Plans Remain For Food Trailer Court Parked Next to Trader Joe's on Old Arcadia Site

Categories: Biz, Development
ArcadiaFire.jpeg
From the ashes of the Arcadia, which burned down in June 2006, arises a Trader Joe's and a food-trailer park.
Two questions this morning about Trader Joe's plans to build its first Dallas location on the site where once the Arcadia stood: Does this kill the food-trailer park Madison Partners had planned for the site, and what does this mean for the old Whole Foods spot everyone thinks is going to Walmart? Not sure about the latter; messages have been left for former council member and property owner Mitchell Rasansky, who last said he's three delays into his deal with ... well, he still won't say.

But Jon Hetzel of Madison Partners, which owns the site, tells Unfair Park this morning that the food-trailer park's still a go, though plans have been significantly altered for two reasons. One, of course, is Trader Joe's -- a deal Hetzel says was "months in the making," hence his reluctance to give firm dates about the trailer park during our discussions in recent months. "Everyone's been bugging me: 'What's the deal with the food court? What's the deal with the food court?' And I couldn't say anything."

That, combined with the city council easing its restrictions on food trucks in recent months, will result in a "restaurant-bar building with a commissary in the back that would provide air-conditioned dining space for food-truck customers," as Hetzel describes it this morning

[Update at 12:37 p.m.: Among the info you'll find on the other side is the answer to several folks' questions about parking spaces for Trader Joe's.]

"We had that 120-degree Texas summer, which freaked everyone out about the viability of outdoor dining," he says. "We'll have a food-truck park around patio and have more of a traditional food-truck set-up without having everything bolted down, which was the original plan till the city eased its restrictions."

There is no time line for the build-out: Hetzel concurs that "fourth quarter 2012" sounds about right for Trader Joe's opening, and he hopes to debut the food-truck court around the same time. "We don't want to do anything specific till Trader Joe's is going. Our main focus is to get that done. We do plan on trying to open them up concurrently. But arguably this will be more more exciting, because it'll be part of a larger development."

Madison Partners, of course, is the same property owner that tried to put a bowling alley in the old Lucky's Roadhouse spot next to Good Records, only to have its specific use permit rejected by the city council -- hence, the lawsuit against the city filed two weeks ago.

Update: Hetzel says "LGResident" is right about at least one thing, which is Madison Partners is indeed going to raze the old Encore nightclub at 5631 Sears and "use the big parking lot on the side of that to make one larger parking lot." He adds: "We also are going to have another parking lot on Sears and another one on Bell for overflow parking as well. But there will not be a parking garage. It's a 15,000-square-foot building."

When asked when construction will begin, Hetzel says: "As quick as we can. There are still a few steps. It's not going to begin in 30 days. There are construction drawings to be done, we have to get building permits and pick a contractor." But he doesn't expect a stop in front of the City Plan Commission: "You only have to go to the plan commission if there's a zoning change but building a grocer won't require that."
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Houston Transmission Repair
Houston Transmission Repair

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Houston Transmission Repair

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Houston Transmission Repair
Houston Transmission Repair

Incase you find some kind of problem in the automatictransmission system of your automobile then you will find yourselfhelpless about it. But it should not be like it. Before taking your car at somerepair shop you should try some preventive steps athome.

Houston Transmission Repair
Houston Transmission Repair

Incase you find some kind of problem in the automatictransmission system of your automobile then you will find yourselfhelpless about it. But it should not be like it. Before taking your car at somerepair shop you should try some preventive steps athome.

Houston Transmission Repair
Houston Transmission Repair

Incase you find some kind of problem in the automatictransmission system of your automobile then you will find yourselfhelpless about it. But it should not be like it. Before taking your car at somerepair shop you should try some preventive steps athome.

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Houston Transmission Repair

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Jeff Biehler
Jeff Biehler

Food trucks are fucking gay.

Texasdave60
Texasdave60

Uh, Im sure Miley and Caroline, owners of Easy Slider, are laughing at that comment

inklenotrump
inklenotrump

this comment embodies Dallas douchebaggery

Montemalone
Montemalone

I'll show you what fucking gay is, and it ain't got nothing to do with food trucks, asswipe.

Coleman
Coleman

yeah, pepper that chiliring!

RJ
RJ

So I guess the Hunt/Medrano Lowest Greenville improvements paid off?

Randy S
Randy S

Trader Joes doesn't bring in the parking hordes like a Walmart or Kroger. It will require more than an Aldi, but it's NOTHING like a Whole Foods. Trader Joes are small, and typically service a neighborhood. Once more get built the "OH MY GOD! IT'S A TRADER JOES!!!!" crowd will be able to spread themselves out a bit.

But other than the initial hoopla, a typical Trader Joes doesn't draw massive traffic.

Steve
Steve

The Comment Section Planning & Zoning Braintrust sure is fired up about the prepackaged-meat/Dollar Wine store going in next to the bong shop, tattoo parlor and those shitbag bars.

Jessica
Jessica

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Rob
Rob

Q: What's overrated?A: Trader Joe's

cp
cp

Agreed. I am spending my winter in Minnesota and I have to say, I'm not impressed with TJ's. I think we Dallasites are supremely fortunate to have both Whole Foods and Central Market. I like Kowalski's here alright, but what I wouldn't give for a Whole Foods!

TimCov
TimCov

As someone who has lived in several areas of the country, I have to agree. In the DFW area. we have it really good as far as grocery stores go. The only improvement I could see would be HEB bringing regular grocery stores to the Dallas area. Then, Kroger would have some more direct competition.

Avi S. Adelman
Avi S. Adelman

First, you mean Mitchell Rasansky, who owns the WF property, not Ron Natinsky.

Second, there is nothing free on Greenville Avenue. Ever.

Third, a multi-level parking garage and retail and residential would need a zoning change (a big zoning change). 

I would be very happy to see that kind of development across the street from my house. But you can be sure some of the Luddites from Lower Greenville NA will fight like hell to stop it.

PhilanderingMoustache
PhilanderingMoustache

Oh Avi.  That's why you're so popular.  You know how to turn up the charm.

tekstep1
tekstep1

Why are some people hell-bent on destroying the character of our neighborhood?  Why don't we just rip down the rest of the M-streets and Lower G to make way for Uptown?  Its as if people have no concept of urban planning...

PhilanderingMoustache
PhilanderingMoustache

Then respond to the post that mentioned it (Avi's) instead of mine.  The internets ain't hard.

tekstep1
tekstep1

I care that proposal for a multi-level parking garage are being thrown about.  Its that type of development that needs to be discouraged here.  And otherwise, I don't care where people park at all.  I knew what it would be like when I moved here.

PhilanderingMoustache
PhilanderingMoustache

I don't see how me not caring about where people park translates to turning Lower Greenville into Uptown?

Whatever floats your boat dude.

tekstep1
tekstep1

I get it that a small group of people see Lower G as Bourbon street incarnate, but they are few.  The majority of us that live here and go out around here exhibit little of the disrespectful attitude embraced by the individuals.  However, to destroy the historic enchainment of a neighborhood with something that belongs in Addison (Addison circle) would be to deny the very character of the surrounding area.  My wife and I moved here to escape the north Dallas scene and live where an actual community exists.  Architectural features can display the philosophy of an area.  Do we really want to make Lower G like Uptown?

PhilanderingMoustache
PhilanderingMoustache

Wow, it's like my comment is in a different language or something.

Resident Only parking isn't going to keep people from pissing in my yard.  Or leaving trash in my yard.  Or blocking my driveway.  I don't care if cars park up and down my street.  I knew about all of the traffic before I bought my house, and I'm ok with it. Resident Only parking, however, doesn't cure the rude jerks that think that it's ok to act like animals.  I think that Angela and Pauline are trying to change the "type" of people that come to the area by making it more upscale.  I don't know if that's going to work, and I'm a bit indifferent to the whole thing, but more power to them for trying to make a difference.

RPO guy
RPO guy

Dear Philandering

People who come to Lowest Greenville for any reason don't care where they park, as long as it's free.

If you and your neighbors are (rightly) concerned about parking issues, then maybe it's time for you to consider Resident Only parking.

http://www.residentparkingonly...

PhilanderingMoustache
PhilanderingMoustache

As a fellow resident, I have to respond with--I don't care where people park, as long as they don't block my driveway, trash my front yard, or piss in my front yard.  I think that those are very reasonable expectations.

I think that "neighborhood character" changes over time.  Nothing is static.

scottindallas
scottindallas

said it before, repeating now, they need to build a parking garage at the old WF site.  I'd have retail on ground level, maybe even some apts.  But, I'd have floors and floors of parking, above and below ground, would make a killing, specially with TJ and roach coaches. If Natinsky were a real city father, he'd set up the parking as free to the public. Arranging contracts for some parking with valets and others could still generate revenue.

tekstep1
tekstep1

Mixed-use development of the legacy kind has no place here.  Neither does a monstrosity of a parking garage.

inklenotrump
inklenotrump

you know what sucks balls? valet parking

Matthew Gunter
Matthew Gunter

I really don't understand what was wrong with the old Whole Foods space. Why build another f-ing grocery store? That Whole Foods is not a giant space.

LGResident
LGResident

The Whole Foods / Blockbuster space is 43,000 sf. That is DOUBLE the size of the average Trader Joe's. 

And this brings up an interesting point - Where is the parking??? Whole Foods included a parking lot on site. For Trader Joe's expect Madison to tear down the Encore building (formerly a transmission repair shop) to give access to one humongous lot from the service alley all the way down to the fish monger on Sears Street.

Madison just bought the Pearson Plumbing property and rumor has it they want to build a multi-story parking garage on the south side of Sears (they already have two large lots there). It makes sense, but the neighborhood will probably impact this due to proximity to the homes and apartments.

The Derelict
The Derelict

fuck parking,  you emotard!  make up your goddammed mind.  want a walkable community or frisco? 

Matthew Gunter
Matthew Gunter

The Whole Foods site isn't connected to the Blockbuster, they could just rent it and it seems pretty comparable to the TJs I've seen in Portland.

I guess this dooms us to a Walmart in the old Whole Foods location?

And as an aside, how many grocery stores does this give us in a ~3 mile radius? Sunflower, Fiesta, Kroger, Trader Joes, and presumably Walmart. There's also that Aldi on Live Oak. That seems like overkill.

tekstep1
tekstep1

And whats wrong with a bowling alley at that site?

Guest
Guest

The Blockbuster space was subleased by Whole Foods to Blockbuster.  WF's lease restricts new grocery store tenants from using either space.  WF's lease expires in 2013.

Avi S. Adelman
Avi S. Adelman

The Whole Foods (formerly Safeway) and Blockbuster (formerly Skillerns) were separated by an alley up to about six or seven years ago. Whole Foods took out the northern wall and built the Bluebonnet Cafe / kitchen in that very wide space. They now share a common wall, but the ground level difference is about 10 feet.

Even if you take out Blockbuster's footage, that means Whole Foods is 35,000 sf. Which is still too large for the average Trader Joe's per their own specs posted on various shopping center blogs. And as old as that building is (1969), it has issues - asbestos, oil etc. As reported earlier, someone dug a billion core samples in the parking lot and building, plus dug into the walls. Whatever they found must not have been really pleasant, or we would have WalMart on the site.

With Trader Joe's, Sunflower, Fiesta and Whole Foods Lakewood in less than a three mile radius, we are probably not going to see WalMart here.

That's why a mixed use - residential/retail - on the Whole Foods site (tear it down, start over again) is the best idea.

elbueno
elbueno

underground garage?

SchluderStrip
SchluderStrip

Average Construction Costs:

Above ground parking: $25 per sqftBelow ground parking: $70 per sqft

Please make your check for the difference out to: CASH, Thanks!

Robert Wilonsky
Robert Wilonsky

Soon as I got off the phone with Hetzel I realized: Damn it, I didn't ask about parking. I've sent him a follow-up about that very thing.

J. Erik Jonsson.
J. Erik Jonsson.

You might also ask about the terms of the TJ's deal (e.g. lease or purchase, length of lease, ground lease or traditional, single or multiple tenants in the building).  There also was once a plan for a multi-use green building on that lot to be anchored by a specialty grocer.  Green wall and roof, highest LEED certification, etc.

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