X Houston: Residential High-Rise At 5501 La Branch St.

[Big E]

I got to say, I'm okay with the garage if only for the obvious vengeance aspect. Maybe the community will think twice about opposing variances in the future. It never stops a project like this to oppose variances, just makes it taller and more obnoxious.

[X.R.]

On 5/21/2022 at 11:42 AM, houstontexasjack said:

I appreciate the clarification on the technical distinctions.

I think there’s a gap between technical terminology and colloquial terms. I think most of the discussion here is geared toward sheathing rather than a fully enclosed garage that requires mechanical ventilation. To my knowledge, Lyric Garage downtown does not have mechanical ventilation but looks excellent. 

Closer to this site, contrast this garage with the Southmore. I think the upper portions of this building are much more interesting than the residential portion of the Southmore. However, the “fully open” design of this garage detracts from the more interesting elements of the amenity decks (those look really nice and I dig the lighting features) and the upper part of the building above that.

Even closer, contrast it with the Boone Manor project. The garage portion on the Oakdale was going to be only partially sheathed and after some conversations they went ahead and did the whole thing (very neighborly of them, tbh, given the increased costs from supply chain cost increases). In their case, I think the sheathing actually helped the upper portions of the building. That is only 5 stories of garage, however. 

Both Boone and Southmore, Boone to a greater extent in my opinion, did really well with the landscaping, which offset the podium from a pedestrian point of view. To me, that is a practical element we are overlooking, which is that if the landscaping and street design is thoughtful and extensive then it takes a bit off the brutalist nature of the garage. Of course, alot of that is subject to budget moreso than other portions of the building, so we won't know what it'll be like for a while.

Edited May 23, 2022 by X.R.

[Paco Jones]

On 5/21/2022 at 11:34 AM, monarch said:

^^^ @Paco Jones dude, my pal, is there a reason that this particular development went from an initial proposal of (722 units) down to the now proposed (475 units)?  the current overall design does not seem to be enhanced from the original design per the renders/concepts.  therefore, are the units going to be larger per se?  would love to know as well as comprehend the reasoning here on the units if possible... 

I don't know much about the initial proposed design or unit matrix, but I am thinking that the 775 number must have been bedrooms and not total units.  The 475 units has a total of 646 beds, which is 25 units and 34 beds per floor. Using that as a reference, there would need to be an additional 4 floors of residential to get past the 775 bed number.  I will say that the unit sizes average around 500 SF per bedroom.  Hope that helps.

[Houston19514]

2 hours ago, X.R. said:

Even closer, contrast it with the Boone Manor project. The garage portion on the Oakdale was going to be only partially sheathed and after some conversations they went ahead and did the whole thing (very neighborly of them, tbh, given the increased costs from supply chain cost increases). In their case, I think the sheathing actually helped the upper portions of the building. That is only 5 stories of garage, however. 

Both Boone and Southmore, Boone to a greater extent in my opinion, did really well with the landscaping, which offset the podium from a pedestrian point of view. To me, that is a practical element we are overlooking, which is that if the landscaping and street design is thoughtful and extensive then it takes a bit off the brutalist nature of the garage. Of course, alot of that is subject to budget moreso than other portions of the building, so we won't know what it'll be like for a while.

Well said, but there is more to be considered than just the street level.  We also should consider what it looks like from the neighboring buildings. Townhouses across the street (existing and future/potential). Perhaps a potential condo building across the street.  I know I would not purchase a residence across the street from a completely open/unscreened parking garage as rendered here, no matter how well the landscaping is done.

[hindesky]

Talked with a food truck vendor selling the crew food. He said all the other trucks were jealous of him cause he knew where all the construction projects are since he uses the web site SkyRise Cities. I told he could probably find more projects if he used HAIF. He googled it and said he would check it out. I showed him the rendering of this and pointed out some other projects in the area.  He said he was told they were going to break up the concrete in the old parking lot next week according to the superintendent. 

 

 

Edited May 26, 2022 by hindesky

[hindesky]

Tower crane FAA Obstruction.

[hindesky]

They haven't done anything since I was here 3 weeks ago.

[HNathoo]

8 hours ago, hindesky said:

They haven't done anything since I was here 3 weeks ago.

That’s a lot of expensive equipment to leave just sitting around. 

[houstontexasjack]

Construction Fencing going up today:

[hindesky]

Still no work going on but they took a lane and parking away with the new barriers.

[hindesky]

Still no work being done but I noticed this "drop hammer concrete breaker" on site.

It looks like this example.

Edited July 3, 2022 by hindesky

[houstontexasjack]

Not my best photographic work, but there were workers on site ripping out the concrete in the parking lot and removing some trees today:

 

[hindesky]

Trees cut down on Crawford St. and Calumet St. Tearing up and removing the concrete parking lot.

[houstontexasjack]

Looks like the site is more or less cleared. One tree along La Branch was preserved:

[monarch]

 

^^^ i am really excited about this prospective X-HOUSTON development.  when all is hereby said and done, this is going to become one of the coolest developments in houston.  not to mention, the burgeoning neighborhood that it shall reside in is going to prosper as well.  H-TOWN is definitely on the verge...

[hindesky]

They've started digging down.

[hindesky]

 Talked with a Hoar worker who said the power line will be coming down on Calumet St. and the Liebherr tower crane will be located on the property about where the electrical pole is. Unloading rebar.

[hindesky]

[X.R.]

@hindeskyPower line coming down and getting buried, or its just going to get re-routed? I know centerpoint told Boone Manor a crazy number to bury the power lines.

I have two commercial/residential real estate buddies who are still...skeptical that this is happening. Its very weird. I'm like, yo its gonna be 40-something floors high and both go on rants about the Caydon project and the Travis' profitability. 

[hindesky]

Worker told me re-routed to Crawford St.

2 minutes ago, X.R. said:

@hindeskyPower line coming down and getting buried, or its just going to get re-routed? I know centerpoint told Boone Manor a crazy number to bury the power lines.

I have two commercial/residential real estate buddies who are still...skeptical that this is happening. Its very weird. I'm like, yo its gonna be 40-something floors high and both go on rants about the Caydon project and the Travis' profitability. 

 

[Urbannizer]

I’m glad this one is getting out of the ground. Not the best exterior design but interesting concept for the amenity spaces.

[Amlaham]

What are the chances the garage will be painted/ redesigned/ covered 😅 

[houstontexasjack]

21 minutes ago, Amlaham said:

What are the chances the garage will be painted/ redesigned/ covered 😅 

Hoping this will go the way of Boone Manor, which as @X.R. pointed out, added garage coverings after the original design was released. 

[hindesky]

[hindesky]

Small crew working today.

[HoustonMidtown]

 

[004n063]

Good chaos.

[monarch]

^^^ i have REALLY been awaiting this awesome development to begin.  IMO, this particular project is going to not only change this very quiet and somewhat stoic area, but add a very significant modern eclectic spark and rejuvenation to the overall MUSEUM DISTRICT.  X MARKS THE SPOT! 

Edited July 28, 2022 by monarch

[004n063]

3 hours ago, monarch said:

^^^ i have REALLY been awaiting this awesome development to begin.  IMO, this particular project is going to not only change this very quiet and somewhat stoic area, but add a very significant modern eclectic spark and rejuvenation to the overall MUSEUM DISTRICT.  X MARKS THE SPOT! 

I really like the "natural" progression of densities in this area. 

[hindesky]

[AFriendlyNeighbor]

How does this building’s approximate dimensions compare to the nearby Boone Manor? Is it a smaller foot print but taller? Twice the height?

[hindesky]

6 hours ago, AFriendlyNeighbor said:

How does this building’s approximate dimensions compare to the nearby Boone Manor? Is it a smaller foot print but taller? Twice the height?

Boone Manor took up the whole block, X is about 1/3 of the block.

[hindesky]

[Tim F]

On 7/28/2022 at 4:24 AM, monarch said:

^^^ i have REALLY been awaiting this awesome development to begin.  IMO, this particular project is going to not only change this very quiet and somewhat stoic area, but add a very significant modern eclectic spark and rejuvenation to the overall MUSEUM DISTRICT.  X MARKS THE SPOT! 

You clearly don't live in the neighborhood.  The Boone Manor development was a nightmare, damaging houses, creating truck traffic at 5am on weekend mornings, and filling yards with trash for two years.  This project is going to destroy Lucille's, add 1,000+ daily car trips on roads that simply aren't designed to handle it, and finish off this part of the museum district as a nice place to live.  Yes, it looks damn cool, but it has no business being in this part of town.  

[phillip_white]

NIMBY alert!

[monarch]

3 hours ago, Tim F said:

You clearly don't live in the neighborhood.  The Boone Manor development was a nightmare, damaging houses, creating truck traffic at 5am on weekend mornings, and filling yards with trash for two years.  This project is going to destroy Lucille's, add 1,000+ daily car trips on roads that simply aren't designed to handle it, and finish off this part of the museum district as a nice place to live.  Yes, it looks damn cool, but it has no business being in this part of town.  

"1,000+ daily car trips"  well, damn... this already sounds like progress to me...

[Montrose1100]

3 hours ago, Tim F said:

You clearly don't live in the neighborhood.  The Boone Manor development was a nightmare, damaging houses, creating truck traffic at 5am on weekend mornings, and filling yards with trash for two years.  This project is going to destroy Lucille's, add 1,000+ daily car trips on roads that simply aren't designed to handle it, and finish off this part of the museum district as a nice place to live.  Yes, it looks damn cool, but it has no business being in this part of town.  

Literally belongs in that part of town. It's a grid, close access to the park and alternative transport from cars. 

[kennyc05]

Build baby build 💪🏾😏

[X.R.]

5 hours ago, Tim F said:

You clearly don't live in the neighborhood.  The Boone Manor development was a nightmare, damaging houses, creating truck traffic at 5am on weekend mornings, and filling yards with trash for two years.  This project is going to destroy Lucille's, add 1,000+ daily car trips on roads that simply aren't designed to handle it, and finish off this part of the museum district as a nice place to live.  Yes, it looks damn cool, but it has no business being in this part of town.  

The above responses aside, I live in neighborhood, and yeah the noise sucked, the dust from the construction sucked, the damage to our grass sucked, centerpoint messing up our power sucked, etc. But now, I haven't noticed an increase in cars, noise, or really anything that I was told comes with a development like this. To the point that I'm somewhat worried about Boone Manor's lease rate. I have noticed, when its not hotter than hell outside, are more neighborhood walkers in the area, more people with small dogs holding full stem wine glasses (I know that typically means gentrification but what do you call it for an area like Museum District?), large sidewalks, light at night when I'm walking my dog, etc. It's gonna suck for Lucile's but they'll be fine. They made it through Covid. And with a bunch more people across the street, they may be busier than ever.

I loved old lady Boone but cmon, at the hostel on that property they had like two rando fires in the middle of the night within 6 months, it was very dark, and people were coming and going all times of night. 

Edited August 2, 2022 by X.R.

[HNathoo]

 

4 hours ago, Tim F said:

You clearly don't live in the neighborhood.  The Boone Manor development was a nightmare, damaging houses, creating truck traffic at 5am on weekend mornings, and filling yards with trash for two years.  This project is going to destroy Lucille's, add 1,000+ daily car trips on roads that simply aren't designed to handle it, and finish off this part of the museum district as a nice place to live.  Yes, it looks damn cool, but it has no business being in this part of town.  

The construction will be tough on Lucille's, but if they can get through the short-term, they'll be in a much better place long term. Having 600 customers across the street should boost their business (and other restaurants in the area).

This neighborhood is almost entirely comprised of townhomes built in the last 10 years - always a head scratcher when the neighborhood complains about density and gentrification. In regards to traffic, you literally live in the museum district - the next block over is the Children's Museum. This neighborhood is a destination.

 

 

[hindesky]

Tower crane base is being set in concrete. Linemen are removing the power lines on Calumet St.

Edited August 4, 2022 by hindesky

[hindesky]

[hindesky]

[hindesky]

[houstontexasjack]

Tower crane assembly today:

And perspective over the Children’s Museum:

 

 

[hindesky]

[004n063]

12 hours ago, hindesky said:

I would really like to see a project go up with marketing in the vein of Very Good Building Company, from Parks and Rec.

Something like "This will be a good building. Many people will live here. Some people will work here. Some people will buy things here. There will be a pool for swimming."

[hindesky]

[hindesky]

[hindesky]