Cityplace East: ACS/Xerox redevelopment

[tamtagon]

The former ACS HQ site along Central Expressway with a couple pending plans to redevelop the property.

Midrise building on the north end (NCX @ Carroll) has been demolished to make way for a Sam's Club shopping center. Irregularities with rezoning for the shopping center put a halt on construction as an East Dallas neighborhood association to stop the existing plan.

Same developer, Trammel Crow, purchased much if not all of the property on the southern end, too.

[tamtagon]

I think the Haskell side of the property is proposed to have something like 700 apartments.

[muncien]

Tamtagon,
Is there new information you were referencing here? Maybe a link or attachment? All I see is a map screenshot. Curious if there is something simmering around this.

[tamtagon]

Nothing new that I could find. The topic undoubtedly will be in play at some point, this is just a starter.

I think I remember correctly that TCrow has plans for the Haskell side of this property, and considering the demand for intown dwellings, that might actually move forward before the Sam's Club mess is sorted out.

That Cityplace Tower across the street just lined up a bunch of money for renovation, I don't see much of Haskell Blvd into East Dallas trucking along as it is. That Target shopping center needs to be dug out and built up 20-30 stories.

[tamtagon]

From facebook https://www.facebook.com/events/1821551208121421/

Our Fight with your support has been yeilding great results. And There is a chance we may hear the anwer. This is the biggest development as of today concering stopping Trammell Crow's Sam's Club development. Come in numbers, wear red (I am sure you still have one), and show support.

The hearing is November 28, 2016, at 1:30-3 pm in the 162nd District Court on the 7th Floor, New Tower, George L. Allen, Sr. Courts Building, 600 Commerce St., Dallas, TX 75202.

[theoryNine]

Latest from FB updates on the meeting: "The Sam's Club's permission to build on U.S. 75 has been voided due to improper notice."

[Tnexster]

Wow back to the drawing board.....I hope.

[tamtagon]

Latest from FB updates on the meeting: "The Sam's Club's permission to build on U.S. 75 has been voided due to improper notice."

Thanks for posting the actual update! haha

[tamtagon]

Now, maybe we'll see a good proposal from TCrow, one that works with the entire property!

I guess would rather see Costco than Sams (personally my shopping habits never lead me to either), along this 75 highway frontage road is a great location for one of these warehouse stores, increased retail variety in the downtown area is a positive. It'll have to add to and cooperate with the growing new-urban neighborhood instead of muscling an outmoded suburban plan!

[Tnexster]

I nice complement to WV, would be fun if the entire east side Cityplace area became more dense and the trolley had a line running down Haskell to feed into the rest of Cityplace.

[tamtagon]

^Look at the opportunity TCrow is sitting on... there's already a light rail access tunnel just north of Haskell, expanding the trolley across the highway on Haskell and all the way to Fair Park (an eventuality) and the former ACS HQ could be the pinnacle of the Peak-Haskell corridor. *sigh*

[Matt777]

This is such a sweet win. I was at the first open community meeting and remember the smug attitude of the talking head D-bags that trammel crow sent and how disrespectful they were to the nearby residents. They drove down in their Escalades and Yukons from the outer burbs and tried to act like they had the community's interest at heart. This was a terrible design from the start for that area and hopefully TC will take the high road and develop something fitting of that prime site. Especially one that makes use of the tens of millions of taxpayer dollars invested in the adjacent Cityplace DART station. I'm ecstatic.

[JohnMcKee]

TC is appealing and I am pretty sure they will win. This is a terrible use of the property and they neighborhood was clearly tricked but I don't understand legally how it is TC's fault that absolutely no one bothered to read the actual zoning application that clearly allowed big box retail or asked any questions.

First rule of zoning is if the zoning allows it assume it will happen no matter what pretty renders they show you.

[gshelton91]

I very much hope the Zoning becomes a moot point as the value of the land increases and they watch better developments built all around them. the City and TC should be able to reach an agreement that allows the Sams club but designed for an urban setting.

The idea of a street car spur down haskel sounds like a great idea too. It would be a great way to connect the Kroger to the uptown area... and help TC justify a better development. You are only talking about 2500 feet to Capital Ave. and a future expansion up Capital to Knox would only be a total of 1.4 miles and connect Uptown to the quickly developing East Dallas area.

[Tivo_Kenevil]

TC is appealing and I am pretty sure they will win. This is a terrible use of the property and they neighborhood was clearly tricked but I don't understand legally how it is TC's fault that absolutely no one bothered to read the actual zoning application that clearly allowed big box retail or asked any questions.

First rule of zoning is if the zoning allows it assume it will happen no matter what pretty renders they show you.

What makes you so sure they'll appeal? At this point it doesn't seem that it makes financial sense to pursue a Suburbanized shopping destination on that piece of land.

The quote from the Dallas Observer story doesn't seem like TC is still hell bent on putting a Sam's there...

From the story...

"Scott Dyche, Trammell Crow's general counsel, did not say whether or not his company would reapply for big-box zoning. Trammell Crow is keeping its options open, he said.

“While we’re certainly disappointed with today’s ruling, we are considering all our options moving forward. We still believe this is a premier east side development site with its location, freeway access and proximity to neighborhood amenities and new Class A residential projects," Dyche said."

http://www.dallasobserver.com/news/neig ... ub-8945434

[Austin55]

Is this of relevance to this thread?

http://www.delavegadevelopment.com/prop ... rettyPhoto

It looks like this site, but I'm not super familiar with Dallas developments. Trying to catch myself up!

[buildingswithlegs]

Eataly?! That'd be huge for dallas!

[eburress]

Hmmmm...it seems like it would have to be this site, based on the description, but it's hard to tell based on the renderings. It's also kind of odd the way that the roads into/within the development look like a freeway interchange.

[willyk]

I don't see the old ACS building in there. I would have expected them to renovate that building rather than take it down.

[Tivo_Kenevil]

So is trammel crow still owners of this land?

[tamtagon]

^I thought they just have some sort of 'first dibs' on the whole block...?

I think DART has an existing shaft from this corner to the subway station.... if this proposal does not organize the finishing of the subway station access, I want to be against the whole deal.

[tanzoak]

I don't see the old ACS building in there. I would have expected them to renovate that building rather than take it down.

https://www.youtube.com/watch?v=ZlyBrvWeDc0

[TowerGuy2.0]

My sister and I discovered Eataly a couple years back in Manhattan. Just today we were talking about it because we're going back. Then I stumbled on this. Please. Don't. Play. Is this for real?! Any timeline?

[willyk]

I don't see the old ACS building in there. I would have expected them to renovate that building rather than take it down.

https://www.youtube.com/watch?v=ZlyBrvWeDc0

Hahahaha. Touché!

[cowboyeagle05]

I don't see the old ACS building in there. I would have expected them to renovate that building rather than take it down.

https://www.youtube.com/watch?v=ZlyBrvWeDc0

Yes, that building was torn down but the rest of the complex right at the intersection of Haskell and 75 Hwy is still standing... The rendering up above seems to show the corner the current buildings are on.

[R1070]

Hopefully this gets build and kills the Sam's Club, suburban fast food parcels that were proposed. That large area could be an amazing mixed use project.

[Kelley USA]

Well for what it's worth, it looks like the photos and site plan is dated 4-17-17. So it is recent!

[Tucy]

I don't see the old ACS building in there. I would have expected them to renovate that building rather than take it down.

https://www.youtube.com/watch?v=ZlyBrvWeDc0

Yes, that building was torn down but the rest of the complex right at the intersection of Haskell and 75 Hwy is still standing... The rendering up above seems to show the corner the current buildings are on.

Exactly right. The plans appear to be for the parcel adjacent to the Trammel Crow/Sam's parcel, and immediately at the Haskell/75 intersection.

[Matt777]

Eataly would be great but the street-level plans for this development suck. Completely auto oriented and no connection to the Cityplace developments or surrounding neighborhood, pathetic sidewalks too. It would not be hard to tweak this though, and make it have a more pedestrian friendly and a more attractive street level presence. The very vocal neighborhood that defeated TC and Sam's should work with the developer on this issue. I'm sure they know more about this plan than we do at this point.

[tamtagon]

Eataly would be great but the street-level plans for this development suck. Completely auto oriented and no connection to the Cityplace developments or surrounding neighborhood, pathetic sidewalks too. It would not be hard to tweak this though, and make it have a more pedestrian friendly and a more attractive street level presence. The very vocal neighborhood that defeated TC and Sam's should work with the developer on this issue. I'm sure they know more about this plan than we do at this point.

...and there is an existing shaft to the subway station. This property should not be developed without finishing the train station.

[petecambell]

Just for the record, I spoke with someone in Eataly Corporate development and they said below.

"While we are always looking for opportunities to open new Eatalys around the country and the world, we don’t currently have plans to open in Dallas at this time or in the foreseeable future. If there have been rumors, no one has talked to us about it. However, We’re flattered that you’d like to see an Eataly location in your area"

[R1070]

Didn't H&M, Trader Joe's and In-N-Out have similar responses to inquiries back in the day?

[Kelley USA]

It would be odd and sort of bold for the developer to just randomly have drawings done with the name Eataly prominently displayed... But you're right, In-N-Out basically played the same game until someone on this board came across an agenda item for the Garland City Council which specifically had them listed. So who knows!

[citygeek]

Me

[Tucy]

It would be odd and sort of bold for the developer to just randomly have drawings done with the name Eataly prominently displayed... But you're right, In-N-Out basically played the same game until someone on this board came across an agenda item for the Garland City Council which specifically had them listed. So who knows!

Not odd at all. Developers do that all the time.

[Dmkflyer]

Wasn't sure exactly where to put this, but the Tower at Cityplace has continued with its renovation and has finally replaced the lighting on the outside of the building with LED lighting. No more eighties style light bulbs.

Last night was the first night they were all on. They were white, but I'm assuming they have the ability to change colors.

[Cbdallas]

If only they would build out the midrise apartments and retail around the open base of Cityplace tower they had planned a few years back. East of 75 just can't seem to catch the density that is happening to the west.

[DPatel304]

If only they would build out the midrise apartments and retail around the open base of Cityplace tower they had planned a few years back. East of 75 just can't seem to catch the density that is happening to the west.

Yeah, I don't get the hold up. There is even a DART station which makes walking across 75 pretty feasible, which can't be said for a lot of the other highways. Not to mention even without the connectivity to Uptown, there is already a lot going on on the East Side to attract people.

[Hannibal Lecter]

....there is already a lot going on on the East Side to attract people.

What's funny is that I don't see anything of interest on the west side. I'm on the east side frequently at Target, Kroger and Whataburger. But the last place I recall visiting on the west side was some second-rate sushi place with a girlfriend I haven't seen in 5+ years.

Maybe it's because I'm in Deep Ellum and have superior alternatives in walking distance. But I can't think of anything in that area that's worth the five minute drive.

[Matt777]

Wasn't sure exactly where to put this, but the Tower at Cityplace has continued with its renovation and has finally replaced the lighting on the outside of the building with LED lighting. No more eighties style light bulbs.

Last night was the first night they were all on. They were white, but I'm assuming they have the ability to change colors.

How does it look? I was very fond of the eighties style lighting on the tower, as it matches the 80's postmodern/art deco architecture intended for the building. I also like the globe lights around the base of the tower, although they could use repair. Not every building has to have the generic 2010's LED look. I especially loved the way the old lights looked from certain vantage points near Turtle Creek/Avondale area. It looked majestic. Here are some photos of the old lighting from the web:

[Dmkflyer]

I thought the new lighting looked great. It isn't one continuous line like on BoA, the LED strips are spaced a bit. They weren't on tonight when I drove by, so I'm guessing testing them has just started.

[ebird]

One of the most significant development sites near Dallas' Uptown neighborhood has been sold to a local developer and investor who plans to build a mixed-use project.
The more than 10-acre Xerox property at the northeast corner of North Central Expressway and Haskell Avenue just north of downtown has been purchased by Dallas-based De La Vega Development, deed records confirm.
The new owner — which has retail and mixed-use properties in a half-dozen states — is working on designs for a retail, restaurant, hotel, office and residential complex on the property, which is adjacent to the Cityplace development.

https://www.dallasnews.com/business/real-estate/2017/06/15/huge-mixed-use-project-planned-uptowns-door-old-xerox-site

[cowboyeagle05]

Let's hope they can get their development off the ground. It will only make Trammell Crow look worse if this guy can get his mixed-use plans off the construction documents and under way. One of Trammell Crows biggest arguments was that mixed-use just wasn't going to work here that the market didn't welcome that potential...

[Thymant]

New LED lighting


By Me

[Tnexster]

It looks bright

[NdoorTX]

the new lighting looks good. now the owner/developer needs to deliver on the long awaited and the ever redesigned residential component. this area is primed and ready for that. in addition, the property manager needs to maintain the whole development better than it has been. the landscaping is suffering, the allee of trees are dying and not being replaced/pruned and the curbs and light post look tired and in need of maintenance. maybe they need to sell it off to someone who can actually pull off the project.

[R1070]

The new lighting is beautiful in person.

[flyswatter]

Not the best quality photo, but here's another view of the Cityplace Tower lights:

[Tnexster]

Looks very clean, can't wait to see it.

[willyk]

Plano is connecting Legacy West to Legacy Town Center by turning a Texas U-Turn lane over the Tollroad into an appealing pedestrian crossing. That would be a good thing to do here. The City would recoup the investment from the increase in property values on both sides of 75, plus all of the new investment that would come on the east side-- the ACS site and around the Cityplace tower.