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AMCAL Midtown (2505 Fannin) - 30-Story Affordable Housing High-Rise

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50 minutes ago, j_cuevas713 said:

I'm curious as to how the eliminated parking mins affected this development. In a good way of course. 

 

Just a quick glance at the number of levels of parking suggests not very much, if any affect.

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4 minutes ago, Houston19514 said:

 

Just a quick glance at the number of levels of parking suggests not very much, if any affect.

@j_cuevas713

 

My guess is this plan was in the works before parking mins went away... Although I have no idea IF that will make a dent.

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For stuff like this, parking mins going away would primarily affect the amount of parking allocated to any retail within the building, right? 

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No. I'm not sure what the minimum reqs for residential parking are, but I'm pretty sure they average out to more than one parking spot per apartment.

 

In a building like this, especially at this location, less than one parking spot per apartment starts to make a lot of sense. They could also price the parking separately to incentivize *not* taking a space.

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9 minutes ago, Texasota said:

No. I'm not sure what the minimum reqs for residential parking are, but I'm pretty sure they average out to more than one parking spot per apartment.

 

In a building like this, especially at this location, less than one parking spot per apartment starts to make a lot of sense. They could also price the parking separately to incentivize *not* taking a space.

 

1.250 parking spaces for each efficiency dwelling unit

1.333 parking spaces for each one-bedroom dwelling unit

1.666 parking spaces for each two-bedroom dwelling unit

2.0 parking spaces for each dwelling unit with 3 or more bedrooms

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6 hours ago, j_cuevas713 said:

I'm curious as to how the eliminated parking mins affected this development. In a good way of course. 

 

If I'm not mistaken, most of Midtown north of McGowen was already exempted from parking minimums. That change had no effect on this project.

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3 hours ago, Texasota said:

In a building like this, especially at this location, less than one parking spot per apartment starts to make a lot of sense. They could also price the parking separately to incentivize *not* taking a space.

The issue with parking pricing is that, where a residential landlord issues a parking permit, the term of the permit must extend through the term of the lease after this past legislative session’s amendments to the Texas Property Code (Tex. Prop. Code 92.0132)

 

From a compliance standpoint, this makes tying a parking spot to a unit the easier way to avoid running afoul of the statute if a landlord is going to provide parking to tenants.

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1 hour ago, houstontexasjack said:

The issue with parking pricing is that, where a residential landlord issues a parking permit, the term of the permit must extend through the term of the lease after this past legislative session’s amendments to the Texas Property Code (Tex. Prop. Code 92.0132)

 

From a compliance standpoint, this makes tying a parking spot to a unit the easier way to avoid running afoul of the statute if a landlord is going to provide parking to tenants.

 

14 minutes ago, Texasota said:

I was not aware of that particular instance of the state preempting local control. How unhelpful.

 

Requiring a landlord to guarantee a parking space when they provide a parking permit seems like an enhancement of a tenant's rights and would seem to be a no-brainer. If you say I get to park in the garage, there had better be a spot for me.

 

However, if the parking space was an add-on to the lease (which is what I believe Texasota was referring to - discount for not having a car) it wouldn't cause a conflict with the statute mentioned.

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1 hour ago, phillip_white said:

 

 

Requiring a landlord to guarantee a parking space when they provide a parking permit seems like an enhancement of a tenant's rights and would seem to be a no-brainer. If you say I get to park in the garage, there had better be a spot for me.

 

However, if the parking space was an add-on to the lease (which is what I believe Texasota was referring to - discount for not having a car) it wouldn't cause a conflict with the statute mentioned.

Oh, I agree it’s an effort to enhance tenant’s rights. However, as written, the statute makes no references to “add-ons”—the idea being that parking is not to be separately negotiated. 

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1 hour ago, houstontexasjack said:

Oh, I agree it’s an effort to enhance tenant’s rights. However, as written, the statute makes no references to “add-ons”—the idea being that parking is not to be separately negotiated. 

 

After reviewing the wording (https://casetext.com/statute/texas-codes/property-code/title-8-landlord-and-tenant/chapter-92-residential-tenancies/subchapter-a-general-provisions/section-920132-effective-112020-term-of-parking-permit), it makes no mention of anything other than: if the landlord issues a permit, they must honor it. Therefore, if your lease states that it's up to you to find parking (aka street parking) this new change does not apply.

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Holy isssssshhhh I've been traveling and somehow missed the updates here.

 

This is so insane!

 

What a perfect spot for this. I was railing about this area on twitter back in August because there is so little housing here and it's a perfect spot. 

 

I was excited to see some parking lot infill a la something like this with the parking restrictions dropped and was imagining a bunch of those in the area near mongoose vs cobra.

 

These are the cheapest available housing for sale in the area at the time and there is basically nothing within blocks:

 

(Note, the star is MvC)

 

NhMTKqi.png

 

Yes, there are apartments/rentals and that is what this project would be as well, but still, so much opportunity for housing development right here. 

 

Very exciting stuff!

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On 12/29/2019 at 9:15 AM, HoustonIsHome said:

And that is exactly what we need more of in the city's core of Downtown is to keep improving. 

 

I know this is an architecture forum but most conversations delve into urban design/ planning and functionality.

 

Pretty buildings check the architectural aspects but function pleases me more.

 

Yeah we wet or undies fantasizing about supertalls, Mandarin Orientals, Ritz... But to me a beautiful building that adds to the residential population excites me way more.

 

Workers love suburban campuses because there is more parking, the homes near by are newer and usually more affordable. There is usually talk about less traffic... If we want all these vacant lots and decaying buildings to be made into better use we need to change that line of reasoning. But if all the housing is higher priced units like the bulk of new developments popping up around downtown in all directions then what is there for the everyday man? 

 

The corporations are who benefits the most from suburban campuses. The land is far cheaper, building low- mid rises are more feasible on the larger plots and lower buildings are cheaper to build. Plus the cheaper land allows for abundant surface parking which is loads cheaper than garages. So these corporations boost the benefits of the suburban campuses. 

 

A renewal of urban housing stock however increases the critical mass required to attract more grocery options, bars, restaurants, retail...

Business cannot thrive on just the upper earners and occasional visitor to downtown. You can clearly see the difference between before and after 5pm downtown. 

 

We won't be getting the Exxons and other part companies back in downtown but the smaller relocations can breathe new life in downtown. But it starts with bringing the people closer to these jobs. 

 

I miss my easy commute to downtown. Working on the westside is killing my soul. Yes it's newer, lots of parking etc. But the traffic is horrible, the culture is lacking and the outdoor activities are near zero. 

 

To me, the more people who can walk, bike or take a quick bus ride to work means less cars on the street during rush hour= less time looking at the rear of the car in front of me while such in traffic. 

 

So while the flashy ROD developments or the fancy hotels may wet other posters undies, I for one would rather a pleasant looking building like this one that makes it easier to attract the fancy developments. Sometimes we luck out and manage to make the cart before the horse work but we can get there easier if we put the horse first.

 

You put it very well, HoustonIsHome!  I completely agree.

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