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Bissonnet

Ashby’s developer defends his project

Let me start by saying that I agree with Kevin Kirton, the CEO of Buckhead Investment Partners, also known as the developers of the infamous Ashby highrise, when he says that the “trip number” justification that the city used to block that project for as long as they did was bunk, and that the highrise as originally envisioned, is a better use of the space than the compromise version. The city’s regulatory system simply doesn’t allow for a way to deny this project, and the debate that ensued in which we pretended there was a way to do it ultimately served no one’s interests. We do need a better and more consistent set of rules for development, and we haven’t really begun to engage that particular discussion.

None of this changes the fact that the Ashby highrise is a bad idea. It’s incompatible with the surrounding area, and the reason there was such fierce resistance to it is that everyone outside of Buckhead Investment Partners realized that. I want to address two of the points that Kirton raises in his piece, one broad and one nitpicky, to try to illustrate this. First, the small point:

Consider that this project:

• •  Is located minutes from Downtown, Greenway Plaza and the Galleria and within walking distance of Houston’s major museums, the Texas Medical Center, Rice University and Hermann Park’s many amenities;

• •  Is on one of the top five most utilized METRO bus routes in the city and a quick half-mile walk to both the Main Street and Richmond rail lines;

• •  Will connect its residents to the community with its shared restaurant, specialty shop, wellness spa, and a small suite of executive offices.

Actually, the Ashby is about three-quarters of a mile from what should eventually be a rail stop at Richmond and Dunlavy, and nine-tenths of a mile from the Museum District stations on Fannin and San Jacinto at Binz. Fudging numbers doesn’t make me inclined to believe the rest of what you say. And the problem with claiming that this location is walking distance to the Medical Center and Hermann Park is that Rice is in between it and them, and given that it is private property, it may not appreciate a bunch of people using it as a cut-through. I can’t speak to the point about the bus route, but I am curious how many people that currently live in the area use that bus; more to the point, how many future residents of the highrise do you think would use it, and how many current or potential bus riders would disembark there in order to take advantage of its restaurant, specialty shop, wellness spa, or executive suites. Being accessible to transit is only a virtue if it gets used.

And that brings me to my larger point. The problem with Ashby is simply that it’s misplaced. You can claim, as Kirton does, that it somehow fits in with other pedestrian-friendly development by virtue of it being sort of walking distance from them, but the fact remains that there will be no network effect from putting a mixed-use highrise at 1717 Bissonnet. By that I mean that there won’t be anything else in its immediate vicinity that will also be of interest to someone who is on foot in the area. Ashby is and almost surely forever will be surrounded by nothing but residences. It’s a destination unto itself. Nobody who goes there will then walk to a neighboring shop or eatery or what have you because there aren’t any, and won’t be any. Contrast that with my hypothetical alternate location on Richmond, where a bunch of commercial development already exists and more will likely follow as the stretch of Richmond from Shepherd to Montrose attracts transit-oriented development as Main Street has. The equivalent stretch of Bissonnet is almost exclusively residential. Someone who gets off the Universities line at Richmond and Dunlavy will have a bunch of places to walk to. Someone who gets off the bus at Bissonnet and Ashby is probably going home.

An Ashby highrise that’s actually located in the vicinity of other dense, pedestrian-friendly properties is a valuable addition to that area, one that likely would generate a lot of excitement. An Ashby highrise located in the middle of a bunch of houses is at best a curiosity, and at worst a blight on the existing neighborhood. That’s been the problem from the beginning. To me, the best outcome once we realized that there was nothing to be done to stop Buckhead under the current rules is to come up with a revised set of rules for future Ashbys that will encourage the former and discourage, if not actually forbid, the latter. Unfortunately, we’re no closer to that now than we were when the project was first announced. And I don’t see how we’re going to get there from here.

The tenth time is not the charm

The Ashby High Rise still can’t get approved.

Plans for the Ashby high-rise were rejected for the 10th time Tuesday with the city saying its own traffic evaluation now shows the projects impact would push the Bissonnet Street at Shepherd Drive intersection to nearly an “F” level.

However, “A significant reduction in peak-hour trips, including appropriate trip offsets, could have a potential to address heightened concerns,” a city engineer, Mark L. Loethen, wrote in his comments.

Computing traffic level involves a formula that rates intersection flow from “A” (no traffic) to “F” (very slow).

The rejected plans were submitted April 7, making the three months until they were returned to the developers unusually long.

Developer Matthew Morgan had said Friday the length of time that passed was “somewhat unorthodox” and that Buckhead partners would resubmit plans prior a receiving decision from the Public Works Department.

“We are working on new a submission based on city’s attempts to reach an agreement,” he said, adding the partners had remained in contact with the city throughout the lag time.

Loethen said a city traffic 24-hour traffic count along Bissonnet that was conducted April 29 and showed an average increase of background traffic of 11 percent, not the 1 percent or 2 percent presented by the developer’s traffic consultant.

Link via Swamplot. For what it’s worth, as someone who frequently drives along Shepherd, the intersection at Bissonnet is quite clogged. It’s common for the line of traffic waiting at the light at Bissonnet to reach as far back as Sunset, and that’s with three vehicle lanes on Shepherd. (I can’t speak to the traffic on Bissonnet itself, as I seldom drive on it.) I have no idea what if anything the Ashby developers could do to ensure it doesn’t get any worse, though honestly I don’t think it would have much impact in any case.