bachanon

dallas has more than a decade of urban-centric development on houston. it took houston more than 15 years to diversify it's economy and recover from the early eighties. the turnaround has been more than remarkable. there are northern cities that have not recovered from the late 70's/early 80's. houston is at a completely different point in it's history than dallas. we may never reach a comparable level of "urbanity" (is that a word?). i'm ecstatic to be in houston during this point in it's history. houston is becoming aware of it's goodness and it's possibilities. the good stuff is only beginning.

have you ever been so excited or concerned about something and then when it happened you were underwhelmed, or it didn't happen and were extremely disappointed? personally, i don't want to follow the issue of whether or not shamrock is built. just let me know when the foundation is being poured, they top it out, etc. or when it is ultimately scrapped.

aren't mixed income groups represented in a development that includes both $165k units and $450k units? would it be a stretch to have a lower range of available units (say, $85k-$255k)? there is some middle ground here that does not require transient housing in the same building as more stable upper income earners (IMHO).

zoning would not be the answer for mixed income properties, nor would price controls (VERY anti-capitalism) work. a building code for certain districts or tirz' specifications that required "income specific" units for certain size developments would be more appropriate. it would be similar to home owner's associations or neighborhood regulations that require minimum or maximum square footage per lot. or, tax incentives or waivers (city, county) of some sort could be established to entice developers to build with low/moderate incomes in mind.

this is a good point (houston itself being a mixed income development). perhaps the light rail north and southeast will create more opportunities for low/moderate income families to participate (with more job opportunities, entertainment, etc.) in the resurgence of our central city. families, students, the "creative class" are all important to a vibrant city center. recent discussions on our forum mention gentrification, higher property values, lack of desirable, affordable housing downtown/midtown for families, etc. makes me concerned about overlooking these groups of people.

could a "mixed-income" development requirement for all larger residential projects in or near downtown satisfy investors and the low to moderate income populace who need to live closer to amenities and public transportation? it may not be possible to create really affordable housing (that's people making under the median income - is it 36k-38k now?) with a high rise/mid rise scenario in our downtown/midtown areas. small families that need 2 or 3 bedrooms in this median income range require a monthly rent/note payment under $1200 a month. many families need much smaller payments. why not require or offer incentives to developers/investors who create 10-20% of available units as affordable in larger projects (say a project with over 100 units). these scaled down versions of similar floor plans in the same project might be on the lower floors and/or be units with a less than amazing view. formica and linoleum would be standard; however, the affordability, proximity to transportation and amenities (shopping, entertainment) would fill a market niche and help prevent the creation of low income slums. the idea that mixed income environments would lower high end properties is true if the low/moderate properties are not maintained and are without strict controls on usage. a mixed income development makes it easier to require and keep high standards. one other positive impact of a mixed-income environment is the intangible benefit of a greater sense of community. well meaning people of all income levels benefit from being surrounded by people of differing views, lifestyles and cultures. we, as a city, should nurture this type of development and planning. george mitchell, the founder of the woodlands and mitchell energy, grew up in "the projects" in galveston with immigrant families from all over the world. every race, religion or creed lived within the same confines. the mixed income villages of the woodlands are testament to the influence this confluence of humanity had on one young man. (i do not mean to infer that all income levels were represented in the above mentioned "projects", only that mr. mitchell saw the need for all people to live in pleasant surroundings and have access to the same amenities regardless of income). with strict covenants in place and your neighbors enforcing the usage of said covenants, it's possible to have million dollar homes within 100 feet of one hundred thousand dollar homes. that being said, could a single building establish a successful mixed income environment AND make money? i think it can be done, especially in houston.

i'm feeling a little validated knowing that i'm not the only male coupon cutter around.

i frequent the randall's store here at grogan's mill, and like ssullivan said, with coupons and my randall's card, i save a bundle. the woodlands new HEB woodlands market is just down the street as well, talk about higher prices. i go to HEB woodlands market for a better wine selection or niche products i can't find elsewhere, but for my everyday items it's randall's. i would hate to see them gobbled up by kroger's or HEB. i heard a rumor that the woodlands may get a whole foods. anyone in the know?

it will be interesting to see what develops in regards to the new building for 20th century and contemporary art. hopefully, there will be an international competition for an architect. perhaps we will have another significant piece of architecture to add to our great city. although i love the fact the we have a museum district, i would like very much to have a significant (architectural gem) museum downtown or midtown. not robert stern or michael graves please. i know gehry is cliche to some but i'm still green with jealousy over bilbao. tadao ando or renzo piano would be awesome too. how nice it would be to have more of their work in texas. zaha hadid would really make me happy as well. is it true that they will destroy the new parking garage for the next expansion? anyone?

uhhhhh, lanier helped to kill monorail. did you mean "whitmire-esque"?

i am SO embarrassed!! sorry 27. i meant to scold another. i edited my earlier post. please forgive!!!!!

what a sad welcome to our city, Houston19514. you're ninny pickin' responses are offensive to no end. who gives a rats a** if a newcomer's statement is not worded politically correct? COME ON! i'm really disappointed that our "esteemed" forum has fallen to this low. polite banter is the norm here and you have hit below the belt. please refrain from creating an unpleasant environment for newbies!

i'm not worried about it either. 59 Diner will rebuild (perhaps at a more profitable location). might i suggest "the woodlands". (that's my ever increasing stomach talking.)

welcome to the forum dave&kelley! i hope you will stay with our forum despite the attack from houston19514. being a woodlands resident, i must add my 2 cents. for starters here a few links you might find interesting. the woodlands the woodlands online the villager the woodlands' residents website the woodlands' town center the woodlands has a highly educated populace. the demographics from the most recent census places four of the woodlands/tomball/magnolia zip codes in the top ten zip codes for per capita wealth and education in the houston area. comparable areas in the houston area include champions, memorial, tanglewood and river oaks. many residents of the woodlands work in r&d for genetic research and the energy sector. the interfaith organization in the woodlands was established to create community and charitable events in order that all religions and beliefs could come together with a common purpose. every village in the woodlands has all income strata represented. when walking/biking/in-line skating on the 100 miles of hike and bike trails or enjoying some of the 5,000 acres of greenspace and parks you encounter millionaires and single mothers in section 8 housing; however, you never really know who is who and everyone is polite and friendly. bush country or not, if you are a woodlands resident or a visitor, republican or democrat, you'll be treated with respect. a large percentage of home buyers in the woodlands are existing residents moving up or simplifying. if you appreciate greenspace and high standards, if you are active and outgoing (or not), you'll love living here. make sure and visit the visitor's center off of woodlands parkway, westbound, right before the grogan's mill exit. also, there will be a new home show in april or may. homes are professionally decorated and the proceeds benefit the local high schools (usually). the drive downtown is approximately 35 minutes using the hardy toll road. it's not a bad drive at all. i frequently come downtown for plays, concerts, brunch, etc. whatever you choose, welcome to houston!

there is new building technology that is all about sound reduction. sorry i can't elaborate, but it's out there in several forms. david powers homes are using one kind and there is someone here on HAIF that sound proofed a room successfully (subdude maybe?). it's there if you look for it. i'm waiting for someone to create a sound absorbing tower that when spaced appropriately with other towers will reduce road noise. these devices could be placed in green space and painted brown to mix with the trees. (note that i live in the woodlands in a neighborhood that backs up to woodlands parkway with 50 feet of pine forest as a barrier. i don't like walls. i want something that blends in with the forest and does not obstruct light or act as a barrier to wildlife.) it's the shiraz. sorry.

let's add a calendar to the forum for events like this!

i'm looking forward to coming down to spend some money at the market for support (and fun). this is a great idea (long time coming) and deserves support from everyone who sees the value of it. see ya at the market.

i agree jtmbin. so let's talk architecture. start a thread that includes items that interest you and i'll bet there are 10 other people who want to talk about it. i miss some of the conversations on these subjects and look forward to more in the future. forums ebb and flow. inject yourself in to the forum more (with subjects important to you) and we will have a more interesting forum. i look forward to your thoughts.

"traction" for downtown residential will explode when someone creates really affordable, quality housing. $1000 a month efficiencies aren't going to cut it. 2/2 flats for under $1000 would change the face of downtown. i'm not sure how this would be financially feasible for a builder/developer with current land costs. maybe mixed income developments could be workable.

although i suspected something like this was the cause for metro not being recommended for funds, i'm unnerved that metro has not met with and asked for counsel from cities such as dallas and charlotte on how these things work. this is a major transportation, taxing, pseudo government entity that did not do it's homework...on a huge scale! the arrogance of this agency to think that it does not seek or has not followed good advice. what a waste!

this is the issue.

great link pineda. thanks. this is just the tip of the iceberg. these mass developers, driven by cheap/easy financing and over eager buyers, are making a bundle. the new "slums of tomorrow" will be further downtrodden by the mass amount of foreclosures caused by unethical financing practices (due in no small part to the salespeople who are encouraging false information on credit applications). this industry is ripe to be reigned in. hello, next big scandal.

http://www.buffalobayou.org/sunsetcoffee.html the last i heard, lake/flato architects were tapped to redesign the sunset coffee building for mixed use, but financing was an issue.

i think that one reason we do not have "slavery" museums is because this is "american" history, not just african-american history. this issue should be studied from all sides as one nation. i think we need an american history museum in every major city revealing the good and the bad in our past as "one" nation. it's polarizing to continue dividing issues based on race. we could start a new era by eliminating race on census forms and applications. IMHO