This is about to become a common sight in our beloved Bishop Arts District neighborhood. In fact this sight is just off Bishop, across from the Laughing Willow. There are demo’d vacant lots in the middle of neighborhoods all over North Oak Cliff’s most popular entertainment district. I’ve found three new ones within the last week. Here’s the skinny on the last 10 projects under construction now, for a grand total of 27 individual projects.

“How did this happen?” you might ask. Perhaps it was the local option election that made North Oak Cliff “wet” in 2010? Or the nearby Trinity Groves’ explosion into Dallas’ culinary scene? Or Bishop Arts’ own explosion onto the ‘great neighborhood’ scene? Maybe the Bishop/Davis Rezoning Plan in 2010 or the Oak Cliff Gateway zoning changes in 2014 (and then updated in 2015)? Or did it all start in 2002 with the Bishop Street reconstruction? Maybe it’s a bit of all of this — and great neighbors who throw great, big annual events. For sure, that.

Your favorite restaurants and shops need your support more than ever before — with all the construction, sales are down about 30 percent across the board.  Seventeen (and counting) separate construction sites are underway within a half-mile of the district! From now on you need to make weekly trips — to gauge progress on these, have a bite to eat, and find something you can’t live without. There are some GREAT new shops opening too — ALL owned by Dallas and Oak Cliff locals. Legit.

Click to enlarge

In Part 1 we covered the big development projects under construction immediately around the Bishop Arts District (projects numbered 1-8 on the map.) Part 2 covered the projects mostly west of Bishop Arts (projects 9-16.) Here are projects numbered 17-26 below. (Yes! 26! Though more like 28 actually….) Note that project numbers correspond to the map above.

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A new familiar sight in North Oak Cliff.

In the first part of this overview we covered the big development projects under construction immediately around the Bishop Arts District (projects numbered 1-8 on the map below.) Driving through the neighborhood, it’s unbelievable how much construction is occurring simultaneously. Over $330 million according to my calculations. Not to mention all the road work and utility work: the extension of parallel parking further south on Bishop Ave has wrapped up, Adams Street has been widened, Melba and Madison will get a facelift as soon as the utility work is complete, and Jefferson’s having new brick crosswalks and beautified medians constructed.

Real Estate projects under construction or in development in North Oak Cliff.

The road reconstruction in North Oak Cliff isn’t over yet though: soon the Tyler-Polk Two-Way conversion will be under construction (planned completion in 2019) and a “complete streets” redesign of Davis Street was on the agenda in 2014 when the City Design Studio completed a thoroughfare study. Who knows when that will get funded. Hopefully not for a while — we’re all getting a bit of construction-fatigue.

Here’s the skinny on the development projects sprinkled all over the North Oak Cliff neighborhood, in various phases of development. Note the project numbers corresponding to the map above.

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trees

The Oak Cliff Nature Preserve, one of the gems of living in Oak Cliff.          Canine Model: Big Turkey

Oak Cliff covers about one third of Dallas, with a lot of variety throughout. You’re probably familiar with the small craftsman homes around Bishop Arts, the historic homesteads of Winnetka Heights, and the eclectic estates of the Kessler neighborhoods. A little further west near Hampton and south of Jefferson you’ll find many neighborhoods like the North Cliff Conservation District: adorable homes with classic architectural details and three key amenities close by.

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2615 Burlington a

There’s been a lot of attention lately to our North Texas real estate market—it’s one of the hottest in the nation, if not the hottest.

With that growth, prices have increased exponentially. It’s getting pretty hard to find a single family home for under $200K in Dallas. But they do exist! Proof: this cute traditional home in North Oak Cliff at 2615 Burlington Blvd.

Located near W. Claredon Drive and S. Hampton Road in the Crawford Park neighborhood (next to Winnetka Heights), this house has two bedrooms, one full bathroom, one half bathroom, and 1,175 square feet, built in 1945. Its curb appeal is darling, the interior is updated, and it retains a lot of vintage personality.

Another effect of our market’s popularity is that homes under $200K get snapped up quickly. So let’s take a look before it goes under contract.

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Elmwood Cottage | CandysDirt.com

It is getting harder and harder to find single family houses in the under-$200K range in Dallas. Developers certainly aren’t building them, and previously owned homes are selling for bigger bucks.

That’s why we love the It’s My Mansion column of CandysDirt.com. It features the less-expensive properties that shine.

Today, we’ve found a real cutie in North Oak Cliff at 1111 Cascade Ave. Located near W. Claredon Street and S. Tyler Street, this Elmwood cottage has Craftsman echoes and charmed style. It has two bedrooms, one bathroom, and 1,133 square feet, built in 1923. It’s just a few blocks from Greiner Park, Winnetka Heights, Bishop Arts, and the greenbelt along the Elmwood Branch of Cedar Creek.

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1928TrolleyandInterurban-Red

Tyler and Polk Streets in Red, 1928. Thick black lines denote trolley and Interurban routes. (Source: MC Toyer, phorum.dallashotsory.org)

You have two more chances to add your input to the redesign of Tyler and Polk Streets in North Oak Cliff. They’ve been a couplet of one-way streets for decades and are under consideration for a conversion back to two-way. Tyler-Polk isn’t alone in this conversation either — next up, McKinney and Cole.

Even if you just work or play in North Oak Cliff you can submit input. Speakers at the last meeting tended to qualify their opinions with their address and tenure in the neighborhood, but anyone can submit a comment card, or even easier, shoot an email to Councilman Scott Griggs: scott.griggs@dallascityhall.com.

Here’s What You Should Know

“The [newly converted two-way streets will] function as part of a safer, more comprehensible, less intimidating network, one that promotes multiple forms of transportation and better serves economic development.”  – Southbend, Indiana discussing a similar road conversion project

The primary objectives:

  • enhanced economic development opportunities for existing businesses and potential future development along these roads
  • increasing safety of other modes of transportation, especially biking and walking, but also bus transit
  • improve pedestrian experience (accomplishing the other two objectives) by slowing car speeds

Remember the first ever Better Block at Tyler & 7th, April 2010? That’s basically the inspiration here — more street life, which is better for business. Only the sidewalk widths aren’t changing and we won’t be adding outdoor cafe seating.

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Ryan Rankin and Travis McCann_Edited

Mural by Ryan Rankin and Travis McCann (Photos: Rachel Stone)

The Nazerian family just broke ground on their mixed-use development in the Bishop Arts District, and to celebrate they are hosting a pop-up gallery from 5:30 to 8:30 tomorrow night. Brothers Michael and Farrokh Nazerian, heads of Exxir Capital, wanted to create a microcosm of the artistic spirit and talent that will be the heart of their 500,000-square-foot project.

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Historic Craftsman style home in Winnetka Heights. Photo: Lisa Stewart Photography

Historic Craftsman style home in Winnetka Heights. (Photo: Lisa Stewart Photography)

One of the hardest things in the world is finding the perfect neighborhood and home to call yours. When I moved back to Dallas from Arizona, I wanted what I had there — diversity, architecture with character, and a place that I could grow a garden. Yes, I’m an urban gardener. Guilty as charged!

I was about to give up on my search until I happened to drive past a big old building that looked like a YMCA — stucco, flat roof, and trees. It took almost a year to make it happen, but my dreams came true in Oak Cliff.

My neighborhood is still “emerging,” but I’ve been lucky enough to have the Winnetka Heights gang adopt me as one of their own, and now I don’t plan on ever leaving my own Home Idea Factory.

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