After Years of Foreclosures and Frustration, North Oak Cliff Apartments Back on Track

Rosemont-Perspective-After-Looking North.jpg
Good, Fulton & Farrell's renderings for the Alta West Davis complex
As conceptual renderings are my kryptonite, here's one that landed in the inbox late yesterday -- a look at what Wood Partners says it will build on that vacant lot at 1836 W. Davis, not so long ago the site of the Cliffwood Apartments. The address, of course, is familiar: A few years ago, you may recall, that 4.77-acre site was among four parcels in the possession of INCAP, which spent hundreds of millions in North Oak Cliff assembling acre after acre in the hopes of flipping and/or developing the land. INCAP higher-ups said of 1836 W. Davis: "The vision is to create another eclectic shopping district like Knox-Travis." But in the fall of '09, Amegy Bank foreclosed on the land, and that, for the time being, was that.

But earlier this year Cienda Partners stepped up with the checkbook, insisting it had would-be buyers lined up -- among them, as it turned out, Wood Partners, which earlier this year announced its intention to build the 207-unit Alta West Davis complex. But first the developer -- and architectural firm Good, Fulton & Farrell -- had to jump through a few hoops at the Landmark Commission before it could seal the deal.

Because, you see, 20 percent of the 4.77-acre sit sits in the Winnetka Heights Historic District. And city staff wanted to stop the new construction over a single issue, per last month's meeting agenda: "The proposed siding is hardi board, which is not allowed per the Winnetka Heights Historic Overlay." Only now it is. So now North Oak Cliff will get some fancy new digs come the first quarter of 2013, so they say: "a pair of three-story buildings featuring studio, one- and two-bedroom apartment homes, ranging in size from 650 to 1,200 square feet" with a "state-of-the-art fitness center, resort pool and bike shop with storage," per the release that follows.

Says Wood Partners director Todd McCulloch, "A lot of history has been germinated in that part of town and it is experiencing a resurgence, with locally owned and operated retail shops and chef-driven restaurants replacing old auto shops and long vacant buildings." Speaking of. Jump for the whole plan.
WOOD PARTNERS ANNOUNCES START OF CONSTRUCTION ON ALTA WEST DAVIS APARTMENT COMMUNITY IN DALLAS

Three-Story Community Will Offer Affordable Luxury Green Living and Architectural Integrity Consistent With the North Oak Cliff Neighborhood

DALLAS - Dec. 29, 2011 - Wood Partners has closed on the acquisition of a five-acre property in Southwest Dallas and will begin construction on Alta West Davis, a low-rise apartment community in the historical neighborhood of North Oak Cliff, in early January.

The 207-unit development at 1836 West Davis will include a pair of three-story buildings featuring studio, one- and two-bedroom apartment homes, ranging in size from 650 to 1,200 square feet.

Alta West Davis is located in North Oak Cliff, an older and established neighborhood where homes date from the early 20th century.

"Part of our site is in a historically designated district in the city and the architecture has to be sympathetic to the historical structures in the neighborhood. The neighborhood is predominantly craftsman or prairie style architecture and Alta West Davis is reflective of the historic nature of the neighborhood," said Todd McCulloch, a director at Wood Partners.

"A lot of history has been germinated in that part of town and it is experiencing a resurgence, with locally owned and operated retail shops and chef-driven restaurants replacing old auto shops and long vacant buildings. In addition to all the great things going on within walking distance in the neighborhood, we are centrally located five minutes from the center of Dallas, five minutes from Uptown and five minutes from the central business district."

Reflective of Woods Partners' commitment to building green, the company is pursuing LEED silver status for Alta West Davis. LEED (Leadership in Energy and Environmental Design) was developed by the U.S. Green Building Council in 2000 to provide a framework for certifying green building practices promoting sustainable building and development practices.

Obtaining LEED certification is a rigorous process that involves a commitment to sustainable building from design through construction and includes as-built performance tests. During the construction process each LEED strategy and measure is verified by a qualified third-party green rater.

Alta West Davis will feature a state-of-the-art fitness center, resort pool and bike shop with storage. Selected units will include faux wood flooring and iPod docking stations with in-wall speakers.

Construction is expected to be complete by the first quarter of 2013. Cienda Partners is the seller, Wood Construction is the general contractor and Good, Fulton & Farrell are the architects.

"Alta West Davis will appeal to the rent-by-choice market. It's an urban infill lifestyle, but more authentic than the mass-produced product people will find in other areas. It's also reasonably priced at a discount of $500 to $1,000 a month below other infill neighborhoods," said McCulloch.

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Lehigh Acres Foreclosures
Lehigh Acres Foreclosures

Glad that they're back on track. It's been a challenging year but they manage to pull through, I think this is what we all need to see. That it's possible overcome all the adversity.

Pennywhistlepark
Pennywhistlepark

Former Councilman Mark Housewright of Masterplan successfully rpresented the matter before the commission.

dfw75208
dfw75208

I live in WH and was involved in our response to this project.   Let me clarify a couple of things.

About 1/3 of the project, the side facing Rosemont Street is in the Winnetka Heights Historic District.  The rest of the project is not in the district, but in order to get approval for the portion of the project that is in the historic district, the developers had to comply with the WH historic district ordinance.  Several neighbors and the association worked with the developers to help design a building in the district that complies with the ordinance and relates well to the existing structures in the district.  The buildings in the project but outside of the district will not have the details that the Rosemont building will have, but the entire project will have some craftsman elements in order to be consistent with the surrounding neighborhoods.

You can be assured that the developers would not have gone through the Landmark Commission process if they did not have to.

ALso, hardi board is still not allowed in most instances within the district.  Nothing really changed.  The ordinance still sets out permissible materials and hardi is not allowed.  The Landmark Commission allowed a variance from the ordinance in this case because of the size and nature of the project.  Except for small amounts at the bottom of the skirt around a single family home, it will not be allowed and you still have to get Landmark Commission to use it in any instance.

gabbahey
gabbahey

I live in Winnetka Heights, I do not believe this parcel of land actually resides in WH.

This 4.77 acres is west of Rosemont, on Davis (across from the rebuilt church), which if I'm not mistaken, is actually the L.O. Daniel district, which is NOT a historic district, nor has Conservation District status (unless that's changed in the past few years).

WTF does Winnetka Heights have to do with this parcel of land and why do "they" have a say if it's not in their/our district?

Davis
Davis

Boundary lines around historic and conservation zoning districts are described in legal documents that are public information.  If you think you know more about the boundary line locations than the property owners, adjacent property owners, civil engineers, architects, City staff and attorneys then please contact the City staff or your City Councilperson.  Leaving a comment ending with a question like yours makes you look like a jerk.

gabbahey
gabbahey

I would expect those on the "city staff" who want to halt this operation, exercise some due dilligence, and determine whether they are right or not. The land plot is outside of WH, and not in a designated historic or conservation district, the developer should be able to build what they want, and not succumb to something they are not legally bound to adhere to.

If I'm wrong about the lines of demarcation, so be it, I would cheerfully take back everything I said about it.

As far as my comment and me looking like a jerk, get over yourself.

Anon
Anon

City staff doesn't "want" to stop this development. There was simply a disagreement about whether the material (hardi) fit in the Winnetka Heights ordinance. Landmark is the body that has the discretion to apply some latitude to what is written, not city staff. The article's wording makes it sound as if the city is looking for loopholes to stop a development they don't want. That is absolutely not the case.

RC
RC

There is a reason for the hardie board issue. It has always been thought that a hardie board surface was deemed 'lower quality' as opposed to brick and mortar. Some may call it 'snob attitude' but at a certain point, if you quite demanding the best, you eventually succumb to taking second or third best. OC deserves the same as anything around Preston Royal.

Oak Cliff Townie
Oak Cliff Townie

Glad to see something besides dirt back on the Tax Rolls.

It would be nice if you could have  link backs to  some of the Grand and Glorious plans and  ideas that seem to come down the Avenues our home area .

The wonderful successes and the not so wonderful vacant lots.

Can they SHOW US a Business plan ?  The real one not the Visionary one.

Montemalone
Montemalone

Any hints about what may come to the other 95 +/- acres?

Robert Wilonsky
Robert Wilonsky

Ya know -- I just went back and re-read ALL the articles on INCAP and how much was assembled and where and for how much, and I've gone back and tweaked the item to back off the 100 acres. Because I think it was more than that -- there had been a reference in '08 to 300. But the four that fell into foreclosure totaled far less in 2009. So when everyone's back in the office Tuesday I'll ask around. But that vacant lot on W. Davis is a good start -- feels like it's been barren for years.

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