Warehouse District: Mixed-Use By Urban Genesis

[H-Town Man]

And here, by the way, is what the above building looked like before it was renovated. Wouldn't have stood a snowflake's chance in hell if it had been in Houston.

[j_cuevas713]

What's crazy is that two Urban Genesis reps said they would use the bricks from the building to rebuild the facade. This was from a face to face meeting like 2 weeks ago. 

[astrohip]

In the interest of full disclosure, I'm not a renovation expert. I don't know what can and can't be saved. I'm sure for the right price, this building could have been rehabbed. It's clear Urban Genesis either didn't want to spend the money, or didn't want an older (rehabbed) building.

Part of the reason we moved in 1994 was the state of the structure. The brick section, that had wood beam floors, was rotting (similar but worse to that pic directly above), and we were having to be careful what we stored where. Heavy loads had to be kept in the concrete sections (middle & back), not the front. And we no longer used the upstairs for anything except light duty (like the doors we were finishing). And in the middle sections, there were significant leaks, sections of roofing rotting/rusting, seriously aging mechanicals, etc etc.

So from a warehousing POV, it was untenable. To fix would have cost hundreds of thousands. For less money, I bought a rock-solid building out near Gulfgate Mall, about the same size (105,000 sqft). Our buyer (Corp Outfitters) was at the time a "barely scrapin' by" used office furniture company. The building was two or three times the size of what they needed, but the price was perfect for them (I had to darn near give it away to unload it). They had no intention of using the crappy sections, so it worked perfect for them. Plus their product was lightweight, I was moving building materials that weighed a lot, and needed a better built bldg.

Could someone have fixed it up? I don't know, that's not my area of expertise. I'm sure for the money, anyone can do anything. But UG didn't seem to value it (sadly, IMHO). I'm somewhat surprised they didn't try to save *any* part of it, at least some brick walls. But again, I'm not a rehab guy, so I don't know what went into their final decision.

Sorry to have rambled on, just wanted to share some personal insight.

[j_cuevas713]

What prevents developers in cities like NY or Chicago from tearing down older buildings? Is there something in our ordinance’s? 

[Ross]

1 hour ago, j_cuevas713 said:

What prevents developers in cities like NY or Chicago from tearing down older buildings? Is there something in our ordinance’s? 

Those cities have ordinances that prevent property owners from making the best use of their properties by disallowing demolition. Houston generally allows property owners to do whatever meets their needs, except in the areas where overbearing ordinances force people to sell their property if their circumstances change and they can't update a property without going outside the guidelines set by the unelected Historic Commission.(I could be far more snarky about that, but it would take more effort than I want to spend right now)

Having said that, I am always happy when someone finds a way to rehab a building rather than demolishing. I am not going to run around chanting "Tear It Down". However, I am a strong supporter of property rights, and allowing owners to use their property in the manner they see fit, within life safety and anti-nuisance guidelines.

[jmitch94]

12 hours ago, j_cuevas713 said:

What's crazy is that two Urban Genesis reps said they would use the bricks from the building to rebuild the facade. This was from a face to face meeting like 2 weeks ago. 

Business lie, like a lot, like constantly.

[hindesky]

[Two]

On 5/23/2021 at 11:12 PM, sapo2367 said:

Thoughts?

Some people should move to a west Texas ghost town. Very historical. Nothing ever changes. Cities are living things, what sticks around and whats built are reflections of what we value. Even if it's a massive MATTRESS sign. People like sleeping in comfort. This is someone who wants to dictate to the rest of us what we should be valuing and is throwing a fit that we don't share their history hording disorder.

Just like that stupid river oaks theater, you had people out there making fools of themselves irrationally decrying that this place had so much value to them. But as soon as you spent more than a couple moments drilling into that you found how entirely vacuous their stances are.

... So you went like once or twice in the last decade and you feel nostalgic? Basically.

And for that we should all have to pay into your nostalgia tax to a parent corp who very well could have but opted to not pay the rent on the property that put them in violation of their lease contract? And further you'd want us to supersede the right of the actual land owner and steal their property from them. All so you can feel better about a place you never paid enough attention to so it died. No. Ridiculous.

The argument for a decrepit old warehouse no one cared enough about is even dumber.

Historic preservation often go way over board about places and things there's zero behavioral alignment in showing they really cared about it much less anyone else who doesn't share their history hording disease, in all but passing fancy, they are the senescent cells of urban development. But they want use all to pay the price for keeping things the same and the opportunity costs of business moving back in and moving forward. No thanks. Build whatever or keep whatever you think you can make successful.

[j_cuevas713]

7 hours ago, Two said:

Some people should move to a west Texas ghost town. Very historical. Nothing ever changes. Cities are living things, what sticks around and whats built are reflections of what we value. Even if it's a massive MATTRESS sign. People like sleeping in comfort. This is someone who wants to dictate to the rest of us what we should be valuing and is throwing a fit that we don't share their history hording disorder.

Just like that stupid river oaks theater, you had people out there making fools of themselves irrationally decrying that this place had so much value to them. But as soon as you spent more than a couple moments drilling into that you found how entirely vacuous their stances are.

... So you went like once or twice in the last decade and you feel nostalgic? Basically.

And for that we should all have to pay into your nostalgia tax to a parent corp who very well could have but opted to not pay the rent on the property that put them in violation of their lease contract? And further you'd want us to supersede the right of the actual land owner and steal their property from them. All so you can feel better about a place you never paid enough attention to so it died. No. Ridiculous.

The argument for a decrepit old warehouse no one cared enough about is even dumber.

Historic preservation often go way over board about places and things there's zero behavioral alignment in showing they really cared about it much less anyone else who doesn't share their history hording disease, in all but passing fancy, they are the senescent cells of urban development. But they want use all to pay the price for keeping things the same and the opportunity costs of business moving back in and moving forward. No thanks. Build whatever or keep whatever you think you can make successful.

Ok lol

[jmitch94]

I think most people here are upset with the fact that buildings are just not built like they used to be with more ornate decoration and sturdier and more costly materials. I don't see many fully brick and masonry façade buildings being built here in Houston. On top of that there are literally hundreds of empty grass fields in the core of the city, with ten times that number in asphalt surface parking lots and a hundred times that in shitty decaying strip centers.

Also I don't understand why some people demand that a building needs to be of exceptional historic and personal significance in order for it to be restored. 

Keeping these buildings keeps some character in the city. All the new apartment complexes look the same and get very tedious. I once heard a description of driving around Houston is like those old cartoon chase scenes where the background keeping repeating over and over. 

[Montrose1100]

17 hours ago, Two said:

Some people should move to a west Texas ghost town. Very historical. Nothing ever changes. Cities are living things, what sticks around and whats built are reflections of what we value. Even if it's a massive MATTRESS sign. People like sleeping in comfort. This is someone who wants to dictate to the rest of us what we should be valuing and is throwing a fit that we don't share their history hording disorder.

Just like that stupid river oaks theater, you had people out there making fools of themselves irrationally decrying that this place had so much value to them. But as soon as you spent more than a couple moments drilling into that you found how entirely vacuous their stances are.

... So you went like once or twice in the last decade and you feel nostalgic? Basically.

And for that we should all have to pay into your nostalgia tax to a parent corp who very well could have but opted to not pay the rent on the property that put them in violation of their lease contract? And further you'd want us to supersede the right of the actual land owner and steal their property from them. All so you can feel better about a place you never paid enough attention to so it died. No. Ridiculous.

The argument for a decrepit old warehouse no one cared enough about is even dumber.

Historic preservation often go way over board about places and things there's zero behavioral alignment in showing they really cared about it much less anyone else who doesn't share their history hording disease, in all but passing fancy, they are the senescent cells of urban development. But they want use all to pay the price for keeping things the same and the opportunity costs of business moving back in and moving forward. No thanks. Build whatever or keep whatever you think you can make successful.

Look, in the grand scheme of things, nothing really matters, absolutely nothing.

Including your counter opinion on historical buildings (Jk). 

What would we have if Downtown was all tower in the park style skyscrapers? No bars, no restaurants, just towers and tunnels? Wells Fargo & 1 Shell Plazas on every block. Destroying attractive buildings does not equal a good City. I can certainly agree the outcry for the specs strip center on Westheimer was a bit ridiculous. This Warehouse isn't particularly a beautiful gem, but the brick and façade give it character & charm. In a city as soulless as Houston, can you blame people for wanting to hold onto places that aren't a stucco palace?

We all understand Capitalism. We all live with it, and we are all apart of it. However, letting developers do whatever they want for the dollar is not the way to go. In some cases, yes, build your Randal Davis/Destin Florida condo tower on the strip center. For the most part we need to keep these developments in check because without regulation we get exploitation. 

[hindesky]

[H-Town Man]

It's funny... I don't think anyone on this thread argued that Urban Genesis shouldn't have been allowed to tear down this building.

[astrohip]

Went by Tuesday, about the same stage as @hindesky posted above. The water hole has dried up, and every day a little more debris is hauled off. The lead excavator (my new buddy 😁) told me they have about 2 weeks left to scrape it clean, before they move on.

It's amazing how good the view of downtown Houston is from here.

[sapo2367]

I'm always impressed with the downtown views from this area or the East River development :)

[Paco Jones]

Project:

Warehouse District

 

Address:

850 McKee

Houston, TX 77002

 

Architect:

W Partnership - Wallace • Wilson Architects

 

Information:

4-Story multi-family with parking at level 1.  Total residential space is 28,840 SF with 31 units.  Outdoor amenity decks at level 2 and 4.  6 unit terraces at level 2 and 3 unit balconies at level 4.  The building exterior is comprised of masonry and fiber cement siding.

 

 

Project:

Warehouse District

 

Address:

813 McKee

Houston, TX 77002

 

Architect:

W Partnership - Wallace • Wilson Architects

 

Information:

5-Story multi-family with parking at level 1.  Total residential space is 244,314 SF with 273 units (all 1-bedroom).  Outdoor amenity deck at level 2.  Lobby and Coffee Room at level 1.  11,500 SF courtyard terrace and separate outdoor kitchen and fitness area (4,000 SF) at level 2.  The building exterior is comprised of masonry and fiber cement siding with a small amount of metal panels.  There will also be a total of 11 art walls at the North and West side of the building (20' high).

 

 

 

[JBTX]

No more random streetcars, I see.

[astrohip]

I'm confused (not an unusual state of mind for me 🙃). I thought this was a "mixed use" project--residences, restaurants, light retail, common dining areas, yada yada. Now it's just another apt complex? Or two complexes?

Excuse me... with "art walls".

[Texasota]

yeah this has really taken a nosedive in ambition and quality.

[hindesky]

They own at least 8 more lots in the area.

[Texasota]

Hopefully they don't turn out like 850 McKee at least. Filled with confidence in these people I am not.

[j_cuevas713]

 

4 hours ago, Texasota said:

Hopefully they don't turn out like 850 McKee at least. Filled with confidence in these people I am not.

This is actually not bad. They’re pumping a lot of people in to this area which is what it needs to grow and thrive. It’s been stagnant for far too long. My only hope is that the core buildings in the district remain. Most of them are occupied. 

[Texasota]

^{It's ok. But in this neighborhood, that's disappointing! More people is absolutely good, but each mediocre building that goes up is a missed opportunity to do something really special. This is fine, but it aint special.}

Edited June 11, 2021 by Texasota

[hindesky]

[toxtethogrady]

On 6/11/2021 at 9:33 AM, Texasota said:

yeah this has really taken a nosedive in ambition and quality.

Damned if 850 doesn't look like an elementary school from HISD circa 1974... 

[hindesky]

Looks like work has stoped because of some issue with the track hoe, welder was on site doing repairs.

[hindesky]

Don't see much progress on the dirt removal since last week.

[HoustonMidtown]

The warehouse and other building (not sure what it was) across McKee street is now fenced off

 

 

 

[hindesky]

According to HCAD the owner of the bigger warehouse next to the Elysian is "UG Old Hardy" which is Urban Genesis. The owner of the smaller building next to McKee is Fast Equipment Rentals but I suspect that UG will probably buy that too.

[arche_757]

On 5/28/2021 at 10:53 AM, H-Town Man said:

And here, by the way, is what the above building looked like before it was renovated. Wouldn't have stood a snowflake's chance in hell if it had been in Houston.

Not necessarily.  The old Oriental Textile Mill in the Heights was repurposed/renovated, and the condition wasn’t too much different than the structure you’ve posted an image of.  A shame, there are solid restoration architects here in the area (despite what one might think) and it is possible to salvage structures.

 

It just takes a developer who is 100% behind saving as much of the building as possible.  There aren’t too many developers in Houston interested in that, they know it’s easier to demolish a building and start with a clean slate.

 

*EDIT: I beg your pardon*

You are probably correct that the above would not have been renovated in Houston, but there are examples of similar structures being saved and restored locally - even if they are few and far between.  I think the ease with which someone can tear down a building is the issue here in Houston.  We don’t have enough people with money interested in saving properties.  I wonder if that is partly due to how many people have moved here since the ~1970s, and the fact many don’t have historical roots in this area?  At least until recently.

Edited July 3, 2021 by arche_757

[hindesky]

I wonder if this or one of their other plots will have a restaurant, Gin Design Group specializes in retail design. 

https://www.gindesigngroup.com

A new mural has been added to the Black Bodega north wall.

 

[Paco Jones]

On 7/4/2021 at 2:48 PM, hindesky said:

I wonder if this or one of their other plots will have a restaurant, Gin Design Group specializes in retail design. 

https://www.gindesigngroup.com

gin design group is handling the interior design (finishes, hardware, plumbing fixtures, light fixtures, and accessibility equipment) for these projects.

 

Also, no restaurants are planed for 813 and 850 McKee (and nothing in the future that I am aware of).

[JBTX]

As mentioned above, I think Gin is expanding a lot more into general interior design. They did interior design work for Forth at Navigation which, at this time, still does not have any restaurants or other GFR (though the plan is still to have some).

[astrohip]

I went by this week, first time in a while. Doesn't look like any change since @hindeskyposted pics a few weeks back. Demo seems to have come to a stop. No one on site, even the equipment looks to be in the same spot. The site had standing water, it's possible the rain is causing issues?

[j_cuevas713]

Yeah the weather has been ridiculous lately. Prob after all this damn rain things will pick back up. Hell it’s raining as I type this.

Edited July 16, 2021 by j_cuevas713

[hindesky]

The equipment moved across the street and demolished the 1st building.

 

[hindesky]

The 2 warehouses across the street are both gone. A lot more of the dirt is gone at the apartment project.

[hindesky]

[nyc_tex]

How do they call it a warehouse district after destroying all the warehouses? 

[Fortune]

1 hour ago, nyc_tex said:

How do they call it a warehouse district after destroying all the warehouses? 

If it was called "warehouse district" based on the two warehouses torn down how much of a warehouse district was it to begin with?

[hindesky]

I I believe it was a warehouse district in the 40's -70's before it started getting gentrified. Randall Davis was the first to repurpose the Dakota Lofts in '92 which used to be a Bute Paint factory. If I'm not mistaken this was one of his early projects that got his career as a developer started. There was also many rail trunk lines that serviced the warehouses, you can still see some of them on Sterett St. in the middle of the street and along the now demolished warehouse. That is why the warehouses were so high so they could load and unload freight. I'm sure @astrohip probably knows more of the history of the area.

I know people rag on Randall Davis for his taste in architecture but he has done a lot for the Greater Houston/Galveston area to restore old buildings. hindesky.

Randall Davis is often given credit for single-handedly revitalizing downtown Houston. He certainly has changed the landscape of the million-dollar home market and has had a major impact on Houston as the first loft developer in the Bayou City. The Dakota Lofts were the beginning of a series of projects for Davis that included the renovation of the Hogg Palace and Rice Hotel. One of his early projects, the Metropolis, was the first high-rise built in Houston in 12 years. It was followed by Gotham and Renoir and now the Manhattan, a partnership with Gerald Hines in the Galleria area.

http://htexas.com/New/randall-and-heather-davis/

http://www.randalldavis.com/portfolio/single/dakota-lofts

Edited August 15, 2021 by hindesky

[astrohip]

It was the "Warehouse District" long before it was called the Warehouse District. 🙄. Going back at least to the early 1900s or so, companies were building warehouses and manufacturing/fabrication facilities in that area. Proximity to downtown, plus Houston just wasn't that large back then, so you didn't have to go far to be on the outskirts. There were dozens of buildings in that general area north of Buffalo Bayou

Bute Paint was there (as mentioned above by @hindesky), built in 1909, now an RD loft (his first, AFAIK). This building (813 McKee) was originally built by Houston Sash & Door in the 1920s. They had a large wood fabricating facility, plus distribution and offices. They also had an incinerator on site. The foundation of it was still there, although the tower (smoke stack?) was dismantled decades ago. I bought the building in 1977.

Rail access was critical for us, as we would get much of our product that way. There was a rail line on the back side of the building, Sterrett St. We used it until the mid-90s.

[astrohip]

Here is a pic of the backside of the building, Sterrett St. The rail line ran parallel to the back. Those overhead metal doors were where we unloaded. And yes, the high dock is what's known in the warehouse biz as "dock high".

Here is where the incinerator was. This is a Google Maps Street View. It's the blue area on the right. It used to be covered with wood siding, not sure when it was plywooded and painted blue (after my time). The blue area on the left is brick (office). And the brick on the right is warehouse. There's a ramp that leads from the street up to the incinerator, so you could empty the ashes. I'll see if I can find a pic of that...

Yep, here's a pic with the blue plywood removed, showing where it was. It was very common for businesses to have their own incinerator back then.

Edited August 15, 2021 by astrohip

[hindesky]

While riding the Elysian bridge I spotted 2 guys putting up the construction netting around the 2 demoed warehouses next to the bridge. They said this part of the Urban Genesis properties will be a mixed use portion with restaurants, bars and retail. Cardinal Construction will be the GC.

[hindesky]

Urban Genesis added a new rendering to the web site.......and its Houston Warehouse District.

https://urban-genesis.com

 

[j_cuevas713]

15 hours ago, hindesky said:

Urban Genesis added a new rendering to the web site.......and its Houston Warehouse District.

https://urban-genesis.com

 

Wow! 

[Urbannizer]

Phase II

[hindesky]

Construction netting on both sides now and they are adding dirt to the old warehouse site now.

[hindesky]

[hindesky]