Near East Dallas: New Henderson Ave. Developments

[clipper]

The only thing they forgot to mention is they need to build it out of solid gold with emeralds on the roof. That's the only way to do a quality development.

[DallasMan]

Well, while I think the project looks good overall, I agree the building should front the street, and not have parking in the front. Was the question of the ~ 44 "quick" parking spots raised at the meeting by anyone?

[Kelley USA]

Gosh, and to think I might have been looking out "fake" windows all this time!!!

[smudoode]

I went to the meeting too but had to unfortunatly leave before the Q&A.

You guys must realize that there is no front to this building. The Andres brothers made it very clear that all sides of the three acre lot will front the streets in order to ward off homeless people that have been known to sleep behind the abandoned Carnival. They included a small pocket-park that will be open to the public near the intersection of Lewis and what ever that other street is away from Henderson. They also addressed concerns about the parking facing Henderson. They said that there were two main reasons for including the parking in the front of the building; the first being that the spots would cater to the commercial aspects of the project because Dallasites are not quite ready to let go of their cars(the parking garages first floor is reserved for the public and visitors wanting to stay a little longer than a quick stop), the second reason to include the 44 parking spots in the front, and the parallel parking on the other sides of the building is to insure pedestrian safety from traffic on Henderson. I wouldn't want to walk on a sidewalk with all those cars less than 5 feet away polluting my urban experience and zooming by. It trully will be safer with the cars as buffer between the street and development. They've made the small parking lot facing Henderson as narrow as the city will allow in order to make sure that the building is engaging the street as much as possible. Between the small parking lot and the ground commercial will be a 10-15 ft. sidewalk.

PLEASE remember that there is no front to this project. The other sides of the building will contain ground level residential units opeoning out onto the sidewalks with stoops and steps.

I would perfer if it was more masonry than what ever material they were using in the slides. But on the other hand I think that the individuality of the color scheme and design will match the rest of Henderson, and add to the character of the city.

Any Questions?

[gshelton91]

I would like to see the retail on the site plan moved up to Henderson and the parking in the back.... but other then that i like the project

[hamiltonpl]

I would like to see the retail on the site plan moved up to Henderson and the parking in the back.... but other then that i like the project
Agreed. That's my one problem.

[Lionel Hutz]

thanks for the reports from those who attended.

it's these type of projects that will keep Dallas moving forward as a progressive, more urban city.

i know everybody gets caught up in the fancy, schmancy 40+ story projects (like Museum Tower), but if we could get ten of these smaller 3-5 story mixed-use developments downtown, then we'd see some positive change in the CBD. but hey, that ain't the Dallas way.

[smudoode]

Agreed. That's my one problem.

But there is parking in the back! It's so much more convienent for the businesses to have parking in front of their shops. They also said that the reason Cityville remains vacant is the lack of parking facing Greenville. Shops will see more customers if they can speedily park and run in without having to walk around the block after finding a parking spot. Remember that this is Dallas?

PS. This isn't Downtown Dallas. People are still going to be driving here more than walking here.

[LakeRidge]

They also said that the reason Cityville remains vacant is the lack of parking facing Greenville.

The reason Cityville remains vacant is because no one wants to live there. There is a myriad of reasons why no one wants to live there, not just one. Anyone who says otherwise is misleading you.

Edit: Just realized you might be talking about the business spaces on the ground level. I think the same reasoning still applies, though.

[lpepping]

The reason Cityville remains vacant is because no one wants to live there. There is a myriad of reasons why no one wants to live there, not just one. Anyone who says otherwise is misleading you.

Edit: Just realized you might be talking about the business spaces on the ground level. I think the same reasoning still applies, though.

The reasoning for the vacant business space is because of the ridiculous zoning that the neighborhood group made them agree to. From what I understand, no business can be open after 4 or 5 PM. Also, no business can sell alcohol. I am sure there are other restrictions as well. I believe John's Cafe was trying to open there but could not due to the restrictions.

[gshelton91]

But there is parking in the back! It's so much more convienent for the businesses to have parking in front of their shops. They also said that the reason Cityville remains vacant is the lack of parking facing Greenville. Shops will see more customers if they can speedily park and run in without having to walk around the block after finding a parking spot. Remember that this is Dallas?

PS. This isn't Downtown Dallas. People are still going to be driving here more than walking here.

Citiville could have had their space filled many times over but could not due to the zoning restrictions the local residents put on them. It has nothing to do with Parking. (http://www.barkingdogs.org/news/node/380)

but i agree ground level parking makes things easy.... all i am saying is move the building to the street and put ground level parking in the back and open to both sides like west village has it set up on McKinney Ave.

[sheilock]

i asked marc andres how to support this project if i don't live within the zoning radius that allows me to actually vote (i do live in a local neighborhood, and have a stake)...he said to email him directly so he can show our social solidarity.
marc@andresproperties.com

[lpepping]

i asked marc andres how to support this project if i don't live within the zoning radius that allows me to actually vote (i do live in a local neighborhood, and have a stake)...he said to email him directly so he can show our social solidarity.
marc@andresproperties.com

What is the actual zoning radius for this? I live very close to this potential redevelopment but I am on the other side of Greenville Ave.

[Tnekster]

Dallas Business Journal - by Lauren D'Avolio Staff Writer

Kenneth Brock

A defunct Carnival Super Market on North Henderson Avenue will be razed to make way for apartments, shopping and eating -- or perhaps, sold to build a big-box retailer.

Marc and Roger Andres, partners at Andres Properties, hope it's the first option. But their project's fate rests in the hands of the city of Dallas.

The company has permission to build 89 apartments, but is asking for a zoning change to build 250 units there. It also is seeking an increase in how much of the lot its new buildings can cover.

It plans to present its case, but hasn't scheduled a hearing date, several city officials said.

If Andres Properties sold the lot at 1800 N. Henderson Ave. near Ross Avenue to a developer, it would probably mean a new big-box retail chain there. But the brothers say their proposed 250 apartments and 30,000 square feet of retail and restaurant space would better complement the neighborhood and nearby stores and restaurants.

Andres Properties controls about 70% of the commercial real estate on North Henderson, including the buildings that are home to Fireside Pies and The Porch.

"Tenants want to locate where the density is big enough to support them," said Marc Andres said of the request for a boost in allowed apartments.

Pauline Medrano, councilwoman for the district encompassing the Carnival lot, said she's not sure whether the city will look favorably upon the Andres' request. The city's decision depends, in large part, on input from the community, which the company solicited at a forum packed with about 250 people Jan. 15.

No one at the meeting publicly expressed outright opposition to the project. Several did ask pointed questions about the affect on surrounding home values and how much time a different traffic flow would add to their commutes. There has been opposition from The Lowest Greenville West Neighborhood Association, Marc Andres said, whose members have taken issue with potential traffic patterns and the project's height. No one from that association could be reached for comment.

The development would cost $35 million to $40 million and open in 2010. Andres Properties has offers from apartment developers for loan partnerships, they said, declining to name any.

"There's a lot of interest in Henderson," Roger Andres said. "People want to have this urban feel, where customers can walk to retailers."

Traffic issues
Marshall Mills, president and chief operating officer of The Weitzman Group and Cencor Realty Services, sister companies that respectively do real estate brokerage and development, said Andres Properties has "done a good job redeveloping North Henderson."

"That area needed to be revamped," Mills said. "I commend their efforts on it, because it's a lot of hard work."

The biggest issue Mills foresees is traffic. If they can't get a handle on that, they'll have major problems with the neighborhood, he said.

Andres Properties plans to build a parking garage hidden behind the development and hired Dallas engineering firm DeShazo, Tang & Associates to conduct a traffic study that shows traffic from the new development would be half of that generated by Carnival.

ldavolio@bizjournals.com | 214-706-7113

[clipper]

I love this quote: "Pauline Medrano, councilwoman for the district encompassing the Carnival lot, said she's not sure whether the city will look favorably upon the Andres' request. The city's decision depends, in large part, on input from the community,"

Let me guess whose input she's waiting for.

[BGM]

Dallas Business Journal - by Lauren D'Avolio Staff Writer

Kenneth Brock

A defunct Carnival Super Market on North Henderson Avenue will be razed to make way for apartments, shopping and eating -- or perhaps, sold to build a big-box retailer.

Marc and Roger Andres, partners at Andres Properties, hope it's the first option. But their project's fate rests in the hands of the city of Dallas.

The company has permission to build 89 apartments, but is asking for a zoning change to build 250 units there. It also is seeking an increase in how much of the lot its new buildings can cover.

It plans to present its case, but hasn't scheduled a hearing date, several city officials said.

If Andres Properties sold the lot at 1800 N. Henderson Ave. near Ross Avenue to a developer, it would probably mean a new big-box retail chain there. But the brothers say their proposed 250 apartments and 30,000 square feet of retail and restaurant space would better complement the neighborhood and nearby stores and restaurants.

Andres Properties controls about 70% of the commercial real estate on North Henderson, including the buildings that are home to Fireside Pies and The Porch.

"Tenants want to locate where the density is big enough to support them," said Marc Andres said of the request for a boost in allowed apartments.

Pauline Medrano, councilwoman for the district encompassing the Carnival lot, said she's not sure whether the city will look favorably upon the Andres' request. The city's decision depends, in large part, on input from the community, which the company solicited at a forum packed with about 250 people Jan. 15.

No one at the meeting publicly expressed outright opposition to the project. Several did ask pointed questions about the affect on surrounding home values and how much time a different traffic flow would add to their commutes. There has been opposition from The Lowest Greenville West Neighborhood Association, Marc Andres said, whose members have taken issue with potential traffic patterns and the project's height. No one from that association could be reached for comment.

The development would cost $35 million to $40 million and open in 2010. Andres Properties has offers from apartment developers for loan partnerships, they said, declining to name any.

"There's a lot of interest in Henderson," Roger Andres said. "People want to have this urban feel, where customers can walk to retailers."

Traffic issues
Marshall Mills, president and chief operating officer of The Weitzman Group and Cencor Realty Services, sister companies that respectively do real estate brokerage and development, said Andres Properties has "done a good job redeveloping North Henderson."

"That area needed to be revamped," Mills said. "I commend their efforts on it, because it's a lot of hard work."

The biggest issue Mills foresees is traffic. If they can't get a handle on that, they'll have major problems with the neighborhood, he said.

Andres Properties plans to build a parking garage hidden behind the development and hired Dallas engineering firm DeShazo, Tang & Associates to conduct a traffic study that shows traffic from the new development would be half of that generated by Carnival.

ldavolio@bizjournals.com | 214-706-7113

If traffic is an issue it will only get worse if Andres is forced to sell it to a big-box retailer--you drop a Bed Bath and Beyond on that lot it will be a traffic snarl. That's the whole premise of the area is to be able to walk to places and NOT use your car.

[Lakewooder]

Let's face it she is frightened that her district is going to become "too Anglo" - I believe that is the reason she was against demo-ing the dive apartments over by Bennett and Fitzhugh.

When this district was drawn, there were some lines which went through a middle of a block if an Anglo family lived next door to a Hispanic family..

Of course you know I supported Monica so maybe I might be a bit prejudiced..but I have seen how the Medranos operate through the years (absentee and mail-in ballots)..one of many reasons I supported Monica.

[DallasMan]

Drove through this area this weekend...WOW! I did not realize how many blocks b/tw Henderson and Fitzhugh had been bulldozed...there is enough vacant land in there to build 3 or 4 West Villages. Man, this area has real potential to become high density, pedestrian friendly, urban land with the right development. This Andres redevelopment would give all of these future urban residents a destination to walk to that would include all the necessary retail needs of a city resident (shops, cleaners, coffee, etc.). I hope the Andres site is approved - there are going to be a lot of new residents in this neighborhood, and the high density res/retail is going to be in high demand.

[BGM]

Does anyone know what is going up on Live Oak directly across from Cityville Live Oak--I know there is some medical stuff to the block south of Cityville---but this looks like a parking garage structure and maybe apartments will go on top of it.

[DallasMan]

Walked down Henderson from my place on Knox....LOTS of change. I am excited for the new spots opening up in the Andres property across from Capitol Pub.

But, the street needs major pedestrian help. Numerous instances where the sidewalk was super thin and very uneven, and even worse, lots of places where there is NO sidewalk, either b/c of construction, or b/c the businesses let cars park front in or parallel, leaving you walking literally in the street. Bad news. Henderson needs some help in this regard.

[palchik]

This is Angela Hunt's district...write/call/e-mail her about the sidewalks, crosswalks, etc... I have still yet to see any evidence that the city of Dallas is serious about these issues in this or any other district.

[tamtagon]

This is Angela Hunt's district...write/call/e-mail her about the sidewalks, crosswalks, etc... I have still yet to see any evidence that the city of Dallas is serious about these issues in this or any other district.

It is pretty damn ridiculous. As much as lip service as the city council gives to the issue of pedestrian friendly components of a neighborhood, there is so little apparent action for this neighborhood.

How obvious can it be that the Knox and Henderson streetscape is perfect for that kind of dreamy big city cafe lined setting so many in Dallas pine for. This is the ideal city-fied extention of a Katy Trail pedestrian connection to Ross, Greenville and Garrett Park in East Dallas.

[Lakewooder]

Some of it is Medrano's as well. I was warning about this stuff before the last bond issue that the mistakes made in Uptown should be avoided before East Dallas is redeveloped -- by some sort of planning. When they threw out the Haskell Blvd and Mill Creek daylighting I guess the decision was made to let it all be developed haphazardly. This was before Angela got rolling...I'm hoping she can still do something. Medrano is against all this redevelopment so I don't expect any help from her...

[auburndan]

By Connie Gore

http://www.globest.com/news/935_935/dallas/161740-1.html

DALLAS-A development trio, relocating from Santa Barbara, CA, will hit the ground running on a $42-million residential project in East Dallas. The plan is to break ground in late October on the first phase of 130 three-story townhouses.

The newcomers, planning to arrive in five months, have assembled a 51,000-sf tract at 4908 Chambers St. near Fitzhugh Avenue and are poised to close on adjoining dirt to bump the development site to nearly two acres in a close-in redevelopment pocket near Uptown and Downtown. Construction crews are digging in to raze two existing houses and ready the dirt for the 30-unit first phase of Santa Barbara Villas. Completion is planned for second quarter 2008.

OLS Real Estate Group Inc. has bought, sold and built its inroad in Santa Barbara's multifamily arena. Joseph C. Ortega is president; Joseph H. Sprague, CFO and Brian J. Lynch, CEO. With ties to Texas, the plan is to introduce Santa Barbara-style architecture to Dallas.

"We decided for us to be able to bring something back to Dallas, that we needed something there that we love," Ortega tells GlobeSt.com. "People come from all over the world to see Santa Barbara architecture." Dallas-based Beeler Guest Owens Architects Inc.'s Scott Arbuckle and Donald Sorpranzi are fine-tuning the Spanish Colonial Revival design. The grounds will be densely landscaped, with palm trees and night-blooming jasmine.

Santa Barbara Villas will be two- and three-bedroom townhouses, ranging from 1,700 sf to 2,100 sf. Units will have two-car garages and rooftop balconies. Sales begin in late summer, with entry prices nearly $400,000 and topping out at $450,000.

Ortega says the team had conducted a focus group for the development. "It's attracting Highland Park people," he says. "The focus group instilled in us that's it's going to be a success."

David McQuaid, president of Performance Properties LLC in Dallas sold a 37,500-sf tract to the developers to jump-start the project. He says the redevelopment surge in the once-tony neighborhood is overdue, with the emphasis overwhelmingly on residential product. The newcomers will be keeping company with developers like Atlanta-based Trammell Crow Residential.

McQuaid says the per-gallon cost of gasoline and commute times, now an hour on average, have stepped up interest in close-in sites. "Living in the suburbs isn't as much fun as it used to be," he says.

Anyone know what happened with this development? It's Feb. and no ground has been broken. Plus, the sign for that lot has been taken down. Also, haven't seen any work on the Franklin on Fitzhugh "phase II" homes in awhile. Looks like they put the framing up and just left it. Anyone got news on that one?

[BGM]

Anyone know what happened with this development? It's Feb. and no ground has been broken. Plus, the sign for that lot has been taken down. Also, haven't seen any work on the Franklin on Fitzhugh "phase II" homes in awhile. Looks like they put the framing up and just left it. Anyone got news on that one?

I'm not sure either but it's not a good sign if they took the signage down. I think some of these developers are purposely taking their time now in building as they don't want to be too early to the party.

[DallasMan]

Hat Tip to Unfair Park. The Andres Brothers have youtube video of the neighborhood meeting regarding their plans for the Carnival Store.

http://youtube.com/user/andresproperties

[clipper]

Avi says they've dropped the zoning request. Too much opposition, no doubt. Guess that one will be a remodel job like the one in Lakewood. NIMBY's 2 Neighborhood 0

[clipper]

Avi also says:

There is no confirmation to the rumor that WalMart will be buying the property so they can build a Neighborhood Wal-Mart store (similar to the one on North Central near Lemmon).

[clipper]

Great line on Observer blog:

Says East Dallas Schutze of today's news, "East Dallas f**ks itself again."

[Lakewooder]

Hey I was for this, don't forget. Apparently it was not the gadflies - it was some of the CPC appointees who nixed it by giving a preliminary thumbs down.

[gshelton91]

Great line on Observer blog:

Says East Dallas Schutze of today's news, "East Dallas f**ks itself again."


I say if it feels good why not... I don't see that East Dallas has done anything wrong no one said anything when Plano told Walmart they had to build a certain kind of store... or Copell makes developers keep trees that are a certain size.... We live here we should have a say in what goes in...

If this deal dosent' go through then that is too bad... i liked it except for the front parking...

No one on here has said much about it... nor have i heard anyone from the local community complaining about it.

[clipper]

The behind the scenes power block that controls development zoning in East Dallas make sure deals like this never get off the drawing board. If these folks had a time machine they'd go back and keep them from building the Lakewood Theater. But for some reason they don't have problems with building all the McMansions folks want. Don't take my word for it - drive the area between Skillman and Abrams.

[DallasMan]

This news is incredibly disappointing...pathetic does not even begin to describe...

[Lionel Hutz]

Man, this would have been a cool development. Now we may get another fucking Wal-Mart.

Way to go.

[Lakewooder]

Clipper I don't think that is a fair comparison. Lakewood Heights really got caught off-guard by the McMansion craze. The only area which was protected was Lakewood Country Club Estates Conservation District. I was vice-president of that group in the 1980s and we were the second one in the state of Texas. We were almost first!

Lakewood Heights had such an explosion of tear-downs all at once it was really too late to do anything - that got the MStreets and others into action before it was a real problem for them. I can tell you the bulldozers in Lakewood Heights were a real influence in getting our Junius Heights Historic District designation. We had quite a few refugees from there...

The few activists against Andres are more of the Old East Dallas urban pioneer types who came along in the late 1970s. Many of them live in historic districts. Some of them are Lower Greenville restaurant/bar detractors.

[clipper]

Yes, I paint everything with an overly broad brush so not to miss any spots. But even in the so called conservation districts of East Dallas, the McMansion building boom goes on. Drive through the area between Greenville and Skillman for instance or further west. They are just cramming architecture "details" on the same old giant houses.

[clipper]

Looks like a Wal-Mart it will be. Great move for East Dallas.

http://www.dallasnews.com/sharedcontent/dws/dn/latestnews/stories/022108dnmethenderson.31daf87.html

"Marc Andres countered that if it was strictly money he was after, there was a much easier way to squeeze the Carnival site.

"Our plan [was] not the highest dollar amount we could make. That's big-box retail," he said."

After months of back and forth, that may be just what's on the way.

[SDORN]

I nned to get down there and shoot photos on of my days off.

Driven though there a number of times.

[lpepping]

I guess a walmart is better then nothing???

[UrbanHope]

Maybe I'm biased, but to me the Andres bros have a stake in the neighborhood and I think they would've done a great job. Maybe they'll come with something else. They did a super job with the old Jerry's supermarket. I think they're good guys.

[ericthegardener]

I guess a walmart is better then nothing???

A Wal-Mart is not better than anything. :(

[AeroD]

I thought East Dallas was supposed to be cool. The place is probably now the most reactionary area in all of Dallas.

Andres Brothers come to North Dallas or South Dallas where making a profit off a smart development is not a crime.

[GennadyB]

Judging from everything I’ve seen and heard about Andres brothers, I don’t think they would do this intentionally, BUT do you think they want to put a Wal Mart there to stick it to all the nay-sayers?

[Lionel Hutz]

To those in the 'hood who want a big box Wal-Mart grocery store: be careful what you wish for.

Remember, a vocal minority of Henderson folks turned down a DART rail station because they thought it might bring more undesirables into the area and cause too much unnecessary "change." Now the people in the area see what the rail does and are crying to get a station. Too bad, suckers. You screwed up and missed the boat.

And you might do it again when your Wal-Mart brings more headaches than benefits.

[clipper]

From Observer blog:

Unfair Park's also learned that while several City Plan Commissioners supported the development, others -- among them, folks with substantial East Dallas ties -- were so vehemently opposed to it, the rezoning case would have never escaped the commission alive. And the brothers were so beaten down by the city staff already they had no interest, or energy, in taking the fight to the city council.

"We believe we presented the best case and did the research and fell in line with what the city was looking for," Marc says. "And for this non-controversial case to become so controversial was so overwhelming... It wasn't going to end. So we said we gotta move forward."

[clipper]

And this bit from the Observer, too:

The clincher: Whole Foods' decision to remodel the old Minyards in Lakewood, rather than tear it down and do something far more, ya know, interesting. Some City Plan Commissioners were delighted: Neil Emmons told Unfair Park last week, "Great, that's the green solution -- adaptive re-use." Many neighborhood residents were not.

But the Andres brothers took one look at the headlines and said to each other, We're done here.

[GennadyB]

That's just sad.

[lpepping]

I wonder if the existing Whole Foods lot will end up like the Carnival lot when they move to Lakewood? Or like the Arcadia lot? How depressing.

[clipper]

That old Whole Foods location is owned by Mitchell Rasansky. WF has it on a long term lease. Unless WF is committed to continuing their lease payments, it will be free and clear for Mr. Rasansky to find a new tenant. And I'm hoping for Trader Joe's or Sprouts. Of course, if WF wants to they can keep paying rent for another five or 10 years and let it sit empty or sublease to who they want to that isn't in the grocery business. That's why the Target store is still at Medallion center. Kroger wants that space but Target won't let them have it to compete with their newer Target store up Skillman. Crazy business that is.

[tamtagon]

That old Whole Foods location is owned by Mitchell Rasansky.

The whole block needs to be cleared out for a city parking garage - some underground, street level retail, more parking on top of that, then some apartment or offices to top it off.