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Henderson Avenue Corridor

DPatel304
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Re: Henderson Avenue Corridor

Postby DPatel304 » 12 Apr 2018 09:37

I'm very excited for this project, so it's good to see it's moving forward. Henderson seems to have a lot of great restaurants/bars, but the infrastructure is severely lacking. This will be a huge step in the right direction.

I45Tex
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Re: Henderson Avenue Corridor

Postby I45Tex » 07 Jun 2018 14:47

Yes, I'm encouraged by Masinter's investment in the neighborhood. It's not my neighborhood, but the NIMBYs who were overacting this drama (e.g. https://www.youtube.com/watch?v=iJp4THVsVe0 :o ) were the same ones who voted down a DART station there. Taxpayers may feel like they are naturally the owners of their neighborhood, and like all existing city infrastructure in that neighborhood exists purely to serve their current preferences, but that's a limited-admissions bubble that existing property taxes don't cover.

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exelone31
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Re: Henderson Avenue Corridor

Postby exelone31 » 07 Jun 2018 15:45

I45Tex wrote:Yes, I'm encouraged by Masinter's investment in the neighborhood. It's not my neighborhood, but the NIMBYs who were overacting this drama (e.g. https://www.youtube.com/watch?v=iJp4THVsVe0 :o ) were the same ones who voted down a DART station there. Taxpayers may feel like they are naturally the owners of their neighborhood, and like all existing city infrastructure in that neighborhood exists purely to serve their current preferences, but that's a limited-admissions bubble that existing property taxes don't cover.


Concerned Resident: "Traffic is traffic, man...We don't have flying cars"

Uber: "Hold my beer."

Fin

Seriously though, is traffic really the big concern here? I'd be curious how traffic patterns have changed with the road-slimming rebirth of lowest Greenville Avenue, which is pretty close by. It seems like those neighborhoods manage it fairly well (from my very outside view). If I were a resident, I'd definitely prefer places to shop and eat over a desolate forest of rebar and crabgrass.

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flyswatter
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Re: Henderson Avenue Corridor

Postby flyswatter » 07 Jun 2018 22:45

Gotta love the mentality of wanting to live close to/in the city but not want the city noise/traffic/life.

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Matt777
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Re: Henderson Avenue Corridor

Postby Matt777 » 26 Jul 2018 13:45

Does anyone know what is being built where the Eberhard used to be? I noticed that they demolished the building. I was surprised, because it seems like they spent a lot of money on the finish out of that space.

DPatel304
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Re: Henderson Avenue Corridor

Postby DPatel304 » 26 Jul 2018 13:49

Oh wow, that's surprising. Isn't Eberhard relatively newish (meaning the last year or so)?

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Matt777
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Re: Henderson Avenue Corridor

Postby Matt777 » 26 Jul 2018 14:16

DPatel304 wrote:Oh wow, that's surprising. Isn't Eberhard relatively newish (meaning the last year or so)?


I think it opened in 2015/2016. From the way the demolished it down to the foundation only, I think they might be rebuilding it rather than demolishing it altogether.

cowboyeagle05
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Re: Henderson Avenue Corridor

Postby cowboyeagle05 » 27 Jul 2018 08:14

https://www.guidelive.com/bars-and-cock ... ed-remodel

None of the owners were immediately available to comment on the circumstances of the closure and it's unclear whether it has been sold. But the building, which sported a 65-foot-long bar, and its adjacent parking lot are currently blocked off by a fence and undergoing a remodel, according to Dallas city records. A permit was issued in late-March approving the addition of a rooftop deck.
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R1070
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Re: Henderson Avenue Corridor

Postby R1070 » 30 Jul 2018 22:18

That whole end of the street is getting a huge face lift.

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Warrior2015
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Re: Henderson Avenue Corridor

Postby Warrior2015 » 31 Jul 2018 10:18

R1070 wrote:That whole end of the street is getting a huge face lift.

How so?

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R1070
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Re: Henderson Avenue Corridor

Postby R1070 » 31 Jul 2018 18:27

They are tearing down a lot of structures and do utility work.

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uptown74
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Re: Henderson Avenue Corridor

Postby uptown74 » 31 Jul 2018 21:22

maybe they will finally re-surface it

cowboyeagle05
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Re: Henderson Avenue Corridor

Postby cowboyeagle05 » 01 Aug 2018 09:13

I believe the roadwork will be done as part of the larger redevelopment approved on that stretch of roadway because the developer was trying to get city approval for a new roadway configuration as part of his larger project to add retail and office space along there.
“Growth for the sake of growth is the ideology of the cancer cell”

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Kelley USA
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Re: Henderson Avenue Corridor

Postby Kelley USA » 20 Aug 2018 11:44

Mesero on Henderson has closed over rent hike...

https://dallas.eater.com/2018/8/20/1775 ... nt-dispute

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Tivo_Kenevil
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Re: Henderson Avenue Corridor

Postby Tivo_Kenevil » 20 Aug 2018 11:55

lakewoodhobo wrote:This one was just approved.
Screen Shot 2018-04-11 at 2.42.57 PM.jpg

When's this getting started!?!

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Matt777
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Re: Henderson Avenue Corridor

Postby Matt777 » 20 Aug 2018 12:12

Kelley USA wrote:Mesero on Henderson has closed over rent hike...

https://dallas.eater.com/2018/8/20/1775 ... nt-dispute


That's unfortunate. That was a very nice location for this reliably delicious small chain. I think the Victory Park location should be opening up soon but a continued presence on the east side would be nice. Maybe Lakewood.

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Kelley USA
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Re: Henderson Avenue Corridor

Postby Kelley USA » 20 Aug 2018 12:55

It is surprising that they would jack the rent up, especially considering the number of concepts that have failed in this spot. Mesero seemed like the first since the days of Cuba Libre to make a bit of headway. It was my go-to date spot too!

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eburress
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Re: Henderson Avenue Corridor

Postby eburress » 20 Aug 2018 13:15

Kelley USA wrote:It is surprising that they would jack the rent up, especially considering the number of concepts that have failed in this spot. Mesero seemed like the first since the days of Cuba Libre to make a bit of headway. It was my go-to date spot too!


That's a bummer! That was my go-to TexMex spot and a seemingly perfect tenant for the former Cuba Libre space.

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CRE_Investor
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Re: Henderson Avenue Corridor

Postby CRE_Investor » 20 Aug 2018 20:32

That sucks, but I'm not sure I buy that they closed just because of a rent increase after all the recent litigation between Mico Rodriguez and the ownership group.

cowboyeagle05
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Re: Henderson Avenue Corridor

Postby cowboyeagle05 » 21 Aug 2018 08:13

Tenants like restaurants always publicly blame the property owner when they close down. Property owners usually don't get involved in a back and forth of why they closed unless its serious slanderous accusations. So the restaurant management gets to public blame something they didn't do on the business failure. Its very possible they had a contractual rent increase and Mesero wasn't busy enough to swallow that cost and be worth staying open.
“Growth for the sake of growth is the ideology of the cancer cell”

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princecy
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Re: Henderson Avenue Corridor

Postby princecy » 28 Aug 2018 20:14

cowboyeagle05 wrote:Tenants like restaurants always publicly blame the property owner when they close down. Property owners usually don't get involved in a back and forth of why they closed unless its serious slanderous accusations. So the restaurant management gets to public blame something they didn't do on the business failure. Its very possible they had a contractual rent increase and Mesero wasn't busy enough to swallow that cost and be worth staying open.


Rent hikes are due to increase property value taxes, increase in insurance premiums, and other increases that is out of the landlords hands. Someone with enough money will come along and put something at that location. Life goes on.

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Matt777
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Re: Henderson Avenue Corridor

Postby Matt777 » 28 Aug 2018 22:03

princecy wrote:
cowboyeagle05 wrote:Tenants like restaurants always publicly blame the property owner when they close down. Property owners usually don't get involved in a back and forth of why they closed unless its serious slanderous accusations. So the restaurant management gets to public blame something they didn't do on the business failure. Its very possible they had a contractual rent increase and Mesero wasn't busy enough to swallow that cost and be worth staying open.


Rent hikes are due to increase property value taxes, increase in insurance premiums, and other increases that is out of the landlords hands. Someone with enough money will come along and put something at that location. Life goes on.


It's not always that simple, but regardless, if I was starting a new business this location would not be my first choice because 1) so many business failed in this location and 2) as soon as one succeeded, the landlord responded by placing a massive hike on rent. I'd be apprehensive about leasing this space.

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NdoorTX
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Re: Henderson Avenue Corridor

Postby NdoorTX » 20 Oct 2018 11:51

This is taking over the old Timothy Olton/ mattress store sight.
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LongonBigD
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Re: Henderson Avenue Corridor

Postby LongonBigD » 25 Nov 2018 16:29

Matt777 wrote:
DPatel304 wrote:Oh wow, that's surprising. Isn't Eberhard relatively newish (meaning the last year or so)?


I think it opened in 2015/2016. From the way the demolished it down to the foundation only, I think they might be rebuilding it rather than demolishing it altogether.


This does look like a rebuild, but that is some serious steel framing for a two-story building. Cant be certain but it appears to have a new rooftop bar and maybe an outdoor stage area. Anybody have more info?
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dch526
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Re: Henderson Avenue Corridor

Postby dch526 » 03 Dec 2018 15:49

This can probably fit in multiple threads but I figure this is as good as any.

Took this flying out of DAL just after Thanksgiving
Image

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exelone31
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Re: Henderson Avenue Corridor

Postby exelone31 » 03 Dec 2018 16:47

^ Wow, great photo. It really puts the sudden density into perspective.

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Tivo_Kenevil
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Re: Henderson Avenue Corridor

Postby Tivo_Kenevil » 03 Dec 2018 19:52

lakewoodhobo wrote:This one was just approved.
Screen Shot 2018-04-11 at 2.42.57 PM.jpg

Any updates on this ?

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emmasensei
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Re: Henderson Avenue Corridor

Postby emmasensei » 08 Mar 2019 15:56

Exchanged emails with the gentlemen heading up the Complete Streets initiative and he shared the best possible news with me:

"Your email is quite timely as construction is scheduled to begin later this month, after the St. Patrick’s Day parade. I spoke to the project manager and construction is expected to take about a year, but it is possible the contractor may finish earlier. Of course, weather and other factors may come into play and impact the schedule."

HOORAY for Henderson Avenue! Better late than never.

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Matt777
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Re: Henderson Avenue Corridor

Postby Matt777 » 08 Mar 2019 18:46

I hope more complete street projects come to Dallas, but I also wish they could be completed quicker. One year seems like a lot to re-do a street and sidewalks. I know there's other utilities involved, but dang one year?

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emmasensei
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Re: Henderson Avenue Corridor

Postby emmasensei » 08 Mar 2019 19:30

While I haven't seen the finalized plans, I saw the drafts and it's pretty comprehensive. Lane narrowing, addition of parallel parking, trees planted as buffers, decorative pavement, bumpouts, streetlights, neighborhood entry signage and some more complex work closer to 75 to clear up the congestion caused by valet services and a general parking free-for-fall in front of businesses. No bike lanes, but I'll take what I can get.

How long did the street redo of Lowest Greenville take? I wasn't around for that.

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tanzoak
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Re: Henderson Avenue Corridor

Postby tanzoak » 10 Mar 2019 13:15

emmasensei wrote:While I haven't seen the finalized plans, I saw the drafts and it's pretty comprehensive. Lane narrowing, addition of parallel parking, trees planted as buffers, decorative pavement, bumpouts, streetlights, neighborhood entry signage and some more complex work closer to 75 to clear up the congestion caused by valet services and a general parking free-for-fall in front of businesses. No bike lanes, but I'll take what I can get.

How long did the street redo of Lowest Greenville take? I wasn't around for that.


Lol only in Dallas could a project that increases on-street parking and includes nothing for bikes or transit be called Complete Streets.

That's not to say this is a bad project. Narrowed travel lanes are good, and curb extensions are good. 11' drive lanes and curb extensions is safer than 10' drive lanes and 5' bike lanes, though they need to make sure that the curb radii are small, unlike the crappy/unsafe design on Greenville. They also need to put bulb-outs at all the bus stops, and move the Belmont stops to the far side of the intersection, neither of which were in the conceptual design.

The bike lanes need to go on Bennett, which even with curb extensions still has 36' of travelway. Narrow the drive lanes to 10' or 11', and you have room for 8' or 7' buffered bike lanes.

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emmasensei
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Re: Henderson Avenue Corridor

Postby emmasensei » 15 Mar 2019 10:08

Construction on the Complete Streets officially begins Monday the 18th. Phase 1 will be the portion closest to the Central Expressway, which is fantastic news for those of us (i.e., me) who would really, really like to have an easier time walking between Henderson and Knox. Phase 1 is expected to take 3 months, since they're also installing a new traffic signal at an intersection that's currently pretty dangerous for pedestrians, and the area contains a ton of utterly chaotic parking that needs to be straightened out.
Last edited by emmasensei on 15 Mar 2019 12:26, edited 1 time in total.

DPatel304
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Re: Henderson Avenue Corridor

Postby DPatel304 » 15 Mar 2019 10:21

Yes! Thanks for the update, so glad this one is kicking off so soon.

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eburress
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Re: Henderson Avenue Corridor

Postby eburress » 15 Mar 2019 14:23

Me too! I just bought a house in the area so I couldn't be happier about this...what a difference this will make!

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Tivo_Kenevil
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Re: Henderson Avenue Corridor

Postby Tivo_Kenevil » 15 Mar 2019 14:49

eburress wrote:Me too! I just bought a house in the area so I couldn't be happier about this...what a difference this will make!


So is it his part of the Manister open realty project?
http://www.dallasnews.com/business/real ... llas-strip

Does anyone know when this will kick. This is project needs to happen!

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eburress
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Re: Henderson Avenue Corridor

Postby eburress » 15 Mar 2019 14:57

Tivo_Kenevil wrote:
eburress wrote:Me too! I just bought a house in the area so I couldn't be happier about this...what a difference this will make!


So is it his part of the Manister open realty project?
http://www.dallasnews.com/business/real ... llas-strip

Does anyone know when this will kick. This is project needs to happen!


It's not part of it per se, but Open Realty Advisors and a few other private developers will be independently contributing to improvements happening to Henderson like sidewalks, pedestrian lighting, etc.

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emmasensei
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Re: Henderson Avenue Corridor

Postby emmasensei » 15 Mar 2019 16:47

Yes, Henderson Avenue will be reconstructed in a total of five phases, with Phase 1 taking the most time. As it creeps down the street, private developers will make contributions to improvements on the portion of the street directly in front of their parcels.

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Tivo_Kenevil
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Re: Henderson Avenue Corridor

Postby Tivo_Kenevil » 15 Mar 2019 17:50

emmasensei wrote:Yes, Henderson Avenue will be reconstructed in a total of five phases, with Phase 1 taking the most time. As it creeps down the street, private developers will make contributions to improvements on the portion of the street directly in front of their parcels.

So basically , there's no time table.

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emmasensei
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Re: Henderson Avenue Corridor

Postby emmasensei » 15 Mar 2019 18:06

I have no information on the buildings. I'm just relaying what I know about the street. *shrug*

itsjrd1964
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Re: Henderson Avenue Corridor

Postby itsjrd1964 » 15 Mar 2019 18:07

Which intersection is getting the new signal light?

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eburress
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Re: Henderson Avenue Corridor

Postby eburress » 15 Mar 2019 20:43

Tivo_Kenevil wrote:
emmasensei wrote:Yes, Henderson Avenue will be reconstructed in a total of five phases, with Phase 1 taking the most time. As it creeps down the street, private developers will make contributions to improvements on the portion of the street directly in front of their parcels.

So basically , there's no time table.


The work of the private developers is on a time table, just that of each of the various developments. ;)

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emmasensei
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Re: Henderson Avenue Corridor

Postby emmasensei » 17 Jun 2019 11:11

I was delighted by this article in D Magazine detailing the changes along Henderson Avenue--also contains some answers to questions I've had for a long time (i.e., what is that enormous two-story building under construction on Henderson?! Answer: Apparently, an Irish bar imported from Austin). I live a block off Henderson and it's been fun to watch the Complete Streets construction happening--the curb bumpouts are more aggressive than I imagined and should indeed slow traffic considerably. I'm also seeing a lot of new street art installations going up.

For those pessimists upthread, the end-date for construction cited in the article is February 2020.

Still patiently awaiting the large mixed-use development on Henderson's big vacant lot, though. Hasn't even broken ground yet.

https://www.dmagazine.com/frontburner/2 ... e/?ref=mpw

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Tivo_Kenevil
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Re: Henderson Avenue Corridor

Postby Tivo_Kenevil » 17 Jun 2019 12:22

emmasensei wrote:I was delighted by this article in D Magazine detailing the changes along Henderson Avenue--also contains some answers to questions I've had for a long time (i.e., what is that enormous two-story building under construction on Henderson?! Answer: Apparently, an Irish bar imported from Austin). I live a block off Henderson and it's been fun to watch the Complete Streets construction happening--the curb bumpouts are more aggressive than I imagined and should indeed slow traffic considerably. I'm also seeing a lot of new street art installations going up.

For those pessimists upthread, the end-date for construction cited in the article is February 2020.

Still patiently awaiting the large mixed-use development on Henderson's big vacant lot, though. Hasn't even broken ground yet.

https://www.dmagazine.com/frontburner/2 ... e/?ref=mpw


Has there been any update that has been sent to the neighborhood about the OpenRealty group mixed use project?

I still wanna see the master plan to the development. The early iteration was nice but I wanna see what has changed

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emmasensei
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Re: Henderson Avenue Corridor

Postby emmasensei » 17 Jun 2019 13:14

Not to my knowledge, unfortunately. I'm a member of the Cochran Heights Neighborhood Association and there has been no discussion. The only thing I know for certain is that they're funding the Henderson improvements directly in front of the parcel, so it would seem logical to assume that something big-ish is on the way to justify that particular investment.

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eburress
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Re: Henderson Avenue Corridor

Postby eburress » 17 Jun 2019 13:26

Thanks for the update, emmasensei. I was surprised to hear about the former Eberhard becoming an Irish pub; I could have sworn that started as an Eberhard remodel, extensive as it is but I wonder if they bit off more than they could chew and decided to unload the property - or perhaps it's just a rebrand.

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emmasensei
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Re: Henderson Avenue Corridor

Postby emmasensei » 17 Jun 2019 15:02

We were surprised too, especially since the old Eberhard sign is still in front of the site. The construction on that building is taking for-ev-er and it truly sticks out like a sore thumb because it's so much bigger than everything else. If I'd purchased one of the many new condos directly behind it, I'd be pretty grumpy right about now--that second floor looks like it'll be LOUD, and will blast straight into their living room windows. (Just another reason we chose to live next to the school instead--elementary school children typically don't party into the wee hours!)

Something else that's pretty new: there was an abandoned building between the Eberhard and Henderson Dental (my dentist--they're great, highly recommend) that started a ground-up renovation within just the last two weeks or so.

Generally, though, despite the announcement of a two-story bar, Henderson feels like it's growing up a little. Another bar on that stretch is constructing an outdoor beer garden and two others have announced that they now have food menus. The impression a bunch of residents have is that the late-night drunk crowds are no longer enough to pay the bills, and businesses need to be a little more 24-hours to match the changing dynamics of the neighborhood.

No complaints here about any of it.

DPatel304
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Re: Henderson Avenue Corridor

Postby DPatel304 » 17 Jul 2019 14:12

A Tropical Rooftop Paradise Brings Vibrant Drinks To Knox-Henderson
77 Degrees is set to debut its four-tiered rooftop layout at 2107 N Henderson Avenue in a 13,000-square-foot space. According to a press release, 77 Degrees is designed “to evoke rum-soaked evenings in the Caribbean or tequila-fueled nights at a coastal resort in Mexico.” To that end, designers have dreamt up resort-inspired furnishings like cabanas and swings that are done up in a neutral color palette with white accents and electric pops of color via the lighting.

https://dallas.eater.com/2019/7/16/2069 ... -henderson

This will be replacing Eberhard space on Henderson.

cowboyeagle05
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Re: Henderson Avenue Corridor

Postby cowboyeagle05 » 17 Jul 2019 14:16

Ah, a Texas chain with locations in Austin and Houston already.
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DPatel304
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Re: Henderson Avenue Corridor

Postby DPatel304 » 17 Jul 2019 14:41

cowboyeagle05 wrote:Ah, a Texas chain with locations in Austin and Houston already.


Yeah. I guess it makes business sense, but it's weird to me how alike the nightlife is in Dallas, Houston, and Austin these days.

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emmasensei
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Re: Henderson Avenue Corridor

Postby emmasensei » 17 Jul 2019 14:46

Okay, finally this is all making sense. The linked article explains that the building will host 77 Degrees on the second/third floors and the Irish bar on the first floor.


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