Oak Cliff's Future Boom?

According to this release today, over $2 billion in development plans are in the works for Oak Cliff, just north and east of the Bishops Arts district, in striking distance of the Trinity River project.

Incap Unveils Full Scope of $2B Plan for Dallas
By Connie Gore

Incap's Vision
DALLAS-With 300 acres of entitled land now ready for development, Incap Fund is pulling the cloak of secrecy off its plan after two years of market speculation and limited details. The $2-billion build-out is a vision to reshape the landscape of Oak Cliff.

"We had a blank canvas for master planning," says Alan McDonald, managing director of Dallas-based Incap. "Now we're starting to take offers on this." Incap has divided the assemblage into four districts, investing $240 million into the land acquisitions, scraping roughly 2,000 apartments and prepping the dirt for resale, he tells GlobeSt.com.

Incap has nearly 100 acres of the ready-to-go mixed-use land under contract or under negotiation, with closings set to start in July. The dirt is bringing $30 per sf to $35 per sf, McDonald says.

Kessler Woods Plan
First out of the chute will be an 8.93-acre sale to Dallas-based Sky Modern Homes, which will develop 96 zero-lot line homes and row houses as the third phase for its Kessler Woods, according to McDonald. The developer is getting the sites of the Acorn Tree Apartments and Gulf Latin Church along West Davis Street.

In October, McDonald says Gus Woehr of Dallas will buy four acres for an 80-unit residential project. Woehr's site once held the Kings Highway Apartments in the city's oldest conservation district.

Closing in November will be 4.3 acres that once held the Chateau Crete Apartments along Stevens Forest Drive. McDonald says the development partnership is Beck/Holley, with Dallas-based Beck Group at the forefront of the deal.

Another 10.15 acres near Methodist Hospital will be sold in November to a national homebuilder. The hospital controls another 5.44 acres, also earmarked for development. McDonald says he can't release the homebuilder's name due to a confidentiality clause, but the build-out plan calls for 200 multifamily units, 200 senior housing apartments, 150,000 sf of medical office and 150,000 sf of retail.

A 4.9-acre site at 1836 W. Davis St., once Cliffwood Apartments, is being marketed to retail developers for $32 per sf. McDonald says the vision is to create another eclectic shopping district like Knox-Travis. Another 5.34-acre tract along Cedar Hill Drive also is being marketed.

The lion's share of Incap's land assemblage is earmarked for a sustainable mixed-use urban campus spanning 100 acres. Marketing begins next month. The Westmoreland urban campus tentatively calls for 200 single-family lots, 400 townhouses, 1,800 condos in mid-rise towers, 4,800 apartments, 450,000 sf of retail and possibly 30,000 sf of office space atop some street retail.

The urban campus is "the largest undeveloped tract in the inner city," McDonald says. And, he quickly points out that it's just 3.5 miles from Downtown and Uptown.

McDonald says Incap's tracts aren't contiguous like other massive redevelopments that he's undertaken in Dallas. "But, the unique part of these tracts is they are in the most fabulous neighborhoods in the city and the oldest ones in the city," he says. Many surrounding homes were built in the 1920s and 1930s. "They are little jewel boxes," he says. In the past five years, he says the various neighborhoods have transitioned from an aging population to the Gen Y age crowd, spawning eclectic emerging pockets like the Bishop Arts District.

Incap's land bank is situated within the 589-acre Davis Garden District Tax Increment Financing District. McDonald labels it a "new generation TIF" because it is so broad-based and focused on residential redevelopment, including affordable and seniors housing, unlike TIFs of Downtown and Uptown. Interstate 30 is Incap's northern boundary; Davis Street, southern; Methodist Hospital, eastern; and Pinnacle Park, western.

But for the veteran McDonald, the assemblage is another opportunity for him to reshape a Dallas neighborhood like he did with projects in Uptown and Knox-Travis.

Typical Site View
He says the second-story view from all the assembled tracts will be the city skyline, the Trinity River and the to-be-built Calatrava bridge trio. "That's the view corridor from every single site on the second floor," McDonald stresses, "and it's unobstructed because of the Trinity River's flow. The river is coming back with the Calatrava bridges and town lake plan and it connects to the original neighborhood that was the birth of Dallas."

BoConcept in Dallas?

BoConcept is known for "urban design", but unless you're traveling often to DC or NYC, you're out of the scene here in the Metroplex. There is a "studio" collection at By Design in Arlington, but the nearest Brand Store is down in Houston. Some design bloggers have been very pleased with the selection and the pricing (see Gradon, Michelle, Kevin, and Joel), but others see BoConcept as a somewhat modern-bland step up the quality ladder from IKEA and Target (see Maxwell). Like its close kin West Elm and Design within Reach, the company is on the rise. In 2005-2006, profits were up 19.6% to 951.1 million DKK ($173 million).

A global retail firm based in Denmark, BoConcept's first store opened in Paris in 1993. The company is currently in the midst of expanding the number of Brand Stores and Concept Studios in 43 countries from Denmark to Dubai. According to their company site and some press, the company's goal is to open 5-6 new studios and 2-3 new stores per month. In the past year, grand openings have been held in Boston, Philly, and 5 stores in NYC, most recently in Dumbo, and the growth of the brand this year is focused on the US, Spain, Germany, and Japan.

All of which brings me to this advertisement (apologies for the photo quality) from Metropolitan Home's most recent issue. Sure it's a nice modern chair. But the intriguing thing is the text at the bottom. "Dallas (coming Spring 2007)". An internet search couldn't get me any more details, but I'd love to find out where to be for the opening. North Park? Victory? Design District? Alpha Road? Anyone have an idea?


The catalog has some nice samplings, but it's all pretty until you give it a trial sitting. It seems that soon we'll get ours.

Trinity River Project Awards

It's not even all the way off the drawing board yet (although the timelines suggest that building on the Woodall Rogers and I-30 bridges will begin in the next eight weeks), and the funding of the tollway is one of the year's top contentious issues around town, but the Trinity River Corridor project has won an AIA award. One of ten 2007 Honor Awards for Regional and Urban Design was given for the Trinity River Project’s "Balanced Vision Plan" that guides development and appropriate land use along the Trinity Corridor. Elements of the plan proposal included "a large urban recreational park, a river with restored sinousity...a sensitively-designed road that runs concurrent against the downtown levell and affords park and city vistas...several hundred acres of community development along the Trinity River Corridor."

According to the Jury commendation,

“We were impressed by the vast scale of this proposal…They’ve taken a significant physical and environmental barrier and transformed it into a regionally scaled public domain that stitches together the surrounding urban areas and unifies the city…The design concept returns the river to its innately sinuous state and draws on the natural features of the terrain…Its emphasis on natural systems and sustainability addresses basic human needs.”

Other locales praised included Boston, Napa Valley, Milwaukee, New York City, Pittsburgh, and Vail. Let's hope that the project continues to head towards a reality.

Farewell Hard Rock....

...Hello CVS?

The 97-year-old structure that was originally the McKinney Avenue Baptist Church underwent so many structural changes in its evolution into that famous temple of Rock-n-Roll, the 4th Hard Rock Cafe in the USA, that it no longer represented the historic edifice, and therefore would not be considered for a landmark designation. Unfair Park has the full details on the 7-4 vote at the Landmark Commission meeting today against initiating the landmark designation process. Councilwoman Angela Hunt had led neighborhood efforts in favor of the historic designation.

What is to become of the parcel at a key corner of lower Uptown Dallas remains to be seen. Some rumors include a retail pharmacy, a bank, a condo/hotel development, or a small strip shopping center. Developer Bret Landes, who owns the property, said to a neighborhood meeting, "I just want to let you all know we will follow the same theme," Landes said. "The Hard Rock is a failed concept, but I assure you that whatever we put in its place will be something that you, as residents, will be proud of." Speculation on entertainment, restaurant, and retail uses abound, but it seems certain that whatever the property becomes, it will rise out of dust and rubble first.

In the mean time, we can hold our breaths waiting for Hard Rock to move down towards Victory in a new $150 million hotel-and-cafe configuration, and within a stone's throw of the House of Blues.

Lucy Billingsley on Developing Dallas

KERA Channel 13's CEO series will feature One Arts Plaza developer Lucy Billingsley this Friday night at 7:30pm (details). The Billingsley Company, founded in 1978, has led Dallas area development from the outskirts back towards downtown. The One Arts Plaza modern luxury midrise project has attracted numerous eyes as a foothold for art-savvy empty-nesters and new corporate work locations near the redeveloped Arts District. Mrs. Billingsley's role as Partner in charge of office developments and multi-family developments has put her in the forefront of these inroads. As she says, "We are hoping to create the living room for the Arts District." Should be interesting watching.

Modern Downtown Apartments

Two new apartment high-rise conversions are entering the downtown rental market featuring luxurious extras and conceirege services rather than the bare-bones urban loft aesthetic. With units from 700 square feet and monthly rents between $1250 and $9000, the buildings are laden with amenities that appeal to a discriminating crowd.

The 452-foot, 36-story Republic Bank Building at 300 North Ervay was built in 1954. The skyscraper, known for its signature spire, is the 21st tallest building in the city. It has been empty since 1995, but is nearing the completion of a $75 million renovation by the Gables corporation. The Republic Center plans to welcome its first occupants this January into 229 apartments and into newly-completed office and retail spaces. The building's features include a rooftop pool with coffee bar and sundeck, a business center and a fitness center. Individual units feature stainless appliances, granite counters, hardwood floors and custom cabinetry.

The Union Tower Complex at 1509 Pacific was built in two stages: the Fidelity Union Life 21-story building in 1949 and the 33-story Fidelity Union Tower in 1959. Hamilton Properties Corporation bought the property in 20o4, and began a $100 million conversion of the property into the Mosaic, a complex of over 400 apartments and 20,000 square feet of ground floor shop and restaurant space. "These are not warehouse-style lofts," developer Ted Hamilton told the Dallas Morning News. "The interior finishes our residents are getting are more sophisticated. We've been able to prove that luxury projects work in downtown." Planned features at the Mosaic create a sense of "ultra-urban" luxury: a 120-foot zero-edge pool, and outdoor dive-in movie theater, wireless internet access, a poker/cigar room, and an 8th-floor dog park. Complimentary membership at Pulse, a "hip" fitness center, is included.

Additional details were provided this past January on the occasion of the groundbreaking and also in the Dallas News today. More projects are being tracked at downtowndallas.org.

Leonard Street SkyLofts

Development in Downtown Dallas continues with the revelation of a new highrise residential addtion atop an existing 13-story parking garage. Bisno Development will create Sky Lofts at 717 Leonard Street. The project plans for approximately 202 condominiums (161,460 square feet of residential space) within less than half a mile of the Westin City Center and the Arts District construction including One Arts Plaza. The developers are investing over $43 million in the project, which is slated for completion by 2010. 10% of the residential units will be set aside as affordable or else the developers may opt to transfer the obligation at a cost of $20,000 per set-aside unit.

The architect is Steven Ehrlich, based in California.

Renovated Modern: Lake Cliff Tower

The twelve-story Lake Cliff Tower at the corner of Zang and Colorado has undergone a momentous renovation. The 1930s-era landmark has evolved from glamourous hotel to apartments to old folks' home to hip loft condominium. Sitting atop the Zang Boulevard hill and just down the street from the Trinity Townhomes project I blogged about earlier, the 60 units--one or two bedrooms, ranging in price from $189K to $600K-- command spectacular views of downtown and of surrounding Oak Cliff parks. The first units are starting to close after over 18 months of construction, which was strewn with challenges. "It has been a very long and arduous process to preserve the exterior and renovate the interior," developer Stephen Everbach told the Dallas Morning News. "It's taken a little longer than anticipated. The complexities of dealing with a structure that is 75 years old are endless, and so are all the surprises one uncovers when renovating a building like this." A mixed-use development is slated to be built across Zang from the building and will house a fitness center among other businesses.

A recent Cliff Dweller article shares a sneak-peek at the new project and its inhabitants. The project aimed to "marry luxury, history, and style" by embracing the classic design of the building and melding in the open, clean lines of concrete floors, stainless appliances, and exposed beam ceilings. The Dallas Morning News featured the property and highlights celebrity occupants like former Dallas Cowboy Jethro Pugh, who appreciated the unique surroundings. "I decided to buy it because of the Trinity River and the trees and everything around there."

"There's been a lot of excitement, and now that it's about to open, we expect even more interest," selling agent Keith Cox to the DMN. "Obviously, we're not for everybody. But for those people who want loft living, this is much more affordable than some of the new construction going up in Uptown or Oak Lawn. And nobody can beat our views."

North Oak Cliff: Trinity Townhomes

North Oak Cliff has seen an increase in modern design projects like Kessler Woods in the past few years. Several recently announced projects (lofts, townhomes, retail) are adding to the area's infill development along a path between Bishop Arts district and the Trinity River.

One of the first projects in the corridor of the Trinity River Project (see previous post) is Trinity Townhomes, sited along the Trinty's southern levee between the I-30 and I-35 bridges, within a mile of the Bishop Arts district and just down the hill from Lake Cliff Tower. The twenty-four "understated contemporary" three-story townhouses have a modern aesthetic that integrates natural elements and a variety of textural finishes. Views of downtown and the Trinity basin are a focus of all units; the townhouses along the levee have downtown views from all floors, the interior units from roof decks. The exterior incorporates numerous windows and skylights, cedar-finished garage doors, and metal and stucco siding. Inside, clean lines, soaring ceilings, and bamboo hardwoods tickle modern tastes.
The project, marketed exclusively by David Griffin, is already 70% sold. Prices range from $335K to $449K for remaining townhomes. The first units are scheduled to be completed within the next month, and Phase II will be ready in the spring.

Trinity River Development plans

The Trinity River Project has stirred up enough controversy--especially on the subjects of the riverside freeway and the expense of three Calatrava signature bridges--to occupy its own full-time blog. The aims of the $1.2 billion project include erection of the new bridge crossings at I-30, I-35 and Woodall Rodger Freeway, development of a combination of parks and wetlands in the basin, improved flood water management mechanisms, a nature center, hiking and biking trails, an equestrian center, and a new tollway. One of the anticipated benefits of the overhaul of the Trinity River basin is increased development on both sides of the levees. A special article in D Magazine last year outlined the significant expectations linked to the project.

"This project is a life-changing event for the City of Dallas," says Dallas City Councilman Ed Oakley, who chairs the Council's Trinity River Committee. "We're taking what is a drainage ditch that moves our storm water, our sanitary sewer, our electric, our gas, and making it into an amenity that improves our safety and connects us back to Oak Cliff and West Dallas. If you do it right, 20 years from today people will look back and say, 'Gosh, this really did change Dallas."'

Already Oak Cliff has seen the opening of the well-received Belmont Hotel, an influx of restaurants and new boutiques into the Bishop Arts district. New projects offering a mix of residential and commercial spaces have been announced near Methodist Hospital. Two of the first new wave developments are now nearing completion: the Lake Cliff Tower condominiums and the Trinity Townhomes. Both boast upscale modern aesthetics and are sited close to the action with downtown views to kill for.

Name-Brand Modern: Now or Over?

I'm all in favor of pushing the envelope, and in previous posts I've admired IKEA and Target for bringing modern design aesthetics to a wider population in a more approachable, less risky way. At the extreme of this, however, is the pre-packaging of acclaimed, agreed-upon tasteful designs into a plug-and-play "lifestyle" home. Buyers are attracted to the familiarity of a brand that they may have previously encountered in furniture, merchandise, pre-cooked gourmet meals, and fashion. But ready-made options are a convenience and not a personal expression. In the luxury market, it's becoming an increasingly expensive convenience. In the Vanity Fair Roundtable, A.A. Gill recently called New York's "high concept" condo developments marketed to the super rich antiseptically-clean "marvels of sterility". They are all haute design and no home, an "architectural catwalk" where a dwelling is as signature as someone's shoes, but it doesn't reveal their heart. Like home-style mashed potatoes in a plastic take-out tub, the comfort of these homes is encased in artificiality. The buildings generally involve large swaths of steel-supported glass, "bendy-glass-and-steel erections, with their tacky design features worn like second wives' engagement rings". I don't think Mr. Gill missed the double-meaning of the prestige that comes with occupying a signature project. Not to mention taking advantage of the building's life coach, personal training, and concierege services.

Previously intrigued with developing hotels, Ian Schrager developed plans for 40 Bond Street, where the style and theme are modern, modern, modern. 20 Pine Street The Collection (I don't kid, that's the full name) features Armani/Casa-styled interiors to provide "a couture concept in lifestyle living." What is lifestyle living? VF answers: a transitory fashion choice, a glass-fronted box where one stores one's "unexplored, unused life." Ian Schrager says, "Lifestyle is the way a person distinguishes himself or herself. It is the artistry of living....The home is the ultimate expression of lifestyle." Funny, I thought 'lifestyle' referred to sullen Goth chicks or those back-page Observer ads. Does this pre-designed lifestyle truly express the condo's occupant? Or is it just one more prop of a characatured "life"? For most folks, living creates the style, not vice-versa. While how I dress and where I live reveal something about me, how about judging me by my actions, not my sectional (even if it is a very sleek and modern art piece). Stylistic choices of expression, yes. Living a style, no thanks.

Starchitect projects are not unique to New York, either. In Dallas, there is an epidemic of high-style, luxury high rises afoot in Uptown, with Philippe Starck's House by Starck and Yoo in the Victory Project leading the name-brand cache. While the W residences, One Arts Plaza, the Azure, and the Ritz-Carlton are selling well, other planned projects (namely Maple Terraces) have been put on hold due to lack-luster sales. In New York some "starchitected" projects' offerings are moving slowly, say Newsweek and the Wall Street Journal, blaming the recent market downturn and the changing of the guard that accompanies the moving-target of of-the-moment taste and edginess. As constructions costs have risen, the investor market has shrunk, leaving luxury-quality projects to compete over fewer buyers. Don't get me started (yet) on Dallas' own Calatrava bridges.

Not to fear though, the image-seekers are still searching for the perfect statement. In the meantime, I'm going to stick with picking out stylish pieces that I like--with or without the pedigree or the price tag. And I intend on living first, and wearing Armani only if that's what's called for.

W Dallas and the Victory Project

Opened in August as the beachhead of the Victory Project surrounding the American Airlines Center, home to the fabled Ghost Bar and Craft restaurant, inaccessible except through a small valet stand....it's the W Dallas-Victory hotel. The hotel features the zen-inspired sleekness seen at other W locations. There is a 16th floor fitness center, featuring the Bliss Spa and an infinty-edge pool with skyline views. The W's numerous floors of condo residences are capped with a private helipad.

Once the Victory project is fully developed, the hotel will be in the thick of things: shopping, business, entertainment, sporting and restaurants. The hotel is part of a larger project by the Hillwood group which will feature several other office buildings, condominium and apartment tower developments--including the Starck + Yoo project, and the Mandarin Oriental hotel. A fly-through model of the entire neighborhood's development is available on You Tube. Although there are numerous concerns over the use of tax incentives to build such upscale development on a previous brownfield, the infill into Uptown is testament to the interest in more urban, modern living, closer to downtown.

The photo of the W's serene travertine staircase is from the Dallas Daily Photo blog, while the exterior shot is from the Dallas Metropolis web forums, where several contributors are tracking the progress of architecture Uptown and Downtown.

Mixed Use in the Design District

The Dallas Design District west of 35E near the American Airlines Arena and the Victory Center is getting more and more attention. First the influx of galleries, now lofts and more lofts. The largest project announced to date--from Trammell Crow--will begin construction early in 2007 on 240 rental lofts and 40,000 square feet of retail space at the corner of Hi Line Drive and Oaklawn Avenue. This is on top of the recent announcement that the company will redevelop the Maple Avenue site of the original Parkland Hospital into more mixed-use spaces including the new Trammell Crow headquarters.