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Post HTX: 401 Franklin Post Office Site Redevelopment

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Got a sneak peak of the base building design. I'll be interested to see how this forum reacts - the multi family is a high rise.

I don't think it will be particularly well received honestly... It's a good reuse of the existing structure and will include a market concept, grocer, lots of retail and even green roofs(!) but if I was a betting man I'd bet the design will leave most on here wanting more. They're working through some issues to really activate the bayou as well.

My understanding is that the high rise is not part of the first phase so I'm not sure we can count on it at this point.

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I don't think it will be particularly well received honestly... It's a good reuse of the existing structure and will include a market concept, grocer, lots of retail and even green roofs(!) but if I was a betting man I'd bet the design will leave most on here wanting more. They're working through some issues to really activate the bayou as well.

My understanding is that the high rise is not part of the first phase so I'm not sure we can count on it at this point.

My expectation is a lot of single story structures but ones that interact with each other well. I'd agree... I think most people on here want multiple highrises to wow people entering the city but I think Lovett will play well with the bayou and the future theatre district design but also bring life to an area that sorely needs it. I think if people want more City Centre type design, I think we may possibly see it at Hardy Yards or even the apartment complex that Midway bought down the road on Washington.

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Got a sneak peak of the base building design. I'll be interested to see how this forum reacts - the multi family is a high rise.

"Interesting" doesn't necessarily translate to unanimous decision to me. I'm thinking this design will be controversial here, or many folks may be let down. Then again I'm probably reading too much into it hahahahah

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Improving access to the bayou would be a big plus. I do not understand the phrase "market grocer." Does this refer to a mainline grocer such as HEB, Kroger, or Randall's? Or is there another type that Lovett is looking at?

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Improving access to the bayou would be a big plus. I do not understand the phrase "market grocer." Does this refer to a mainline grocer such as HEB, Kroger, or Randall's? Or is there another type that Lovett is looking at?

He said market concept, as in like a farmers market. Followed by a grocer..

Everything sounds fantastic actually.. So long as you're not expecting a bunch of grand towers then you shouldn't be let down. Anything is better than what the post office site currently is doing to interact with downtown.

Edited by cloud713
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To say that this forum will be disappointed sounds scary, since typically even when someone says we'll like it, it's often a crapshoot!

I'm not expecting a world class, multi-tower, name architect development. It seems like Lovett's specialty from Sawyer Yards is creative repurposing, sort of a less-is-more approach that evokes memory and a sense of authenticity as opposed to the glitz of City Centre.

More than anything I hope it brings people, not just Audis.

Edited by H-Town Man
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He said market concept, as in like a farmers market. Followed by a grocer..

Everything sounds fantastic actually.. So long as you're not expecting a bunch of grand towers then you shouldn't be let down. Anything is better than what the post office site currently is doing to interact with downtown.

Ah. Thanks for clarifying. This is what happens when I post before having my morning coffee. :-)

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"Interesting" doesn't necessarily translate to unanimous decision to me. I'm thinking this design will be controversial here, or many folks may be let down. Then again I'm probably reading too much into it hahahahah

 

The only way to get a unanimous decision on HAIF would be planning a 3 story stucco parking garage to replace a park. Other than that no one on here agrees on anything.  

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To say that this forum will be disappointed sounds scary, since typically even when someone says we'll like it, it's often a crapshoot!

 

 

If people were disappointed with the nice glass tower that was Amegy's new headquarters, can't imagine how people will feel when there isn't a sea of highrises here.

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all i could read were the words "game changer" and think about how some people hate that term on here haha! i cant believe no one has posted about that yet  :blink:  :D  

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Improving access to the bayou would be a big plus. I do not understand the phrase "market grocer." Does this refer to a mainline grocer such as HEB, Kroger, or Randall's? Or is there another type that Lovett is looking at?

 

If I had money to bet with, I'd bet Trader Joe's is what goes in.

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You got a problem with my Audi? :unsure:

Meant to refer to the tendency of most new construction to cater to a luxurious lifestyle, and to have Audis in the renderings. With adaptive reuse you have the opportunity to involve a less well-heeled customer, since rents aren't so high. New construction necessitates high rents.

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Meant to refer to the tendency of most new construction to cater to a luxurious lifestyle, and to have Audis in the renderings. With adaptive reuse you have the opportunity to involve a less well-heeled customer, since rents aren't so high. New construction necessitates high rents.

 

Well aware, I was just kidding. There does seem to be a stock photo of an audi inserted into almost every rendering on here.

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You got a problem with my Audi? :unsure:

 

Stylish, fun, full of features and accordingly expensive, but more expensive than you thought it was going to be in the long run.

 

Sounds like a pretty good analog for upscale high-rise real estate.

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Park Place at Buffalo Bayou

 

Thanks. Haven't been keeping up with HAIF lately

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The east side of the lot has been turned into no doubt lucrative paid parking for now.

 

The bayou thread has me sad that there doesn't appear to be any will to ever remove the Franklin section that overhangs the bayou's north bank. 

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28 minutes ago, Urbannizer said:

Looks like Midway will redevelop the site after all.

 

I like the phrasing. "Houston historic riverfront"

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I believe that this is fantastic news.  Midway was very interested in the property before but costs looked rough.  Partnership must have reduced the risk.  From what I understand, they have pretty grand plans here.

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"Historic riverfront" is odd phrasing, but it leads me to think they are looking at taking advantage of the bayou location.  Perhaps I'm reading too much into it..

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IMO, the most critical part of this development will be its pedestrian connectivity to downtown.  They are going to need to figure out how to make it fit seamlessly into downtown and crossing a busy 2 way street to do it will be the challenge.

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Except it's not really all that busy, it's just absurdly wide.

I wonder if they could convince the city to put Franklin on a diet.

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Yeah the westbound right lane really just serves as a metro parking space a lot of the time.

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10 hours ago, Texasota said:

Except it's not really all that busy, it's just absurdly wide.

I wonder if they could convince the city to put Franklin on a diet.

True.  The issue becomes that if a lot of commercial development occurs here and that development draws lots of cars (city center-esque) then there will be a lot more traffic on that wide road.   I am sure that bright designers will figure it out...... I hope.

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I would not be surprised if Franklin went away.  Seems like the way to best integrate the site with everything is to get rid of the Franklin that exists now and run Washington Ave through the site to connect back up with Franklin at Lousiana/Smith intersection.  It would add commercial frontage to the development since they would have frontage on both sides of a Washington Ave ROW as opposed to only the north side of Franklin.  I would imagine that if Washington Ave could provide the same level of access as Franklin currently does, the city would be pleased to open Buffalo Bayou park and the pedestrian paths in that area up to the open sky, and those same paths could then be linked in with the post office site.

Edited by JJxvi
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Right now Washington dead ends at a pedestrian tunnel under 45, but it certainly seems like it should be possible to re-establish its ROW there. Either way the site is much too large not to have an additional e-w street through it. 

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19 minutes ago, Texasota said:

Right now Washington dead ends at a pedestrian tunnel under 45, but it certainly seems like it should be possible to re-establish its ROW there. Either way the site is much too large not to have an additional e-w street through it. 

From the looks of it, the Washington segment was closed because the clearance of the HOV lane is too low.

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So if this is the old post office site, and this is the developer, I'm assuming we'll see this turned into a City Centre type of development? Some residential and commercial,with structures ranging 4-10 stories?

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What is the Lionstone/Midway JV at 100 Waugh?  Not sure I've heard anything about that one.

 

All things considered, I think this is pretty clearly for the post office site.

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9 minutes ago, Houston19514 said:

What is the Lionstone/Midway JV at 100 Waugh?  Not sure I've heard anything about that one.

 

 

 

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On 3/9/2016 at 0:11 PM, Urbannizer said:

Looks like Midway will redevelop the site after all.

 

 

So Midway is not working with Lovett on this one?

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I guess not now but I wonder who they are doing a JV with on the KBR site, Lionstone Investments?

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@BigFootsSocks Midway's annual report for 2015 alludes to a joint venture on the Bayou, therefore I thought it was the post office site. Lionstone Investments is currently working with Midway on a number a projects so they may be working together on the KBR site as well. 

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It's possible Midway is doing both.  The 2015 annual report discussion may very well refer to the post office site.  It seems the purchase of the KBR property likely occurred after the annual report went to print.

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