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The New Juniper

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  1. The New Juniper
    I agree. If the goal is a new urbanistic pedestrian-friendly development, go all the way. Don't almost do it. This design is 95% there. Why uglify (new word) it with a typical Houston strip of parking? Glad to see they've been working over at Wulfe, if only on new pretty pictures.
  2. The New Juniper
    Can't tell from the lengthy back and forth if it was ever boiled down or not.... Good Source tells me: Land is the lake and huge parking lot bordered by Post Oak and Richmond. Bought from Hines partnership. Boymelgreen is correct. TONS of money.
  3. The New Juniper
    Developing a Mandarin or Peninsula would cost in the $375 - $400K per key. This means, in rough hotel proforma view, you would have to consistently get a $350 average daily rate to support that cost. Houstonian gets the highest ADR in Houston, and it is in the mid to low $200's. I have little doubt that condos would sell at a high premium atop one of these hotels. They would be great. It is the hotel that doesn't make sense in that equation. That is why W seems to make sense. It is reasonable <- term used loosely, in its cost which stretches the lending community to believing development makes sense. Further, an owner can be found to take on the debt to operate the hotel. And, to boot, the condos get a premium over market. Prediction. W will get built. It will be an out of town developer who believes Houstonians just "don't get it" yet and there is a $300 per night market just waiting to be tapped. Condos will go gangbusters. Hotel will change hands more than 3 times in the first 10 years of operation. Mandarin or Peninsula will not get built here. Wulfe may go with the Ritz, but i can promise you Ed won't be signing that note.
  4. The New Juniper
    It is my opinion that race is not a factor at all when moving into River Oaks. Rather, it is whether or not the surrounding residents deem you "worthy" of living there. I have not ever seen anything like it. Black/white/asian doesn't matter. It is how much money you have, and more importantly, where did you get it? Deed restrictions commonly say "no non-whites", but all have been revised over the years. The fact that the restrictions existed is shameful, but every neighborhood in Houston has moved on. River Oaks is a great for many reasons. Location and size of lots being the two that jump out at me the most. However, a more judgmental group of people you will never find.
  5. The New Juniper
    I am in the know:) However, i'm not the only one. There is a multitude of information floating around and I am told they haven't commited anywhere yet. But, they are searching for a "home".
  6. The New Juniper
    Just testing the pulse of those "in the know" Edit: The W proposal for Uptown (Either BLVD Place or High Street.) Designed by Heights Venture Architects.
  7. The New Juniper
    Agreed. Just be consistent. As long as everyone knows the rules, no problem. Even if the rules are screwey.
  8. The New Juniper
    What i am left with is this, Galveston as it sits currently doesn't draw people in. The beaches are C+ at best. The island itself has no identity. The market and desire to construct seems to be there for the island. Pick an area that will house the new hi-rise buildings and create a favorable investment atmosphere. The market will determine success and failure, good and bad projects, beautiful and ugly, not that yahoos on the Planning Commission... Promote the island. Don't act as though you are doing a favor allowing investment. Look at the past 30 years.....wake up! [preparing for onslaught]
  9. The New Juniper
    Just the residential tower
  10. The New Juniper
    This one is dead.
  11. The New Juniper
    Agreed. The "buck" made in Galveston is the slowest, hardest earned buck out there. Again, there is virtually no reason for it. I believe (putting on bullet proof vest for shelling i will take) that Galveston is its own worst enemy. It is a combination of a desire to grow, but only in a way that a few select folks deem appropriate. There is Promotion of development in a community deadset on limiting it. Allow construction while attempting to communicate to the world that it cares about the environment. The issue i have is that the above are not mutually exclusive. If a nut-ball (and i truly don't mean to get off on a tangent here) area like Austin can do it, surely Galveston can. This is a leadership issue. The city elders need to decide what they want to be. Sleepy little beach town or thriving coastal destination. Either is fine, but straddling the fence just makes both sides unhappy.
  12. The New Juniper
    The condo project to be built next to Ford Dealership (whatever the name of it is...High Street, Highland Tower, High Five, whatever..) is on hold.
  13. The New Juniper
    They are snobby. No doubt. But so worth it....Best public schools in Texas. Maybe Alamo Heights in SA, but top 2 for sure.
  14. The New Juniper
    I have followed this from a relative distance. The general consensus seems to be, "We (Galveston) cannot allow this group to come in here and build out our town for three reasons: 1. the traffic will be more than 3005 can handle, 2. the development will increase the erosion rate and cut the island in half, and 3. the good folks on the west end don't want anyone else playing in their sandbox. These 3 complaints are generally followed by, "But, it doesn't matter. The City is just going to roll over to the big developers and let them do whatever they want....(sigh coupled with hands out to side with palms up)" Now, I have no dog in the Preserve at West Beach fight. Don't know anything about it other than what i have read in the Chronicle. Rather, my thoughts are more focused at the City. Question i have is: Does Galveston wish to grow and fulfill what would seem to be its inevitable, God and geographically given destiny to be a coastal mecca for the 4MM people that live within a one hour drive? And, if so, how? It seems a bit empty for the Pirate's beach crowd to complain about the City's less than attractive areas, but then rise up in opposition to a new development that would bring millions to the City b/c it happens that it will be near their Nirvana. Secondly, the Planning Commission (apologies in advance to anyone that may know or even be one of these people) has a few nutballs. Having visited with these people, i would not trust a few of them to feed my dog while on vacation, much less be the guiding force behind what gets built on the island. Seriously, people should pay close attention to these people. Scary at times. I am not saying that ALL development should be rubber-stamped. Much to the contrary. But, let's just be consistent. Arbitrarily setting parking, density, and other requirements that fly in the face of the written code will deter future investment. Galveston NEEDS high quality investment on the island. Treating people who want to spend hundreds of millions of dollars as though you are doing them a favor by granting them the ability to do what is already allowable by code is a disaster. Just my thoughts. City is at the crossroads. They need leadership now more than ever. Someone or some group needs to take control and corral the forces of status-quo, unbridled growth, environment, etc.
  15. The New Juniper
    I hate to get off (or back on) topic here, but High Street is on hold. Read into that what you will.
  16. The New Juniper
    Very impressive response on such short notice. Seriously, not sure where you compiled the list but kudos.
  17. The New Juniper
    Or Riparian Or 2727..... TNJ
  18. The New Juniper
    Did you mean it Sounds like Shamrock or Redstone or Orion or Westcreek? Just trying to keep perspective on pessimism.... TNJ
  19. The New Juniper
    Prediction on BLVD Place: Wulff (sp?) waits too long and misses the market for the upscale hotel he has been trying unsuccessfully to court for the past 2+ years. He realizes the land prices in the market have increased so dramatically that he (gasp!) ends up selling off out parcels to other developers who are willing to actually develop the site. I know, I know. He has a plan and has everything under control, yet under wraps. I know Whole Foods is a done deal. Hanover (allegedly) is a done deal. However, nothing else seems to be moving. The longer nothing happens, the more this deal smells. Greetings and salutations. TNJ
  20. The New Juniper
    They are a year out at best.
  21. The New Juniper
    Because this is the biggest "mickey mouse" operation to hit Houston since Orion....
  22. The New Juniper
    SAN ANTONIO (mysanantonio.com)
  23. The New Juniper
    Does anyone have an update on this project? I know, I know....this will be retreading the same old ground. BUT nothing seems to be happening. Can we just throw dirt on this one?
  24. The New Juniper
    Galveston: Exactly my point Another Clear Lake Tower: i wish them the absolute best of luck
  25. The New Juniper
    Absolutely. The Clear Lake market got its launch with a wave of investors. Endeavour has more than half of its current sales to one group. The other half have been moving slowly. The cost of construction has gone up at such a rate that hi rise living is $300+ psf just to develop. Delivery at less than that means your land cost next to nothing, or you are delivering quality that is less than what i would consider adequate. I say this b/c Clear Lake is a secondary or tertiary market when considering buying a home, primary or otherwise. Pricing for these new Clear Lake second homes will be in direct competition with beach properties. This means that those looking to invest (park cash, not flip) in a second or third home will migrate to beach properties as they have proven to hold value. Clear Lake is more of a speculative market. As the market cools, markets such as this will be affected more so than quality beach or A+ infill site projects. Just my opinion. Happy New Year everyone. TNJ
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