Near East Dallas: New Henderson Ave. Developments

[Milkman Dan]

$40 is probably a little high for that area, but I'd agree with the above thought that they are simply making sure the market isn't going to way overpay before they sell to Andres.

[Lakewooder]

After the Perry talk on the other thread, I looked at their site and "The Village at Henderson" is now on the map. No pics or details yet.

[EastDallasLonghorn]

After the Perry talk on the other thread, I looked at their site and "The Village at Henderson" is now on the map. No pics or details yet.

Here's the link to the Perry Homes "The Village at Henderson" webpage.

http://www.perryhomes.com/inventory/profile.asp?community_section_id=327

Looks like the townhomes will range from $344,900 to $379,900. I'm surprised that in $10,000 increments you can purchase on average about 300 more square feet? That's only $33 a square foot for the extra area...

Click on "view available inventory" to see individual unit elevations and plans. Looks like your typical uninspired Perry Townhome design. I was hoping they would do something Craftsman Style consistent with the Easton, but no such luck. On the plus side they should blend nicely with the new Epic Home's atrocities in the neighborhood.

Across the street Phoenix Properties demo’d two of the last three single family houses at the intersection of Belmont and Henderson on Friday. This will probably be the site of a retail development according to the name of the LLC they have created for the property listed on DCAD.

[banking214]

Those things are hideous.

I actually think this is something Dallas needs more of. Modern, yet simple and clean.

[banking214]

I just noticed that buildings across from the Deluxe Inn are closed and signs say "Parking For Dallas Theological Seminary Only". Guess they are the proud new owners of the former gas station and other few retail buildings on Ross.

[Lakewooder]

From http://blog.dhomeandgarden.com/

LOMBARDI SPEAKS SPANISH, TOO
Listen up foodies:

"The Knox-Henderson neighborhood is about to have its third Alberto Lombardi restaurant, Sangria, set to open in February... Sangria will feature Spanish tapas made with specially imported meats, cheeses, olives, almonds, hams, and many more items to ensure an authentic meal just like you’d find on the streets of Madrid.... The focal point of the bar will be a huge reproduction painting of Spanish artist Diego Velazquez’s “Los Borrachos” (The Drunkards)."

And no, it won't be painted with the faces of local drunks, though that would be worth a few pitchers of sangria, no? Ole'!
Posted by Paige Phelps at 12:32 PM

[EastDallasLonghorn]

From http://blog.dhomeandgarden.com/

LOMBARDI SPEAKS SPANISH, TOO
Listen up foodies:

"The Knox-Henderson neighborhood is about to have its third Alberto Lombardi restaurant, Sangria, set to open in February... "


I wonder where in the Knox-Henderson neighborhood? I'd have to guess the Henderson side because of the spanish reference... Could this be going in where Sense was? Anyone know?

[KBilly]

If he's smart, it will be on the Henderson side. Cafe Madrid has long a lock on tapas on the Knox side.

[EastDallasLonghorn]

THE GTO Club at Henderson and Capital is being gutted as I type this! Hopefully Andres will be able to buy-out the rest of the strip center and get rid of the run down market at the corner as well...

[EastDallasLonghorn]

The Dinero A Mexico at the corner of Henderson and Monarch between Louie's and Cafe San Miguel has been completely gutted and the store has reopened in a small space across the street. I would love to see their old location remodeled into a bar/restaurant! They probably don't have the parking for either, but it would be nice...

I also heard a rumor today that First Worthing has a contract on the former Carnival Grocery property and they are working on plans for a mixed use retail/residential development on the three acre tract. Has anyone else heard something similar?

[Lakewooder]

Andres came to speak at our Cochran Heights Christmas meeting before Christmas but I was late..dammit. Didn't get the low down as I had to leave for California for two weeks for the holidays.

I did hear him say something about a contract...but I thought it was on the old Minyard's and tire store on Fitzhugh across from the new 10-acre Trammell Crow development.

[carousel]

I wonder where in the Knox-Henderson neighborhood? I'd have to guess the Henderson side because of the spanish reference... Could this be going in where Sense was? Anyone know?

Heard that it is going in on the Know side in a former salon on either travis or cole - can't remeber the street always get the two mixed up

[Lakewooder]

On site sales center now opening at Perry Homes - also there's a new contractor sign at the old Jerry's Supermarket -- I think it says "Joe Funk".

[kenc]

We have lost another neighborhood landmark. Went to Gus's Diner Wednesday and it was closed! Sign said 'opening soon - new management", but that can be a bad sign. Since Payless Shoes moved to the Fiesta shopping center, I bet that strip doesn't have long to live.
In the last year; Carnival gone, Jerry's gone, the whole Arcadia block burns, Whole Foods will be gone by years end and now Gus's. Time to move I guess.

[Lakewooder]

Are you talking about Nick's?

The latest rumor I heard was that John's Cafe wants to return to Lower Greenville from LH and is leasing the space.

[carousel]

I heard the same thing.

[kenc]

Yea I meant't Nicks...sorry. But glad to hear about John's Cafe.

[KBilly]

Barking Dogs confirms a second location of John's at Nick's. John's is keeping the location up at Miller and Forest, too.

[carousel]

Barking Dogs confirms a second location of John's at Nick's. John's is keeping the location up at Miller and Forest, too.

Welcome back to the hood!!

[GuacaMohle]

What?!?! Whole Foods on Greenville is leaving??? Please tell me this is a misprint....

[DallasMan]

yes, they are leaving greenville to relocate to a new flagship location in Lakewood - its going to be much bigger than their present spot

[US75Guy]

yes, they are leaving greenville to relocate to a new flagship location in Lakewood - its going to be much bigger than their present spot

...and they will have their new store at Greenville and Park Lane. Sad to see them leave lower Greenville, but they are investing in the city at these two locations. Maybe time for a Wild Oats market at the old site on Lower Greenville.

[lagunadallas]

...and they will have their new store at Greenville and Park Lane. Sad to see them leave lower Greenville, but they are investing in the city at these two locations. Maybe time for a Wild Oats market at the old site on Lower Greenville.


Wild Oats is ok, but what we really need is a Trader Joe's. I heard they're building a distribution center in Odessa/Midland, so we shouldn't be more than a couple years away from getting one.

[tamtagon]

Wild Oats is ok, but what we really need is a Trader Joe's. I heard they're building a distribution center in Odessa/Midland, so we shouldn't be more than a couple years away from getting one.

I cannot think of a store more fitting than Trader Joe's to replace the Whole Foods on Greenville.

[KesslerDweller]

NO MORE PERRY HOMES!!! BARF!!!!

I agree with you East DallasLonghorn, the least Perry could have done was add some craftsman flair to the development. These f-ing production builders ruin neighborhoods with their Plano-style townhomes. A monkey could design something better. Just put 10% more effort into it Perry and it will be twice as good as the sh*t you are producing.

[St-T]

NO MORE PERRY HOMES!!! BARF!!!!



Not only is it a bad product... he is a bad person... very corrupt! See below:

Dream home becomes legal nightmare

Builder fights claim of faulty house in court to which he's donated


08:27 AM CST on Sunday, January 21, 2007
By WAYNE SLATER / The Dallas Morning News

AUSTIN – In the beginning, Bob and Jane Cull thought if they just wrote homebuilder Bob Perry a letter about all the defects in their new Mansfield house, everything could be resolved.


ERICH SCHLEGEL/DMN
Bob and Jane Cull of Mansfield have been battling Perry Homes for 10 years, claiming their Perry-built house has fundamental flaws. That was 10 years ago.

A tortuous legal battle has carried the retirement-age couple through the courts, to arbitration and now through the courts again – all the way to the Texas Supreme Court. The Culls have won every round, but their home has not been fixed, legal costs have soared and the couple has postponed retirement plans.

"You think you can wake up from a nightmare and it'll be over," said Ms. Cull, a physicians' liaison. Instead, the couple watches as the home's defective foundation continues to move, some windows won't open and more cracks form in walls, according to engineering reports.

A spokesman for Mr. Perry said the case is built around an important principle: whether arbitration or the courts will settle disputes. But the Culls say their case against Perry Homes illustrates how construction disputes can last for years without resolution and how the system is stacked against average homeowners who challenge homebuilders with wealth and political influence.

Particularly this builder: Mr. Perry is the nation's most generous individual political donor. He has been a leading advocate of laws to limit court awards against businesses and a financial benefactor to politicians and judges. And he has funded Republican candidates up and down the ballot in Texas, including more than $340,000 to the nine justices that will hear the Culls' case.

Perry Homes spokesman Anthony Holm said the donations are irrelevant.

"All we're trying to do is get our day in court," Mr. Holm said.

The Culls filed suit in 2000 to force repair of their house. But they grew concerned a legal battle could take years and went to arbitration instead, thinking it would resolve the issues quicker and with less expense.

Mr. Holm said the switch was unfair to Perry Homes, which had spent time and money preparing for a trial. He says the couple waived its right to arbitration.

It is that legal question – "at what point in time does a consumer waive their right to arbitration?" – the high court has been asked to decide, he said. Arguments will be heard in March.

Consumer advocates say Mr. Perry has spent millions of dollars creating a political and legal system tilted in his favor.

"It's not surprising that he showered tens of thousands of campaign dollars on the Texas Supreme Court," said Andrew Wheat of Texans for Public Justice, a nonprofit group that tracks campaign contributions.

"What is shocking is that the judges who took all this money have agreed to hear Perry's appeal of a lemon-home case – one that he already lost in front of an arbitrator and two Texas courts," he said. "It's three strikes and you're out in the Texas justice system – unless you own the league."

Mr. Wheat's group receives financial contributions from trial lawyers that represent people suing businesses.


Cracks in dream home

Bob Cull is 69, a stout man with round spectacles and suspenders who works as a manager in the health-care industry. His wife is 64, petite with white hair, and she carries a briefcase stuffed with documents about the couple's legal odyssey.

When they signed on with Perry Homes in 1996, the Culls thought they were building their dream retirement home, with 2,800 square feet and upgrades such as cedar closets and raised arches, in a new subdivision south of Fort Worth. There was a golf course and a view of the pond.

"I can remember sitting on the property before there was a house on it, watching the sunrise, and thinking, 'Oh my, this is the place,' " Ms. Cull said.

"This was going to be our forever, On Golden Pond nest," she added.

But the house was never whole.

"First we thought they'd bought the wrong-sized door," Ms. Cull said. "Leaves and critters could come in. Roof supporters were not staying attached in the attic; they were just hanging free. And there were cracks in the walls and the tile was cracking."

The couple complained, but work crews simply patched the problems, they said. Soon, they were sure their new $250,000 home had fundamental defects, and they expected Mr. Perry to make it right.

Mr. Cull described himself as "a firm believer that people settle their differences face-to-face and resolve things on a kind of man-to-man basis. We thought this was something we could talk to Bob Perry about over a cup of coffee and settle with a handshake."

He wrote to Mr. Perry, the first of many letters to come, outlining the problems. Engineering reports, both by the Culls and by the warranty company contracted by Perry Homes, concluded the foundation was defective, he said.

Their house was now valued at perhaps only a third of the original purchase price.

Eventually, the couple got a letter from the attorney for Perry Homes, John Krugh, saying the firm had done all it was going to do. Perry Homes had provided surface drains, patched the walls and sealed gaps in the concrete, but made it clear it bore no more responsibility for the Culls' problems.

In October 2000, the Culls filed suit against Perry Homes. But before the case went to trial, the couple had second thoughts and moved to have the matter decided by an independent arbiter because, now in their 60s, they feared spending their retirement years in a long legal battle.

The homebuilder resisted and both sides went to court. A district judge, the appeals court and the Texas Supreme Court all ruled for the Culls and directed that both sides go to arbitration.

After several days of hearings in 2002, an arbitrator directed Perry Homes to pay the Culls more than $800,000. That includes the cost of the house, punitive damages and legal costs. With interest, the award would now top $1.3 million.

In a lawsuit, discovery rules govern how the two sides must share information. The Culls' attorney says the couple got nothing in discovery it couldn't have gotten in arbitration, but Mr. Holm says the Culls got information the company didn't, and that the arbitrator was biased against the homebuilder.

"There appears from our perspective to have been very real bias on behalf of the arbitrator," said Mr. Holm. "And there is a real question about when the plaintiff waived their right to arbitration."

A district court rejected those arguments. Perry Homes took the case to the appeals court, which also ruled for the Culls. The homebuilder again appealed to the Texas Supreme Court, which has scheduled a hearing for March.

The attorney for the Culls said he was surprised the high court, which accepts a fraction of the appeals it gets, agreed to take the case.

"I'm certainly concerned there's politics at play," said Dallas attorney Van Shaw. "The law's clear. We're entitled to win and lots of courts have seen it that way. So I can't reach any other conclusion than it's politics."

Mr. Holm denied that. He said public disclosure of Mr. Perry's contributions to all nine judges makes his legal burden more difficult "because every justice there knows there's some kind of donor relationship."

"I have faith in all the justices and ... the justice system in Texas that things are being decided on the merits," he said.

The court does not explain its reasoning for accepting a case.


Major donor

For Mr. Perry, questions about whether his contributions affect public policy are common.

The Houston homebuilder gave more than $19 million to Republican politicians in state and federal races in 2006, including $6.7 million to Texas candidates.

He is the largest political contributor to Gov. Rick Perry (no relation). And in 2003, Perry Homes and other builders sought help from the Republican governor to create a new state agency, the Texas Residential Construction Commission, to settle homeowner disputes.

Builders touted the agency as a better way to resolve disagreements. Critics called it another obstacle for consumers.

Under state law, the agency can't force homebuilders to fix faulty houses. But homeowners must first go through the complaint process before being allowed to seek arbitration or litigation.

After signing the bill into law, Gov. Perry appointed Perry Homes' general counsel, Mr. Krugh – the lawyer who initially wrote the Culls to say their home wouldn't be repaired – to lead the commission that decides disputes.

The Culls say they have no issue with Mr. Perry's politics.

"I'm an economic conservative. I probably vote the same way Bob Perry does economically," said Mr. Cull.

But the toll on them is mounting, and they hope the dispute is nearly over. A favorable ruling would end the matter. But if the high court vacates the arbitration award, it would send the case back to district court for litigation that could take several more years.

In the meantime, Ms. Cull said recently, "We can't fix our house. We can't sell our house. The warranty company can't fix or sell the house."

They've kept up the appearance of the home, patching and painting. Some windows won't open. Some doors have to be jerry-rigged to close. Ms. Cull worries about how any future shifting might affect gas pipes and electric lines.

"These are the rooms where your grandbabies are taking a nap," she said.

Financially, the couple can't move. Mr. Cull, who had planned to be retired by now and faces some health issues, has gone back to work managing a small pharmaceutical business in Arlington. Ms. Cull continues to work as a liaison for a physicians' group.

"I'm no legal eagle. I'm just a mother and a grandmother and homeowner who would like to have some freedom from stress and fear over where I'm going to live the rest of my life," said Ms. Cull. "When you're in the final phase of your life, that's pretty frightening."

She shrugged. "We're kind of like in homeowner purgatory. And we've been here for 10 years."

E-mail wslater@dallasnews.com

DONATIONS

Here's how much Houston homebuilder Bob Perry and groups associated with him have given to current members of the Texas Supreme Court:

Chief Justice Wallace Jefferson: $73,000

Justice Don Willett: $105,000

Justice Dale Wainwright: $67,467

Justice Phil Johnson: $25,000

Justice Scott Brister: $21,500

Justice David Medina: $20,000

Justice Nathan Hecht: $17,000

Justice Paul Green: $6,250

Justice Harriet O'Neill: $5,000

Total: $340,217

[KesslerDweller]

Yeah, I saw this article in the DMN a couple of weeks ago. I am totally baffled by this.

First off - there is obviously something wrong with the house because they went through arbitration and Perry lost. Getting fault pushed towards the builder is a hard thing to do, so the homeowner had a magic bullet somewhere that proved Perry was obviously wrong.

Secondly, why would Perry spent millions of dollars deflecting a $30,000 problem unless it is about their ego?

Perry could have move them into another house, fixed their house, and then put it back up for sale? Hell, they could have demoed the house and built a new one cheaper than paying millions to lawyers and have a PR scar from the Dallas Morning News on you.

[kenc]

I'm impressed so many folks in this thread know about Trader Joe's...I lived in LA area in the 90's and loved that store. Greenville Ave would be perfect for that store.....or maybe an East Dallas World Market.

[Lakewooder]

Just got this email:

Marc Andres is going to update neighbors on the future
development for the old Carnival site. Those who would
like to attend need to RSVP.

Meeting: Wednesday, January 31st
Time: 7:00 p.m.
Location: Andres Real Estate Office (located at
Alcott/Henderson)

Please RSVP if you will attend.

[Lakewooder]

You can PM me to get the RSVP addy.

Also today I noticed that there are two storefronts being gutted by Andres on the corner of Monarch and Henderson.

[Lionel Hutz]

Won't be able to make the meeting tomorrow night, but can't wait for an update. Henderson is my preferred route from Lakewood to Central Expressway - I think it's quicker to take La Vista/Live Oak to Ross to Henderson to 75 than Abrams to Mockingbird or Lover's to 75. Every time I drive down Henderson from Ross to Central, I'm amazed at how much stuff is changing. Buildings gutted, new construction, land acquired. That street will look so different in 3 years.

[GuacaMohle]

Too darn quite on here for a month. What happened at that meeting, anyone? Any updates on when the work on the Shops At Henderson is supposed to be complete? Nice that there is some forward movement there....

[Lakewooder]

On thing they said was that the steel couldn't be delivered until late March or April...

[Lakewooder]

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.

I got curious about this because of the news about Lincoln Property buying up Gaston and Live Oak - if you go to the loopnet site this is what you get:

WARNING: The property ID 14677557 could not be found or is no longer available

[Lakewooder]

Perry has framing going up and Andres is working on the sidewalk cafe groundwork on Shops project. Trammell Crow has completed the demolition of 10 acres of apartments on Fitzhugh. Also several other projects appear to be moving ahead on Fitzhugh down to Ross.

[St-T]

Thanks for the update, L-Wooder.

[Lakewooder]

I've been told that notices to vacate have gone out to tenants in the apartment complex on Belmont between Henderson and Capitol across from the new Perry Homes development.

[DallasMan]

^That would make sense...that is right on the fringe of the redevelopment. Are those the ones b/tw the newer Easton Apts. and the Perry homes?

[Lakewooder]

Yep - can't remember the name...it wasn't as distinctive as say "The CaraVan" or the "Stardust", etc...

[clipper]

Saw several old apartment buildings along Collett with zoning change signs this a.m.

[sheilock]

the apartment project between Capitol & Belmont--Fitzhugh & Bennett is set for demo in June (once the alley abondments have passed, and overall zoning changes approved), and construction to start early fall

[Lakewooder]

Is this the 8.2 acre tract that was up for rezoning at the City Plan Commission a couple of weeks ago? I read something about it in The White Rocker - the name was DCO Bennett Development LP which has an address on Valley View Ln.

If so, I assume it passed the Plan Commission. This is almost as large as the new Trammell Crow development on Fitzhugh.

Lots of things happening! Should see some tangible action soon...

[sheilock]

i'm not sure; i'll ask...i have a friend who is heading the project (his architectural firm)...i saw the plans; they are trying to add some density to the area (hence the zoning change)-4 story/alley abondenments/adding street parking to slow down Bennett. ultimately, the more density = more quality retail developement

[DallasMan]

When you say added density, is this b/c the new complexes will have more units? I'm assuming the old ones were 2-3 stories, and the new will be 3-4?

[sheilock]

you got it...this particular project is designed as 4 story-more like what you're seeing in the west village area. from what i'm told; the aesthetic will also be very urban/west village'ish (steel & stone facades)-sounds cool

[Lionel Hutz]

Looks like The Porch, which sits where the old Barley House used to be, should be opening soon. The exterior appears to be finished. Guess they are still working on the interior.

RIP original Barley House

[BlakeAllen]

the apartment project between Capitol & Belmont--Fitzhugh & Bennett is set for demo in June (once the alley abondments have passed, and overall zoning changes approved), and construction to start early fall
Hey everyone have been reading on this site for over a year but this is my first time to post. Great site, very informative. I bought a house 2 years ago right there off of Manett. Do you know the exact name of those apartments they are tearing down. I saw a propozed rezoning sign on the apartments just north of Benett, between Manett and Belmont, but wasnt aware they were going to tear down the ones you are talking about. Is it the Random Place Apartments by chance?

[Lakewooder]

Got The White Rocker story - it says, "on Bennett Ave. between Mannett and Capitol streets". 8.2 acres - that's quite a site. Anyone who can post a google map highlight would be most welcomed.

[BlakeAllen]

Fitzhugh1.jpeg

[KBilly]

Here: Google Map (http://www.google.com/maps?f=q&hl=en&q=Bennett+Ave,+Dallas,+Texas+75206,+USA&sll=32.809079,-96.767744&sspn=0.001073,0.002406&layer=t&ie=UTF8&z=18&ll=32.812877,-96.781992&spn=0.002146,0.004812&t=h&om=1)