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skooljunkie

Pearl on Helena by The Morgan Group

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I saw  that Variance request sign on the former hospital property some time ago but though that maybe the request had not been approved. Apparently it will be since they have torn down the hospital building. I like that old Mansion house that will be torn down. Its a shame to see it go. I wonder when it was built? Can Houston's infrastructure support all this new development?

Edited by cityliving

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i think people will be very pleasantly surprised with this project....

 

 

 

 

 

 

 

(assuming they can pull it off in this environment)

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(assuming they can pull it off in this environment)

 

WHAT DID HE SAY YALL?!?

 

GET EM!!

 

 

angry%2Bmob.jpg

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i think people will be very pleasantly surprised with this project....

 

 

 

 

 

 

 

(assuming they can pull it off in this environment)

 

great news! I would love to see the quality of developments increase in Houston.

 

Thanks for the note.

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Given Pearl's other properties and the fact that 153 units suggests a small footprint, what's the likelihood this will be somewhere urban like midtown, EaDo, or the Museum District?

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Actually, this would be great across from Rosemont Social Club, on Westheimer, near Katz's Deli.  One of my favorite parts of town.

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Given Pearl's other properties and the fact that 153 units suggests a small footprint, what's the likelihood this will be somewhere urban like midtown, EaDo, or the Museum District?

Rosemont... Montrose... Coincidence? I don't think so!

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I asked in another thread but any updates on this?

I go by it every once and awhile, still just a fenced in grassy lot as of couple weeks ago.

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What's more Houston then demoing something historic just to do nothing with the land for years. 

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1 hour ago, jmitch94 said:

What's more Houston then demoing something historic just to do nothing with the land for years. 

 

I was just about to comment on this. Makes me sick. That house is irreplaceable. F@&k them.

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All the dirt is gone and a For Sale sign up. I wonder if they bought this just for the temporary dirt storage?

zqX4OwK.jpg

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On 9/24/2017 at 8:19 PM, hindesky said:

All the dirt is gone and a For Sale sign up. I wonder if they bought this just for the temporary dirt storage?

 

 

Morgan Group originally bought the property with intentions on building a mid-rise there.

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I have no problem with mid-rises because they improve density, but hopefully this is a sign that high-rises or (10+ floors) is the new standard for midtown residential.  You have to think it may be true with this project as an example.

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2 hours ago, CREguy13 said:

I have no problem with mid-rises because they improve density, but hopefully this is a sign that high-rises or (10+ floors) is the new standard for midtown residential.  You have to think it may be true with this project as an example.

Agree.

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14 hours ago, CREguy13 said:

I have no problem with mid-rises because they improve density, but hopefully this is a sign that high-rises or (10+ floors) is the new standard for midtown residential.  You have to think it may be true with this project as an example.

I always envisioned Midtown to be a more midrise area than hirises. Looks like there will be corridors but mainly envisioned a sea of 10 to 25 floor buildings

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The shift to highrises means land values will go up and more lots will remain undeveloped for longer. Luckily there are swaths of Midtown which lag behind other areas so there will still be midrises in the not-so-hot areas. I kind of always hoped the area would be a sea of midrises like Chicago's North Side (esp. near Wrigleyville) but I'm not complaining.

 

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It’s getting more difficult to find full city blocks inside the loop for less than $100psf. 

 

In some areas, it’s no longer a question of price, it’s more about availability. Where do you get the land to build in a prime area? 

 

Developers need to build up to amortize the higher land cost and lack of full city blocks available. 

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19 hours ago, HNathoo said:

 

Developers need to build up to amortize the higher land cost and lack of full city blocks available. 

 

Or build on smaller plots! With the elimination of parking minimums in Midtown, small scale development might start to make more sense.

 

Neighborhoods developed as small (say, 0.1 acre on average) plots are virtually always better than neighborhoods developed a full block at a time. Compare the north end of downtown to the south end, for example. It takes a lot of effort to make a full-block development interesting at the pedestrian level, but if developed 25-50 ft at a time, it just happens naturally.

 

(Neighborhoods developed as a series of multi-acre reserves are not, in fact, neighborhoods. They're a series of subdivisions, interspersed with retail centers, connected by major thoroughfares.)

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2 hours ago, Angostura said:

 

Or build on smaller plots! With the elimination of parking minimums in Midtown, small scale development might start to make more sense.

 

Neighborhoods developed as small (say, 0.1 acre on average) plots are virtually always better than neighborhoods developed a full block at a time. Compare the north end of downtown to the south end, for example. It takes a lot of effort to make a full-block development interesting at the pedestrian level, but if developed 25-50 ft at a time, it just happens naturally.

 

(Neighborhoods developed as a series of multi-acre reserves are not, in fact, neighborhoods. They're a series of subdivisions, interspersed with retail centers, connected by major thoroughfares.)

 

All true, but Houston developers will feel compelled to provide parking, which is difficult to do in small parcel arrangements with zero setbacks. Especially when, lacking zoning, you don't know what's going to be built next door.

 

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https://www.virtualbx.com/construction-preview/houston-morgan-group-plans-another-pearl-brand-luxury-tower/

 

 

Houston (Harris County) — Morgan Group has revived its plans to build a 13-story Pearl brand luxury apartment tower in the north end of Midtown.



 

The Pearl Rosemont project has been in the works since at least 2015, probably earlier. It was introduced then as a five-story wood frame podium style apartment building with zero building lines on all sides. It’s located at 102 Dennis Street, three blocks south of West Webster Street Park. The design firm was Wallace Garcia Wilson and it had a price tag of $20 million. It’s going to cost much more than that now.

 

It was supposed to have been built between July 2015 and July 2016 but more than three years later this 153-unit project remains listed on the Morgan website with a “TBD” anticipated opening date.

 

Meanwhile, Morgan did get underway on a Pearl brand project elsewhere in town. The Pearl Midtown is a six-story, 264-unit building with a 24-hour cyber cafe, resort style pool, retail and parking garage, located at 3120 Smith Street. Currently under construction, it’s scheduled to open end of the year.

 

Back to Pearl Rosemont, Morgan has submitted plans on the 102 Dennis Street project that on one document refer to it as Pearl on Helena. The project was before the Houston Planning Commission on Thursday for a 3-foot building line variance (zero line for balconies and overhangs) on Drew Street, a zero building line on Helena, and a 5-foot building line on Albany Street.

 

“The Helena and Albany pedestrian realms will feature a distance of 26.5’ between the back of curb and proposed structure. The Drew and Denis pedestrian realms will each feature 15’ of space. The Albany pedestrian realm will feature additional space in order to protect the root structure of an existing mature tree. A tree protection easement is being required as a condition to approve the variance.”

 

 

The project site is a full city block and has an area of 50,000 square feet. City staff took note that Morgan has moved the structure back from adjacent rights-of-way and increased the height.

 

“The Helena and Albany pedestrian realms will feature a distance of 26.5’ between the back of curb and proposed structure.

The Drew and Denis pedestrian realms will each feature 15’ of space. The Albany pedestrian realm will feature additional space in order to protect the root structure of an existing mature tree. A tree protection easement is being required as a condition to approve the variance.”

 

The developer’s briefing notes to the commission recall its previous version:

 

“This project was previously approved for four floors of apartments over two floors of garage in July of 2014. This site is within the Midtown TIRZ, which has an adopted Project Plan approved by Council that calls for buildings to be constructed up close to the sidewalk as a way to promote a walkable pedestrian environment.

 

Sidewalks will be a minimum of 6 feet wide. The face of the building at the ground level will be 5 feet-5 inches from the property line on Dennis Street. The upper floors on Dennis Street come out to 3 feet from the property line with balconies and overhangs coming up to property line. Building lines on the other sides will vary from 3 feet-2 inches up to 8 feet-6 inches.

 

“At the corner of Dennis and Albany, there will be a glass storefront that will include access into the building for both residents and visitors. An additional resident access point will be located on Helena near Drew. A third access point will be located on Albany near Drew.

 

“One of the main concerns of residents from the prior approval was all the traffic coming out onto Dennis Street. In response to that concern, the developer has added a second ingress/egress point on Drew Street. Constructing the buildings close to the street is common in older sections of cities like Boston, New York, and Philadelphia and is a major factor in creating a sense of security and safety as well as in defining a pedestrian realm.

 

“The plan for this property is consistent with the Midtown Plan. An urban style apartment building with nine floors of apartments over a four-floor garage is proposed.”

 

“There is a very large street tree on Albany, which the builder proposes to save by notching the building back 8.5’. New trees to be planted will be a minimum of 3” caliper. Sidewalks will be a minimum of 6’. Other streetscape amenities will include pedestrian scale lighting and a mural from a local artist on one of the walls.

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3 hours ago, Angostura said:

Notwithstanding some neighborhood opposition, the setback variances were approved last week.

 

RISE Lofts just a few blocks away is of a similar height, and it seems as though the developers are addressing any traffic flow/accessibility concerns, so I don’t see how any opposition to this will be remotely successful.

 

On a related note, is “pedestrian realm” a legitimate industry term, or is the developer trying to be “hip” and “cool” by pushing a new buzzword?

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