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Hanover Buffalo Bayou: Mixed-Use @ 3540 W. Dallas

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The Board of Directors of the American Institute of Architects, Houston passed the following Position Statement at its regular meeting on April 10, 2007.

The statement will be presented to the Mayor and City Council tomorrow, April 17, by AIA Houston member Peter Boudreaux, AIA, of Curry Boudreaux Architects.

AIA Houston

POSITION STATEMENT

April 10, 2007

RE: The Center Serving Persons with Mental Retardation Site Lease / Potential Sale

The American Institute of Architects, Houston does not support the sale and demolition of the buildings of the Center Serving Persons with Mental Retardation located at 3550 West Dallas.

The Center and the City of Houston are in disagreement over the validity of the site lease, where the Center's architecturally significant facilities are located. Invalidation of the lease may result not only in the destruction of the homes of people with intellectual and developmental disabilities but also the demolition of these historically important works of Houston architecture, which anchor a visible site in heart of the city. The current buildings and prominent site comprise first-class urban design and environmentally propitious use of open land, both concepts AIA Houston supports in general.

The Center buildings are important examples of the architectural trend called the New Brutalism. They occupy a significant place in the history of Houston architecture, particularly in the wake of the recent demolition of the Houston Independent School District Headquarters on Richmond Avenue. The New Brutalism was a modernist architectural movement inspired by the work of Le Corbusier that flourished internationally from the 1950s to the 1970s. New Brutalist buildings usually are formed with striking repetitive angular geometries and are often constructed of rough, unadorned poured concrete.

Howard Barnstone and Eugene Aubry designed the Center for the Retarded (1966), as it was originally called. The Cullen Residence Hall (1978) is the work of S.I. Morris & Associates. These architects are significant in Houston's history and these particular buildings are especially important because they represent a high standard of design in service to a community that has been traditionally under served. The buildings are in good condition and will serve their function for a significantly long future. Together Barnstone & Aubry designed several brilliant Houston buildings such as Rothko Chapel (1971); Guinan Hall, Univ. of St. Thomas (1971); Media Center, Rice University (1970); and 3811 Del Monte (1969). Both architects individually are also well-known for their work. S.I. Morris headed a string of firms (including Morris*Aubry), the successor of which is Morris Architects. The full body of Morris work touches almost all of segments of Houston architecture from the Astrodome (1965) to award-winning skyscrapers, to public buildings such as the Central Library (1975) to small houses.

Transactional costs for the Center Serving Persons with Mental Retardation to build a new facility will take away from monies and services that this special needs population urgently requires. The Center for the Retarded, a non-profit organization, invested $7 million (1960's dollars) in the buildings, which probably cannot be recouped (in today's dollars). The $26 million estimated sale price of the land would fund only a portion of the needs for a new facility of comparable size and quality. The cost of comparable new facilities would mirror the inflation rate of the land and construction cost. Loss of this site and its buildings would entail a substantial net loss to the Center and adversely affect its ability to maintain its present level of service.

Therefore, because of the outstanding architectural significance of this campus, the Board of Directors of AIA Houston recommends that the City of Houston renew its lease with the Center Serving Persons with Mental Retardation so that the Center may remain in its current location and continue to provide essential services to the citizens of Harris County.

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looks like the Mayor may be going after yet another facility with a long term lease.

The Center Serving Persons with Mental Retardation isn't the only nonprofit that faces an uncertain future because of a 99-year lease the city now says is invalid.

Next door, the Center for Hearing and Speech shares a building with the Harris County Mental Health and Mental Retardation Authority on city property leased for 99 years in 1965. The building sits on a prime 3-acre tract at the corner of West Dallas and Shepherd.

Renee Davis, executive director of the center that teaches deaf children to speak without using sign language, said she has not been contacted by the city, but she worries that her facility could face the same scrutiny as the neighboring center for the mentally retarded.

Mayor Bill White said he hopes the meetings will produce a fair policy that the city also can apply to other nonprofits such as the Center for Hearing and Speech.

White said he wants to develop a uniform policy to reduce the risk of lawsuits against the city claiming the leases are not valid, which could disrupt the nonprofits' operations.

article

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https://www.bizjournals.com/houston/news/2018/10/11/city-of-houston-harris-county-to-sell-land-near.html

 

Quote

 


An entity associated with Houston-based Hanover Co. is expected to buy an inner-Loop tract of land for a new project.

 

The Houston City Council recently approved a deal to sell about 4.54 acres at 3540 W. Dallas St. to the apartment developer. The property is south of Buffalo Bayou near the small Autry Park and South Shepherd Drive. According to a City Council agenda item, Hanover R.S. Limited Partnership will pay $30.6 million for the land, and the city will split the proceeds evenly with Harris County.

 

 

30317107667_7017622f0d_h.jpg3540WDallas by Darius Fontenette, on Flickr

 

Quote

 

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20 minutes ago, Urbannizer said:

That's a shade under 200,000 square feet of land.  The bulk of Hanover's apartments in Houston are highrises, although I think one of the Rice Village property is a wrap.  I wonder if we'll see a highrise/wrap pairing given the size of this parcel.

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Excellent site, not far from the Light

House for the Blind. The view of 

Downtown is spectacular and

Hanover projects are equally

magnificent. The highrises lining

Buffalo Bayou are creating a 

Houston version of Central Park.

Centrally located in equal distances

from Downtown to the Uptown

District,as well Montrose and the

Heights. Its a winner for Hanover.

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They have been bullish on Houston for a while now, and have quite a portfolio of quality projects to show for their efforts. With multi projects in Uptown, West U., Upper Kirby, and  Montrose.  I hope they eventually get involved in Midtown and downtown. 

I'd like to see them develop a super tall mixed use in downtown.

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Surely this won’t be a wrap at almost $7 mil an acre, right? This is VERY close to my house. I hope it’s something good.

 

I should be able to provide construction pics anytime. If it’s taller than about 7 stories I’ll be able to see it from my couch.

Edited by jgriff
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Here at the site. I’ve never seen so many broken windows. Just has this creepy horror movie feel :ph34r:

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This is now a Buffalo Bayou Park commercial development? 

 

I’m here on the grounds after seeing a Notice of Variance Request on W Dallas.

 

The Center sits on a lot of land. 

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Posted (edited)

There are several different parcels of land and organizations in the area North of West Dallas and West of Tirrel. 3540 West Dallas fronts West Dallas and has been sold to Hanover. The plot at the corner of West Dallas and Shepherd has been sold for a new apartment development also. The plot referenced in the first post on this thread faces Allen Parkway, it is behind the Hanover property. I’ve heard that it was damaged in Harvey and has been for sale but haven’t heard that it has sold. 

 

I havent looked at the variance sign closely but I assumed it was in reference to the Hanover plot. 

 

Edited by jgriff
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4 hours ago, jgriff said:

A variance request sign went up this morning on the site.

 

I’m confused. The same sign is down the street at W Dallas & Shepherd. Same application numbers.

 

What does Buffalo Bayou have to do with this Hanover? Maybe it’ll be callled Hanover Buffalo Bayou?

 

The site address for this is 3540 and The Center’s address is 3550. Guess they’re as one now. This project will be amazing!

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37 minutes ago, jgriff said:

There are several different parcels of land and organizations in the area North of West Dallas and West of Tirrel. 3540 West Dallas fronts West Dallas and has been sold to Hanover. The plot at the corner of West Dallas and Shepherd has been sold for a new apartment development also. The plot referenced in the first post on this thread faces Allen Parkway, it is behind the Hanover property. I’ve heard that it was damaged in Harvey and has been for sale but haven’t heard that it has sold. 

 

I havent looked at the variance sign closely but I assumed it was in reference to the Hanover plot. 

 

 

Thanks!

 

I’ll post a photo of the variance sign so you can know more. After looking myself, it seems like it's for the Hanover Buffalo Bayou project. 

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37 minutes ago, ekdrm2d1 said:

 

I’m confused. The same sign is down the street at W Dallas & Shepherd. Same application numbers.

 

What does Buffalo Bayou have to do with this Hanover? Maybe it’ll be callled Hanover Buffalo Bayou?

 

The site address for this is 3540 and The Center’s address is 3550. Guess they’re as one now. This project will be amazing!

 

Im confused too. The apartments on the corner of West Dallas and Shepherd are supposed to be called Alta West Dallas.  I’m just glad there’s finally some movement on this area.

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Photos from today. Same Notice of Variance Request sign as Hanover W Dallas

 

955Uk8K.jpg

 

The bldgs were old and poorly kept.

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Today. This is/was a United Way and Harris County building? So is the mysterious The Center land.  The Center is a MHMRA/United Way project

 

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The big building with the orange tower was a juvenile detention facility. I’m not sure what the building in front was for. 

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10 minutes ago, jgriff said:

The big building with the orange tower was a juvenile detention facility. I’m not sure what the building in front was for. 

 

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@Urbannizer Shouldn't this be combined with the other thread regarding this? The one with the new high-rise by Hanover? Plus this isn't exactly "Downtown".

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8 hours ago, Luminare said:

@Urbannizer Shouldn't this be combined with the other thread regarding this? The one with the new high-rise by Hanover? Plus this isn't exactly "Downtown".

 

The first post in this thread is about 3550 West Dallas. The other one is about 3540, that one has been purchase by Hanover. They are actually two different sites. One is 4.5 acres and the other is about 6.75 acres. I’m still not 100% certain which site the new variance signs are for. 

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Posted (edited)
2 hours ago, CREguy13 said:

I believe Hanover is also working to acquire the 3550 West Dallas site as well.

Wow, that's news to me! Maybe it should be combined. 

Edited by jgriff

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i believe he meant "assy gases"... hanover is getting into the wastewater treatment game.

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3 hours ago, Angostura said:

More detail in this weeks Planning Commission agenda. 6 buildings, including a hotel (23 stories), office (21 stories) and residential (7 stories w/ GFR). No details on the other 3.

 

Two N-S streets will run through the site, between Dallas and Allen Pkwy.

 

 

Sorry, delete this post...

Edited by jgriff

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4 hours ago, Angostura said:

More detail in this weeks Planning Commission agenda. 6 buildings, including a hotel (23 stories), office (21 stories) and residential (7 stories w/ GFR). No details on the other 3.

 

Two N-S streets will run through the site, between Dallas and Allen Pkwy.

 

 

 

The site is next to Marston Street but I don't see another street there unless they plan on putting one in. This site does not go through to Allen Parkway unless they plan on acquiring more land. This is nothing at all like the Regents site, which reminds us just what a waste it is that the Regents site sits there vacant.

 

This is pretty much obsolete after jgriff's post.

 

Edited by H-Town Man

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4 minutes ago, j_cuevas713 said:

Damn now if Regent Square can get it's act together we could have something really great going on here. 

 

Maybe we can get Hanover + Hines to do a hostile take over of GID...seriously...

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24 minutes ago, jgriff said:

Lots of details in this document.  The entire site is about 13.5 acres. It looks like they've bought everything East of Martson street. They are adding several streets. Martson street and one of the new ones will connect to Allen Parkway. 

 

ftp://edrc.houstontx.gov//2019/2019-02_DraftAgenda.pdf

 

 

Ah, so it looks like The Center is leaving. I hope they got a pretty penny, those people are the salt of the earth. And this project is now rather bigger than anticipated when it was 4.54 acres. Regents Square may have missed their window, they are going to have competitive supply issues if they go forward now.

 

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12 minutes ago, H-Town Man said:

 

Ah, so it looks like The Center is leaving. I hope they got a pretty penny, those people are the salt of the earth. And this project is now rather bigger than anticipated when it was 4.54 acres. Regents Square may have missed their window, they are going to have competitive supply issues if they go forward now.

 

They had serious issues during Harvey. I'm sure Hanover will take the flooding issues into account in the design of the new buildings. On the site plan I believe only Reserve "B" would have flooding issues. I walked the entire area many times during Harvey since I live just a few hundred feet away. 

 

Since Hanover paid about $7 million an acre for the Detention center portion I'm sure The Center got a big price for their site, it was almost 7 acres.  The property taxes on this development are going to be huge. 

 

Here's what The Center had to say about the sale on their blog.

 

Quote

Development by the new property owners on the current West Dallas campus—not including Cullen Residence Hall and the surrounding one acre of land—is slated to begin in 2019. In preparation, The Center will temporarily relocate a portion of our services to ensure uninterrupted client programming during this transitional time. The Center has signed the lease for a short-term location at 9310 Kirby Drive to house all of our day programs until the new permanent location is ready. This includes our Momentum Industries vocational training program, the Adult Activity Center, Young at Heart, Bloom Fitness exercise classes, Cullen Caners, and Gingersnaps Etc. These programs are scheduled to relocate in the first quarter of 2019.

 

https://thecenterhouston.org/with-plans-for-a-new-location-underway-the-center-finds-a-temporary-home-on-kirby-drive/

 

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14 minutes ago, jgriff said:

They had serious issues during Harvey. I'm sure Hanover will take the flooding issues into account in the design of the new buildings. On the site plan I believe only Reserve "B" would have flooding issues. I walked the entire area many times during Harvey since I live just a few hundred feet away. 

 

Since Hanover paid about $7 million an acre for the Detention center portion I'm sure The Center got a big price for their site, it was almost 7 acres.  The property taxes on this development are going to be huge. 

 

Here's what The Center had to say about the sale on their blog.

 

 

https://thecenterhouston.org/with-plans-for-a-new-location-underway-the-center-finds-a-temporary-home-on-kirby-drive/

 

 

Interesting. St. Thomas paid about $5.5 million an acre for the High School for Law Enforcement, which was mostly land value, so that checks out. This is getting in the ballpark of downtown land at $160/SF.

 

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1 hour ago, H-Town Man said:

 

Interesting. St. Thomas paid about $5.5 million an acre for the High School for Law Enforcement, which was mostly land value, so that checks out. This is getting in the ballpark of downtown land at $160/SF.

 

I was surprised at the price paid for the Detention Center site. My lot is appraised at $85/SF. Of course it's not suitable for development due to the size. Is it normal for a commercial size lot like this to be worth double what a residential lot would be? I hope this doesn't push my taxes up. 

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1 hour ago, jgriff said:

I was surprised at the price paid for the Detention Center site. My lot is appraised at $85/SF. Of course it's not suitable for development due to the size. Is it normal for a commercial size lot like this to be worth double what a residential lot would be? I hope this doesn't push my taxes up. 

 

Residential property is typically worth less than commercial, although in Houston due to lack of zoning the differences are blurred. Does your lot have any deed restrictions? Does it front on a major road? Any other development restrictions? Normally smaller properties are worth more per foot, but there is utility in a larger site that a small site doesn't have. There is not much utility below a half acre unless it can be assembled into a larger site.

 

The appraisal district usually appraises residential property pretty accurately because they can look at MLS and see what has been paid for similar properties, but if your residence is on a site that could be commercial, that goes out the window.

 

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