Dallas Fort Worth Urban Forum

Las Colinas/North Irving Development

User avatar
Kelley USA
Posts: 419
Joined: 27 Oct 2016 12:46

Re: Las Colinas/North Irving Development

Postby Kelley USA » 02 Apr 2019 10:31

ignition wrote:On the subject of Hops and Vines... I'd really like to know what's going on between the owner and the city. I've heard lots of hubbub in the craft beer community about how the owner has been trying to get up and running for ages BUT... I wonder how much of that is coming from the owner.

I used to love Las Colinas Beverages. It had a great selection and the owner was always pretty friendly. Then 2 years passed as he tried to "get licenses" and whatnot. I'm not exactly sure that takes 24 months.

The fact that he has a growler bar is awesome but he NEVER updates his listings on either his Facebook or other app pages. Honestly he kind of lost my business because of that. I really, really hope that place succeeds but he's somewhere stuck between trying to operate a bar and a bottle shop. He needs to just pick one option and go with it.


I can actually shed a little light on this... Within the City of Irving you can't just operate a bar without serving food. When Hops & Vines first applied for a certificate and liquor license it came with the understanding that at least 30% of sales had to come from food purchases. They even submitted a food menu to the City of Irving prior to getting the appropriate approval for the business. After a certain amount of time the owner stopped sending in his reports to the City which shows the percentage of food and liquor being sold. The City made numerous phone calls and sent numerous certified letters. They even did inspections and found that there wasn't even a kitchen in the back for preparing food. The city asked the owner several times to come down to City Hall and speak with them in good faith. The City was genuinely trying to help the guy out. Several times he didn't even show up after saying he would come down and talk to them. When he finally did show up he said he had no idea how to fill out the alcohol / food reports and then submitted a report which showed only 10% of sales were food (apparently he was buying / serving pizza from the Italian Café). So at the end of the day the City was left with no choice but to try and shut the business down. There was a pretty well documented report in one of the last Council Work Sessions...

User avatar
ignition
Posts: 13
Joined: 25 Oct 2017 14:30

Re: Las Colinas/North Irving Development

Postby ignition » 04 Apr 2019 12:59

Thanks Kelley! Honestly none of that surprises me... the owner does seem to legitimately like his customers and wants to succeed but he seems to shoot himself in the foot frequently. I guess the only silver lining is that Las Colinas now has a Whole Foods and Nosh & Bottle where I can go to buy decent beer. Hops & Vines obviously has a much better selection but I just can't see the owner put in the effort needed to continue operating.

User avatar
Kelley USA
Posts: 419
Joined: 27 Oct 2016 12:46

Re: Las Colinas/North Irving Development

Postby Kelley USA » 08 Apr 2019 12:01

Finally we're getting a coffee shop in the Urban Center... A place called Pax & Beneficia has signed a lease in Water Street in the space right next to Go Fish Poke. Don't know much about it. Only Pax coffee shop I could find is in Kerrville, TX. So might be the same owners. Great addition, especially considering I always thought a Starbucks or Dunkin would absolutely clean-up with an Urban Center location in LC.

User avatar
muncien
Posts: 853
Joined: 25 Oct 2016 08:46
Location: Cypress Waters

Re: Las Colinas/North Irving Development

Postby muncien » 17 Apr 2019 09:39

Reservoir, at the Toyota Music Factory had an INVITE ONLY party/opening last night. Place looks amazing. They did a much better job at integrating the interior with the exterior plaza area. There are TV's everywhere, and nearly every wall opens up to the outside. This place will be awesome for watching games.
Unfortunately, my multiple attempts to infiltrate were unsuccessful and I don't have any pics. But they did mention that they will be open to the public starting tonight. Not sure when their official 'grand opening' will be, and with weather being what it is tonight, I would probably hold off for another day.
"He doesn't know how to use the three seashells..."

User avatar
TNWE
Posts: 164
Joined: 03 May 2017 09:42

Re: Las Colinas/North Irving Development

Postby TNWE » 17 Apr 2019 10:58

Kelley USA wrote:Finally we're getting a coffee shop in the Urban Center... A place called Pax & Beneficia has signed a lease in Water Street in the space right next to Go Fish Poke. Don't know much about it. Only Pax coffee shop I could find is in Kerrville, TX. So might be the same owners. Great addition, especially considering I always thought a Starbucks or Dunkin would absolutely clean-up with an Urban Center location in LC.


There's a "sorta Starbucks" in the Urban Towers that is accessible by the people mover, but I totally agree that it's taken too long for a public-facing coffee shop in the Urban Center...

User avatar
ignition
Posts: 13
Joined: 25 Oct 2017 14:30

Re: Las Colinas/North Irving Development

Postby ignition » 25 Apr 2019 15:49

Looks like Hops & Vines is back open? I saw they took down their sign above the storefront but they put up a much small sign alongside Las Colinas Blvd. that says "Now Open!"

So... I guess it's back open?

User avatar
muncien
Posts: 853
Joined: 25 Oct 2016 08:46
Location: Cypress Waters

Re: Las Colinas/North Irving Development

Postby muncien » 26 Apr 2019 08:59

ignition wrote:Looks like Hops & Vines is back open? I saw they took down their sign above the storefront but they put up a much small sign alongside Las Colinas Blvd. that says "Now Open!"

So... I guess it's back open?


I saw that on Wednesday as well, but wasn't sure what to make of it. I haven't have a chance to stop by. Curious...
"He doesn't know how to use the three seashells..."

User avatar
foleymi1
Posts: 7
Joined: 16 Oct 2017 14:36

Re: Las Colinas/North Irving Development

Postby foleymi1 » 01 May 2019 10:46

I haven't been back to Hops & Vines since it closed either but looks like he updated his Untappd beer list on April 26th and people have been checking in beer there on the app pretty consistently since the 19th.

User avatar
Kelley USA
Posts: 419
Joined: 27 Oct 2016 12:46

Re: Las Colinas/North Irving Development

Postby Kelley USA » 07 May 2019 10:19

The application for rezoning came before P&Z last night for Mexican Sugar, so this one is moving along now. It's the spot right next to Whiskey Cake. Just to provide context for those that don't know, both concepts are owned by Frontburner along with Ida Claire, The Ranch, Haywire, Legacy Hall, Velvet Taco, The Keeper and Sixty Vines.

I will say, this does seem like a very odd location to open the 2nd Mexican Sugar - much less a freestanding one. I mean don't get me wrong, love that they're coming to Las Colinas but would love to have seen it closer to the Urban Core (for selfish reasons). Maybe we'll get a Velvet Taco soon??

User avatar
TXGunLover
Posts: 78
Joined: 20 Oct 2016 13:10

Re: Las Colinas/North Irving Development

Postby TXGunLover » 07 May 2019 10:24

I would have preferred Sixty Vines... not impressed with Mexican Sugar, but lots of people love it.

Liquor sales passed, and Total Wine and More alerted the Chamber of Commerce they want the Toys R Us building on MacArthur. Woo hoo!

User avatar
Kelley USA
Posts: 419
Joined: 27 Oct 2016 12:46

Re: Las Colinas/North Irving Development

Postby Kelley USA » 07 May 2019 10:56

TXGunLover wrote:I would have preferred Sixty Vines... not impressed with Mexican Sugar, but lots of people love it.

Liquor sales passed, and Total Wine and More alerted the Chamber of Commerce they want the Toys R Us building on MacArthur. Woo hoo!


Would love to have Total Wine and More! That would be a great spot for them too... Assuming Specs will be hunting for a location too to help protect the market share they currently enjoy from their NW Hwy locations.

User avatar
muncien
Posts: 853
Joined: 25 Oct 2016 08:46
Location: Cypress Waters

Re: Las Colinas/North Irving Development

Postby muncien » 07 May 2019 11:12

Kelley USA wrote:
TXGunLover wrote:I would have preferred Sixty Vines... not impressed with Mexican Sugar, but lots of people love it.

Liquor sales passed, and Total Wine and More alerted the Chamber of Commerce they want the Toys R Us building on MacArthur. Woo hoo!


Would love to have Total Wine and More! That would be a great spot for them too... Assuming Specs will be hunting for a location too to help protect the market share they currently enjoy from their NW Hwy locations.


Totally... Great news!

But, this makes me wonder what will become of NW HWY. It was quite the arm pit already, but now, without all the alcohol sales, what's left? Tatoos and shooting range? That little stretch is capable of so much more with the Elm fork of the Trinity running adjacent to it. Doubt it'll ever happen though...
"He doesn't know how to use the three seashells..."

User avatar
TXGunLover
Posts: 78
Joined: 20 Oct 2016 13:10

Re: Las Colinas/North Irving Development

Postby TXGunLover » 07 May 2019 11:14

You never know... Dallas did well with their Cypress Waters area...

User avatar
ignition
Posts: 13
Joined: 25 Oct 2017 14:30

Re: Las Colinas/North Irving Development

Postby ignition » 07 May 2019 13:16

TXGunLover wrote:
Liquor sales passed, and Total Wine and More alerted the Chamber of Commerce they want the Toys R Us building on MacArthur. Woo hoo!


Let the liquor flow! Finally a place that's guaranteed to have a great beer selection AND be open on a consistent basis! :lol:

cowboyeagle05
Posts: 1597
Joined: 21 Oct 2016 08:45

Re: Las Colinas/North Irving Development

Postby cowboyeagle05 » 08 May 2019 09:28

Look at East Dallas. Those liquor sale islands have been mostly replaced with new development where places like Centennial Liquor once stood.

User avatar
NdoorTX
Posts: 156
Joined: 21 Nov 2016 02:27

Re: Las Colinas/North Irving Development

Postby NdoorTX » 08 May 2019 10:01

cowboyeagle05 wrote:Look at East Dallas. Those liquor sale islands have been mostly replaced with new development where places like Centennial Liquor once stood.


Thank goodness- they were horrible eyesores. I wish the ones on Riverfront in DTD would depart.

User avatar
kwilliam
Posts: 1
Joined: 13 Sep 2018 21:52

Re: Las Colinas/North Irving Development

Postby kwilliam » 10 May 2019 16:10

foleymi1 wrote:I haven't been back to Hops & Vines since it closed either but looks like he updated his Untappd beer list on April 26th and people have been checking in beer there on the app pretty consistently since the 19th.


Seems to be closed again. Went by there last night and he said he was still having zoning issues and was hoping to open again soon.

User avatar
muncien
Posts: 853
Joined: 25 Oct 2016 08:46
Location: Cypress Waters

Re: Las Colinas/North Irving Development

Postby muncien » 13 May 2019 08:38

kwilliam wrote:
foleymi1 wrote:I haven't been back to Hops & Vines since it closed either but looks like he updated his Untappd beer list on April 26th and people have been checking in beer there on the app pretty consistently since the 19th.


Seems to be closed again. Went by there last night and he said he was still having zoning issues and was hoping to open again soon.


Yeah... I saw the same back on Tuesday. He said he was hoping to be back open by this week, but only for 'to-go' service and no more drinking inside. So weird that it would take this long to figure out a valid business model.
"He doesn't know how to use the three seashells..."

User avatar
Kelley USA
Posts: 419
Joined: 27 Oct 2016 12:46

Re: Las Colinas/North Irving Development

Postby Kelley USA » 14 May 2019 12:15

Well this is awesome news for the Toyota Music Factory! What a great addition and something that's homegrown and run by operators with experience!

https://www.guidelive.com/food-and-drin ... 1557853724

User avatar
muncien
Posts: 853
Joined: 25 Oct 2016 08:46
Location: Cypress Waters

Re: Las Colinas/North Irving Development

Postby muncien » 14 May 2019 12:27

^^^
That's pretty great news! Perhaps I'm blind, but I didn't see what space they were taking...?

Also,
I've been going to TMF pretty much weekly for a while now (mostly on Tuesdays). Seems to me that nearly every venue is doing quite well... more so since the hotel opened (as expected). Anybody else notice the same (or different)?
"He doesn't know how to use the three seashells..."

User avatar
TNWE
Posts: 164
Joined: 03 May 2017 09:42

Re: Las Colinas/North Irving Development

Postby TNWE » 14 May 2019 14:38

muncien wrote:^^^
That's pretty great news! Perhaps I'm blind, but I didn't see what space they were taking...?

Also,
I've been going to TMF pretty much weekly for a while now (mostly on Tuesdays). Seems to me that nearly every venue is doing quite well... more so since the hotel opened (as expected). Anybody else notice the same (or different)?


There definitely seems to be enough corporate/office HH traffic to keep all of the "brewhouses" busy- early on I thought that Yardhouse, Thirsty Lion, and Bar Louie were all basically interchangeable and at least one would close within the year, but they all seem to be doing decent business. It's unfortunate that some of the more casual places didn't last (Top Round) but maybe with more consistent foot traffic from the hotel and the completion of the road construction, new places can fill in the vacancies and thrive.

It helps a bit that the parking staff have chilled out some, but they still don't have a good model for handling show traffic vs restaurant traffic in the garage. They have all the tech for a time ticket + validation system that would do a decent job separating diners from concertgoers, but instead there's always staff manning the gates asking where people are going (and as long as you aren't stupid, you'll always say "dinner" and save the cash).

User avatar
Kelley USA
Posts: 419
Joined: 27 Oct 2016 12:46

Re: Las Colinas/North Irving Development

Postby Kelley USA » 14 May 2019 15:09

I think Mama Tried is taking the old Bar Manzanilla space right by the Plaza stage. Good spot! Although from what I remember it's not that big. I've generally thought most of the businesses were doing well at TMF, but they do seem to be even busier these days. Some of that has to do with warmer weather and people venturing out more. Some of it also the 2 new hotels. I also think Reservoir has helped to draw more people in. That place is generally packed and people seem to really be enjoying it.

User avatar
cp9641
Posts: 2
Joined: 21 May 2019 14:22

Re: Las Colinas/North Irving Development

Postby cp9641 » 21 May 2019 14:26

What happen with the Shops of Las Colinas development? Was looking forward to Market Street and the restaurants shown in the renderings.

User avatar
TXGunLover
Posts: 78
Joined: 20 Oct 2016 13:10

Re: Las Colinas/North Irving Development

Postby TXGunLover » 21 May 2019 14:33

They told the city council they were going to wait until they had more leases. The residential will move forward but the retail, including Market Street, is "paused".

User avatar
Kelley USA
Posts: 419
Joined: 27 Oct 2016 12:46

Re: Las Colinas/North Irving Development

Postby Kelley USA » 21 May 2019 14:50

cp9641 wrote:What happen with the Shops of Las Colinas development? Was looking forward to Market Street and the restaurants shown in the renderings.


This development has been a head-scratcher! As TXG already indicated the development has been put on pause. I think UCR has done a terrible job at attracting tenants to fill the space, and quite frankly I'm not sure the developer has the money to see it through. The current proposal has been around for at least 5 years, and not a single rendering has ever been shown at P&Z, at City Council meetings or on the UCR website. This could and should be a really beautiful development with a nice water features and lush landscaping with high quality tenants... However I feel like if it ever gets built it'll be nothing more than a typical lackluster strip center. The thing that bothers me is that they clear-cut the land and then just basically pulled the plug. I don't see much hope, even more knowing that UCR pulled this development from their website about 3 months ago. It'll still pull up on loopnet but no new info has been posted in quite awhile.

User avatar
muncien
Posts: 853
Joined: 25 Oct 2016 08:46
Location: Cypress Waters

Re: Las Colinas/North Irving Development

Postby muncien » 21 May 2019 14:57

Here's to hoping for a better use of the land the next time around. I really wasn't very impressed with the plans we had seen. I know there was a lot of negative input from neighbors about a previous mixed use proposal, but perhaps that feeling has subsided with the current housing stock going in now... I don't know. But, I'd love to see something more impressive done here than just another shopping center with a few restaurant pads.
"He doesn't know how to use the three seashells..."

User avatar
TXGunLover
Posts: 78
Joined: 20 Oct 2016 13:10

Re: Las Colinas/North Irving Development

Postby TXGunLover » 21 May 2019 15:01

muncien wrote:Here's to hoping for a better use of the land the next time around. I really wasn't very impressed with the plans we had seen. I know there was a lot of negative input from neighbors about a previous mixed use proposal, but perhaps that feeling has subsided with the current housing stock going in now... I don't know. But, I'd love to see something more impressive done here than just another shopping center with a few restaurant pads.


Will the market really support more than "something more impressive"? It appears to me it couldn't support this mid-range proposal...

User avatar
cp9641
Posts: 2
Joined: 21 May 2019 14:22

Re: Las Colinas/North Irving Development

Postby cp9641 » 21 May 2019 17:12

Was it a way for them to get the residential part of the development approved and started? I hope its just paused for now because the developer sees more potential for a better development in the future. I agree the proposed tenants weren't the best.

Has the Toms Thumb by Northgate/MacArthur close yet? I remember hearing something about that location closing down. Maybe a Market Street, Central Market, or Traders Joe's could be attracted to that space.

User avatar
TXGunLover
Posts: 78
Joined: 20 Oct 2016 13:10

Re: Las Colinas/North Irving Development

Postby TXGunLover » 21 May 2019 17:16

cp9641 wrote:Was it a way for them to get the residential part of the development approved and started? I hope its just paused for now because the developer sees more potential for a better development in the future. I agree the proposed tenants weren't the best.

Has the Toms Thumb by Northgate/MacArthur close yet? I remember hearing something about that location closing down. Maybe a Market Street, Central Market, or Traders Joe's could be attracted to that space.


The "rumor" is Market Street was the one with cold feet, and did not believe the residential market would support one of their stores in close proximity to Kroger and Whole Foods.

User avatar
TXGunLover
Posts: 78
Joined: 20 Oct 2016 13:10

Re: Las Colinas/North Irving Development

Postby TXGunLover » 21 May 2019 17:17

The "rumor" is Market Street was the one with cold feet, and did not believe the residential market would support one of their stores in close proximity to Kroger and Whole Foods.

User avatar
muncien
Posts: 853
Joined: 25 Oct 2016 08:46
Location: Cypress Waters

Re: Las Colinas/North Irving Development

Postby muncien » 22 May 2019 08:45

TXGunLover wrote:The "rumor" is Market Street was the one with cold feet, and did not believe the residential market would support one of their stores in close proximity to Kroger and Whole Foods.


That wouldn't surprise me. I think we all saw that even Whole Foods had cold feet going into their location. This proposed site for Market Street isn't all that accessible to anyone except for the new neighborhood immediately adjacent to it. All the other nearby populations, such as Valley Ranch, Las Colinas, and the quickly growing Cypress Waters would have to drive past either Whole Foods or Kroger to get here.

As for making the plan more ambitious... I don't mean better retail. I actually was referring to less retail and more residential above. This area is bursting with retail. Vacancies are fairly low, but there is quite a bit of turnover. I really don't think the market here needs more square footage. But what does extremely well is Multi-Family. So cutting back on the retail and adding multi-family (if they can get it approved) seems like a no-brainer.
"He doesn't know how to use the three seashells..."

Tnexster
Posts: 1874
Joined: 22 Oct 2016 16:33
Location: Dallas

Re: Las Colinas/North Irving Development

Postby Tnexster » 24 May 2019 08:57

Redo adds more horse power to Las Colinas' landmark Williams Square

https://www.dallasnews.com/business/rea ... ams-square

User avatar
Kelley USA
Posts: 419
Joined: 27 Oct 2016 12:46

Re: Las Colinas/North Irving Development

Postby Kelley USA » 24 May 2019 10:01

Mama Tried has wasted no time getting started on their build out at The Music Factory. They've already demoed much of the existing space and have started on some new framing. I wonder if they'll redo the patio portion? I also wonder how much if any of the original Bar Manzanilla stuff they saved? Billy Bob spent quite a bit on the build-out and I thought Bar Manzanilla was a really beautiful space.

I'm really excited about this one though! I think having a concept from the likes of Brooke Humphries (Mudsmith, Barcadia, Beauty Bar) will really put some eyes on Las Colinas for other local bar / restaurant operators to consider the area. I know Brooke is also currently planning a bar tavern concept for Victory Park too.


Who is online

Users browsing this forum: No registered users and 1 guest

Login