Dallas Fort Worth Urban Forum

Posted: **12 Dec 2016 12:39**

Henderson Avenue project would remake popular East Dallas strip

http://www.dallasnews.com/business/real ... llas-strip

East Dallas' popular Henderson Avenue corridor is headed for a major makeover with a new mixed-use project.

Investors and developers who almost four years ago bought up more than two dozen properties along the avenue between U.S. Highway 75 and Ross Avenue are ready to build on the largest vacant tract on the thoroughfare.

Dallas' Open Realty Advisors, which owns the Henderson real estate in partnership with Los Angeles-based CIM Group, is asking the city for zoning to construct a combination of retail, office space and a community garden and park at Glencoe Street and Henderson.

The 4.5-acre project would bring the most significant new construction to the street in decades. And most important, it would add much-needed parking with an underground garage.

Posted: **12 Dec 2016 15:32**

This is the most exciting thing I've read in a while. So much potential for Henderson. Love the organic growth happening in that area. At some point I. expect LG , Ross & Henderson to collide into a nice cohesive urban area.

That Subway stop looking more and more like a mistake.

Posted: **12 Dec 2016 15:59**

That subway stop was a mistake.

Posted: **12 Dec 2016 17:05**

Maybe DART will realize Cotton Belt is a huge waste of money for a Trophy project and can divert the funds to a station that will probably see more usage than that entire line.

Posted: **12 Dec 2016 19:51**

It would be nice if all of Henderson got a complete streetscape redo.

Posted: **12 Dec 2016 21:53**

Wow, more good news today! Such an exciting project...woohoo!

Posted: **06 Apr 2017 22:18**

Anyone hear anything new about this project?

Posted: **07 Apr 2017 03:10**

I fear that this project falls into the same category as Spire and Midtown--investors who acquire large, strategic blocks of land but who lack the skill or money to develop it, and who lack the good sense to bring in a partner who can do it.

For an example of someone who knew what they were doing look at Rohrman's acquisitions in Deep Ellum. The Henderson project has much more favorable fundamentals than Deep Ellum (location, access, neighborhood, demographics), but Deep Ellum blossomed while Henderson has moved like molasses.

Posted: **25 Aug 2017 09:50**

So... Per this Central Article the Beauty Bar is moving to Deep Ellum ; but what is particularly interesting is that they mention the Henderson redevelopment as the reason behind the relocation.

Anyone know of the validity of this project? It was speculated this was dead.

Here's the story:
http://www.centraltrack.com/exclusive-b ... arly-2018/

Posted: **25 Aug 2017 18:19**

They really need to do something with Henderson Ave. Some parts of it are just so blah.

And that huge parking lot that was built for Mellow Mushroom (that is now closed). Ugh... makes me sick.

Posted: **25 Aug 2017 19:02**

willyk wrote:I fear that this project falls into the same category as Spire and Midtown--investors who acquire large, strategic blocks of land but who lack the skill or money to develop it, and who lack the good sense to bring in a partner who can do it.

Tivo_Kenevil wrote:Anyone know of the validity of this project? It was speculated this was dead.

The VPNA (Vickery Place Neighborhood Association) has been fighting this development tooth and toenail. They do not want it to happen and have been trying to prevent it from happening.

A gentleman who works for the developer recently moved into a home diagonally across the street from me and was telling me they are wending their way through City Council, planning hearings, etc. and having to battle the VPNA every step of the way.

Neighborhood groups sometimes seem to just not get it ... without good urban development such as what this project represents the City will die!

Growth is a good thing, not bad.

And with this particular developer footing the bill for significant costs that they would not otherwise have to do (the landscaping and green park areas), building a 2 story underground parking garage, and stating upfront no bars are to be in the development the VPNA is WAY out of line in opposing this.

If not for the resistance against the project it would have already started long ago ... I believe it will still happen as the developer is committed to seeing it through. But they are having to fight practically every step of the way to make it happen.

Posted: **25 Aug 2017 23:24**

Thanks for the response..Do you know what exactly they arguing for/against?

I would like to know more about what the neighborhood association is not in agreement with.

Posted: **28 Aug 2017 09:46**

The VPNA is against it primarily because of increased traffic on Henderson and potentially nearby neighborhood streets. I would love to see this project happen, but Henderson has become a major thoroughfare for the area despite being only a two lane road. Arguments that this kind of development helps the areas walkability thereby decreasing the need for local car trips falls on deaf ears and is countered by the neighborhood association's fear it will draw lots of traffic from other areas and the large parking garage will facilitate that.

Posted: **28 Aug 2017 19:22**

Where was the opposition to "more cars" when that huge surface lot was allowed to be built for the previous Mellow Mushroom restaurant?

Posted: **29 Aug 2017 07:27**

Car trips and parking for 190k SF of restaurant and retail >>>>>>>>>>> one pizza place.

Posted: **29 Aug 2017 19:02**

These are the same neighbors who killed the K-H DART station who changed their minds now that it's too late.

I can see their point about parking, but if that is your argument, you can't also fight developers if they want to put a parking solution in place.

Posted: **29 Aug 2017 19:15**

LongonBigD wrote:These are the same neighbors who killed the K-H DART station who changed their minds now that it's too late.

I can see their point about parking, but if that is your argument, you can't also fight developers if they want to put a parking solution in place.

Very valid argument. So is it just traffic they don't want. Give me a break there's already traffic there.

Posted: **29 Aug 2017 20:53**

LongonBigD wrote:These are the same neighbors who killed the K-H DART station who changed their minds now that it's too late.

I think you'll find very few people have actually changed their minds. You've just got the same small group of people still making noise about it 30 years later, while the majority who won that battle continue on with their lives.

Interestingly, history has proven those who objected to a station due to crime issues to be all too precognizant.

Posted: **30 Aug 2017 08:52**

I just don't get it-- do these people know they live in a city? if they want to live in the suburbs with a quite culdesac there are plenty of them around. I bet they are not upset that all that traffic has significantly raised their home values or reduced their crime.

back in the early 2000 I think 10 people were killed in a mass murder at belmont and Henderson... now that apartment and most of the other old apartments have been torn down and replaced. In another 10 years we will probably all have self driving cars anyway.

Posted: **30 Aug 2017 09:40**

gshelton91 wrote:I just don't get it-- do these people know they live in a city? if they want to live in the suburbs with a quite culdesac there are plenty of them around.

The Dallas complex. You wanna live in Central Dallas, but you don't want to have cars and traffic on your streets (yet you still drive everywhere); while at the same time exhibiting an inherit disdain for transit because of "crime".

Posted: **30 Aug 2017 09:45**

I can understand the Cul de sac mentality, the desire to keep a neighborhood intact. A lot has been learned during 30 years of Lower Greenville change.

I don't get it, either, when the neighborhood association refuses the rest of the world to acknowledge that Henderson must be "ceded" in order to keep the residential ambiance alive - at a minimum. Paying close attention and guiding the renovation of Henderson between Ross and Central to allow a major build up will make the neighborhood better. Nightmare visions of debilitating traffic are true thru approval of aforementioned Mellow Mushroom parking deals.

Posted: **31 Aug 2017 01:18**

Can Gaston has this developments?

Posted: **31 Aug 2017 03:20**

The City needs to do a better job of pushing these deals through. Dallas is not a blank slate like Frisco. Dallas needs investment to grow its tax base and the only opportunities are urban redevelopments like this. The same thing happened at Preston Center. If people want the City and DISD to spend more on services and schools, then they should let these deals go forward, even welcome them. If they don't this capital will go elsewhere.

Posted: **15 Dec 2017 11:18**

Any updates on this?...I'm rooting for this project but it seems no one is reporting anything on this so it's hard to gauge where we stand on this....

Posted: **15 Dec 2017 12:58**

Well parts of it were discussed in the city council meeting Wednesday.

Posted: **26 Dec 2017 11:12**

Finally! Some actual reporting for this story.

https://www.dallasnews.com/news/dallas- ... over-limbo

Posted: **26 Dec 2017 12:58**

I love the project as it's been proposed and hopefully the compromise they settle on keeps much of the spirit of this original proposal.

Posted: **22 Feb 2018 00:12**

Per the Dallas Morning News story from Dec.

"For now, the two sides are taking a breather over the holidays. But when they come back to the table early next year, Kingston said, he believes Masinter is willing to make substantive concessions. Masinter is likewise optimistic that some kind of deal can be reached.

"I've got to believe somewhere in all of this is room for compromise," Masinter said. "Otherwise, we're just wasting three months."

So....any news w this project?

I really like this one. Hopefully it comes to fruition.

Posted: **22 Feb 2018 09:38**

Same- Henderson has so much potential, but this wasteland of acreage & bombed out nature of the streets make Henderson seem " backwards " for a growing metropolis.

Posted: **22 Feb 2018 11:36**

The ultimate prize is Henderson/Ross/Greenville, this is where we should have the density that'll freak out the neighborhood low-risers....

Fitzhugh/Bennett does seem to provide better vehicular movement more appropriate for office space, whereas Henderson should be a pedestrian thoroughfare that allows vehicles; as such, residential space should be favored, with street level retail appealing to the corner-store household needs of the big 'historic' neighborhoods which were among the first suburbs of Dallas.

Posted: **09 Mar 2018 12:16**

Shell Shack taking over the Cuquitas/Hacienda on Henderson space.

Posted: **13 Mar 2018 09:44**

Not sure where to put this, so I'll leave it here for now. Anyone want to take a stab at what they're trying to accomplish with this? Seems like an awful large (diverse) area to attempt getting anything done. Unfortunately not nearly enough detail was provided - hoping someone has some insight...

Posted: **13 Mar 2018 09:45**

8BD9E6BE-DBAA-468A-AA6D-22C4ECE20D10.jpeg

A5F93DF5-EE31-402F-BA04-4FD798CFAA10.jpeg

Posted: **13 Mar 2018 10:20**

Hopefully it’s not people trying to downzone.

Posted: **13 Mar 2018 10:33**

The map represents some already quite dense areas which don't seem to have an aversion to density, so I can't imagine downzoning is what's happening.

Posted: **13 Mar 2018 11:11**

Per the letter it seems they're trying to up-zone.

Posted: **13 Mar 2018 11:13**

Tivo_Kenevil wrote:Per the letter it seems they're trying to up-zone.

Posted: **13 Mar 2018 11:19**

Tivo_Kenevil wrote:Per the letter it seems they're trying to up-zone.

Hurray!

Posted: **13 Mar 2018 11:40**

eburress wrote:The map represents some already quite dense areas which don't seem to have an aversion to density, so I can't imagine downzoning is what's happening.

True, but maybe there is room for improvement. I haven't been closely following the development in this particular area, but perhaps some of the bigger projects are met with a lot of pushback when they shouldn't be?

Just a guess. There are some pretty good and dense projects in the area, but perhaps they want to be proactive and make the area more dense-development friendly for better projects in the future.

Posted: **14 Mar 2018 00:13**

Urbandreamer wrote:8BD9E6BE-DBAA-468A-AA6D-22C4ECE20D10.jpegA5F93DF5-EE31-402F-BA04-4FD798CFAA10.jpeg

Explain what is going on here...

Posted: **14 Mar 2018 18:59**

I received my copy of this letter today (zoning case Z178-186 MD). The City wants to create a “Demolition Delay Overlay District” covering the area highlighted in the prior post (Knox, Henderson, parts of Oaklawn and OED).

If a demo permit is requested in the area, a 10 day delay period will allow the City time to review. If criteria is met, (must be 50 yrs old AND designated historic or “significant,”) an additional 45 day delay will be effective allowing time for a meeting with owner/applicant and “interested parties” to discuss alternatives to demo. Afterwards if owner still wants demo, the permit will be processed.

Posted: **15 Mar 2018 10:41**

It's just an expansion of the current Demolition Delay ordinance that already covers all of downtown and a few surrounding areas and goes into Oak Cliff. The city is also currently considering the expansion of the ordinance to cover additional areas of North Oak Cliff.

It's just a delay. Basically, a way to hit the "pause button" before demolitions to allow for potential conversations with developers/property owners before a historic structure is demolished. Ultimately, if the property owner still wants to go forward with the demolition, there is nothing to stop them, it just means it will take up to 55 days max.

Big picture: it avoids a Sunday afternoon demolition of a historic structure with no notice, like what happened downtown with the Headington properties. It doesn't avoid the demolitions altogether, it just allows a little time to see what agreements might be reached, including the possible relocation of historic buildings or even just the removal of important pieces from the building in question.

Posted: **10 Apr 2018 11:22**

Dallas is about to get an exciting new gourmet taco offering from Fort Worth. Taco Heads, the award-winning taco concept from chef Sarah Castillo, is opening a location on Dallas' Henderson Avenue, in the space that was once Park, the Gin Mill, and most recently a short-lived place called Lekka.

http://dallas.culturemap.com/news/resta ... -castillo/

I've never heard of this place, but curious to check it out. What's with all the Taco places opening recently in the trendy parts of town? It's certainly nice to see something other than a high-end steakhouse coming to Uptown, but hopefully we can get a bit more variety here.

Posted: **10 Apr 2018 12:05**

I'll be interested to see how this place turns out. That space was really great when it was Park. Hopefully the late night aspect will be a big draw.

Posted: **11 Apr 2018 13:12**

If you are obsessive about hitting the very newest bars in Dallas first, you're in luck: Smithy is a new restaurant-bar opening on Henderson Avenue for dinner service on April 10, IE tonight, from the team behind downtown Dallas bar-restaurant The Woolworth.

Within hours, you could be the first one to be seated at 2927 Henderson Ave., eating a pork sandwich before anyone else and drinking a mixologized cocktail.

http://dallas.culturemap.com/news/resta ... woolworth/

..another addition to Henderson. I haven't been to the area in years, but seems to be seeing a lot of action lately.

Posted: **11 Apr 2018 14:32**

DPatel304 wrote:
If you are obsessive about hitting the very newest bars in Dallas first, you're in luck: Smithy is a new restaurant-bar opening on Henderson Avenue for dinner service on April 10, IE tonight, from the team behind downtown Dallas bar-restaurant The Woolworth.

Within hours, you could be the first one to be seated at 2927 Henderson Ave., eating a pork sandwich before anyone else and drinking a mixologized cocktail.

http://dallas.culturemap.com/news/resta ... woolworth/

..another addition to Henderson. I haven't been to the area in years, but seems to be seeing a lot of action lately.

I feel like this end of Henderson, closest to 75, has had a bunch of turnover recently, with Hibiscus, Sissy's and Victor Tangos all closing after reasonably long runs. Hopefully this will inject some new life.

Posted: **11 Apr 2018 14:43**

This one was just approved.

Screen Shot 2018-04-11 at 2.42.57 PM.jpg

Posted: **11 Apr 2018 23:10**

lakewoodhobo wrote:This one was just approved.
Screen Shot 2018-04-11 at 2.42.57 PM.jpg

Good! The opposition to this was just pure NIMBYism. The proposed development is a nice scale, aesthetically pleasing, and hides parking underground. Can't wait to see this interesting neighborhood get even better!

Beauty Bar's owner has said they will relocate. I hope they find a unique space. Deep Ellum would be a natural fit for them, but I wouldn't mind seeing them in Downtown, Cedars, or Oak Cliff.

Posted: **12 Apr 2018 08:40**

lakewoodhobo wrote:This one was just approved.
Screen Shot 2018-04-11 at 2.42.57 PM.jpg

Woo-Hoo! Im really excited for this project. The sidewalks look fabulous!

Beauty bar should stay in Henderson. They've been a staple for a while now. But I guess construction will force them a way.

Posted: **12 Apr 2018 08:51**

Hope this one gets cranking along soon! I think it's a really nice development and will help fill in a huuuuuuuge gap on Henderson. For all the NIMBYs worried about traffic, I think that will ultimately sort itself out. You could argue that Lower Greenville is nearly identical, and it's not at a standstill even on the weekends.

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