slfunk

Fellowship Church buys building in Arts District

Christine Perez

Staff Writer

http://www.bizjournals.com/dallas/stories/...ewscolumn4.html

"Condo developers are doing their part to find new uses for vacant office space in downtown Dallas. Now a booming Grapevine mega-church is doing the same. "

"Fellowship Church has snapped up a 44,300-square-foot office building on 2.1 acres in the Arts District for its new urban campus. The church paid Levco Enterprises $4.3 million for the property at 2809 Ross Ave., near Boll Street on the eastern edge of downtown Dallas. "

"The new satellite location will seat 1,300 and include 20,000 square feet of children's programming space, a bookstore and coffee shop with street access.... "

"With attendance topping 20,000 in Grapevine, the church made a decision last year to expand into other parts of the Metroplex. It opened a 110,000-square-foot campus in Plano in January, as well as a temporary location at North Dallas High School in Uptown. In March, it opened a third satellite at Alliance in Fort Worth...."

Cotton Bowl proposal unveiled

12:22 PM CST on Monday, December 5, 2005

By DAVE LEVINTHAL / The Dallas Morning News

http://www.dallasnews.com/sharedcontent/dw...onbowl.4358e286.

"....The nearly $50 million project would increase the 75-year-old facility's capacity to 92,107 seats and call for the construction of new premium seating areas, restrooms, concession stands, a scoreboard and video board and sound system, according to the 34-page proposal document."

"..The second phase would be funded through a city bond program and include the creation of new media and VIP facilities. The city would also replace Cotton Bowl's current seats, add new lighting and upgrade utilities. "

"An expanded upper deck wrapping around the Cotton Bowl's end zones would constitute the additional seating, the proposal indicates. "

Plans for Cityplace towers take shape

20-story buildings at golf center site will have residential and retail space

http://www.dallasnews.com/sharedcontent/dw...n2.339080c.html

12:00 AM CDT on Friday, October 28, 2005

By STEVE BROWN / The Dallas Morning News

"Developers have unveiled architectural plans for two residential towers in Dallas' Cityplace project."

"Fairfield Residential LLC and Cityplace Co. will build a 20-story building at McKinney Avenue and Blackburn Street, across the street from the popular West Village complex."

"WDG Habib Architecture designed the masonry, metal and glass tower, which will have retail space on the lower floors."

"Next door, between Cityplace West Boulevard and Blackburn, Trammell Crow Residential and Cityplace Co. will build another 20-story condominium building with retail and office space. That tower is designed by Good, Fulton & Farrell Inc."

"Plans for the buildings were unveiled Thursday night at a closing party for the Hank Haney Golf Center at Cityplace. "

"The popular Uptown driving range and practice facility is shutting down to make way for the developments. Cityplace Co. owns the land under the practice facility."

Tower on way up at Victory

Residential high-rise is planned for '07, will have 252 apartments

12:00 AM CDT on Tuesday, October 25, 2005

By STEVE BROWN / The Dallas Morning News

http://www.dallasnews.com/sharedcontent/dw...n2.20b9f05.html

"..Work is under way on the next tower at Victory, and developers hope to have the residential high-rise ready by the spring of 2007."

"Called Cirque, the 28-story tower is being developed by Houston-based Hanover Co. Hanover also built the Ashford apartment tower across the street from the Crescent."

"... The building was designed by architects Gromatzky Dupree & Associates...."

"..The building is located just east of American Airlines Center at 2500 N. Houston St."

"...Cirque will have 252 apartments averaging 1,200 square feet. Rents in the building will average about $2,500 a month...."

"..On the seventh floor, the building will have an "aqua lounge," and a fitness center, tennis court and resort-style pool..."

"...There will be 10,000 square feet of retail space on the ground floor."

"..Cirque is the fifth residential building under construction at Victory..."

From late August...

WHATS NEW DOWNTOWN

Alice Murray

President

Central Dallas Association and Downtown Improvement District

" Everywhere you turn, Downtown Dallas is making news with announcements like its first grocery store to open in July, the donation of a full city block of buildings by Atmos Energy, the planning of the Woodall Rodgers deck-over project, 7-Eleven

Is Victory and AA Center included in downtown's numbers? It sure sounds like it from that article.

Formerly it does not, and the count is only of whats open. The Dallas Comprehensive plan and Urban Land Institute talk about 10,000 residents in the CBD not including Victory. The number of 2,200 residents currently downtown represents CBD only. Last fall at a lecture series (sponsored by City of Dallas) with the planner who helped plan Portland, announced a goal of 10,000 residents for what Dallas should be concentrating on for a critical mass. I don't think the lecturer was Peter Calthorpe, but some connection to him. TThey are hoping to achive this by 2015, if I remember correclty. The media fuzzes things up. But the article is addresses what they are hoping will happen to the West End as an effect of what is being built adjacent to it in Victory.

Lofty plan for West End site

Taking cues from downtown successes, developer plans apartments, shops

http://www.dallasnews.com/sharedcontent/dw...2.22183bec.html

12:00 AM CDT on Saturday, October 1, 2005

By SUZANNE MARTA / The Dallas Morning News

"Spurred by growing demand for urban living and the buzz surrounding the ritzy Victory development, developers plan to convert a long-vacant West End building into loft apartments....."

DARNELL RENEE/Special Contributor

"The Purse Building was constructed in 1905 as a regional warehouse for farm equipment. The historic six-story Purse Building, at 601 Elm St., is slated to house up to 70 residential units, plus some ground-level retail space, said Le Sare Carter, a partner with developer Barker-Nichols LLC.

Ms. Carter said the firm was encouraged by its early success with the Interurban Building at 1500 Jackson St., a downtown high-rise with 134 apartments, and the upscale Urban Market grocery store and eatery."

"...."Residential leasing is very strong downtown, and Victory will bring in a lot more people," she said.

The project reflects renewed interest in the West End, just as Hillwood's nearby $3 billion Victory development becomes more of a reality...."

"...Already, the shell of the W hotel and condominium complex towers over the project, and luxury retailers and high-end restaurants are on the way...."

"....Demand has been strong throughout downtown Dallas, where the center city's 2,200 for-lease units are more than 90 percent leased, said Kourtny Garrett, director of marketing for the Central Dallas Association...."

A couple more. The Hunt tower near the Arts District is looking like it will be breaking ground real soon. They have marked off a grid around the site and believe they will start demo soon.

If you want to look at Lincoln properties future new tower across from the Ritz go to www.2000mckinney.com

Cirque (formerly the Icon) in Victory has broken ground, they are drilling the piers as we speak. They have just raised the crane on another building infront of the AAC. This is to the pair of building with the enormous LED screens around the plaza.

We do have an announcement on the Madrian Hotel. Unofficial, but think this will become official. Victory is not taking announcements lightly with their project. Also you may be interested that Madrian is entering into Texas in both the Houston market and Dallas market.

Starck is about to break ground. If you want to see more on Victory(majority of activity in downtown right now) go to www.victorypark.com. Here you will find links to the W, Terrace, The House (Starck's). The thing with Victory is they are having a delivery time schedule for each one of its developments. Starck I believe is to be the transition between this current phase and the next phase in Victory.

Downtown-

- Old Red should begin replinshing its clock tower with the interior refurbish coming to an end.

- We have a new underground parking garages shaping up (a 6 story pit has been dug). This garage will be a new connection to the West End from JFK Memorial. The garage will be underneath with an ornate plaza/waterfountains on top.

On Main, we are waiting to see them start going vertical on a new residential tower that will attach to a building currently under renovation. Two different architects - so scheduling is an issue

Forest City and City of Dallas have come to a resolution on the Mercantile building and that will begin demolition either December or early next year.

First Calatrava Bridge Ground breaking is around December 15. I'll follow up as that draws closer.

A couple others.

Know of a new 20 story tower that will be going up at West Village. Not formerly announced at this time. But Hank Haney's Golf is closing in October at the corner of Blackburn and McKinney where the new tower will be. Believe WDG architects is designing the building for Gables.

Could not find the story on Globe St., but a developer outside of Dallas has moved in and bought property in Uptown at the corner of Fairmont and McKinney. Currently Oak Bank and a small walk-up strip center is there. This will be a new residential building with a height restriction of 240 ft.

Off of Cole Avenue heading from West Village towards downtown. Gables has bought two properties for future development. One has currently been raised from the landscape and they are in the beginning stages of excavation.

Another Cailfornia developer has snatched up an office building off of Katy Trail (low rise) and has announced plans of a highrise residential tower. Not much other than an announcement.

An article about the office leasing in the Arts District, but contains a blip about a new office building in Victory.

Steve Brown:

A 'turnaround' in the Arts District

http://www.dallasnews.com/sharedcontent/dw...2.18f69be7.html

The Hines Real Estate Investment Trust Inc. ....is also a partner with Victory's developers to build an 800,000-square-foot office tower complex near Stemmons Freeway and Continental Avenue. Hines, one of the country's largest commercial builders and property investors, is best known in Dallas for building the Galleria mall.

E-mail stevebrown@dallasnews.com

http://www.dallasnews.com/sharedcontent/dw...1.1df26242.html

Steve Brown:

Office leasing at Victory

"...............So far the Victory complex near downtown has focused on residential and retail.

But the developers are about to ramp up an office building program for the project.

Hillwood Capital said this week that it has hired Bill Brokaw as vice president in charge of office leasing at Victory.

Mr. Brokaw

http://www.dallasnews.com/sharedcontent/dw...1.1df26242.html

Steve Brown:

08:55 AM CDT on Friday, September 16, 2005

Uptown tower planned

".....................Lincoln Property Co. is finalizing plans for its Uptown office tower.

The 20-story, 445,000-square-foot building is set for the McKinney Avenue block between Olive and Harwood streets.

HKS Inc. designed the tower, which is supposed to open in early 2008.

The developer is quoting rents of $29.50 per square foot annually for the tower, which is to be built south of the new Ritz-Carlton Hotel..........."

Sorry my fault on the duplicate thread. Did not know this was related until just now.

Dallas Business Journal - 5:23 PM CDT Monday

Link: http://www.bizjournals.com/dallas/stories/...tml?jst=b_ln_hl

"Trammell Crow, The Morgan Group planning Houston development

Trammell Crow Co. and multifamily developer The Morgan Group Inc. are teaming up to build Houston's first "New Urbanism Lifestyle Center" that will allow residents of the development to live, shop and dine in a walkable urban environment.....The estimated $180 million mixed-use development will consist of 600 residential units and 400,000 square feet of retail space......"

"....The proposed site of the development houses the Houston Independent School District headquarters, which is selling the property to Trammell Crow and is using proceeds from the sale to build a new headquarters. The development site is within walking distance of Greenway Plaza. There will be a number of specialty stores, restaurants and a health club. The area also has access to Southwest Freeway, Loop 610 and the Westpark Toll Road -- all major arteries in Houston....."

"...."We're introducing a grand-scale retail/residential concept to Houston at a time when people are rethinking their commuter-driven lifestyles and how they can optimize their time and resources," said Matt Khourie, Trammell Crow's president of Development and Investments, Central U.S.

Construction is scheduled to begin in mid-2006.

International architectural firm M. Arthur Gensler Jr. & Associates Inc., based in San Francisco, has been selected as the project's master planning and design architect........."

Its just a few weeks before a couple more skycranes are added to that picture. The bases for the Ritz Carlton in front of the Crescent are in place. I would estimate another two sky cranes for the Azure will be in place in about 6wks. That will be to the left of the of the Ashton (Redish/Pink Brick with the top two floors in white stone) to the left of the Crescent.

Turtle Creek high-rise

http://www.dallasnews.com/sharedcontent/dw...l.1c8019ca.html

"Plans for a Turtle Creek high-rise project are moving ahead....Classic Residence by Hyatt has completed its purchase of a 5.85-acre development site on Turtle Creek at Bowen Street.....the development would have about 270 residences for independent living and an assisted living and skilled nursing care center. The building is scheduled to open in 2008...."

And boy-howdy, are they ugly!

Simmer down..... opinions or only subjective.... Not a fan of it, but hey better then what is there IMO.

Steve Brown:

High-rise plans generate high tension

10:01 PM CDT on Thursday, July 28, 2005

http://www.dallasnews.com/sharedcontent/dw...l.1c8019ca.html

"......That roar of the crowd you hear coming from around White Rock Lake isn't for another marathon or softball game......It's the sound of homeowners hollering about plans for a high-rise condo overlooking Dallas' favorite park....But a proposal by developers to erect a 25-story tower on a hill near Garland Road overlooking White Rock Lake is stirring up a hornet's nest...."

"Developers Mark Miller and Leon Backes want to build the high-rise in what has to be one of the best locations outside downtown. The tower would be on a high point on the east side of the lake and would overlook the park, the Dallas Arboretum and the nearby Little Forest Hills and Forest Hills neighborhoods.....and would be about five stories taller than the Crescent complex in Uptown...."

Oak Lawn area suits developer

Third project there is set to break ground

Christine Perez

Staff Writer

http://www.bizjournals.com/dallas/stories/.../25/story3.html

"......Carnahan's third condo project, Vallera, a Tuscan villa-style complex on Holland at Oak Lawn Avenue, will break ground in 30 days. Nine of the 27 units, which range in size from 1,300 square feet to more than 1,800 square feet and in price from $199,000 to $355,000, have already been sold....All are two-bedroom flats, some with an extra study. Standard features include bamboo and hardwood floors, stainless steel appliances, granite countertops and travertine floors.....Construction will wrap up in early September on The Sullivan, a 30-unit development at 4343 Gilbert Ave., where all but five units have been sold. They start at $185,000 and go up to $320,000 and range in size from 1,100 square feet to 1,600 square feet......"

"....."Oak Lawn is almost built out," he said. "Everything is boxed in by the highways; it has just been a matter of filling in the middle....."We really like the neighborhood and are going to try to stay as long as we can. They just don't grow 150-year-old trees anymore. But we're also starting to look to the east; it's where everything is going next, geographically."......"

Personally, I prefer Oaklawn. Just prettier (North of Lemmon) and feels a little cleaner. South of Lemmon (Where the bars are) is still going through a big transition. In 2-3 years, I really don't think it will be the same. I think Montrose is going through the same thing. Gentrification is happening because it is so close to downtown. The only negative I see in this appears to be that the neighborhoods lose their identities. Oaklawn and Montrose have way too much history to be lost to the tides of progress.

<{POST_SNAPBACK}>

Don't know if this has been posted before, I do know it is on the skyscraper forum under the Dallas thread for compiliations. There are several developments that are taking hold stretching from OakLawn to Knight Street (near Tom Thumb) and from Maple to Cedar Springs. This does not include what has already been built near Cedar Springs and the Tollway. It was just reported that some "uptown" style developments are about to break ground in Oak Lawn. One includes a parking garage with retail and 4 stories of apts on top. In the same development an adjacent building will be surrounding the parking garage and create an outdoor courtyard some 300 apartments. There is a second similar project breaking ground in the same area, as well as, another developer renovating old apartments into for scale condos (starting at $200,000). The projected rental rate is $1.25- 1.40 / sq ft. Of course that will be next to some former "All Bills Paid" apartments.

This one is a stone's throw from my apartment and across the street from where Gables is currently finishing out a 7 story apartment building.

Uptown center's lot sold

Quadrangle parking area destined to be apartments or condos

11:41 PM CDT on Tuesday, July 19, 2005

http://www.dallasnews.com/sharedcontent/dw...le.1ff67f0.html

By STEVE BROWN / The Dallas Morning News

"A parking lot at the Quadrangle in Uptown is set to become apartments or condominiums....Fairfield Residential, one of the companies building housing in the Victory project, has bought 2.5 acres of the Quadrangle complex.....With its location just a block off McKinney Avenue, the Quadrangle property is a likely candidate for mid-rise or high-rise apartments or condos...."We are planning to do a residential development there," said Fairfield Residential's Barry Howard. "Right now, we are working to decide what is most appropriate for the neighborhood....The developer will replace all of the parking now on the open lot....."

Designer Starck plans Victory condos

Frenchman says he'll bring 'global view' to 150-unit high-rise

12:19 AM CDT on Tuesday, June 28, 2005

http://www.dallasnews.com/sharedcontent/dw...y.5121dd9e.html

By STEVE BROWN / The Dallas Morning News

"The last time Philippe Starck made a splash in Dallas, he opened a nightclub during the go-go 1980s real estate boom....."

"RICHARD MICHAEL PRUITT/DMN

London developer John Hitchcox (left) and Philippe Starck plan to collaborate with a Boston architecture firm on a 26-story residential building at Victory called the House. So it's only fitting that the French designer is back to play a part in Dallas' current craze

2 office towers set for Victory

Galleria builder joins Hillwood to construct first work spaces

10:28 PM CDT on Tuesday, June 21, 2005

By STEVE BROWN / The Dallas Morning News

Link: http://www.dallasnews.com/sharedcontent/dw...y.31b9b7bb.html

"Houston developer Hines is teaming up with Ross Perot Jr.'s Hillwood development firm to build two office towers at Uptown's Victory project.

UNDER CONSTRUCTION

The 33-story W Dallas Victory Hotel & Residences with 144 condominiums, 251 hotel rooms and 42,500 square feet of retail space. To open in May....The Terrace, a seven-story, 95-unit condominium building with 24,000 square feet of retail space. To open in May. ...The Vista, a 125-unit apartment building with 25,000 square feet of retail space. To open in May....The buildings will be constructed near Continental Avenue and Stemmons Freeway, at the south end of the 75-acre Victory complex between the West End entertainment district and American Airlines Center....."

"....Hines built the Galleria Dallas mall and office high-rises all over the globe...."We hope it's no more than six months away from a groundbreaking," said Mr. Woods. "The first building will be 18 stories with retail on the ground floor."....."It is seeing firsthand the new development going on down there," Mr. Elliott said. "There are eight additional buildings coming on line in the next few years."..... Dallas architect BOKA Powell is designing the two-phase project. BOKA Powell has worked on other buildings proposed for Victory, including a 45-story office and condo tower to be built across the street from American Airlines Center....Almost $450 million in development is under way at Victory.........Next week, Victory's developers are scheduled to announce plans for yet another residential tower

Merc developer is enthusiastic

Dallas: Council to vote on brokering deal worth millions in subsidies

Link:

http://www.dallasnews.com/sharedcontent/dw...y.3181553b.html

08:44 PM CDT on Tuesday, June 21, 2005

By DAVE LEVINTHAL / The Dallas Morning News

"...It's a project as complicated as it is expensive.

But the man responsible for the redevelopment of Dallas' Mercantile Bank complex and several other vacant downtown office towers gushed with confidence that they'll soon be filled with apartments, condominiums and retail space.

"We're going to do a hell of a good job in Dallas," David Levey, Forest City's executive vice president, said Tuesday. "And our deeds will be as strong as our words.".... The total project may cost upward of a quarter-billion dollars.

Mr. Levey said that despite the project's complexity and a near breakdown in negotiations with city officials last month, "we're confident, and we're moving forward."...."

7-Eleven project has an artistic inspiration

Architects planning modern look for new headquarters building

Link to story with rendering:

http://www.dallasnews.com/sharedcontent/dw...n.2ce369cf.html

10:45 PM CDT on Monday, June 20, 2005

By STEVE BROWN / The Dallas Morning News

"Developer Billingsley Co. is giving a first look at 7-Eleven Inc.'s new headquarters in downtown Dallas......The One Arts Plaza tower will be built of unembellished concrete, steel and glass. Its 'front door' will be Flora Street. "We are working on construction details right now and plan to break ground in July," said Lucy Billingsley, whose firm is building the $100 million project at Flora and Routh streets...."

"...Along with the convenience store chain's offices, the 24-story One Arts Plaza tower will contain an additional 180,000 square feet of multitenant office space, plus 71 luxury condominiums on top...."

"....."We are surrounded by these buildings done by world-class architects on essentially unlimited budgets," he said.....Instead of expensive stone or elaborate metal panels, the One Arts Plaza exteriors will be constructed of unembellished concrete, steel and glass......The building's upper levels are accented by a large section of glass wall and balconies for the condominiums.....On the ground floor, two glass and steel wings facing a plaza will have retail space and help mask the parking garage......"

A city ordiance and zoning are two things that are different with a few similarities. Zoning is a way of preparing for development in the future. Looking at Dallas (only because I live here and work as an architect here) there are rules that have been set up by neighborhoods in cooperation with city government to regulate how things are developed. It is not a bad thing at all, if anything it promotes quality developments that build on context so that we do not have an industrail building producing lots of waste, truck noises etc. right next to a residential building. What we are experiencing here is a reniassance of sorts within the City of Dallas and some the inner suburbs. Meaning a lot of cities are revisiting those zoning laws, height restrictions, so forth to ensure that the city can continue to grow and now has become directed more towards urban development. And with areas zoned differently we are seeing more concentrated develoments as land for certain permitted issues gets swallowed up. The suburbs and cities know they are having to compete with one another here, while cities like Frisco are just in their infancy. In Dallas they are calling it the "New Comprehensive Plan." What they are doing is looking at the history of all the neighborhoods, what economic impacts could be, what areas need to remain single family housing, consulting with the Urban Land Institure and an internationally renowned urban planner out of Portland, visiting with neighborhood associations...etc. to what zoning needs to be put in place for the future. Now in Houston may be this done by city oridances. Which can be rather confussing especially after working on projects all around the country. Because in my vocabulary a city ordanice is something like "no smoking in restuarants" or "no fireworks on the forth of July" or "trash pick up on tuesday and Friday" etc. But each place is different in how they like to use words. What we are finding here is a lot of positives coming out of the zoning (of course there are some negatives), but it is something that can easily be changed or have variances put in placed by the applicant. There is separate planning and zoning commision in just about every city depending on its size.

Some of what we are seeing is zoning puts into to place a stability of a neighborhood for what it is and what it will be in the future. With all the residential towers going up in Dallas (as of Uptown, Downtown, Turtle Creek, and Victory) developers are keeping within the limits of what is allowed by the zoning of that area. Land prices tend to go up when the land zoned for that particular area becomes limited, and the newer projects that come online seem to be more and more creative because the developer is looking for ways to ensure its profitability and sustainability in that neighborhood. This can be attained through other measures, possibility by city ordiances, but I am little puzzled. Puzzled because zoning typically concentrates on the area while a city ordiance pertains to the whole city. Zoning also tells developers/builders what is allowed in particular area in so that court costs are limited. Court costs would come from going for a variance or the neighborhood gettin in a tif because the new project is not what has been traditionally built in that neighborhood causing people to want to stop it. With the proper zoning the varanices are very limited if the building type is allowed the case would never go for a variance or to court (ideally, I've had personal experience with this one in uptown).

Case in point. The Arts District here. Just a month or so ago the city of Dallas after months of talks just passed new zoning for the arts district. They have struck up a deal that limits surface parking to basically none allowed for new building. The parking garages must match the fascade of the building as far as materials and language, certain amount of setbacks as the building rises, the amount of landscaping required etc. etc. Unless you get into some over controlling cities like Santa Fe or one in CA zoning is not going to go as far as "you have to have arches, or your building has to be this color, or you have to use brick" that is typically left up to a developer's planned development or a controlling neighborhood association. I'm not saying it does not happen but it is far removed from being the norm. What has happened over the past year (and this was just written up in the Dallas Morning News) is that land prices have jumped from 40/sq ft to almost 100/sq ft in the surrounding areas of the Arts District because Uptown is almost completely built out and the demand is increasing more and more for urban residential. The place that is the most flexible is across the freeway in the CBD. I can kind of see how an ordiance could address this. But again oridances typically deal with city issues while zoning deals with development issues.

It is absoulutely possible that because something is zoned commericial a strip mall can be built. Zoning can, and in the Arts District, does say "no" to that type of development. We have project here in uptown across the street from the Crescent and diagonally from the new Ritz where the developer is building a surban type strip center. But to get the parking and meet the landscaping requirments they have had to build an underground parking garage. Also the developer is now scurring around trying to find a co-developer to build low-midrise condos on the remaining land probably to offset the taxes on that land since prices of land have more then doubled in the past few years in Uptown. Also, where as, a strip center can go up in 6-8 months this one is taking well over a year to build because they have had to look at a much more sustainable design. Where as most of the strip centers can and do have a life span tacked on before its demolished.

Yep, the building was originally a Holiday Inn, and the street was originally Calhoun.  My favorite was its last name, the Heaven on Earth Inn.  It was owned by some Maharishi.

<{POST_SNAPBACK}>

Well you never know. The old Hilton Hotel here in Dallas near SMU and across the street from Mockingbird Station (Central and Mockingbird) was ownedby some Maharishi until last year. The hotel was bought by a developer and is now being converted in Palomar Hotel and residents by a new developer. Prices starting at something like 350,000 up to a couple million for the condos. This is all being built on the idea of the transit mall at Mockingbird Station. So you never know.