Jump to content
s3mh

M•K•T, The Standard in The Heights | 600 N Shepherd Dr

Recommended Posts

There is a request for a variance pending before the planning commission for Oct 2 for the Freedman's distributor site on Waverly and W 6th down below the bike path.  8.65 acres.  Seeking a building line variance from 25 feet to 10 feet.  No indication what, if anything, is planned for the property.  Freedam's looks to have been bought out by Grocer's Supply.  The latter also has been consolidating operations into a new space in the 1st ward.  No idea whether they are going to sell, are selling or have sold or whether they will redevelop the property with modern warehouse space. 

Share this post


Link to post
Share on other sites

It's platted as a single unrestricted reserve. For some reason, HCAD only values that land at $2.50 per s.f.  On the part of W. 6th closer to Yale, HCAD believes the dirt is worth 18X as much.

 

At $2.50/s.f., warehouse makes sense. At $45/s.f., multi-family is more likely.

 

 

Share this post


Link to post
Share on other sites

It's platted as a single unrestricted reserve. For some reason, HCAD only values that land at $2.50 per s.f.  On the part of W. 6th closer to Yale, HCAD believes the dirt is worth 18X as much.

 

At $2.50/s.f., warehouse makes sense. At $45/s.f., multi-family is more likely.

 

  I think the variance is a bit of a tell.  If you are going to put in a big warehouse, the 25 ft set back isn't going to be such a big issue.  Most of the time, the need for parking/loading around a warehouse will mean that the building line will not be an issue.  But with residential, developers always want the extra 15 feet.  Given the de-industrialization and residential development replacing it between Lazybrook and 610, I would tend to think that this property might go in the same direction.  I could even see a single family development like the Somerset Green that Hines is doing on Old Katy Rd. 

Share this post


Link to post
Share on other sites

The Marsh Darcy Partners now own the 8.6 acres of land & it looks like they have hired a company called Waterman Steele according to the www.houstonplanning.com.  Judging by Waterman Steele's website it looks like some type of retail. Guess its better than warehouses. 

 

http://www.marshdarcypartners.com

http://www.watermansteele.com

 

Marsh Darcy is generally just a consulting firm that developers hire to shepherd their projects through the planning commission.  The "applicant" on the variance request does not have to be the owner and is frequently a consultant hired by the owner. 

 

Waterman Steele recently got Lance Gilliam from Moody Rambin.  Gilliam did the leasing for Washington Heights District.  They certainly are set up to help developers fill up retail pads.  But, they may also just be getting the property packaged up for sale. 

 

I struggle to see the site getting developed as retail due to the poor road access.  I just don't see people in the leasing business getting excited about traffic counts that are mostly semis.  But, who knows.  The retail rental rates in Houston have gone through the roof.  Anything is possible these days.

Share this post


Link to post
Share on other sites

So they want to claim part of the setbacks. How often is that permitted to happen?

 

 

Pretty often.

 

The issue here is with 6th St between Shepherd and Yale being on the Major Thoroughfare Plan. 6th St wasn't a through street West of Yale, and with the construction of the detention area, making it a through street becomes impossible (well, not impossible, but really improbable). Were 6th St not on the MTFP, 10-ft setbacks would be the norm.

Share this post


Link to post
Share on other sites

I mean its not even a case of "Just connect it up and you can go from Shepherd to Studewood!"  6th has access to Shepherd but not Durham, its a street that's never going to go anywhere.

Edited by JJxvi

Share this post


Link to post
Share on other sites

A street that goes nowhere is on the Major Thoroughfare Plan?

 

 

 

During the variance debate for the Alexan at 6th & Yale, there was talk of removing this part of 6th St from the MTFP, while retaining the parts East of Yale. Apparently didn't come to pass.

Share this post


Link to post
Share on other sites

Looks like this lot was also on the Planning Commission agenda today... Houston Heights Swift Replat. I'd love to see that building used in any design that's going forward. I'm sure it'd add to the value of whatever is built there. Even building around the Swift and Company building, maybe using the exposed brick walls for a courtyard would be neat.

  • Like 1

Share this post


Link to post
Share on other sites

Sorry for bumping this, but I was running by and decided to capture its image. I think I only just realized that the plan was to knock this building down and not reformat it. I'm sure people can tell me all about how it wouldn't work as residential, but I've always been very fond of thee building. 

TgpesAg.jpg
dcMTKsO.jpg
4JUs1sn.jpg

  • Like 7

Share this post


Link to post
Share on other sites
13 hours ago, swtsig said:

that is absolutely the type of older building that would get converted in other cities.

But here, it's just easier and probably cheaper to demolish it and build something newly designed and fit for the intended purpose, as well as designed to fit the available space instead of forcing the design into what's there. That's not a particularly special building - it's a reinforced concrete frame that has little of the old facade remaining. If the original facades were still around, it might be worth saving, but not now.

Share this post


Link to post
Share on other sites

What typically might happen in another city is that the lowrise portions would be demolished and the more interesting three-story part would be saved and converted to lofts or office/creative space. Then the remaining site built out with new apartments or retail. The three-story portion is a lot more interesting than the typical Houston Wrap or gated townhome community.

  • Like 3

Share this post


Link to post
Share on other sites

Demo permit issued for this site.  Current owners look to be connected to residential housing developers.  

  • Like 1

Share this post


Link to post
Share on other sites
35 minutes ago, swtsig said:

There’s a lot in store for this property. 

 

I sure hope the main building doesn’t get torn down

  • Like 1

Share this post


Link to post
Share on other sites
17 hours ago, swtsig said:

There’s a lot in store for this property. 

 

Such a tease

Share this post


Link to post
Share on other sites
On 10/22/2018 at 11:02 PM, Avossos said:

 

I sure hope the main building doesn’t get torn down

 

it won't.

Share this post


Link to post
Share on other sites

!!!!! For real?!?! Don't just throw that out there like it's no big deal! That also says a lot about the potential quality of this development.

Share this post


Link to post
Share on other sites

Shepherd 10 Business Park, 600 North Shepherd Dr at W 6th St in Houston.


lvuaUd1.jpg

VyXQHoa.jpg



From Loopnet listing in 2013:
 

Lot size: 11.97 Acres
Building Size     65,298 SF 
Built: 1979
 


https://www.loopnet.com/Listing/18375747/600-N-Shepherd-Dr-Houston-TX/
https://web.archive.org/web/20181115213051/https://www.loopnet.com/Listing/18375747/600-N-Shepherd-Dr-Houston-TX/  (archive link)



From Loopnet listing April 2018

https://www.loopnet.com/Listing/600-N-Shepherd-Dr-Houston-TX/12277851/
https://web.archive.org/web/20181115213209/https://www.loopnet.com/Listing/600-N-Shepherd-Dr-Houston-TX/12277851/  (archive link)

 


image.jpg

ZreX1lG.jpg


RehdCOr.jpg

qfFwIVz.jpg

6SXTn9e.jpg

p27KSOO.jpg

Edited by CrockpotandGravel

Share this post


Link to post
Share on other sites

The Shepherd 10 Business Park, 600 N Shepherd Dr @ W 6th St and W 7th St, is being redeveloped. Radom Capital will transform the property into a redeveloped commercial project dubbed MKT, or The MKT,  or M-K-T, or The M-K-T, or Heights MKT.


From Houston Business Journal:

 

Houston-based Radom Capitol, alongside Houston-based Triten Real Estate Partners, are developing a 12-acre site at North Shepherd Street and 6th Street and 7th Street, per a Radom Capital announcement. The site’s currently home to more than 200,000 square feet of industrial buildings; those buildings will be redeveloped into a mixed-use project that will contain 100,000 square feet of creative office space and 100,000 square feet of chef-driven restaurants, first-to-market retailers and studio fitness concepts, per the announcement.

The development, dubbed M-K-T, is set to deliver in the first quarter of 2020. It’ll contain more than 30 tenants new to the Heights area, per the announcement.

Radom Capital and Triten Real Estate Partners are also working alongside Boston-based Long Wharf Capital LLC. Michael Hsu Office of Architecture designed the project, and SWA Group is the landscape architect. Information on the general contractor wasn’t available.  



https://www.bizjournals.com/houston/news/2018/11/15/exclusive-heights-mercantile-developer-planning.html
 

Share this post


Link to post
Share on other sites

Renderings of The M·K·T (or could be M·K·T, MKT, The MKT,  M-K-T, or The M-K-T).
This is the site of the Shepherd 10 Business Park, 600 N Shepherd Dr @ W 6th St and W 7th St in Houston.




6K5nJd4r.jpg

tlFypEf.jpg


Building 2
7DlPt8G.jpg


91VasDe.jpg


Wwufs48.jpg


YkXVS6y.jpg?1



Offices at The M·K·T

Now:
iaXEqbU.jpg


After: (part of the office spaces)
FMhxBdm.jpg



Gl0YN7g.jpg


Building 5 Office Entrance
lpjMcNM.jpg


Building 5 Lobby Commons

7901fyD.jpg





 

Edited by CrockpotandGravel
  • Like 1

Share this post


Link to post
Share on other sites

Site plan for The M·K·T (or could be M·K·T, MKT, The MKT,  M-K-T, or The M-K-T).
This is the site of the Shepherd 10 Business Park, 600 N Shepherd Dr @ W 6th St and W 7th St in Houston.



TjSXcoe.jpg

  • Like 1

Share this post


Link to post
Share on other sites

Lookbook for for The M·K·T (or could be M·K·T, MKT, The MKT,  M-K-T, or The M-K-T).
This is the site of the Shepherd 10 Business Park, 600 N Shepherd Dr @ W 6th St and W 7th St in Houston.


https://themkt.s3.amazonaws.com/uploads/mkt_digital_lookbook_9mb.pdf?mtime=20181105141649

https://web.archive.org/web/20181115222118/https://themkt.s3.amazonaws.com/uploads/mkt_digital_lookbook_9mb.pdf?mtime=20181105141649  (archive link)



 

Edited by CrockpotandGravel

Share this post


Link to post
Share on other sites

About M·K·T  or The M·K·T  from the Lookbook:

M·K·T is Houston's Heights' largest trail-oriented, mixed-use project, designed by the acclaimed  Michael Hsu Office of Architecture.

m•k•t is a collection of adapted industrial buildings in the heart of The Heights; one of Houston's most historic and dynamic neighborhoods.

Our local development team challenged the notion that successful mixed-use projects have to demolish the past. Our partnership is committed to contributing to the neighborhood through restrained scale and distinctive architecture.


* 4 Acres Of Green Spaces
* 30 New Merchants & Restaurants
* 5 Reimagined Buildings
* 200K+ Square Feet Of Adapted Space




A Gateway to Houston's Greenbelt 

* 1,000 linear feet frontage on the Heights M·K·T bike trail

m•k•t is named after the historic Missouri-Kansas-Texas (MKT) railroad line. This abandoned rail line was transformed into the vibrant MKT Heights Hike and Bike Trail that will form the project's 3-acre linear park.




Unique Retail

The Heights is among the city's most desirable communities and has been enlivened by avant-garde chefs, artists and merchants.

Innovative brands such as Warby Parker, Lululemon, Marine Layer, Forth & Nomad, Aesop and Saint Lo already call this neighborhood home. m•k•t combines the area's affinity for thoughtful architecture and independent brands with unmatched walkability and green spaces.


m•k•t sits at the epicenter of Houston's award-winning trail system, linking 150-miles of greenways and trails. Ridership on the MKT Bike Trail has increased significantly and continues to grow as the trail network is further expanded.




Houston's Best Culinary Minds

The city’s best chefs have chosen The Heights to debut nationally-acclaimed experiences including Coltivare, Better Luck Tomorrow, Field & Tides and Melange Creperie.

m•k•t will feature 8 thoughtfully-selected food and beverage destinations including first-to-market national concepts paired with locally-inspired, chef-driven restaurants.


 

Share this post


Link to post
Share on other sites
13 hours ago, CrockpotandGravel said:

More on MKT, or The MKT,  or M-K-T, or The M-K-T, the site of Shepherd 10 Business Park, 600 N Shepherd Dr @ W 6th St and W 7th St in Houston.


A fly through video of the proposed development:

https://player.vimeo.com/video/299060607



Video stills of  M·K·T the site of Shepherd 10 Business Park, 600 N Shepherd Dr @ W 6th St and W 7th St in Houston.



Aerial view of the M·K·T
z5jmAi3.jpg

0pit9dh.jpg


ffCB5El.jpg


Buildings 4 and 5 of The M·K·T
knzuogw.jpg


Buildings 4 and 5 of The M·K·T
UkvKXKo.jpg


Buildings 4 and 5 of The M·K·T
UBrdRFQ.jpg


Buildings 4 and 5 of The M·K·T
qixo0sk.jpg

YyIFDdc.jpg


gB3BZBe.jpg

YqKQVY5.jpg



GH7cDK1.jpg

RL1oTft.jpg

UyDfGZg.jpg

Edited by CrockpotandGravel
  • Like 1

Share this post


Link to post
Share on other sites

The architect isnt making the structural engineer's life easy on this one. Tilt Wall construction like that and it looks like theyre cutting huge holes in it and significantly altering building profiles. I get the feeling this might be scaled back significantly once it gets to the DD issue of the drawings. Neat complex though

Share this post


Link to post
Share on other sites
13 hours ago, CrockpotandGravel said:

More on MKT, or The MKT,  or M-K-T, or The M-K-T, the site of Shepherd 10 Business Park, 600 N Shepherd Dr @ W 6th St and W 7th St in Houston.


A fly through video of the proposed development:

https://player.vimeo.com/video/299060607




More video stills of the M·K·T the site of Shepherd 10 Business Park, 600 N Shepherd Dr @ W 6th St and W 7th St in Houston.

dJS4gRe.jpg

P4MxzJC.jpg

sZDKZBP.jpg

88TtQbr.jpg

0zXGjwC.jpg

SYSN4R6.jpg
2R7afQJ.jpg

LmjDxMAr.jpg
Hcocu6D.jpg















 

Share this post


Link to post
Share on other sites
13 hours ago, CrockpotandGravel said:

More on MKT, or The MKT,  or M-K-T, or The M-K-T, the site of Shepherd 10 Business Park, 600 N Shepherd Dr @ W 6th St and W 7th St in Houston.


A fly through video of the proposed development:

https://player.vimeo.com/video/299060607




More video stills of the M·K·T the site of Shepherd 10 Business Park, 600 N Shepherd Dr @ W 6th St and W 7th St in Houston.

Bt1WPFk.jpg


jCp92X8.jpg
6TFPKrX.jpg

XTSOryA.jpg


 

Share this post


Link to post
Share on other sites
14 hours ago, CrockpotandGravel said:

More on MKT, or The MKT,  or M-K-T, or The M-K-T, the site of Shepherd 10 Business Park, 600 N Shepherd Dr @ W 6th St and W 7th St in Houston.


A fly through video of the proposed development:

https://player.vimeo.com/video/299060607



More video stills of the M·K·T the site of Shepherd 10 Business Park, 600 N Shepherd Dr @ W 6th St and W 7th St in Houston.

yPzNzkj.jpg

UKkXFlx.jpg

IYU1s5g.jpg

FcV38BC.jpg

zaeXTwT.jpg

0eMdnPr.jpg

f8CS7Nk.jpg


4n7sv5V.jpg

8WQlEzU.jpg

bbtd0tS.jpg

34qC5dz.jpg












 

Share this post


Link to post
Share on other sites
12 hours ago, swtsig said:

just wait til phase II

 

11 hours ago, Texasota said:

I dig it. Hoping Phase 2 includes lots o' residential.



If Phase 2 surpasses Phase 1, I am anxious for it.

Radom Capital preserves existing buildings as much as possible, and build on it. I wish the owners of the old Houston Press building in downtown Houston would have taken their position.

Share this post


Link to post
Share on other sites
10 hours ago, Purdueenginerd said:

The architect isnt making the structural engineer's life easy on this one. Tilt Wall construction like that and it looks like theyre cutting huge holes in it and significantly altering building profiles. I get the feeling this might be scaled back significantly once it gets to the DD issue of the drawings. Neat complex though


My thoughts were similar to yours. Going forward, if plans are approved by the city, most of the vision seen here will remain in tact. Inserting space for sunlight to enter into the existing buildings will be a challenge, but windows are needed for this warehouse conversion.

 

Share this post


Link to post
Share on other sites

I would not want to own a house on Waverly between 11th and this development.  Waverly is going to end up being the street to access this development from the north.  They really should build 6th street to go all the way through, but pylons for a bridge over the retention pond would displace too much water and require them to dig deeper into the very contaminated soil.  But I bet a bridge over the retention pond would be a great home for bats.

 

Otherwise, it is a great idea, especially the way it integrates with the hike and bike path.  People shopping/dining at this development can walk about a half mi and be over at Heights Mercantile.  

 

The only thing I wonder about is where we are on the supply and demand curve for retail space in the Heights.  Radam is a smart guy and must have a lot of leasing leads to take on 200k sq ft.  But I also feel like we are getting to the limit on the number of juice bars, pilates/yoga studios, fancy barber shops, and coffee shops you can fit into the Heights. 

Share this post


Link to post
Share on other sites
2 hours ago, s3mh said:

I would not want to own a house on Waverly between 11th and this development.  Waverly is going to end up being the street to access this development from the north.  They really should build 6th street to go all the way through, but pylons for a bridge over the retention pond would displace too much water and require them to dig deeper into the very contaminated soil.  But I bet a bridge over the retention pond would be a great home for bats.

 

Otherwise, it is a great idea, especially the way it integrates with the hike and bike path.  People shopping/dining at this development can walk about a half mi and be over at Heights Mercantile.  

 

The only thing I wonder about is where we are on the supply and demand curve for retail space in the Heights.  Radam is a smart guy and must have a lot of leasing leads to take on 200k sq ft.  But I also feel like we are getting to the limit on the number of juice bars, pilates/yoga studios, fancy barber shops, and coffee shops you can fit into the Heights. 

 

you bring up some very salient points and i too wonder when we'll become oversaturated on the retail side of things but he's not moving forward on any of this without some very strong commitments. the second phase will add more office and mf than retail so it will certainly create its own sense of place that can help feed the retail and hospitality in place. it will also create amazing greenspace. ultimately he's going to knock this outta of the park.

  • Like 1

Share this post


Link to post
Share on other sites

I live on Heights Blvd. I'll do my best to give updates. I run through this area just about every day.

Edited by j_cuevas713

Share this post


Link to post
Share on other sites

Join the conversation

You can post now and register later. If you have an account, sign in now to post with your account.

Guest
Reply to this topic...

×   Pasted as rich text.   Paste as plain text instead

  Only 75 emoji are allowed.

×   Your link has been automatically embedded.   Display as a link instead

×   Your previous content has been restored.   Clear editor

×   You cannot paste images directly. Upload or insert images from URL.

Loading...

×
×
  • Create New...