Oak Lawn Committee Lends an Ear to Two Area Multi-family Proposals

On Tuesday night I attended my first Oak Lawn Committee (OLC) meeting.  For those unaware, the OLC was founded in 1982 as the neighborhood forum to guide development, maintain the area’s vibe, and generally improve the area.  Their “yea” or “nay” offers weight to Plan Commission’s deliberations on new projects seeking zoning changes.

The OLC’s coverage area resembles a gerrymandered voting district that spans City Council Districts 2 and 14, covering 15 square miles. The main boundaries are Woodall Rodgers, Harry Hines, Inwood, Highland Park and Central Expwy. Basically encompassing Oak Lawn, Uptown and West Village.

There were four topics for conversation Tuesday night.  Two were minor landscaping projects … a tree here, a bush there, etc.  The remaining two were a pair of proposed new multi-family projects. These weren’t the first, nor the last presentations on the projects located at 2728 Welborn and 3527 Dickason.  For CandysDirt.com readers, you’ve already been reading about the Dickason project called Turtle Creek Haus here and here.

What a Difference a Block Makes

This being my first exposure to the Welborn project proposed by Toll Brothers, I was surprised by the very differing reactions to projects literally separated by a single block.  Turtle Creek Haus is targeting a footprint-compacted high-rise that leaves as much street-level openness intact as possible, keeping its distance from surrounding buildings.  At the opposite end of the spectrum, the as yet unnamed Toll Brothers project is targeting a squat, plot hog. Turtle Creek Haus will ultimately be condos if forced briefly to operate as apartments.  The Toll Brothers project is proudly apartments that Toll Brothers will retain ownership and management of in the long term.  Another difference is unit size.  While the smallest units at Turtle Creek Haus will be 900 square feet, the average in the Toll Brothers’ project will be 845 square feet (illustrating the condo versus apartment mindset).

One commonality is their steel reinforced concrete construction, which should be applauded for its longevity over stucco and wood construction. Another common thread is that both projects are being shepherded by Masterplan.

Turtle Creek Haus

By all accounts (the OLC meeting and my backchannel contacts) the most recent neighborhood meeting (that I missed) continued the progress made in prior meetings. The garage is now completely underground, significantly reducing plot coverage. This has resulted in a minor niggle on setbacks as the rejiggered elevator bank encroaches a bit into the setbacks. The increased FAR (floor area ratio) remains the same as the prior meeting to encourage larger units.  The amenity deck now targets a more sedate owner versus a Spring Break-style party deck.  All good progress.

To the surprise of some, Teixeria Duarte has closed on the properties.  This means they feel that no matter what, they can build a profitable structure.  This closing shouldn’t be a big shock as they’d closed on the Poston property back in January without any fuss, assumedly because they also felt a profitable in-zoning project was possible.

As an architectural bigot, I’m still not wowed by the exterior and hope for something a little more interesting than an upended shoebox with balconies.  But as no fat ladies are warming up for a song, I hold out hope.

Toll Brothers

Again, it’s amazing the difference a block and some different neighbors make (especially when one is a high-rise whose views are impacted).  Here we have renderings for a 9-story U-shaped building that instead of occupying 45 percent of the lot as Turtle Creek Haus plans, pours over 78 percent. The open center of the “U” space faces the alley, placing an uninterrupted façade along its street faces. Think of the Melrose Hotel.  The parking area side would essentially be the front of this building while the original (concave) front entrance on Oak Lawn Avenue would face the alley and house the pool. Parking for this project will also be underground.

One admonition from the OLC was Toll Brothers’ lack of community outreach similar to what Turtle Creek Haus has done with regular meetings and dedicated website.  There are plans resulting from meetings in August 2015 and April 2016 compared to Turtle Creek Haus’ nearly bi-weekly meetings. I think this lack of involvement is the biggest impediment Masterplan has to building the consensus Turtle Creek Haus continues to progress on.

At one point in the meeting Masterplan asked the OLC to act as referee, a role they flatly refused.

Personally, I prefer the Turtle Creek Haus concept’s lower lot coverage and taller building, but then, I don’t own a north-facing condo at The Plaza either.

By the end of the OLC meeting neither project walked away with a bouquet of roses and seal of approval but then that wasn’t Masterplan’s intent.  They were merely updating the OLC on their progress. Both projects will be presenting to the OLC in the future as their plans firm up.

I’ll be there.

As the city grows and Uptown spills into Oak Lawn, more of these projects will be seen within the high-rise-approved PD-193 area.  I have no doubts developers have approached a great many property owners in the area. It’s good to see the OLC taking its job seriously as a forum to assist in navigating between what’s possible and what’s preferable.

I just want to know when Teixeria Duarte is going to unwrap their Poston property Christmas present to the Renaissance.

Remember:  High-rises, HOAs and renovation are my beat. But I also appreciate modern and historical architecture balanced against the YIMBY movement.  If you’re interested in hosting a Candysdirt.com Staff Meeting event, I’m your guy. In 2016, my writing was recognized with Bronze and Silver awards from the National Association of Real Estate Editors.  Have a story to tell or a marriage proposal to make?  Shoot me an email [email protected].