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New Mixed-Use Project - Texas Instrument Facility Site

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http://www.yourhoustonnews.com/fort_bend/news/ti-facility-development-negotiations-hit-snag/article_835a1a73-440d-562d-975a-8b061c1e4157.html

 

Stafford Mayor Leonard Scarcella said the city sent its counter proposal to officials with the development firm, Street Level Investments, last week and are awaiting the company’s response. The city and Street Level began negotiating in 2014 regarding the re-development of the 192-acre tract into a property that would include an outlet mall, office space, luxury apartments, restaurants and entertainment venues.

“(City) council has looked at the counter proposal very thoroughly, as well as the Stafford Economic and Development Council board and we have forwarded it to them (Street Level),” Scarcella said. “Our proposal states in a straight forward manner what we expect out of them and what it will take to move the negotiations forward. The ball is in their court now.”

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Maybe there is an outlet mall component, or some sort of retail like the original site plan showed...just not a Simon outlet mall. 99.9% positive about that. 

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Dallas-based StreetLevel Investments and joint venture partnerProvident Realty Advisors Inc. purchased 192 acres in Stafford to develop a mixed-use concept with more than 350,000 square feet of retail and restaurants, 2,400 residential units, Class A office space, two hotels and a health club all built around a central food hall and park.

 

http://www.bizjournals.com/houston/morning_call/2016/01/dallas-developer-buys-former-texas-instruments.html

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http://www.houstonchronicle.com/business/real-estate/article/Former-TI-site-in-Stafford-up-for-a-makeover-6781459.php#photo-9299595

 

The project, the developers said, will represent the next generation of mixed-use development, with such concepts as an artisan food hall and a rotating selection of artists and designers selling unique items like handmade chocolates, jewelry and leather goods.

 

Some of the original TI buildings will be preserved and repurposed.

The food hall, for example, will occupy a 50-year-old structure of about 15,000 square feet. It will house local chefs and purveyors who will operate what will become a year-round culinary destination, the developers said.

"Houston is the best eating town in the country," Schiller said.

The project also will have a central park featuring live music, patio dining, community events and a farmers market. There will be public parking garages as well as street parking. Heritage oak trees on the site will be preserved.

The developers are moving forward with the project despite Houston's slowing economy. With a lengthy project timeline, they said they figured there would be an oil downturn at some point. And there's still a lot of work to be done on the site in the way of infrastructure.

StreetLevel sold a 25-acre portion of its site fronting Murphy Road to an industrial developer, and apartment developer JLB Partners purchased 60 acres for a portion of the multifamily construction.

About 380 apartment units are expected to be under way this summer.

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They better plan some kind of buffer from the WalMart across the street on W. Airport. Even I'm scared to venture into there. Especially after dark. 

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I'm sorta glad Simon pulled out of putting another Outlet mall here; going forward with the multi-level mixed use is a much better option and an outlet mall would seem like a waste of valuable space.

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I'm sorta glad Simon pulled out of putting another Outlet mall here; going forward with the multi-level mixed use is a much better option and an outlet mall would seem like a waste of valuable space.

 

I agree. To many Outlet malls already. More have failed then prospered. Although this sounds like an exciting concept they will have to compete with nearby Sugar Land's similar endeavors. 

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StreetLevel's Project on former TI's land to Mimic CityCentre

 

However, the first portion of the project will be complete in summer 2017, and will be dubbed "Airport Row," as it'll be easily accessed from Highway 59 and Airport Boulevard. The row will include fast-casual restaurants and some fast food options. Schiller said that the completed project will be comparable to CityCentre — developed by Houston-based Midway Cos. — off Interstate 10 and Beltway 8.

 

"We could compare a lot of things we love about CityCentre – its scale, the intimacy, the green public space, the outdoor patio, the mix of uses," Schiller said. "(But) we’re going to improve upon that and do (some things) differently, like access, parking, on-street parking, as well as structured parking."

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"We're going to take the great things about City Centre and improve them...with parking

 

Yeah that's what everyone talks about at the Double C....the parking. 

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"We're going to take the great things about City Centre and improve them...with parking

 

Yeah that's what everyone talks about at the Double C....the parking. 

 

I've never had an issue with parking at either Town center or City Centre.

 

Yes I can't park in front of the J Crew, but there's always parking in the parking garage.

 

I'm starting to get skeptical now that I'm hearing 'parking' as a selling pt.

 

You know what has EVEN more / better parking?!..... the Walmart that'll be across the street..... the iconic Stafford Walmart.

 

Whatever the parking situation is at the former TI headquarters, you better lock your car and leave nothing in view. There will be theft. Oh yes. There will be theft.

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That's kinda what I was getting at...who lauds parking as an advantage but Houston?

Well in reality City Centre's parking is packed Friday & Saturday nights. Valet or Ubers are your best bet for dinner. Unless you stay at the Hotel... I've circled the garage on all floors one night and learned my mistake. I mean, who lives within walking distance of City Centre? How many folks? There's no public transportation and it's brushing shoulders with the beltway.

Parking is attractive ;)

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That's kinda what I was getting at...who lauds parking as an advantage but Houston?

Many places do, especially when it comes to suburban development, (at least to the extent anyone "lauded" the parking for this development, which is a bit of a stretch.

Edited by Houston19514

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I have only been to City Center a couple of times. My comment to those who I was meeting there was: "parking is near impossible". They smiled and said.... "Ya, it's like that a lot."

The comment above about "not many people have access to it without a car" seems correct to me. So, instead of driving to a mall and shopping/eating inside, people are driving to this "mall" and shopping/eating outside. The experience is vastly different but the method to get there is the same. And, parking can be a problem at times.

Edited by UtterlyUrban

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If there's an event going on during the weekend at City Center (and there often is) then parking at the Center can be tough but there's plenty of parking at the shopping center across the street if you don't mind walking. Less walking then you would do in downtown Houston and free. 

 

The fact that the City Center IS so crowded shows how we suburbanites are hungry for the establishments available inside the loop without having to drive in on over crowded freeways and then forced to valet park. Finally we are getting some decent restaurants and bars and more to come. Just hoping for less chains and more independents. 

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http://www.chron.com/neighborhood/fortbend/news/article/Mixed-use-complex-planned-at-former-TI-site-in-6877933.php?cmpid=twitter-desktop#photo-9574004

Construction has begun on a redevelopment project that Stafford Mayor Leonard Scarcella sees as crucial to turning the city into an urban center.

"Stafford is so strategically located and that property is so strategically located that it will be a hub which will have a significant amount of activity flowing in and out of it on a continuing basis," Scarcella said.

Construction at the eastern side of a 192-acre tract bordering Murphy Road off U.S. 59 signals the start of the city's first mixed-use development

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I think the name of the redeveloped Texas Instruments (TI) site in Stafford will be Mosaic at Stafford or The Mosaic at Stafford.

Here are possible renderings of The Mosaic at Stafford found here:

VRMfQpY.jpg



 

Quote

Entrance rendering


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Park rendering

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There's 68,800 sf rentable area:

 

Edited by CrockpotandGravel
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On 2/24/2017 at 0:18 PM, ChannelTwoNews said:

At least one of the hotels may be an Aloft.

 

They list Stafford as a future location, slated for a 2018 opening, and the address matches the area around the TI Campus.

http://www.starwoodhotels.com/alofthotels/directory/new-hotels/all/detail.html?language=en_US


Interesting. The address 12201 Southwest Freeway for Aloft hotel in Stafford matches the Texas Instruments site. It's not far from the one planned at Imperial Market in Sugar Land, unless the one in Sugar Land will become another hotel.

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It looks like the interior of the main factory building is being gutted with numerous broken/removed exterior windows. It appears demolition is imminent.

 

Some of the mature trees on the property have been chopped down, some are protected with fencing (presumably to be preserved), and some are intact without fencing.

 

The warehouses on the eastern edge of the property are complete and appear to be occupied.

20170527-0031-1600.jpg

20170527-0038-1600.jpg

20170527-0042-1200b.jpg

Edited by MaxConcrete
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On 2/24/2017 at 0:18 PM, ChannelTwoNews said:

At least one of the hotels may be an Aloft.

 

They list Stafford as a future location, slated for a 2018 opening, and the address matches the area around the TI Campus.

http://www.starwoodhotels.com/alofthotels/directory/new-hotels/all/detail.html?language=en_US



Starwood Hotels website shows a later opening date for Aloft Stafford, going in the Mosaic at Stafford (the old Texas Instruments campus) at 12201 Southwest Freeway. The new date is July 2018.

 

I haven't been near the campus in a while, but when I was nearby earlier this year, there wasn't any noticable work on the mixed-use development. I think the opening date will be pushed back again. I don't see this opening by summer.

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As of about 2 weeks ago, main structural demolition of the TI building had not started. (Interior demolition/cleanup could be in progress.) Anything to open on the property by July 2018 would have to be on land that is currently clear and available, which includes a lot of property along the freeway and along Kirkwood.

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On 10/27/2017 at 6:21 PM, MaxConcrete said:

As of about 2 weeks ago, main structural demolition of the TI building had not started. (Interior demolition/cleanup could be in progress.) Anything to open on the property by July 2018 would have to be on land that is currently clear and available, which includes a lot of property along the freeway and along Kirkwood.


Thanks for the update.

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Site work is underway along West Airport. The perimeter street is mostly removed along West Airport, but is still intact on the rest of the property. There is no site work in progress anywhere else on the property. The contractor is Burton Construction.

 

Demolition of the main building structure has not started. (Interior demolition may be ongoing.)

20171223-0037-ti.jpg

20171223-0040-ti.jpg

Edited by MaxConcrete
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I actually moved to Stafford earlier this year and drive by here on my way to/from work. Frames are going up on 2 separate structures close to airport. They have been up for a few weeks. If I am driving by there this weekend, I will try and grab a couple of pictures. 

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There are three streets now open on the corner of the property near the Southwest Freeway and West Airport. The street names are Lumen, Current and Pulse, scientific-sounding names which surely pay tribute to the former semiconductor factory. As dml423 mentioned, there are frames for small buildings, I counted three separate buildings (one very small in the first photo).

 

There's still no new progress on the demolition of the main Texas Instruments building, which seems to be on hold for a long time. That leads me to wonder if there is an issue with environmental contamination, since old semiconductor plants were notorious for using nasty chemicals called ethylene glycol ethers (EGEs) as part of the photoresist process, and Silicon Valley is full of superfund sites where factories existed.

(Those chemicals were also bad news for workers, see https://www.bloomberg.com/news/features/2017-06-15/american-chipmakers-had-a-toxic-problem-so-they-outsourced-it )

 

Anyways, I'm just speculating about the EGEs, and I have no idea why the demolition seems to be on hold. It could be a financing issue. If anyone knows the reason, it would be interesting to find out.

20180519-ti-0001-1200.jpg

 

20180519-ti-0003-1200.jpg

 

20180519-ti-0004-1600.jpg

Edited by MaxConcrete
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The Texas Instrument Facility redevelopment project has a new name. The name is no longer The Mosaic but The Grid. The new name was announced by June.


More from Fort Bend Independent:

Stafford’s recent council business included naming the former 192 acres of TI property now owned by StreetLevel developers, which plan a mixed use of offices, apartments, retail shops, restaurants and more on the acreage.


On the name of the mixed-use development:
The managing principal of StreetLevel Investments, Brian Murphy, submitted three project names for the development to council. They were The Grid, The Spark and Lumen.

In his letter to council, Murphy noted some Stafford history. He said, “For generations, Southwest Houston grew and prospered as its farming communities thrived on its rich soil and plentiful sunlight harvesting successful sugar and rice crops.

“In 1967, the arrival of Texas Instruments Stafford campus provided the spark that lit the growth, employment and prosperity of Stafford, Fort Bend and SW Houston as it transformed the region into an economic power. Over the years, the TI Stafford campus was a source of new ideas, collaborations and innovative technology as it connected neighbors and local communities.”

Because of the area’s rich legacy, Murphy wrote, the branding team elevated “Light and “Energy of Light,” as “unifying themes that incorporated Stafford’s history.”

He wrote about why light should be part of the branding of the development and noted that “TI scientists invented the integrated circuit, won the Nobel Prize and changed the world. Now the ‘power of light’ has been harnessed to change the world again as scientists recently developed a light-based integrated circuit that uses light rather than electricity while consuming minute amounts of energy.”

Murphy continued: “Additionally, the ‘Light’ or ‘Energy of Light’ theme as the parent brand generates rich sub-brands to address numerous stakeholders in a mixed-use development.”

He finished by saying that after “careful consideration and input from numerous stakeholders including office brokers, retailers, entertainment users, multifamily owners and hotel operators, StreetLevel believes the name for the project that encompasses both the storied history of the site as well as its transformation to be a beacon of light for Stafford is The Grid.”


http://fbindependent.com/former-ti-property-in-stafford-to-be-named-the-grid-p12203-91.htm#puzzle,1436,1537708812202



 

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More details on the Houston area Texas Instrument Facility redevelopment project in Stafford known as The Grid.


This was to be reported Monday, September 24, according to the embargoed notice mistakenly copied into published article.


From Houston Chronicle:


After more than two years of planning, construction has started on the redevelopment of the former Texas Instruments property in Stafford.

The former research and manufacturing facility is being remade into a mixed-use development with hotels, apartments and a spate of shops, restaurants and entertainment venues.

Tenants slated to join the project -- dubbed The Grid -- include Drive Shack, a golf entertainment venue; Whiskey Cake, a craft cocktail bar and restaurant; Luma Grove, an outdoor dining concept; and California fast-food chain In-N-Out Burger.

Pluckers Wing Bar, Outback Steakhouse, Chipotle and Verizon are also slated for the project.

Aloft Hotels and Element by Westin will operate a co-branded hotel at The Grid with 234 rooms. Apartment developer JLB Partners is under way on a 380-unit rental complex.

A food hall and community gathering area called The Lawn will host live music, movie nights and art shows are also planned.

Developer StreetLevel Investments of Dallas said the new project will build upon the site's legacy of innovation.

"We look forward to building upon that legacy as the Grid sparks new economic growth in southwest Houston," Adam Schiller, managing principal of StreetLevel Investments, said in a statement.

StreetLevel is developing the 192-acre project with Provident Realty Advisors.

The project will repurpose more than 750,000 square feet of mid-century modern buildings that were part of the original TI campus.

 

 

Gensler and TBG are involved in the project's design, and CBRE will lease the office space.

The first phase of the the $500 million project is slated to open in 2019.

...The project will receive a 70 percent county tax abatement for 15 years and the developers could be reimbursed for as much as $52 million worth of infrastructure improvements made to the site, including new roads, landscaping, water and sewer systems and public parking garages.

 

 

 

https://www.houstonchronicle.com/business/real-estate/article/In-N-Out-Burger-golf-venue-and-other-retailers-13250657.php#photo-16215594

 

 

 

 

 


 

 

 

 

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From the updated rendering of The Grid, the redeveloped Texas Instruments site under construction to be developed into a mixed-use development, the movie theater going in here may be Cinépolis.

I remember hearing from a reliable person Cinépolis would open a theater in the Houston area. This was three of four years ago, but we all know how long these things can take and how long it takes to come to a lease agreement. So it's possible.

http://www.cinepolis.com/

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My assumption that the old Texas Instruments building would be demolished was wrong. (But I think I expected demolition based on the original project depiction, which IIRC appeared to show a parking garage on the main building site.)

 

So it appears the T.I. building will be renovated to become office space.

https://www.bizjournals.com/houston/news/2018/09/24/houstons-first-in-n-out-burger-coming-to-mixed-use.html

 

Quote

To create The Grid, StreetLevel will repurpose more than 750,000 square feet of iconic mid-century modern buildings from the original TI campus, per the release.

 

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This should be successful, lots of restaurants in close proximity are alway very busy, such as the Pappadeaux and Gringos. 

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I'm wondering if this will have any impact or influence on the plans for the redevelopment of the Imperial Sugar site. There was no activity at the Imperial Sugar site when I drove by a couple months ago. (I don't know if activity has started since then.)

 

I'm thinking the competition from the Grid may make it more difficult for the Imperial Sugar project to proceed.

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On 9/27/2018 at 1:09 PM, MaxConcrete said:

I'm wondering if this will have any impact or influence on the plans for the redevelopment of the Imperial Sugar site. There was no activity at the Imperial Sugar site when I drove by a couple months ago. (I don't know if activity has started since then.)

 

I'm thinking the competition from the Grid may make it more difficult for the Imperial Sugar project to proceed.

 

Haven’t been there in awhile but looking at satellite footage I’m surprised development isn’t further along with the “Imperial Market” project. Feels like that project was announced a long time ago. Reading past articles just now, it sounds as if the project is already having start issues, regardless of the competition. The “Imperial Market” was originally to be delivered by “late 2017”. Other deadlines have come and gone and it’s now late 2018, it appears construction has still yet to begin. 

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