Dave Seeburger
@daveseeburger
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Investing in walkable neighborhoods. Using Qualified Opportunity Zones and Historic Tax Credits.
Houston Heights
Joined May 2009
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About me… Concept Neighborhood acquires, develops and manages clusters of mixed-use properties in walkable urban neighborhoods.
I spend most of my time on asset management and investor relations.
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In a rare capitulation to constituent complaints, parts of a
@HoustonHeights
road-safety project were removed.
These floating bus stops separated bus, rider and bike traffic - making it safer to move by bus or bike. But some felt they were too dangerous for cars.
Newly
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With no zoning in a historic district, the Houston Heights neighborhood has a great *mix* of neighborhood businesses mixed among homes.
When many Americans hear “mixed-use development” they picture a chain store moving in next to their single-family home. We need to change that picture to neighborhood corner stores and cafes.
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Excited to share more about our neighborhood investment project, “the first of its kind in Houston.”
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Replaced old garage doors with steel and glass storefronts. Each was a slightly different size. And a beast to install.
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Pretty impressive that you can ride or walk from one side of downtown
@HoustonTX
to the other without crossing a street. Thanks to
@buffalobayou
.
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Live in an urban neighborhood and don’t want people parking in front of your house?
Add a fake fire hydrant to your front yard like this one down the street from me.
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No zoning makes it easier to turn this old bar into 30 condos.
No zoning allows for these old homes to be more easily converted into businesses. Diversity of use is good for walkability.
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How much of your downtown is dedicated to parking? Here’s Houston.
excludes underground and podium parking. but includes garages.
Explore how much land cities dedicate to parking in over 80 major cities with this map tool featured by
@parking_reform
! Go to to learn more about cities across North America and their parking reform status.
#BlackFridayParking
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Just bought a 1950’s gas station from a family that owned it for 60 years. (with cleanish enviro and a tenant in tow!) On an important corner of the neighborhood.
Enjoyed seeing the siblings light up with stories of growing up near the station, walking tacos to dad for lunch,
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Houston is a pragmatic city. *Function* is a high priority. The bayous, for example, remove water from the city. Historically, that was all their only function.
But as the city’s grown, it’s gotten more imaginative. Just look at what it’s done with the bayous.
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No zoning makes it easier to convert this old home into a coffee shop. OR into four of those townhomes in the background.
No zoning makes it easier to turn this old bar into 30 condos.
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Reminds me of this awful (early 80’s?) picture of Houston. Thankfully much has filled in. with more than pictured here (2020?) and more coming. like Astros Ballpark Village!
The top image is from a 1919 map of downtown Atlanta and the bottom is a photo of the same area from 2014.
Only one 3-building cluster of this entire multi-block area remains today. Most of the productive architecture has been replaced by wealth-sucking parking lots.
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@ncoxbarrett
@HoustonHeights
Interesting. Seems like a missed opportunity somehow. I wonder if installing a bus shelter on the island, for example, would be more effective. and more obvious to drivers.
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No zoning allows for these old homes to be more easily converted into businesses. Diversity of use is good for walkability.
No zoning allows this property owner to open a piano teaching business in her (beautiful) home. That’s a good thing.
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Pedestrian islands like this new one near my house slow down cars and shorten the distance to cross the street making a neighborhood more walkable. Part of a broader investment to improve this trail.
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Hand-painted signs are the way to go.
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@realEstateTrent
We’re developing what I’ve been told is Texas’ first CoHousing community. Started by a group of ~10 couples that wanted to live together. 33 units total. Condos with lots of common space and designed to encourage engagement. Construction starts Monday!
Cohousinghouston[dot]com
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We’re picky about our retail tenants’ signs. But our signage criteria is pretty simple.
Hand painted or metal signs only. and only from a short list of artists.
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Reminds me of these bulb outs in
@HoustonTX
Hyde Park. Makes the neighborhood more walkable by slowing traffic, especially right turns, and shortening the distance to cross.
"Daylighting" is a simple safety measure which removes curb parking spaces around an intersection to increase visibility for people walking and driving alike in order to minimize conflicts.
Reply with an intersection that needs to do this!
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A neighborhood development strategy is not easy to explain. Hopefully this video helps.
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Downtown
@HoustonTX
before and after freeways. For better or worse….
Some followed bayous and were less intrusive. But the grid at bottom center of each pic was wiped out.
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Well I said rare but.. just came across another project that was built and then removed in New Orleans.
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“Demand for walkable well-connected real estate far exceeds supply
“Walkable urbanism accounts for 1.2% of land but generates 20% of nations GDP
“Houston developers see opportunity to transform neighborhoods into walkable urban places
@GHPartnership
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An example of how parking is done in Houston…
A variance was requested to develop a property with fewer spots than required by code.
5.5ksf of rest/retail in four buildings on ~13ksf land. 36 required spots reduced to 23 using historic and bike credits. Then 23 reduced to 8
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These new land bridges at Houston’s Memorial Park 🤩
Part of a ten-year $155M improvement plan. Made possible by a public-private partnership and Houston’s generous philanthropists. $70M from
@KinderFound
, $40M from other donors, $15M from
@MemorialPark
, $30M public funding
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First signs of this roundabout taking shape in Houston East End.
I hear mixed reviews on roundabouts.
Your thoughts?
@SecondWard_63
@EastEndDistrict
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After nothing but acquisitions for ~3yrs, we submitted our first set of permits this week!
Look forward to preserving and revitalizing these Historic buildings.
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@realEstateTrent
Our leases prohibit channel letters and require hand painted signs.
This small tweak has real impact on the look and feel of a storefront. ;)
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We received two important variances from
@HoustonPlanning
commission yesterday!
Clearing the way to create a more walkable neighborhood with more Historic buildings.
Thank you to those that showed your support! The vote was unanimous. Houston wants this.
Guess we can take
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Work with agents that know the area.
This listing for a $600k “tear-down” in one of Houston’s historic districts includes comments that are less than true.
“getting the historic restrictions removed” is not possible.
“Heights Historic” is not a thing.
Approval to demo the
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This ‘bayou-front’ will become part of the
@buffalobayou
East transformation. One example of how Houston is amenitizing its bayous.
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The state allows
@HoustonTX
utility company
@CenterPoint
to install these massive 5’ x 100’ power poles in any public ROW without notice to nearby property owners.
Power is a necessity but sure glad I don’t have one of these towering over my front yard. Is this normal in other
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Step 1. Add food truck.
Just bought a 1950’s gas station from a family that owned it for 60 years. (with cleanish enviro and a tenant in tow!) On an important corner of the neighborhood.
Enjoyed seeing the siblings light up with stories of growing up near the station, walking tacos to dad for lunch,
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@realEstateTrent
Related. I’ve met with a lot of boomers that are ready to retire and sell their business. But their business can’t afford the real estate it’s in. Fortunately, they have the real estate to sell.
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Downtown Houston has 6 miles of tunnels that connect buildings and offer restaurants, retail, etc. But only during weekdays.
So pedestrian traffic is split between the tunnels (weekday) and the street (evening/weekend). And street life suffers.
Fill the tunnels. Add more trees
Explore Houston’s downtown tunnel system and diverse eateries.
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Houston legalizes more missing middle housing options including ADUs, courtyard-style houses and 3-8 unit multi-family buildings. 🎉
Houston wins over developers, surprises neighborhood groups with new development rules
#hounews
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Four years ago, my team bought a 1937 laundry facility. It was the first property of what’s become a neighborhood-wide development plan.
And it’s being honored by
@PreservationHou
at their Cornerstone Dinner on Friday! Alongside others that make
@HoustonTX
a more interesting
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@moseskagan
Yes but. That ‘wealth’ was funded mostly with debt. And those new streets and utilities are more like liabilities than assets.
Will require higher and higher taxes to maintain. Making sprawl less sustainable (than urban development) over the long term.
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Not sure if you’re ever going to get a turn? Or if that crosswalk button really does anything? A ‘Bike Detected’ sign like this one helps. The first I’ve seen in Houston.
Appreciate efforts to make this busy intersection more efficient and safer!
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Three years of assembling 30 acres in an urban (historically industrial) neighborhood.
It’s the basis of our walkable neighborhood investment strategy.
It’s not easy. But it’s done! Here are some things we’ve come across 👇
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Want to develop a great neighborhood?
Find some old buildings in a good location with a lot of land around them.
Buy those old buildings and the surrounding land.
Redevelop those old buildings into something cool.
Build dense mixed used on the land.
Done.
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Two of Houston’s largest and most popular parks are being connected! ‘This is kind of a big deal.’ 😍
Made possible with $5.4M from
@houparksboard
and $8.1M from the
@HCPrecinct4
‘Places 4 People’ initiative.
@LesleyBrionesTX
@JoeCutrufo
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The
@HeightsHTX
Historic Fire Station was built in 1914 as a city hall, fire station and jail. when the
@HoustonHeights
was its own city.
I help to maintain it as a community and event space. And we just refinished these doors. 🤩
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A good question to ask yourself when considering the merits of a neighborhood transportation project..
Is this helping people get *to* (places in) the neighborhood or *through* the neighborhood?
Strong towns don’t say “travel through here,” they say “linger here.” The more people shop, explore, and hang out in them, the more value they generate. The more people drive through them, the more value they lose. 1/6
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There’s a new bar near me. That looks old. But the wood paneling, beer signs, and cigarette machine are not old. and I’m pretty sure the burned out bulb in the sign is intentional. And it crushes it.
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@allynwest
@BillKingHouston
@METROHouston
@kcstreetcar
@HDR_Inc
@CincyStreetcar
Our project is one of many in the blocks surrounding the Plant/Second Ward rail stop. Apartments, mixed-use office/retail, bar/restaurant, and hostel. These other developers may be able to tell you more about whether this is causation or not. But a lot of recent density no doubt.
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@StrongTowns
Noticed this recently. Someone complimented my
@BikeHouston
tshirt. Then asked if I did road or mountain biking. I said Neither, I ride a hybrid bike mostly to get around the neighborhood and city.
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After ten years of entrepreneurship, I just processed my first employee payroll.
Team has grown to 11. In-house acquisitions, leasing, property management, development, design, and asset management.
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Phase 2 of an exciting project in downtown Houston that was unanimously approved by city council.
Most interested in the mention of retail + storefront incentive program and better connecting Main St to the bayou at Commerce. Valuable connectivity!
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Bulbouts, like this new one in my neighborhood, shorten the distance across a street, slow traffic, and improve visibility for people on the trail/sidewalk and the street.
They can greatly improvement walkability. And this one came at the expense of only two parking spots.
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Super easy to ride my bike to an
@astros
game. which I’m thankful for! Not super easy to park it.
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Converting an old elevated freeway into a ‘sky park’ seems well intentioned and all. And could maybe even work. But some renderings are akin to those (that never happened but were nonetheless) presented to Houston’s City Council in the late 60’s when this freeway was being built.
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Inadvertent commercial RE hack.
Bring in a plant shop as a tenant. And plants start showing up all around the property.
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Started my 14th wedding anniversary with brunch at a new spot in
@HoustonHeights
called Ema! You should try it.
It’s extra special as I’ve watched the owners work hard to go from pop-up tent to test kitchen to food hall to now their own brick and mortar. And they’re crushing
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This survey and every other for the last ten years is consistent. People want walkable neighborhoods.
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Thankful for these pedestrian islands on our way to school.
@MHRAHou
@AbbieKamin
Houston is begging for strong pedestrian infrastructure. Check out this group of middle schoolers crossing the Beltway on a Friday afternoon.
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Three steps to developing an urban neighborhood:
1️⃣ Buy a bunch of old buildings with land around them
2️⃣ Redevelop old buildings into authentic shops and restaurants
3️⃣ Build as many apartments as you can on the land.
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The stories these streets could tell..
@HoustonHeights
was a ‘streetcar suburb’ established in the late 1800’s. It’s been through a lot since then and is now one of Houston’s most desirable urban neighborhoods.
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No zoning allows this property owner to open a piano teaching business in her (beautiful) home. That’s a good thing.
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Houston reduced its min lot size for single family homes to 1,400sf in the late 90’s.
It made housing more affordable.
Did Houston's reduction of lot size mandates from 5,000 to 1,400 square feet work?
ANSWER:
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(My team and I) Just closed the biggest deal of my career! In less time than ever before! By far.
Looking back.. I was working at LargeCo in 2012 and a great RE deal slipped through my fingers. I clearly didn’t have the right type of experience, network or capital. So I quit
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Over $50M was spent along Buffalo Bayou Park just west of downtown Houston. And it’s fantastic. But replacing this skinny caged bridge should be on the short list. Any plans?
@buffalobayou
@houparksboard
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Excited to announce
@beardfoundation
Best Chef in Texas is moving to The Plant in Second Ward! A great addition to the neighborhood.
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Geothermal is a clean and reliable source of heating and cooling.
We’re installing a system in TXs first formal CoHousing project.
With the Inflation Reduction Act, these systems are becoming more possible.
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Watching things being made is an inherently authentic experience.
Which drives traffic.
And sales.
And value.
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This old abandoned freight rail line is now a hike and bike trail. A great
@railstotrails
project. Improving lifestyle, health, and businesses along the way.
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Renewed my library card! Thankful for this beautiful library in my neighborhood.
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Navigation roundabout construction uncovered piles of old brick pavers. Any idea what’s happening to these?
@EastEndDistrict
@SecondWard_63
@TxDOTHouston
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Multimodal transportation offered by nearby rail is one reason we are developing just east of downtown Houston. But there are others.
✅ Additional past and planned investments into pedestrian and bike infrastructure, parks and trails.
✅ Relatively affordable land values
@allynwest
@BillKingHouston
@METROHouston
@kcstreetcar
@HDR_Inc
@CincyStreetcar
Our project is one of many in the blocks surrounding the Plant/Second Ward rail stop. Apartments, mixed-use office/retail, bar/restaurant, and hostel. These other developers may be able to tell you more about whether this is causation or not. But a lot of recent density no doubt.
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I like urban and rural. Thankful to have Grandpa Joe’s old farm as a getaway.
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Density AND diversity are needed for productive places. Walled gardens of office buildings don’t cut it anymore.
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Along with all of the other changes
@HoustonTX
has made to improve its walkability, busking is now legal!
Never knew it wasn’t..
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Starting tomorrow, if a permit isn't approved within 15 days, you can hire a 3rd party including any licensed engineer to approve it. 🤯
New law (HB14) will be enacted in Texas tomorrow
If a municipality doesn't act on your commercial building permit application in 15 days then you can hire a 3rd party to review the plans and issue the permit
Theoretically this will speed things up massively
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Have enjoyed working from local coffee shops the last few days.
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275 hotel rooms and 3,000sf grocer replacing 55 parking spots in downtown Houston.
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Some places are more special than others. You know the ones. Thankfully,
@iononrecourse
and his friends are really good at making more of them.
Join us in Houston next week for a great time with like-minded people sharing ideas and building relationships.
Last day to register!
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@bradsnead
@heightslife
@AlexMealerTX
@BikeHouston
@emmanume
Great point.
It’s not about adding bike lanes. It’s about making it safer. and easier to get *to* places in the neighborhood and not *through* the neighborhood.
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A ‘toucan’ crossing like this one on the Heights Hike and Bile Trail allows peds and bikes to stop car traffic with the touch of a button and gives them a red-yellow-green signal.
Est cost of $150-200k paid for by the developer of that apt in the background.
The Heights Hike and Bike trail boasts enough demand to command its own green lights to stop Yale St traffic
Here’s a common evening accumulation of hikers and bikers every couple of minutes crossing the undivided street
Where else should these be installed?
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@allynwest
@PreservationHou
@HoustonTX
@DianeKingshill
@RealtorAshton
Definitely. Access to
@METROHouston
Green line was important for this building and our entire neighborhood development strategy. Along with the other past and upcoming infrastructure improvements that make it easier to get around without a car.
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This trend has become more and more obvious.
A bar with [some type of experience that drives traffic and drink sales].
A crop of golfing entertainment venues has popped up around Houston, inviting putters of all levels to try their luck with a drink in hand
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Popular street festivals are a sign of a strong neighborhood.
@HoustonHeights
White Linen Night.
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Proud of Concept Neighborhood and this ULI Development of Distinction award!
Our team and many others put a lot of blood sweat and tears into The Plant. It’s our first project in Houston’s Second Ward and an important piece of our neighborhood development strategy.
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