Uptown: Gables Villa Rosa Apts [Archive] - Page 4

crescentboi

16 September 2005, 06:21 PM

Here's a shot today of the side that faces Cedar Springs currently. The area that has the black "fencing" around it is the location of the 2nd phase and there's a lot of supplies and such there, so I'm guessing that as soon as the 1st phase is complete, then they'll start working on the 2nd. And if you look around the property, the 1st phase is almost done. The landscaping and signage is already up which is usually one of the last things.

Lakewooder

16 September 2005, 07:30 PM

Is it starting resemble the visage of Castle Green?

http://www.caphotos.com/pasadena_castle_green_close.jpg

Kelley USA

19 September 2005, 11:29 AM

A nice building- but the final product does not appear to be as good as the rendering...

slfunk

19 September 2005, 02:02 PM

Renderings typically look better. They always seem to give a more texture to the building resembling one that has aged a little.

rantanamo

19 September 2005, 06:28 PM

I think that's only the "back" half of the building. The other side of this half looks pretty good I think. I think the grand entrance on the newest rendering will be built in front of the view on that last pic. Is that a correct assesment?

Kelley USA

19 September 2005, 06:30 PM

That's what I was wondering...

rantanamo

19 September 2005, 06:51 PM

Second Phase? and this grand entrance will enclose the garage and face Cedar Springs.
http://forum.dallasmetropolis.com/attachment.php?attachmentid=5467

antoinekhuu

19 September 2005, 07:40 PM

nice!

Lakewooder

19 September 2005, 08:36 PM

I'll try to post another shot of Castle Green in Pasadena:

http://you-are-here.com/building/1899_castle_green.jpg

19 September 2005, 10:20 PM

^ Nice photo. I think the right mixture of landscaping could really make this place look great.

hamiltonpl

20 September 2005, 11:11 AM

Wow. Castle Green is beautiful, Lakewooder. Is it an apartment complex?

03 March 2006, 08:20 PM

FYI, they have begun Phase II of this project. This is a great thing, IMO, because Phase II will hid ethe hideous parking structure of Phase I.

Tnekster

10 March 2006, 11:27 AM

^Hmmm, maybe somebody read your post.....

From Steve Brown today

Hiding the wall

Uptown's biggest blank wall will soon be only a memory.

Last year when Gables Residential completed the first phase of its Villa Rosa apartments near Turtle Creek, some neighborhood residents were not exactly thrilled.

That's because of the six-story beige wall that faces Cedar Springs Road. The back of the building's parking garage is covered in miles of stucco panels that do little to improve the area's ambiance.

Not to worry – the Uptown wall is going away.

Gables has started work on the second seven-story phase of the project, which will hide the blighted barrier.

Designed by architect Looney Ricks Kiss, the Mediterranean-style building will have 249 apartments, 17,500 square feet of retail space and 31,000 square feet of offices.

Instead of a blank wall, the view by next fall will be full of balconies, tile roofs and towers.

11 March 2006, 12:41 AM

^ Funny. Thanks for posting the article. I dig reading Steve Brown's articles.

FoUTASportscaster

11 March 2006, 08:21 AM

Steve Brown does a great job. He's a good writer and I, too, am a fan of his work.

barrycb

12 February 2007, 09:12 PM

This development is turning out to be massive. It's time for another pic.

logan

12 February 2007, 11:30 PM

how do you put up pictures?

logan

14 February 2007, 01:16 AM

so if someone would tell me how to put them up i have some pics. ones from an interesting vantage point too. tried to upload and it just froze. image shack thing doesnt seem to work....

antoinekhuu

14 February 2007, 01:21 AM

I use photobucket to store my pics and post the attached here

Justin Terveen

14 February 2007, 09:23 PM

so if someone would tell me how to put them up i have some pics. ones from an interesting vantage point too. tried to upload and it just froze. image shack thing doesnt seem to work....

sounds like image shack is bouncing the files due to their size. there is a 1mb size limit, and unless you've resized the files in photoshop (or whatever), there's a really good chance of them just being too large.

if you haven't already, try resizing the files to a smaller frame.. around 1024 x 768 works well for most. instead of imageshack, try www.photobucket.com .... while there are some limitations, there are other features such as mass uploading and code generator at no additional cost. photobucket has become my primary free-host, thanks to these very useful features.

once you've got the files uploaded, select each tab and follow with the "generate code" button located at the bottom of the page. look for the code marked for forums - copy code - slam it into your reply box - submit.

if you need additional help, feel free to PM me with any questions you might have. if you're totally at a loss, just zip all the files and upload them to www.yousendit.com - send me the link it gives you after. i'll host'm & post'm asap.

logan

15 February 2007, 01:08 AM

http://i171.photobucket.com/albums/u287/lobowles/th_IMG_2766.jpg (http://i171.photobucket.com/albums/u287/lobowles/IMG_2766.jpg)
http://i171.photobucket.com/albums/u287/lobowles/th_IMG_2752.jpg (http://i171.photobucket.com/albums/u287/lobowles/IMG_2752.jpg)http://i171.photobucket.com/albums/u287/lobowles/th_IMG_2755.jpg (http://i171.photobucket.com/albums/u287/lobowles/IMG_2755.jpg)
http://i171.photobucket.com/albums/u287/lobowles/th_IMG_2753.jpg (http://i171.photobucket.com/albums/u287/lobowles/IMG_2753.jpg)

St-T

15 February 2007, 11:33 AM

Thanks for posting, Logan.

DallasMan

15 February 2007, 03:09 PM

Second Phase? and this grand entrance will enclose the garage and face Cedar Springs.
http://forum.dallasmetropolis.com/attachment.php?attachmentid=5467

I sure hope that the finished product included landscaped, WIDE, sidewalks like ones pictured here...this project is massive!

St-T

15 February 2007, 04:59 PM

How is the interior finish out? Could this be a condo conversion in the future?

logan

16 February 2007, 12:42 AM

thanks St-T! and thanks ninjatune for showing me photobucket.

mexila

06 July 2007, 10:54 AM

looks like no one has commented on this project in a few months, but can we please stop ignoring the elephant in the room. LOL.

Um..........WoW is all I can say. I drove by this building this morning and as an architect, I am deeply troubled by the way this complex is turning out. One of the most prominent locations in Uptown has officially been ruined...again.

Port hole windows.....really?!? Don't EVEN get me started about the balconies. Seriously, I am grossed out.

PS Dallas, enough with the mediterranean mishigos.

Lionel Hutz

06 July 2007, 01:26 PM

On the front page of the Business section today is a big article on how apartment rentals have slowed down dramatically, yet there are 13,00 new units in the pipeline.

rantanamo

06 July 2007, 03:00 PM

The market fluctuates a lot though. One year the area is overbuilt, the next it is near shortage.

tamtagon

06 July 2007, 04:12 PM

^...and probably, what the builders and/or owners consider to be [temporarily] "overbuilt" submarkets are all suburban. Gables Villa Rosa and most other Central Dallas rentals have plenty of demand.

Mballar

23 November 2007, 03:23 PM

Has anybody moved in this thing, yet?

30kmillionaire

27 November 2007, 10:25 PM

Yes, the apartments fronting Cole have had people moved in for several months now. Concessions were about 6 months free taken up front given these people are living in the middle of a construction zone. The apartments facing Carlisle are still being finished as are the units facing Cedar Springs. Anyone have any idea about the retail component? The leasing staff seems to think there are 3-4 restaurants going in and I have heard a rumor about Starbucks possibly occupying the retail space at the corner of Cole and Cedar Springs. I'm not a real fan of Gables marketing slogan, "Blue Jean Extravagance." Give me a break, rather tacky sounding. The finish out in Phase II is much nicer than the finish in Phase I.

DallasMan

28 November 2007, 11:56 AM

^OOOooh, ther eis going to be retail!?! That makes so much sense. I drive by this every day and I keep wondering why they spent so much money and space on a big front to this complex. Retail makes sense. That would amazing if they had some new retail (particularly a starbucks) to add some life to that area. Cedar Springs can use more places to walk to besides Stanley Korshaks and the new Wachovia, and it would be decently close to the Azure, Stoneleigh, Alta Rosewood, etc.

Nice.

Kelley USA

28 November 2007, 11:58 AM

Retail is great for that area... A Starbucks would do big business here- and I do know they've been trying to attract restaurants. Can't wait to see it all finished!

Milkman Dan

28 November 2007, 12:12 PM

Seems like M grill was just a few years to early to survive that area. I hope these apartments build some demand, but with the addition of yet more resturaunts there I wonder if they are spread too thin. Depends on the target demo of the food I suppose. I've heard from multiple people that Strong's "will not make it" long term.

msutton

28 November 2007, 12:16 PM

Any photos?

DallasMan

01 February 2008, 11:40 AM

Drove by this on the way to work this morning, and was happy to see.......(drum roll)......WIDE SIDEWALKS!!!! They were putting in the sidewalks in front of this along Cedar Springs, and they are HUGE! It looks great. Looks like they will have light posts as well along the sidewalks.

I am curious to see how the front of this turns out. It looks great so far.

Kelley USA

01 February 2008, 12:41 PM

I think it'll look good once they get a few restaurants in the front...

vman

01 February 2008, 02:11 PM

I had brunch at Mattito's on Sunday and got my first close up look at this development. First of all, I'm getting a little bored with the mediterranean themed developments in Uptown. It's getting boring. And second, am I the only one who thinks this development is too large and overpowering for its location? If it has a different facade it might not looks so odd to me, but that HUGE mediterranean, stucco exterior just seems to ramble on and on. I don't hate it, but I'm not blown away by it either. I am pleased retail has been incorporated.

blue32

01 February 2008, 04:30 PM

^you are spot on. this is a giant mediterranean acid trip. it looks like chit now, think about it in ten years.

aygriffith

03 February 2008, 07:10 AM

I was always told by people when I was looking to buy when I first moved to DFW that you should NOT buy a stucco clad house. Something about over the years mold accumulates under the stucko because its not dry enough here... it was something like that. It seemed weird to me, but then I heard it from several relators on some very desirable houses...

If thats the case, I wonder how well that stucco will hold up around the base for the 20 to 30 year lifecycle of an apartment building???

berryhill

03 February 2008, 05:31 PM

There are some pretty damn humid places in the Mediterranean, I wonder how they get away with it? Maybe they have made enough advances in the development or application of stucco to prevent mold or perhaps they just aren't expecting this to be around longer than 30 years?

JohnMcKee

03 February 2008, 08:20 PM

clipper

04 February 2008, 12:58 AM

Most European and older American stucco buildings are masonry with the stucco over brick, cinderblock, terra cotta block, etc. It's too expensive to build most projects that way today. I seem to remember that they built the Mansion on Turtle Creek condos this way, however.

Kelley USA

17 March 2008, 12:39 PM

I walked by this place yesterday- and I must admit it actually looks really nice!!! Anyways, I noticed a sign in one of the windows- it was a request for an Alcohol Permit for "Geisha House". This is a pretty popular spot with locations in Atlanta and Los Angeles. It's owned by the Dolce Group which is opening a restaurant in Cirque. I believe a bunch of Hollywood celebs are partners in this...

17 March 2008, 12:53 PM

I drive by fairly regularly and think the place looks great as well.

SkyLife

17 March 2008, 01:10 PM

I have absolutely been baffled at the use of stucco to build highrises. I have heard from a few separate people that a well known Dallas highrise is rotting from the inside out because of the stucco.

E.I.F.S. Exterior Insulation Finishing System - Gables used this cheap exterior, but the apartment developers don't have much choice because of cost. They really don't intend or expect these buildings to have a useful life of more than 20-30 years. Most EIFS projects show their age quickly - look at Mayfair and Vendome in Turtle Creek. Both of those buildings had water/mold problems resulting in litigation. The buyers actually thought the building exterior was stone or precast concrete.

EIFS also requires more maintenance, so if it's a condo, it is paid for by the residents - resulting in higher HOA fees.

Apartments can get away with cheaper quality - condos at $400-500 PSF shouldn't.

Steppedinit

24 March 2008, 01:19 PM

Kelley USA

24 March 2008, 01:28 PM

Welcome! Apart from what most people on here think, I actually like the design and detail on this one... I think it looks good! Also, any info you can share in some of the other threads regarding Gables properties would be appreciated!

slfunk

24 March 2008, 06:10 PM

Hi, I'm new to the forum, but wanted to comment on the exterior finish on Villa Rosa. I work for Gables and wanted to clarify that it is in fact stucco with an integrated colored finished coat and not EIFS. Thanks for the interest. :smokecld:

All of our multi family residential clients do not use EIFS (exception for high rises), but some of our healthcare and retail clients do.