North Dallas: Village on the Green (Galleria Area)

[antoinekhuu]

http://www.wfaa.com



Apartment-retail plan may help make area pedestrian-friendly


11:15 AM CDT on Thursday, October 6, 2005

By STEVE BROWN / The Dallas Morning News

Developers have broken ground near the Galleria on an urban-style apartment and retail complex. Called Village on the Green, the project is on the northeast corner of Noel and Alpha roads and will contain more than 200 rental homes, restaurants and shops.

<!-- image starts here --><!-- click icon starts here -->http://www.wfaa.com/bi/images/clikEnlarge.gif <!-- click icon ends here -->http://www.wfaa.com/sharedcontent/dws/img/10-05/1006gal.jpg Cypress Equities
Village on the Green will have about 90,000 square feet of high-end retail on the lower level, with apartments above.

<!-- image ends here -->

The more than $50 million project is being built by a Staubach Co. affiliate and developer Robert Shaw, who was one of the builders responsible for kicking off the Uptown boom.

Village on the Green is the most ambitious of several new developments on tap for the area around the big shopping mall and office tower complex.

"You really do have a transforming of that neighborhood into a more urban form with the Galleria as an anchor," Mr. Shaw said Wednesday.

Mr. Shaw's project will be ready late next year.

The 5-acre complex is being built by Staubach's Cypress Equities Inc. and Mr. Shaw's Columbus Realty Partners.

Built around a small park, the five-story complex will have about 90,000 square feet of high-end retail on the lower level. The apartments will be built above.

The contemporary-style buildings were designed by architects RTKL Associates, which has worked on other mixed-use developments in the area, including Addison Circle and the Shops at Legacy in Plano.

"Not a lot of architects understand the relationship between retail and residential," said Chris Maguire, president and CEO of Cypress Equities. "They have done it time and time again."

Mr. Maguire said the project has gotten good response from potential retail tenants and is planned as a destination shopping center.

Real estate brokers say that Cypress Equities also is looking at expanding its development with the purchase of additional property in the area.

Mr. Shaw has built apartment projects in Addison, Plano and Richardson.



He said that although the Galleria neighborhood is now dominated by suburban-style construction, the area will gradually become more pedestrian-oriented. "Five years from now you will see something pretty special in that area," he said.

But because of lower land costs, rents in the Village on the Green apartments will average much less than in urban markets such as Uptown. Unlike Uptown, retail – not residential – is driving redevelopment of this area, Mr. Shaw said.

Cypress Equities is working on retail projects in Dallas, Atlanta, New York and San Francisco worth about $800 million

[RobertB]

How compatible is this and other Galleria-area projects with DART's proposals for LRT from Addison Station to Forest Lane Station via the Galleria and a tunnel under LBJ? I think the biggest problem is that the entire DNT strip north of I-635 is built to be car-friendly, so you have high rise buildings separated by acres of parking lots -- and no natural center where a rail station (above or below ground) is convenient to more than one office/residential area.

More details on DART's 2030 plans: here (http://www.dart.org/transitsystemplan2030.asp) (see the August 2005 .pdf file)

[gc]

I love the project and I think we already know the answer to your question....unfortunately.

[antoinekhuu]

I wonder about this's project parking garage.
Is it going to be similar to the garage design in Addison Circle?
If it is,it will be great because the way the garage was designed in Addison Circle is really nice and innovative.

[antoinekhuu]

I think the best place for the rail station is attached into the Galleria along with several condo towers that are also attached to the mall as well.
I always wonder why didn't they build any condo tower that was attached to the mall.Is it the ultimate convenience?Working,shopping and living at the same place.

[RobertB]

I love the project and I think we already know the answer to your question....unfortunately.
Well, I at least had to ask. :(

DART's ridership numbers, measured in riders per mile, are simply huge for the subway line under I-635. But the costs are correspondingly large, which means that if ridership doesn't meet expectations, the cost per rider goes from "barely ok" to "crap" in a heartbeat. That's the biggest reason why I don't want DART to pin its hopes on the LRT tunnel option.

My suggestion at the 2030 meeting was to run LRT or commuter rail along the rail corridor from Plano to Addison to Carrollton (to DFW), and build a trolley line from Addison to the Galleria/Valley View area via Quorum, Inwood, and Alpha, with future expansion to serve the Belt Line restaurant/entertainment strip (traffic engineering miracle work required). I've got a deadline approaching, so I can't map it out right now, sorry. :(

[carousel]

Are there enough people to sustain all these new retail projects?

[clipper]

Galleria still has a vacant tower site available. It's where they've put that marketing center for the highrise at Alpha and Noel. It was originally to be an office tower but could be more retail, apts or hotel.

[I45Tex]

hooray for Texas seeing mixed-use market-driven developments. Say, the thing in the foreground looks like a Crate & Barrel. Is my take wrong, or what is with that roof?

[antoinekhuu]

Is my take wrong, or what is with that roof?

The article say "contemporary-style buildings ".
That might explain the style of the roof

[antoinekhuu]

Other projects from that architecture firm:
http://www.rtkl.com

[RobertB]

One of these. Definitely.
http://www.rtkl.com/images/portfolio_images/PentRowCrop.jpg

(Remember when they used to have the outdoor rink at West End?)

[antoinekhuu]

This would be a nicer planning for the Park lane place:


http://www.rtkl.com/images/portfolio_images/Zha%20Bei_crop.jpg

[msutton]

Well, I at least had to ask. :(

DART's ridership numbers, measured in riders per mile, are simply huge for the subway line under I-635. But the costs are correspondingly large, which means that if ridership doesn't meet expectations, the cost per rider goes from "barely ok" to "crap" in a heartbeat. That's the biggest reason why I don't want DART to pin its hopes on the LRT tunnel option.

My suggestion at the 2030 meeting was to run LRT or commuter rail along the rail corridor from Plano to Addison to Carrollton (to DFW), and build a trolley line from Addison to the Galleria/Valley View area via Quorum, Inwood, and Alpha, with future expansion to serve the Belt Line restaurant/entertainment strip (traffic engineering miracle work required). I've got a deadline approaching, so I can't map it out right now, sorry. :(

the 635 option is a much better route for the overall future of Dallas, though. Even if ridership isn't as big as expected initially.

[ksig121]

Here's the picture from construction that I posted on the wrong thread earlier. Again, sorry for the resolution. It was from a camera phone.

[WestTexan]

Well, I at least had to ask. :(

DART's ridership numbers, measured in riders per mile, are simply huge for the subway line under I-635. But the costs are correspondingly large, which means that if ridership doesn't meet expectations, the cost per rider goes from "barely ok" to "crap" in a heartbeat. That's the biggest reason why I don't want DART to pin its hopes on the LRT tunnel option.

My suggestion at the 2030 meeting was to run LRT or commuter rail along the rail corridor from Plano to Addison to Carrollton (to DFW), and build a trolley line from Addison to the Galleria/Valley View area via Quorum, Inwood, and Alpha, with future expansion to serve the Belt Line restaurant/entertainment strip (traffic engineering miracle work required). I've got a deadline approaching, so I can't map it out right now, sorry. :(

By DART's public ridership numbers for the 635 corridor option are old and don't account for the current trend in Dallas towards urbanization, infill development and transit oriented development. COG is working on new number that many city leaders believe, will make an even stronger case for the 635 option. I think the current development around the Galleria lends further support for the 635 allignment.

[gc]

Now you can live at the mall
Residential developers are buying near the Galleria after years of just browsing
10:21 PM CST on Thursday, November 3, 2005
By STEVE BROWN / The Dallas Morning News
http://www.dallasnews.com/sharedcontent/dws/bus/stories/110405dnbusgalleria.22938d9.html

Around the corner from the Galleria on Alpha Road, work crews are busy building North Dallas' latest shopping center. But this project, Village on the Green, will bring more to the neighborhood than restaurants and shops. Along with the ground-floor retail, developers are constructing more than 200 luxury apartments. Across the street, builders are planning an even bigger residential deal – a 20-story high-rise with 126 condominiums.

"This is where people are going to live, work and play," said Tom Huth, whose company owns the nearby Verona apartment tower on Noel Road. "The changes are just beginning up here."

Starting in the 1980s, the huge Galleria mall made the area just east of the Dallas North Tollway one of the busiest shopping districts in North Texas. But do folks want to live in the district? Developers say yes, and they are kicking off a series of projects they hope will attract residents. The largest of these is the Galleria North condominium tower planned on Noel Road north of Alpha. Developer Mockingbird Building Group hopes to break ground early next year on the tower, whose condos will range from around $375,000 to more than $3 million.

"There are over 2 million square feet of office space here and over 2 million square feet of retail – all of which you can walk to," said Mockingbird Building Group president Mitchell Vexler. "Why wouldn't I want to live where I can walk to restaurants, shops and work?" If anything, Mr. Vexler, who previously worked in Toronto, can't understand why the blocks around the Galleria haven't already redeveloped as a mixed-use urban neighborhood. "I was truly stunned this area never took off," he said. "This area is still 10 or 15 years behind."

With the Galleria's just completed $25 million redo and other improvements in the area, builders are scrambling to tie up land. Broker Tom Clarke is selling a choice lot on Noel Road across the street from the Macy's department store for just over $6 million. The 3.6-acre site was previously used for low-rise apartments. "The area has been highlighted because there is not much land left and land values have skyrocketed in other locations like Uptown," said Mr. Clark of Grubb & Ellis Co. "Out there, you are looking at land costs of $30 to $35 per square foot." In Uptown, development sites sell for twice that.

"The Galleria is a major draw, and timing is everything," he said. No one knows that better than Mr. Huth. Palladium USA International Inc.'s Verona project opened five years ago. "We were the first ones in and expected this whole area to get redeveloped," he said. "From Noel Road over to Preston, everything is going to be rehabbed." The 16-story Verona has been a successful rental project, but the 274 apartments could get a new life. "At some point, a condo conversion may be in the works," Mr. Huth said. "This location across from the Galleria is phenomenal."

Architect Mark Humphreys, who designs residential buildings all over the country, thought the Galleria neighborhood was a good bet when he bought his Alpha Road office building almost 12 years ago. "This is the next area, and I think a lot of the older apartment projects are going to come down," said Mr. Humphreys. "The reason it wasn't done before is that land for office buildings was in such demand." With office leasing trailing residential growth, more developers will look at sites in Far North Dallas, he said. "Everyone is watching to see how the Galleria North condo tower and the Village on the Green project do," Mr. Humphreys said.

Developer Robert Shaw got his start in Uptown, went on to build in Addison and Plano, and is now one of the partners in the $50 million Village on the Green. Staubach Co. affiliate Cypress Equities Inc. is the lead builder. "What we are seeing is more consistent with the original vision for the area around the Galleria," Mr. Shaw said. "There is a lot of underutilized land up there and a lot more that can be done."

Boulevard Builders, which has two projects in Uptown and Oak Lawn, just purchased a six-acre tract on Noel Road at Southern, north of the Galleria. "It has never had anything on it," said Brett Bruchmiller. "It was farmland and overpriced at some point." Boulevard Builders plans to construct 110 two- and three-story townhomes on the property and will start marketing the project next month. "We've been looking at the property for two years, and it's just gotten better and better," Mr. Bruchmiller said.

E-mail stevebrown@dallasnews.com

[texman]

Looks like Dallas is going in Houston's direction of Galleria area development.

[rantanamo]

unfortunately

[psukhu]

^
And on that note... Shouldn't this thread be in the suburban area?

Here's an update:

http://forum.dallasmetropolis.com/attachment.php?attachmentid=7436&stc=1

[TexasStar]

^ But, since it's inside the city limits, it's not suburban.

[incrediculous]

I think you've misunderstand what characterizes urbanism and suburbanism.

[tamtagon]

If anything, Mr. Vexler, who previously worked in Toronto, can't understand why the blocks around the Galleria haven't already redeveloped as a mixed-use urban neighborhood. "I was truly stunned this area never took off," he said. "This area is still 10 or 15 years behind."

"This is the next area, and I think a lot of the older apartment projects are going to come down," said Mr. Humphreys.

I agree that there is going to be a whole lotta highrise residential construction in North Dallas.

It's important to get future train routes and station locations established as quickly as possible.

[psukhu]

^ But, since it's inside the city limits, it's not suburban.

That doesn't make sense. Suburban versus urban has more to do with density and zoning. There are urban, suburban and even rural areas within the Dallas city limits.

When going from Rowlett to Rockwall on the Highway 66, you see a sign saying "Entering Dallas City Limits" over Lake Ray Hubbard. So that area is not suburban?

What about the southern corners of George Bush Turnpike and Coit? If I lived there I can people I don't live in a suburban area?

[US75Guy]

unfortunately

A healthy city has growth spread out over many locations. For those people that are not interested in living in Uptown or Downtown, here is an alternative that keeps them inside the Dallas city limits. Better to be talking about residential development around the Galleria than around Stonebriar.

[rantanamo]

this project is very suburban, so why the crowing by the developer

[noelamador]

any updates or construction photos on this project. it seemed pretty sizeable when I was in Dallas last December.

[crescentboi]

Here's a shot I got this weekend from the parking lot behind The Container Store on Alpha.

[noelamador]

thanks Crescent^

[BigD5349]

From today...

[gc]

Not bad, though I'd rather see it a little taller (just a little).

[AZDallasite]

Hopefully it looks better in person. To me, the facade looks rather cheap.

[BigD5349]

^In person, it sorta reminds me of Legacy Town Center. Even tho the center retail building is painted battleship gray, the rest of it has some color to it that is kinda refreshing given our propensity to go with beige/gray color schemes.

[Tnekster]

It's ok looking, at least they are getting more people to live in and around all that retail.

[FoUTASportscaster]

More details on DART's 2030 plans: here (http://www.dart.org/transitsystemplan2030.asp) (see the August 2005 .pdf file)

I good read with updated info. If anyone is interested in sifting through the 88 pages, you'll find basically what DART is looking to do, and appears set in stone.

And Tamt, it says DART is looking at the second DTD line in 2014, so I was off a year. No route has been selected as of yet.

[vman]

On one of my rare trips to the area a few weeks ago, I saw these and I like them. And I agree with BigD, it's good so see some color in that area.

[jsoto3]

^In person, it sorta reminds me of Legacy Town Center.
Designed by the same architecture firm.

[CTroyMathis]

10:21 PM CST on Thursday, November 3, 2005
By STEVE BROWN / The Dallas Morning News

Architect Mark Humphreys, who designs residential buildings all over the country, thought the Galleria neighborhood was a good bet when he bought his Alpha Road office building almost 12 years ago. "This is the next area, and I think a lot of the older apartment projects are going to come down," said Mr. Humphreys. "The reason it wasn't done before is that land for office buildings was in such demand." With office leasing trailing residential growth, more developers will look at sites in Far North Dallas, he said. "Everyone is watching to see how the Galleria North condo tower and the Village on the Green project do," Mr. Humphreys said.

Mark Humphreys Eyeing Galleria Hotel Plan
By Connie Gore
http://www.globest.com/news/691_691/dallas/148544-1.html

DALLAS-Award-winning architect Mark Humphreys, looking to mine more value from a three-month-old acquisition, has started framing a hotel plan for his 3.5-acre headquarters property near the Galleria (5339 Alpha Rd.) Meanwhile, the four-story office building is being redressed in Humphreys and Partners Architects' style. . .

More at the jump. . .

[noelamador]

^ anyone have recent photos of this project or others in the Galleria area?

[noelamador]

just a bump. same question as above ^

[noelamador]

same as above^ any photos or tenant updates?

[tamtagon]

same as above^ any photos or tenant updates?

[chicago_transplant]

same as above^ any photos or tenant updates?

This is right by my office. I'll try and take some pictures this week.

[Ersatz]

It is really nice but the "pedestrian friendly" comment at the beginning of this thread is laughable. Cars still rule.

[cowboyeagle05]

It is really nice but the "pedestrian friendly" comment at the beginning of this thread is laughable. Cars still rule.
It does say "help make more pedestrian friendly" its not an absolute if the title of the thread article is what you were referring too.

[troubadour]

this place does pretty good business. there's a planet fitness, an art gallery with some really pretentious name i cant remember, a jos. a. bank, some salon, and fat straws bubble tea, which is a really awesome small business that everyone should check out.

[msutton]

maximo's has incredible food and a really nice wine list, as well.

[darkblood]

Here's a "bird's eye" view of it via Windows Live

http://maps.live.com/default.aspx?v=2&FORM=LMLTCC&cp=pgp1js6xyqjb&style=b&lvl=1&tilt=-90&dir=0&alt=-1000&scene=19518854&phx=0&phy=0&phscl=1&encType=1