overcrowding at the two neighborhood schools Mark Twain Elementary and Pershing Middle School; overtaxing of the existing infrastructure (electric, water, sanitary sewer, gas); safety issues (for the Southside Volunteer Fire Dept. and Southside police); not to mention the aesthetic appearance of 3-1/2 story tall buildings crowded next to the busy street of Bellaire Blvd.

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There are 12 townhomes and 16 homes on the north side of the 3700 and 3800 blocks of Gramercy St. that are located in the city of Southside Place. Additionally, any children who would live at the new townhomes would be attending Mark Twain Elementary and Pershing Middle School which are located in the Braes Heights subdivision, city of Houston, which everyone south of Bellaire Blvd. uses.  Supposedly, Twain Elementary is already overcrowded.

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There are also concerns as to what might happen later on to the middle parcel of land (where the main Shell Oil building and water tower are now located) and the land parcel next to the Old Farm Ditch (which is currently a parking lot and some service buildings).  What happens now with the corner property might very well determine what happens later for the rest of the Shell Oil property.

 

People who are interested in the future of this property and the neighborhoods of Southside and Braes Heights should attend the meeting.

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I'm sure at least 3-4 times as many people worked at this location than will be future residents here if the townhomes go through. I may begin to believe the concerns of traffic and infrastructure if this becomes a large apartment/mixed use building. 

 

I pointed out in another thread that uninformed residents ALWAYS complain about traffic when opposing anything. I have to admit though, that complaining about traffic issues when replacing an office building with 45 townhomes may be the all-time greatest traffic complaint. But maybe they are right. Maybe 45 townhomes next to a 4 lane road is too much. Maybe they should just put a Whole Foods there instead.

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Not sure why anyone would be opposed to this. My kids will be going to Pershing one day so I do have some skin in the game. The nearby residents should be thanking God that the lot will be subdivided and that this isn't going to be an apartment complex.

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Maybe 45 townhomes next to a 4 lane road is too much. Maybe they should just put a Whole Foods there instead.

 

There's already a Whole Foods a block away, on the north side of Bellaire Blvd. near Stella Link, with a CVS Pharmacy across the street.  I guess they could put in yet another bank.  Banks are popular in Houston.

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I pointed out in another thread that uninformed residents ALWAYS complain about traffic when opposing anything. I have to admit though, that complaining about traffic issues when replacing an office building with 45 townhomes may be the all-time greatest traffic complaint. But maybe they are right. Maybe 45 townhomes next to a 4 lane road is too much. Maybe they should just put a Whole Foods there instead.

 

Pretty sure that Bellaire Blvd. has 6 lanes at that spot with protected turn lanes as well. 

 

With the Med Center a straight shot away and the QUickline bus service, this property is actually quite appropriate for a true midrise (5 to 10 floors).

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Pretty sure that Bellaire Blvd. has 6 lanes at that spot with protected turn lanes as well. 

 

With the Med Center a straight shot away and the QUickline bus service, this property is actually quite appropriate for a true midrise (5 to 10 floors).

 

Ha Ha! You're right! It is 6 lanes. And, you are correct that this is a prime location for a midrise office or condo building.

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There's already a Whole Foods a block away, on the north side of Bellaire Blvd. near Stella Link, with a CVS Pharmacy across the street.  I guess they could put in yet another bank.  Banks are popular in Houston.

 

His "Whole Foods" comment was a joke.

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Whole Foods sells a bunch of overpriced foods that spoils quickly. My sister brought a loaf of bread over to the house at christmas and by the next day it had stuff growing on it. yuk! (and yes she had just bought it). Let's build a bunch more of those places!

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There are 12 townhomes and 16 homes on the north side of the 3700 and 3800 blocks of Gramercy St. that are located in the city of Southside Place.  

 

Additionally, any children who would live at the new townhomes would be attending Mark Twain Elementary and Pershing Middle School which are located in the Braes Heights subdivision, city of Houston, which everyone south of Bellaire Blvd. uses.  Supposedly, Twain Elementary is already overcrowded.

 

Traffic and safety issues also affect people in the neighborhood, as well as the extra burden to the utilities infrastructure of the entire area.

 

And so, the proposed townhome development does affect people who live on Gramercy St. as well as the rest of the neighborhood to the south of Southside.  

 

I never knew that Southside Place included those homes on the north side of Grammercy. I learned something today!

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  • 6 months later...

This place was mostly knocked down when I passed by today.

 

Here are three photos from today. It looks like the west wing is about 50% demolished. The rest of the building is intact - is it part of this project?

 

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This view shows the main building in the background, still fully intact.

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  • 7 months later...
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Quote......

"Residents are worried about increased traffic; overcrowding at the two neighborhood schools Mark Twain Elementary and Pershing Middle School; overtaxing of the existing infrastructure (electric, water, sanitary sewer, gas); safety issues (for the Southside Volunteer Fire Dept. and Southside police); not to mention the aesthetic appearance of 3-1/2 story tall buildings crowded next to the busy street of Bellaire Blvd."

End quote....

Gosh, name me one project that has opposition anywhere in America where the opposition doesn't trot out those old standbys!

Kids, traffic safety, juice, and looks.

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A luxury residential developer is planning to replace the former Shell Oil Technology campus in the Southside Place neighborhood with a collection of 62 townhomes influenced by historic architecture found in Charleston, S.C., Savannah, Ga., the Georgetown neighborhood in Washington D.C. and Virginia’s Old Town Alexandria.

 

The new project, to be called Crain Square, will have a children’s playground and a dog park. The project will break ground this summer at 3737 Bellaire Blvd. after demolition on the Shell facility is completed.

The homes in the 5.5-acre development will start at around $1.2 million and feature brick paved walks and stoops, front porches and balconies with white columns, according to developer Röhe & Wright Builders, which develops custom homes and million-dollar townhome projects in the urban core. More than two acres will be dedicated to common green space, the company said The master plan involves a series of “attached single-family homes” with alley-loaded garages. All of the homes will face a portion of the greenspace. The homes will range from 2,600 square feet to 5,000 square feet in three-story designs. Operable shutters, bead board porch ceilings and gas lanterns will help represent the Southern architectural style.

More than a year ago, the Texas Historical Commission determined that the former Shell research building was eligible for listing in the National Register of Historic Places, meaning a developer could have qualified for federal tax credits to redevelop the property. The building served as a major research facility for Shell Oil until 2012. The west end of the Southside Place property was purchased by developer InTown Homes for a residential redevelopment.

http://blog.chron.com/primeproperty/2015/01/luxury-homes-to-replace-shell-oil-facility-on-bellaire/#29721101=1

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"townhomes influenced by historic architecture found in Charleston, S.C., Savannah, Ga., the Georgetown neighborhood in Washington D.C. and Virginia’s Old Town Alexandria."

That makes so much sense in Texas....

...just watch how fast they sell!  prime acreage in very close knit the city of bellaire... great community schools... endearing and gorgeous southern architecture... $$$$$

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...just watch how fast they sell!  prime acreage in very close knit the city of bellaire... great community schools... endearing and gorgeous southern architecture... $$$$$

 

I would have to agree with you hear. I think this southern architecture / vibe is what alot of Texans want. I for one, dont mind it at all! This is close to the city centers and far enough out to have a calm neighborhood feel. I see this being successful.

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To clarify one of the comments above, this property is located in Southside Place.  For school zoning purposes, Mark Twain is the elementary school and Pershing is the Middle School.  Both are just a couple of blocks south on Auden, so within easy walking distance. The high school will be Lamar as the HISD zoning boundary between Lamar and Bellaire is Stella Link. 

 

Great neighborhood, wonderful access to everything south of 59 and inside the 610 Loop.  These should sell very quickly.  Love, love, love the design for this development. 

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  • 7 months later...

I'm sure this idea is a lot more palatable for the west u residents than the ashby highrise was.. but you can only build so many townhomes. I think the mid-rises at 59 are going to make their way down Kirby south of Bissonnet soon enough. There may even be a high-rise or two near Rice Village someday.

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I'm sure this idea is a lot more palatable for the west u residents than the ashby highrise was.

The Ashby highrise would be a full mile from West U so I don't think West U residents care (and as a West U resident myself, I hope they build it).

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I'm sure this idea is a lot more palatable for the west u residents than the ashby highrise was.. but you can only build so many townhomes. I think the mid-rises at 59 are going to make their way down Kirby south of Bissonnet soon enough. There may even be a high-rise or two near Rice Village someday.

There already is a high-rise in Rice Village on Robinhood. It's actually right across Kirby from WestU.

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