thedistrict84

13 hours ago, Montrose1100 said:

Have you had the Margaritas at Ninfas? I don't feel right driving home after only drinking one.

They are some of the best margs in the city. Luckily I only live a few blocks away so I have the option to walk there and back.

On 5/26/2020 at 10:13 AM, I'm Not a Robot said:

I would definitely eat at Chiptole, Free Birds, Taco Deli or Torchys if they came here.
...

This particular strip in Navigation is completely lacking in everything except Mexican food

 

All of those options you mentioned are generally similar to Tex-Mex and it’s derivatives. We need more diverse food options in this area beyond any of those.

2 hours ago, Naviguessor said:

So, the NRP project you are speaking of, is across the Bayou, on the southern bank . Much of this is designed as a replacement for Clayton Homes, which is currently being demolished and will be fully eliminated. THE NRP (which was actually further from the East Bayou District) will have little effect or interaction on this neighborhood.  

I think the NRP development will have one major effect for people on the north side of the Bayou—a significant increase in vehicle traffic. With the way the streets are laid out in that area, the most likely access to and from the NRP property will be Kennedy St. to Jensen. From there, I think you will see a significant amount of traffic head up and down Jensen, which provides direct access to I-10, I-45, and 59 with less hassle then other alternatives. 

Does anyone have more details about the unit mix at NRP? I’ve seen varying details from different sources but nothing consistent.

They are moving fast on build-out of the restaurant portion. Maybe a half-dozen workers were present. No sign is up, so I’m not sure if this is still going to be a Corky’s or some other restaurant.
 

https://imgur.com/gallery/vOISdHl

(Sorry for the link, it’s inverting the orientation of photos when I try to upload directly, and Imgur imbed feature isn’t working on mobile)

14 minutes ago, Naviguessor said:

I am just referring to Ojala. I’m not entirely sure about the NRP proposal.

But, 304 “affordable” units, in a development of (I’ve heard) up to 1100units, is not too bad. In fact it good!  
Now, admittedly, I haven’t seen the many details on the project and don’t know what it’s current size, let alone design and format is. But, I’m not upset by what I’ve heard thus far, and I live in the neighborhood.  I would appreciate more details from the developer and from HHA. 

I feel like that 1100 number is the unit count between both developments. I don’t see how the Ojala development alone could have that many units.

Unfortunately HHA hasn’t been very

forthcoming with details and the manner in which they approved the project was a bit shady. I wouldn’t expect much from them.

34 minutes ago, Naviguessor said:

These are mixed income projects with the majority at market rate.  

I don’t believe that’s accurate. The majority of units for each of these will be at 60% AMI or below—400 units at the NRP development and 304 units at the Ojala development.

16 hours ago, JBTX said:

 

Drive by this strip today. Sign for Allegiance Bank is up, but no signs for Corky's. Bad news for them...

Good news for me though. I’m just a few blocks away but couldn’t see myself going to Corky’s and wasn’t super excited about it. Hopefully something with a more diverse menu goes in here.

But knowing my luck, it will probably be a Chipotle. 

Anybody else find it beyond annoying that the website refers to this as being “East Downtown/EaDo’s newest community”? 
 

The name creep continues.

Yes. We need more quality developments like this in the immediate area to help counteract the proposed affordable housing developments (one of which will be right to the east of this, if I’m not mistaken).

Speaking of which, whatever happened with that proposal for the multi-family building on Fox and N. Nagle? The renderings for it looked very similar to this.

1 hour ago, ljchou said:

I feel the same. Similarly, El Burro and the Bull feels like it was barely open before closing its doors (off of Harrisburg).

Wow I didn’t even realize that it had opened. I guess that might have been part of the problem?

The Corky’s in Katy closed in December. Has anyone heard recently whether the location slated for this development is still going forward? I know there is still one other location in Cypress that is still open.

https://communityimpact.com/houston/katy/impacts/2019/12/16/corky039s-ribs-bbq-in-katy-area-closes/

11 hours ago, Montrose1100 said:

Would also love to see 2524 McKinney turned into a lounge bar/restaurant.

That building and the smaller warehouse at the southwest corner of McKinney and Emancipation would both be good candidates to be renovated into either a bar or restaurant.

1 hour ago, midtowndweller said:

Dominos Pizza coming to this development. Sign is up.

Yep, saw that coming. Suburban-style strip center leads to suburban tenants. Ugh.

11 hours ago, Urbannizer said:

merged with the existing thread

 

Thanks, I searched in the East End neighborhood sub forum for the post on East Village prior to my post, as I didn’t realize the East Village thread was still in “Going Up.”

Just came across this article regarding Conservatory and Prohibition moving to the former Chapman and Kirby spot as part of the East Village development in EaDo, on St. Emanuel. More good news for EaDo!
 

https://m.chron.com/entertainment/restaurants-bars/article/Ambitious-new-food-hall-projects-slated-for-EaDo-14937598.php

1 hour ago, Houston19514 said:

 

Pretty sure it's in the area that no longer has parking minimums.  But the elimination of city-imposed parking minimums does not eliminate the need for parking.

Right, I was just clarifying whether it was required or not. @Luminare suggested it might be required, and I was just pointing out that it might be inside the zone in EaDo that has had parking requirements lifted.

In my earlier comment just a few minutes prior to the one that you quoted, I acknowledged that parking was necessary for the Lovett redevelopment of the Post building, and that the indication of retail parking on the Alliance Broadstone site plan—which otherwise doesn’t seem to include GFR—indicates that the two developers have apparently come to an agreement regarding providing parking for the Post building.

1 minute ago, Luminare said:

Good question. If Lovett let them build on the south end of the block then my guess is they stipulated that they incorporate the future parking requirements for whatever is going to happen with the existing building on the north part of the block. Smart move if they did this. So probably not for this specific development, but whatever Lovett does with the north building later.

I think you beat me to this point by about 15 seconds lol

I would agree about the move to have this parking count towards the required parking for the Lovett redevelopment of the Houston Post building, but isn’t this property within the area of EaDo recently excluded from parking minimums? Or does that end at Emancipation?

2 minutes ago, ErickEdgar said:

 

The image to the right states "Ground Parking Retail Level" 

Is this an indication of possible retail?

My guess is that they will have an arrangement with Lovett to have that part of the Alliance Broadstone parking garage used for Lovett’s redeveloped Houston Post building immediately next door.

17 minutes ago, cspwal said:

I thought they were the same thing for some reason

This Alliance Broadstone project is only utilizing the southern half of the lot. The northern half of the lot where the old Houston Post building remains will presumably still be redeveloped separately by Lovett.

A site plan for Alliance Broadstone posted in the neighborhood forum excludes the northern part of the lot.

1 minute ago, JBTX said:

 

Do we know if these are supposed to be "aesthetic" pillars, or structural?

At this stage in the project I would assume they are structural. They’ve been steadily banging the pillars further into the ground over the last few weeks, probably to help reinforce the land at the edge of the bayou to help protect against subsidence or washout. I can hear the sound fairly clearly about 0.75 miles away, it was kind of creepy until I found out what it was.

1 hour ago, cspwal said:

Found the preexisting topic in the The East End and East Houston subforum

Honestly, I feel like this project should be kept here in Going Up since it includes the additional lot fronting Leeland.
 

Save the other post in the neighborhood forum for Lovett’s half-baked, constantly in flux “plans” for the Houston Post building.

3 hours ago, iah77 said:

I think it looks amazing, this area has literally almost no traffic to the point where over the last few years that have been removing stop lights instead of adding them. The on street parking will actually reduce average speed on the street making it safer for pedestrians and activating the street. Many towns have this parking configuration on their main streets. Excited for this!

“Amazing” is a bit of an overstatement, it could certainly be better than this.

Angled parking definitely has its place and is useful when used on one-way streets, but is less than ideal on a two-way street such as this.

I take it you don’t spend much time trying to park on W 19th between Ashland and Rutland in The Heights? Between the dumb drivers blocking traffic while waiting for someone to back out of a spot and others pulling across traffic to park in spots angled away from their direction of travel, it’s an exercise in frustration. Granted, the volume of traffic won’t be as bad here for the reasons you state, but it doesn’t mean we should welcome a subpar site plan and parking arrangement with open arms.

As far as I am concerned nothing benefits walkability (or “activates the pedestrian realm” *eye roll*) as well as buildings fronting the street and parking in the back.

The site plan shown in the brochure is horrible, and not very pedestrian friendly. People walking will not only have to dodge two driveways but also parked cars that hang over into the sidewalk (such as large trucks with trailer hitches backed into parking spots).

Also, angled parking spots fronting a two-way road is sure to make for bad parking jobs and blocked traffic as people engage in the dumb and nonsensical parking maneuver of pulling across opposite lanes of traffic to pull into a parking spot angled away from their direction of travel.
 

New retail in this area is welcome of course, but they need to think through the details better than this half-baked site plan.

1 hour ago, Texasota said:

This particular building isn't proving housing for "the poor" *at all.* It's geared toward people making 80% of area median income, so around $50,000 for a couple (regionally at least): http://houstontx.gov/housing/flyers/Area-Median-Income-AMI-19.pdf

It’s technically providing housing for those “at or below” the 80% AMI figure. There is an income ceiling, but some leeway in terms of allowing for people with lower incomes.