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The Southmore: Hines Museum District Highrise


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From yesterday...                

cant remember if anyone shared this pic on haif    

Now Leasing and now open with a valet service, I saw a family getting their car from valet so people are living here.  

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Well if you want to be taken seriously perhaps you should avoid hyperbole like eye "soar"

Well I think he/she meant their eyes will soar with the breeze to get a 360 perspective once this building is complete. Yeah sure it's not a landmark design that will be in architectural books, but it is what it is.. Infill. Not every building in every city can be a gem, and it's not even that tall of a building. If it were +40 stories then we all complaints would be validated. 

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Will Oakdale Street be opened up to allow vehicular access to San Jacinto? That would be a big help to this project and the site plan does not show the existing barrier.

 

Perhaps an agreement was reached with METRO that in exchange for opening up Oakdale, they would limit that corner lot to park use. Also, not developing the lot may have enabled them to avoid a re-plat since I have not seen any signs about one.

Edited by nate
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Is it really "infill?" It's taking the place of existing buildings that have *not* outlived there usefulness; it's not going up on vacant land or a brownfield.

 

It isn't infill but it is more density that what willl soon to be "previously there."

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lol I don't get the hate at all. It looks nice and sleek and will make a great addition to that area. That Toronto building shown would look out of place in this area IMO, looks like it'd fit in better downtown or uptown. Also, if you want to talk about disappointing Hines developments, how about that lame "British" neighborhood that was recently announced?

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The Southmore
 
premium_gallery_landscape.jpg
 
  • 25-Stories, 301,000 square feet (259 Units)
  • Construction Start: July 2014, first residents move in March 2016, final completion November 2016
  • Architect: Wallace Grace Wilson & Munoz Albin
  • Website: www.southmore.com
 
 

http://www.houstonchronicle.com/business/real-estate/article/Hines-bets-big-on-its-hometown-4890024.php#/9

Edited by Urbannizer
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The "mis-mash" of differing architectural elements in "box-like" form to create the apperance of multiple buildings mashed together (apparent in the elevations - as there are 3 design components - the "soft glass sides" and the "harder" stone/solid middle piece).  That is a very non-technical explanation and the best I can do, sorry if it isn't sufficient?  And I'm not being critical of the design, just saying it is remeniscent of what came out of Perkins+Will in the early 2000s in Chicago.  Numerous other firms have adopted the same design "style" (for better or worse) and it is now in most cities in America that have current/modern highrise residential towers.  I think in this particular building the horizontal elements seem to "outweigh" the vertical pieces as "offenders" of the non-conforming architectural style that I described above (again, in very non-scientific terminology).

 

Does that make sense?

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Some more interesting information about the Southmore. It didn't look like it from the the floor plan renderings, but it sounds like they are thinking about putting some retail facing the public (within "designated hours") park planned for one portion of the property.

http://www.bizjournals.com/houston/blog/breaking-ground/2013/10/exclusive-hines-to-move-forward-on.html?page=all

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Architectural design trends do blur between commercial and residential - and BBVA is a Kirksey design.  Ziegler Cooper is designing this project.  Neither is in the same league as Perkins+Will (in my opinion).  Though both ZC and Kirksey have been given a bit more leeway in their designs of late and I am appreciating more and more Kirksey's work on the larger scale commercial side of things.

 

Good news about mixing in retail.  That will only work if it is a MUST stop kind of place, or, more critical mass of retail starts to pop up nearby to create a walkable retail scene in the area.

 

I would love to see this neighborhood become more dense without destroying too many of the shaded single family residential properties.  There are quite a few empty lots available for development in and around the immediate area that won't necessitate tearing down older homes.

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Architectural design trends do blur between commercial and residential - and BBVA is a Kirksey design. Ziegler Cooper is designing this project. Neither is in the same league as Perkins+Will (in my opinion). Though both ZC and Kirksey have been given a bit more leeway in their designs of late and I am appreciating more and more Kirksey's work on the larger scale commercial side of things.

Wallace Garcia Wilson and Munoz Albin are in charge of the design for The Southmore. Ziegler Cooper is working on the Market Square high-rise.

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This building is ugly and generic. Tall doesn't equal pretty. Looks like any ol' other building. What's the difference between this, the Sovereign, Whitco Tower (22-story in galleria area), Hines market square tower or a half dozen others that all look the same. Little character. Sorry, I'm not goo goo over this at all. 

 

Whitco:

 

post-10093-0-93155900-1317839835_thumb.j

 

Sovereign:

 

sovereign-1.jpg

 

Market Place:

 

premium_gallery_landscape.jpg

 

Southmore Tower:

 

premium_gallery_landscape.jpg

 

 

Edited by wxman
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Of course we are all entitled to our opinions.  That is what drives design.

 

It is a residential tower of 20-30 floors in a town with many buildings that are much taller and larger, so it doesn't need to be an architectural masterpiece.  However, I do think for the location of the building it should have perhaps been a bit shorter.  Residential towers are always too narrow on one axis and too broad on the other.  Sadly, other than 2727 Kirby (and the new tower on Wesleyan) few of the newer buildings have what I think of as good proportions.  The Southmore looks like it is a tad too broad, but I'll reserve judgment until it is constructed and I can view it from multiple angles.

Edited by arche_757
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Of course we are all entitled to our opinions.  That is what drives design.

 

It is a residential tower of 20-30 floors in a town with many buildings that are much taller and larger, so it doesn't need to be an architectural masterpiece.  However, I do think for the location of the building it should have perhaps been a bit shorter.  Residential towers are always too narrow on one axis and too broad on the other.  Sadly, other than 2727 Kirby (and the new tower on Wesleyan) few of the newer buildings have what I think of as good proportions.  The Southmore looks like it is a tad too broad, but I'll reserve judgment until it is constructed and I can view it from multiple angles.

 

exactly! this notion that every 20-story building needs to be some sort of architectural wonder is quite perplexing. go take a look at austin - nearly all of their similarly-sized buildings follow the exact same form. imo these are the buildings houston needs right now. once you get up to the 40-story range is when you begin seeing bolder designs.

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I don't think wxman is asking for architectural masterpieces. It's interesting that on this site when critics ask for something as simple as a little character or quality for Houston, it is perceived as asking for billion dollar groundbreaking spectacles.

There is a place for infill but I think because this was Hines, many of us expected something a bit more in terms of distinction from other projects.

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I am curious then what examples of residential high rises you might cite as notworthy architecturally, both in Houston and nationally?  There are very few that are ever really ground breaking.

 

And isn't it clear that Hines is no longer the daring Hines of the 1970s and 1980s?  And if anything, Houston is much more conservative architecturally speaking than during the boom years of the 60s - 80s.

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I am curious then what examples of residential high rises you might cite as notworthy architecturally, both in Houston and nationally?  There are very few that are ever really ground breaking.

 

And isn't it clear that Hines is no longer the daring Hines of the 1970s and 1980s?  And if anything, Houston is much more conservative architecturally speaking than during the boom years of the 60s - 80s.

 

 

Would you you cite 2929 Weslayan as an example of a residential high rise that is noteworthy and currently going up in Houston?

 

 

I wouldn't say it is groundbreaking but certainly noteworthy for the Houston area and possibly nationally.

Edited by fatesdisastr
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I think architectural detail is more expensive than most of us know. I agree that it seems like a little more thought or detail into the design sans high end material could really make a difference, but I'm sure it comes at a cost too, and therefore left out.

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Although 2929 Weslayan is noteworthy to Houston, I think the Aqua tower in Chicago is much more noteworthy nationally since it was first and much more graceful being 80+ stories. 2929 Weslayan however is the most unique design in residential towers yet built in Houston. I wish the new Herman Drive 42 story wasn't going to have a flat roof on its twisting structure. I think it might have been more interesting if it had some setbacks as it went up.

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Does the fact that this is an aparment building and not Condo Tower make a difference?  I believe that it must.  I would think that a condo that is "owned" by the tenants would more likely attempt to be noteworthy than an apartment building which would need to keep costs down for a more relatively transient typical resident.  In short...a renter is less likely to care about how a building looks than a Property owner.  A renter will want lower rent.  An owner would likely pay more to be part of the identity of a showcase.  Am I wrong about this? It's just a theory.

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I think that's wrong...

That makes sense at the bottom of the market, but these new towers are *not* aimed there.

 

I tend to agree.  My guess is that many of the people who are willing to spend $3000 + per month to rent a high-rise apartment would be willing to pay some amount of premium for an additional "wow" factor.  They could just as easily buy a high-end condo, and they are just as susceptible to appeals to their vanity as anyone else ... 

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  • 2 months later...

I had to go to the airport recently but noticed on the way there and back that the Museum District/Binz actually has a decent sized skyline for itself that will continue to get taller and larger with projects like these.

I never bothered noticing the towers in Museum District before but all these buildings are bringing everything together.

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I had to go to the airport recently but noticed on the way there and back that the Museum District/Binz actually has a decent sized skyline for itself that will continue to get taller and larger with projects like these.

I never bothered noticing the towers in Museum District before but all these buildings are bringing everything together.

It has a beautiful little skyline. I see it every morning driving down to Sugarland. Spur 527 driving onto 59 is the best way to see it all. Houston is so much more dense than people realize.

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Rumor has it they have a couple projects in the early stages of predevelopment in the galleria area. There is a very healthy pipeline of proposed high rises in uptown. .

I wonder who will develop Simons Galleria residential tower? But yes, there are quite a few projects planned for uptown (seems like I read somewhere that around 20 residential projects are planned for uptown, along with a handful of office towers).

I can't wait to watch uptowns skyline explode over the next 5 years..

Edited by cloud713
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Rumor has it they have a couple projects in the early stages of predevelopment in the galleria area. There is a very healthy pipeline of proposed high rises in uptown. .

Is Hines thinking of doing any office/multifamily(/hotel) mixed use towers rather than the primarily multifamily/retail or office/retail developements they have been doing. It is interesting to see Midway talk about how they like to have three components in a project but I can't recall Hines giving it a try. Not saying they should though, Hines seems to be doing perfectly fine how they currently operate. Just a little curious!

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It would definitely be neat to see Hines attempt at a mixed use (3+ component) project. The residential projects with retail is nice, but I want to see some real mixed use developments where you can live work and play without having to leave the vicinity. Midway seems to have it down.. Why not Hines?

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It would definitely be neat to see Hines attempt at a mixed use (3+ component) project. The residential projects with retail is nice, but I want to see some real mixed use developments where you can live work and play without having to leave the vicinity. Midway seems to have it down.. Why not Hines?

Hines just recently boarded the residential train. They spent much of their existence building office.

Also it's harder to build mixed use. More components the more banks, money, approvals, planning, etc will be needed.

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Hines just recently boarded the residential train. They spent much of their existence building office.

Also it's harder to build mixed use. More components the more banks, money, approvals, planning, etc will be needed.

True.. I almost forget Hines has only been in the residential market for 4-5 years, they are doing such a good job with their residential projects.

And great point about mixed use projects needing more banks, approvals, ect. A lot of us (myself included) tend to forget how much more complicated mixed use developments are than regular developments.. If GreenStreet turns around and becomes as successful as CityCentre then I will have a lot more respect for Midway... CC has been phenomenal.

Edit. I guess Hines sort of started with large scale mixed use developments if you think about it.. Both theGalleria and the Dallas galleria, with retail, hotel, and office components mixed.. I would like to see them take another shot at large scale mixed use developments, but this time more vertical than theGalleria.. Heh. I guess Hines could develop the Hardy Yards site, the KBR site, the downtown Post Office site, or the Astroworld site for a more horizontal large scale project. Other then that or way out in the suburbs there aren't many options for something as sprawling as theGalleria development elsewhere in Houston.

Edited by cloud713
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The story mentions that Hines has another development in the Galleria. Does anybody know anything about that?

 

The Bizjournals story most likely was referring to Hines project at Westheimer and Shepherd (old Cafe Adobe site).

 

Technically not what I would call the Galleria area but that term has been used more loosely than "River Oaks" for decades. I had friends in college who had an apartment in the Gulfton/Bellaire/Hillcroft vicinity and would always say "Galleria Area".

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