Ashby High-rise Hurdle
Skyscraper sabotage? Developers turn out in force to fight high-densityordinance
Indeed, tall buildings aren't always popular when they abut residentialneighborhoods.
Will the ordinance lead to fewer developments like 2727 Kirby?Photo by Peter Barnes
When the Houston Planning Commission released a proposed high density ordinance, the debate of tall buildings near residential areas (read: the 23-story Ashby high-rise) was reawakened. The proposal didn't come as a surprise, as Mayor Annise Parker included a new measure as a campaign promise in 2009.
At a Thursday meeting of the commission, a public hearing was held in which everyday Houstonians were invited to air their grievances or express enthusiasm.
The majority of the other developers who spoke at the public hearing agreed with Wyatt's argument that the ordinance would be "deleterious to the future of Houston"
The proposed ordinance is meant to discourage development in locations adjacent to single family residences where neighbors would not expect development to occur by placing a 50-foot buffer between properties. Similarly, the ordinance would attempt to encourage development along major thoroughfares, transit corridors and eight major activity centers (MACs): Westchase, Energy Corridor, Medical Center, Greenspoint, Memorial City, Uptown, Greenway Plaza/Upper Kirby and Downtown.
Not surprisingly, the proposal has left some real estate developers feeling stymied.
"This ordinance is clearly well-intentioned, but also quite harmful," said Jack Lee, a self-described "small-time" real estate developer whose family masterminded St. James Place along San Felipe near Yorktown Street. Lee argued that the mandatory 50-foot alley would render tracts "unsuitable" for development, leaving holes in the skyline while lowering the city's tax base.
Developer Mike Wyatt also pointed to the St. James corner of the Uptown District as an area that would be negatively impacted by the ordinance, saying the required setback "makes appropriate sites prohibitive in places we'd like to see the city densify." The majority of the other developers who spoke at the public hearing agreed with Wyatt's argument that the ordinance would be "deleterious to the future of Houston"
Planner (and one-time mayoral hopeful) Peter Brown advocates for taking a closer look at the ordinance's emphasis on development within strictly-defined MACs. He pointed to the Sharpstown shopping area, saying its location next to a residential area could prevent its redevelopment into a vital economic hub. Brown suggested nearly 50 other development opportunity sites that aren't necessarily close to the eight MACs, such as the Washington Avenue Corridor, the Montrose/Westheimer hub and Bellaire West/International District.
Time will tell whether the official ordinance will reduce the 50-foot setback, grandfather in-progress developments or offer generous variances. The planning commission will hold a workshop next week, and forward changes to the ordinance proposal to the city administration on Aug. 4, after which it will be presented to the City Council draft committee.
A rendering illustrates one of the building's penthouses.Rendering courtesy of Shimahara Visual