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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.

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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.

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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.

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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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