Hanover Autry Park: Mixed-Use At Allen Parkway & W. Dallas St.

[Highrise Tower]

Hanover moves fast.

 

 

 

[Urbannizer]

SubdivisionPlatPDF_Buffalo Bayou Park Sec 6 FP 10-16-20.pdf

 

Plat filed for the area where The Center for Pursuit currently sits. Future residential building.

[Urbannizer]

Tons of renderings and new information here:

 

https://www.rue-re.com/wp-content/uploads/2020/10/Autry-Park_Catalogue_Digital_20200916.pdf

 

 

[monarch]

^^^ quite ambitious.  not to mention, hyper expensive...

[Montrose1100]

20 minutes ago, Urbannizer said:

Tons of renderings and new information here:

 

https://www.rue-re.com/wp-content/uploads/2020/10/Autry-Park_Catalogue_Digital_20200916.pdf

 

 

So what's the plan for the western portion of the property (west of Martson)? Besides the one white box. I can't quite place it in the renderings. Thanks for the find Urb. Looks groovy.

[Texasota]

This is extremely well thought out. I like the graphic of the different retail spots - it looks like the largest is roughly 20,000 sf, which is exactly the right size for a small or specialty market. Here's hoping - would be a good spot for one. Not what they have listed as a "muse" for the space, but still.

Edited October 30, 2020 by Texasota

[pablog]

Ugh... why do we always get the short end of the stick?! In NYC, these towers would be 200 stories tall! We are getting the Houston treatment again. So bland and monotonous, we never push the envelope. Why can't we ever have nice things? 

 

Now, for real, this is AMAZING! So elegant, classy, luxurious, without being crazy and over the top with unnecessary design features. I think if built like the renders, this development will be timeless.

Edited October 30, 2020 by pablog

[Luminare]

[TheSirDingle]

This is just... WOW! The fact that it's going up right by Regent Square is just insane in itself. Man, Allen Parkway is definitely going to need some type of rapid transit after all of this high density development gets finished.  Can't wait to see how this part of Houston looks after it's finished, hell this might even be part of the Downtown skyline by the time everything finishes. 

The park, buildings, street setup, ground floor interaction, everything about this project is just amazing. When Hanover goes big, they go BIG.

 

Edit Also Collage Time (open in new tab for full quality):

Edited October 31, 2020 by TheSirDingle

[Highrise Tower]

 

[EllenOlenska]

Hey look it's Regent Square. 

[Highrise Tower]

 

 

 

[cityliving]

[hindesky]

[Highrise Tower]

 

 

[Urbannizer]

Never built proposal of Autry Park from 1990:

 

https://www.google.com/url?sa=i&url=https%3A%2F%2Foffcite.rice.edu%2F2010%2F03%2FMoreThanAParkAutry_Stern_Cite29.pdf&psig=AOvVaw30KcuelHq9FGhEq0JIuIvh&ust=1605674997845000&source=images&cd=vfe&ved=0CAkQjhxqFwoTCLjI1L7jiO0CFQAAAAAdAAAAABAD

[zaphod]

^^^^

 

Kind of weird, to be honest.

[monarch]

 

 

 

 

Developers unveil ambitious Buffalo Bayou urban village

Houston-based apartment developer Hanover Co. aims to deliver the initial phase of its most ambitious project yet on a 14-acre parcel along the western edge of Buffalo Bayou Park in fall 2021.

The company, which has developed more than 60,000 apartment units across the U.S. over the last four decades, and financial partner Houston-based Lionstone Investments today unveiled an urban village called Autry Park at the gateway to the River Oaks and Montrose neighborhoods. The project, which pulls from the natural landscape of Buffalo Bayou Park and will serve as an amenity for park goers, will bring apartment buildings, restaurants, shops and retail services to the site.

“We anticipate the desire to live across the street from one of Houston’s most treasured park spaces in the middle of a vibrant retail development adjacent to some of Houston’s best neighborhoods is going to be something greatly desired by renters and retailers,” said David Ott, development partner for Texas at Hanover Co.

 

Autry Park, named for the small city park it surrounds, will consist of five towers totalling 1,450 residential units, 350,000 square feet of office space and 100,000 square feet of retail space and a hospitality component. Phase 1, which broke ground at the end of 2019, will bring two multifamily and retail buildings totaling 750 units and 50,000 square feet of retail space amid a winding network of streets and sidewalks shaded by mature oaks.

 

 

On HoustonChronicle.com: An abundance of apartments slated for small stretch of West Dallas

“What we’re trying to create is really this unique retail experience right on the park that will seamlessly interact with Buffalo Bayou Park,” Ott said.

COVID-19 did not upend the design.

 

“Fortunately, our vision for Autry Park always contemplated ample patio space, a dynamic public park, indoor-outdoor breezeways, and small-footprint retailers and restaurants,” said Tristan Simon, managing partner of Rebees, the project’s retail development partner. “This village-like atmosphere will feel safe and rewarding in the post-pandemic world.”

Austin-based Michael Hsu Office of Architecture is designing the retail space and central park. Houston-based landscape architecture firm OJB is using inspiration of the natural landscape of Buffalo Bayou Parks along the streets and sidewalks of Autry Park.

The developers collaborated with Buffalo Bayou Partnership, the city of Houston and Memorial Heights TIRZ 5 reinvestment zone to improve the city’s infrastructure, including new roads, bike lanes and pedestrian-friendly intersections that will make accessing Buffalo Bayou Park, a linear park stretching from Shepherd Drive to the Port of Houston, safer, according to Ott.

 

On HoustonChronicle.com: Allen Parkway hotel and condo tower breaks ground

 

The property, which was assembled in three purchases from Center for Pursuit, Lighthouse for the Blind and the city of Houston and Harris County, is east of Shepherd between Allen Parkway and West Dallas. New streets will create smaller scale blocks with granite paver streets lined with trees, landscaping and a new urban park at its core, Ott said.

 

Though near the bayou, the project is not in the floodway. The developers are building the code-required 2 feet above the 500 year flood plain, which is approximately 5 feet higher than Harvey water line.

A lighted intersection will go in at Allen Parkway and Buffalo Park Drive, a new street west of Tirrill Street at the primary entry to the development. Improvements at Autry Park will do away with a turning lane and extend the park to the hard corner at Shepherd Drive and Allen Parkway to make it pedestrian friendly, Ott said. A signalized cross walk will be added to provide access to Buffalo Bayou Park across the street.

Ziegler Cooper Architects designed the 21-level Hanover Autry Park, while Design Collective and W Partnership designed the eight-story Hanover Parkview mid-rise also under construction.

 

Monthly rents are expected to range from $2,000 to more than $10,000 for a 3,000-square-foot penthouse, Ott said. Hanover and Lionstone aim to deliver the first apartment units and retail spaces in fall 2021, when they expect the economy is in better shape.

The project is in development at a time when urban neighborhoods such as Montrose, downtown, Washington Avenue and the Heights have been hard hit by the pandemic as renters have opted to buy houses and fled to the suburbs for more space, said Bruce McClenny, president of ApartmentData.com.

Demand is not as strong as supply as nearly 23,000 units were delivered across the Houston market in the last year, well above historic average of 17,000 units, according to ApartmentData.

Rents in Houston were down 1.1 percent in the last 6 months, while rents in Montrose/Museum/Midtown are down 6.1 percent during the period.

 

By the time it opens in 2021, Houston should be in better shape and adding jobs, McClenny said.

[pm91]

holy flurf that looks magical

[Moore713]

This maybe as close to Houston version of Hudson yards are get if it comes thu

[Texasota]

Honestly this is better than Hudson Yards, which turns its back on the city. This improves the street grid and better ties the bayou to W Dallas.

[Twinsanity02]

2 hours ago, Moore713 said:

This maybe as close to Houston version of Hudson yards are get if it comes thu

Minus the "nose" on the high rise

[Twinsanity02]

With all these high rises plus the ones planned for the River Oaks shopping center the population density is certain to dramatically increase. I imagine some serious water main and sewer line works are on the agenda.

Edited November 20, 2020 by Twinsanity02

[Highrise Tower]

 

 

 

 

[cityliving]

View from the Driscoll at River Oaks.

[Urbannizer]

First timber building project proposed for Houston.

 

https://www.costar.com/article/2013059171/timber-office-project-planned-near-houstons-buffalo-bayou

 

[CREguy13]

Full Costar article:

Timber Office Project Planned Near Houston's Buffalo Bayou

Local Partners to Develop Mid-Rise Project at Autry Park

A boutique office project is tentatively set to break ground next year in what could be Houston's first office building constructed of cross-laminated timber. (Local Partners)

By Marissa Luck
CoStar News

November 20, 2020 | 5:09 P.M.

 

Developers behind a 14-acre mixed-use project overlooking Houston's Buffalo Bayou Park are betting on a boutique, sustainable office design to gain a competitive edge to attract tenants in a tough leasing environment.

 

The office project is part of Autry Park, the newly named mixed-use project being developed by Hanover Co. and Lionstone Investments.

 

At full build-out, the project is expected to include 1,400 apartments, 350,000 square feet of office space and 100,000 square feet of retail space near Allen Parkway at the corner of West Dallas Street and the future Buffalo Park Drive.

 

Local Partners is developing the office portion of the project and plans to include two office buildings: one 20-story building built with traditional concrete and one six- or seven-story building built with cross-laminated timber.

 

The mid-rise office building with cross-laminated timber for the floor and ceiling decks in combination with a steel frame is the first publicly proposed cross-laminated timber office project in Houston. Another unrelated timber project, involving apartments, was announced earlier in the city.

 

However, it is "very likely other developers are considering this technology" in the city as the nascent building technique gains traction, said Shon Link, managing partner at Local Partners. Link previously worked at the Houston real estate firm Midway before breaking off to form his own development firm two years ago.

 

Cross-laminated timber consists of glued together strips of wood in prefabricated slabs and is touted as a more sustainable building material than steel or concrete. While research into the material's sustainability varies, at least one study published in the Journal of Sustainable Forestry found that using mass wood for buildings and bridges could cut greenhouse gas emissions between 14% and 31%.

 

“We wanted to create a unique experience on the office floors. You can tour plenty of properties that use lay-in ceilings or exposed concrete, but this exposed wood ceiling is something really unique and something really beautiful,” Link said in an interview.

 

The cross-laminated timber building could be between 75,000 square feet and 90,000 square feet, depending on demand. Construction is slated to start in 2021, if a tenant signs on, and the shell of the building could be complete by mid-2022.

 

Link said the team is hoping the unique design as part of a major mixed-use project will make the office building appealing enough to compete in a tough leasing environment.

 

“I think the amenities and the connection to Buffalo Bayou Park is just a very special opportunity,” Link said.

 

While a couple of developers in Austin and San Antonio have used cross-laminated timber for office projects, the material is still rare in Texas and nationwide. That could help it stand out in Houston, the fourth-largest U.S. city by population, which has one of the highest office vacancy rates in the country that has been made worse by the pandemic and energy downturn.

 

"Given the overhang in office supply in Houston, this shows that developers are trying to gain a competitive edge to attract tenants," said Justin Boyar, CoStar's Houston director of market analytics.

 

The proposed Houston office building would follow the lead of a few other timber structures around the state. Earlier this year, Hixon Properties completed construction on a cross-laminated timber office project in San Antonio called The Soto.

 

The Soto, located at 711 Broadway St., is believed to be the first office project in Texas that used mass timber not only for the floors and ceilings but for all the beams, columns and everything structural above the concrete podium, said Andrew Herdeg, partner with Lake Flato, the architecture firm who designed the project.

 

While there are more mass timber projects in the Pacific Northwest, Herdbeg said the fairly rare building material is starting to crop up in more projects in the East and the South as the technology advances.

 

The architecture firm now has seven office projects either in construction or in design using mass timber across Texas, Colorado and Pennsylvania, he said.

 

Lake Flato also worked on the first mass-timber boutique hotel in Texas, the Hotel Magdelena, which recently completed construction in Austin’s South Congress neighborhood and used dowel laminated timber — a slightly different technology than cross laminated timber — he said.

 

The firm also designed the 39,000-square-foot Sarah Campbell Blaffer Foundation Center for Conservation for the Museum of Fine Arts’ in Houston that used dowel-laminated timber for the ceiling and opened in 2018.

 

“Mass timber is relatively unusual still. I think the technology has really advanced so that it is quite cost competitive now, if you know how to design within the system. It’s just a matter of education and priorities. Some clients would rather have a steel or concrete building for other reasons, but if you’re interested in an interior environment that is warm and tactile, if you’re interested in driving down your carbon footprint, if you’re interested in substantiality in general , it’s quite cost competitive and creates a wonderful environment in which to work,” Herdbeg said.

 

Elsewhere in Texas, Endeavor Real Estate and Pegalo Properties used cross-laminated timber in an East Austin project at 901 E. Sixth, which sold for a premium to Clarion Partners last year. Like the Autry Park project in Houston, the Austin project also used cross-laminated timber for floor and ceiling decks with steel framing.

 

Lionstone Investments was an equity partner in the 901 E. 6th project and saw first-hand how using the unique building material could attract tenants and buyer interest, Link noted. As a codeveloper of Autry Park, Lionstone Investments is also involved with the office portion of the project.

 

Houston has had at least one other significant cross-laminated timber project proposed but it is an apartment project, not office. Rice University is planning a five-story student housing tower out of cross-laminated timber in a project expected to break ground in May or June, a Rice University spokesman said in an email.

 

Houston-based developer Hines, which has developed several timber office buildings around the country, has hinted it was interested in building a timber office project in Houston but solidified plans have not been revealed.

A newly unveiled rendering of Autry Park, the 14-acre mixed use development by Hanover and Lionstone where Local Partners is building its new office project. (Hanover)

 

Beyond the boutique office building, the Autry Park development is planned to include a larger 20-story, 275,000-square-foot office building featuring views of Memorial Park and downtown Houston.

 

The larger office tower's use of traditional concrete building materials is because it incorporates a parking structure, Link said. He expects leasing on the larger office tower to take longer than the mid-rise.

 

“For the most part, those [big] tenants are being strategic and any kind of movement has slowed down. There are some that need to make a move but not as many. They are going to be strategic, but they’re probably going to start coming back into the market in early 2021,” Link said.

 

Local Partners plans to wait to have one or two office tenants committed to the project before it breaks ground on either building, Link said. Right now, Local Partners is doing direct outreach and marketing for tenants but expects to hire an undisclosed brokerage to assist with leasing in the future.

 

There are several high-rises proposed or underway near the emerging submarket that stretches along Allen Parkway near Buffalo Bayou Park.

 

DC Partners is planning additional office high-rises directly across from the park at its 6-acre mixed-use project where condominium and retail buildings are currently under construction. Radom Capital is redeveloping the historic Star Engraving Co. building, where technology company Thrasio leased about 17,000 square feet as part of its headquarters relocation from the Boston area to Houston, a spokeswoman told CoStar News in an email.

For the record

 

The Autry Park office design team includes Munoz+Albin and Kirksey Architecture.

[cityliving]

[hindesky]

[cityliving]