Tnekster
05-24-2007, 09:05 PM
Go drive by Valencia. You will be amazed. Apartment after apartment is being bulldozed! I have never seen anything like it in Dallas.
Where is Valencia?
Where is Valencia?
Guests can search the DFWU Forum below:
View Full Version : Near East Dallas: New Henderson Ave. Developments
UrbanHope
05-25-2007, 09:56 AM
The only Valencia I know is the street in Hollywood Heights. Is this somewhere else?
Smito
05-25-2007, 12:27 PM
Where is Valencia?
I think LH is talking about the Valencia project just north of Presbyterian Hospital on Walnut Hill. Apartments are being demolished north of there on Meadow Road. Also this is happening on Manderville Lane that runs along side the Dart rail to Royal Lane.
I think LH is talking about the Valencia project just north of Presbyterian Hospital on Walnut Hill. Apartments are being demolished north of there on Meadow Road. Also this is happening on Manderville Lane that runs along side the Dart rail to Royal Lane.
Lakewooder
05-30-2007, 06:58 PM
Gachet Coffee is moving to Capitol and Henderson see:
http://www.gachetcoffee.com/
http://www.gachetcoffee.com/
BGM
05-31-2007, 06:42 PM
I wonder if that will be on the SW or SE corner.
sheilock
06-07-2007, 10:14 PM
the city planning commision today allowed the project between Bennett/Fitzhugh and Capitol/Belmont to move forward. they are forcing the height down from 60' to 48', but the architect still believes he can manage a 4 story complex. this is good news for all of us that believe we need increased high rent density in the area. final approval should be in late july/early august, evictions shortly thereafter, demo, and slated construction to begin 1st of year...
clipper
06-08-2007, 09:19 AM
Common sense at last. That would still let them have 9 or 10-foot ceilings in the units.
jsoto3
06-08-2007, 02:12 PM
Damn. 12' difference. Can anyone really tell/care? While they can still get 4 floors of apartments, this does prohibit having ground floor retail (though I don't know if that was ever being considered anyway).
Lakewooder
06-08-2007, 02:37 PM
Good News. Let's hope Medrano doesn't try to stop it at Council.
clipper
06-08-2007, 02:39 PM
Our agraphobic city officials are no doubt pleased with the "compromise."
Lakewooder
06-08-2007, 02:50 PM
Somehow I have missed this place - anyone been?
Up All Night: Chill out at Sandy's
01:30 PM CDT on Friday, June 8, 2007
By LESLEY TÉLLEZ / Quick
Guests enoy drinks and music at Sandy's, a new bar on Henderson Avenue. Sandy's is barely three months old, so forgive the place if it hasn't found its niche yet.
Last Thursday night, the new lounge on Henderson Avenue felt like a fashion show catwalk – lots of women in their early 20s sauntering around, wearing short-shorts, showing off their legs.
The trendy attitude didn't jibe with the surroundings. Domestic bottled beer is only $3, and Sandy's is decorated simply, with gray walls and a handful of tables and chairs. Plus the bar looks like a dive from the outside. The sign, specifically, appears to have been scrawled with a paintbrush.
Wanting more answers, we showed up again on Tuesday. This time, there was no valet. Sandy himself stood near the door, greeting people. (He's Sandy Armour, a veteran professional golfer who opened the place in March.)
The bar felt entirely different: cozy, intimate, relaxing. One could finally take in the abstract art on the walls, created by Dallasite Steve Lawrence. The bar is interesting, too, topped with a slab of black meteor rock. A chandelier made from pieces of pear-shaped glass hangs in one corner, a gift from Mr. Armour's friend, Tei Tei Robata Bar owner Teiichi Sakurai.
The Tuesday bargoers dressed in jeans and polos and T-shirts, and they were engrossed in conversation with their friends. Ambient house music drifted around.
Mr. Armour said he was not trying to create a dance club or a place where people have to be "cool" to get in the door. "I want people to feel like they're hanging out in my living room," he said.
Good times at Sandy's. Guess no one told those Thursday night ladies. Or maybe miniskirts are really loungewear.
Plan your life
SANDY'S: 1924 N. Henderson Ave.; 214-887-9911
WHAT TO WEAR: Depends on when you're there. During the week it's casual. Thursdays are more upscale, so ladies, try a skirt or clingy dress. Men can get by in jeans and a button-down.
WHAT THE MUSIC IS LIKE: Tuesday, dance and hip-hop from the 12 Inch Pimps and other guest DJs; Thursday, hip-hop with DJ Christopher Tracy
SMOKING: Yes. Both inside and on the patio.
COVER: None. Valet is $5. We recommend it, because free parking is scarce as it gets later.
Up All Night: Chill out at Sandy's
01:30 PM CDT on Friday, June 8, 2007
By LESLEY TÉLLEZ / Quick
Guests enoy drinks and music at Sandy's, a new bar on Henderson Avenue. Sandy's is barely three months old, so forgive the place if it hasn't found its niche yet.
Last Thursday night, the new lounge on Henderson Avenue felt like a fashion show catwalk – lots of women in their early 20s sauntering around, wearing short-shorts, showing off their legs.
The trendy attitude didn't jibe with the surroundings. Domestic bottled beer is only $3, and Sandy's is decorated simply, with gray walls and a handful of tables and chairs. Plus the bar looks like a dive from the outside. The sign, specifically, appears to have been scrawled with a paintbrush.
Wanting more answers, we showed up again on Tuesday. This time, there was no valet. Sandy himself stood near the door, greeting people. (He's Sandy Armour, a veteran professional golfer who opened the place in March.)
The bar felt entirely different: cozy, intimate, relaxing. One could finally take in the abstract art on the walls, created by Dallasite Steve Lawrence. The bar is interesting, too, topped with a slab of black meteor rock. A chandelier made from pieces of pear-shaped glass hangs in one corner, a gift from Mr. Armour's friend, Tei Tei Robata Bar owner Teiichi Sakurai.
The Tuesday bargoers dressed in jeans and polos and T-shirts, and they were engrossed in conversation with their friends. Ambient house music drifted around.
Mr. Armour said he was not trying to create a dance club or a place where people have to be "cool" to get in the door. "I want people to feel like they're hanging out in my living room," he said.
Good times at Sandy's. Guess no one told those Thursday night ladies. Or maybe miniskirts are really loungewear.
Plan your life
SANDY'S: 1924 N. Henderson Ave.; 214-887-9911
WHAT TO WEAR: Depends on when you're there. During the week it's casual. Thursdays are more upscale, so ladies, try a skirt or clingy dress. Men can get by in jeans and a button-down.
WHAT THE MUSIC IS LIKE: Tuesday, dance and hip-hop from the 12 Inch Pimps and other guest DJs; Thursday, hip-hop with DJ Christopher Tracy
SMOKING: Yes. Both inside and on the patio.
COVER: None. Valet is $5. We recommend it, because free parking is scarce as it gets later.
Lakewooder
06-08-2007, 03:00 PM
Here's the link so you can see the photos of the lovely ladies:
http://www.guidelive.com/sharedcontent/dws/ent/stories/DN-upallnight_0608gl.ART.State.Edition2.447010c.html
http://www.guidelive.com/sharedcontent/dws/ent/stories/DN-upallnight_0608gl.ART.State.Edition2.447010c.html
clipper
06-08-2007, 03:05 PM
Our agraphobic city officials are no doubt pleased with the "compromise."
BGM
06-08-2007, 06:59 PM
That Sandy's looks like it's right next to the Slip Inn.
carousel
06-11-2007, 11:33 PM
'tis
sheilock
06-12-2007, 09:32 AM
it's across the street, and looks like it belongs there...the name appears to have been spray painted on (scary). :2baffled: I wouldn't leave my mercedes out there at night
Milkman Dan
06-12-2007, 10:14 AM
It's getting some of the cocaine+boob-job / indoor sunglasses crowd, but there have been random herds of SMU bimbos also. I am not a big fan of 12" Pimps, so its kinda a mixed bag for me. I'm a Slip Inn man myself, but would go here again if someone pushed for it.
I also hope the "scary" comment above was a joke. Not everything needs to be West Village'd.
I also hope the "scary" comment above was a joke. Not everything needs to be West Village'd.
LakeRidge
06-12-2007, 10:40 AM
I also hope the "scary" comment above was a joke. Not everything needs to be West Village'd.
Amen.
Amen.
Tnekster
06-25-2007, 10:40 AM
By Connie Gore
http://www.globest.com/news/935_935/dallas/161740-1.html
DALLAS-A development trio, relocating from Santa Barbara, CA, will hit the ground running on a $42-million residential project in East Dallas. The plan is to break ground in late October on the first phase of 130 three-story townhouses.
The newcomers, planning to arrive in five months, have assembled a 51,000-sf tract at 4908 Chambers St. near Fitzhugh Avenue and are poised to close on adjoining dirt to bump the development site to nearly two acres in a close-in redevelopment pocket near Uptown and Downtown. Construction crews are digging in to raze two existing houses and ready the dirt for the 30-unit first phase of Santa Barbara Villas. Completion is planned for second quarter 2008.
OLS Real Estate Group Inc. has bought, sold and built its inroad in Santa Barbara's multifamily arena. Joseph C. Ortega is president; Joseph H. Sprague, CFO and Brian J. Lynch, CEO. With ties to Texas, the plan is to introduce Santa Barbara-style architecture to Dallas.
"We decided for us to be able to bring something back to Dallas, that we needed something there that we love," Ortega tells GlobeSt.com. "People come from all over the world to see Santa Barbara architecture." Dallas-based Beeler Guest Owens Architects Inc.'s Scott Arbuckle and Donald Sorpranzi are fine-tuning the Spanish Colonial Revival design. The grounds will be densely landscaped, with palm trees and night-blooming jasmine.
Santa Barbara Villas will be two- and three-bedroom townhouses, ranging from 1,700 sf to 2,100 sf. Units will have two-car garages and rooftop balconies. Sales begin in late summer, with entry prices nearly $400,000 and topping out at $450,000.
Ortega says the team had conducted a focus group for the development. "It's attracting Highland Park people," he says. "The focus group instilled in us that's it's going to be a success."
David McQuaid, president of Performance Properties LLC in Dallas sold a 37,500-sf tract to the developers to jump-start the project. He says the redevelopment surge in the once-tony neighborhood is overdue, with the emphasis overwhelmingly on residential product. The newcomers will be keeping company with developers like Atlanta-based Trammell Crow Residential.
McQuaid says the per-gallon cost of gasoline and commute times, now an hour on average, have stepped up interest in close-in sites. "Living in the suburbs isn't as much fun as it used to be," he says.
http://www.globest.com/news/935_935/dallas/161740-1.html
DALLAS-A development trio, relocating from Santa Barbara, CA, will hit the ground running on a $42-million residential project in East Dallas. The plan is to break ground in late October on the first phase of 130 three-story townhouses.
The newcomers, planning to arrive in five months, have assembled a 51,000-sf tract at 4908 Chambers St. near Fitzhugh Avenue and are poised to close on adjoining dirt to bump the development site to nearly two acres in a close-in redevelopment pocket near Uptown and Downtown. Construction crews are digging in to raze two existing houses and ready the dirt for the 30-unit first phase of Santa Barbara Villas. Completion is planned for second quarter 2008.
OLS Real Estate Group Inc. has bought, sold and built its inroad in Santa Barbara's multifamily arena. Joseph C. Ortega is president; Joseph H. Sprague, CFO and Brian J. Lynch, CEO. With ties to Texas, the plan is to introduce Santa Barbara-style architecture to Dallas.
"We decided for us to be able to bring something back to Dallas, that we needed something there that we love," Ortega tells GlobeSt.com. "People come from all over the world to see Santa Barbara architecture." Dallas-based Beeler Guest Owens Architects Inc.'s Scott Arbuckle and Donald Sorpranzi are fine-tuning the Spanish Colonial Revival design. The grounds will be densely landscaped, with palm trees and night-blooming jasmine.
Santa Barbara Villas will be two- and three-bedroom townhouses, ranging from 1,700 sf to 2,100 sf. Units will have two-car garages and rooftop balconies. Sales begin in late summer, with entry prices nearly $400,000 and topping out at $450,000.
Ortega says the team had conducted a focus group for the development. "It's attracting Highland Park people," he says. "The focus group instilled in us that's it's going to be a success."
David McQuaid, president of Performance Properties LLC in Dallas sold a 37,500-sf tract to the developers to jump-start the project. He says the redevelopment surge in the once-tony neighborhood is overdue, with the emphasis overwhelmingly on residential product. The newcomers will be keeping company with developers like Atlanta-based Trammell Crow Residential.
McQuaid says the per-gallon cost of gasoline and commute times, now an hour on average, have stepped up interest in close-in sites. "Living in the suburbs isn't as much fun as it used to be," he says.
kenc
06-25-2007, 11:23 AM
As many of you know already, (as it has been really swamped), John's Cafe has opened where Nick's was on Greenville. Had breakfast there Sunday. Although the food was really good, the place itself is somewhat chaotic. No table service...so you order at the counter, which is at the back of the room. When your order is ready, someone (John?) screams out your number and you raise your hand so the bus boy knows where to deliver food. Beverage service is self serve.
Overall I liked the place, but want to visit again at lunch or a week-day breakfast when it is not so busy.
Overall I liked the place, but want to visit again at lunch or a week-day breakfast when it is not so busy.
lagunadallas
06-25-2007, 01:02 PM
"People come from all over the world to see Santa Barbara architecture." Dallas-based Beeler Guest Owens Architects Inc.'s Scott Arbuckle and Donald Sorpranzi are fine-tuning the Spanish Colonial Revival design. The grounds will be densely landscaped, with palm trees and night-blooming jasmine.
Santa Barbara Villas will be two- and three-bedroom townhouses, ranging from 1,700 sf to 2,100 sf. Units will have two-car garages and rooftop balconies. Sales begin in late summer, with entry prices nearly $400,000 and topping out at $450,000."
I can certainly back up the quote about Santa Barbara architecture being extremely attractive (see www.fourseasons.com/santabarbara as an example), but they sure chose a risky location for near $250/sq.ft. construction. I'd pay that and know many of my clients would as well if it was extremely well done and in a stable and upscale Uptown/Oak Lawn-type location, but not off of Fitzhugh. You'd need over $250/sq.ft. in resale to get out of it without losing money, and I don't see those prices happening in that neighborhood for a long time.
Santa Barbara Villas will be two- and three-bedroom townhouses, ranging from 1,700 sf to 2,100 sf. Units will have two-car garages and rooftop balconies. Sales begin in late summer, with entry prices nearly $400,000 and topping out at $450,000."
I can certainly back up the quote about Santa Barbara architecture being extremely attractive (see www.fourseasons.com/santabarbara as an example), but they sure chose a risky location for near $250/sq.ft. construction. I'd pay that and know many of my clients would as well if it was extremely well done and in a stable and upscale Uptown/Oak Lawn-type location, but not off of Fitzhugh. You'd need over $250/sq.ft. in resale to get out of it without losing money, and I don't see those prices happening in that neighborhood for a long time.
KBilly
06-25-2007, 02:10 PM
..... No table service...so you order at the counter, which is at the back of the room. When your order is ready, someone (John?) screams out your number and you raise your hand so the bus boy knows where to deliver food. Beverage service is self serve.
.........
That's the way it always was at the original location.
The bank there now will work the same way... :2lol:
.........
That's the way it always was at the original location.
The bank there now will work the same way... :2lol:
Lakewooder
06-25-2007, 02:39 PM
By Connie Gore
http://www.globest.com/news/935_935/dallas/161740-1.html
DALLAS-A development trio, relocating from Santa Barbara, CA, will hit the ground running on a $42-million residential project in East Dallas. The plan is to break ground in late October on the first phase of 130 three-story townhouses.
The newcomers, planning to arrive in five months, have assembled a 51,000-sf tract at 4908 Chambers St. near Fitzhugh Avenue and are poised to close on adjoining dirt to bump the development site to nearly two acres in a close-in redevelopment pocket near Uptown and Downtown. Construction crews are digging in to raze two existing houses and ready the dirt for the 30-unit first phase of Santa Barbara Villas. Completion is planned for second quarter 2008.
OLS Real Estate Group Inc. has bought, sold and built its inroad in Santa Barbara's multifamily arena. Joseph C. Ortega is president; Joseph H. Sprague, CFO and Brian J. Lynch, CEO. With ties to Texas, the plan is to introduce Santa Barbara-style architecture to Dallas.
"We decided for us to be able to bring something back to Dallas, that we needed something there that we love," Ortega tells GlobeSt.com. "People come from all over the world to see Santa Barbara architecture." Dallas-based Beeler Guest Owens Architects Inc.'s Scott Arbuckle and Donald Sorpranzi are fine-tuning the Spanish Colonial Revival design. The grounds will be densely landscaped, with palm trees and night-blooming jasmine.
Santa Barbara Villas will be two- and three-bedroom townhouses, ranging from 1,700 sf to 2,100 sf. Units will have two-car garages and rooftop balconies. Sales begin in late summer, with entry prices nearly $400,000 and topping out at $450,000.
Ortega says the team had conducted a focus group for the development. "It's attracting Highland Park people," he says. "The focus group instilled in us that's it's going to be a success."
David McQuaid, president of Performance Properties LLC in Dallas sold a 37,500-sf tract to the developers to jump-start the project. He says the redevelopment surge in the once-tony neighborhood is overdue, with the emphasis overwhelmingly on residential product. The newcomers will be keeping company with developers like Atlanta-based Trammell Crow Residential.
McQuaid says the per-gallon cost of gasoline and commute times, now an hour on average, have stepped up interest in close-in sites. "Living in the suburbs isn't as much fun as it used to be," he says.
I wonder if McQuaid sold all his $35 million worth of apartments - the listing is no longer active - this is less than an acre and I know he has several other properties in the area - I think some more are a block away on Garrett.
BTW, did everyone see the big ad for Ross Ave Brownstones in the Sunday DMN? http://rossavebrownstones.com/ They look to be similarly high-end.
Also Perry ran a large ad and there was a story about the townhomes on Belmont between Fitzhugh and Henderson.
With this there are 4 or 5 huge projects about to start or underway, and it looks as if Andres is having no trouble at all filling its project with hip tenants.
http://www.globest.com/news/935_935/dallas/161740-1.html
DALLAS-A development trio, relocating from Santa Barbara, CA, will hit the ground running on a $42-million residential project in East Dallas. The plan is to break ground in late October on the first phase of 130 three-story townhouses.
The newcomers, planning to arrive in five months, have assembled a 51,000-sf tract at 4908 Chambers St. near Fitzhugh Avenue and are poised to close on adjoining dirt to bump the development site to nearly two acres in a close-in redevelopment pocket near Uptown and Downtown. Construction crews are digging in to raze two existing houses and ready the dirt for the 30-unit first phase of Santa Barbara Villas. Completion is planned for second quarter 2008.
OLS Real Estate Group Inc. has bought, sold and built its inroad in Santa Barbara's multifamily arena. Joseph C. Ortega is president; Joseph H. Sprague, CFO and Brian J. Lynch, CEO. With ties to Texas, the plan is to introduce Santa Barbara-style architecture to Dallas.
"We decided for us to be able to bring something back to Dallas, that we needed something there that we love," Ortega tells GlobeSt.com. "People come from all over the world to see Santa Barbara architecture." Dallas-based Beeler Guest Owens Architects Inc.'s Scott Arbuckle and Donald Sorpranzi are fine-tuning the Spanish Colonial Revival design. The grounds will be densely landscaped, with palm trees and night-blooming jasmine.
Santa Barbara Villas will be two- and three-bedroom townhouses, ranging from 1,700 sf to 2,100 sf. Units will have two-car garages and rooftop balconies. Sales begin in late summer, with entry prices nearly $400,000 and topping out at $450,000.
Ortega says the team had conducted a focus group for the development. "It's attracting Highland Park people," he says. "The focus group instilled in us that's it's going to be a success."
David McQuaid, president of Performance Properties LLC in Dallas sold a 37,500-sf tract to the developers to jump-start the project. He says the redevelopment surge in the once-tony neighborhood is overdue, with the emphasis overwhelmingly on residential product. The newcomers will be keeping company with developers like Atlanta-based Trammell Crow Residential.
McQuaid says the per-gallon cost of gasoline and commute times, now an hour on average, have stepped up interest in close-in sites. "Living in the suburbs isn't as much fun as it used to be," he says.
I wonder if McQuaid sold all his $35 million worth of apartments - the listing is no longer active - this is less than an acre and I know he has several other properties in the area - I think some more are a block away on Garrett.
BTW, did everyone see the big ad for Ross Ave Brownstones in the Sunday DMN? http://rossavebrownstones.com/ They look to be similarly high-end.
Also Perry ran a large ad and there was a story about the townhomes on Belmont between Fitzhugh and Henderson.
With this there are 4 or 5 huge projects about to start or underway, and it looks as if Andres is having no trouble at all filling its project with hip tenants.
LakeRidge
06-26-2007, 11:05 AM
From the article...
Ortega says the team had conducted a focus group for the development. "It's attracting Highland Park people," he says.
Maybe there is a coke dealer nearby that is attracting the Highland Park people. We all know a townhome development that tops out around $500K is not attracting "Highland Park people".
Ortega says the team had conducted a focus group for the development. "It's attracting Highland Park people," he says.
Maybe there is a coke dealer nearby that is attracting the Highland Park people. We all know a townhome development that tops out around $500K is not attracting "Highland Park people".
Milkman Dan
06-26-2007, 11:13 AM
Although I think that price is just plain silliness for the area, I say build it! Sure they may go into default on their loan from lack of sales, but at least it will be pushing that area more towards upper-end development, which is what it needs.
MarkL2023
06-26-2007, 05:35 PM
From the article...
Maybe there is a coke dealer nearby that is attracting the Highland Park people. We all know a townhome development that tops out around $500K is not attracting "Highland Park people".
You know how we love our coke! jerk.
not really offended.
Maybe there is a coke dealer nearby that is attracting the Highland Park people. We all know a townhome development that tops out around $500K is not attracting "Highland Park people".
You know how we love our coke! jerk.
not really offended.
BGM
06-28-2007, 07:20 PM
Anyone know what is being built on the NW corner of Ross and Haskell ? Looks like some retail.
carousel
06-28-2007, 09:17 PM
the ross avenue brownstones look good. the area is definitely in need of better quality development. much of the new construction looks downright cheap.
auburndan
06-29-2007, 03:07 PM
Has anyone checked out the Kirby Villas at Kirby & Lafayette? It's literally next door to the projects and they're selling them for $320k. Makes the new deal at Fitzhugh and Monarch look cheap.
auburndan
06-29-2007, 03:10 PM
Also, in case anyone was curious as to what all the construction is at the corner of Ross and Prairie; it's going to be a Washington Mutual Bank.
GuacaMohle
07-10-2007, 01:48 PM
So is the new Gachet location in the renovated black-painted space west of Capitol across from the new strip mall going in there on Henderson?
I thought that was to be a new Irish bar (Capitol Pub?). Guess the plans have changed...
I thought that was to be a new Irish bar (Capitol Pub?). Guess the plans have changed...
carousel
07-10-2007, 03:41 PM
both projects are opening in that development.
Lakewooder
07-10-2007, 03:45 PM
It's really coming along. Also, did everyone notice that one house on the north/east side of Henderson (across from The Shops on Henderson) came down? Now there is a huge block of 'undeveloped' land...anyone know any more about plans for it?
BGM
07-29-2007, 11:59 AM
The lowest section of Matilda (the section south of Ross) where it almost ends looks like it's got some more development. A few of the apartments there are chain-linked up and there are a couple more empty lots that look like they are being developed.
palchik
08-03-2007, 09:49 AM
The lack of decent sidewalks and crosswalks along Henderson (there are in fact NO crosswalks at all except at 75 and Henderson) is truly shameful. Trying to get to Old Munk from Cuba Libre is a gamble at best. The city of Dallas MUST get serious about these things if it really hopes to create successful urban environments. As it is now, we only hear the occasional talk about supporting pedestrian activity from the likes of Angela Hunt, but then we got either measly strips of concrete where two couples can't even pass each other without running off the road (like in front of the Ritz and the townhomes on Carlisle), or we get complete neglect like on Henderson...then we go around trying to compare ourselves to Chicago, or LA even...what a joke.
tamtagon
08-03-2007, 11:12 AM
The lack of decent sidewalks and crosswalks along Henderson (there are in fact NO crosswalks at all except at 75 and Henderson) is truly shameful. Trying to get to Old Munk from Cuba Libre is a gamble at best. The city of Dallas MUST get serious about these things if it really hopes to create successful urban environments. As it is now, we only hear the occasional talk about supporting pedestrian activity from the likes of Angela Hunt, but then we got either measly strips of concrete where two couples can't even pass each other without running off the road (like in front of the Ritz and the townhomes on Carlisle), or we get complete neglect like on Henderson...then we go around trying to compare ourselves to Chicago, or LA even...what a joke.
word
word
jb_dallastx
08-03-2007, 11:53 AM
And why don't we have more of those crosswalks with the count down timers? It seems like Uptown would be a good area for those. Also, there should be more crosswalk lights that always light up the walk signal without having to press the walk button. Some do. But, not enough IMO.
Lakewooder
08-03-2007, 02:45 PM
The lack of decent sidewalks and crosswalks along Henderson (there are in fact NO crosswalks at all except at 75 and Henderson) is truly shameful. Trying to get to Old Munk from Cuba Libre is a gamble at best. The city of Dallas MUST get serious about these things if it really hopes to create successful urban environments. As it is now, we only hear the occasional talk about supporting pedestrian activity from the likes of Angela Hunt, but then we got either measly strips of concrete where two couples can't even pass each other without running off the road (like in front of the Ritz and the townhomes on Carlisle), or we get complete neglect like on Henderson...then we go around trying to compare ourselves to Chicago, or LA even...what a joke.
The Cochran Heights and Vickery Place neighborhood associations have been complaining about this for years - so rest assured someone is working on it -- the status, I don't know.
The Cochran Heights and Vickery Place neighborhood associations have been complaining about this for years - so rest assured someone is working on it -- the status, I don't know.
deweast
08-03-2007, 08:07 PM
The City could start with the Central to the Katy Trail portion of Knox. Even with the signal intersections at Travis, Cole and McKinney crossing in the crosswalks is difficult because of the left turn vehicles and generally unaware drivers. The solution would be to stop all traffic at all three intersections at the same time and then let the people cross the street either diagonally or anyway they choose. No more worrying if Mr. Auto Driver is paying attention to the people in the cross walk or weather the left turn signal will let someone nail you.
I have watched mothers with strollers and kids in hand almost get hit even though they had a green/walk signal. If Dallas would impliment this plan in that short space it would vastly improve the appeal of walking from shop to shop
I have watched mothers with strollers and kids in hand almost get hit even though they had a green/walk signal. If Dallas would impliment this plan in that short space it would vastly improve the appeal of walking from shop to shop
palchik
08-03-2007, 09:24 PM
You can add Mockingbird to the list as well. The difficulty (maybe impossibility) of crossing Mockingbird probably keeps business in check for both the Palomar and Mockingbird Station tenants.
GuacaMohle
08-10-2007, 10:33 AM
See the DMN story in the 10/10/07 paper Biz section:
http://www.dallasnews.com/sharedcontent/dws/bus/stories/DN-eastside_10bus.ART0.State.Edition1.35a6aa0.html
Redevelopment rises in East Dallas
Developers move across North Central to put up townhomes, apartments
11:35 PM CDT on Thursday, August 9, 2007
By STEVE BROWN / The Dallas Morning News
stevebrown@dallasnews.com
Homebuilder David Heth still has projects in Dallas' hot Oak Lawn neighborhood.
But his new frontier is on Fitzhugh Avenue in East Dallas.
He's finished six of his Franklin on Fitzhugh townhomes and has broken ground for more.
LOUIS DeLUCA/DMN
An industrial building at Carroll Avenue and Bryan Street will be turned into loft-style apartments in the redevelopment of East Dallas. The building, which dates to 1928, once housed a Mrs Baird’s bakery and today is a fabric plant. "There's another 32 going in across the street," said Mr. Heth, who plans to sell the units for less than $250,000. "We're the new Knox-Henderson.
"Everything is moving from U.S. Highway 75 this way."
With land prices out of sight in Uptown and Oak Lawn, builders and homebuyers are pouring into the old residential areas just east of North Central Expressway.
Blocks of old homes and aging apartments are being knocked down for luxury apartments, condominiums and townhomes.
"There are no speculators – what we are seeing are lots of builders," said David McQuaid, who's been one of the largest apartment landlords in the area.
He's now selling off acre after acre of property to developers who plan to put up new buildings.
Apartment developer United Dominion Realty Trust is buying about 8 acres of apartments along Bennett Avenue from Mr. McQuaid's Performance Properties. The developer plans to tear down the old units and replace them with more than 400 new apartments.
In the same area on Belmont Avenue, Phoenix Property Co. is demolishing another block of apartments to make way for construction.
"We started buying properties in this area in the late 1990s," Mr. McQuaid said. "We felt the development would inevitability move this direction.
"Now it's like a wildfire."
At Fitzhugh and Monarch Street, a California developer – OLS Real Estate Group – has purchased a tract where it plans 28 townhomes to start.
"East Dallas is now being completely recycled again," said Joseph C. Ortega, president of OLS Real Estate.
The area started out in the 1870s as a separate city.
Businessman and promoter William H. Gaston started with 40 acres and housing for railroad workers. With the construction of streetcar lines, the town soon rivaled next-door Dallas in streets, schools and utilities.
In 1889, the towns of East Dallas and Dallas merged to create the largest city in Texas.
Redevelopment in the 1950s and 1960s replaced blocks of old homes with rental units.
Now many of those apartments are being razed in the latest wave of rebuilding.
Caution signs
There are potential limits on the market.
Housing analyst Mike Puls warns that the shakeout in the home lending market is slowing purchases of some townhomes and condos.
Tougher lending standards have cut into the number of buyers in the market for homes, he said.
"How bold were the projections the developers made is the question," Mr. Puls said.
Builder Bill Brown is constructing 16 townhomes at the corner of Haskell Avenue and San Jacinto Street.
"I'm planning on building 36 more townhomes at the corner of San Jacinto and Peak on property to be purchased," Mr. Brown said. "I'm very excited by the future of Uptown East."
Mr. Brown is buying his next development site from Burlew Street Partners, which has acquired about 12 acres between Bryan Street and Ross Avenue near Carroll Avenue.
Burlew Street Partners plans to develop some of the properties itself and sell the rest.
"I've gotten calls from developers and interested parties all over the country," said Burlew's Leo Whelan.
The biggest interest has come with his plans to transform a historic industrial building at Carroll and Bryan into loft-style apartments.
Built in 1928, the two-story brick building was originally a bakery for Mrs Baird's bread. It's now occupied by a fabric company that will remain on the property through next year.
"I'm doing design work and plan work right now on the project," Mr. Whelan said.
"It's the one thing that's not being developed in the market over there."
Price is right
Much of what's happening in East Dallas is because of the price of land in the area, builders say.
"That's where I'm seeing all the apartment guys headed because land is getting to be so high on the west side of North Central," said contractor Joe Cleveland, who's buying more than two acres on Haskell Avenue south of Ross. He said land in that area is still selling for between $20 and $30 per square foot.
"Just on the other side of Ross, it's running $30 to $35," Mr. Cleveland said. "I can see the wave coming."
http://www.dallasnews.com/sharedcontent/dws/bus/stories/DN-eastside_10bus.ART0.State.Edition1.35a6aa0.html
Redevelopment rises in East Dallas
Developers move across North Central to put up townhomes, apartments
11:35 PM CDT on Thursday, August 9, 2007
By STEVE BROWN / The Dallas Morning News
stevebrown@dallasnews.com
Homebuilder David Heth still has projects in Dallas' hot Oak Lawn neighborhood.
But his new frontier is on Fitzhugh Avenue in East Dallas.
He's finished six of his Franklin on Fitzhugh townhomes and has broken ground for more.
LOUIS DeLUCA/DMN
An industrial building at Carroll Avenue and Bryan Street will be turned into loft-style apartments in the redevelopment of East Dallas. The building, which dates to 1928, once housed a Mrs Baird’s bakery and today is a fabric plant. "There's another 32 going in across the street," said Mr. Heth, who plans to sell the units for less than $250,000. "We're the new Knox-Henderson.
"Everything is moving from U.S. Highway 75 this way."
With land prices out of sight in Uptown and Oak Lawn, builders and homebuyers are pouring into the old residential areas just east of North Central Expressway.
Blocks of old homes and aging apartments are being knocked down for luxury apartments, condominiums and townhomes.
"There are no speculators – what we are seeing are lots of builders," said David McQuaid, who's been one of the largest apartment landlords in the area.
He's now selling off acre after acre of property to developers who plan to put up new buildings.
Apartment developer United Dominion Realty Trust is buying about 8 acres of apartments along Bennett Avenue from Mr. McQuaid's Performance Properties. The developer plans to tear down the old units and replace them with more than 400 new apartments.
In the same area on Belmont Avenue, Phoenix Property Co. is demolishing another block of apartments to make way for construction.
"We started buying properties in this area in the late 1990s," Mr. McQuaid said. "We felt the development would inevitability move this direction.
"Now it's like a wildfire."
At Fitzhugh and Monarch Street, a California developer – OLS Real Estate Group – has purchased a tract where it plans 28 townhomes to start.
"East Dallas is now being completely recycled again," said Joseph C. Ortega, president of OLS Real Estate.
The area started out in the 1870s as a separate city.
Businessman and promoter William H. Gaston started with 40 acres and housing for railroad workers. With the construction of streetcar lines, the town soon rivaled next-door Dallas in streets, schools and utilities.
In 1889, the towns of East Dallas and Dallas merged to create the largest city in Texas.
Redevelopment in the 1950s and 1960s replaced blocks of old homes with rental units.
Now many of those apartments are being razed in the latest wave of rebuilding.
Caution signs
There are potential limits on the market.
Housing analyst Mike Puls warns that the shakeout in the home lending market is slowing purchases of some townhomes and condos.
Tougher lending standards have cut into the number of buyers in the market for homes, he said.
"How bold were the projections the developers made is the question," Mr. Puls said.
Builder Bill Brown is constructing 16 townhomes at the corner of Haskell Avenue and San Jacinto Street.
"I'm planning on building 36 more townhomes at the corner of San Jacinto and Peak on property to be purchased," Mr. Brown said. "I'm very excited by the future of Uptown East."
Mr. Brown is buying his next development site from Burlew Street Partners, which has acquired about 12 acres between Bryan Street and Ross Avenue near Carroll Avenue.
Burlew Street Partners plans to develop some of the properties itself and sell the rest.
"I've gotten calls from developers and interested parties all over the country," said Burlew's Leo Whelan.
The biggest interest has come with his plans to transform a historic industrial building at Carroll and Bryan into loft-style apartments.
Built in 1928, the two-story brick building was originally a bakery for Mrs Baird's bread. It's now occupied by a fabric company that will remain on the property through next year.
"I'm doing design work and plan work right now on the project," Mr. Whelan said.
"It's the one thing that's not being developed in the market over there."
Price is right
Much of what's happening in East Dallas is because of the price of land in the area, builders say.
"That's where I'm seeing all the apartment guys headed because land is getting to be so high on the west side of North Central," said contractor Joe Cleveland, who's buying more than two acres on Haskell Avenue south of Ross. He said land in that area is still selling for between $20 and $30 per square foot.
"Just on the other side of Ross, it's running $30 to $35," Mr. Cleveland said. "I can see the wave coming."
Lionel Hutz
08-10-2007, 10:56 AM
That's what I'm talking about.
I had a chance to buy a townhome in Uptown before the explosion for $250,000, but I didn't do it. It's value has skyrocketed since then. Maybe I can get in on the ground floor here and hope that the same type of explosion happens here. All signs are pointing towards it.
Even if I don't buy, I'm happy about the East Dallas development.
I had a chance to buy a townhome in Uptown before the explosion for $250,000, but I didn't do it. It's value has skyrocketed since then. Maybe I can get in on the ground floor here and hope that the same type of explosion happens here. All signs are pointing towards it.
Even if I don't buy, I'm happy about the East Dallas development.
urbanite07
08-10-2007, 12:38 PM
That's what I'm talking about.
I had a chance to buy a townhome in Uptown before the explosion for $250,000, but I didn't do it. It's value has skyrocketed since then. Maybe I can get in on the ground floor here and hope that the same type of explosion happens here. All signs are pointing towards it.
Even if I don't buy, I'm happy about the East Dallas development.
East Dallas is changing, it'll be good to see how it looks in 5 years.
I had a chance to buy a townhome in Uptown before the explosion for $250,000, but I didn't do it. It's value has skyrocketed since then. Maybe I can get in on the ground floor here and hope that the same type of explosion happens here. All signs are pointing towards it.
Even if I don't buy, I'm happy about the East Dallas development.
East Dallas is changing, it'll be good to see how it looks in 5 years.
Lakewooder
08-10-2007, 02:39 PM
The Andres redevelopments are coming right along on Henderson -- and they own various properties going all the way down to Ross...patios are almost ready for the restaurants. Still curious about the bulldozed land across the street..
Demolition fencing went up on the old apartments across from the Perry Homes and there's a huge mound of dirt at that corner on the other side -- underground parking?
Demolition fencing went up on the old apartments across from the Perry Homes and there's a huge mound of dirt at that corner on the other side -- underground parking?
clipper
08-14-2007, 02:59 PM
Despite Mr. Brown's per ususal glowing report on the development in this area, I'm hearing that the townhouse market has gone in the tank because of the credit crunch. I'm told Perry Homes is putting some of its Oak Lawn land up for sale and that Citihomes is backing out of land purchases. I also see that the planned second phase of those Live Oak Townhomes near Fitzhugh are now a land flip.
omnios
08-14-2007, 03:57 PM
I was also surprised by the rosy outlook that Mr. Brown paints. Perry Homes townhouse sales are doing horrible right now. I think they are way overpriced. There are also about 10 Epic Homes on short sale right now. A few have already gone to foreclosure.
clipper
08-14-2007, 04:17 PM
No more 100 percent financing. No more stated income loans. No more qualifying at 4 percent only to have the loan adjust to 8 percent. That means many of the folks that have been buying these homes are flat out of luck. I'm amazed that builders are still starting them.
tamtagon
08-14-2007, 05:01 PM
This "Mortgage Lending Industry Adjustment" may be the best thing to happen to East Dallas this year. And, since borrowers will be selected more carefully, perhaps they too will be more selective weed out the crappy builders.
East Dallas needs a different treatment than builders used with Uptown.
East Dallas needs a different treatment than builders used with Uptown.
Lakewooder
08-14-2007, 05:12 PM
Exactly. I hope we can get some more comprehensive sidewalk/beautification/street planning, Mill Creek daylighted, overlay/conservation and historic districts in place, etc. before things get out of hand.
Hannibal Lecter
08-14-2007, 06:15 PM
...Mill Creek daylighted...I really wish you would quit trying to tear down my home. :-)
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