• Property management company Intercity Investments tendered its resignation at the Athena.
  • The firm gave the HOA only 30 days notice, due to a high level of harassment from residents.

“Our firm is no longer willing to subject our staff to behaviors which could be described as designed to harass and intimidate others into compliance with certain individual’s special interests.” This news has the entire building in a tither. What this means is that effective October 16, the Athena will have zero maintenance. 

The whole letter — and more — after the jump: (more…)

“And that’s my fear. A city that is more lenient than the neighborhood, resulting in even more being built. Many think of the towers as being an aberration in the neighborhood. They’re not — they’re a harbinger.”

I wrote those words in December 2017 after having resigned from the first PD-15 task force. The quote was near the end of two columns on what I thought would be the best solution for PD-15. With the issue unanimously passing Dallas City Council last week, let’s revisit those columns.

Residential Proximity Slope

The first part outlined the rationale of my thinking. Rereading it, it still holds water. I said the rest of the Pink Wall outside PD-15 was unlikely to redevelop due to ancient deed restrictions and the height limitations brought about by the Residential Proximity Slope (RPS).

The deed restrictions are particularly tricky.

Pink Wall Neighborhood – Preston Road on left, Northwest Highway on bottom

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By Barbara Dewberry
Guest Contributor
 
Last week in a CandysDirt.com column, Jon Anderson stated in reference to the Jennifer Gates called community meeting on August 7th that I said that, “the neighborhood doesn’t want green space.
 
In fact, I said “We don’t want a public park,” and many people heard this.  The four acres that are proposed to be developed is too small to dedicate land to a public park and also the City has said they will not maintain it.  Thus, to have a park that outsiders will discover and have picnics, kiddie birthdays, and bring dogs and not pick up, will be an invasion into our now quiet neighborhood.  It will be very expensive to maintain.
 
I have always advocated green space around the buildings like that of the Preston Tower and the Athena which allows permeable space, which will be helpful in stopping run-off flooding.  PD-15 is experiencing flooding already and this needs to be addressed before anything is built.  I, with our neighbors, have demanded a 100-foot setback for any buildings facing South toward NW Hwy.  This would allow for more green space, guest parking and save several vintage Live Oak trees.  Our small 4 acres to be developed is not large enough to dedicate 1/3 acre to a park.  Besides, there is a lovely park at Hillcrest and W. NW Hwy.  Also I have always championed green roofs on any buildings that are built in PD- 15. We are demanding for a right in and right out opening to be made in the Pink Wall so that construction vehicles will not be wandering around decimating streets we own and breaking tree limbs.
 
The proposed park is just another device that the developers use to get additional height and density which the neighborhood is against.
 

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

While Thursday’s meeting fell short of the usual fireworks PD-15 brings about, the City Plan Commission asked some great questions regarding city staff’s proposed changes to PD-15.

In the lead-up to City Plan Commission’s public hearing on staff’s proposal for updating PD-15, staff briefed plan commissioners Thursday morning at Vital. Groups. Knee. Senior Planner Andrew Ruegg, who’s led the process so far, presented essentially the same slides as were shown to the community two weeks ago.

What the few who went to the meeting were most interested in were the questions and comments from the other commissioners. I give a “Hallelujah!” to CPC chair Gloria Tarpley for commenting that the 3-D images shown of the proposed changes would have been welcome at other cases. How the city can be devising “words on paper” documents reflecting 3-D realities without 3-D models has always been a mystery. It should be ante to the game.

The first questions were from District 11 appointee Janie Schultz. First, she was curious whether the requirement for a street lamp every 50-feet was adequate. While boilerplate, staff said they’d look into it. Schultz’ second question concerned the affordable housing sweeteners and whether anyone would use them. The suspicion is that along the northern side they will be unlikely to be used, while on the Northwest Highway side they may if the developer wants to get near tapping any height. It kind of goes to what I’ve been saying that if the buildable envelope doesn’t grow, it’s just cannibalizing market-rate units for affordable units.

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Downtown Sprouts in Distance. A Carpet of Summer Green Replaces Winter's Sticks and McMansion Roofs

Downtown sprouts in distance. A carpet of summer green replaces winter’s sticks and McMansion roofs.

The Athena is an odd duck of a high-rise.  Built in 1966 by the same Hal Anderson who developed Preston Tower, the Athena was originally marketed as a luxury property.  The units are large — four center 2/2 units with 1,543 square feet and four corner 3/3 units with 1,899 square feet (there are a handful of small units on the fourth floor that no one talks about).  Darn near all units have (unfortunately) enclosed all or part of their luxe balconies adding another 227 potential square feet to the mix.

However, its more recent history has not been as glamorous. Since 2002, units cracking the $200-per-square-foot mark might be counted on your hands. Why?  The recession, but in part because the Pink Wall in general has not kept up with the times, and even more partially, units had not kept pace either.

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Ritz Rendering

The Ritz Residences’ (fraternal) twin towers

Part 3 continues … and ends … my self-serving, completely subjective high-rise awards based on equally dubious categories.  Click here if you missed Part 1 or Part 2.

8. Best Private Club Feel: Ritz Residences

Ritz Lobby 1  (more…)

Preston center skybridge

Laura Miller wrote a note to homeowners inside the Athena, asking them to speak out against Crow Holdings’ proposed Preston Center sky bridge at the June 17 Dallas City Council meeting.

Midday Monday, residents in my high-rise received a double-forwarded note containing a letter I later found out was written by former mayor Laura Miller. The letter (after the jump) makes the case for opposing the sky bridge at Preston Center.

Since moving to Preston Hollow, I’ve noticed that any whiff of development is met with one-sided opposition. I’ve never seen any discussion or debate on whatever proposal is at hand. If it’s development, the knee-jerk seems to be to oppose it without giving the prospect an airing. I like air.

As I did with the latest Transwestern proposal for their much-diminished development on Preston and Northwest highway, I responded to the letter to provide counterbalance to the pointedly negative position.

Anyway, Miller responded to my note and in turn I replied back. You can read the exchanges that were sent to those 137 residents in the email exchange after the jump.

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Preston Tower - Small

Preston Tower’s balconies are fantastic, but the floorplans are odd shaped.

By Jon Anderson
Special Contributor

Correction: In last week’s column, I made a rookie mistake of believing a friend without checking (he’s been flogged and I’ve been humbled). The history of the “21” building at 3883 Turtle Creek is far more interesting than the story I was told about the 21 name reflecting the number of stories. In fact, as pointed out by reader/commenter and 21 resident John Rogers, 21 refers to the number of acres of the original plot. Development began in the 1880s as the site of Holy Trinity University which in the 1940s became Jesuit High School before being sold for the development of “21” and other commercial uses. The building was originally envisioned as low-income HUD housing. But when the original developer was arrested for skimming money from the project, ownership reverted to HUD before changing ownership again and being converted to condos.

On with the show…

The “Sticks” (the Pink Wall)

The Athena and Preston Tower were built in what was considered “the sticks” back in the day. If you’re under 60, you may not have heard of “Behind the Pink Wall.” It was a marketing phrase that made its way into local parlance. Today, the “pink wall” is a low, curvy faded beige brick wall you’d imagine Humpty Dumpty to preside over. It runs along the north side of Northwest Highway from the Athena to Preston Road and rounds the corner heading north for a bit. Locals think of it as a shrine. Practically, it’s a barrier keeping crazy folks from driving into building lobbies (and they do plow into the wall with some frequency).

Both Athena and Preston Tower were to have had two towers each. Preston Tower was to have had a second oppositely-curved tower also facing Northwest Highway. The Athena would have gotten a matching big-box tower as well (which a friend calls the Bob Newhart building). I assume interest wasn’t strong enough to make the second towers viable. By the time condos rolled around, I’m guessing the moment had passed. Today a pair of forgettable low rises occupy the space.

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