The RO: Mixed-Use Development At West Alabama And Buffalo Spdwy.

[YakuzaIce]

By NANCY SARNOFF

Copyright 2004 Houston Chronicle

Prime land up for grabs

A pair of prime parcels of inner-city real estate is about to change hands for the first time in decades.

Apartment developers are in negotiations with the William Dickey estate for six acres of coveted land on Kirby Drive.

Gables Residential and the Hanover Co. are lined up to take control of two tracts on the west side of Kirby just south of Westheimer, according to real estate sources.

Gables is said to be planning an apartment project on four acres that front Kirby, while Hanover is eyeing two acres just west of the Gables site for a high-rise residential tower.

The proposed projects will replace the River Oaks Tennis Club and an adjacent retail center that currently occupy the land.

An official from Gables would not comment. Hanover could not be reached.

The Dickeys, an old-line Houston family that has owned most of the land along Kirby between Westheimer and West Alabama for more than a century, put the property on the block earlier this year.

The family, which has maintained control of much of its land through long-term ground leases, is expected to sell the two acres to Hanover and lease the four acres to Gables.

The Dickeys are also looking to lease about two acres on the east side of Kirby, where the now-defunct Hard Rock Cafe and Anthony's restaurant buildings sit.

About five years after real estate developer William Dickey died, his family decided to relinquish control of nearly eight acres of land on Kirby.

Bids for the property were solicited in May by Wulfe & Co.

Of the more than 20 offers that came in, just a few are left standing, said Kenneth Katz of Wulfe & Co.

"The site will likely be developed as a mixed-use project by one or more developers," is all Katz will say about the deal.

In addition to the land on Kirby, the Dickeys also control long-term ground leases with Whole Foods for its West Alabama supermarket and the Ainbinder Co., which owns the Borders bookstore shopping center across the street.

[westguy]

Bye bye Taco Milagro?

[jt16]

I don't think that's the Taco Milagro shopping center, but the one further south down the street. I think there is a clothing retailer or maybe a tanning salon in there. I can't remember now.

[UrbaNerd]

I hope this is going to be a good development, and nothing crappy like gables Augusta.

[chayves4u]

Hasn't Gables only done mid-rises? I'd rather see something more urban than the other Gables projects I've seen.. unless I'm confusing them for something else.

[ssullivan]

Bye bye Taco Milagro?

Taco Milagro is on the northeast corner of the Westheimer and Kirby intersection. The article states that the land is on the west side of Kirby, just south of Westheimer.

[UrbaNerd]

Gables has some interesting projects in Dallas, so they might be able to do something here.

[bachanon]

ExxonMobil Upstream Research Company Technical Training Center

Project: ExxonMobil Upstream Research Company Technical Training Center, Houston

Client ExxonMobil Upstream Research Company

Architect: PageSoutherlandPage

Contractor: D.E. Harvey

Consultants: Shen Milsom Wilke (av/acoustics); ASA Consulting Engineers (structrual); ARCADIS (civil); The Office of James Burnett (landscape); Sunland Engineering (traffic); HBC/Terracon (soils); Bridges International (roofing); Moisture Technology Corp. (curtain wall)

Photographer: Tim Griffiths

Floor Plan The design of the ExxonMobil Upstream Research Company Technical Training Center, completed in May 2004, blends the old with the new. The two-story 98,000-sf facility responds to the materials and horizontality of the existing Buffalo Speedway campus, but applies a new combination of forms and material relationships. The new building's design becomes more creative as it moves away from its junction with the 1950s-era McKie and Kamrath building, notable for its strips of brick, glass and shading devices. The new facility's facade steps toward the street in a series of layers composed of Central Texas limestone, glass, and brick. Another material - a canted curved metal panel - is introduced to represent ExxonMobil's innovative technology. The facility houses a grand lobby and gallery, classrooms of various sizes, two large areas for breakout sessions, as well as support and office spaces for training staff. The terrazzo floor in the lobby is an abstract pattern representing fluvial systems studied within the training center. Classrooms are equipped for the latest media, and a visualization classroom takes advantage of a large projection screen that can be configured in several ways, including as four sides of a cube. Parking for approximately 458 cars is provided adjacent to the training facility. The project distinguishes itself by covering a wide range of subject matter, from the tactile nature of oil field hardware and geologic material to the virtual world of computer models and simulations. All elements combine to create a training tool which will serve thousands of students annually from around the world who are involved in ExxonMobil's exploration, development, production, and research enterprises.

--Courtney Mahaffey

Link

[Lowbrow]

When 610 north was closed last weekend I rerouted down Buffalo Speedway and I think I was next to this building for about 30 minutes. but it did make me wonder what it was. From my vantage I never saw a sign. I think they did a good job of making the new structure follow the old structures lines.

I was also late for my salsa class. grrr

[westguy]

ExxonMobil has a number of buildings on Buffalo Speedway, and I think none of them are marked with signs. Most are near Richmond.

[Lowbrow]

ExxonMobil has a number of buildings on Buffalo Speedway, and I think none of them are marked with signs. Most are near Richmond.

<{POST_SNAPBACK}>

Yeah, oddly enough Exxon's technology sector was trying to recruit me a few years ago and they kept refering to this campus and I just had no idea what they were talking about because I lived in the area (Buffalo Spdwy and Bissonnet) and had never seen a Exxon sign.

How stealthy the evil empire is...

[The New Juniper]

A friend of mine who works for a prominent Developer in town is looking for land on Kirby. I know, I know, hold back the laughter (who's not looking there, right?). But, these guys are absolute buyers and price is really not an issue. Anybody looking to make a brokerage/finder's fee please post or IM me with any opportunities. Must have frontage on Kirby with a Kirby address.

Thanks.

TNJ

[Houston Retail]

pm me, i have a few prime inner loop develpment sites including two on Kirby

[kzseattle]

There is empty land on the western side of Buffalo Speedway between Westheimer and Richmond. This is prime real estate sitting vacant. Is anything happening down there?

By the way, which part of midtown is seeing most development so far? I drove north on Main Street coming from TMC. The area between TMC and 59 is, of course, nice. However, once I had passed under 59 and entered Midtown, I didnt notice any of the new constructions everyone is talking about. I drove until Alabama, turned east and returned via Fannin since I didnt have much time but just wanted to take a quick look. I did see a new condo building on Fannin, just south of Alabama.

[Subdude]

River Oaks neighborhood group barks up new tree

Allison Wollam

Houston Business Journal

River Oaks residents are hoping a proposal to tighten neighborhood deed restrictions will bear fruit after a construction boom has leveled many historic homes and trees in the ritzy neighborhood.

River Oaks Property Owners Inc. is gearing up to amend the community's deed restrictions by requiring property owners to gain approval from the organization before undertaking any construction project that calls for the removal of trees.

In order for the group to gain that authority, 75 percent of the property owners in River Oaks must approve the new restrictions granting such power to the organization.

Link to full story.

[MontroseNeighborhoodCafe]

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[Lowbrow]

A commentator on NPR yesterday was saying that now is the perfect time for something like soccer to move up into the main stream with the NHL in gridlock.

Thats fine with me. I just hope the NHL recovers or another hockey league rises up.

[houstonsemipro]

Why they just build a brand new stadium like dallas is doing now?

[volvo99]

Very interesting topic.

One must understand that such an experiment in Houston could work, and that besides building a team that will have cross cultural support, there must be a forward thinking stadium plan.

Ideally, a solution along the lines of Home Depot Center in L.A., which consists of a fan-friendly 25 000 seat stadium and a practice field complex. Considering how short Houston is on park space anyway, any addition where fans can not only enjoy a game in an intimate setting, along with fields where youth leagues can flourish would be a welcome addition.

As far as where to build it, does the huge Reliant parking lot have enough space for this? It is on the light rail line and is rather convenient from pretty much all of the city.

[houstonsemipro]

I got a great idea, and volvo you gave it to me. Since Reliant and Astrodome is convenient for people cause of the light rail. Renovate the Astrodome into a soccer stadium, with other amenties that will boost up the Dome on having a franchise MLS team. This will be great.

[volvo99]

Semipro...

I agree, however I believe the current Astrodome is too large. Another issue is to determine if the future soccer stadium would be an enclosable facility like Reliant. I think not, as perhaps it would be too small to be economically feasible.

So ideally; demolish the Astrodome, build a purpose built soccer stadium with training fields (or borrow the Texans facility), and reserve Reliant for future World Cup/ US National/ International prestige matches.

[houstonsemipro]

It is just right. They don't need all those seats in the Dome tare them out. All they need is about 20,000-30,000 seats in there, and have resturants, retail and other amenties. They also can use it not only for soccer, but for high school football and playoffs, even the State Championship. That will bring more money back into the Dome. They also could dig an underground practice field like they did the Toyota Center. It's ways around it. Even they could have a hotel inside for the visiting team, and for people.

And I agree with you Volvo on they could borrow the Texans facility.

[houstonsemipro]

I don't agree with you on not considering an enclosed facility. With this weather we have here in Houston who wouldn't pass up an enclosed facility like the Dome, or Reliant? I wouldn't. Matter in fact, I think every sport stadium in the nation should have an enclosed facility. This will be a great benefit to the MLS league.

[volvo99]

Why the Astrodome won't work...

Soccer regulations demand natural grass. No exceptions. Then, roping off the upper levels of the stadium creates a cavernous, empty feel. It would dwarf any other stadium in the league and destroy any attempt at atmosphere. Any additional work on the Dome would really be unecessary and an expense that the new team could not finance. A hotel? So what happens when there are no teams staying? Hotel occupancy is hovering over 57%, so new rooms in a new hotel sitting in a parking lot with nothing else to do would be a waste. Understand that the leading MLS franchise has an annual player payroll of 3 Million! Roger Clemons alone will make that come mid-June! So not a lot of cash for them to burn before the first match.

[MidtownCoog]

Robertson Stadium would be ideal, but night classes and night games would be tricky. The sight lines are perfect for soccer.

But they have done it before.

They at 35K+ SRO for one of the Mexican soccer matches.

[houstonsemipro]

I agree 27

[houstonsemipro]

Besides, what team wanna play outside in the weather. Rain, thunderstorms you have to cancel the game. In an enclosed facility is perfect. What is the Dome used for today, nothing, just for high school football and that's it. We taxpayers is paying for a useless facility. I say turn it into a soccer facility. These outdoor facilies is played out. The grass all muddy from the rain, and other people using the field messing it up worster. Harris County Houston Sports Authority need to look into the Dome future, instead letting it sit up wasting tax payers money.

[Lowbrow]

euro leagues would laugh at us for canceling a soccer game due to rain.

[skwatra]

it would be sweet if they could use the dome for this, and modify it to work. but i'm assuming attendance levels would be really low. when you got to aeros games mid-season and they're not doing to well, sitting in Toyota with most of the seats empty really takes away from the game. and the operating costs of the dome, they would be losing money going into it...

and i don't think the weather here would be a problem for playing outdoor. the season is from april to october, sure it would be hot, but most days wouldn't be any hotter than dallas, and it usually only rains in the afternoons and clears out in the evenings. no different from east coast florida.

hooligans are key, we may have to import some until we get it right.

[111486]

Well by some of my replies around this forum, you all know I am a sucker for things being dowtown, especially when it fills up the surface lots. If money was not an issue, I would definitely put something near the other sporting venues in dt to make the area complete as a sports district, since they name the other parts of downtown by distict anyway.

[skwatra]

if its feasible, soccer in the dome would be great. anything other than a parking lot would be great, and if its sports even better.

bothers me that the dome wasn't even mentioned as an option in that article, when much of it focused on a lack of location to play.

if reliant's too costly to operate for soccer, wouldn't the dome be in the same boat?

[Montrose1100]

a MLS team would be great, and do wonders for our sports image. What other city can get a NFL and a MLS team in the period of so many years?

[goldenstick]

Houston needs an MLS franchise and a soccer specific stadium. I'd prefer them demolish the Astrodome since it's no longer viable for anything. They could make some type of monument to commemorate it or incorporate the Astrodome into new 22,000 to 25,000 seat soccer stadium. Build the SSS right where the dome sits now! The dome is just a waste of money at this point and time and would cost too much money to renovate. I know the dome has a lot of history behind it but it's just an old building now that Reliant has been built.

http://www.mlsnet.com/MLS/index.jsp

[brijonmang]

I agree, MLS would be great for the city. However, I think the stadium would be better located around downtown...somewhere that has potential but is under-utilized. You know, something like what we did with enron and the toyota center.

[ssullivan]

Yeah let's build another stadium and raise our hotel and rental car taxes even more. Our 17% hotel tax rate is higher than places like New York (13.63% + $2), Boston (12.45%), San Francisco (14.05%), Washington DC (14.5%), and Chicago (14.9%). Our rental car taxes are also among the highest in the nation. Granted the average hotel price in many of these cities is more than it is in Houston, but our tax rate helps close that gap. And I'm sure it's negatively affecting our already suffering convention and hotel business.

I'm all for soccer in Houston, but let's find a way to do it in existing facilities if possible. I'm not sure we can afford a fourth brand new stadium right now with the existing funding mechanisms.

[Trophy Property]

I was in Portugal last summer for the Euro Cup 2004. It was amazing to see the amoung of infrastructure was put in place. The country build 8 or 9 new stadiums for the tournament. Of course these stadiums will continue to be used by the local teams (Lisbon has two teams and built two new stadiums). I was able to see 3 games and It was incredible. I am not even a huge soccer fan, but the atmosphere was incredible. I learned a new appreciation for the sport. I think Houston is ready for a MLS team and I think as long as the tickets are resonable and the venue is easily acceeible then attendance will support a team. The problem is that the team can not play in the Dome or Relaint. Those stadiums are way to big. What the team needs to is a smaller stadium holding no more than 30k. Even the largest stadium in Portugal held right at 50K. Most of the others held between 25 and 40k. I think it is important to have an intimate environement. My first thought is Robertson Stadium until a new stadium could be build. Near downtown would be awesome. Maybe right outside the CBD in an area that needs a little help.

[largeTEXAS]

Great idea, tw2ntyse7en! Best idea yet, by far!

[Trophy Property]

Great idea, tw2ntyse7en! Best idea yet, by far!

<{POST_SNAPBACK}>

I totally agree. I even like it better than the casino idea. It would be cool to geat a hotel room on the upper level and watch a game from your room (with a bunch of friends and drinks. This would be a one of a kind facility.

You better watch out or someont might steal that idea.

[DJ V Lawrence]

27 ROCKS!!! GREAT idea. I'll go a step further: I think they should build a stadium/hotel in the same format as Detroit's Ford Field, Atlanta's Philips Arena, or Skydome. A minimum-42,000 to 47,000 seat facility would do (we'd have the opportunity to have the largest soccer specific stadium in America, since there's enough room for that.) This place would have all suites, press boxes, and hotel rooms on one side of the stadium, and could be used for conventions and concerts, as well as soccer.

This would be the most state-of-the-Art soccer facility in all North America. It would also be a $400 Million stadium project, because $400 million IS the amount that the Astrodome Redevelopment Corp. had promised to revitalize a hotel- primary Astrodome in the first place, right? What'd make it so successful would be the fact that it could be used 24/7 as a hotel, with the soccer partly used for advertisement for the facility. Yes, it'd be costly to play soccer in the dome, but with a steady attendance and a successful hotel, I think the dome could actually PROFIT.

Oh, and 27, I'm ALL for that Rodeo Houston idea. If that happened, they'd REALLY grow into something unprecedented. I nominate 27 to lead the way on it, too. That whole list kicked ass.

[Subdude]

I wonder if MLS is really going to be in expansion mode again as soon as 2007. They were eliminating teams as recently as 2002, right? It probably depends on how the two new teams do. As much as I would love to redo the Dome, isn't MLS holding out for promises of new soccer-specific fields (which is why Salt Lake City picked up an expansion team)? The Astrodome's just too big.

One aspect of 27's comments I violently disagree with: NO museum for the Oilers. Our tax money is still paying for the "improvements" to the Dome that they demanded in order to stay, before they left anyway. We shouldn't be honoring traitors that way!

[DJ V Lawrence]

I wonder if MLS is really going to be in expansion mode again as soon as 2007. They were eliminating teams as recently as 2002, right? It probably depends on how the two new teams do. As much as I would love to redo the Dome, isn't MLS holding out for promises of new soccer-specific fields (which is why Salt Lake City picked up an expansion team)? The Astrodome's just too big.

Yo check it. I agree the Astrodome is too big for MLS, but only if nothing was done to it. If a hotel/stadium deal happened, and the stadium still had more seats available than the average MLS stadium, AND it were state-of-the-art (we gotta stay ahead of the game with our archetecture, yo), then the size would be PERFECT.

All that would have to be done after that is one thing; fan support of the team, and create the largest fanbase for a local soccer team in America (which can be done). Houston loves PLAYING soccer, but watching it could become a sport in itself, which we've seen in almost all the other contries in the world. We Houstonians just have to learn how to enjoy attending games as much as we love to be playing it, and there's NO WAY we would lose money on the hotel/stadium idea.

Oh, and 27 kicks ass.

[DJ V Lawrence]

lol.. I feel like I'm reading a transcript from da' Ali G show!  

<{POST_SNAPBACK}>

Booyakasha!! Me name be DJ V and me come straight from da WestSide of H-town, aaaiigghhttt?! MAD respect to 27 for the intellect! I must agree that I remind me for Ali G, except I'm black...and I'm Texan...and I..um..wear less Fubu. Recognize!

Also, 27 brought up the most valiant point as to why MLS would be successful here in da Bayou City. Diversity. It's what I love about Houston more than almost anything else. Professional soccer WILL be successful here, so long as that organization appeals to all, and not a particular target audience.

I got two questions. One, what's up with this trend going on in MLS with PROFESSIONAL teams signing on long term to play in High School Football stadiums? Dallas, exibit A. I'm not saying it's a bad idea, but I'm trying to understand the strategy they have for making MLS as big an organization as the NFL, MLB, NBA, NHL, and NASA. (hey, they build space ships, you know).

Also, Question Two: No disrespekt to da American Soccer announcers, but where's the excitement of watching the game on t.v.? I LOVE watching spanish stations for the games, 'cause the commentators get into it. GOOOOOOOOOOOLLLL!!!!! Where's our excitement when USA scores? If USA's announcers lose control, soccer has a great chance here. Does anyone agree?

Oh, and Respect to Subdude!!

[HeightsGuy]

The problem with soccer, is that unless you were raised to watch it, the way we (Americans) were raised to watch Baseball, then you'll think its mind-numbingly slow. MLS needs a way to "sell" soccer to us so that we will want to spend money on it.

It's mind-numbingly slow because as a casual observer you have no stake in the action. Get behind a team and watch a few matches and you will see the difference. Unlike most sports popular in the US, a soccer match can be won or lost in a span of just a few minutes. And those few minutes can come at any point in a 3 hour match. Think the final 2 minutes in a tied game of basketball. In soccer, that two minutes lasts three hours. Good luck thinking you can turn away from the action whenever you want to for a beer, bathroom break, cigarette, etc. That's what makes it the World's most popular sport.

[Gary]

Houston needs an MLS franchise and a soccer specific stadium.  I'd prefer them demolish the Astrodome since it's no longer viable for anything.  They could make some type of monument to commemorate it or incorporate the Astrodome into new 22,000 to 25,000 seat soccer stadium. Build the SSS right where the dome sits now! The dome is just a waste of money at this point and time and would cost too much money to renovate.  I know the dome has a lot of history behind it but it's just an old building now that Reliant has been built.

http://www.mlsnet.com/MLS/index.jsp

<{POST_SNAPBACK}>

No dissrespect intended, but why don't we knock down Rigley field whle were at it. Tearing down the Dome for a soccer team would be a travesty. That's some of the problem I've noticed in Houston's architecture, theres no loyalty to past culture.

I've seen some old pics of this city and there was some fantastic stuff 50 and 60 years ago. The Shamrock is a perfect example.

There are plenty of areas to make this work but good night don't knock down the eighth wonder of the world.

[Guest danax]

There are plenty of areas to make this work but good night don't knock down the eighth wonder of the world.

<{POST_SNAPBACK}>

I agree. I can't be that big of a deal to convert it into a great soccer stadium, considering how much a new one would cost. The problem is most likely more due to lack of interest than money. To most people, the Astrodome is just a tired old relic. People get excited about NEW, whereas the enjoyment one gets from something with a little history is more subtle.

It's a great spot too with rail already right there, although I think that if they want to be forward thinking in terms of where the immigrant Hispanic population will be in 30 years they should look way outside the loop.

[htownswami]

This may put a damper on Houston's hope for an MLS in the near franchis. It appears San Antonio has an inside track for getting a franchise next year. Im sure Texas can support three teams but I would think it amy be a while..

http://sports.yahoo.com/mls/news?slug=mlss...ov=st&type=lgns

[DJ V Lawrence]

This may put a damper on Houston's hope for an MLS in the near franchis. It appears San Antonio has an inside track for getting a franchise next year. Im sure Texas can support three teams but I would think it amy be a while..

http://sports.yahoo.com/mls/news?slug=mlss...ov=st&type=lgns

<{POST_SNAPBACK}>

We can still have an MLS team in the near future if San Antonio had a team in '06, but it just wouldn't be in '06, yo. The only thing Houston doesn't have for a team is a deticated investment group and/or ownership that's willing to build or renovate a stadium for primary soccer purpose. We got the fans, yo. We just need a fan that's a mulit-million dollar fan to exist in Houston.

[tigereye]

We can still have an MLS team in the near future if San Antonio had a team in '06, but it just wouldn't be in '06, yo. The only thing Houston doesn't have for a team is a deticated investment group and/or ownership that's willing to build or renovate a stadium for primary soccer purpose. We got the fans, yo. We just need a fan that's a mulit-million dollar fan to exist in Houston.

<{POST_SNAPBACK}>

First post here......let me give you and other a little heplfull info.

There is an investor who has the ball rolling in Houston, hence all the talk aobut the stadium on the NW side of town.

The investor is Club America of Mexico City.

Much like Chivas and there owner Jorge Vergara, they want in on one specific market. For Vergara, it was LA, and he got what he wanted. For Club America, its Houston becuase its a big market with a huge hispanic base that's close to Mexico, just like LA. They do not want to go to San antonio as they feel the market income per household is to low to aqudately support a franchise.

Hence, San Antonio is in negoations with Tigres, another Mexican club for ownership. There Mayor was recently in Mexico to meet with club officals

And BTW....the only reason why SA is in is becuase they gave the "tax-payer-funded" Alamodome away to the MLS by giving them FREE RENT and all concessions, parking. I'm confused.....Mayor Garza was doing this to have a tenant in the Dome to make money for the city of SA. How is SA gonna make money out of this deal?

And as for Houston's proposed SSS in the NW side of town.....root for it to happen as it will tie into plans to redevlope the old Northwest Mall inot one massive sports and entertainment year round complex.

[Subdude]

It is interesting that both the proposed San Antonio and the new Frisco (for FC Dallas) fields offer futbol training and practice facilities for kids. It's a nice idea to build up interest in the teams.

[N Judah]

So what else will be at the NW Mall site besides a soccer stadium?