Tnekster
10-11-2006, 05:32 PM
^Is that down there by Mai's?
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Lakewooder
10-11-2006, 06:13 PM
I'm really not sure, was hoping someone would know -- The White Rocker says it's 0.5888-acre, that sounds small.
Looking at the DCAD site, I noticed some entity named:
FRANKLIN CAPITAL GROUP INC
18352 DALLAS PKWY STE 136
DALLAS, TEXAS 75287-8210
is buying up a lot of property on Fitzhugh from Capitol down to Ross.
Maybe it is already on a CPC agenda list some where...Mr Strater?
Has anyone seen a Trammell Crow sign go up around there?
Looking at the DCAD site, I noticed some entity named:
FRANKLIN CAPITAL GROUP INC
18352 DALLAS PKWY STE 136
DALLAS, TEXAS 75287-8210
is buying up a lot of property on Fitzhugh from Capitol down to Ross.
Maybe it is already on a CPC agenda list some where...Mr Strater?
Has anyone seen a Trammell Crow sign go up around there?
EastDallasLonghorn
10-11-2006, 08:41 PM
Maybe we should start a new thread: Near East Dallas Fitzhugh Ave. Developments...
From this week's White Rocker (paraphrased):
NT 101 Development plands a new residential development of about 30 units 'around' the southwest corner of Fitzhugh and Homer. Three 40-year old buildings at the site will be demolished. The developer is seeking a zoning change from MF1(A) to MF2(A). It will come before the CPC on November 2nd.
I think this is next to the new Trammell Crow development which I believe will be in-between this and the completed First Worthing Cityville development...anyone?
I hope this means the tire shop is going. Crow Holdings is not going to put up with that eyesore...
This sounds a lot like the same site that I thought Trammell Crow had under contract. The complex at the corner of Fitzhugh and Homer that had the Zoning Hearing Notification sign up right after the Steve Brown's Trammell Crow blurb is the only site at the corner with just three buildings, but it is 1.3 acres.
30 Units on a .58 acre site is just over 50 units an acre, which could only realistically be accomplished with structured parking and 5+ stories, and I don't think this neighborhood is dense enough to support that. Whereas 30 units on 1.3 acres would be allowed under MF2 zoning rules...
I'm with you in hoping the tire store (and the dollar store) go soon. I checked on the tire store and it looks to be owner operated, so he might be there for the long haul unless someone buys him out. It's a shame because that little sliver of property is the most prominent thing you see when Fitzhugh splits with Bennett just east of 75 - not a great "welcome to the neighborhood" land use...
From this week's White Rocker (paraphrased):
NT 101 Development plands a new residential development of about 30 units 'around' the southwest corner of Fitzhugh and Homer. Three 40-year old buildings at the site will be demolished. The developer is seeking a zoning change from MF1(A) to MF2(A). It will come before the CPC on November 2nd.
I think this is next to the new Trammell Crow development which I believe will be in-between this and the completed First Worthing Cityville development...anyone?
I hope this means the tire shop is going. Crow Holdings is not going to put up with that eyesore...
This sounds a lot like the same site that I thought Trammell Crow had under contract. The complex at the corner of Fitzhugh and Homer that had the Zoning Hearing Notification sign up right after the Steve Brown's Trammell Crow blurb is the only site at the corner with just three buildings, but it is 1.3 acres.
30 Units on a .58 acre site is just over 50 units an acre, which could only realistically be accomplished with structured parking and 5+ stories, and I don't think this neighborhood is dense enough to support that. Whereas 30 units on 1.3 acres would be allowed under MF2 zoning rules...
I'm with you in hoping the tire store (and the dollar store) go soon. I checked on the tire store and it looks to be owner operated, so he might be there for the long haul unless someone buys him out. It's a shame because that little sliver of property is the most prominent thing you see when Fitzhugh splits with Bennett just east of 75 - not a great "welcome to the neighborhood" land use...
EastDallasLonghorn
10-11-2006, 08:45 PM
^Is that down there by Mai's?
This site is just three or so blocks east of the intersection of Fitzhurgh and 75, and Mai's is much farther east on the opposite side of Ross.
I actually went to Mai's for the first time a month ago and have been back once a week since. It is fantastic authentic Vietnamese food at a great price point. The place is a total hole in the wall, but the food is fantastic, if anyone on this board hasn't been I suggest they check it out!
http://www.guidelive.com/portal/page?_pageid=33,97400&_dad=portal&_schema=PORTAL&item_id=4018
This site is just three or so blocks east of the intersection of Fitzhurgh and 75, and Mai's is much farther east on the opposite side of Ross.
I actually went to Mai's for the first time a month ago and have been back once a week since. It is fantastic authentic Vietnamese food at a great price point. The place is a total hole in the wall, but the food is fantastic, if anyone on this board hasn't been I suggest they check it out!
http://www.guidelive.com/portal/page?_pageid=33,97400&_dad=portal&_schema=PORTAL&item_id=4018
KBilly
10-13-2006, 01:50 PM
I actually went to Mai's for the first time a month ago and have been back once a week since. It is fantastic authentic Vietnamese food at a great price point. The place is a total hole in the wall, but the food is fantastic, if anyone on this board hasn't been I suggest they check it out!
http://www.guidelive.com/portal/page?_pageid=33,97400&_dad=portal&_schema=PORTAL&item_id=4018
Shhhhhhhhhhhhhhhhh... dammit! It's not that big!
;)
http://www.guidelive.com/portal/page?_pageid=33,97400&_dad=portal&_schema=PORTAL&item_id=4018
Shhhhhhhhhhhhhhhhh... dammit! It's not that big!
;)
Lakewooder
10-26-2006, 04:21 PM
Saw surveyors today on Capitol at Henderson next to the one of the last eyesores in the area - the GTO Bar and Playa Azul. Also the Perry pipes are out of the ground.
Tnekster
10-26-2006, 04:24 PM
^Well, keep it going on. I hope they move one block south to Fitzhugh and start tearing that up. Fitzhugh and Capital is just scary at night.
Lakewooder
10-26-2006, 04:33 PM
It seems to be happening on Fitzhugh too, a bit more under the radar. See above posts about Trammell Crow and other properties being bought on Fitzhugh .... check dallascad.org for Fitzhugh and the deed transfer dates and you will see what I mean.
tamtagon
10-26-2006, 05:14 PM
Fitzhugh and Capital is just scary at night.
hummm, when I lived in Dallas, that was my 'hood.
hummm, when I lived in Dallas, that was my 'hood.
rantanamo
10-27-2006, 02:17 AM
Fitzhugh and Capital scary? or Hispanic?
Tnekster
10-27-2006, 09:22 AM
Fitzhugh and Capital scary? or Hispanic?
I am over there about once a week in the evening, just see lots of police activity in that area.
I am over there about once a week in the evening, just see lots of police activity in that area.
KBilly
10-27-2006, 10:13 AM
I am over there about once a week in the evening, just see lots of police activity in that area.
Sometimes there are such great, innocent set-ups like this that just beg out for a snappy retort... but I won't... :thumbsup:
Sometimes there are such great, innocent set-ups like this that just beg out for a snappy retort... but I won't... :thumbsup:
rantanamo
10-27-2006, 11:06 PM
I've been to a couple of events at that corner, and have walked up to it many times. I'm more afraid at Fitzhugh/Gaston.
noelamador
10-27-2006, 11:59 PM
Fitzhugh area attracts apartment redevelopment
Whole area east of North Central is turning, Crow says http://www.dallasnews.com/sharedcontent/dws/bus/stories/1028dnbusFitzhugh.301a932.html
11:38 PM CDT on Friday, October 27, 2006
By STEVE BROWN / The Dallas Morning News
One of the county's biggest apartment builders has purchased almost 10 acres in East Dallas for a redevelopment.
The Alexan Fitzhugh apartments will be built on Fitzhugh Avenue just east of North Central Expressway. The three-story apartment community will contain about 450 units. Trammell Crow Residential plans to construct about 450 apartments on the Fitzhugh Avenue property, now occupied by aging buildings.
"We hope to start razing the buildings before the end of the year," said Darren Schackman, Crow Residential's senior managing director. "We think the redevelopment will help change that whole neighborhood."
The three-story apartment community will open late next year or early 2008. BGO Architects Inc. designed the project.
Crow Residential's Alexan Fitzhugh complex will be the second large apartment development on that stretch of Fitzhugh. FirstWorthing Corp. opened the adjacent Cityville Fitzhugh project last year with 222 units, which leased ahead of schedule.
With land prices soaring on the west side of North Central, developers have begun buying construction sites along Fitzhugh and nearby Henderson Avenue.
"You can see how that whole area is turning," Mr. Schackman said. "We see the growth pattern coming toward Fitzhugh."
Dallas real estate broker Newt Walker worked on the sale of the Crow Residential property and is working on other deals in the area.
"The redevelopment is happening one block at a time starting with the properties that are closest to North Central Expressway," he said.
Dallas apartment analyst Michael Puls said "the land cost from the condo and townhome pricing is so high west of North Central that developers have to find cheaper dirt for apartments.
"If Crow comes with a reasonable price structure, they will do well."
Based in Atlanta, Crow Residential plans to start almost 9,000 apartments nationwide in 2006. The company is also expanding its condominium sales business.
Since it was founded in 1977, Crow Residential has built more than 200,000 U.S. apartments.
E-mail stevebrown@dallasnews.com
Whole area east of North Central is turning, Crow says http://www.dallasnews.com/sharedcontent/dws/bus/stories/1028dnbusFitzhugh.301a932.html
11:38 PM CDT on Friday, October 27, 2006
By STEVE BROWN / The Dallas Morning News
One of the county's biggest apartment builders has purchased almost 10 acres in East Dallas for a redevelopment.
The Alexan Fitzhugh apartments will be built on Fitzhugh Avenue just east of North Central Expressway. The three-story apartment community will contain about 450 units. Trammell Crow Residential plans to construct about 450 apartments on the Fitzhugh Avenue property, now occupied by aging buildings.
"We hope to start razing the buildings before the end of the year," said Darren Schackman, Crow Residential's senior managing director. "We think the redevelopment will help change that whole neighborhood."
The three-story apartment community will open late next year or early 2008. BGO Architects Inc. designed the project.
Crow Residential's Alexan Fitzhugh complex will be the second large apartment development on that stretch of Fitzhugh. FirstWorthing Corp. opened the adjacent Cityville Fitzhugh project last year with 222 units, which leased ahead of schedule.
With land prices soaring on the west side of North Central, developers have begun buying construction sites along Fitzhugh and nearby Henderson Avenue.
"You can see how that whole area is turning," Mr. Schackman said. "We see the growth pattern coming toward Fitzhugh."
Dallas real estate broker Newt Walker worked on the sale of the Crow Residential property and is working on other deals in the area.
"The redevelopment is happening one block at a time starting with the properties that are closest to North Central Expressway," he said.
Dallas apartment analyst Michael Puls said "the land cost from the condo and townhome pricing is so high west of North Central that developers have to find cheaper dirt for apartments.
"If Crow comes with a reasonable price structure, they will do well."
Based in Atlanta, Crow Residential plans to start almost 9,000 apartments nationwide in 2006. The company is also expanding its condominium sales business.
Since it was founded in 1977, Crow Residential has built more than 200,000 U.S. apartments.
E-mail stevebrown@dallasnews.com
Lakewooder
10-30-2006, 02:08 PM
Other recent developments on Fitzhugh:
Bertha Apartments (at Manett) has construction fence up - for possible demolition?
Several lots cleared at Fitzhugh at Fuqua.
Above-mentioned Franklin Capital Townhomes going up in adjacent block.
Trammel Crow also has construction fence up and a zoning change sign....
Bertha Apartments (at Manett) has construction fence up - for possible demolition?
Several lots cleared at Fitzhugh at Fuqua.
Above-mentioned Franklin Capital Townhomes going up in adjacent block.
Trammel Crow also has construction fence up and a zoning change sign....
Lakewooder
11-01-2006, 04:03 PM
The "World Clothing" eyesore store (next to GTO Bar on Henderson at Capitol) has a 'Going out of Business' sign...
EastDallasLonghorn
11-02-2006, 12:11 PM
The "World Clothing" eyesore store (next to GTO Bar on Henderson at Capitol) has a 'Going out of Business' sign...
I'm praying that this is the first sign of the end for this run-down strip center. I have friends that grew up in HP that say the convenience store in this center used to be the best place in town for minors to buy beer...
I checked on DCAD and unfortunatly it looks like the ownership of the strip is split between three parties on three seperate lots, and all three owners have owned for 7+ years. Hopefully the owner on the corner will sell and the others will follow suit.
I'm praying that this is the first sign of the end for this run-down strip center. I have friends that grew up in HP that say the convenience store in this center used to be the best place in town for minors to buy beer...
I checked on DCAD and unfortunatly it looks like the ownership of the strip is split between three parties on three seperate lots, and all three owners have owned for 7+ years. Hopefully the owner on the corner will sell and the others will follow suit.
crescentboi
11-03-2006, 07:11 PM
I don't know if this has been mentioned anywhere, but figured this thread was a good place to put it.
Cretia's on McKinney Restaurant, Bar, Boutique and Bakery are moving to the old Urban Home building on Henderson across from Sense. I work there part-time right now and was told we should be moving before the end of the year. All the plans are done and from what I've heard it's going to be way bigger than the current location. They will also be taking part of the parking lot out front of the building and putting in a patio.
Thought I'd let y'all know!
Cretia's on McKinney Restaurant, Bar, Boutique and Bakery are moving to the old Urban Home building on Henderson across from Sense. I work there part-time right now and was told we should be moving before the end of the year. All the plans are done and from what I've heard it's going to be way bigger than the current location. They will also be taking part of the parking lot out front of the building and putting in a patio.
Thought I'd let y'all know!
carousel
11-06-2006, 05:24 PM
I don't know if this has been mentioned anywhere, but figured this thread was a good place to put it.
Cretia's on McKinney Restaurant, Bar, Boutique and Bakery are moving to the old Urban Home building on Henderson across from Sense. I work there part-time right now and was told we should be moving before the end of the year. All the plans are done and from what I've heard it's going to be way bigger than the current location. They will also be taking part of the parking lot out front of the building and putting in a patio.
Thought I'd let y'all know!
That will be a great location for a restaurant. Smart move.
Cretia's on McKinney Restaurant, Bar, Boutique and Bakery are moving to the old Urban Home building on Henderson across from Sense. I work there part-time right now and was told we should be moving before the end of the year. All the plans are done and from what I've heard it's going to be way bigger than the current location. They will also be taking part of the parking lot out front of the building and putting in a patio.
Thought I'd let y'all know!
That will be a great location for a restaurant. Smart move.
EastDallasLonghorn
11-07-2006, 08:40 AM
I'm kind of surprised that they have enough parking to support a restaurant in that location. It looked like Andres was marketing it as either retail or office because of the limited number of spaces (maybe sense's going dark means they were able to reclaim the spaces behind the building though).
Cretia's is a great casual concept that I'm sure will do phenominal in this highly visible location. I bet they are leaving their current spot because the neighboring townhome owners got hostile and forced the city to shut down their patio.
I don't know if the concept has changed, but what was previously planned as The Porch (another Tristan restaurant/bar in the old Barley House location) is finally under construction again with the framing completed.
Cretia's is a great casual concept that I'm sure will do phenominal in this highly visible location. I bet they are leaving their current spot because the neighboring townhome owners got hostile and forced the city to shut down their patio.
I don't know if the concept has changed, but what was previously planned as The Porch (another Tristan restaurant/bar in the old Barley House location) is finally under construction again with the framing completed.
carousel
11-07-2006, 02:39 PM
I'm kind of surprised that they have enough parking to support a restaurant in that location. It looked like Andres was marketing it as either retail or office because of the limited number of spaces (maybe sense's going dark means they were able to reclaim the spaces behind the building though).
Cretia's is a great casual concept that I'm sure will do phenominal in this highly visible location. I bet they are leaving their current spot because the neighboring townhome owners got hostile and forced the city to shut down their patio.
I don't know if the concept has changed, but what was previously planned as The Porch (another Tristan restaurant/bar in the old Barley House location) is finally under construction again with the framing completed.
It's still the Porch concept.
Why in the world did the neighbors complain about the patio at Cretia's? If so, what a bunch of knuckleheads. God forbid we having any street/pedestrian life in this city. I was wondering why the outside tables were removed.
Cretia's is a great casual concept that I'm sure will do phenominal in this highly visible location. I bet they are leaving their current spot because the neighboring townhome owners got hostile and forced the city to shut down their patio.
I don't know if the concept has changed, but what was previously planned as The Porch (another Tristan restaurant/bar in the old Barley House location) is finally under construction again with the framing completed.
It's still the Porch concept.
Why in the world did the neighbors complain about the patio at Cretia's? If so, what a bunch of knuckleheads. God forbid we having any street/pedestrian life in this city. I was wondering why the outside tables were removed.
crescentboi
11-07-2006, 08:57 PM
Well I just got back from working at Cretia's and there's been a change. As of VERY recently, we are no longer moving to the former location of Urban Home due to the fact that the city wouldn't let us stay open late. So the hunt (and a major one at that!) is on for a space that we can move in to that will let us stay open till 2am. I made a bunch of calls today on behalf of Cretia so we'll see what happens.
As for the current location, the city forced us to shut down the patio and is trying to make us close at 11pm every night. There's actually legal action being taken, but we can't make our money if we close that early since the big business is the bar with the late night crowd.
As for the current location, the city forced us to shut down the patio and is trying to make us close at 11pm every night. There's actually legal action being taken, but we can't make our money if we close that early since the big business is the bar with the late night crowd.
KBilly
11-08-2006, 10:45 AM
Well I just got back from working at Cretia's and there's been a change. As of VERY recently, we are no longer moving to the former location of Urban Home due to the fact that the city wouldn't let us stay open late. So the hunt (and a major one at that!) is on for a space that we can move in to that will let us stay open till 2am. I made a bunch of calls today on behalf of Cretia so we'll see what happens.
As for the current location, the city forced us to shut down the patio and is trying to make us close at 11pm every night. There's actually legal action being taken, but we can't make our money if we close that early since the big business is the bar with the late night crowd.
So, let us all get this straight. You can't make money as a restaurant and a boutique, so you need to make money as a bar. But your Certificate of Occupancy is for a restaurant. So, you don't like that you have to meet certain obligations of operation as restaurant, so you have decided that you will sue. Even though the residents were there before you.
I don't feel sorry for the place at all. Get a new CO, or move.
As for the current location, the city forced us to shut down the patio and is trying to make us close at 11pm every night. There's actually legal action being taken, but we can't make our money if we close that early since the big business is the bar with the late night crowd.
So, let us all get this straight. You can't make money as a restaurant and a boutique, so you need to make money as a bar. But your Certificate of Occupancy is for a restaurant. So, you don't like that you have to meet certain obligations of operation as restaurant, so you have decided that you will sue. Even though the residents were there before you.
I don't feel sorry for the place at all. Get a new CO, or move.
lagunadallas
11-08-2006, 10:57 AM
So, let us all get this straight. You can't make money as a restaurant and a boutique, so you need to make money as a bar. But your Certificate of Occupancy is for a restaurant. So, you don't like that you have to meet certain obligations of operation as restaurant, so you have decided that you will sue. Even though the residents were there before you.
I don't feel sorry for the place at all. Get a new CO, or move.
I completely agree. If you can't abide by the restrictions for your particular business, too bad. The nearby residents shouldn't have to put up with the noise and late-night issues if Cretia's isn't staying 100% within the CO it has for that location. If the city agreed to a patio and hours until 2am, and didn't violate any ordinances in granting that change, then the residents would have to put up or shut up.
I don't feel sorry for the place at all. Get a new CO, or move.
I completely agree. If you can't abide by the restrictions for your particular business, too bad. The nearby residents shouldn't have to put up with the noise and late-night issues if Cretia's isn't staying 100% within the CO it has for that location. If the city agreed to a patio and hours until 2am, and didn't violate any ordinances in granting that change, then the residents would have to put up or shut up.
UrbanHope
11-08-2006, 01:57 PM
We couldn't blame it solely on Cretia's, but when I lived down the street there was always some drama at that corner during late nights.
If they don't like it, they should close. People live there.
Why can't they close at a reasonable hour and not impose on the neighbors.
If they don't like it, they should close. People live there.
Why can't they close at a reasonable hour and not impose on the neighbors.
carousel
11-08-2006, 02:10 PM
I didn't even know that Cretia's has a bar scene even though it has a beautiful bar. Can they get a variance for the patio issue w/ the understanding that it would shut down (the patio) at 11 p.m.?
KBilly
11-08-2006, 03:44 PM
I didn't even know that Cretia's has a bar scene even though it has a beautiful bar. Can they get a variance for the patio issue w/ the understanding that it would shut down (the patio) at 11 p.m.?
I'm not a city CO expert, but it would boil down to parking as I understand it. I know the lot out back is huge, but it's used by more than one business. Their CO would need to be amended to increase the "allowed occupancy," which in turn would dictate an increase in available parking.
I'm not a city CO expert, but it would boil down to parking as I understand it. I know the lot out back is huge, but it's used by more than one business. Their CO would need to be amended to increase the "allowed occupancy," which in turn would dictate an increase in available parking.
Lakewooder
11-08-2006, 04:00 PM
I own two properties in the immediate neighborhood and I don't see a problem - for God's sake it's right next to Central Expwy!
I'd rather get rid of that smelly Church's with the miniscule, dangerous parking lot. But I do like their chicken!
I'd rather get rid of that smelly Church's with the miniscule, dangerous parking lot. But I do like their chicken!
carousel
11-08-2006, 04:04 PM
I own two properties in the immediate neighborhood and I don't see a problem - for God's sake it's right next to Central Expwy!
I'd rather get rid of that smelly Church's with the miniscule, dangerous parking lot. But I do like their chicken!
Amen. Urban Home would be a great location for Cretia's concept. Our city leaders - what a bunch of knuckleheads.
I'd rather get rid of that smelly Church's with the miniscule, dangerous parking lot. But I do like their chicken!
Amen. Urban Home would be a great location for Cretia's concept. Our city leaders - what a bunch of knuckleheads.
KBilly
11-09-2006, 03:20 PM
I own two properties in the immediate neighborhood and I don't see a problem - for God's sake it's right next to Central Expwy!
.......................
Well, since I doubt that you actually live in those properties, I can see why you don't care if your tenants have to deal with more traffic and noise at 2am. However, the people in the houses and newer apartments immediately north and northeast behind the Urban Home likely do care.
.......................
Well, since I doubt that you actually live in those properties, I can see why you don't care if your tenants have to deal with more traffic and noise at 2am. However, the people in the houses and newer apartments immediately north and northeast behind the Urban Home likely do care.
jb_dallastx
11-09-2006, 03:38 PM
I own a townhouse about two blocks from Cretia's and have no problem with them staying open late with a patio. There are plenty of other places in the neighborhood that are allowed to stay open until 2 am with patio seating. Knox Street Pub is right across the street and generates much more noise. My understanding is that there are just a couple of people in the neighborhood fighting Cretia's and the rest don't really care.
Having said that, I don't understand why the owners would have chosen that location in the first place if they wanted to operate a bar with outdoor seating. But, its a nice place and I'll be sad to see it go. I guess we can expect another exciting furniture store in its place.
Having said that, I don't understand why the owners would have chosen that location in the first place if they wanted to operate a bar with outdoor seating. But, its a nice place and I'll be sad to see it go. I guess we can expect another exciting furniture store in its place.
crescentboi
11-09-2006, 09:35 PM
Man KBilly, don't shoot the messenger! I am not privey to all of the exact little details. However I just talked with Cretia this afternoon and we are going to try and make it work for us to stay at that location and close at 11pm. So we'll see what happens!
carousel
11-10-2006, 10:47 AM
Well, since I doubt that you actually live in those properties, I can see why you don't care if your tenants have to deal with more traffic and noise at 2am. However, the people in the houses and newer apartments immediately north and northeast behind the Urban Home likely do care.
The people in the apartments may rent there b/c of the proximity to the bars and restaurants. The homeowners in the newer homes should live so close to an entertainment district if they don't like the noise.
The people in the apartments may rent there b/c of the proximity to the bars and restaurants. The homeowners in the newer homes should live so close to an entertainment district if they don't like the noise.
KBilly
11-13-2006, 01:31 PM
The people in the apartments may rent there b/c of the proximity to the bars and restaurants. The homeowners in the newer homes should live so close to an entertainment district if they don't like the noise.
Key point being "may" -- you don't know. As for the second sentence, you are parroting the bar owners in every part of town that submit the homeowners around them to 2am patio drunks by bending the rules. Witness Lowest Greenville where about 70% of "bars" are CO'ed as restaurants, yet don't serve food. I applaud the city for finally cracking down on this pile of crap.
I stand by my opinion -- there's a reason for CO's. Move your biz elsewhere if you don't like it, or petition the neighborhood and the CPC to hold a variance hearing. The city is not a bunch of "knuckleheads" for enforcing the zoning laws to businesses that willfully signed the permits to begin with, knowing full well what their limitations were.
Key point being "may" -- you don't know. As for the second sentence, you are parroting the bar owners in every part of town that submit the homeowners around them to 2am patio drunks by bending the rules. Witness Lowest Greenville where about 70% of "bars" are CO'ed as restaurants, yet don't serve food. I applaud the city for finally cracking down on this pile of crap.
I stand by my opinion -- there's a reason for CO's. Move your biz elsewhere if you don't like it, or petition the neighborhood and the CPC to hold a variance hearing. The city is not a bunch of "knuckleheads" for enforcing the zoning laws to businesses that willfully signed the permits to begin with, knowing full well what their limitations were.
DallasCVB Guy
11-13-2006, 03:52 PM
Good Lord people, YOU LIVE IN THE CITY! You think people in NYC, Chicago and for that matter even LA all have to put up with noise. I live in Uptown and hear the kids leaving all the bars at 4am every weekend. I learned to deal with it and bought some ear plugs. The trade off of a cool ass intown neighborhood is worth it.
msutton
11-14-2006, 11:45 PM
Don't like noise? Move to the suburbs.
KesslerDweller
11-15-2006, 09:37 AM
If you live right off McKinney - expect noise and parking problems
If you live live off Greenville - expect noise, parking problems, and people pissing in your yard.
If you live off Commerce Street in Deep Ellum - expect noise, graffiti, hoodlums, and problems
If you live in the suburbs - expect noisy kids and June and Beaver Cleaver look alikes.
Take your pick.
If you live live off Greenville - expect noise, parking problems, and people pissing in your yard.
If you live off Commerce Street in Deep Ellum - expect noise, graffiti, hoodlums, and problems
If you live in the suburbs - expect noisy kids and June and Beaver Cleaver look alikes.
Take your pick.
EastDallasLonghorn
11-17-2006, 09:41 AM
The "World Clothing" eyesore store (next to GTO Bar on Henderson at Capitol) has a 'Going out of Business' sign...
The former "World Clothing" space as well as a few of their neighbors (hopefully GTO is included) are now listed on the Andres Properties website as for lease. They must have just purchased half the center because they still don't show up on DCAD as the owner.
http://www.andresproperties.com/properties.html#
These guys are investing some serious cash along the Henderson corridor, I sincerely hope the retailers and restaurants see the potential and start signing leases soon. The lack of progress in the Shops on Henderson shell is somewhat concerning considering their published January 2007 opening date. Hopefully they are just waiting to tear down the last adjacent house before starting construction...
The former "World Clothing" space as well as a few of their neighbors (hopefully GTO is included) are now listed on the Andres Properties website as for lease. They must have just purchased half the center because they still don't show up on DCAD as the owner.
http://www.andresproperties.com/properties.html#
These guys are investing some serious cash along the Henderson corridor, I sincerely hope the retailers and restaurants see the potential and start signing leases soon. The lack of progress in the Shops on Henderson shell is somewhat concerning considering their published January 2007 opening date. Hopefully they are just waiting to tear down the last adjacent house before starting construction...
Lakewooder
11-17-2006, 02:14 PM
If Andres had not bought it, I'm sure Perry would have...and isn't Phoenix Properties making a big commitment to the area?
Also, Trammell Crow on Fitzhugh will probably try to get rid of some of the more 'bedraggled' properties on Fitzhugh - like the tire shop, etc...
In addition, single family and duplex teardowns seem to be picking up on the residential streets surrounding the area. I have a three-story behemoth going up next to one of my one-story properties. Even the streets which were once considered 'bad' closer to Ross are seeing a lot of teardowns and new homes.
Also, Trammell Crow on Fitzhugh will probably try to get rid of some of the more 'bedraggled' properties on Fitzhugh - like the tire shop, etc...
In addition, single family and duplex teardowns seem to be picking up on the residential streets surrounding the area. I have a three-story behemoth going up next to one of my one-story properties. Even the streets which were once considered 'bad' closer to Ross are seeing a lot of teardowns and new homes.
Lakewooder
11-27-2006, 05:08 PM
NOTE: Schutze is talking about the area where the Henderson scene is merging with Lower Greenville - especially around Ross and Matilda...
From dallasobserver.com
Originally published by Dallas Observer 2006-11-23
©2005 New Times, Inc. All rights reserved.
Going to the Dogs
At least three canines say the Lower Greenville bar scene is nothing to sniff at
By Jim Schutze
I come down an alley with my dogs, and instead of the crack house they were looking for, we find pricey town homes. So the question is, are the dogs happy?
Who / What:
Townhomes, everywhere
How to begin? Well, that's what I'm writing about, isn't it? Where to begin, how to end. I put up with this stuff from my dogs every day. I walk three of them—Otto, my 900-pound Weimaraner; Skeeter, my son's seriously bloated toy fox terrier; and Dottie, my mother-in-law's 900-year-old border collie mix who is...how to put this without sounding cruel?...dotty. You know, like every half-block she stops dead in her tracks and stares straight up at the sky.
I have to say: "No, no. Nobody's calling you up there yet, Dottie. We're on a walk, and I know you have arthritis, but get over it."
In our pack, we don't actually have an alpha. We decide things by committee. Sometimes Otto tugs one way, so we go that way. Sometimes it's Skeeter's turn to choose. The only direction Dottie ever wants to go is straight up, so we ignore her. In fact we're not really a pack. I'd say we're more of a politburo. We're in East Dallas, after all.
I like to walk on fine boulevards such as Swiss Avenue, where people take care of their property the way I should. They are an example to me. The dogs, Otto and Skeeter anyway, prefer alleys behind crack houses.
They like whorehouses too. I have no idea why. I don't think it's drugs, although I do watch them like a hawk for sudden mood swings or a change of peer groups, like they start hanging out with cats or something. So far, I think we're copacetic.
Rubble, chaos, trash, decay, garbage, large amounts of abandoned clothing, even people lying dead or stoned in the grass: The dogs like anything they can sniff. Sniffing is a dog's literature. One thing I have learned, which the paramedics might want to keep in mind: A good, wet sniff in the ear from a 900-pound Weimaraner can revive a person from even a serious overdose.
The point, and there is one, would be this: In the last couple of years, all the good crack houses and whorehouses in my part of town have been disappearing. Otto tugs us down some alley where he remembers sniffing out a dessicated bone or a wormy hot dog six months ago (brain like a computer); we get back in there; but now it's all tidy like an alley in the suburbs. Some son of a bitch has come along, torn down a perfectly good crack house that my dogs used to enjoy and put up a pristine block of town homes with a sign out front that says, "Starting in the $250s." Some of them say "Starting in the $400s."
Who's starting in the $250s and the $400s? I asked a guy who's one of the people building all this stuff. "They're all in their mid- to late 20s, up into their mid- to late 30s in general," said Craig Lemp, president of Metropolis Homes. "They're single or couples, no kids. I've sold 46 condos and town homes right there."
So here's my question. I have lived in this area for about 900 years. As far back as I can remember, people in my part of town have argued that the Lower and Lowest Greenville Avenue Bar Scene (we've talked it about so long that we even capitalize Bar and Scene) is bad for the area.
So if Greenville Avenue is so bad for the area, why is all this stuff being built half a block to a block away from the bars on Greenville that everybody complains about?
Another guy putting up a lot of these things is Stephen Meek, president of Rivendell Development. Before he started his own company, Meek spent 25 years with the Staubach Co. and Post Properties developing the very fancy area we now call Uptown, which we used to call what-a-dump. I asked Meek what the big idea was, tearing down the dumps in my area and putting up pricey town homes a block from known drinking establishments on Greenville Avenue. He quoted Lewis Mumford at me.
Well, he actually read to me over the phone from the Jane Jacobs book The Death and Life of Great American Cities in which Jacobs quotes a 1960 article in Landscape magazine, in which Mumford, the great architecture critic (1895-1990), said, and I quote:
Now the great function of the city is...to permit, indeed to encourage and incite, the greatest potential number of meetings, encounters, challenges, between all persons, classes and groups, providing, as it were, a stage upon which the drama of social life may be enacted, with the actors taking their turn as spectators and the spectators as actors.
Meek and Lemp don't want the scene on Greenville to run amok. Their buyers don't want gangbangers chasing them home. But the scene, some kind of action and maybe even a little edge, they say, is what drives demand for the stylish new housing they're putting up in the area.
It's so interesting, because that is exactly what my dogs have been telling me for years. They say if there's nothing to sniff, why go?
So I used to have crack houses. Now I've got a guy quoting Lewis Mumford at me. Am I better off?
I did my own little study of real estate appraisals in the Lowest Greenville area, not hard to do in this day of online appraisal records and spreadsheets for dummies. I took 26 properties, a mix of single- and multi-family residential, old and new, half a block to a block off Lowest Greenville both east and west of the street, and I looked at appraised values between 2000 and 2006.
Hmmm. Those appraised values rose 74 percent in that time. Citywide values in the same period rose 32 percent. So the area surrounding Lowest Greenville beat the citywide rate of improvement by two-and-a-third times.
What about crime? I can safely say that those of us who have lived in that area care about crime more than we care about child health care. What did you think the big dog was for? We have learned the hard way that nothing good happens until, unless and right after you do something about crime.
So I did a little crime study. Between 2003 and 2005 (the easiest full years for which I could get records), the Lowest Greenville area saw a decrease in crime that was two-and-a-half times faster than the citywide improvement for the same period, 30 percent versus 12 in total crimes reported.
When I tried to project numbers for all of 2006, the picture grew muddier, maybe because I'm a bad projector, maybe because it looks like we're headed for a pretty bad spike in crime citywide this year. But even at that, Lowest Greenville will beat the city by an even better ratio at the end of this year, according to my inexpert projection—a 10 percent dip near Greenville since 2003 versus a 5 percent hike for the city.
The people building this fashionable new housing—I spoke with several—are confident that they are assembling a whole new universe of customers for Lowest Greenville. They say as their properties fill up with young persons of income, this new local clientele will catch the eye of people such as Marc Andres, whose family has owned property on Greenville for three generations.
I called Andres. He agreed. He said his eye has been caught. He steered me to one of his new tenants, Bobby Hood, a young lawyer who lives a block off Greenville and is a principal in a sophisticated new jazz bar, Gezellig, in an Andres property on Greenville just south of Belmont Avenue.
Bobby Hood (addressed as Robert in the halls of the large law firm where he is a public finance attorney) told me his jazz bar is aimed directly at the people who are running off all of Otto's best crack houses:
"One of our absolute strategic concepts is to capture the market of people in all these new $500,000, $600,000 houses around there," he said. "We believe there is this group of affluent under-40 young people who don't have kids yet, who are buying these houses as their starter houses. They are seeing it as their last few years of having fun, and then they're going to have kids, and they're going to have to move out to the suburbs."
Something about that makes me so sad. I want for them not to have the kids, if it's going to make them have to move to the suburbs. It's not like we have a shortage.
This could all sound a bit Pollyanna. Rich young people move in, run off bad element. We in Old East Dallas know better. The bad element doesn't run. It retreats slowly, firing. And how do you know the richies will behave any better?
Lower Greenville activist Avi S. Adelman told me he thinks the bars are having some luck with a new dress code, suggested by the cops, to run off the gangbangers. But longtime neighborhood resident Cheryl Kellis said the gangbangers are not the worst of it:
"My biggest issue," she said, "has not been with Joey Gangmember. My issues have been with Joe Cool who's come down from Plano driving his top-of-the-line BMW, who decides to get out in front of my house and take his wiener out and piss on my tree in front of me."
Otto would love that.
That was where we started with this. The dogs. Who are obviously stupid. But they're dogs. C'mon. I think where I end is this: The scene on Lowest and Lower Greenville obviously needs to be controlled and contained.
But not too much. And if the area is trending anywhere, it's straight up. Oh, my gosh. All this time, has poor Dottie been trying to tell me something? I've been a beast.
From dallasobserver.com
Originally published by Dallas Observer 2006-11-23
©2005 New Times, Inc. All rights reserved.
Going to the Dogs
At least three canines say the Lower Greenville bar scene is nothing to sniff at
By Jim Schutze
I come down an alley with my dogs, and instead of the crack house they were looking for, we find pricey town homes. So the question is, are the dogs happy?
Who / What:
Townhomes, everywhere
How to begin? Well, that's what I'm writing about, isn't it? Where to begin, how to end. I put up with this stuff from my dogs every day. I walk three of them—Otto, my 900-pound Weimaraner; Skeeter, my son's seriously bloated toy fox terrier; and Dottie, my mother-in-law's 900-year-old border collie mix who is...how to put this without sounding cruel?...dotty. You know, like every half-block she stops dead in her tracks and stares straight up at the sky.
I have to say: "No, no. Nobody's calling you up there yet, Dottie. We're on a walk, and I know you have arthritis, but get over it."
In our pack, we don't actually have an alpha. We decide things by committee. Sometimes Otto tugs one way, so we go that way. Sometimes it's Skeeter's turn to choose. The only direction Dottie ever wants to go is straight up, so we ignore her. In fact we're not really a pack. I'd say we're more of a politburo. We're in East Dallas, after all.
I like to walk on fine boulevards such as Swiss Avenue, where people take care of their property the way I should. They are an example to me. The dogs, Otto and Skeeter anyway, prefer alleys behind crack houses.
They like whorehouses too. I have no idea why. I don't think it's drugs, although I do watch them like a hawk for sudden mood swings or a change of peer groups, like they start hanging out with cats or something. So far, I think we're copacetic.
Rubble, chaos, trash, decay, garbage, large amounts of abandoned clothing, even people lying dead or stoned in the grass: The dogs like anything they can sniff. Sniffing is a dog's literature. One thing I have learned, which the paramedics might want to keep in mind: A good, wet sniff in the ear from a 900-pound Weimaraner can revive a person from even a serious overdose.
The point, and there is one, would be this: In the last couple of years, all the good crack houses and whorehouses in my part of town have been disappearing. Otto tugs us down some alley where he remembers sniffing out a dessicated bone or a wormy hot dog six months ago (brain like a computer); we get back in there; but now it's all tidy like an alley in the suburbs. Some son of a bitch has come along, torn down a perfectly good crack house that my dogs used to enjoy and put up a pristine block of town homes with a sign out front that says, "Starting in the $250s." Some of them say "Starting in the $400s."
Who's starting in the $250s and the $400s? I asked a guy who's one of the people building all this stuff. "They're all in their mid- to late 20s, up into their mid- to late 30s in general," said Craig Lemp, president of Metropolis Homes. "They're single or couples, no kids. I've sold 46 condos and town homes right there."
So here's my question. I have lived in this area for about 900 years. As far back as I can remember, people in my part of town have argued that the Lower and Lowest Greenville Avenue Bar Scene (we've talked it about so long that we even capitalize Bar and Scene) is bad for the area.
So if Greenville Avenue is so bad for the area, why is all this stuff being built half a block to a block away from the bars on Greenville that everybody complains about?
Another guy putting up a lot of these things is Stephen Meek, president of Rivendell Development. Before he started his own company, Meek spent 25 years with the Staubach Co. and Post Properties developing the very fancy area we now call Uptown, which we used to call what-a-dump. I asked Meek what the big idea was, tearing down the dumps in my area and putting up pricey town homes a block from known drinking establishments on Greenville Avenue. He quoted Lewis Mumford at me.
Well, he actually read to me over the phone from the Jane Jacobs book The Death and Life of Great American Cities in which Jacobs quotes a 1960 article in Landscape magazine, in which Mumford, the great architecture critic (1895-1990), said, and I quote:
Now the great function of the city is...to permit, indeed to encourage and incite, the greatest potential number of meetings, encounters, challenges, between all persons, classes and groups, providing, as it were, a stage upon which the drama of social life may be enacted, with the actors taking their turn as spectators and the spectators as actors.
Meek and Lemp don't want the scene on Greenville to run amok. Their buyers don't want gangbangers chasing them home. But the scene, some kind of action and maybe even a little edge, they say, is what drives demand for the stylish new housing they're putting up in the area.
It's so interesting, because that is exactly what my dogs have been telling me for years. They say if there's nothing to sniff, why go?
So I used to have crack houses. Now I've got a guy quoting Lewis Mumford at me. Am I better off?
I did my own little study of real estate appraisals in the Lowest Greenville area, not hard to do in this day of online appraisal records and spreadsheets for dummies. I took 26 properties, a mix of single- and multi-family residential, old and new, half a block to a block off Lowest Greenville both east and west of the street, and I looked at appraised values between 2000 and 2006.
Hmmm. Those appraised values rose 74 percent in that time. Citywide values in the same period rose 32 percent. So the area surrounding Lowest Greenville beat the citywide rate of improvement by two-and-a-third times.
What about crime? I can safely say that those of us who have lived in that area care about crime more than we care about child health care. What did you think the big dog was for? We have learned the hard way that nothing good happens until, unless and right after you do something about crime.
So I did a little crime study. Between 2003 and 2005 (the easiest full years for which I could get records), the Lowest Greenville area saw a decrease in crime that was two-and-a-half times faster than the citywide improvement for the same period, 30 percent versus 12 in total crimes reported.
When I tried to project numbers for all of 2006, the picture grew muddier, maybe because I'm a bad projector, maybe because it looks like we're headed for a pretty bad spike in crime citywide this year. But even at that, Lowest Greenville will beat the city by an even better ratio at the end of this year, according to my inexpert projection—a 10 percent dip near Greenville since 2003 versus a 5 percent hike for the city.
The people building this fashionable new housing—I spoke with several—are confident that they are assembling a whole new universe of customers for Lowest Greenville. They say as their properties fill up with young persons of income, this new local clientele will catch the eye of people such as Marc Andres, whose family has owned property on Greenville for three generations.
I called Andres. He agreed. He said his eye has been caught. He steered me to one of his new tenants, Bobby Hood, a young lawyer who lives a block off Greenville and is a principal in a sophisticated new jazz bar, Gezellig, in an Andres property on Greenville just south of Belmont Avenue.
Bobby Hood (addressed as Robert in the halls of the large law firm where he is a public finance attorney) told me his jazz bar is aimed directly at the people who are running off all of Otto's best crack houses:
"One of our absolute strategic concepts is to capture the market of people in all these new $500,000, $600,000 houses around there," he said. "We believe there is this group of affluent under-40 young people who don't have kids yet, who are buying these houses as their starter houses. They are seeing it as their last few years of having fun, and then they're going to have kids, and they're going to have to move out to the suburbs."
Something about that makes me so sad. I want for them not to have the kids, if it's going to make them have to move to the suburbs. It's not like we have a shortage.
This could all sound a bit Pollyanna. Rich young people move in, run off bad element. We in Old East Dallas know better. The bad element doesn't run. It retreats slowly, firing. And how do you know the richies will behave any better?
Lower Greenville activist Avi S. Adelman told me he thinks the bars are having some luck with a new dress code, suggested by the cops, to run off the gangbangers. But longtime neighborhood resident Cheryl Kellis said the gangbangers are not the worst of it:
"My biggest issue," she said, "has not been with Joey Gangmember. My issues have been with Joe Cool who's come down from Plano driving his top-of-the-line BMW, who decides to get out in front of my house and take his wiener out and piss on my tree in front of me."
Otto would love that.
That was where we started with this. The dogs. Who are obviously stupid. But they're dogs. C'mon. I think where I end is this: The scene on Lowest and Lower Greenville obviously needs to be controlled and contained.
But not too much. And if the area is trending anywhere, it's straight up. Oh, my gosh. All this time, has poor Dottie been trying to tell me something? I've been a beast.
KBilly
11-28-2006, 02:26 PM
When I read that at their site, I just about spewed my coffee on the keyboard. Schutze is one hell of a writer... :cheers:
Lakewooder
11-29-2006, 03:41 PM
A lot to report today from my drive-by:
The single house on the north/east side of Henderson in the middlle of the large cleared block suddenly has a 'for sale' sign..wonder what they are asking?
The World Grocery space and several other storefronts near Capitol are now being gutted.
Trammell Crow has started the demolition of the Magnolia Apartments on Fitzhugh.
I counted at least four other apartment complexes on Fitzhugh with construction fences ready for demolition.
Even the streets east of Cochran Heights are seeing a lot of construction activity,new construction, boarded up houses, houses for sale, houses with developers' signs, etc. All the way to Belmont and Capitol - south from Henderson to Bennett to Fitzhugh.
The single house on the north/east side of Henderson in the middlle of the large cleared block suddenly has a 'for sale' sign..wonder what they are asking?
The World Grocery space and several other storefronts near Capitol are now being gutted.
Trammell Crow has started the demolition of the Magnolia Apartments on Fitzhugh.
I counted at least four other apartment complexes on Fitzhugh with construction fences ready for demolition.
Even the streets east of Cochran Heights are seeing a lot of construction activity,new construction, boarded up houses, houses for sale, houses with developers' signs, etc. All the way to Belmont and Capitol - south from Henderson to Bennett to Fitzhugh.
tamtagon
11-29-2006, 03:52 PM
Looks like Dallas will experience some noteable intown population growth before the next census, assuming each residential tear down is followed by higher density replacements. This has been a pleasant media story in Atlanta, recently. There is so much desireable lower density and/or vacant residential property poised for redevelopment in East Dallas alone that a population boom may be on the way.
EastDallasLonghorn
11-29-2006, 05:31 PM
The Franklin on Fitzhugh people have begun site work on additional units across Fuqua from the 6 townhomes they are finishing at the intersection of Fitzhugh and Fuqua. They have the foundations staked out and today they were grading for driveways with a bulldozer.
All the construction that has started on the Henderson side is taking longer to progress than I expected, and everything on Fitzhugh that seems to have come out of no where is happening at blazing speed.
I hope to see more progress on Henderson soon, I don't want the Jerry's shell to sit there looking bombed out for much longer. They are definitely going to have to push their delivery date back from January of '07 considering they haven't moved passed the demolition phase yet. At least a construction company sign is in the parking lot now.
All the construction that has started on the Henderson side is taking longer to progress than I expected, and everything on Fitzhugh that seems to have come out of no where is happening at blazing speed.
I hope to see more progress on Henderson soon, I don't want the Jerry's shell to sit there looking bombed out for much longer. They are definitely going to have to push their delivery date back from January of '07 considering they haven't moved passed the demolition phase yet. At least a construction company sign is in the parking lot now.
tamtagon
11-29-2006, 05:39 PM
I hate to interrupt the heated discussion of the pros/cons/legitimacy of the gentrification that is happening around Henderson in East Dallas, but I want to share this "for sale" listing that I found on LoopNet.com.
http://www.loopnet.com/xNet/MainSite/Listing/Profile/Profile.aspx?LID=14677557&RecentlyViewed=true&ItemIndex=3&PgCxtDir=Down
1 million SF of urban infill land in E Dallas
Primary Type: Land
Multifamily (land)
Lot Size: 1,044,033 SF
Price: $36,500,000
Price/Acre: $1,522,882.88
Date Last Verified: 7/21/2006
Performance Properties LLC
David McQuaid
Property Description:
Largest private assemblage of urban infill land in Dallas, five minutes from downtown Dallas, Uptown/Oak Lawn, Knox-Henderson, White Rock Lake, Lakewood, Baylor Hospital, Deep Ellum, Lower Greenville Avenue. Over 80% of the land has 756 apartments on it in 20 properties that can be operated while developing apartments, townhomes and condominiums. This portfolio is located east of Central Expressway between Henderson and Fitzhugh, and is experienceing a tremendous amount of redevelopment. This is a unique opportunity for a developer to own the LARGEST PRIVATE ASSEMBLAGE OF URBAN INFILL LAND BETWEEN NORTHWEST HIGHWAY AND DOWNTOWN DALLAS. These properties are not all contiguous, but are very close to each other. Seller could put together up to an additional one million square feet of land (most with apartments on it) in this neighborhood if desired. This is a once in a lifetime opportunity to change a neighborhood for the better with quality new development. Portfolio is priced at land value of $35/sf, while land on the west side of Central Expressway is selling for $40-$80/sf.
Location Description:
Located east of Central Expressway (I-75) between Henderson and Fitzhugh Avenues, the Upper East Side is experiencing more new development than in the last 30-40 years as developers are coming into the neighborhood to build new apartments, condominiums and townhomes. This area is seeing more new development as prices for land on the west side of Central Expressway in Oak Lawn and Uptown are going from $40 to $80 per square foot.
What's up with this 1-2 million sq ft assemblage of urban infill land?
http://www.loopnet.com/xNet/MainSite/Listing/Profile/Profile.aspx?LID=14677557&RecentlyViewed=true&ItemIndex=3&PgCxtDir=Down
1 million SF of urban infill land in E Dallas
Primary Type: Land
Multifamily (land)
Lot Size: 1,044,033 SF
Price: $36,500,000
Price/Acre: $1,522,882.88
Date Last Verified: 7/21/2006
Performance Properties LLC
David McQuaid
Property Description:
Largest private assemblage of urban infill land in Dallas, five minutes from downtown Dallas, Uptown/Oak Lawn, Knox-Henderson, White Rock Lake, Lakewood, Baylor Hospital, Deep Ellum, Lower Greenville Avenue. Over 80% of the land has 756 apartments on it in 20 properties that can be operated while developing apartments, townhomes and condominiums. This portfolio is located east of Central Expressway between Henderson and Fitzhugh, and is experienceing a tremendous amount of redevelopment. This is a unique opportunity for a developer to own the LARGEST PRIVATE ASSEMBLAGE OF URBAN INFILL LAND BETWEEN NORTHWEST HIGHWAY AND DOWNTOWN DALLAS. These properties are not all contiguous, but are very close to each other. Seller could put together up to an additional one million square feet of land (most with apartments on it) in this neighborhood if desired. This is a once in a lifetime opportunity to change a neighborhood for the better with quality new development. Portfolio is priced at land value of $35/sf, while land on the west side of Central Expressway is selling for $40-$80/sf.
Location Description:
Located east of Central Expressway (I-75) between Henderson and Fitzhugh Avenues, the Upper East Side is experiencing more new development than in the last 30-40 years as developers are coming into the neighborhood to build new apartments, condominiums and townhomes. This area is seeing more new development as prices for land on the west side of Central Expressway in Oak Lawn and Uptown are going from $40 to $80 per square foot.
What's up with this 1-2 million sq ft assemblage of urban infill land?
Thurloc
12-05-2006, 01:59 PM
A lot to report today from my drive-by:
The single house on the north/east side of Henderson in the middlle of the large cleared block suddenly has a 'for sale' sign..wonder what they are asking?
The World Grocery space and several other storefronts near Capitol are now being gutted.
Trammell Crow has started the demolition of the Magnolia Apartments on Fitzhugh.
I counted at least four other apartment complexes on Fitzhugh with construction fences ready for demolition.
Even the streets east of Cochran Heights are seeing a lot of construction activity,new construction, boarded up houses, houses for sale, houses with developers' signs, etc. All the way to Belmont and Capitol - south from Henderson to Bennett to Fitzhugh.
They are asking "40 dollars a square foot". Me: "How much are you asking for your property on Henderson?" Them: "We are asking 40 dollars a square foot". Me: "How big is the property?" Them: "I am not sure, we are asking 40 dollars a square foot" So I looked up the property, it is 15,000 square feet, that's 600,000. Now, not only are the people idiots for having absolutely no clue how to conduct a real estate sale by knowing the size of the lot or the price they are asking for the property, but they are asking 600,000 for a crappy dun down house in the middle of a large cleared field.
Upsetting that such idiots will most likely clear 400,000 for a property they most likely paid 100k for (don't remember what the purchase price was).
The single house on the north/east side of Henderson in the middlle of the large cleared block suddenly has a 'for sale' sign..wonder what they are asking?
The World Grocery space and several other storefronts near Capitol are now being gutted.
Trammell Crow has started the demolition of the Magnolia Apartments on Fitzhugh.
I counted at least four other apartment complexes on Fitzhugh with construction fences ready for demolition.
Even the streets east of Cochran Heights are seeing a lot of construction activity,new construction, boarded up houses, houses for sale, houses with developers' signs, etc. All the way to Belmont and Capitol - south from Henderson to Bennett to Fitzhugh.
They are asking "40 dollars a square foot". Me: "How much are you asking for your property on Henderson?" Them: "We are asking 40 dollars a square foot". Me: "How big is the property?" Them: "I am not sure, we are asking 40 dollars a square foot" So I looked up the property, it is 15,000 square feet, that's 600,000. Now, not only are the people idiots for having absolutely no clue how to conduct a real estate sale by knowing the size of the lot or the price they are asking for the property, but they are asking 600,000 for a crappy dun down house in the middle of a large cleared field.
Upsetting that such idiots will most likely clear 400,000 for a property they most likely paid 100k for (don't remember what the purchase price was).
Tnekster
12-05-2006, 02:26 PM
A lot to report today from my drive-by:
The single house on the north/east side of Henderson in the middlle of the large cleared block suddenly has a 'for sale' sign..wonder what they are asking?
The World Grocery space and several other storefronts near Capitol are now being gutted.
Trammell Crow has started the demolition of the Magnolia Apartments on Fitzhugh.
I counted at least four other apartment complexes on Fitzhugh with construction fences ready for demolition.
Even the streets east of Cochran Heights are seeing a lot of construction activity,new construction, boarded up houses, houses for sale, houses with developers' signs, etc. All the way to Belmont and Capitol - south from Henderson to Bennett to Fitzhugh.
Dang this is moving fast!
The single house on the north/east side of Henderson in the middlle of the large cleared block suddenly has a 'for sale' sign..wonder what they are asking?
The World Grocery space and several other storefronts near Capitol are now being gutted.
Trammell Crow has started the demolition of the Magnolia Apartments on Fitzhugh.
I counted at least four other apartment complexes on Fitzhugh with construction fences ready for demolition.
Even the streets east of Cochran Heights are seeing a lot of construction activity,new construction, boarded up houses, houses for sale, houses with developers' signs, etc. All the way to Belmont and Capitol - south from Henderson to Bennett to Fitzhugh.
Dang this is moving fast!
Lakewooder
12-05-2006, 03:34 PM
Construction fence going up at Belmont and Henderson (NE corner) today - that's the Phoenix project, right?
Bru
12-05-2006, 05:03 PM
Interesting, what kind of project is this supposed to be? Moved into the neighborhood about 3 months ago and can't believe how quickly the street is changing.
Also, any details on the Perry Homes? Their projects seem pretty hit or miss.
Also, any details on the Perry Homes? Their projects seem pretty hit or miss.
EastDallasLonghorn
12-06-2006, 10:53 AM
Now, not only are the people idiots for having absolutely no clue how to conduct a real estate sale by knowing the size of the lot or the price they are asking for the property, but they are asking 600,000 for a crappy dun down house in the middle of a large cleared field.
My guess is they already have an agreement with Andres to sell the property to them, they are just testing the market to make sure they are getting a good price from Andres. Andres owns all the land on either side of this house from Glencoe all the way down to McMillan, and there is absolutely no way they are going to let someone else buy this little piece in the middle.
I hope they hurry up and sell to Andres so something at a significant scale can be built here. The adjacency to the Shops on Henderson, Louie's, Cafe San Miguel, etc... could make this great property for mixed use development with residential over retail fronting Henderson, with some structured parking hopefully included...
$40 a SF doesn't sound like that insane of a price for the area when you consider Premier Properties is marketing all their land (the 1 million square feet being sold as a package referenced previously in this thread), with no frontage on Henderson for $30 a SF.
My guess is they already have an agreement with Andres to sell the property to them, they are just testing the market to make sure they are getting a good price from Andres. Andres owns all the land on either side of this house from Glencoe all the way down to McMillan, and there is absolutely no way they are going to let someone else buy this little piece in the middle.
I hope they hurry up and sell to Andres so something at a significant scale can be built here. The adjacency to the Shops on Henderson, Louie's, Cafe San Miguel, etc... could make this great property for mixed use development with residential over retail fronting Henderson, with some structured parking hopefully included...
$40 a SF doesn't sound like that insane of a price for the area when you consider Premier Properties is marketing all their land (the 1 million square feet being sold as a package referenced previously in this thread), with no frontage on Henderson for $30 a SF.
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