The Mond At The Museums: Condominiums At 5104 Caroline St.

[Urbannizer]

8-story residential @5014 Caroline

 

 

 

[houstontexasjack]

Outstanding. This will stand between the Southmore and the Oaks at Caroline. The Museum District continues to densify.

[UtterlyUrban]

This is good news. Any idea if these are condos or apartments?

Also, there appears to me a large, restricted access parking lot across Caroline. Anyone know what business/activity this lot supports?

Edited August 1, 2015 by UtterlyUrban

[houstontexasjack]

This is good news. Any idea if these are condos or apartments?

Also, there appears to me a large, restricted access parking lot across Caroline. Anyone know what business/activity this lot supports?

It is for the Asia Society, Texas. The gates light up at night.

[Urbannizer]

http://www.virtualbx.com/construction-preview/22991-eight-story-residential-tower-coming-to-museum-district.html

 

The Mondrian at the Museums is an eight-story tower with seven residential levels. The ground level includes a lobby, mechanical rooms and parking. There will also be a basement level parking lot.

The project came before the commission Aug. 6 on a request for two variances, but consideration was deferred for two weeks. The applicant seeks a 5-foot building setback instead of the required 10 feet, and asks that a support column be allowed in the visibility triangle.

 

This project site is in the southwest corner of Caroline and Palm streets and the owner name is 5104 Caroline LLC. It is in an area being redeveloped for contemporary housing that is replacing offices and older housing. Most of the projects in this area are two- or three-story townhomes.

 

Planning & Development Department staff comments have been generally favorable:

 

"Cars in the garage will be hidden from view by solid walls. At the building pedestrian entry on the corner of Palm and Carolline, the sidewalk will cross a sunken garden and will include a seating bench. Having the building at the 5-foot setback line will be consistent with other new area development such as the townhouses on the opposite side of Palm. Having buildings close to the street encourages a pedestrian-friendly environment. It allows people on the sidewalk to look into the building and see activity. It allows people within the building to surveil the street and take ownership of activities on the sidewalk and the street, making it safer for everyone.

"This area is becoming popular for older adults who want the convenience of living close to good restaurants and cultural activities but need or want to live on one level. The small support column in the visibility triangle will not impede the view of opposing traffic."

 

Vernon G. Henry & Associates Inc., the Houston-based urban planning and landscape architecture firm, has been acting as applicant for the developer. Perkins+Will prepared the architectural renderings.

A two-story, 4,970-square-foot residential structure, built in 1930, already exists on the site and would have to be demolished.

[houstontexasjack]

A desire for one story living may help drive condo demand. A 3-4 story townhome is fine for younger families, but eventually the trudge up and down stairs is less appealing as one gets older.

[Timoric]

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Edited July 9, 2019 by Timoric

[Specwriter]

A desire for one story living may help drive condo demand. A 3-4 story townhome is fine for younger families, but eventually the trudge up and down stairs is less appealing as one gets older.

 

My wife and I bought a two story townhouse when we were first married (in our early 20's) and the stairs were a drudge even then. It seemed whenever we wanted something like a scissors, Scotch tape, a certain book, or whatever, it was always on the other floor. Now that we're older stairs are starting to look like more than just an inconvenience.

 

If I were building three- and four-story townhouse type residential projects I would include at least provisions for elevators in each and every one.

 

By the way, I like the look of this project a lot. It is sleek with out being too outré.

Edited August 15, 2015 by Specwriter

[Urbannizer]

 

http://www.bizjournals.com/houston/morning_call/2015/08/exclusiveluxury-condominium-mid-rise-to-replace.html

 

 

Oxberry Group is planning to build The Mondrian, an eight-story, 20-unit condominium project at 5104 Caroline St., on the former site of The John C. Freeman Weather Museum. The 13,000-square-foot plot — located on the southwest corner of Caroline and Palm streets — is near the Asia Society Texas Center on Southmore Boulevard.

 

The Mondrian, designed by the Houston and Washington, D.C., offices of Perkins + Will, will offer one- and two-story condo units averaging 3,000 square feet.

 

Plans for The Mondrian are scheduled to be heard by the city of Houston planning commission on Aug. 20. If plans are approved, Oxberry Group plans to demolish the 5,097-square-foot Weather Museum building — built in 1930 — and begin construction on The Mondrian in the coming months. Presales, which will be managed by Houston-based Sudhoff Cos., are expected to start in September.

 

 

[Timoric]

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Edited July 9, 2019 by Timoric

[houstontexasjack]

These article suggests these units will be substantially larger than those at the Oaks on Caroline.  I think these are a better size for folks with families who still wish to reside in a more urban environment.  I agree, Timoric, that the smaller size of these structures, where one could theoretically know all of one's fellow neighbors, is quite attractive.  The strip between San Jacinto and Caroline looks ripe for more of these.  Depending on the success of the Museum Flats, we might also see Almeda start to get additional condos. 

[Triton]

 

 

The Houston developer wanted a corner lot with an unrestricted deed and unobstructed views close to the Texas Medical Center and downtown Houston. Oxberry zeroed in on the Museum District, a booming submarket for multifamily projects. However, with all the competition, the search proved to be quite a challenge. “Even though Houston doesn’t have zoning, it was extremely difficult to find a lot for our condominium,” said Shahin "Sean" Jamea, a co-principal of Oxberry Group along with his brother PJ Jamea. “We actually looked for a location for close to a year.”

http://www.bizjournals.com/houston/morning_call/2015/09/behind-the-deal-new-high-rise-condo-project-in-the.html

[Urbannizer]

Ugh, I love this one. More developers need to choose Perkins + Will.

 

http://www.mondrianhouston.com/#welcome2

 

[TowerSpotter]

Is that the southmore in the background?

[jmitch94]

Houston needs a dozen or so of similar projects in the core of the city. Great little building. 

[Urbannizer]

Is that the southmore in the background?

 

Yep, just a block down.

[monarch]

^^^ nice! reminds me a bit of THE WILSHIRE at westcreek.

[Montrose1100]

We have been getting a lot of cute condo buildings. Wishing they were taller, but is not ungrateful.

[mollusk]

Since there's a Mercedes instead of an Audi, they're obviously targeting a higher demographic.

[jmitch94]

Since there's a Mercedes instead of an Audi, they're obviously targeting a higher demographic.

 

The best or nothing. 

[houstontexasjack]

Really looking forward to this coming to the neighborhood. Caroline is getting a nice little strip of apartments and condos.

[Urbannizer]

http://www.mondrianhouston.com/gallery/

 

http://www.chron.com/news/article/The-Mondrian-at-the-Museums-to-rise-in-Houston-6530508.php

 

 

As the demand for residential towers climbs to new heights in Houston, one developer is in the limited-service, mid-rise niche with an artfully designedMuseum District offering that seeks to make the transition to a condo more palatable for buyers unwilling to fully divest themselves of the comforts of home.

 

Earlier this month, Houston-based Oxberry Group began pre-sales for The Mondrian at the Museums, an eight-story, 20-unit project that draws on the creative talent of two distinguished firms, establishing an authentic connection to pedestrian-oriented surroundings, steps from top cultural institutions, the light rail, restaurants and Hermann Park.

"Our goal is the creation of a landmark that makes the community proud, and a place that we would be proud to call home," said Oxberry Group's Shahin "Sean" Jamea.

Hallmarks of the building, which is being co-designed by the Houston and Washington, D.C. offices of Perkins&Will with interiors by Houston-based Mayfield and Ragni Studio/MaRS, include a striking exterior geometry of interlocking boxes and residences averaging 3,000 square feet, compassing large entertaining areas - some two stories and 20 feet.

A 24-hour concierge and two floors of garage parking, one below grade, are among the other amenities. Several plans will provide the option of direct elevator access - two will serve the property - and no more than three units will be on each floor.

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

[Urbannizer]

http://www.bizjournals.com/houston/morning_call/2015/10/sneak-peek-inside-art-inspired-condominium.html

 

Oxberry Group plans to open a sales center inside the Asia Society Texas Center next week, but already has presold four units, developer Sean Jamea said. The three- and four-bedroom units, which average about 3,000-square-feet, will start at $1.25 million.

 

Oxberry Group hopes to sell about a third of the units before breaking ground in the first quarter of 2016. The developer plans to deliver the first units during the second quarter of 2017.

[Urbannizer]

[monarch]

^^^ simply gorgeous illustrations!

[houstontexasjack]

The soundtrack is very nice.  If anything, this has expanded my music collection by one more song.

[lockmat]

This would look good at 5 or 80 stories. Very nice. Love the balconies with the grill and tv. Spacious too.

[jmitch94]

God I hope this gets built. 

[Urbannizer]

Start date now anticipated for early Summer 2016.

[UtterlyUrban]

Seems like a nice property and I am glad it might actually start.

With only 20 units and the sales center open since September, I am surprised that for this quality of a building that they haven't sold enough units to start. They only needed to pre-sell 4 or 5 units, right? Perhaps they have sold enough but are targeting next summer for another reason?

Another question I have is condo fees on this one. That 24-hour concierge is very nice to have ( and probably a "must have" for this level of luxury building) but it also comes with a cost. How much would a concierge make at a building like this, all-in (employment taxes, etc)? 40k? More? Less? 24/7 means at least 4 people. So, that is about $160k per year to the HOA, right? That means that the average sized unit would be paying about $650/mo just for the concierge..... Add HOA maintenance, insurance, etc, etc and it could get fairly steep for the mid-rise market?

Anyway, this is a really nice project and I wish the developers well.

Edited December 30, 2015 by UtterlyUrban

[dml423]

Seems like a nice property and I am glad it might actually start.

With only 20 units and the sales center open since September, I am surprised that for this quality of a building that they haven't sold enough units to start. They only needed to pre-sell 4 or 5 units, right? Perhaps they have sold enough but are targeting next summer for another reason?

Another question I have is condo fees on this one. That 24-hour concierge is very nice to have ( and probably a "must have" for this level of luxury building) but it also comes with a cost. How much would a concierge make at a building like this, all-in (employment taxes, etc)? 40k? More? Less? 24/7 means at least 4 people. So, that is about $160k per year to the HOA, right? That means that the average sized unit would be paying about $650/mo just for the concierge..... Add HOA maintenance, insurance, etc, etc and it could get fairly steep for the mid-rise market?

Anyway, this is a really nice project and I wish the developers well.

 

well since these condos start at $1.25MM, I would expect HOA fees to be pretty darn high, but yea $650 just for the concierge is pretty high. One of my friends was looking to buy a 1 bdrm condo at that building on West Dallas and Shepard (The European looking one- Can't remember the name) and her HOA fees alone were going to be around $800/month. And that was for a condo around $200-250k. I could only imagine the HOA fees for a $1.25MM condo

[rbarz]

I have been by, I think $1.25M is the average price because they have units priced lower.

The floor plans are pretty good, but it is not a surprise they haven't sold many. They were not really finished with what details were being offered when I visited about three weeks ago. For example, the sales office did not know what cabinets where being offered or if the fixtures were going to match the ones in the renderings. I did speak with an architect whose firm is involved in the project and she did know what was being selected and it was quite a surprise at the level of finishes included for the price (Eggersman Level 5). We will have to wait and see if that officially makes it to the sales office.

A Conceirge seems like a waste to me. The buildings I have had units in that had only one person working no matter what you called them were always a waste of money. The only time a staff seemed to benefit the residents is when there is Valet and porters. A guarantee this building will not have a 24 hour Conceirge and if it does to start like all the older Randal Davis properties then it will change once the residents take over the HOA.

[HoustonMidtown]

[Urbannizer]

50% sold 

 

http://www.houstonchronicle.com/business/real-estate/article/Oil-worries-cloud-Houston-s-high-rise-outlook-8342188.php#photo-10490842

[Urbannizer]

Looks like it's moving forward! Former Weather Museum on the daily demo report:

 

http://swamplot.com/daily-demolition-report-3/2016-07-07/

[htownboy]

lovely building, just wish it were taller

interesting design, looks very modern, especially for houston

Edited July 7, 2016 by htownboy

[rayjay]

I don't know, I feel like the Museum District it would be cool to let the center fill in with a bunch of different small mid-rise condo buildings like this one and the Museum Mansions and let the taller high rises come closer to 59 and bordering Hermann Park. I think it'd have a nice look and super sophisticated feel to it.

[htownboy]

the glass in the renders is amazing

very blue, modern and sleek

 

[Urbannizer]

Any demo pics?

[houstontexasjack]

Drove by this evening. Demo hasn't started yet. Lots of orange spray paint for utility markings nearby, though.

[hindesky]

Demo has taken down the Weather Museum. 

[HoustonMidtown]

Lot has been cleared - still 50% sold according to the sign

Edited September 21, 2016 by HoustonMidtown

[jmitch94]

I'm a big fan of this size of developments. They also seem to have a bit more architectural style than their larger counter parts. 

[Urbannizer]

Groundbreaking now scheduled for November. 

[CREguy13]

Secured Construction financing.

 

http://www.bizjournals.com/houston/news/2017/01/31/exclusive-groundbreaking-planned-for-luxury-condo.html

 

[Timoric]

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Edited July 11, 2019 by Timoric

[Urbannizer]

On January 31, 2017 at 0:30 PM, CREguy13 said:

Secured Construction financing.

 

http://www.bizjournals.com/houston/news/2017/01/31/exclusive-groundbreaking-planned-for-luxury-condo.html

 

 

Since announcing the project in August 2015, Oxberry Group has pre-sold 11 units, which is a little more than half of the units in The Mondrian. The pre-sales paved the way for Oxberry Group’s construction loan from Moody National Bank, which will help finance 75 percent of the project.

 

Despite concerns about low oil prices, the energy downturn didn’t affect sales or foot traffic to The Mondrian, Jamea said.

 

“Of course, we were worried a little bit, but the majority of our buyers are empty nesters who are downsizing,” Jamea said. “We didn’t see any slowdown in traffic.”

 

Oxberry Group expects to finish construction on The Mondrian in the summer of 2018. The developer said it is confident it will sell the remaining nine units in the building.

[Urbannizer]

Now 65% sold

[UtterlyUrban]

I am glad to hear this. 

 

Empty nesters aside, Phrases like "From $1.25m" still shock me though. What would the property tax be on that?  $36k/year?  More?  Add HOA which might be, maybe, $1000 per month and that means $4k per month in taxes and fees every month, forever (or until taxes and fees go up more).  Wow!

 

 

 

[Urbannizer]