Dallas Fort Worth Urban Forum

I know that the developer did get push back on the design and lack of retail.

R1070 wrote:I know that the developer did get push back on the design and lack of retail.

But was it approved?

No clue.

A little disappointing given the potential with the previous development. But still there is something to be said that we have reached the tipping point with residential in the area. It seems every other month there is another +10 story residential proposal sprouting up. Once we reach a critical mass of an actual neighborhood, developers will be forced to think more creatively in providing neighborhood services to the people that actually live there.

Not a whole lot to go off of in that rendering, but the lower (garage) levels 'seem' to be level floor plates and open walls for the most part. So, while the initial iteration may not have retail, I suspect it will at least have leasing office and maybe common space at the bottom, with potential for future retail conversion. Who knows... Looking for some sort of silver lining.

Both initial projects were better than this by x100. This seems like another brick n stucco generic box.

For better or worse, this seems to be moving ahead. Hopefully the design has improved and retail added.

NdoorTX wrote:For better or worse, this seems to be moving ahead. Hopefully the design has improved and retail added.

Don’t hold your breath. They didn’t do any retail on their FM project on Harwood.

https://www.dallasnews.com/business/rea ... high-rise/

Looks like we're getting something pretty nice here. Might not be a tower, but it looks like a good development project

DMN wrote:
Austin developer Kairoi Residential has filed building permits for the next high-rise residential building in Dallas Uptown district.

Kairoi purchased a prime development site on Maple Avenue across the street from Uptown’s landmark Crescent complex last year.

The vacant property at 2620 Maple was once the site of the storied Old Warsaw restaurant.

Agree it's decent infill. Still would've preferred more height but particularly ground floor retail...

Isn't there a lot of retail around it? Maybe some of that ground level garage can be converted at some point in the future if demand is high enough to warrant a switch.

There’s been quite a bit of ground work done on this site lately.

Crane will be going up soon

Did we ever see a final design?

I haven't walked by this site lately, but glad to hear it's moving right along!

I'm excited to see all the potential growth in this immediate area.

I'm confused. What is this supposed to be? I don't recall.

Warrior2015 wrote:I'm confused. What is this supposed to be? I don't recall.

Apartments.

Good to see this one moving along. Not sure if they are using Maple | Mahon as a working title, just for rendering purposes, or, it's the intended name.

Untitled by rlopez2011, on Flickr

Untitled by rlopez2011, on Flickr

Untitled by rlopez2011, on Flickr

It will be just sad if when you walking past this property if it feels like a big blank wall of parking garage. Even the Crescent did a halfway decent job of trying to create a outward facing liveliness to a building that's not even right up against the street.

Is that wood framing?

Metal

It appears to be the “lightweight metal” framing they have used in CA. I think they are just starting to use it around here. I want to say the 15 story building up at the far north end of McKinney Ave was the first announced (Mill Creek/Modera Katy Trail).

LongonBigD wrote:It appears to be the “lightweight metal” framing they have used in CA. I think they are just starting to use it around here. I want to say the 15 story building up at the far north end of McKinney Ave was the first announced (Mill Creek/Modera Katy Trail).

Okay, that makes sense. Thanks!

Untitled by rlopez2011, on Flickr

Untitled by rlopez2011, on Flickr

Is there any restaurant or retail in this one?

I am already liking how this makes the Crescent area feel more urban and connected.

willyk wrote:Is there any restaurant or retail in this one?

Nope the ground floor is all parking garage. Garage entrance and some sort of pedestrian entrance I assume for residents. The real question is will the leasing office be on the ground floor at least adding at least something besides a garage wall to look at or will you have to ride up an elevator to a leasing office. Since new resident/guess parking would most likely be on the ground floor I would assume its a ground floor leasing office integrated into the garage.

This certainly makes the Crescent area look more urban.

From today:

https://twitter.com/CTroyMathis/status/ ... 0904779777

How did this get by the Oak Lawn Committee?

ArtVandelay wrote:How did this get by the Oak Lawn Committee?

They've approved way worse than this.

My only problem with it is its parking garage ground floor. While it's somewhat architecturally covered better than some projects, it's still a huge empty expanse of not active use between McKinney Ave and Cedar Springs Rd. To be honest, the suburban design of the Crescent added to this, not to mention the coming Granite office tower, makes all three of these projects just the usual dead luxurious development pattern Dallas is known for. So the Oak Lawn Committee just kept with the historical nature of the area.

Yes and for that reason North Texas was never going to develop a walkable shopping avenue in Oak Lawn or Uptown Dallas a la Paris' Boulevard Champs Elysees. Uptown will fill in with rooftops that could indirectly support building that kind of retail in the neighborhoods bordering it, though.

Such a shame there's no ground-floor retail/restaurant space. Being right across from The Crescent literally begs for it...

Question is, could it ever be added in the future..?

Why so you could pick up your car at the Crescent Valet near McKinney Ave and drive over to a valet chef-driven restaurant at this site across the street? This area isn't going to attract neighborhood service retail either that will stay over at Uptown Plaza. The city long ago abandoned this stretch of Uptown for walkability and is doing nothing on the city staff level to change that. Even the two office buildings that were just renovated on Cedar Springs Rd to add ground floor restaurants have no leases yet. No one is walking down Maple Ave in this area on the Crescent side either cause the retail all faces inside the development.

cowboyeagle05 wrote:Why so you could pick up your car at the Crescent Valet near McKinney Ave and drive over to a valet chef-driven restaurant at this site across the street? This area isn't going to attract neighborhood service retail either that will stay over at Uptown Plaza. The city long ago abandoned this stretch of Uptown for walkability and is doing nothing on the city staff level to change that. Even the two office buildings that were just renovated on Cedar Springs Rd to add ground floor restaurants have no leases yet. No one is walking down Maple Ave in this area on the Crescent side either cause the retail all faces inside the development.

Yes, I know that, I'm just being idealistic. Wish Maple was pedestrian-friendly. Hate the fact that the area around The Crescent (and The Crescent itself) is a cesspool of valets.

undefinedprocess wrote:Such a shame there's no ground-floor retail/restaurant space. Being right across from The Crescent literally begs for it...

Question is, could it ever be added in the future..?

It does seem like some avenue into DTD/Downtown Dallas must eventually be a signature urban street — the primary backbone that supports all the secondary walkable urban promenades — and if someone named me renovator of Dallas, like the French ruler named Hausmann, then I would punch downtown's Patterson Avenue straight through northeast to Garrett Park and rename that whole stretch Greenville Avenue.

But, short of that, I would say McKinney Avenue has blown its chance, Riverfront is slow to become beautiful, and Botham Jean Blvd will depend on heavy-handed projects at the convention center entrance to DTD, which probably bodes ill for the light touch attitude of incremental changes over time which are needed for comfortable character.

undefinedprocess wrote:

cowboyeagle05 wrote:Why so you could pick up your car at the Crescent Valet near McKinney Ave and drive over to a valet chef-driven restaurant at this site across the street? This area isn't going to attract neighborhood service retail either that will stay over at Uptown Plaza. The city long ago abandoned this stretch of Uptown for walkability and is doing nothing on the city staff level to change that. Even the two office buildings that were just renovated on Cedar Springs Rd to add ground floor restaurants have no leases yet. No one is walking down Maple Ave in this area on the Crescent side either cause the retail all faces inside the development.

Yes, I know that, I'm just being idealistic. Wish Maple was pedestrian-friendly. Hate the fact that the area around The Crescent (and The Crescent itself) is a cesspool of valets.

True, and after driving by the Granite properties project on the opposite side of the Crescent on Cedar Springs and seeing the sidewalk is inside the construction fence, and still no sidewalk/pedestrian accommodation is being made, I am reminded how much the city knows there will be no complaint on pedestrian access from too many users, so they don't bother to push developers to do better.