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Kinglyam

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Everything posted by Kinglyam

  1. Kinglyam
    What affordable housing is that? The only thing I'm aware of is the gang-infested crime hub at Allen Parkway Villages, but I thought that is all public housing.
  2. Kinglyam
    What my neighbor heard was that they couldn't SELL the house for more than 1.5% per year they lived in the house. It had nothing to do with the tax valuation. When asked about it, the city representative said it was intended to keep the houses available for low income people, meaning they will never sell at market value. Perhaps my neighbor misunderstood, but it doesn't sound like it based on that response.
  3. Kinglyam
    I spoke to some neighbors yesterday who attended the first meeting. They reported the first round of comments were uniformly negative. Supposedly the plan is to sell the homes below $90,000, then artificially cap the property value increases on these homes at 1.5% per annum (less than the Fed's target inflation rate), which I expect would have the effect of depressing neighborhood property value growth, too. I'm not an economist, but it seems to me that having an artificial cap below the annual inflation rate is NOT going to help lower income homeowners build capital?
  4. Kinglyam
    "They" is a general developer "they." I haven't seen an attached home under development anywhere for years. Developers seem to go out of their way to be able to claim it's a detached property, even if the houses are so close you could literally knock on your neighbor's window from your own window. Since a lot of it is supposed to be income-limited, clearly that seems like a cheaper option. But it's not all limited, and the developers will still want to appeal to whomever has the money to pay market rate. Not that I think there is going to be a lot of demand for houses in a mixed-income neighborhood with no amenities nearby, when you've got places like East River with real mixed used and plenty of pure gentrification going on.
  5. Kinglyam
    It says they're considering all sorts of things, including condos. Which could still be built as part of a mixed-use development. I think that would be a really good option for lower-income people to buy into instead of renting. That would build value quickly, and I suspect have more resale options than a single-family home. Do they even build rowhouses anymore? I can't see that happening. If it were single-family homes, I bet it would be row after row of the stuff CRV is building there, at best. Probably even with a suburban layout with cul-de-sacs and the whole nine yards. At least that would fit in with the outside-parking apartments that Prose appears to be doing.
  6. Kinglyam
    Which I anticipate will have about as much effect on the end result as any other backlash against development in a non-rich neighborhood.
  7. Kinglyam
    So the City bought that ten acres for yet more mixed-income housing. At least they're asking for input from the community. New Homes for the Near Northside | Housing and Community Development Department (houstontx.gov)
  8. Kinglyam
    Here's hoping residents can get together and convince HEB to buy that last 10 acres and do something with a bit of retail in there. Seems like the perfect place for an HEB, given all the units nearby, and the only grocery store within a 1-mile radius is that little Fiesta on Fulton.
  9. Kinglyam
    Your lips to developer's ears. I'd love to see HEB grab this. It's a second chance, but I'm no longer sanguine about anything but apartments coming in here once they announced they were infilling with that Prose East and Prose West. It sure seems like the perfect place for a new grocery store, which can capture both the new apartment dwellers in Hardy Yards, as well as the apartment dwellers in north downtown around Market Square.
  10. Kinglyam
    Plot twist! It looks like the Red Line Apartments have been axed, and Hardy Yards C/V is selling the property.
  11. Kinglyam
    Yeah, don’t tell me about turning Burnett all retail. We’re building our house right there! 😛 The real question is, now that we know nothing interesting is going up there, is this thread dead?
  12. Kinglyam
    That is extremely disappointing. All this tax money spent on utilities and the road, and now Hardy Yards means squat.
  13. Kinglyam
    Should we be concerned if their portfolio is all mid-rise apartments? Hardy Yards has been developing on the promise of mixed use. If the infill with all apartments, there will be no easy space for retail, and the development boom will likely bust hard.
  14. Kinglyam
    Yes, definitely them. Who is Alliance Residential, though?
  15. Kinglyam
    Just saw this blurb from last week on a RealtyNews. Looks like the other one is coming pretty soon, too. "PGIM Real Estate Finance has arranged a $48 million Freddie Mac unfunded forward commitment to provide permanent financing for Red Line Station,a planned 300-unit mixed-income apartment complex in Houston. PGIM is the commercial mortgage finance arm of PGIM Inc., the $1 trillion global investment management business of Prudential Financial, Inc. Red Line Station is in the Near Northside neighborhood. The site is part of the proposed 43-acre Hardy Yards master-planned mixed-use community."
  16. Kinglyam
    It's not just the apartments. The residences across Burnett that have "only" dealt with the train will now get that monstrosity cutting across their skyline view and adding noise. Why should they need to get used to it? Poor Local Group has been advertising their skyline views. Of course, those will be gone long before this boondoggle of a freeway is built, once the rest of the Hardy Yards goes up. Also, just because you "get used to it" doesn't mean it's not there, and health studies are beginning to show evidence that noise like that can have negative health impacts (beyond hearing loss, which this won't be loud enough to cause).
  17. Kinglyam
    Big E, because it's going to have a multi-lane freeway jacked up 80 or so feet in the air, right next to all this new development? Have you heard how loud those freeways are? These won't have anything to buffer the noise except summer humidity. The bend in I-10, to my knowledge, has had no impact on accidents, so I question how dangerous it is. Two, they're probably going to start the Red Line Apartments (I think someone here called them) soon as well, so they may be needing laydown areas for both. Maybe even do a bit of site prep for the future promised mixed-use stuff. But none of us have heard anything about that part of the project getting underway.
  18. Kinglyam
    That's too shallow for any real structural geotech, but would be a sufficient depth to check surface soil to see if it can handle heavy equipment like cranes. It's also what you'd do if you suspected petroleum contamination in the near subsurface, but since this place is a brownfields, it's been poked and prodded enough that there shouldn't be any risk of that. I don't know what other reasons there would be, unless someone found a treasure map.
  19. Kinglyam
    That's one of the interior lots on Burnett, isn't it? Were they digging with the excavator? Maybe they're prepping the site to use as a laydown yard for the apartment construction.
  20. Kinglyam
    First quarter 2021 move-in? Dang, that's ambitious. It was more than 2 years for the Residences, I believe.
  21. Kinglyam
    See a page or so earlier, before the I-45 debate. It's the first of the actual Hardy Yards CV developments, a wrap apartment like the Residences.
  22. Kinglyam
    Um, did you miss my comment just a bit earlier about this new I-10/I-45 being way up in the air along the southern edge of Hardy Yards? I was wrong about the 120 feet. That's I-45 where it crosses Hogan. It's "only" 100 feet in the air right behind the new apartments that are supposed to go up next to the light rail line. You can't see the numbers in the attached cross-section, but you can see the crossing relative to the already-elevated light rail. Edit: I may be reading the fine print wrong. It may only be about 50 feet. I think the 100 feet is MSL, not AGL.
  23. Kinglyam
    Not only is it moving hundreds of feet farther north towards the residential areas, it's moving UP. It has to cross the light rail, which already has to cross the UPRR rail line. The cross-section shows I-10/I-45 is something like 120 feet in the air here. So, nothing to absorb or deflect sound away. Not to mention this area currently has a great downtown view that's going to be a selling point for the apartments they're building right now. But how much value are those apartments (and then, the rest of Hardy Yards) going to have when they are literally in the shadow of a major freeway?
  24. Kinglyam
    Dang, you're going to make me do some actual research, aren't you? Here's a screencap from the project's interactive map showing that area. You can see it's nowhere near extending that whole width, nor does it go as close to the Residences as you're showing. The map's measuring tool says the existing freeway is about 250 ft wide, and the new one is about 450 at the widest. So not quite double, which makes sense for cramming two interstates together.
  25. Kinglyam
    While I'm sure it's widening (I don't remember the dimensions and am too lazy to look), I'm pretty sure it's not 3x wider. It's just being moved closer to the residential area because some traffic design software somewhere said eliminating the curve would reduce travel times by 0.5 seconds or something...
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