DTD: 211 N. Ervay

[lakewoodhobo]

I really can't believe that people wanted this building torn down for a pocket park, or that some developer wanted to turn this into neo-gothic luxury condos. 1950s Dallas was beautiful, so let this place keep its architectural style and make it a great place to live for people who walk or take DART to work. It would be nice to see something like this happen at the same time as Museum Tower.

[lakewoodhobo]

So I walked by this building today and noticed a new sign that mentioned the building was being converted into apartments called "E2 Flats" by architects Merriman Associates. Went to their website (http://www.merriman-maa.com/) and couldn't find a rendering, but I did see some cool new renderings there for the Continental Building.

[dallasbrit]

A quick google search shows the developer is requesting some sort of affordable housing tax break. I don't understand that stuff, but E2's info is on page 36 & 38. Interesting also is Hamilton is looking to develop affordable housing on Young and Wood St..page 21.
http://www.dallascityhall.com/committee_briefings/briefings0211/HOU_lowIncomeTax_022211.pdf

[lakewoodhobo]

A quick google search shows the developer is requesting some sort of affordable housing tax break. I don't understand that stuff, but E2's info is on page 36 & 38. Interesting also is Hamilton is looking to develop affordable housing on Young and Wood St..page 21.
http://www.dallascityhall.com/committee_briefings/briefings0211/HOU_lowIncomeTax_022211.pdf

Thanks. I see that they want $2,500,000 for parking acquisition. Wonder where this parking would be. Anyway, I thought it was odd that they put a sign up when it's so early in the tax credit application process.

[tamtagon]

Since this building hasn't had dedicated on-site/adjacent parking spots for, like, a long long time, a change to downtown resident parking rules is called for. Tenants in this (and other) residential-only building should be allow to sign a lease for an apartment of which the city does not require the landlord to provide parking. If the tenant has a car, a lease from a neighborhood garage/lot is accepted, or the tenant can declare they will not have a car while living in the building.

[SeriousSummer]

Since this building hasn't had dedicated on-site/adjacent parking spots for, like, a long long time, a change to downtown resident parking rules is called for. Tenants in this (and other) residential-only building should be allow to sign a lease for an apartment of which the city does not require the landlord to provide parking. If the tenant has a car, a lease from a neighborhood garage/lot is accepted, or the tenant can declare they will not have a car while living in the building.

I can answer a couple of the questions (or sort of questions) in this thread.

First, the signs in the tax credit process had to be up by March 1 this year, so it wasn't a matter of choice on the timing.

Second, currently if you don't increase the number of square feet in a building dowtown, then you are grandfathered in and don't have to provide any more parking than currently exists. So the number of parking spots isn't a zoning issue. Instead, it's a marketing issue, and often a financing issue when the lenders get involved.

Third, I don't know what the plans are for the building, but apparently the developers had a real problem with TDHCA because the project was awarded a zero on its Pre-application for tax credits. Even if whatever issue they had is fixed, it will be tough to get a tax credit award without any benefit from the Pre-App.

Finally, I think 211 Ervay is a really cool building. I hope it gets redeveloped soon.

[ancientshoes]

I can answer a couple of the questions (or sort of questions) in this thread.

First, the signs in the tax credit process had to be up by March 1 this year, so it wasn't a matter of choice on the timing.

Second, currently if you don't increase the number of square feet in a building dowtown, then you are grandfathered in and don't have to provide any more parking than currently exists. So the number of parking spots isn't a zoning issue. Instead, it's a marketing issue, and often a financing issue when the lenders get involved.

Third, I don't know what the plans are for the building, but apparently the developers had a real problem with TDHCA because the project was awarded a zero on its Pre-application for tax credits. Even if whatever issue they had is fixed, it will be tough to get a tax credit award without any benefit from the Pre-App.

Finally, I think 211 Ervay is a really cool building. I hope it gets redeveloped soon.

Damn, that sucks to hear...so in your opinion, does this make the project dead in the water?

[SeriousSummer]

Damn, that sucks to hear...so in your opinion, does this make the project dead in the water?

The tax credit process this year in Region 3 (North Texas) is pretty weird. The Board of Directors of the Texas Department of Housing and Community Affairs has the option each year, after the projects that get an award based on their point score are funded (that's how the Hamiltons and I got funding for Atmos last year) of giving out discretionary awards of tax credits that are called "forward commitments".

A forward commitment is an award of next year's tax credits. Last year the Board gave out a whole bunch of forward commitments (Central Dallas CDC is involved in one of those projects, Wynnewood Senior Housing). So almost all of this year's money is already gone.

There is only about $500,000 left in the Urban allocation for 2011--enough for one small project (and only an additiional $200,000 left in the Rural allocation). I would guess the Board will find a way to give out at least a couple of additional projects, but there won't be many happy developers at the end of this year's tax credit round in Region 3.

I went back and looked at this year's preapplication log, and E-2 Flats (211 Ervay) now appears with a score of 169, so maybe the problems with TDHCA got fixed (or not, it's always hard to know for sure).

Anyway, to finally get to your question, the Board might give one or two forward allocations to Dallas this year just so we don't get skunked. Who will they give those to? Nobody really knows. Projects with high levels of backing from the community and city and a strong civic and social purpose probably have the best chance. Having a pretty high score can be important as well.

You can see the full applications for this year here: http://www.tdhca.state.tx.us/multifamily/htc/index.htm.

Some notable projects in Dallas (I don't know them all):

11056 St. Paul Apartments--this is the Hamiltons and I with a permanent supportive housing project in downtown Dallas

11098 Hatcher Square--Jon Edmonds and Frazier Revitalization, Inc. with a TOD project in South Dallas

11114 Green Haus--Shared Housing's effort to build permanent supportive housing for families in East Dallas

11127 1400 Belleview--Jack Matthews new affordable housing project in the Cedars

11142 Veterans Place--Across from the VA Hospital and backed, I believe, by the Dallas Urban League

11244 E-2 Flats--This is 211 Ervay

Of course I hope our project will get funded, but you could make a case for any of these projects (and likely more that I don't know about) as worthy of a forward commitment.

[tamtagon]

I can answer a couple of the questions (or sort of questions) in this thread.

Thank you! A Lot!

Maybe downtown as a neighborhood will not yet support a building converted to residential without ~1.5 parking spots per unit, but I don't think I would grant a $2,500,000 tax break specifically to secure parking.

Downtown does not have a shortage of parking, downtown has a shortage of wide sidewalks. If the leasing company thinks they'll have trouble getting tenants, how about including in the lease an annual DART passes and a ground floor bike locker? The leasing company could have a pre-existing arrangement with nearby garages should tenants need to get a dedicated parking spot.

[SeriousSummer]

Thank you! A Lot!

Maybe downtown as a neighborhood will not yet support a building converted to residential without ~1.5 parking spots per unit, but I don't think I would grant a $2,500,000 tax break specifically to secure parking.

Downtown does not have a shortage of parking, downtown has a shortage of wide sidewalks. If the leasing company thinks they'll have trouble getting tenants, how about including in the lease an annual DART passes and a ground floor bike locker? The leasing company could have a pre-existing arrangement with nearby garages should tenants need to get a dedicated parking spot.

It's really the banks you need to worry about, but I think the basics of your plan can work. If you have a deal with a parking garage then that should be sufficient. Parking lots don't work because they won't tie up their property for a long enough time, but a garage once built has a different time horizon.

[lakewoodhobo]

Imagine if the Palace Theater had not been torn down next door... maybe it would operate as a concert venue or an arthouse theater today, but it would be a great next-door amenity to any redeveloped 211 N Ervay:

http://i629.photobucket.com/albums/uu13/jesteban78/retro%20Dallas/211northervay1.jpg

Another photo:
http://www.flickr.com/photos/christianspenceranderson/4529894400/#/

[dfwcre8tive]

Imagine if the Palace Theater had not been torn down next door... maybe it would operate as a concert venue or an arthouse theater today, but it would be a great next-door amenity to any redeveloped 211 N Ervay:

http://i629.photobucket.com/albums/uu13/jesteban78/retro%20Dallas/211northervay1.jpg

Another photo:
http://www.flickr.com/photos/christianspenceranderson/4529894400/#/

It probably would have been converted to a parking garage by now.

[Double Wide]

http://i15.photobucket.com/albums/a389/ansemt/dal211nervay7ig.jpg

so this is dead?

I would have liked to have seen this done. I might be alone in that thought but it would have been a unique addition and added some New York flair.

[dfwcre8tive]

^ I'm very glad that proposal fell through. The current developers plan on keeping the blue facade intact (though their project faces many hurdles before starting). I think most people would prefer keeping the midcentury vibe rather than adding a new bland facade (or worse, painting it gray as was done with the Sheraton, 1505 Elm and Praetorian Building).

[lakewoodhobo]

I wouldn't mind if they added a feature like the one in Turtle Creek Village

http://img3.imageshack.us/i/tcvillage.jpg

[Double Wide]

thats cool

[ancientshoes]

It's funny, the current blue facade is so old it's already back in style now

[dfwcre8tive]

It's funny, the current blue facade is so old it's already back in style now

Yes, it escaped the 80's-90's when 1950s structures were abandoned or modified. Now we're starting to see appreciation of those Mid-Century Modern design features (511 N Akard, Mosaic, Statler Hilton). When will 1970s-1980s architecture be back in style?

I also like the Corrigan Tower (http://en.wikipedia.org/wiki/Corrigan_Tower)

[BigD5349]

Yes, it escaped the 80's-90's when 1950s structures were abandoned or modified. Now we're starting to see appreciation of those Mid-Century Modern design features (511 N Akard, Mosaic, Statler Hilton). When will 1970s-1980s architecture be back in style?

I also like the Corrigan Tower (http://en.wikipedia.org/wiki/Corrigan_Tower)

I'm waiting for the Sheraton to ditch the ugly grey facade and restore the aqua blue of the old Southland Center.

[dfwcre8tive]

I'm waiting for the Sheraton to ditch the ugly grey facade and restore the aqua blue of the old Southland Center.

or 1505 Elm, whose paint is already peeling off.

[BigD5349]

or 1505 Elm, whose paint is already peeling off.

Totally agree. I remember when they painted it grey. Ugh.

[tamtagon]

Whatever goes into this building will need to buffer the quietness of Thanksgiving Square from new noise on the next street over. The little chapel is a great silence space, downtown needs more of these public/private environments. No ground floor retail in the Mod Apartment Building, rather something of a ground floor mudroom for residents - desk for someone to receive deliveries, mail, wifi message board, secure bike racks, dry cleaner pick up drop off....

[jsoto3]

No ground floor use (retail or otherwise) will make the noise situation for Thanksgiving Square any worse than it already is. The northeast corner, where the chapel is located, is already quite noisy with all of the automotive and rail traffic, not to mention air traffic above. It would be a waste to not allow retail on the ground floor of this building.

[tamtagon]

^Hum, maybe I should actually walk around the site for a while before making such specific comments on a building's potential use. :cheers:

[dfwcre8tive]

E2 Flats is still going forward, but it has recently received a bit of opposition from certain groups (the same ones that oppose any affordable housing options downtown). Hopefully we'll see approval of the project by the City of Dallas, but it's just now making it through the tax credit applications down in Austin. 128 residential units + new ground floor retail would be perfect for this corner.

[cowboyeagle05]

E2 Flats is still going forward, but it has recently received a bit of opposition from certain groups (the same ones that oppose any affordable housing options downtown). Hopefully we'll see approval of the project by the City of Dallas, but it's just now making it through the tax credit applications down in Austin. 128 residential units + new ground floor retail would be perfect for this corner.

That's interesting considering this property does not overlook on to any playgrounds for example. If the Office buildings nearby particularly Thanksgiving Tower are ok I start to wonder what people have to complain about besides just being spooked by the words "affordable housing". It seems to me if all these affordable housing projects turn out to be such a negative impact Downtown like some people suggest the city in partnership with Downtown Dallas Inc and Developers will just work to flip the buildings into more "acceptable" properties if it turns out that bad. The city and Downtown Dallas Inc are very focused on keeping crime numbers down in the CBD and I don't think that ambition will go away even if affordability actually meant crime ridden poor people which it does not. Once you have these buildings more livable with the basic amenities the buildings could be upgraded over time if demand and the market pushes that direction. I applaud many of these efforts cause that just means more options for all pay ranges.

[lakewoodhobo]

Anything to clear that awful smell of toasted urine around that building would have my full support.

[dfwcre8tive]

I agree. The word "affordable housing" scares a lot of people who don't take the time to learn about what it involves. There's a difference between "supportive housing" for formerly homeless (like CityWalk@Akard and the St Paul project) and "affordable housing". Both are needed for a diverse downtown; segregating residents based on income would do more harm than good. It's probably the proportion of affordable units in this building (100%) that alarms some people, whereas other residences spread the affordable units throughout the project. But if you look at the structure, it's probably not viable to do a luxury apartment building in this location (especially at this time) since there's no on-site parking and limited amenities. Their proposal seems to be a good fit for the building and neighborhood.

[cowboyeagle05]

I agree. The word "affordable housing" scares a lot of people who don't take the time to learn about what it involves. There's a difference between "supportive housing" for formerly homeless (like CityWalk@Akard and the St Paul project) and "affordable housing". Both are needed for a diverse downtown; segregating residents based on income would do more harm than good. It's probably the proportion of affordable units in this building (100%) that alarms some people, whereas other residences spread the affordable units throughout the project. But if you look at the structure, it's probably not viable to do a luxury apartment building in this location (especially at this time) since there's no on-site parking and limited amenities. Their proposal seems to be a good fit for the building and neighborhood.

I'm just glad they are not turning it into a park that would have been a waste. I too think that Affordable Housing is good and shouldn't be such a freak out issue. I suggest anyone who is uncomfortable research affordable housing on your own time but dont assume anything until you've researched for yourself.

[elmstreetdallas]

E2 Flats is still going forward, but it has recently received a bit of opposition from certain groups (the same ones that oppose any affordable housing options downtown). Hopefully we'll see approval of the project by the City of Dallas, but it's just now making it through the tax credit applications down in Austin. 128 residential units + new ground floor retail would be perfect for this corner.

Who are these "certain groups"?

[dfwcre8tive]

Who are these "certain groups"?

I'm not sure how many of them actually live downtown, but here's one group's new website: http://downtowndallaswatchdog.com/

[mjblazin]

I don't think some umbrella organization or cabal exists of neighborhood groups against supported housing. I only know of three: Cedars group against the Ramada Plaza work, that DHA fiasco in Oak Cliff, and the parents of the Presbyterian school in Deep Ellum. All 3 groups are of people that either live in or have serious involvement with, e.g., grade school children, in the impacted communities. I know of no instance where anyone of the three did anything with the other two's fights. I assume anything downtown would be the same.

[cowboyeagle05]

I don't think some umbrella organization or cabal exists of neighborhood groups against supported housing. I only know of three: Cedars group against the Ramada Plaza work, that DHA fiasco in Oak Cliff, and the parents of the Presbyterian school in Deep Ellum. All 3 groups are of people that either live in or have serious involvement with, e.g., grade school children, in the impacted communities. I know of no instance where anyone of the three did anything with the other two's fights. I assume anything downtown would be the same.

The Presbytarian group was not in Deep Ellum its in the Harwood District just across the street from the Atmos Complex which is being converted into a mix of affordable housing and market rate units, correct DFWCRE8TIVE?

The Presbyterian group was against units for recovering homeless having windows facing their school yard in a new construction residential project planned for the parking lots next to their school yard across the street from the Atmos Complex.

[tamtagon]

^The Presbyterians had a different project in Expo Park that got swarmed by T-Lep's PR folks. It didn't stand a chance.

[cowboyeagle05]

^The Presbyterians had a different project in Expo Park that got swarmed by T-Lep's PR folks. It didn't stand a chance.

Oh yeah that project was destroyed on the spot by that group but these are two different groups I think. Thanks for reminding me.

[SeriousSummer]

I also had a project in Lake Highlands for the Murchison Army Reserve Base on Northwest Highway that got killed by groups in Lake Highlands. None of these groups have citywide reach, to my knowledge, they just spring up to oppose a project whereever it is proposed.

As a result, nothing gets done, except maybe for what DHA does--because there isn't any way to stop it. That means projects get done that don't take into account any neighborhood input, while projects that have to deal with neighborhoods are abandoned, because the neighorborhoods oppose everything.

[lakewoodhobo]

Noticed today that they've renamed the Cost One Food Mart to something else, adding a new sign and cleaning up the storefront. Not sure how extensive the improvements will be (maybe it's under new ownership) but any change would be an improvement over what's already there.

[Downtown Resident]

They were filming a movie there earlier today. The new sign is just a prop.

[lakewoodhobo]

They were filming a movie there earlier today. The new sign is just a prop.

Well that's just sad then.

[TheDoubletap]

The city should consider taking the left lane (the one closest to the front door) of Ervay out of use. It's already used for on street parking, so the city could add a side walk corner extension at either end of the block, as well as one in front of the main entrance.
888
Red is the poorly drawn sidewalk cut-out extensions. The blue would be parking spaces.

This would allow pedestrian traffic a shorter crossing while preserving the main use of that lane: parking.

The lane before would become a turn only lane on to Elm, and you can't turn left on Pacific anyway.

[dfwcre8tive]

The city should consider taking the left lane (the one closest to the front door) of Ervay out of use. It's already used for on street parking, so the city could add a side walk corner extension at either end of the block, as well as one in front of the main entrance.
888
Red is the poorly drawn sidewalk cut-out extensions. The blue would be parking spaces.

This would allow pedestrian traffic a shorter crossing while preserving the main use of that lane: parking.

The lane before would become a turn only lane on to Elm, and you can't turn left on Pacific anyway.

Good idea; the sidewalk here definitely needs to be wider.

[Rangers100]

Good idea; the sidewalk here definitely needs to be wider.

On this note, is there a thread here for discussion of downtown streets and proposed changes to them? I thought there was, but I can't find it. Are there any current proposals being considered to change any more 1-ways into 2-ways downtown?