kzseattle
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Posts posted by kzseattle
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Another Cheesecake Factory! WOW! That's great news! That's the third in the Houston Area. And they are opening a Grand Lux Cafe too.
I think Grand Lux in Uptown is already opened. Did you mean that one or are they opening another one in SL too?
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It seems that Houston will have an increasing challenge in the future in these two areas due to the projected 1 million or so illegal aliens due to cross in the next 20 years or so. It's inevitable that Houston will always resemble a border town to some extent, just like certain areas do today. These people will be mostly uneducated, low income so their housing needs will require more apartments, etc.
As the demographics increase in this direction, we'll likely "always" have the semi-slummy areas along with the beautiful ones.
Shades of Brazil.
I think there many other cities with illegal immigrants including NYC, Phoenix, San Diego, SF, Miami and San Antonio. Yet, many of them are considered the greatest cities in America. In other posts, people have often blamed low income for the slums or urban ugliness around Houston. It cannot be denied that slums and areas with high crime rate are usually home to poor, untrained, unskilled and uneducated segments of society. Houston has a large industrial base. As long as those industrial plants exist, there is going to be relatively poor and low-skilled working class to meet the need of those factories.
However, Houston is not the poorest city in the US. No, it is not even in the list of top 10 poorest cities. That list includes names like Cleveland, Fresno, Miami, Long Beach, Atlanta and Philadelphia.
The fact that Cleveland is the poorest city in America comes as a surprise to many. Indeed, the headlines read like this
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I dont believe that all of our ugly business fronts are a result of the lack of zoning. Zoning always seems to be blamed first for some reason. It is code enforcement or a lack of good codes to enforce that are the real problem. You can have a free no-zone city and still insist that a certain minimum quality be maintained on the visual side. That is our real problem.
Hello,
As I mentioned in my post, it was only my assumption that lack of zoning also implied that businesses do not have to comply with a minimum standard of quality. Howver, I could be wrong. So I suggested, as you also have, that even if we dont have zoning laws, we should at least have laws requiring business to maintain visual and architectural integrity.
Having said this, I would still blame zoning for some of the ugliness. I believe lack of zoning is the cause of extensive commercialization along major roads, and mixing of industrial areas with residential communities. There are industrial areas in other cities too but people dont have to live next to a warehouse. However, it is of course too late to undo that. Also, I think it is still not as bad as I thought before I came here. Most businesses are along major roads, feeder roads and intersection of roads. That makes sense because businesses want exposure. Not many people are going to notice a lone business in the middle of houses.
So what the city can do now is enforce some "deed" restrictions on those businesses.
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I share your frustration on this matter. But unfortunately enough, if you leave it up to the residents of this city to do their part and stop littering, you'll be waiting for a long time meanind forever.
Yes, thats why I suggested that laws against littering should be strictly enforced. We cant just leave it up the people. Indeed, I wouldnt blame the city too much for not collecting the trash. I have seen the same spot being cleaned up many time. However, the next day, the trash is back. I have not seen a single sign saying that littering is unlawful. So I assume its not. I saw quiet a few such signs in Austin.
I read somewhere that, to fight this problem, some cities in Europe started fining voilators on the spot and got good results.
tw2ntyse7ven, you are right, Richmond is in pretty bad shape. Also, while driving on San Felipe in Uptown area, you feel as if you are riding a roller-coaster.
I heard that this has mostly to do with floodings and older roads were not built keeping that in mind. Thats why, some roads need to be rebuilt.
By the way, Westheimer is in very good shape (it seems as if it was recently done) although it could use some trees and landscaping.
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I was just looking at some of the pictures of Houston under Houston Photos forum. I work in a high-rise building in Westchase and have a great view of the entire area between Uptown and Westchase. Lots of trees all the way up to Uptown and then sleek buildings of Uptown, Downtown and TMC.
Houston looks so nice and modern. However, it looks so nice and modern
when viewed from a distance.
Things change a bit when you come down to street level and look closely. When I first came here, I noticed that Houston has plenty of greenery, magnificent homes, impressive shopping centers and shimmering skyscrapers. Unfortunately, the major roads around them go a great deal in ruining the impression both for its residents and the visitors.
Most major roads have little or no landscaping. Many need immediate repair and attention. There are potholes and bumps. The road markers have faded. Grass needs to be mowed. Trees need to be trimmed. Power lines need to be buried. Some roads should probably be rebuilt. It would surprise many how big a difference these changes can make in the look and feel of a city.
The other issue is the presence of some neglected or poorly maintained commercial properties. I believe this issue stems from city's lax control over businesses. I assume that, due to lack of zoning laws, they are not required to meet and maintain a minimum standard of quality. That requirement is therefore governed entirely by market forces. A business owner is compelled to improve the property only when threatened to do so by competition.
One would certainly ask how could we fund a project of this scale in a city so big? I find it amusing that the city keeps annexing well-managed smaller cities and then complains it doesnt have enough resources to manage itself.
Anyways, in a war, when medics can't attend to all the patients, they focus on
those who have greater chance of survival. Making these changes in slums or
ghettos probably aren't going to make much of a difference. So the city could start
with western half of inner loop and then move west selecting major east west
and north south roads such as Memorial, San Felipe, Westheimer, Richmond
etc (Bissonnet and Beechnut are probably hopeless). This would cover major population centers of the city and most of its tourist destinations.
The city could divert millions of dollars from low-impact but expensive projects such as, say, a new stadium. Furthermore, if the city cannot pass zoning laws, at least it should introduce laws forcing businesses to beautify and clean-up their
premises, and maintain architectural integrity, as is the case in many other
cities. And that includes apartment complexes too. Home owner dues are used in well-managed residential communities to maintain the region. I am not sure if Houston has business owner dues. If not, it should. After all, they are often the primary sources of urban ugliness. Heck, even if the city collects a buck for each CVS store, it could make, what, a million dollars? Hey, go ahead and count them!
The worst offender on the streets, however, is (drum roll please...)
littering. Drive around and its easy to notice papers, paper cups, fast food boxes, beer cans, plastic bags and so on along the roads and in parking lots. This problem angers me the most since it is the simplest to avoid and does not need billions of dollars to fix. All that people need to do is stop doing it. If people keep treating their city as garbage dump, well, that's what they will get. I don't mind trash in an area that is slum since the area is slum because of that. However, when I see such trash in an otherwise nice area, then that irks me. I dont know if city has laws against littering. If not, it should. Fine the violators and use the money to track and fine more violators. You will see the difference soon.
Overall, I think Houston is very close to becoming a great city. It has strong and diversified economy, large middle-class, growing population base and is making efforts to improve itself. It just needs to polish itself by fixing the roads, shunning lax control over commercial properties and cleaning itself up.
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Thank you all again very much for your time and all the informative information and opinions you have provided me with to help me sort this out. They will be very helpful in our decision process. I now know if we go out of the city, it should be The Woodlands and why.
We look forward living in such a warm and friendly state, wherever we are!
Kind Regards,
Renee
I am also new to Houston and am looking for a house. I have been to the Woodlands and I think it is a great place to live. There are many other nice places around the city such as Sienna Plantation, Cinco Ranch, Coles Crossing, Glenloch Farms just to name a few. That is, only if you want to live in the suburbs. There are many great inner-city choices as well. The only downside of Woodlands is that its a bit more expensive than the others so you would get less house for your dollars. However, people love Woodlands and it will be built out soon so resale would be a bit easier.
I would also like to live in the Woodlands. However, I work in Westchase right off Beltway 8, though my working hours are flexible so I dont have to worry about rush hours. If I take Beltway-8 and I-45 outside of rush hours, it would take me about 30-35 minutes to Woodlands. Plus, I would have to pay toll each way unless I take I-10 and I-45. I am not sure how much time that route would take. On the other hand commute to other locations I have mentioned would take at least 20-25 minutes so I am talking about 10-15 minutes more.
Some people think it would be crazy for me to live as far as Woodlands. I am still struggling to determine if higher quality of life in the Woodlands would outweigh long commute and the toll.
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Well, who's buying them then? I mean, they only price them that high because they're in high demand right? So who are the suckers that are going for it? What's going on up there that has everyone thinking that they have to live there to survive??
Glen
The prices are high because, unlike Houston, there arent as many new homes being built because the land is scarce. Also, low interest rate sparked this boom as people are rushing to buy before the interest rate go up.
My guess is that most of the buyers already have homes. They are selling them and using the equity to buy newer homes in nicer areas. Some first time buyers are being lured by low interest rate and ARMs rate (3-year ARM, 5-year ARM etc) which keep the monthly payment low (for the first 3 or 5 years at least). Also, the property tax rate is very low in Seattle (around 1.2%). So the monthly tax payment on a $300,000 would be around $300 whereas in Houston it can be as high as $1000.
So, when buying a house, people dont look at its actual price. The monthly payment is all that matters to them.
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You can also go here:
Houston Super Neighborhoods Map
I used this EXTENSIVELY when I first moved here, and still use it today when making quick comparisons. Click on any neighborhood, and it will tell you EVERYTHING you want to know. You can use this info to narrow down which neighborhoods suit your taste & price range.
As for the the areas WEST of 290 and NORTH of I-10, that is EAST of Beltway 8, sorry I'm not too familiar with that area. I can only recommend 2 neighborhoods there: Sping Shadows & Spring Valley.
Glen
Thanks! This info is very useful. I used to think that all the bad neighborhoods and ghettos are in East Houston, that is, east of I-45 north of downtown and east of 288 south of downtown, inside inner loop and just around it. However, now I know of some gettos on the west side as well. I already knew about Gulfton, Sharpstown, Westwood and Alief areas in the southwest. Now you have pointed out Acres homes and Inwood in the northwest.
Looking at the map of super neighborhoods, and from what I have seen or learned, it seems that roughly half of Houston is pretty nice and about half is pretty bad. Kind of like Washington DC. The southwest quadrant (where Capitol Hill is) and parts of northwest quadrant are nice. However, east side is mostly bad.
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You're probably right, but still, it shouldn't be this way. This is big business coming in and creating Ghetto, one nieghborhood at a time. Would it kill these companies to scratch one or two houses on each street so that the remaining lots could be a little bigger? And why does it seem that they have to rip up every tree before they can begin construction.
These companies are in it for the bottom line - and it's dissapointing. I don't see the County doing anything to stop it either. I'm not saying ban all cookie cutter neighborhoods - just the shitty ones with no trees, 1/12th acre lots, and 4 home designs to choose from.
KZ - if it's so expensive, why live there? What's Seattle got that makes it worth selling plasma or your first born to get a non-brick/wood/stone/stucco/hardy-plank home? What's that leave? mud-huts dug into the ground?
Glen
You are right. I think if Katy wants to ensure that the quality of new homes in the area remain high and the region attracts upscale communities it should enforce some guidelines and ensure that the builders meet at least the minimum standard
of quality.
Actually, I no longer live in Seattle. I moved to Houston a few months ago precisely because I got sick and fed up of rising home prices. Price of a basic new home in a desirable area starts at about $300,000. I am talking about 1800 sq feet house on a 4000-5000 sq feet lot with the cheapest available carpet, cabinets and fixtures. People usually spend about $20,000-25,000 to upgrade them. The exterior is artificial wood. At about $400,000, you can get a better house. Same size but better quality. Older homes actually have better quality than many new homes. Good quality larger homes start at about $500,000. I don
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This area will turn ghetto soon- I bet.
If you look at parts of Missouri city, such as Qual Valley, and hunter's glen, and that area near the TX Parkway, they built cheap homes, so now, the area is quite ghetto, and run down.
Houstonians are spoiled, indeed!
In Seattle, prices of homes have gone up so high that homes built by Centex or DR Horton are pretty much what most people can buy. Owners of homes built by these builders actually tell you so proudly because cheaper homes are of even lower quality. Forget brick. Forget stone. Forget even real wood. The exterior and interior features and details commonly available in Houston are unthinkable in Seattle unless, of course, you are a millionaire. So cheer up guys!
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I have never been to the area north of I-10, between Beltway 8, I-45 and west loop. I am referring to Spring Branch, Oak Forest, Acres Homes areas. How would you describe these areas? Are these typical family-oriented suburban neighborhoods or gethos/slums? Also, what about the areas just inside southwest corner of Beltway-8? I mean Foundren and Westbury areas.
If I am looking for a house, with a family, should I even venture into these areas?
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What can I say? Some are worse than others. However, there are some highways that do an excellent job, proving it's possible, like US75/Central Expressway in Dallas, to name just one of many. I understand Seattle has great freeway entrances.
I havnt been to Dallas. Yeah, Seattle does have great freeway entrances. However, I think most of that is due to natual beauty of the area created by the hills and lakes. Unfortunately, we dont have that kind of natual beauty in Houston.
You could also count Highway 1 going to San Francisco via Golden Gate bridge or the Parkway going to New York City from upstate New York. However, again, thats due to the hills and water in the area.
What have they done with US75 in Dallas? I guess they could try replicating that in Houston. By the way, you aren't from Dallas, right?
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Ok, but remember you asked:
Pretty much every drive into houston is depressing, and that's quite unfortunate.
Hey UrbanLandscape,
In that case, I guess you could say that about freeways in any big city. After all, which big city freeway is NOT boring/depressing? Driving on NJ Turnpike going to NY or driving on I-5 going to LA is just about as boring. Please don
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"Oh, and it should have super keen architecture, since it will be facing 610 (maybe they can bulldoze over that Erotic Zone).
NewMnd,
Yes, indeed, they need to bulldoze over that Zone Erotica with all the stuff in it. That thing stands out like a pimple in an otherwise upscale area. I am new in Houston and when I first drove into Uptown, this business immediately caught my attention since its so prominent and right by the freeway. Doesnt give you a good first impression of Galleria area.
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I was also thinking maybe they could open up a California Pizza Kitchen for the Veranda food thingie 27 was talking about. I know there is one at Post Oak and San Felipe, but maybe they could close that location, and actually that whole shopping center, and do something better with that land, like condos, office tower, or more of an "urban" retail center (I know, it's Houston, but still!)
NewMnd,
According to this story in houston chronicle, it seems that there are already some plans for shopping centers at Post Oak and San Felipe. Cant say if developers are actually going ahead with the plans but at least something is going on.
http://www.chron.com/cs/CDA/ssistory.mpl/b...sarnoff/2636415
In Seattle, prices of homes have gone up so high that homes built by Centex or DR Horton are pretty much what most people can buy. Owners of homes built by these builders actually tell you so proudly because cheaper homes are of even lower quality. Forget brick. Forget stone. Forget even real wood. The exterior and interior features and details commonly available in Houston are unthinkable in Seattle unless, of course, you are a millionaire.
My Impression Of Houston As Its New Resident
in General Houston Discussions
Posted
I hope I didn