Midtown Multi-Use Development Architectural Program Team A: Joe Ross Alix Hill Tracy Connor Luke Quebe
table of contents Methods Acknowledgments Executive Summary Case Studies Post Midtown Square Ventana Midtown The Calais 2222 Smith Street AMLI Midtown Camden Midtown Space Programs48 Matrix/Relationship Diagrams Site Analysis Ideas Exploration Appendix Literature Review
executive summary The future of the midtown district of Houston is completely dependent upon the developments that will inhabit the vacant areas in the future. The superblock site proves to be the center of concentration as well as developmental disagreements. The need to define the culture and community of Midtown is crucial for its survival as well as incouraging the futher developments of the surrounding areas. Our demographic of residents work in the downtown and medical districts, commute to work via the light rail, and occupy midtown heavily during the mornings, evenings, and weekends. Our proposal for a multi-purpose development will address the issues concerning the definition of community, the provision of residential needs, and the provision of public space to futher the atmosphere and culture of the community. Values To complete the mission of the Midtown Redevelopment Authority the values to be upheld are: to maintain the requirements and needs set forth by the Redevelopment Authority, to promote a flourishing environment that caters to the 25-35 year old employee, to provide easy access to the mass transits around the proposed site, to provide for the citizens of Houston, and to allow for continued community development. Goals The important goals of the McGowan/Main site include: to design an area that meets the ideals of the Midtown Redevelopment Authority, to create a small town environment while still providing the access of a large city, to encourage the continued development of Midtown, to be a precedent and set a standard for all facilities that follow, to create good public space, to encourage living in Midtown, to properly address the Light Rail and what it has to offer to our site, and to create a successful combination of residential and commercial use in the same.
executive summary Facts Crucial facts concerning the design of the multi-use development include the level of amenities for each resident, the integration of public space, and the successful meshing of a commercial building with a residential building in the same space. Careful consideration of the negative aspects of each commercial space intended for the space such as smell, noise, and demand is crucial. Needs The needs concerning the building include: available access to the new Light Rail and Metro bus, public areas with green space, water features and vegetation to encourage the use of outdoor space, shading from Houston s harsh climate, commercial buildings that offer needed services to the residents directly as well as the surrounding community, a variety of floor plans and amenities, facilities for residents only, office space for administration, adequate rooms for storage, a community lounge area, a community spa area, courtyards, views of Downtown, and activities that encourage use of the building throughout the entire day. Proposed Site The proposed site for the new Multi-Use Development is located along the intersections of Main Street and McGowen and Travis and Anita creating a superblock. The site is bordered by the Stewart Cadillac Dealership, Houston Community College, a strip center containing Vietnamese businesses, and numerous vacant buildings. Currently, the site is vacant measuring 5 acres and property value, as of 2005, measures $50-$55 per square foot. The ownership of the land is currently split between the developer and the Midtown Redevelopment Authority. Transportation to and from the site is accessible through the light rail McGowen stop and the metro bus stop.
post midtown square Post Midtown Square 302 Gray Avenue Houston, TX 77002 Built in 1998-2001 Buildings completed in 2 phases Garage controlled access to top floors Lease only residential & commercial 90 separate floor plans 93% occupied, 97% rented 479 units Ground floor retail Pictures courtesy of www.postproperties.com
amenities Community Amenities Activity Center Pool(s) Fitness Center(s) Laundry Facility(s) Covered Parking Controlled Access Planned Social Activities Storage Units Picnic Area(s) Guest Apartments Short-Term Corporate Apts. Ground Floor Retail Courtyard Fireplaces Resort style pool courtyard with shooting fountains New Orleans style courtyards with pool & outdoor fireplace Fountain courtyard Gas Lanterns 3000 SF Post Fitness Center Trash chutes Sealed Concrete Hallways Unit Features Balconies/Patios Ceiling Fans Fireplaces Microwaves Monitored Entry Door Alarm Vaulted or 9ft or 10ft Ceilings W/D Connections Lofts Hardwood Floors 2 story studio townhouse style apartment homes Spiral staircase mezzanines 8' French Doors Oversized tubs Berber style carpet Concrete flooring 9' ceilings (up to 18' in select apt. homes) Dormer windows/ Casement windows/ Bay windows/ Store front windows Alarm systems available Commercial Leases Image Cleaners New York Pizzeria Christian's Tailgate The Tasting Room Aubrey Sellers, Flowers and Gifts Farrago The Fish Midtown Market Eyeworks Midtown Mikel Marketing Lad 5 Fashion
space plans Floor plans courtesy of www.postproperties.com
space plans Floor plans courtesy of www.postproperties.com
market value Bed/Bath/Extras Average Square Feet Average Starting Rent 1x1 702 $1,060 1x1/Den/Townhouse 1,008 $1,078 1x1x0.5/Loft/Penthouse 1,623 $2,067 1x1/Townhouse 787 $1,118 2x2 1,032 $1,320 2x2/Garage(2) 2,732 $3,380 2x2/Townhouse 1,297 $1,539 Studio/1 Bath 596 $751 Studio/1 Bath/Loft 612 $828 1x1/Loft 937 $999
analysis Group Analysis: Post Midtown Square was the only case study for this program that combined residential and commercial spaces effectively. The focus for activity of Post Midtown Square was obvious through the integration of a variety of commercial offerings while maintaining satisfied residents through amenities and services. The parking garage is used for both commercial and residential parking and gates are present to secure the separate boundaries of the two. Minimal street parking is also offered. Our group liked the fact that a street cut through the center of the commercial areas allowing for both vehicle and pedestrian access. The opening provided an element of safety and allowed for large sidewalks and outdoor dining areas. The close proximity of other amenities such as a CVS pharmacy, a park, a Randall's grocery store, a Starbucks, and the metro bus stop appear to have developed due to the large residential populous that the complex offers. Overall, we feel as if Post Midtown is successful in impacting the community positively. However, we felt that the recent phase 2 addition distracts from the overall aesthetic drawing one s attention to a modern high rise instead of the streetscape.
ventana midtown Ventana Midtown 4001 Fannin Street Houston, TX 77004 Lease only apartments 83% occupancy Opened in 2003 288 units Garage Parking located in Interior Courtyard 2 separate Courtyards Most occupied spaces: 1 bed apartments Pictures courtesy of www.apartmentguide.com
amenities Extra View Charges Downtown: $100 Pool: $50 Courtyard: $50 Interior Amenities 6 concrete walls between buildings dual pane insulated windows arched entryways Individual hot water heaters Double sided fireplaces Berber carpeting Ceiling fans Walk-in closets French doors Custom Amenities Cyber Cafe w/ High Speed Internet Access Garage parking with direct access Garden tubs 10-ft. ceilings with crown molding Townhouses available Dual pane windows Luxurious pool and spa Lushly landscaped courtyards Corporate Housing European Fitness Center On-site Dry Cleaners Air Conditioned Corridors 24-Hour Manned Access-Gate On-site Personal Trainer Full-size Washers and Dryer included Housekeeping Services Information courtesy of www.apartmentguide.com
space plans Floor plans courtesy of www.apartmentguide.com
space plans Floor plans courtesy of www.apartmentguide.com
space plans Floor plans courtesy of www.apartmentguide.com
space plans Floor plans courtesy of www.apartmentguide.com
space plans Floor plans courtesy of www.apartmentguide.com
market value Unit Size Unit Type Sq. Ft. Market Rate 1x1 A 600-643 $951.00 1x1 B 735 $1,097.00 1x1 C 803-842 $1,148.00 1x1/study D 1059-1073 $1,475.00 2X2 E 1215 $1,648.00 2X2 F 1400 $1,858.00 2X2/study G 1680 $2,229.00 2X2.5/study H 1907 $2,900.00 3X4.5/study I 2280 $3,500.00 3X3.5/study J 2582 $4,350.00 3x4.5/study K 2630 $4,450.00
analysis Group Analysis Our group was impressed by the property s entry façade. The inviting exterior elevation with the arched portico and large balconies makes the otherwise vacant block appear successfully occupied. The community offers a parking garage within the complex exterior walls appealing to safety and security of the residents but the fact that the garage cuts through an otherwise huge courtyard is less attractive. The potential of the interior courtyard spaces containing a pool and recreational areas as one large space, rather than two completely separate with a view of a concrete structure, would be ideal. After speaking with a representative of the community, we were given the understanding that the traffic in the surrounding vicinity is light thus contributing to the quiet community. A metro bus station is also located directly across the street. We disliked the appearance of the screened-in porches on the first floor for it seemed as a last minute thought that only hindered the street façade.
the calais The Calais 3210 Louisiana Houston, TX 77006 73% occupancy Open since 2003 356 units Pictures courtesy of www.thecalaishouston.com
amenities Interior Amenities Wood Floors Stained concrete floors Built-in stereo speakers Washer and dryer included French doors to balconies Outside storage rooms Granite topped desks Triple crown molding Intrusion alarms 9 ½ ceilings Ceiling fans in all bedrooms Walk-in closets 8 entry doors Kitchen Amenities Whirlpool appliances Built-in microwave Stainless steel double compartment sink Kitchen islands Slab granite countertops Under cabinet lighting Track lighting Bathroom Amenities Double sink vanities Separate walk-in showers Wood framed mirrors Ceramic tile floors Garden tubs Custom Amenities state of the art fitness center Flat screen TVs Pool Landscaping New Orleans style courtyards Cocktail terrace Clubhouse cyber café Catering kitchen Key entry to entry gates Trash chutes Assigned parking Elevator access
space plans 1x1; 621 square feet 1x1; 653 square feet Floor plans courtesy of www.thecalaishouston.com
space plans 1x1/computer niche; 764 square feet 1x1; 920 square feet Floor plans courtesy of www.thecalaishouston.com
space plans 1x1; 863 square feet 1x1/study; 1071 square feet Floor plans courtesy of www.thecalaishouston.com
space plans 2x2/computer niche; 1293 square feet 2x2/computer niche; 1235 square feet Floor plans courtesy of www.thecalaishouston.com
space plans 2x2/sitting area; 1450 square feet 2x2; 1382 square feet Floor plans courtesy of www.thecalaishouston.com
space plans 2x2; 1293 square feet 2x2; 1304 square feet Floor plans courtesy of www.thecalaishouston.com
market value Unit Size Sq. Ft. Market Rate 1x1 621 $860-895 1x1/computer niche 764 $950-1015 1x1 863 $1125 1x1/study 1071 $1260 2x2/computer niche 1235 $1575 2x2/computer niche 1293 $1455 2x2 1382 $1665 2x2/sitting area 1450 $1750 2x2 1304 $1550 Group Analysis The Calais s bold color scheme caught our attention at first, but if a resident had to deal with it on a regular basis these bright colors could become nauseating. The outside has a very modern feel, while the interior is a stark contrast to the contemporary exterior. The interior has an old world feel and confused us because it did not blend well with the exterior.
2222 smith st. 2222 Smith Street 2222 Smith Street Houston, TX 77002 152 units Patio/Balconies Courtyards Pictures courtesy of www.2222smithstreet.com
space plans 1x1; 658-717 square feet 1x1; 723-742 square feet Floor plans courtesy of www.2222smithstreet.com
space plans 1x1; 863-917 square feet 2x2; 1176 square feet Floor plans courtesy of www.2222smithstreet.com
space plans 2x2; 1182-1276 square feet 2x2; 1375 square feet Floor plans courtesy of www.2222smithstreet.com
market value Unit Size Sq. Ft. Market Rate 1x1 658-717 $970-1105 1x1 723-742 $1040-1155 1x1 863-917 $1280-1415 2x2 1176 $1520-1620 2x2 1182-1276 $1625-1775 2x2 1375 $1800-1900 Group Analysis Our initial view of 2222 Smith Street was that it looked cold and closed of to everyone except its select residents. We felt it did not address the street well and got such a negative vibe from the building that we chose not to go in.
amli midtown AMLI Midtown 2350 Bagby Drive Houston, TX 77006 Pictures courtesy of www.amli.com
amenities Community Amenities Two luxurious swimming pools Heated spa Dry sauna State-of-the-art fitness center Resident business center Billiard room with wet bar and large screen T.V. Clubhouse with fully equipped kitchen Barbecue grills at pool areas Controlled access gates Private access parking garage Door-to-door trash pick-up High Speed Internet Access Interior Amenities Wood-burning fireplaces with custom travertine mantels Nine foot ceilings; Ten foot ceilings* Vaulted ceilings* Ceiling fans Distinctive crown molding in living and dining rooms Quarry tile entries Full-size washers and dryers Fully-equipped kitchens Side by side* refrigerators with ice makers Microwave ovens Roman soaking tubs Built-in bookcases* and computer stations* Custom French doors Patios/balconies Audible intrusion alarms (optional monitoring) Plant shelves* Berber carpet
space plans 1x1; 692 square feet 1x1; 765-776 square feet Floor plans courtesy of www.amli.com
space plans 1x1; 959 square feet 2x2; 1122 square feet Floor plans courtesy of www.amli.com
market value Unit Size Sq. Ft. Market Rate 1x1 692 $851-936 1x1 756-776 $903-998 1x1 959 $1031-1086 2x2 1122 $1223-1328 3x2 1378 $1599-1739 Group Analysis AMLI Midtown is located not far from Post Midtown. It also contains some gates around the property. We had just left Post Midtown when we went to AMLI and were not impressed with the building. It did not have the same ambiance that we had just experienced at Post Midtown so we were turned off from the start and chose not to go in.
camden midtown Camden Midtown 2323 Louisiana Street Houston, TX 77006 97% occupied Lease only apartments Pictures courtesy of www.camenliving.com
amenities Interior Amenities Crown molding alarm systems Walk-in closets Full size washer and dryers Dishwashers Microwaves Ceiling fans in living room Double vanity sinks Oval tubs Two-car garage access Private patios/balconies Outside storage Community Amenities Recreation Center State-of-the-art Fitness Center Two swimming pools Limited access entry gates Resident Business Center Media Center Two parking garages
space plans 1x1; 630 square feet 1x1; 660 square feet Floor plans courtesy of www.camenliving.com
space plans 1x1; 811 square feet 2x2; 1019 square feet Floor plans courtesy of www.camenliving.com
space plans 2x2; 1017 square feet 2x2; 1098 square feet Floor plans courtesy of www.camenliving.com
space plans 2x2; 1342 square feet 2x2; 1342 square feet Floor plans courtesy of www.camenliving.com
market value Unit Size Sq. Ft. Market Rate 1x1 630 $814 1x1 660 $833 1x1 811-897 $1011 2x2 1019 $1225 2x2 1047 $1404 2x2 1098 $1315 2x2 1342 $1299 Group Analysis Camden Midtown provided a nice, functional environment but lacked the same spark that we felt at other places. The pool area had a nice water feature to encourage the use of the interior public space, but was gated all the way around making the pool feel unattainable. There were only two people using the pool while we were there.
space programs
space programs desirable amenities Community Amenities Semi-Private Conditions: not advertised on exterior, open to public, yet utilized and intended mainly for residents Fitness Center Spa Area (massage, tanning, manicure, pedicure, sauna) Sports lounge (TVs, couches, tables, small wet bar, area also can serve as cocktail bar for special occasions) resident business center (allows for small group meetings, community functions, etc) guest rooms (similar to extended stay hotels, available for the guests of residents) limited storage units (mainly underground) garage parking serving commercial areas and controlled access for residents controlled access gates in transition from parking to building designated areas for planned events for residents meeting rooms/ media rooms for small conventions or HCC access recreational courtyard areas (pool, garden, designated seating areas) on-site dry cleaners or delivery service catering kitchen areas
space programs desirable amenities Unit Amenities: Private Conditions: located within each individual unit, access strictly for resident individual washer/ dryer for each unit outdoor space (balcony, garden terrace, common courtyard areas) sealed concrete hallways trash chutes all appliances available for instillation (dishwasher, microwave, oven, range, refrigerator) Monitored entry door alarms available floor treatments upon specification of resident for Berber carpet, stone concrete, or wood flooring) views for units of downtown, surrounding areas, courtyard, pedestrian spaces walk-in closets available kitchen islands available kitchen countertop treatments upon specification of resident (granite, tile, laminate) internet accessibility (wireless) Built- in units for bookcases, workspaces, storage) Personal mail boxes
space programs Space: Retail Type 1 Function: Low Noise/Provide services to residents primarily Net Area: 8-10 @ 2,000-4,000 sq. ft. Occupancy: 1-30 Activity Level: Medium-Low Equipment: Individual A/C Critical Factors: 14-0 16-0 Exposed Structure Ceilings. Glazing along walkway with shading, Clear Spans, Sound Insulation, Options: Double Facades/ one addressing the street and another addressing a courtyard area Space: Retail Type 2 Function: Louder operation/provide services to community Net Area: 8-10 @ 2,000-5,000 sq. ft. Occupancy: 1-50 Activity Level: Medium-High Equipment: Individual A/C, high-speed internet Critical Factors: 14-0 16-0 Exposed Structure Ceilings. Glazing along walkway with shading, Clear Spans, Sound Insulation, outdoor spaces (nooks) Options: Double Facades/ one addressing the street and another addressing a courtyard area
space programs Space: Outdoor Area Type 1 Function: A sidewalk space to allow access to retail areas, transportation systems, and connect to other outdoor spaces Net Area: 25-30 wide along street edge Occupancy: Varies Activity Level: Medium-High Equipment: Light Poles, Waste Receptacles, Shading Devices, Trees, landscaping, benches that are well lit to avoid homeless occupation at night, street pavers along ground plane Critical Factors: Definition of space and the width of ground plane relating to building height, Space: Outdoor Area Type 2 Function: A larger courtyard area that acts as semi0private for its perceived enclosure, but is accessible to the public and houses retail, also an entrance to the residential community could occur at this space. Net Area: 75 x 150 approx. 11,250 S.F. Occupancy: Varies Activity Level: Medium-Low Equipment: Light Poles, Waste Receptacles, Shading Devices, Trees, landscaping, benches that are well lit to avoid homeless occupation at night, street pavers along ground plane, water feature Critical Factors: Definition of space and the width of ground plane relating to building height, outdoor courtyard space given to retail tenants in an effort to provide the space with an owner.
space programs Space: Leasing Office Function: Provide management to the facility Net Area: 1 @ 2,000-4,000 s.f. Occupancy: 1-10 Activity Level: Medium activity during daytime operation Equipment: Individual A/C, high-speed internet Critical Factors: 14-0 16-0 Exposed Structure Ceilings. Glazing along walkway with shading, Clear Spans, Sound Insulation, should exist amongst retail development to allow for future expansion into adjacent spaces Options: Double Facades/ one addressing the street and another addressing a courtyard area Space: Main Lobby for residential Function: Provide access to apartments and various amenities within development Net Area: Should be viewed as a volume Occupancy: 10-50 Activity Level: Medium-High Equipment: Circulation Space: Parking Structure Function: Provide parking to retail development, 875 parking stalls for residential, and possible park and ride access to light rail Net Area: approx 250,000 s.f. for residential/30,000 for retail parking Occupancy: 875-stalls residential/ 100-stalls-retail/24 0 wide circulation paths Activity Level: Medium Equipment: Ventilation if located underground, controlled access, elevators Critical Factors: Access along Travis or Anita
Commercial Leases: Public Conditions: intended for and catered to the pedestrian of the light rail stop, residents, and surrounding community. There should be a blend of commercial services available at different times ( retail shops that close early and dining areas that are open later creating a tame night life atmosphere and providing evening street activity) residents have voice and power concerning the approval of potential commercial inhabitants, noise control, and hours of operation area serves as a concentration of local small businesses, creating to the community uniting atmosphere, drawing people into the area, and providing employment opportunities Local Café with wireless internet access Dry cleaners Cultured dining with lounge areas (open until 11) Small boutiques Store providing misc. items (greeting cards, office supplies, snacks, small groceries, over the counter medicine, etc) florist offering potted plants, flowers, and items for personal balcony areas small Kinko's-type establishment providing services for copy, print, mailing, packaging, and convenience over traveling to office to complete small tasks space programs desirable amenities
space programs room diagrams
space programs room diagrams
space programs room diagrams
space programs room diagrams