Houston Needs an Adaptive Reuse Czar

HOUSTON – (By Ivy McLemore for Realty News Report) – The day after the demolition of the historic Kirby Mansion, Houston area real estate experts said the City of Houston should appoint an Adaptive Reuse Czar in an attempt to end the city’s long-standing tradition of tearing down buildings with historical significance.

On Monday, destruction machinery flattened the 36-room Tudor Revival mansion, which originally had been built in the late 1800s and was then extensively remodeled and expanded in 1926 by timber and oil magnate John Henry Kirby, the namesake of Kirby Drive. Preservationist gathered for a candlelight vigil the day before the demolition of the Kirby Mansion, which stood at 2000 Smith Street on the edge downtown Houston.

At a Tuesday conference presented by Bisnow at the Marriott Marquis to discuss how conversions, adaptive reuse, and creative financing are reshaping downtown Houston’s real estate market, Ryan LeVasseur, founder of the real estate advisory firm LeVass Ventures, said such a move is needed to preserve historical landmarks that otherwise are doomed to the wrecking ball.

Gwendolyn Tillotson-Bell, the City of Houston’s Chief Economic Development Officer said her office was brought into the Kirby Mansion situation too late to avoid its demolition, and supported LeVasseur’s idea of an Adaptive Reuse Czar.

“Another thing that could entice more people to come downtown on weeknights is to replan the current downtown street grid,” LeVasseur said. “It was built many years ago for the sole purpose of bringing people in by 8 a.m. and sending them out by 5 p.m. Forty years ago, downtown Houston was dead at night. But things have changed dramatically.”

The concepts were presented at Bisnow’s “Downtown Houston’s Next Chapter” conference.

Revamping downtown Houston’s street grid would encourage construction of one or more entertainment districts to keep fans of the Astros, Rockets, and Dynamo from leaving immediately after games. Giles Kibbe, Executive Director and General Counsel for the Astros, said the franchise is interested in building a hotel and supportive of an entertainment district near Daikin Park, but the construction of a new parking garage is a top priority.

Historic Kirby Mansion Demolished to Make Way for a Gas Station

“We will break ground on a new garage in December just north of the stadium at the corner of Congress and Chenevert. It will be completed before the start of the 2028 season,” Kibbe said. “Since Jim Crane bought the team in November 2011, we’ve cleaned up the area around Daikin Park to make fans feel more comfortable. We tore down a state prison near Congress and Crawford in 2014. We’re proud of what we contribute to the downtown community. Studies we’ve taken indicate on game nights 50% of the people downtown are there because of the Astros.”

Experts at Tuesday’s meeting agreed any possible construction of a new downtown entertainment district must wait until after construction is completed on a project that will double the size of the George R. Brown Convention Center by 2028.

In other news at the meeting:

Amber Burda, Chief Operating Officer of the Houston Livestock Show and Rodeo, said the Rodeo, “Loves Reliant Park and has no plans to leave. The Rodeo has an annual impact of $326 million. That’s like hosting a Super Bowl annually.”
Eugene Flotteron, Principal at the international architecture, planning and interior design firm CetraRuddy, said older office buildings in downtown Houston have a 25-40% vacancy rate. “Younger people seek a structure that’s more than just a residential building. They want an indoor swimming pool, pickleball courts, and shopping options under the same roof. Buildings that serve as a combination hotel and residential tower are increasing in popularity.”
LeVasseur said apartment construction in downtown Houston has tapered off since 5,000 new units were built a few years ago. “Rents have stayed relatively flat since then while construction costs are up 40-50%.”
Kibbe also dropped a hint for Astros fans, saying the team will announce the hiring of a new manager next week. Leading candidates include former Astros Brad Ausmus and Morgan Ensberg and former St. Louis Cardinals Yadier Molina and Albert Pujols.

Feature image: Historic Kirby Mansion, Courtesy Preservation Houston

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