Houston: Mixed-Use EaDo District Mid-Rise Granted Variances at Planning Commission
Feature Illustration (above): An architectural rendering of the planned 2404 Navigation mixed-use residential mid-rise. Courtesy: Marquette Companies.
by Adolfo Pesquera
Houston (Harris County) — A Chicago, Illinois-based developer was able to obtain four variances this month from the Planning Commission on variances requested for a mixed-use, nine-story residential structure with ground floor commercial.
An earlier effort, as reported Feb. 22, 2019 in VBX, to walk this project through the city’s review process was delayed over concerns about locating the building lines.
Schematics of the building line, pedestrian realm and building height. Courtesy: Marquette Companies.
The project site is on a former Houston Independent School District campus that is now mostly vacant land. The south end of the lot has been used for surface parking. The lot occupies approximately the east half of a city block located northeast of where Navigation Boulevard crosses Canal Street.
The developer, Marquette Companies, describes the project on its site as a 300-unit multifamily development that will offer one-, two-, and three-bedroom units and 18,000 square feet of retail space for a restaurant and cafe.
On-site amenities are to include a rooftop pool, fitness center, yoga studio, co-working space and a sky lounge with views of downtown.
The project was to break ground before year’s end, with the first units expected to be available sometime in 2021.
The Planning Commission did eventually grant variances related to reduced building lines and rights-of-way widening, based on a conceptual site plan. The project came back Sept. 5 to memorialize the variances based on the completed site plans. The requested changes are:
To allow reduced building lines varying approximately between zero to 4 feet for a portion along Navigation Boulevard.
To allow a zero-foot building line along the northeastern 28-foot portion of Navigation Boulevard for overhead balconies only.
To allow access to McAlpine Street for building services only.
To not extend or terminate Marsh Street with a cul-de-sac and to allow access to Marsh Street.
The nine-story building will have a parking garage sandwiched between upper floors of residential and ground floor retail and office spaces facing Navigation and Canal.
“The ground floor will have a glass wall facing both Navigation Boulevard and Canal Street. Vehicular access to the site will be taken from the adjacent private access easement and Marsh Street, and access for building services only will be taken from McAlpine Street.
Marsh functions like a private street that separates the east and west sections of the city block. By granting the variance allowing access to March, this minimizes car traffic on the adjacent major streets.
Along Navigation, a 23-foot pedestrian realm will be provided with a width of 18 feet-5 inches unobstructed sidewalk and a 5-foot safety buffer. Along Canal, there will be a 16 foot-1 inch pedestrian realm (12 feet-1 inch width unobstructed sidewalk; 3 foot-11 inch safety buffer).
Brininstool+Lynch is the project architect.
The ground floor site plan for 2404 Navigation. Courtesy: Marquette Companies.
Adolfo Pesquera (Reporter/Editor) is a veteran news journalist. He has worked for Hearst Corp., American Lawyer Media, News Corp and Freedom Communications. His work has been published in newspapers and magazines across the USA. He is a journalism graduate of UT-RGV. He writes, edits and creates digital pages for VBX.