aachor

In my opinion, the yellow turd building has suffered a lot of what I really hate about EIFS stucco. It's just not long-term durable. It seems prone to moisture issues and staining. It looks great for about 5-8 years, and then after that it just looks cheap and tired.

Also, bold colored paint and stucco will bleach in the Texas sun. Unless you're planning on repainting every five years, neutral colors will go farther before it starts looking dingy.

I'm happy to see new paint on the place. I hope they're using a good sealer undercoat on that, otherwise that moisture staining will just bleed through. 

On 1/15/2022 at 2:58 AM, Big E said:

I have a hard time thinking of anything west of those train tracks as River Oaks, though apparently anything north of Afton Oaks and East of the loop is.

I think it's just supposed to sound "prestigious." There are businesses that use "River Oaks" in their name as far east as Montrose, and even south of 59. 

Unfortunately, I think Google uses stuff like business names (e.g. "popular opinion") in how they define an area on their maps. So, someday we may see the entirety of the west loop evolve into "River Oaks." haha

Some of you all seem really emotionally invested in this project. I'm out of this thread.

3 hours ago, JClark54 said:

How many lanes would you prefer be added?

Honestly, I think a single lane added in each direction would help immensely. There are four main lanes in each direction north of the downtown, and four south. But going through the downtown, where the congestion is, it bottlenecks to three lanes in each direction, and down to as little as two lanes in each direction at 59.

3 hours ago, JClark54 said:

My understanding is there's no room north of the existing highway ROW as it goes around the GRB. The land west of Saint E is already proposed as ROW. TxDOT could utilize the lots east of Saint E, but it would run into the East End II rail line as it leaves the BSNF Milby Yard near Commerce.

I did a little more reading and I found this slide. It seems a lot of the drawings that I've seen floated around are the two alternative designs which do save some Eado businesses. The original TxDOT proposal does add extra capacity, but basically bulldozes everything west of St. Emanuel. I guess that original proposal makes more sense to me in the grand scheme of things, while really screwing over a lot of small businesses.

The alternatives seem literally pointless. If TxDOT is going to put the city through all this trouble, there should be a serious net gain out of all of this.

1 hour ago, Luminare said:

I think a question I would ask from you is if you were to be persuaded (which I can't and will not do because I don't work for the project or can effect it in anyway) what would this project need to do to either alleviate your concerns, or mitigate your concerns. I don't know what those are, but it might be something you would wish to share.

I think for me, it comes down to "is it worth it?" In particular, the section around the downtown has me concerned. That's the hub of the city's freeway layout.

Unlike other opposition I've seen, I have no ideological objection. My objections are practical. And, I'm not opposed to the project as a whole either. The section between the downtown and the beltway simply needs widened. I have no objections there- the lanes are too narrow for the posted speeds. And the ramps south of the loop need merge lanes.

I get that the current design of I-45 around the downtown is not optimal in terms of ramps and interchanges, but last time I looked at the plans, they feature little to no additional lane capacity in the downtown. Their plan to alleviate congestion is to simply smooth the flow. Is that enough?

Additionally, I've not been convinced that there is anything wrong with elevated freeways. Yeah, they're kind of ugly. But if you have more than parking lots around them, they don't visually stand out. In terms of the effects on everything else, I have zero issue with the Pierce elevated, or US-59 next to Minute Maid. To me, one man's elevated freeway is another's covered parking. Additionally, I've looked at elevations for the proposed below-grade freeway and the road surface sits just below flood stage for the Buffalo Bayou. I think it's just a given that this thing will flood when we get a slow moving tropical storm. To me, that fact outweighs the benefits of burying the freeway.

The big thing to me is how insanely disruptive the project is likely to be. To be blunt, I don't believe any government timetables for road construction. We all know that if they say a road will take two years to build, it's reasonable to assume it will take five. The best information I can find on this project anticipates that the downtown would be significantly affected for eight years. So, to suspect that the downtown might be affected by this plan for twelve years does not seem unreasonable. That's well into the 2030's. That's crazy. 

So, while I am generally all in favor of freeway improvements. This project seems to offer little gain for an enormous imposition on time and budgets.

What would make it worth it to me?
1) Secure funding for those park caps. They're certainly cool and all, (I do like the Rodgers Freeway in downtown Dallas) but I'll believe it when I see it. Maybe get some corporate sponsorships. I'd be okay with "Exxon Park."

2) Somehow hard-limit the construction to 5-6 years tops. Surely construction doesn't need to last half a generation to have something nice.

3) Add lane capacity to I-45... even one extra lane in each direction through the downtown.
 

6 hours ago, mattyt36 said:

Meanwhile, half the people on the forum will love, without realizing that post suggests doubling the current size of the elevated freeway.

Either you double the size of the elevated portion, or you double it and then place it in a moat. I don't get your point.

Also, I'm reminded of 288 between McGregor and 610 during T.S. Beta. It went totally underwater while most of the other freeways were just fine. I still got to work okay, but it caused a headache for many people. It didn't flood because the bayou overflowed. The bayou was fine- I drove over it. 288 flooded because it's a ditch.

I don't see anything wrong with elevated freeways except that they don't have park caps which no one is going to pay for.

On 2/10/2022 at 2:25 PM, Luminare said:

This will more likely than not take longer than forecasted. If the Big Dig in Boston is any indication. 

Boston's Big Dig is what this project reminds me of. It looks expensive. It looks like a decade-long project. And it looks incredibly disruptive.

Which is why I'm generally opposed to this project. Honestly, in a city that is susceptible to flooding, I don't know that it's worth the effort, time, or expense to bury the freeway. And, as planned, the freeway would certainly flood without continuous pumping.

I'd be a lot more favorable if they kept things elevated. Not just to add resiliency, but also to reduce the cost and time of construction.

On 2/15/2022 at 9:22 AM, iah77 said:

His projects are super high quality now, I love this new complex he built in Coral Gables a few years ago. He's a big art collector and his projects usually include something so finges crossed! 

On 12/9/2021 at 9:08 AM, J Money said:

Fingers crossed for a gas station or self storage facility 

Prediction...
 

New 420-unit apartments to be built on 19101 Kuykhendahl Rd. at Spring Cyprus Rd.

Based on the owner address, it seems to be associated with Greystar, though they have nothing on their site.

Design by Meeks + Partners.

On 2/6/2022 at 11:41 AM, corbs315 said:

I went in for the first time for a delightful pastry. I have walked by a few times. In all these times I have never seen a customer other than myself :|

Every time I see this thread bumped, I get a bit excited hoping something got revived and that we'll see some new high rise in midtown.

But, alas, nada. I suppose a pastry can be nice too.......😭😭😭

"Group to bring 30 Tim Hortons restaurants to Houston area"

"Houston may be in line for a local coffee/bakery chain war, as a plan to bring 30 Tim Hortons restaurants to town was announced on Monday.

Ten of the popular Canadian coffee and bakery shops are expected to open in Houston in the next three years, according to the announcement."

https://cw39.com/news/local/group-to-bring-30-tim-hortons-restaurants-to-houston-area/

10 hours ago, Luminare said:

As someone who dabbles in investing, probably biggest missed opportunity was to long the price of oil. I wouldn't be surprised if other commodities also go up. Not a financial advisor. This is just my opinion from what I've been seeing. We should probably expect oil to go higher.

I'm a small-time hobby trader and I bought some oil stocks early last May, focusing on companies with Permian Basin investments.

No. Regrets. 

9 hours ago, TX3G4R said:

Houston needs to cool it with the brown. This is 2022 not 2002, this would have looked so much better with better colored bricks.

I don't dislike it.

Basic brown bricks are not exciting today, nor will they be at any time in the future. At the same time, the whole design is fairly "value-engineered" classic post-modernism. The design of this building would have looked as good 40 years ago as it does today. I expect the design will look just as good 40 years in the future. 

Buildings are fairly permanent. I think architectural design which compliments that permanence is desirable to a degree.

3 minutes ago, august948 said:

Doesn't that depend on whether or not the coffee is dreamy?

The coffee is solidly "perfectly acceptable."

But it's the combination of solidly consistent coffee and a toasted bagel with cream cheese, both available quickly from a drive-through, that makes Tim Hortons special.

That, and decent doughnuts and other treats.

As a native Michigander/Canuck-adjacent, I have to ask, is this a dream come true??

 

Construction start date: 7/25/2022.

13 minutes ago, pokemonizepic said:

GDP per capita in now way relates to density and there have been several studies that show the negative effects of urban sprawl.

 

I certainly agree that there are some strong drawbacks to the sprawl. And, big drawbacks to sprawl to the extent that Houston sprawls. 

However, in terms of opportunity and quality of life for working-class families, I think Houston is hard to beat. When compared to other large cities in North America or Western Europe, Houston provides more job and earning opportunities, at a lower cost of living, with more affordable housing options than other comparable metropolitan areas. The proof is in the rate of growth of the Houston metro area. 

I think there are strong advantages to increased density, but I think the an organic market-driven approach to development is best, as it ensures that housing costs remain low. That is: let developers develop whatever they can sell, and do nothing to impede demand for any particular housing from being met. This ensures that supply is maximized, and demand-induced costs are minimized. And ultimately, lower cost of housing helps promote lower cost of living. And, lower cost of living helps families prosper. 
 

Quote

The Signorelli Company is pleased to announce Austin Point, the largest master planned community to be announced in Fort Bend County in over 20 years. At 4,700 acres, Austin Point will be at the heart of growth for this Southwest Houston Corridor. Conveniently located at the future intersection of the Grand Parkway and Fort Bend Parkway, the community’s initial main entrance is planned along FM 762 minutes South of I-69 and George Ranch High School.

Quote

With expectations to break ground in Q2, 2022, Austin Point will provide long term lot supply to some of the largest builders in the industry for several decades to come. Upon completion, the Austin Point master plan forecasts over 14,000 single-family homes and 15 million square feet of muti-family, office, medical, retail and hospitality covering price points from the $270s to over $600s.

https://www.signorellicompany.com/press/626/signorelli-company-announces-austin-point-master-planned-community

https://realtynewsreport.com/fourteen-thousand-homes-planned-for-new-community/

On 1/21/2022 at 4:21 PM, jmitch94 said:

 

This pretty much sums up generally what I dislike about mega freeways. They prohibit walkability and create a fractured non contiguous city that encourages people to use cars as their only mode of transport. 

I've seen this shared around the internet a number of times and it always annoys me. It's like comparing a horse and buggy to a modern automobile, and marveling at the energy efficiency of the horse.

I'm pretty sure that interchange can move a lot more people, goods, and wealth than that medieval town can. Which is probably why Texas has a per-capita GDP nearly twice that of Italy's.

Sure, the medieval town is more pretty in a romantic sort of way, but try setting up an auto plant, distribution center, data center, or medical center in it or on it's periphery. Need to get a truck in so that you can deliver supplies to replace a roof or build a renovation? Not going to happen. You're going to be using a convoy of compact delivery vans and your costs are going to triple. 

It's an outmoded, outdated method of building human settlements. Heck, even a decent sized HEB would occupy a significant portion of that town.

Houston does sprawl. And that sprawl does come with drawbacks. But the positives far outweigh the negatives for most people. One of the most significant upsides to Houston's layout and sprawl is the nearly unlimited opportunity- something you just don't get in a cramped medieval town with 12'-wide streets.

Good grief, that roofline is hideous. It needs some sort of visual massing at the top. As is, it looks like someone got halfway through their Sketchup render and figured "eh, good enough" and just quit before finishing. It looks like it got decapitated.
 

11 minutes ago, rechlin said:

More about it here:

This map shows the oil wells in that area; the left side of the circle below more or less matches up with the area you circled above:

 

This is some awesome history. Thank you all!

Maybe someone who is more familiar with the history of the city can explain this. Why is it that there is this massive stretch of seemingly mostly untouched forest between Bellfort and Airport, right off of south main, and so close to the loop? How did it go so long without being developed, despite development on all sides and to the south, even farther from the loop? 

Was something in this area previously? Was there some sort of planned greenbelt at one time?