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Oaklawn: 2929 Oak Lawn

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NdoorTX
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Oaklawn: 2929 Oak Lawn

Postby NdoorTX » 04 Apr 2018 22:36

this is a sweet little gem I came across on Candy's Dirt. It would be a GREAT improvement over what's there. I'm hoping this is closer to reality than concept.

https://candysdirt.com/2018/04/04/oak-l ... er-mother/

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It would replace the Office Depot on Oak Lawn, next to the Melrose Hotel.

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Matt777
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Re: Oaklawn: 2929 Oak Lawn

Postby Matt777 » 04 Apr 2018 23:08

This is lovely, great scale and attractive design. Developments like this should be lining Oak Lawn Avenue. But instead, the Oak Lawn Committee is helping line it with one story liquor stores (total wine) and drive thru Starbucks (congress and Oak Lawn) along with massive surface parking lots. All with the help of paid minion Angela Hunt. Sigh.

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tamtagon
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Re: Oaklawn: 2929 Oak Lawn

Postby tamtagon » 05 Apr 2018 08:47

I don't know why that The Melrose doesn't go for gay vacation urban resort deal with a residential tower, but whatever about that.

Good to see the neighborhood conversion is steady and progressive.

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Dallas_Uptown
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Re: Oaklawn: 2929 Oak Lawn

Postby Dallas_Uptown » 05 Apr 2018 09:42

Agreed...great scale and certainly an improvement over what's there!

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eburress
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Re: Oaklawn: 2929 Oak Lawn

Postby eburress » 05 Apr 2018 09:42

Man, that's PRETTY, and I completely agree about the Melrose. I think it'd be a perfect anchor for that side of the gayborhood!

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ContriveDallasite
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Re: Oaklawn: 2929 Oak Lawn

Postby ContriveDallasite » 05 Apr 2018 09:43

Perfect scale, street level retail no 5 story parking podium. Place 15 more of these in and around Oak Lawn / Uptown and we have the workings of a real urban city. :)

cowboyeagle05
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Re: Oaklawn: 2929 Oak Lawn

Postby cowboyeagle05 » 05 Apr 2018 09:50

The OLC does not make development they simply provide an opinion on what is proposed. They have serious limits to what they can fight developers on so let's stop blaming them if Total Wine which has not even gotten approval for construction let alone its design or Starbucks which has not even put up a fence for demolition and could possibly never be built.

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Matt777
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Re: Oaklawn: 2929 Oak Lawn

Postby Matt777 » 05 Apr 2018 10:09

cowboyeagle05 wrote:The OLC does not make development they simply provide an opinion on what is proposed. They have serious limits to what they can fight developers on so let's stop blaming them if Total Wine which has not even gotten approval for construction let alone its design or Starbucks which has not even put up a fence for demolition and could possibly never be built.


Not totally accurate. They vote and provide guidance on zoning changes for the neighborhood, and whatever they decide is typically accepted and approved/denied by the City Plan Commission. They are much more powerful than people think, and they have been failing the neighborhood lately including approving a $20 million payday for Angela Hunt and her developer buddies for no apparent reason whatsoever. It had nearly 100% DISAPPROVAL from the neighborhood OLC members, but the board passed it anyway (how much of the payday do they get?). Even the OLC President Brenda Marks said, “Unfortunately it pains me to say the OLC got this one wrong. Had I been in town, I would have voted ‘no’ to the Lincoln deal.” Angela Hunt was also a paid representative for the zoning change needed to tear down 2 mixed use buildings (retail and residential mix) at Congress and Oak Lawn to build a suburban drive thru Starbucks. Keep in mind that NONE of these terrible examples of development meet zoning and require changes and exceptions, therefore we DO NOT as a city need to keep approving them. But, there's money being exchanged behind closed doors so the deals happen and the changes are approved. Not cool with me, personally.

The strip center that will be replaced by Total Wine has seen much better days but it least it is filled with locally owned businesses. It should be replaced eventually, but not for a development that takes the neighborhood backwards and for a national chain at that. Same story with the mixed use buildings being demolished for Starbucks drive thru and parking lot.

lakewoodhobo
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Re: Oaklawn: 2929 Oak Lawn

Postby lakewoodhobo » 05 Apr 2018 10:27

Remember when Trader Joe's was interested in opening on this site? I wonder if their growth plans hit a snag but they would be perfect for West Dallas.

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The_Overdog
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Re: Oaklawn: 2929 Oak Lawn

Postby The_Overdog » 05 Apr 2018 10:27

It had nearly 100% DISAPPROVAL from the neighborhood OLC members, but the board passed it anyway (how much of the payday do they get?).

Wah wah wah. They didn't like that project for NIMBY suburbia issues - but they ain't in suburbia, they are just a few blocks from downtown. If that's an example of one the OLC got wrong, the Committee is useless and should be dissolved.

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Matt777
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Re: Oaklawn: 2929 Oak Lawn

Postby Matt777 » 05 Apr 2018 10:56

The_Overdog wrote:
It had nearly 100% DISAPPROVAL from the neighborhood OLC members, but the board passed it anyway (how much of the payday do they get?).

Wah wah wah. They didn't like that project for NIMBY suburbia issues - but they ain't in suburbia, they are just a few blocks from downtown. If that's an example of one the OLC got wrong, the Committee is useless and should be dissolved.


You're okay with giving away $20 million of taxpayer's money earmarked for helping spur development in areas that need it, to pay a developer for the privilege of developing a luxury apartment community in the most in-demand area of Dallas? People were against it for a multitude of reasons. Using the zoning rules is a way to have a clear reason to stop it. It wasn't just NIMBYism on this one. Using the density and height limitations was a way for all the people opposing this project to come together to stop the insanity. Insanity won. Because of good ol' fashion Dallas backroom $ exchangin'.

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tamtagon
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Re: Oaklawn: 2929 Oak Lawn

Postby tamtagon » 05 Apr 2018 11:38

Is 2929 Oak Lawn asking for money, too?!?! I know there's the one on between Katy Trail and Carslile(?) asking for money, which is pretty ridiculous.

The request for substantial financial municipal participation in all of these developments is appropriate, without question, and that participation is pedestrian infrastructure improvements. Every single developer in this game benefits from better pedestrian mobility, and the city is falling further behind. Oak Lawn Avenue should be a pedestrian paradise.

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Cbdallas
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Re: Oaklawn: 2929 Oak Lawn

Postby Cbdallas » 05 Apr 2018 11:39

I would love to see Oak Lawn and Lemmon Ave. be lined with these type of developments and would not mind some of them to be real towers. The entire Oak Lawn area can and should be much denser than it currently is so it can merge into the taller urban part growing our way.

NdoorTX wrote:this is a sweet little gem I came across on Candy's Dirt. It would be a GREAT improvement over what's there. I'm hoping this is closer to reality than concept.

https://candysdirt.com/2018/04/04/oak-l ... er-mother/

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It would replace the Office Depot on Oak Lawn, next to the Melrose Hotel.

cowboyeagle05
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Re: Oaklawn: 2929 Oak Lawn

Postby cowboyeagle05 » 05 Apr 2018 12:28

^Well, don't tell that to residents on the south side of Oak Lawn they are against anything that seems to creep upwards. On this northern side, a lot of affordable housing is being removed because of the Old Parkland effect/Parkland rebuild. I will say though there was a lot of derelict apartments between Oak Lawn and Wycliff Tollway and Lemmon. Ownership in this area charged great rates compared with Uptown but rarely took good care of their properties. Since then a large number of properties have begun to be renovated under new owners so they can get those higher prices but without the amenity cost. So its had its positives and negatives depending on who you are.

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The_Overdog
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Re: Oaklawn: 2929 Oak Lawn

Postby The_Overdog » 05 Apr 2018 15:19

The request for substantial financial municipal participation in all of these developments is appropriate, without question, and that participation is pedestrian infrastructure improvements


Most of the financial asks for these places is for infrastructure (sewer and water upgrades that are long past due, repairing sidewalks, burying various infrastructure) that is shared over the entire neighborhood and beyond, with the private developer building what should be the city's responsibility and asking for some reimbursement. I've not looked into that aspect of this particular building so maybe they are asking for tons of cash and the city gets nothing in return, but if so that's actually rare.

Of course the city can play hardball and say no, but that's either going to limit development (raising prices everywhere-which leads to more true luxury buildings) or raise prices on individual buildings, which kind of flies in the face of the 'we care about the lower income people?' story.


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