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-   -   HOUSTON | Development Thread II (https://skyscraperpage.com/forum/showthread.php?t=114123)

Owlhorn Apr 14, 2011 1:04 PM

Quote:

Originally Posted by Shasta (Post 5210045)
Word on the street is the Hines building is a go but someone leaked before they were ready to announce. I've been hearing a late 2012 groundbreaking with an early 2014 opening date set. It's the worst kept secret in town.

Also, while everyone is lamenting the potential loss of some jobs at Continental and Devon, people aren't mentioning that the Houston job market performed WAY better than predicted last year. Additionally, the big oil/energy companies are starting to hire. With the Gulf opening back up to drilling and the price of oil remaining around $100 a barrel, things should really start to pick up here in town.

And, I hate to rain on the Dallasite's parade, but our three brand new towers are starting off pretty damn well. The Hess Tower is 100% leased out. The building in the Pavilions is also 100% leased out to NRG (Reliant Energy). And, while the Hines tower isn't 100% leased, they did land two stellar tenants in KPMG (top floors) and BG Group (naming rights).

The time is right to start something now to take advantage of the future. The class A market in downtown is way too tight right now for someone to not make a play.

Lastly, word in Pine Shadows, where the head of Continental lives, is that the wife is flat out refusing to move to Chicago. Their house, which is just down the street from my parents' place is fully occupied and there's been no attempt to sell... Just sayin'

Why should that make Dallasites mad?

TexasPlaya Apr 14, 2011 3:24 PM

Quote:

Originally Posted by Owlhorn (Post 5241097)
Why should that make Dallasites mad?

I think when you look at the context of the discussion, he was merely adding a response to a Dallasites' comments about how DT Houston is losing tenants.

TexasPlaya Apr 14, 2011 3:27 PM

Quote:

Originally Posted by Tumbleweed_Tx (Post 5240808)
Disney sailing out of Galveston will only help parking lot owners and those three guys who have service stations on Harborside at I-45... The GPD directs cars west onto Harborside, straight out of town.

You'd be surprised how many of these cruise going folks eat and check out Galveston before getting on the ship.

c4smok Apr 18, 2011 9:14 PM

Saw this posted up at TheHaif.com

Exxon HQ construction underway.. Aerial via Swamplot through unknown photographer

http://swamplot.com/wp-content/uploa...rial-close.jpg

//Link
http://swamplot.com/aerial-views-of-...15/#more-27794

fits into Springwoods plans..

http://www.springwoodsvillage.com/im...us%20Label.jpg

JoninATX Apr 18, 2011 9:22 PM

I'm confused so Exxon is building a campus right where Springwoods Village going?

c4smok Apr 18, 2011 9:28 PM

http://x.iil.li/modeximg.png

should give you a better idea =0

JoninATX Apr 18, 2011 9:32 PM

Ok, so Exxon is going to be north of Springwoods Village.

weatherguru18 Apr 19, 2011 2:32 AM

I had the privilege of speaking with an Exxon media relations guy and I informed him of the arial photographs we had of the area. I asked him straight up if indeed Exxon was moving forward with an elaborate corporate campus. The gentleman said "I can tell you that site work continues at that location and all options are still on the table---that's anything from leaving things as is on one end to building a new corporate campus on the other. I replied to him, "but sir, there have been thousands of trees cleared from the area and clearly this is in the exact location of the planned corporate campus according to Springwoods Village. Site work requires the removal of thousands of trees?" He replied, a statement on the campus would be released "very soon" and that all he could confirm is that site work continues at that location. When I asked what "very soon" meant, whether it was days or weeks, he would not comment. So that's the latest from the horses mouth.

Orlando Apr 19, 2011 3:22 AM

Quote:

Originally Posted by photolitherland (Post 5119630)
Photos I took 2 days ago, now Im back in Arkansas, YAY


http://i1117.photobucket.com/albums/...rdboy1/mp4.jpg
That is how you do a parking garage.

What an amazing tower! Pickard Chilton does beautiful buildings!

Btw, this is the first time I've looked in the Houston thread, and I've just got to say that I am very impressed with all of the great strides that the city and the people are doing to make it a better city to live in. :tup:

photoLith Apr 19, 2011 3:42 AM

Quote:

Originally Posted by c4smok (Post 5246148)
Saw this posted up at TheHaif.com

Exxon HQ construction underway.. Ariel via Swamplot through unknown photographer

http://swamplot.com/wp-content/uploa...rial-close.jpg


Yuck yuck yuck, I thought we evolved past these giant suburban campuses.

weatherguru18 Apr 19, 2011 4:40 AM

Quote:

Originally Posted by photolitherland (Post 5246666)
Yuck yuck yuck, I thought we evolved past these giant suburban campuses.

I can't understand why when big, elaborate projects happen in The Woodlands (or near The Woodlands), people are quick to criticize. But let it happen "Sugar Land" <nose in the air> and all of a sudden it's a bad ass project. If this was going up along the energy corridor, it would be applauded for being another large anchor in that area with fancy buildings, density, and 17,000 additional people to liven up the business. :hell:

JoninATX Apr 19, 2011 6:42 AM

If it's this top secret then I should expect a good design from the architects god I hope it's not a bunch of low rise buildings. Maybe we will see alot of
20+st. buildings clustered around the site.

photoLith Apr 19, 2011 2:52 PM

No it will probably be like the sears campus in suburban Chicago with one giant low rise building surrounded by a sea of parking yay.

Trae Apr 19, 2011 5:16 PM

Quote:

Originally Posted by photolitherland (Post 5247097)
No it will probably be like the sears campus in suburban Chicago with one giant low rise building surrounded by a sea of parking yay.

Not even close actually. You should look at what was posted on Swamplot. Exxon is going cheap with this campus.

c4smok Apr 19, 2011 8:42 PM

http://swamplot.com/wp-content/uploa...campus-map.jpg

thats all I can find on swamplot.. does not really tell you a lot.

Complex01 Apr 19, 2011 11:27 PM

Those trees are really tall. You would have to get some good height to even be able to see anything from 45. But yea yuck to removing all those trees for such a sprawling thing. Even thought it is in the middle of one of the worst sprawled out areas of the city...

Rail Claimore Apr 20, 2011 6:12 AM

Quote:

Originally Posted by photolitherland (Post 5247097)
No it will probably be like the sears campus in suburban Chicago with one giant low rise building surrounded by a sea of parking yay.

That's being too nice to Sears.

Trae Apr 20, 2011 6:15 AM

Quote:

Originally Posted by c4smok (Post 5247589)
http://swamplot.com/wp-content/uploa...campus-map.jpg

thats all I can find on swamplot.. does not really tell you a lot.

All of those "z" shapes are buildings surrounding the four larger white blocks, which are parking garages.

JoninATX Apr 20, 2011 9:51 AM

Looks like there will be 20 buildings plan for the site.

nava Apr 21, 2011 9:03 PM

when are the trees going up on hines place?

weatherguru18 Apr 21, 2011 10:44 PM

It is very unlikely, imo, that any of these buildings will be more than 3 or 4 stories. If there are 20 buildings on site with 3 million sq. feet, that means all the buildings will average 150,000 sq. ft. Hardly enough sq. footage for a building of significant height.

TexasPlaya Apr 22, 2011 4:06 AM

Former Texaco building downtown may become 240 apartments

Sounds like good news if it comes to fruition.

"EFO Holdings has preliminary plans for a residential building combined with some retail, Hassler said. About 240 units would fit in the historic structure and be part of the first phase of development, he said. The first phase is budgeted to cost about $70 million, he said."

JoninATX Apr 22, 2011 1:14 PM

Apartment Building Replacing Tavern on Gray Won’t Have Any Retail, But Really Wants To Hug the Street Anyway

http://swamplot.com/wp-content/uploa...ay-nw-view.jpg

Quote:

Houston’s own Hanover Company wants to build this 5-story apartment complex on the current site of the Tavern on Gray, just east of the shopping district that extends along West Gray to Shepherd. And it’s hoping to get a variance from the planning commission that would allow the buildings to have smaller setbacks than current regulations allow: 15 ft. along Waugh (where 25 would otherwise be required) and just 5 ft.
http://swamplot.com/

JoninATX Apr 22, 2011 1:16 PM

Word is on haif that there are several cranes up at the Exxon campus.

http://www.houstonarchitecture.com/h...n/page__st__50

glowrock Apr 22, 2011 4:45 PM

Quote:

Originally Posted by weatherguru18 (Post 5246734)
I can't understand why when big, elaborate projects happen in The Woodlands (or near The Woodlands), people are quick to criticize. But let it happen "Sugar Land" <nose in the air> and all of a sudden it's a bad ass project. If this was going up along the energy corridor, it would be applauded for being another large anchor in that area with fancy buildings, density, and 17,000 additional people to liven up the business. :hell:

No, not at all. If this were in the energy corridor, the office campus would be made up of several 10-15 story towers with probably a nice greenspace/park area in between them, along with lots of additional apartment complexes surrounding the towers. Sure, the energy corridor is somewhat sprawly, but it's also relatively dense, both in terms of office space and number of people per square mile. Lots of apartment complexes, especially along Eldridge!

Aaron (Glowrock)

TexasPlaya Apr 23, 2011 12:54 AM

Quote:

Originally Posted by glowrock (Post 5251583)
No, not at all. If this were in the energy corridor, the office campus would be made up of several 10-15 story towers with probably a nice greenspace/park area in between them, along with lots of additional apartment complexes surrounding the towers. Sure, the energy corridor is somewhat sprawly, but it's also relatively dense, both in terms of office space and number of people per square mile. Lots of apartment complexes, especially along Eldridge!

Aaron (Glowrock)

A lot of that stuff is being planned by a developer to be located directly south of Exxon campus. North Houston is going to really get a big boost from this.

Quote:

Originally Posted by c4smok (Post 5246174)


mfastx Apr 24, 2011 4:19 AM

I hate to be such a Debbie Downer, but I don't really see what the big deal is about the new Exxon campus.

TexasPlaya Apr 24, 2011 4:35 AM

Quote:

Originally Posted by mfastx (Post 5253206)
I hate to be such a Debbie Downer, but I don't really see what the big deal is about the new Exxon campus.

I didn't realize it was a "big deal". However, you aren't the least bit happy that out of other cities' suburbs, Houston was chosen by Exxon to be the location for consolidation? Well actually I don't think Exxon has officially announced anything. But it sure does look like they are planning something.

glowrock Apr 24, 2011 5:02 AM

The problem is, all it's really going to do is result in several empty Greenspoint towers, that's all... :(

After all, isn't Exxon the single largest tenant in the whole Greenspoint complex?

Aaron (Glowrock)

TexasPlaya Apr 24, 2011 5:16 PM

Quote:

Originally Posted by glowrock (Post 5253231)
The problem is, all it's really going to do is result in several empty Greenspoint towers, that's all... :(

After all, isn't Exxon the single largest tenant in the whole Greenspoint complex?

Aaron (Glowrock)

Well it is true that those towers will become empty. Keep your fingers crossed that Houston's economy continues to improve, and those towers will be absorbed. Greenspoint may have lost some of its desirability due to the decline in the surrounding area but it still has very close proximity to the airport. Hopefully, the TIRZ they implemented in the area will make infrastructure improvements and clean it up. Also, a few of the buildings were converted to LEED status in order to compete in the office market.

Shasta Apr 24, 2011 11:08 PM

You aren't the only one. Exxon will be leaving Houston city limits and moving into an unincorporated area that used to be a native pine forest. The plans call for 3,000,000 square feet of office space in a sprawling campus that will pretty much require everyone who works there to drive to work.

If you're a young petroleum engineer right out of college, where would you rather work, Hess Tower downtown or Exxon's new campus?

glowrock Apr 24, 2011 11:28 PM

Quote:

Originally Posted by Shasta (Post 5253805)
You aren't the only one. Exxon will be leaving Houston city limits and moving into an unincorporated area that used to be a native pine forest. The plans call for 3,000,000 square feet of office space in a sprawling campus that will pretty much require everyone who works there to drive to work.

If you're a young petroleum engineer right out of college, where would you rather work, Hess Tower downtown or Exxon's new campus?

I agree that it would be far better just to renovate their existing Greenspoint buildings, Shasta. But to answer your question about where would a recent graduate rather work, it's a tough one. Downtown's not exactly the first place most new graduates would prefer to live (lack of housing first of all, lack of nightlife and streetlife secondly), and The Woodlands actually has good housing (including some urban-style lofts and flats), and a very good amount of restaurants and shopping, much of it walkable from many of the newer apartments/lofts/flats.

But your point still stands.

Aaron (Glowrock)

llamaorama Apr 25, 2011 12:54 AM

Same old Houston cycle of new edge cities forming while others decline.

AusHou Apr 25, 2011 2:24 AM

Quote:

Originally Posted by llamaorama (Post 5253890)
Same old Houston cycle of new edge cities forming while others decline.

I'm not doubting you, but can you give some examples? I want to know which ones to avoid when eventually looking for a permanent place to live. What about Cinco Ranch? I hear great things about it and it's pretty much an edge city, so to speak. I'd rather live in the inner loop, of course, but I can see getting priced out easily.

photoLith Apr 25, 2011 2:44 AM

^
Go to city data forum to ask questions like that.

llamaorama Apr 25, 2011 6:38 AM

Cinco Ranch is very nice and full of larger houses.

My observation just comes from what has happened to places with more apartments, commercial centers, etc. Not traditional suburbs.

N90 Apr 25, 2011 4:55 PM

Pleasure Pier in Galveston:
Quote:

Landry’s is proposing a magnificent renovation of the Pier. The renovation will turn the property into a world-class destination such as the Navy Pier in Chicago, and the Santa Monica Pier in Malibu, CA, and many others throughout the country.

http://blog.galveston.com/what-to-do...pleasure-pier/
http://blog.galveston.com/wp-content...asurepier4.jpg
http://blog.galveston.com/wp-content...asurepier3.jpg
http://blog.galveston.com/wp-content...asurepier2.jpg
http://blog.galveston.com/wp-content...asurepier1.jpg

photoLith Apr 25, 2011 4:58 PM

That looks kick ass but they might want to change the name lol

glowrock Apr 25, 2011 6:57 PM

Looks nice, but how can Landry's ensure another hurricane won't toss it right back into the Gulf of Mexico?

Aaron (Glowrock)

Metro Matt Apr 27, 2011 2:00 AM

Quote:

Originally Posted by glowrock (Post 5254669)
Looks nice, but how can Landry's ensure another hurricane won't toss it right back into the Gulf of Mexico?

Aaron (Glowrock)

Is anything in life for sure?

glowrock Apr 27, 2011 3:16 AM

No, nothing in life's for sure, but it IS a sure thing that Galveston will be hit by storms in the future. I'm not saying a nice pier complex isn't potentially feasible, but I think a LOT of work needs to be done to ensure as much as possible it doesn't end up falling into the Gulf of Mexico in even a mild to moderate hurricane.

Aaron (Glowrock)

N90 Apr 27, 2011 8:15 PM

Quote:

Originally Posted by glowrock (Post 5256691)
No, nothing in life's for sure, but it IS a sure thing that Galveston will be hit by storms in the future. I'm not saying a nice pier complex isn't potentially feasible, but I think a LOT of work needs to be done to ensure as much as possible it doesn't end up falling into the Gulf of Mexico in even a mild to moderate hurricane.

Aaron (Glowrock)

This is the wrong methodology.

With careful planning and structural engineering comes a masterpiece to last eons. It's what Japan and California have done for generations to build structures that can withstand the likes of Earthquakes. Galveston has recently started this trend as well, and Laundry's has already stated in the past that all his new developments will keep mold to it.

Have you heard of "Beach Town" in Galveston? It was recently built in the last 4-5 years and absolutely had zero damages to it by Hurricane Ike, where as other developments including the flagship hotel saw hell come and go. It's how it was designed to withstand wind damage, which is the most deadly part for these developments against a hurricane.

Careful planning and a big pocket book will help build sustainable developments for decades with minimal renovations necessary. This project happens to be one of those.

My only gripe with it is the lame name for it, my gosh sounds like some perverted child molesting joint rather than a amusement park pier.

glowrock Apr 27, 2011 9:12 PM

Quote:

Originally Posted by N90 (Post 5257481)
This is the wrong methodology.

With careful planning and structural engineering comes a masterpiece to last eons. It's what Japan and California have done for generations to build structures that can withstand the likes of Earthquakes. Galveston has recently started this trend as well, and Laundry's has already stated in the past that all his new developments will keep mold to it.

Have you heard of "Beach Town" in Galveston? It was recently built in the last 4-5 years and absolutely had zero damages to it by Hurricane Ike, where as other developments including the flagship hotel saw hell come and go. It's how it was designed to withstand wind damage, which is the most deadly part for these developments against a hurricane.

Careful planning and a big pocket book will help build sustainable developments for decades with minimal renovations necessary. This project happens to be one of those.

My only gripe with it is the lame name for it, my gosh sounds like some perverted child molesting joint rather than a amusement park pier.

Don't talk to me about poor methodology, N90. First of all, as I grew up in the L.A. area, I know all about piers and the damage that occasionally happens to them, either by unnatural causes (fires, please see Stearns Wharf in Santa Barbara) or serious storms (Redondo Pier in Redondo Beach, just for one example). Again, I never once said it was an insurmountable issue, but damn it, Galveston can get some really nasty storms.

I personally love really cool pier-based entertainment venues. I think they are freaking awesome places in general. However, I think they're also extremely prone to severe issues with all manner of storms. It's a fact of life. :(

Aaron (Glowrock)

N90 Apr 28, 2011 11:26 PM

The East End could soon have its own small museum district:
Quote:

The other possible museum moves, the Metro rail line under construction along Harrisburg Boulevard, the management district's sidewalk improvements on major streets, and the district's vision for a trolley connecting the museums encouraged him to relocate to the East End, said Hernandez, who grew up on Canal Street.
Having several museums so close to each other would help make the area more of an entertainment district as well, said David Cook, a real estate broker with Cushman & Wakefield in Houston.
"It would be tremendous. It would be another magnet to bring people into this area," he said, noting that much interest is already being spurred by the development of the Dynamo stadium nearby.

http://www.chron.com/disp/story.mpl/...e/7540626.html
Navigation Boulevard Promenade in East End:
Quote:

The district envisions more than just new sidewalks. A redesign of Navigation would include turning the street, which currently accommodates four lanes of traffic, into a more walkable space with only two lanes of traffic. The other lanes would be used to add parking and to expand the esplanade dividing the street into a plaza and park space with benches, gazebos, trees and kiosks.

http://blogs.chron.com/primeproperty..._of_bigge.html
Quote:

Originally Posted by glowrock (Post 5257599)
Don't talk to me about poor methodology, N90. First of all, as I grew up in the L.A. area, I know all about piers and the damage that occasionally happens to them, either by unnatural causes (fires, please see Stearns Wharf in Santa Barbara) or serious storms (Redondo Pier in Redondo Beach, just for one example). Again, I never once said it was an insurmountable issue, but damn it, Galveston can get some really nasty storms.

I personally love really cool pier-based entertainment venues. I think they are freaking awesome places in general. However, I think they're also extremely prone to severe issues with all manner of storms. It's a fact of life. :(

Aaron (Glowrock)

Actually when I wrote "this is the wrong methodology" I didn't mean for it to sound so serious and rude. I apologize for that, I could have edited my post but the "this post has been edited by N90 with time table" is just an eye sore for me when scanning through older posts so I left it as is.

Internet communication shows no emotions, but I definitely didn't mean it to be in an abrasive tone haha. And what I meant to say was, I mean we're very common civilians and the ideas that we come up with "a hurricane will destroy it eventually because its on a pier in Galveston" are ideas that developers have already thought about before proposing their plans for these things. What I mean is, if they're going to pursue building something like his out there and knowing the history of the area, they'll do it cautiously or they'll do something to it to withstand. Pleasure Pier used to exist in Galveston decades ago but had to be torn down for another development or something, it was successful then being in the same island, it can do better now with advancement in technology to withstand natural disasters.

From what I understand personally, they need to scrap that name though, otherwise it looks great.

N90 Apr 30, 2011 7:05 AM

Not much action this year it seems but for what its worth theres some stuff happening. 3 new things in Metro Houston.

http://assets.bizjournals.com/housto...spital.jpg?v=1
Bay Area Houston Regional Medical Center Hospital Development:
Quote:

Medistar Corp. is partnering with Surgical Development Partners to build the 248-bed Bay Area Regional Medical Center in Webster.

Read more: New hospital coming to Webster | Houston Business Journal
http://www.bizjournals.com/houston/p...o-webster.html
New Office Building Development in The Woodlands:
Quote:

The Woodlands Development Co. plans to break ground in four to six months on its next Class A office building following the recent Newfield Exploration Co. lease that fills the remainder of 4 Waterway Square

Read more: Newfield HQ move prompts new office development in The Woodlands | Houston Business Journal
http://www.bizjournals.com/houston/p...ew-office.html
http://assets.bizjournals.com/housto...lleria.jpg?v=1
Dinerstein cracks Galleria area with first multifamily complex:
Quote:

Dinerstein’s third Millennium-branded apartment project in the Houston area will rise at 2525 McCue, on the north side of the Galleria. The 237-unit complex is adjacent to the site of a 380,000-square-foot office building under development by Redstone Cos.

Read more: Dinerstein cracks Galleria area with first multifamily complex | Houston Business Journal
http://www.bizjournals.com/houston/p...area-with.html

glowrock May 1, 2011 12:31 AM

I like the article concerning the relocation of several museums to the East End. I agree with the tone of the article, hopefully that will help to revitalize the entire area! :yes:

Also, it appears that the new apartment complex on McCue Rd. is the site of the old 60's or 50's garden-style apartment complex literally across the street from the Residence Inn on McCue. Nice to see another nice complex enter the area. Too bad I'm sure it will be priced so high as to keep it out of reach for the majority of Houstonians... :(

Aaron (Glowrock)

AusHou May 1, 2011 1:41 AM

I like the design of the McCue complex.

N90 May 3, 2011 1:22 AM

Not in the city of Houston but in Metro Houston.

http://www.shsu.edu/~masterplan/imag...lustration.jpg
Sam Houston State University Master Plan:
Quote:

The 6-Year Phasing Plan was designed to follow this last approach.
It is an aggressive strategy that will allow SHSU to achieve several
important goals:
1. Begin to make up for current deficiencies in laboratory,
classroom, and office space and accommodate the increased
student population expected by 2014.
2. Continue to house 20 percent of students on campus, which
accommodates the required on-campus freshmen and a small
percentage of upper classmen.
3. Build a new south plant that will be necessary before any
additional academic buildings are constructed in the south
quadrant of campus.
4. Balance parking needs that will increase due to rising enrollment
and loss of surface parking lots to new building construction.

http://www.shsu.edu/~masterplan/docu...alityPrint.pdf
TMK IPSCO to build Houston R&D center:
Quote:

TMK IPSCO will hold a groundbreaking ceremony May 3 for a new 51,000-square-foot research and development facility to be built near the Sam Houston Tollway in northwest Houston.
A company spokeswoman said the facility would open by the late fall of 2011.


Read more: TMK IPSCO to build Houston R&D center | Houston Business Journal
http://www.bizjournals.com/houston/n...rd-center.html
http://images.loopnet.com/xnet/mains...631&Height=421
Scouts Square Midtown:
Quote:

Scouts Square is Midtown's newest development. 1911 Bagby will consist of a basement bar/club, 1st floor Moor's Restaurant, 2nd floor banquet space and 3 floor office. Unique opportunity to build to suit your specifications located on 3rd floor. Est 10,000 sqft and can be divisble. Across the street will be 10,000 sqft restaurant, Blackfinn American Saloon, and a parking garage directly above.

http://www.loopnet.com/Listing/17061...by-Houston-TX/

Midtown Scout Square Property - Dr. Lucky Chopra with Deccan Development is renovating the historic Boy Scouts Building in Midtown and Repurposing it into a mixed-use building which will inlclude club space and restaurant space as well as banquet and/or conference center and office space. The building will feature a 3-story wine tower & waterfall integrating three entertainment floors destined to be a one-stop destination for fun, food, and music. The project has great visibility from the Pierce elevate and is expected to transform the Midtown skyline. Expected completion is September 2011.

http://002mag.com/wordpress/digital-edition/

photoLith May 3, 2011 1:41 AM

Wow, I always thought Sam Houston was a podunk university, looks like its really trying to change.

N90 May 3, 2011 10:48 PM

http://innerlooped.com/wp-content/up...11/05/post.jpg
POST MIDTOWN PHASE III:
Quote:

The Company today announced the development of Phase III of its Post Midtown Square apartment community in Houston, TX. Post Midtown Square® – Phase III is planned to consist of 124 apartment units with an average unit size of approximately 889 square feet and approximately 10,864 square feet of street-level retail space, and is expected to have a total estimated development cost of approximately $21.8 million.

http://innerlooped.com/809/post-midtown-phase-iii/


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