Curb Appeal Issues Impact Development Attractiveness

Curb appeal issues at the Sorano on Rawlins may impact the development’s marketability, says Jon Anderson.

The Sorano, inconveniently built in 2008 on the eve of the real estate bubble, is located at 4111 Rawlins St. in Oaklawn. Looking like it’s been hosed-down in orange buttercream, it’s curb appeal hampers what would have been an appealing development.

Coming online as the recession was gaining steam wasn’t the best of christenings. Originally intended as an owner-occupied development of 17 townhomes, developer Sterling Knight failed to capture buyers’ attention for many reasons. In a recession I saw the prices as being very high for the area (overbuilt?), the interiors tended towards overly Mediterranean with builders’ grade finishes … and well … the buttercream.  Back in the day the buttercream kept me from even walking into an open house.

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2700 Fairmount church

It never ceases to amaze me what a difference a few miles make in real estate values. Here is a church in Uptown for sale that NO ONE wants to tear down!

Last week, we told you about the George Dahl-designed church at the corner of Kiest and Polk at 1010 West Kiest Blvd., diagonally across from the Barbara Jordan Elementary School, and across from the Kiest Polk Shopping Village, and how a new owner wants to scrape it to make way for a shopping center. Or something. We’ll have more on that soon.

That Oak Cliff Church building is architecturally, historically and culturally significant. It was designed by renowned Dallas architect George Dahl in 1953 as Church of the Master, Evangelical and Reformed Church serving a congregation of German/Swiss Immigrants of Oak Cliff who came to Texas by way of Galveston. While it’s not in the best of shape currently, I don’t agree with those who claim it’s not worth keeping.

Churches can have second, third or fourth lives. Here is a church at 27oo Fairmount in the heart of Uptown that has a significantly higher price tag — $8.4 million — yes, you read that correctly — and has been used as a creative office space. It could once again be an office space, company headquarters, home, multi-family living, my creative juices were overflowing last week as I toured it. It, too, is an architecturally significant historical church designed by Herbert Miller Greene (architect of the very first Dallas News building in 1897, the downtown Neiman Marcus and other local landmarks) and his partner James P. Hubbell. It was completed in 1910 when commissioned as Westminster Presbyterian Church. The Beaux Arts structure has been carefully preserved and creatively renovated into tasteful and eclectic office space suitable for a variety of uses.

Well, except when they were going a little cray cray with blue paint back in 2014. Remember? But look at her now!

Fairmount-and-Mahan

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Azure condos

Have you ever wished you could peek inside a luxury high rise and compare condos? What’s different? What’s the same? Why are they sometimes priced thousands of dollars apart?

Today, we’re doing just that in our Thursday Three Hundred.

The Azure is a 31-story building in a tony Uptown location, 2900 McKinnon St., with panoramic views of downtown, Uptown, and Victory Park. Built in 2005, the Azure is shiny and new, and very much in demand.

Azure condos

I’ve chosen two similar units in the Azure that are currently on the market, units 607 and 803, that are $35,000 apart in price. Both are one bedroom, 1.5 bath with terraces. Both have access to the amenities at the Azure, like:

  • A visually arresting two-story glass lobby with a water feature and large sculpture (pictured at the top of the post)
  • 24-hour security, concierge, and valet
  • Junior Olympic-sized infinity pool with hot tub, landscaping, wood deck, lounge chairs, pergolas and grill area, located on the roof of the parking garage
  • Theater/media room
  • Resident community center
  • Fitness center

Unit 607 is 881 square feet, listed by Jarrad Barnes and Joseph Gullotto at Dave Perry-Miller Real Estate for $395,000, or $448 a square foot. This unit has mandatory monthly HOA fees of $577 a month (based on square footage), which include a private parking garage, a feature unique to the Azure.

Unit 803 is 952 square feet, listed by Emily Ray-Porter and Henry Barber at Dave Perry-Miller Real Estate for $360,000 (reduced from $375,000), or $378 a square foot. This unit has HOA fees of $643 a month, which also include a private one-car garage.

Let’s check out both Azure condos and see what they offer!

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The Villas at Garrett Avenue

An artist rendering of a dining room/kitchen area in a townhome at The Villas at Garrett Avenue, a new David Weekley development located in Knox-Henderson. All renderings: David Weekley Homes

One of Dallas’ hottest neighborhoods is getting a new, upscale townhome development.

Houston-based David Weekley Homes is building The Villas at Garrett Avenue in Knox-Henderson, with 22 townhomes at built-out and three available floorplans. The first closing slated for August and prices will start at $399,000.

Knox-Henderson is a highly desirable part in Dallas, and for good reason. Situated on both sides of Central Expressway and only a few miles from downtown, getting where you want to go is a snap. The neighborhood has great walkability, with boutique shopping, home furnishing stores, loads of restaurants (including Kent Rathbun’s always amazing Abacus), relaxed bars, and other retail. Knox-Henderson is located right next to Highland Park and a short distance from Mockingbird Station, Northpark Mall, and White Rock Lake.

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Vivo Retro

David Maez and his Vivo Uptown team want you to don your best 60s formal attire for a swinging evening of cocktails and real estate.

When David Maez launched Vivo Realty, his vision was a smart, nimble brokerage that could turn on a dime to meet the needs of today’s real estate buyer, who is increasingly drawn to mobile devices and has little patience for long waits. So it was only a matter of time before the firm, which started in West Plano, branched out into Dallas’ hot Uptown market.

“It was important for our company to have a brand presence in such a pivotal location like Uptown,” Maez said. “We weren’t looking for the most expensive or largest space but rather a unique space where agents can come in, use conference room, pick up or drop off signs and plug and play.  We also wanted a space that allowed our agents to take advantage of walking and being in the heart of the city.”
It’s a fantastic location, and one we can’t wait to see at the launch of Vivo Uptown. The brokerage will be hosting a small soiree to kick off the new location from 7 to 10:30 Feb. 5, and attendees are encouraged to slip into pencil skirts, skinny ties, and add a little pomade to their ‘dos for a Mad Men theme. If you’re interested in imbibing in a few cocktails, taking a few fun photos, and learning more about the distinctive Vivo brand, you can RSVP here.
Jump for more on the new office!

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The Park District is a new development planned for a 3-acre tract just north of Klyde Warren Park between Pearl and Olive streets.

The Park District is a new development planned for a 3-acre tract just north of Klyde Warren Park between Pearl and Olive streets.

Trammell Crow Company announced plans today for two separate towers on the land occupied by a Chase motor bank next to Klyde Warren Park. The development, a joint venture with MetLife, will form the self-described Park District, with structures designed by Dallas’ own HKS Architects. The Park District will include 916,000 square feet of space, including a Class A office tower, a luxury residential tower, ground-floor retail, below-grade parking, and a plaza designed by the same landscape architect that dreamed up Klyde Warren Park. All of this will sit on three acres between Pearl and Olive Streets just north of the park, and construction should start this year.

It’s a development that’s been in the works for a few years, according to MetLife’s Dallas real estate director Kurt Day.

“This project began almost ten years ago when we bought a small well-located parcel of land in Uptown,” Day said. “Uptown’s evolution and the effects of Klyde Warren Park over the last few years have been exciting, and we think Park District will raise the bar to the benefit of Uptown residents and workers.”

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4337 Travis Street

What an exceptional opportunity to live in one of these gorgeous modern townhomes designed by Lionel Morrison. The architect, which has a fondness for minimalistic modern design that pairs metal and natural materials seamlessly, has designed amazing Dallas homes and landmarks, including this light and bright mansion on Northaven Road, One Arts Plaza, and many more.

We’ve featured one of these incredible Travis Street townhomes before as a Monday Morning Millionaire, and today’s Lease of the Week is just as fabulous as that home, only it doesn’t have a rooftop deck. Still, it’s a beautiful home in an amazing location with everything your modern-loving heart desires. Located at 4337 Travis Street, you can rent this gorgeous concrete, glass, and steel beauty marketed by Rogers Healy himself for $9,000 a month.

4337 Travis Entry

Let’s take a look inside this fabulous home …

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