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Block 114 Marquette Cos. 24-Story Proposal

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Did we know about this one? Just received approval for the Downtown Living Innitiative.

Maybe we will not have the medias self fulfilling "bust" that they would love us to have.

From HBJ this AM, great news!

http://m.bizjournals.com/houston/morning_call/2015/02/two-residential-towers-approved-downtown.html?ana=e_hstn_bn_breakingnews&u=rk2EuYuQdoSK5Ppt+g57jw%2FFsC6&t=1424014980&r=full

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There is another short-story apt building planned on the block east of this.

This is kind of one of the last downtown areas I expected development in, so this is very exciting news, especially for something so tall!

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The Downtown Living Initiative is capped at 5,000 units. We are now at 4,955 units approved!

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I'm hoping that since others are still going ahead with their plans, this will cause others to find their balls..yea I'm talking to you Camden

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The Downtown Living Initiative is capped at 5,000 units. We are now at 4,955 units approved!

So we need a Belfiore condo tower downtown now, or something or the likes to fill up the other 45 slots? Heh

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So we need a Belfiore condo tower downtown now, or something or the likes to fill up the other 45 slots? Heh

Does that number include that proposed surge homes development? If not, they might want to jump on that. Edited by houstontexasjack

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Pretty awesome and unexpected. If the Surge condos by Elysian also happen (and the apartments on the block adjacent) that little warehouse district could really be seeing some life!

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So we need a Belfiore condo tower downtown now, or something or the likes to fill up the other 45 slots? Heh

I don't see why a larger development(100+ units) couldn't take the remaining 45 units in incentives and and just build the others without any tax credits(like the Fingers Project). Either way I'm sure someone will jump on the $675,000 credit left in the program.

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Do you think this will be another Ziegler Cooper design, or will they maybe go with a different architect?

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i sincerely hope they go with someone else. I don't think Ziegler Cooper does a very good job with street level integration.

Edited by Texasota

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Guys, be excited. Be very excited.

We are finally inching toward critical mass. I think we are witnessing the beginning of "The Domino Effect" that happens once an area becomes uber ripe for development.

The same domino effect that has cities like New York and Chicago constantly building high rises in their clusters no matter WHAT the current economic climate it.

HERE COMES THE WAVE, LETS RIIIIIIDEEE!!!!!

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What about the 40 story apt tower near this site?

 

are you talking about 28/B on this map? http://www.downtownhouston.org/site_media/uploads/attachments/2014-09-12/140911_Double_Sided_Development_Map_Renders_Map_11x17_1.pdf

 

it say est. construction start Q1 2015, but i haven't heard anything about it in a while. may have run into trouble  

 

edit: found the thread http://www.houstonarchitecture.com/haif/topic/29249-40-story-high-rise-for-block-98-behind-hess-tower/page-9

Edited by apple addict

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are you talking about 28/B on this map? http://www.downtownhouston.org/site_media/uploads/attachments/2014-09-12/140911_Double_Sided_Development_Map_Renders_Map_11x17_1.pdf

it say est. construction start Q1 2015, but i haven't heard anything about it in a while. may have run into trouble

edit: found the thread http://www.houstonarchitecture.com/haif/topic/29249-40-story-high-rise-for-block-98-behind-hess-tower/page-9

If he's talking about that one, the Marriott Marquis is still using the lot for office trailers. I dont think they can start construction until those trailers are gone, which won't be until who knows how long....
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right? running out of room in that part of downtown for staging sites with all the construction going on..

Thing is, theres still plenty of surface parking lots around there, which leads me to believe the Marriott and the 40 story resi have some sort of agreement worked out to coordinate construction.

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Yeah there is the one strangely still vacant just north of the Marriott but that's about all that comes to mind in the immediate area.

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Guys, be excited. Be very excited.

We are finally inching toward critical mass. I think we are witnessing the beginning of "The Domino Effect" that happens once an area becomes uber ripe for development.

The same domino effect that has cities like New York and Chicago constantly building high rises in their clusters no matter WHAT the current economic climate it.

HERE COMES THE WAVE, LETS RIIIIIIDEEE!!!!!

It's true! Critical mass is coming! Once these are built and there's more activity and cache to the area, developers are going to flock to build because the market demands it, not just because there are incentives. The incentives were genius and necessary to getting the ball rolling, though.

Next phase is retail. Retail will have A LOT to do with making the area more attractive for more residents and visitors. And more residents and visitors will attract more and better retail. As of now, we're already getting very close to that critical mass that some retailers look for in locations, especially if the demographic that rents or owns these apts/condos has desposible income. All we need is for Midway, Houston First (yes you, Rick Can't-o), Houston Center, etc, to hire some decent retail leasing agents, take a note from Dene Oliver and sweep retailers off their feet, and get the party started! Someday downtown will rival the Galleria Area for retail, seriously. Someday downtown will have an Apple store, a Whole Foods, a Chanel, a Dior, and whatever fäncÿ retail we can think of. The fundamentals are getting there..

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Would love to see somewhat of a sports theme near the ballpark. Some of the renderings of the Marriott Marquis showcased a place named "Draft Pick," and I have to say...if the final product looks anything like those renderings, that place looks like it could be a great spot to hold the NFL Draft here if it indeed moves from city to city. And of course when that's not happening, it still looks like it could be an excellent spot to watch all kinds of sports. Could really add even more character to the area...

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Would love to see somewhat of a sports theme near the ballpark. Some of the renderings of the Marriott Marquis showcased a place named "Draft Pick," and I have to say...if the final product looks anything like those renderings, that place looks like it could be a great spot to hold the NFL Draft here if it indeed moves from city to city. And of course when that's not happening, it still looks like it could be an excellent spot to watch all kinds of sports. Could really add even more character to the area...

 

I think the word you are looking for is tone. It's not a particularly good idea to push for "themes" unless you are running an amusement park. There is nothing worse than forcing a particular culture to happen. You would think it would happen automatically just by simple proxy, but that kind of growth has to be organic. If you want that sports "feel" then design buildings or spaces that help for the congregation sports fans. Of course por favor gracias I knew what you meant, but thought this needed to be pointed out.

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I think it may be time for another DLI. Seems like this was a huge success. Another 5,000 units and a hip place to buy groceries would really transform downtown Houston into the coolest neighborhood in Texas.

 

I think we should sit back and see how many of the 5,000 units granted (approx) get built. in a few years, maybe they can do another one - if it is needed... hopefully it wont be needed.

 

if only 3,500 get built. I wouldnt mind seeing the city bring those back as available.

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I think we should sit back and see how many of the 5,000 units granted (approx) get built. in a few years, maybe they can do another one - if it is needed... hopefully it wont be needed.

 

if only 3,500 get built. I wouldnt mind seeing the city bring those back as available.

 

I think I've said this before that probably after they wait and see how this one turns out is when they might do some more focused DLI's. Maybe not a blanket one, but specialized one's targeting different areas of downtown. I would like to see them do one for the East End or Midtown. It also be a great weapon for city planning. Oh zoning....we aren't going to use zoning, but we do have these incentives and if you add retail here or maybe some more public space here then you get this particular incentive. If they are smart they can use these incentives as a tool to craft entire blocks or neighborhoods creating a more focused whole. It will still be no zoning, but it will be a more focused approached.

 

EDIT: I also say this because these incentives are influencing a particular direction the city wants downtown to go. Yes the companies are getting a great deal, but it's the city that benefits as a whole by applying subtle "nudges" move Downtown in new directions.

Edited by Luminare
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I agree that an increase on the number of units available for this project should not be increased until dirt starts turning on those projects that have been proposed with the incentive. There is (happily) already movement on a number of projects, but others  are taking a more cautious approach--I fear that expanding the incentive too soon will not keep the fire lit under developers to get moving on their projects. 

 

I agree, Luminare, that having targeted incentives would lower the transaction costs of certain developments and might permit certain neighborhood needs to be met--such as a grocery store Downtown. Similarly, parts of Midtown could use a shot in the arm (the area around Wheeler comes to mind with a number of surface lots) with respect to retail and incentives could help with that.

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I agree that an increase on the number of units available for this project should not be increased until dirt starts turning on those projects that have been proposed with the incentive. There is (happily) already movement on a number of projects, but others  are taking a more cautious approach--I fear that expanding the incentive too soon will not keep the fire lit under developers to get moving on their projects. 

 

I agree, Luminare, that having targeted incentives would lower the transaction costs of certain developments and might permit certain neighborhood needs to be met--such as a grocery store Downtown. Similarly, parts of Midtown could use a shot in the arm (the area around Wheeler comes to mind with a number of surface lots) with respect to retail and incentives could help with that.

 

Exactly it's called Controlled Growth and many zoned cities are able to do this. In Houston's case we could essentially be preemptive and spot early growth in a new area. Then you put those incentives in place which weed out undesired development. It would cause a temporary slow down in that area, but that means the next step would be to begin needed infrastructure/utility improvements. Then you organize public input, then roll out the targeted incentives. There of course would be trial and error in this design, but it's how the city could get around the legal hurdle of trying implement zoning.

 

For our case though it could be a very compelling way to move forward as it's more of a "light touch" approach rather than resorting to the heavy hand of city ordinances and zoning. It's more flexible too as overtime as incentives end new ones can be implemented to serve current needs meaning it will evolve with the community. Finally it works on a psychological level as you are implementing a reward system. A system that is seen as having "goals" rather than "restrictions".

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Pretty awesome and unexpected. If the Surge condos by Elysian also happen (and the apartments on the block adjacent) that little warehouse district could really be seeing some life!

The DLI is literally helping to create a Ballpark Village around MMP. I count at least 6 residential projects now near MMP.

1. 500 Crawford

2. Catalyst

3. Alexan

4. Great Southwest renovation

5. Surge

6. Block 114

I think I'm missing a few...

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Damn, you're good.

 

Not a big fan of the base but I'll definitely take it. I thought glass sheets were fairly expensive at the moment...

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That doesn't look like it takes up the whole block.

 

And I'm just gonna assume all that brown is perforated cor-ten. Nobody crush my dreams please.

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That doesn't look like it takes up the whole block.

 

And I'm just gonna assume all that brown is perforated cor-ten. Nobody crush my dreams please.

 

You might not be too far off! If that is Corten steel then I approve!

 

Your other observation is interesting as well. It looks like it only takes up maybe 1/3 of the block.

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This looks very similar to the Chicago Catalyst, but with a different base. I like that we're getting a glass tower over here.

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So before we get to excited with this rendering, what was Marquettes track record of scaling back when it came the the Catalyst?

I remember there being some pretty big change that happened from the initial rendering to the whats currently being built.

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So before we get to excited with this rendering, what was Marquettes track record of scaling back when it came the the Catalyst?

I remember there being some pretty big change that happened from the initial rendering to the whats currently being built.

 

 

There was a different design for the project, but the Catalyst was only scaled back by one floor.

 

Block 98 began as a 30+ story tower, but was later increased to 40-floors.

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There was a different design for the project, but the Catalyst was only scaled back by one floor.

Block 98 began as a 30+ story tower, but was later increased to 40-floors.

Yea thats right, it shrank one floor, so then Marquette is pretty solid with their initial renderings, what you see is what the final product will be, plus or minus a floor or two.

Looks pretty good to me!

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Very Austin..... I like it. I'd be surprised if the finished product incorporated that much glass, though. Of course it's also not hard to imagine construction pricing for material and labor coming back down to earth later this year so who knows.

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