Dallas Fort Worth Urban Forum

Posted: **05 Mar 2021 13:13**

OLC needs some new blood.

Posted: **05 Mar 2021 13:42**

Cbdallas wrote:The Zoning commission did not approve this last night mainly due to input from the anti urban anti density anti growth Oak Lawn Committee. They approved a giant project along McKinney Ave. similar in size that butts directly into a historic area but did not approve this. Very frustrating.

https://www.dallasnews.com/business/rea ... ngs-strip/

This is the Cedar Springs/ Ablon developer towers ?

Sheesh. And yet crickets on the Quiktrip gas station.

Posted: **05 Mar 2021 13:47**

Matt777 wrote:
TacoTuesdays wrote:Did they buy this to tear it down and redevelop or as an income asset? I don't believe the land values in this area are nearly high enough to justify tearing down a higher density multi-family building.

Matt777 wrote:Oak Lawn Apartment Sale to Crow Holdings: https://www.dallasnews.com/business/rea ... -purchase/

Seville Uptown, an apartment complex in Oak Lawn, has sold one of the 3 buildings that that compose the complex to a partnership between Crow Holdings. The article incorrectly says that the entire complex was sold. The only building sold was building #2, 2525 Reagan, which shares a block with Sprezza and Merchant House (recently closed).

I actually live in this particular building, and got an email notifying me about it. I bought a house in Oak Cliff and am moving out of this apartment later this month, so it doesn't matter much to me, but it is sad to see a barely 16 year old apartment get torn down. My unit was completely remodeled right before I moved in, with brand new floors, paint, and kitchen. It's quite nice, loft style, very high ceilings with exposed ducts, a gorgeous new kitchen, and massive glass windows and sliding doors with a treeline view. Each unit comes with 2 garage parking spots. I have always felt this apartment was built almost like a condo, and is miles better built than the garbage donut apartments they're building these days.

The apartment complex said the developer bought the entire block, so I guess we will eventually see this building, Sprezza, and Merchant House come down for a tower. Since Crow developed Old Parkland across the street, I guess they have even bigger plans for this area.

They didn't announce what their intention was. This was just hearsay from the apartment office. But the fact that they bought only ONE of the three buildings that make up the complex, plus the restaurants, sure make it seem like their intention is to redevelop the entire block.

The new owner has retained Seville as the management company for now, according to the email I received, but building 2 residents now pay their rent in a different portal.

Also, all of the units for lease in building #2 (the building purchased by Crow) have all been taken off the website and are no longer for lease.

Update: I called the apartment office about a minor sheetrock repair for some water damage. I asked them if it was worth repairing right now since I'm moving out this month, and I asked if anyone would be moving into these units after we vacate and they confirmed that they are not moving any new tenants into the building when leases end. So, I guess this all but confirms that this fairly young building is coming down. :-(

Posted: **22 Apr 2021 08:47**

https://spectrumlocalnews.com/tx/austin ... y-council#

Turtle creek residents don't want the high rise.

Posted: **22 Apr 2021 09:05**

I swear, could they be any more melodramatic?

"what you would see would be massive destabilization of this entire area"

Relax...

Posted: **22 Apr 2021 09:16**

I want it, but there does seem to be a lot of people who don't.

I love how they say it'll destabilize the neighborhood..haha.

Posted: **22 Apr 2021 09:22**

We know that our Councilman David Blewett can only do so much alone - the entire City Council and Mayor will vote on this re-zoning case on April 28th. They must ALL hear this outcry from neighborhood stakeholders.

chad.west@dallascityhall.com, adam.medrano@dallascityhall.com, casey.thomas3@dallascityhall.com, district4@DallasCityHall.com, jaime.resendez@dallascityhall.com, omar.narvaez@dallascityhall.com, adam.bazaldua@dallascityhall.com, tennell.atkins@dallascityhall.com, District9@DallasCityHall.com, adam.mcgough@dallascityhall.com, lee.kleinman@dallascityhall.com, cara.mendelsohn@dallascityhall.com, jennifer.gates@dallascityhall.com, david.blewett@dallascityhall.com, eric.johnson@dallascityhall.com

FYI, I received this e-mail a few days ago. I plan on letting everyone know that I support this project.

Posted: **22 Apr 2021 10:31**

DPatel304 wrote:
We know that our Councilman David Blewett can only do so much alone - the entire City Council and Mayor will vote on this re-zoning case on April 28th. They must ALL hear this outcry from neighborhood stakeholders.

chad.west@dallascityhall.com, adam.medrano@dallascityhall.com, casey.thomas3@dallascityhall.com, district4@DallasCityHall.com, jaime.resendez@dallascityhall.com, omar.narvaez@dallascityhall.com, adam.bazaldua@dallascityhall.com, tennell.atkins@dallascityhall.com, District9@DallasCityHall.com, adam.mcgough@dallascityhall.com, lee.kleinman@dallascityhall.com, cara.mendelsohn@dallascityhall.com, jennifer.gates@dallascityhall.com, david.blewett@dallascityhall.com, eric.johnson@dallascityhall.com

FYI, I received this e-mail a few days ago. I plan on letting everyone know that I support this project.

Good for you! At least somebody has some sense over there!

Posted: **22 Apr 2021 13:16**

So much negative and over exaggerated drama. For one this development is referred to as a hi rise when it’s clearly nowhere near that size (trying to put a negative spin on it). I can guarantee this is better than that crap development that’s currently there.

Posted: **22 Apr 2021 18:01**

This example and other similar ones suggest perhaps it is time to review the PD for Oaklawn (and the rest of the city). How old are those guidances and do they reflect the city we are today and the city we are becoming?

Is it even feasible to expect to build no more than 30’ high in Oaklawn/Uptown/Knox etc given the skyrocketing price of land here? Can developers make any money or are we forever saddled with low-density, aging stock?

There is no point in having restrictions if every single variance request is granted. How stupid is that?

Posted: **23 Apr 2021 09:52**

It is past time to abandon Oak Lawn Committee and PD for entire area ( all it does is keep this area locked into a 1950,s low density model). We need to let it all become dense urban environment otherwise we will continue to loose our advantage of offering the only real big city experience for the Metro.

Posted: **12 May 2021 18:04**

Looks like its back on. I stand by a previous comment, the waterfall should be lit with rainbow LEDs.
Dallas okays plan for new Oak Lawn high-rises

A development that will dramatically change the heart of Dallas’ Oak Lawn community has gotten the go ahead from city leaders. Dallas’ city council voted to approve a plan by developer PegasusAblon to build two high-rise residential buildings off the intersection of Cedar Springs Road and Throckmorton Street. The ambitious building plan would preserve the strip of nightclubs and retail that line the west side of Cedar Springs.

https://www.dallasnews.com/business/rea ... igh-rises/

Untitled_Artwork.jpg

Posted: **12 May 2021 18:28**

Wow 20 stories, that's a lot for the immediate area. But i like the potential for more these around the area

Posted: **12 May 2021 18:40**

We can handle the density in the core. Hopefully the streetcar expands through Oak Lawn again.

Posted: **12 May 2021 18:51**

Tivo_Kenevil wrote:Wow 20 stories, that's a lot for the immediate area. But i like the potential for more these around the area

20 stories is alot, and I share the concern with the residents who say that too.
But 30-50% of that is the parking garage base. A 10-12 story building would be replace this if the garage was buried underground. Perhaps someday by policy or sheer economics, parking garages can be buried

Posted: **13 May 2021 08:41**

I live around the corner and can't wait to watch these go up. Glad to see what it will bring to the immediate area with new options, 400 plus new residents can support more restaurants and retail. We need more density not less.

Posted: **13 May 2021 09:12**

Cbdallas wrote:I live around the corner and can't wait to watch these go up. Glad to see what it will bring to the immediate area with new options, 400 plus new residents can support more restaurants and retail. We need more density not less.

I'm in Turtle Creek and I agree with this. I'm very much looking forward to more density coming to this part of town, so I really hope this building does happen.

As for the parking garage, honestly I really wish we would just build garages that could later be converted into residential units sometime down the line as parking demand decreases. That seems like it would be cheaper than going underground.

Posted: **13 May 2021 19:41**

So is S4 going to close down while they tear down the back section of it, or somehow operate during a demolition? A lot of people didn’t scrutinize the plans well enough and almost nobody realizes that S4 is going to lose a big chunk on the rear side of the building. I believe this is the famous “Rose Room” where the drag shows are held, and the outdoor patio area.

The developers/Caven knowingly lied and said “nothing about the bars will change” and the public believed them.

I’m all for responsible density and positive change in the gayborhood, but the community has already been dealt big blows (no pun intended) during Covid and shutting down the largest bar for what could be months isn’t going to help bring back the scene.

I used to laugh when people mentioned the rumors of the gayborhood moving to Oak Cliff, but I’m starting to think Jefferson Avenue would make a way better gayborhood. Great urban fabric, many more commercial spaces, buildings needing renovation, and Pride parade would work much better down there. Fair at Lake Cliff Park, with the parade going down Zang and Jefferson.

Posted: **14 May 2021 11:01**

Matt777 wrote:the community has already been dealt big blows (no pun intended)

Posted: **14 May 2021 22:10**

Matt777 wrote:So is S4 going to close down while they tear down the back section of it, or somehow operate during a demolition? A lot of people didn’t scrutinize the plans well enough and almost nobody realizes that S4 is going to lose a big chunk on the rear side of the building. I believe this is the famous “Rose Room” where the drag shows are held, and the outdoor patio area.

That is a very good observation. From both of those renderings, that corner of the pavilion is the S4 patio, then the L of the building comes in toward Cedar Springs. Doing a rough sketch, that appears to cut the S4 patio, the S4 patio bar, a sizeable chunk of the Rose Room (stage, dressing room, some front seating) and part of TMC. That will be a bit of a change, but not the first time those bars have been reinvented.

Posted: **26 May 2021 14:50**

The Texaco at the corner of Inwood and Cedar Springs has been demolished and there is just a dirt lot there now. Wonder what is planned?

Posted: **26 May 2021 15:45**

I think it’s senior housing built by the Resource Center

Posted: **27 May 2021 12:54**

R1070 wrote:I think it’s senior housing built by the Resource Center

It would have to be a bigger lot than a gas station for it to be housing.

Posted: **27 May 2021 13:24**

R1070 wrote:I think it’s senior housing built by the Resource Center

The Resource Center did purchase the old Texaco (https://twitter.com/ResourceCtr/status/ ... 61996?s=20) but the senior housing is planned to be built on a two-acre lot behind the Eagle, just off of Inwood between Maple and Denton Drive.
https://www.myresourcecenter.org/capital-campaign/

Posted: **18 Jun 2021 21:03**

Stuff for the thread:
https://www.tdlr.texas.gov/TABS/Search/ ... 2021017996

Might look like this:
http://je-a.us/#/lee-park-residential-tower/

Plus this marketing:
http://www.hallanddickason.com/
http://je-a.us/#/turtle-creek-haus/

Posted: **19 Jun 2021 11:14**

Good infill.

Posted: **19 Jun 2021 11:43**

The 'cycle' continues....

Posted: **19 Jun 2021 12:03**

As 'pro-development' as I am, I have been 'iffy' on this particular one just because it's nestled right smack dab in the middle of where I live. The naysayers in my building are saying traffic getting into and out of our garage will be a nightmare, and I used to buy into it.

However, I think now (post-COVID), we have many more people working from home that there just won't be as significant of a rush during the traditional 'rush hour' times. Thankfully, my balcony view won't be impacted too much (I can't say the same for some of my neighbors), so I'm warming up to this development. Overall, I'm very happy to see more development come to this side of the Katy Trail, I was just hoping that this particular plot of land would have been one of the last to develop.

Posted: **20 Jun 2021 02:23**

So is this even a proposal at this point? Or just a concept..?

Posted: **20 Jun 2021 09:28**

From what I’ve heard, they are ready to get started. We shall see.

Posted: **21 Jun 2021 13:34**

Enoteca Italia
https://www.facebook.com/enotecaitalia/

This will be taking over the former Mille Lire space in the Centrum. Hope it does well, because the Centrum is extremely vacant (as far as retail goes) these days.

Posted: **01 Jul 2021 17:45**

A state permit has been filed to build a 17-story multifamily at 3555 Dickason Ave. in Dallas. The Spencer by One Turtle Creek Residencies is anticipated to cost $35 million and will host 46 units in 206,728 square feet. Construction is slated to begin in August and complete by May 2023. Lucien Lagrange Studio is the listed design studio.

https://www.dmagazine.com/commercial-re ... th-dallas/

Posted: **01 Jul 2021 18:12**

LPG wrote:
A state permit has been filed to build a 17-story multifamily at 3555 Dickason Ave. in Dallas. The Spencer by One Turtle Creek Residencies is anticipated to cost $35 million and will host 46 units in 206,728 square feet. Construction is slated to begin in August and complete by May 2023. Lucien Lagrange Studio is the listed design studio.

https://www.dmagazine.com/commercial-re ... th-dallas/

3 beautiful old homes and many large trees were torn down on that site, and then it sat vacant for ages.

Posted: **01 Jul 2021 19:09**

https://www.tdlr.texas.gov/TABS/Search/ ... 2021018986

Posted: **02 Jul 2021 09:05**

Love it! Keep the dirt flying in Oak Lawn, I've been waiting for some more density in this area.

Posted: **02 Jul 2021 12:16**

potatocoins wrote:Enoteca Italia
https://www.facebook.com/enotecaitalia/

This will be taking over the former Mille Lire space in the Centrum. Hope it does well, because the Centrum is extremely vacant (as far as retail goes) these days.

Why Is it vacant?

Posted: **02 Jul 2021 12:25**

I'm not really sure. At one point, there was Mille Lire, Mudsmith, and Pints & Quarts, but all of those closed down in the last year or so. Mattito's is still there as is Steel.

I think the Centrum is just, unfortunately, in an area that doesn't see a lot of foot traffic, and all the restaurants I listed weren't highly visible from the street either.

Posted: **02 Jul 2021 13:11**

We discussed this earlier in the thread. I lived in that area for 4 years (up until a few weeks ago) and walked wellborn nearly every day. Pints and Quarts and Mudsmith were owned by the same company who did an awful job at managing those businesses. That's why they closed their locations in Oak Lawn as well as Greenville. Service/food/drinks were always abysmal. Mille Lire was good, but one of their owners died in a plane crash and then the pandemic hit and they decided to limit their losses. There's actually a ton of activity in that pocket, as you can see by the highly successful coffee shop Union across the street at wellborn and cedar springs.

Posted: **02 Jul 2021 13:12**

While we're on the topic, I have no idea how Steel stays in business. There never seems to be anyone in there, and yet it's been open for years. Anyone been there?

Posted: **02 Jul 2021 15:34**

Thanks for sharing, I didn't realize that about all of those closures. Sounds like some very unfortunate timing in that case, since the Centrum essentially lost three establishments (two of which were owned by the same company) in a short timespan.

I've been to Steel a couple of times, and I'm also puzzled as to how they've stayed open for so long.

Posted: **03 Jul 2021 11:19**

JDumont146 wrote:While we're on the topic, I have no idea how Steel stays in business. There never seems to be anyone in there, and yet it's been open for years. Anyone been there?

I can't believe that place is still open. I remember going to that place back in the day when Dralion was on the other side of the building close to where Mille was. That was a LONG time ago.

Posted: **31 Aug 2021 11:27**

New seniors apartments serving Dallas’ LBGTQ community are in the works in Oak Lawn
Developer Matthews Southwest is working on the Oak Lawn Place project near DART’s Inwood Road rail station.

The more than $20 million development is being financed with a combination of donations, economic incentives and low-income tax credits.

Picture1.jpg

https://www.dallasnews.com/business/rea ... community/

Thinking this should really be in the Medical District thread, but it's relevant to the evolution of Oak Lawn. I do love seeing stories like this and how nonprofits like Resource Center shifted from fighting HIV/AIDS to housing the same people that benefited from, i.e., survived thanks to their tireless work.

Posted: **31 Aug 2021 12:27**

Its just a bit sad all the new positive developments for the community are now far away from the crossroads. The Resource Center bldg and now this Housing project. The Food Bank still occupies the old Resource Center but its such a quiet operation you could have sworn those buildings were abandoned. I get it the bar culture dominates the cross roads but I am always disappointed that more efforts are not put into developing more community resources near where the LGBTQIA already is drawn to. Now we have the bars being sold off for high rises but at least we will have some chipping rainbow crosswalks and historical marker left...

Posted: **31 Aug 2021 18:00**

Also another LGBTQIA bar has been bought out.

Posted: **31 Aug 2021 18:43**

cowboyeagle05 wrote:Also another LGBTQIA bar has been bought out.

Who was bought out?

Posted: **03 Sep 2021 19:23**

On Cedar Springs and Wycliff (across from the old Cedar Spring Chiropractic), It looks like they are prepping 3-4 of those older homes for demo (boarded up, trees removed etc). Anyone know whats going on there?

Posted: **04 Sep 2021 15:51**

I heard it was to be townhomes. I wish those old condos across the street would go too. Such an eyesore.

Posted: **04 Sep 2021 20:33**

R1070 wrote:I heard it was to be townhomes. I wish those old condos across the street would go too. Such an eyesore.

man I hate those condos! :lol:

Posted: **06 Sep 2021 15:29**

R1070 wrote:I heard it was to be townhomes. I wish those old condos across the street would go too. Such an eyesore.

“Eyesore” is being too, too kind.

Posted: **09 Sep 2021 09:19**

uptown74 wrote:On Cedar Springs and Wycliff (across from the old Cedar Spring Chiropractic), It looks like they are prepping 3-4 of those older homes for demo (boarded up, trees removed etc). Anyone know whats going on there?

R1070 wrote:I heard it was to be townhomes. I wish those old condos across the street would go too. Such an eyesore.

As of yesterday, the three one-story structures have been demolished. DCAD shows all of them owned by Cedar Springs Townhomes LLC, which has an address at the Katy apartment high-rise in Victory Park. The two-story duplex in the middle is owned by a different entity, Temple View Capital Funding LP. It was still standing when I went by but it also appeared prepped for demo, as was the small house on Wycliff behind the one that was on the corner.

The old Cedar Springs Chiropractic building has chain link fence around it, like it may go away soon, too. It's owned now by an LLC named after the property next to it, 4235 Cedar Springs, and the plastic surgery office in the converted house at the other end of that block is now for sale, too.

As for the "eyesore" building, one of the balconies was recently removed and rebuilt completely which could indicate its ugly presence will be there for a while longer.

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