Crescent Court

Editor’s note: Jon Anderson is a columnist for CandysDirt.com. His opinions are his own.

It was with sadness that I saw the proposed development slated for the old Old Warsaw restaurant lot on Maple Avenue across from the Crescent Court. My sadness increased when I realized Kairoi Residential wasn’t visiting the Oak Lawn Committee to vet the building itself, but rather for a “landscape special exception.”

Architects and builders tell me that the exterior of the building is pretty easy to change in the grand scheme of things.  While it has no impact on the interior leasable space, it has a tremendous impact on everyone who walks and drives by.

Given the existing and announced components of the four-corner intersection, constructing what appears to be a low-slung chair of “blah” is an opportunity wasted.

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Across Cedar Springs Road from the Ritz-Carlton and the McKinney & Olive buildings sits a half-acre, triangular parcel anchored by Pizza Hut and Comet Cleaners in a shopworn building. Last night, the Oak Lawn Committee saw renderings for an 18-story “lifestyle” hotel crowned by a restaurant, pool, and check-in desk.  Yes, the check-in desk will be in the top floor offering a cool experience I’ve seen in Mandarin Oriental hotels in New York City and Las Vegas (since renamed).

The unnamed hotel brand at 2025 Cedar Springs Road will house guests in 230 rooms and suites with a minimum of meeting rooms. This is important because the tiny lot would make large spaces less practical not only due to space, but the ability to supply parking for large meetings and events. As it is, parking needs for the small plot, will be housed in three and a half underground levels. Large meeting or banquet functions would require a much deeper parking hole.

Today, the site is easy to identify in the middle of a rapidly rising Uptown. The 2011 Cedar Springs condos appear to be directly behind the building, but in reality, the proposed building does a good job of folding away from their windows – something the condo owners should appreciate.

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Turtle Creek Terrace doesn’t look as dilapidated as Lincoln claimed

After a long and winding road, Lincoln Property’s proposed Lincoln Katy Trail project was denied by city council (I assume they will re-apply). That project would have replaced the Turtle Creek Terrace condo complex. Today, Turtle Creek Terrace unit #168, located at 3203 Carlisle – the intersection of Oak Lawn and Uptown – was listed.

It’s a perfect illustration of my point that replacing 115 existing market-rate affordable housing units with 45 was a bad deal. This one-bedroom, two-bathroom unit has 824 square feet and is listed for $149,000 with Tyler Hagood from Small World Realty. Using basic mortgage tools, that breaks down into a monthly payment of approximately $925 assuming a 30-year mortgage or ~$1,250 for a 15 year payoff. These monthly costs include mortgage, taxes, insurance, and HOA fees.

According to Zillow calculators, using Dallas’ average household income of $54,727, a couple could afford a monthly payment of $1,629/month. Using the 80 percent average median income required for listed affordable housing ($43,781), this home is purchasable by someone earning just $42,000 – less than a qualified affordable unit.

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City Council took up the long in the tooth Lincoln Katy Trail project at Wednesday’s evening meeting after failing City Plan Commission in November. In an attempt to sweeten the deal to an affordable housing-hungry city council, Lincoln raised their affordable component from five percent to 15 percent (from 15 to 45 units). And many council members, including Mayor Mike Rawlings took the bait.

Mayor Rawlings was so obviously hot to pass this project, he literally asked Oak Lawn District 14 Council Member Philip Kingston if he would support the deal if Lincoln purchased a home for a blind woman living in the complex referenced by Kingston. Others wanted to know what affordable percentage would cause Kingston to support the project.

“It’s math,” they said. Why yes, it is …

The council couldn’t (or wouldn’t) figure out that the existing complex contains 115 market-rate affordable housing units. Raising the affordable housing giveback to 15 percent still leaves the neighborhood with 70 fewer affordable units. They also ignore the positive self-esteem of being able to rent or purchase a market rate affordable home versus having to qualify through an invasive application process to prove you’re poor enough.

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The attempt to get a Plan Commission re-vote on the Lincoln Katy Trail project has spectacularly failed. As reported on Dec. 4, Christopher Lewis, Plan Commissioner appointed by District 8 Council Member Tennell Atkins, filed paperwork to get the project reconsidered after it initially failed CPC on Nov. 15.

Today’s CPC session brought up the motion to reconsider with District 10 appointee Tipton Housewright seconding the motion. Almost immediately, Commissioner Deborah Carpenter motioned for discussion to be halted and a vote to re-vote simply held. That motion didn’t pass, which I’m sure caused a few white knuckles (including mine).

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Last week, CandysDirt.com reported the unusual move by one Plan Commissioner to call for a re-vote on the contentious Lincoln Katy Trail project. We can now report the request was made by Christopher Lewis, newly appointed by District 8 Council Member Tennell Atkins.  I noted at the time it was an unusual move for someone so new to the position.  It also has the potential to set a very dangerous precedent for the City of Dallas.

The last (easily discovered) time reconsideration was used was back in 2013 when some wanted to frack in the Trinity River floodplain. The CPC said “no” but then CPC chair and fracking supporter Joe Alcantar asked for a reconsideration. Seems a game was afoot to game the system because of who was missing from the first vote and who would be missing from the second. You may recall the city manager and city attorney were fired during the scandal.

The reason for the re-vote was the same as Lincoln Katy Trail. A CPC loss translates into a 3/4 majority at City Council for passage.

Interestingly enough for history buffs, three council members wrote to Alcantar urging his to reconsider the re-vote. Scott Griggs, Sandy Greyson and … Angela Hunt, who now sits with Lincoln on the Lincoln Katy Trail case.

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Mansion Park area under consideration

On August 16, 2016, the City Plan Commission voted 12 to zero “…to authorize a public hearing to determine the proper zoning on property zoned an MF-3 Multifamily Subdistrict and an O-2 Office Subdistrict within Planned Development District No. 193, the Oak Lawn Special Purpose District in an area generally bounded by both sides of Welborn Street on the northwest, Cedar Springs Road on the northeast, Sale Street and Enid Street on the southeast, and Fairmount Street on the southwest.”

That request was made in response to the (since approved) Toll Brothers high-rise (the large plot left of the “Subject Area” tag). The request for the authorized hearing was made by local homeowners from surrounding low-rise townhouse developments through their representative law firm Jackson Walker and former Council Member Angela Hunt (who has been fighting a protracted battle to upzone property on the other side of Turtle Creek for Lincoln Property).

If you want to catch up more, read this and this.

“Council Member Kingston invites you to a community meeting to hear from property owners, residents, and other individuals regarding interest in amending the zoning in the area shown in the map above … Council Member Kingston would like to know what, if any, changes should be made to the existing zoning regulations for this area…” (Click here for what little info there is available and here for invitation)

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703 McKinney Landscape Plan

Tuesday’s Oak Lawn Committee meeting wasn’t the chock-a-block agenda November was, but there was still an interesting project to see and a presidency to decide. First up was an application for a landscape special exception by the 703 McKinney Athletic Club. If you’re like me — more used to dealing with four-digit McKinney Ave. addresses — it will help to know 703 is north of Woodall Rodgers at the Interstate 35 connector at the south end of Victory Park. To the more uncouth, it’s kitty-corner from Hooters. To Realtors, it’s south of The House. To those of a certain age, it’ll always be The Starck Club.

In the mid-1980s, a lot of cities birthed signature dance clubs (or discos as they were called). New York had Studio 54 and Danceteria, in London it was Heaven and the Hippodrome. In Dallas, it was The Starck Club – an over-the-top nightly extravaganza that brought everyone with rhythm and shoulder pads out onto the dance floor. It was designed by a very young (weren’t we all) Phillipe Starck (who designed neighboring high-rise The House much, much, more recently).

While this chat with the OLC involved landscaping, there’s more afoot here than trees and shrubs. In addition to an athletic club overhaul, Mr. Starck himself is working with the building’s new lease-holder to revive The Starck Club. The club’s bones still exist, most recently as Zouk. Lord knows this country needs a good dance.

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