lockmat Posted May 21, 2008 Share Posted May 21, 2008 A quick search on the internet turned up this:What is Microplex?Now that is awesome. The good thing is no set movie times. The bad thing is no set movie times. I guess if it's really popular the rooms will be based on availability. Quote Link to comment Share on other sites More sharing options...
longcat Posted May 22, 2008 Share Posted May 22, 2008 I don't get the timing mentioned in yesterday's HBJ article: http://www.bizjournals.com/houston/stories...19/daily33.html"Residents will begin moving in later this summer, and the retail shops will open in fall 2009."If it will be complete enough for residents to move in, why would it take another full year to open the retail shops on the ground floor? Quote Link to comment Share on other sites More sharing options...
HtownWxBoy Posted May 22, 2008 Share Posted May 22, 2008 I don't get the timing mentioned in yesterday's HBJ article: http://www.bizjournals.com/houston/stories...19/daily33.html"Residents will begin moving in later this summer, and the retail shops will open in fall 2009."If it will be complete enough for residents to move in, why would it take another full year to open the retail shops on the ground floor?I do not think it will be ready for residents late this summer... I could be wrong, though. Quote Link to comment Share on other sites More sharing options...
lockmat Posted June 3, 2008 Share Posted June 3, 2008 WEST AVE INTERIOR WORK BEGINSHOUSTON (Texas Real Estate Business) Quote Link to comment Share on other sites More sharing options...
Pumapayam Posted June 3, 2008 Share Posted June 3, 2008 WEST AVE INTERIOR WORK BEGINSHOUSTON (Texas Real Estate Business) Quote Link to comment Share on other sites More sharing options...
HtownWxBoy Posted June 3, 2008 Share Posted June 3, 2008 WEST AVE INTERIOR WORK BEGINSResidential units averaging 1,070 sf will be available for occupancy in August. Retail space will follow a year later. Restaurants will include Pie Bar, The Social House, Swig, Cru and Wildfish. Really? That seems a bit quick. Quote Link to comment Share on other sites More sharing options...
longcat Posted June 3, 2008 Share Posted June 3, 2008 Really? That seems a bit quick. And why another year for the retail after the apartments open for occupancy? That seems like a long time to do the interior buildouts. Quote Link to comment Share on other sites More sharing options...
JWW Posted June 22, 2008 Share Posted June 22, 2008 And why another year for the retail after the apartments open for occupancy? That seems like a long time to do the interior buildouts.Can someone with more specific knowledge on mixed-use development throw out some reasonable ideas why? I would think the retail would get going first, assuming their tenants were pre-leased... quicker buildout, etc. Unless there was a feeling that construction of residential would keep retail customers away... Quote Link to comment Share on other sites More sharing options...
shasta Posted June 22, 2008 Share Posted June 22, 2008 Can someone with more specific knowledge on mixed-use development throw out some reasonable ideas why? I would think the retail would get going first, assuming their tenants were pre-leased... quicker buildout, etc. Unless there was a feeling that construction of residential would keep retail customers away...Not knowing the specifics of this project but...... the architect probably designed the retail as 'spec shell space' with square footage requirements per the developer. Depending on how the marketing went on this one all of the shell retail may not be leased at time of the residential opening. The developer isn't going to wait for the retailers because the apartments equal net profit per month for the rent for the developer. Typically, the developer leases the retail space and then the retailer 'designs' and builds out the space as a tenant improvement. It all depends on when the tenants (retailers) sign an agreement and then how long it takes for their design team to design and buildout the space. I'm not sure about all but I'm sure the Pavilions have had tenants signed up pretty early on so they can design and built out their space around the same time. An example would be the House of Blues...... so they have their design team working on the shell' space they acquired from the developer. It's just how the developer decides to go about it. The Pavilions didn't have a residential portion so they could wait a little longer to get commitments on the retail before breaking ground. Quote Link to comment Share on other sites More sharing options...
JWW Posted June 23, 2008 Share Posted June 23, 2008 Not knowing the specifics of this project but...... the architect probably designed the retail as 'spec shell space' with square footage requirements per the developer. Depending on how the marketing went on this one all of the shell retail may not be leased at time of the residential opening. The developer isn't going to wait for the retailers because the apartments equal net profit per month for the rent for the developer. Typically, the developer leases the retail space and then the retailer 'designs' and builds out the space as a tenant improvement. It all depends on when the tenants (retailers) sign an agreement and then how long it takes for their design team to design and buildout the space. I'm not sure about all but I'm sure the Pavilions have had tenants signed up pretty early on so they can design and built out their space around the same time. An example would be the House of Blues...... so they have their design team working on the shell' space they acquired from the developer. It's just how the developer decides to go about it. The Pavilions didn't have a residential portion so they could wait a little longer to get commitments on the retail before breaking ground.Thx for your ideas.. I know how retail development works re: buildout logistics... but I would think (and would greatly appreciate more info from those who have insight of mixed-use development financing) the developer probably had to have a decent portion of its retail pre-leased for its construction $ to be released as I would assume it's a different situation for a mixed-use with apartment/retail than a mixed-use condo/retail that has little pre-leasing with its retail but strong pre-sales of its condos... If that logic were true and the retail needs to be 'strongly' pre-leased, I would think the retail buildout would be going on by the tenants concurrently with the apartment buildouts by the developer.You stated that the developer won't wait for retail as the apartment rent brings revenue every month. I would think the same logic applies conversely, especially if the developer might have a 'fixed rent + % of gross sales (name for that?)' type of lease with the retail tenants.What do you think, Shasta, and others? Quote Link to comment Share on other sites More sharing options...
Vertigo58 Posted July 3, 2008 Share Posted July 3, 2008 Happened to take a drive through this intersection Westheimer/Kirby and was floored! This project is absolutely magnificent, hat's off to the developer and architects involved. I was able to sit at an outdoor place aross the street and had great views of the movement going on above. This is simply a mind boggling feat in the works. The transformation and aura of that very corner is beyond words. Like a monolithic movie set being built up. I have my bottle of champaign ready to pop for the grand opening! Che bella giornata! Quote Link to comment Share on other sites More sharing options...
Vertigo58 Posted July 7, 2008 Share Posted July 7, 2008 Does anyone know of a website of this builder or developer to see status pics of progress of this project? Can't wait until grand opening! Klieg lights, crowds and more.... Website??? Quote Link to comment Share on other sites More sharing options...
hammond2003 Posted July 7, 2008 Share Posted July 7, 2008 Does anyone know of a website of this builder or developer to see status pics of progress of this project?Can't wait until grand opening! Klieg lights, crowds and more.... Website??? http://www.urbanpartners.com/index.html Quote Link to comment Share on other sites More sharing options...
Vertigo58 Posted July 7, 2008 Share Posted July 7, 2008 http://www.urbanpartners.com/index.htmlPerfecto!Just a snipet:Listen to the sounds of bustling caf Quote Link to comment Share on other sites More sharing options...
livincinco Posted July 7, 2008 Share Posted July 7, 2008 http://www.urbanpartners.com/index.htmlThere's a direct link to the project as well.http://www.westaveriveroaks.com/ Quote Link to comment Share on other sites More sharing options...
Vertigo58 Posted July 7, 2008 Share Posted July 7, 2008 There's a direct link to the project as well.http://www.westaveriveroaks.com/ Thanks! Now I know why (I personally) am, loving this project soooo much. These guys have designed similar projects along Robertson Blvd in LA. Good karma indeed. Welcome to the future Houston! Quote Link to comment Share on other sites More sharing options...
Subdude Posted July 7, 2008 Share Posted July 7, 2008 Listen to the sounds of bustling caf Quote Link to comment Share on other sites More sharing options...
crunchtastic Posted July 7, 2008 Share Posted July 7, 2008 Oh, brotherrrrr........"edgy boutiques artistically displaying their wares"?Edgy! ha!!! That's the marketing kiss of death, especially when used in conjunciton with the word 'authentic." Akin to proclaiming yourself hip, or giving yourself a nickname. Quote Link to comment Share on other sites More sharing options...
Pumapayam Posted July 7, 2008 Share Posted July 7, 2008 Edgy! ha!!! That's the marketing kiss of death, especially when used in conjunciton with the word 'authentic." Akin to proclaiming yourself hip, or giving yourself a nickname.190,000 square feet of carefully leased retail including: Quote Link to comment Share on other sites More sharing options...
Vertigo58 Posted July 7, 2008 Share Posted July 7, 2008 Like or not it's almost here. It's called "alternative" like in there must be something else to do and go besides the Galleria. Gotta think of it from a visitor's perspective. I see these type of projects progressing all the way down Westheimer, Richmond etc. Its called change and I truly welcome it. Houston don't be yourself is my new logo. We have gone completely cosmopolitan and that's the inevitable. Vision (I see an elevated rail going right through here in very near future). Like in Fritz Lang's Metropolis. Quote Link to comment Share on other sites More sharing options...
crunchtastic Posted July 7, 2008 Share Posted July 7, 2008 I believe I read SoHo in there, whatever that means. I guess we won't be seeing a weave shops in there.If the weave shop can pay the rent, I wouldn't rule it out. Quote Link to comment Share on other sites More sharing options...
musicman Posted July 7, 2008 Share Posted July 7, 2008 Dang, it's Johnny! Quote Link to comment Share on other sites More sharing options...
Subdude Posted July 8, 2008 Share Posted July 8, 2008 I believe I read SoHo in there, whatever that means. I guess we won't be seeing a weave shops in there. What is a "reputation retailer"? A retailer with a rep, I guess. Quote Link to comment Share on other sites More sharing options...
Vertigo58 Posted July 9, 2008 Share Posted July 9, 2008 I guess we won't be seeing a weave shops in there. Oh you mean like in Sharpstown Mall kind of stores. Don't think so, not here, not in a million years or so. Quote Link to comment Share on other sites More sharing options...
crunchtastic Posted July 9, 2008 Share Posted July 9, 2008 What is a "reputation retailer"? A retailer with a rep, I guess. Dang, I was hoping it was a place I could go buy a new reputation for myself. Sort of like witness-protection lite. Quote Link to comment Share on other sites More sharing options...
rsb320 Posted July 9, 2008 Share Posted July 9, 2008 What is a "reputation retailer"? A retailer with a rep, I guess. Sounds snooty to me. "Only the finest things available, daaaaling." Quote Link to comment Share on other sites More sharing options...
Vertigo58 Posted July 11, 2008 Share Posted July 11, 2008 Let us ALL worship! http://www.chron.com/disp/story.mpl/busine...ff/5448931.html Quote Link to comment Share on other sites More sharing options...
lockmat Posted July 11, 2008 Share Posted July 11, 2008 no comprendotu es chistoso Quote Link to comment Share on other sites More sharing options...
The Great Hizzy! Posted July 11, 2008 Share Posted July 11, 2008 I think Vertigo's gone from having fallen in love to becoming Glen Close. I'm just joking around. I agree that it really looks great in both photos and in person. Quote Link to comment Share on other sites More sharing options...
ricco67 Posted July 11, 2008 Share Posted July 11, 2008 I think Vertigo's gone from having fallen in love to becoming Glen Close. "I won't be ignored!" Quote Link to comment Share on other sites More sharing options...
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