Showing posts with label Oak Lawn. Show all posts
Showing posts with label Oak Lawn. Show all posts

Wednesday, September 14, 2011

Seven Hills Commercial Selected to Build New Spec Suites for Westdale Real Estate Investment and Management

Dallas based Westdale Real Estate Investment and Management has selected Seven Hills Commercial, LLC to build over 8,000 square feet of new high end spec suites at 3100 Monticello. These will be move in ready tenant spaces featuring glass conference rooms, stainless steel appliances, granite counters in the break rooms and wood flooring in the reception areas. They are scheduled for completion starting in early October. The efficient and friendly floor plans were designed by Entos Design.

Westdale recently acquired 3100 Monticello, a 174,879-square-foot, Class A office building located near the Katy Trail, Knox/Henderson and Highland Park areas of Dallas. CB Richard Ellis is doing the leasing for the building.

Seven Hills Commercial has expanded services into four primary markets to include Texas, Arkansas, Oklahoma and Louisiana. Their current pipeline of projects includes: ground up multifamily and office and retail tenant finish. They recently hired 4 additional senior team members to keep pace with their growing book of business.

Seven Hills Commercial, LLC is a Dallas based full-service construction company, driven by a single mission: take care of the clients, take care of the company culture and take care of the community. Our core team of professionals has more than 50 years of collective expertise. We approach each project with personal involvement from the inception to completion.

Saturday, July 30, 2011

Historic Shingle House Available

A for sale sign went up recently on the historic John Hickman Miller House at the corner of Cedar Springs and Sale Street in Oak Lawn. It appears the shingle style house most recently used as an office is a product of foreclosure and currently owned by Bank of America. The asking price is $1.9 million. 

Dallas businessman John Hickman Miller had this home built in 1904 as a wedding gift for his wife Kitty Malone, who died in 1969.

The 6,298 square foot building is registered with the Texas Historical Commission, the National Register of Historic Places and the City of Dallas Landmark Commission. The property features nine executive offices on two stories, an attractive first floor lobby and a large wrap-around porch with excellent views of the Downtown Dallas skyline.

Wouldn't it be grand if someone wanted to make it their private home.

Wednesday, July 27, 2011

A Faire of Food at Snider Plaza

Snider Plaza in University Park was introduced to me verbally by an acquaintance as I learned about Kuby's Sausage House, a German restaurant and grocery store. We headed over to Kuby's Monday evening, but found it closed. In fact it only appears to be open for dinner on Friday and Saturday.

Deciding to grab some Asian food on the way back to Oak Lawn, plans changed upon spotting a place called Food from Galilee.

Walking into a somewhat dark, but comfortable restaurant, we asked to see the menu. A couple sitting towards the back offered theirs and commented that the food was good and they ate here often. Certainly that made it worth a try.

The lentil soup and salad may have been the best part of the meal, but that's not to discount the entres including stuffed cabbage. The prices are also reasonable, with entres available for around $12.



6710 Snider Plaza
(214) 750-0330

Friday, July 22, 2011

Pre-Owned Home Sales Fall in Dallas

A large interactive map posted on the Dallas Morning News web site this morning shows a huge swatch of varying shades of red throughout the city. Pre-owned home sales for the second quarter of 2011 have dropped some 12 percent. One noticeable exception indicated by a patch of deep green in the center is Oak Lawn, which logged at six percent increase. The biggest drop-35 percent-was in Euless. The price differential between Oak Lawn and Euless is much smaller, however. Prices in Oak Lawn dropped two percent compared to four percent in Euless. 

See the interactive map

Monday, July 18, 2011

Zaguan on a Sunday

Brunch at Zaguan Latin Bakery and Cafe provides a good change of pace for a Sunday morning. Located on Oak Lawn Avenue in a strip plaza, Zaguan also provides outdoor seating which some were taking advantage of despite the high temperatures. The picture menu was helpful for first timers like us not knowing what to order. We also asked the waitress and both ended up with what she says is one of the most popular items, the Cachapa with beef and cheese. Served with plantain chips or a fruit cup, I could see why this would be popular- it's delicious! We also had to try a bakery item and chose the cherry pasteles. You may also note the free samples of bread provided on the counter.

2604 Oak Lawn Avenue

Wednesday, July 13, 2011

Public Transportation in Dallas: Not There Yet

Until I moved to DFW area, I had always been using public transportation.

There were not many people who could afford owning a car when I grew up in China. True, in the 90’s almost everyone rode a bicycle for commuting. Almost, as I said here because my mom is one of few in China who doesn't know how to ride a bike. But she has been fortunate to always live within walking distance of work. I remember the excitement when waiting for the bus with my mom to go shopping on those Sunday mornings. Occasionally the bus was so crowded that nobody could walk around without pushing others. You handed out a dime to someone next to you and he relayed to the next and so on and on until the money reached the bus assistant and then the fare ticket came back in the same manner. 

When buses are the only means to transport people from point to point, you don’t complain about the service – you deal with it and it is part of your life.

For a short period of time, I lived in a small town in Japan and worked in a neighboring city. The on-time performance of my daily commuter bus was so stunning that the difference between the actual arrival time and the schedule could be counted in seconds. Every regular commuter had their own seat and we greeted each other with a nod and rode the next 30 minutes or so together in silence.

In the next stop of my life journey, Pittsburgh provided a public transportation service that paled in comparison. The wait for the next bus could feel excruciating on dark winter nights. And rivers, bridges and meandering roads made a seemingly close destination much further away. It was on those buses that I finished reading many New Yorker Articles, including “The Climate of Man”, a three-part article that made me aware for the first time that riding a bus helps reduce a carbon footprint.

But it went deeper than my newly converted greenness. Using public transportation gives me the freedom to either retreat into my own world or diligently observe the sights and sound of the city, or glimpsing at other anonymous passengers. The sub-consciousness pulls on me and out between solitude and interaction within a small public space that moves through different neighborhoods and has had a great positive boost to my productivity. By the time that I got off the bus in Pittsburgh, I always felt I had rested enough and was eager for the next task.

New York is the only city I've lived in where schedule brochures for subways systems seem unnecessary. Riding a train was never as quiet as a bus ride in Japan or as mind-soothing as in Pittsburgh. It is a platform where arrays of commuters, with occasionally real entertainers, absorb other fellows into a kaleidoscopic assembly of colors, smells, sounds, languages and motions. I have learned those rats living underground are deaf from train noises, at least that's how conventional wisdom has it, and the tricks of which train car to get on in order to get out quickly.

Moving from New York City, it was natural for me to hop on a commuter train the first day I moved to a new place in Dallas that enabled me to use public transportation for work. Trinity Railway Express, a commuter rail line which connects Dallas with Fort Worth through many of the Mid-Cities, has something even New Yorker may envy: A bi-level cab car with free internet.

On my first morning ride, the train was empty, partially because that particular one only went to DFW airport, which is still 30 minutes away from Fort Worth. A guy in security uniform fell asleep. And a woman was playing with her smart phone all the time. After all, the route is not scenic. Named after the Trinity River, which also links Dallas with Fort Worth, most of the sections between Dallas and DFW airport are in the southern part of Irving, which alternates between isolated shopping plazas, desolate houses and industrial warehouses.

There is a streamlined shuttle connecting TRE Centerport station (DFW airport) with nearby corporate headquarters during rush hour. I felt like having a chauffer service even though the ride was merely one mile long.

Yet it was a totally different story on the way back. After getting off at Medical/Market Center station, I was instructed by Google Map to either walk or wait for a free shuttle bus in order get to another bus for transfer near Parkland Hospital. The walk was not long, in fact merely 0.7 mile; yet it was more than 100 degrees at 5:20 p.m.

I decided to walk. Luckily I was wearing a polo shirt. However, right after I turned around at the Children’s Hospital, I realized that I made a mistake. The walk involved crossing Harry Hines Boulevard, a major six-lane alternative highway (to I35) in rush hours. According to Wikipedia, the boulevard is regarded as the very first “highway” in Texas. Normally it takes some courage to cross such a monstrous road, yet I was lucky that road construction slowed traffic dramatically at the intersection.

Fifteen minutes later, I was outside the Parkland Memorial Hospital’s new site (under construction) where 11 different bus lines plus two different DART light rail lines merge (sort of).

All bus stops are scattered around a wasteland with overgrown grass big enough to fit in a basketball stadium. It was very hard to tell what bus stops are where from distance and there is no map for guidance. Worst of all, there was no shade at all. Just as I was wondering where was the bus stop for my bus to Oak Lawn, a 409 bus circled around and stopped on the other side of the grass dune. I decided not to run to save my dress shoes and myself from a heat stroke. So it left without waiting for me. The next 20 minutes was long. I didn’t melt, but I expected to. The only relief that I got was from the shade of the small bus sign. The bus ride was merely 12 minutes yet the waiting (plus walking) part cost me 35 minutes, all directly under the sun.

By the time that I got home, it was one hour twenty minutes later from when I stepped out of the office.

Neither the TRE ride nor bus ride was bad at all, yet Dallas public transportation system fails to connect people point to point. It is, instead, designed for interconnecting regions; yet without point to point coverage, public transportation cannot be a feasible solution for most of residents.

For example, TRE Medical/Market Center station is NOT anywhere nearby DART Southwest Medical District/Parkland station. If one prefers light rail and trains for connection, they have to take TRE to the next stop (Victory Station) and then ride a DART train back to one kilometer.

It is probably too late to change the route of either rail system to make them connect, then an alternative solution is to have most of the buses which stop at Southwest Medical District/Parkland station take a three minutes detour to the TRE station so that anyone who needs a transfer does not have to relay on a particular free shuttle.

Lastly, it is understandable that buses may have some delay and a maximum twenty-minute wait can occasionally occur, yet it is important to at least make such a wait tolerable. A shelter with a full partial roof helps. For a big transport hub with many bus stops clustered, a center passenger wait room with detailed bus route/connection and schedule information is more attractive.

Recently, the Dallas Morning News published an article about the DART ridership. It puzzles many that less people are using DART now even though gas prices are at historical high. Yet without being able to connect people to where they want to go and without consideration of daily commuter’s basic needs such as route, time, frequency and a simple shelter, it won’t win their hearts, easily.  

Tuesday, July 5, 2011

What Can You Get for Less than $100K in Oak Lawn?

Owning property is often very affordable if you're expectations aren't too high. This doesn't mean you have to live with broken faucets, pealing paint and cold water, or take life into your own hands walking to the bus stop (although you need to be alert everywhere).

More and more Americans are learning to live small. How much space do you actually use anyway? Why pay to heat space you never go into? When you figure out costs for things like and extra bedroom for guests or space to entertain, its often much more advantageous cost-wise to get a hotel room a couple times a year or rent a party space than it is to pay a mortgage on space you don't use.

Right now there's a 579 square foot one bedroom condo in Oak Lawn near Wycliff and Dickason for just $38,000. That's just $66 a square foot and about $233 a month plus HOA fee. That's likely to represent a substantial savings over renting.

Another condo at 4340 Cedar Springs Road is offered at $55,000. It's a little bigger at 714 square feet, which is actually on the large side for a one bedroom in Brooklyn or Manhattan. It's near Cedar Springs and Wycliff.

Closer to the top of our range, there's a unit at 3883 Turtle Creek Boulevard advertised for $99,000 with 783 square feet. This building is a high-rise and may have higher HOA fees, but its pretty remarkable that you can get into a Turtle Creek property for less than $100K.

Sunday, July 3, 2011

Another Place for Good Pizza in Dallas

Bellini's Italian Restaurant was recommended by a friend. I had pictured a take-out pizza place, more fitting with the small strip plaza along Congress Avenue, not a sit-down Italian restaurant. The air-conditioned space away from the sun was the perfect break from the Texas heat, however. The Peroni in a chilled glass helped too.

The menu included a variety of Italian dishes, but being only lunch time, we went for the Margarita Pizza. The waiter said a medium would be plenty for two people. As it turns out, a small may have been plenty because we only finished half, and not because it wasn't good.

The Margarita pizza came with plenty of sauce and really stringy cheese, plus sliced tomatoes and shredded basil. There was enough sauce as to not be overpowered by the cheese and the crust was tasty, although a little on the thick side. All in all its better than 95 percent of the pizza you find in North Texas.

Recommended specialties for dinner include chicken and veal, either Marsala or Piccata.

3810 Congress Ave
Dallas, TX 75219

Zagat 2009 Texas Restaurants (Zagatsurvey Texas Restaurants)
Pizza: More than 60 Recipes for Delicious Homemade Pizza
Old Stone 4461 16-Inch Round Oven Pizza Stone

Thursday, June 30, 2011

New Trolley Turnabout Coming to West Village

PCC Car in San Francisco
A new turnabout in West Village will allow the McKinney Avenue Transit Authority to begin running PCC cars from Toronto. Currently only double-ended cars run on the line connecting the Art Museum with the West Village. The turntable also is being constructed adjacent to m DART’s Cityplace West subway entrance. It's expected to be a tourist attraction, as well as a practical tool to re-orient the streetcars. A recent article in the Dallas Morning News compared it to Ghirardelli Square in San Francisco. Efforts are also under way to loop the streetcars through the Dallas Arts District.

The PCC name comes from the design committee formed in 1929 representing the Presidents of various electric street railways. The Electric Railway Presidents’ Conference Committee, or ERPCC, was tasked with producing a new type of streetcar that would help fend off competition from buses and automobiles. It hasn't quite lived up to that task, but is currently helping provide alternatives to automobile use. 

Monday, June 20, 2011

Macho Nacho for Lunch

We first walked into Macho Nacho at Cedar Springs and Throckmorton during the Cedar Springs Merchant's wine walk a few weeks ago. They offered us some free nachos with our free wine. That in itself should be reason enough to come back. But the place just looks cool. 

At lunch today we found a refreshing twist on some old favorites. No black or refried beans here. The choice is refried white or pinto beans. Neither of us tried a nacho dish, but Greek God tacos with lamb were particularly tasty. Most dinners are prices around $10.


Sunday, June 19, 2011

French Toast, Dallas Style

French Toast from Eatzi's
Until recently I thought of French toast as something powdery and on the light side. In Dallas it seems to be somewhat consistently served like a brick. With syrup it takes on the consistency of Crisco. I thought this was local to one restaurant, but my experience has been repeated much to my dismay. What's with this thick bread?

Tuesday, June 14, 2011

Sushi, Noodles and Rice on Lemmon

Wai Wai,  4315 Lemmon Ave
Stopped into a little Asian fusion restaurant on Lemmon Avenue near Wycliff for dinner this evening. It's in a shopping plaza and from the road it could be anything from a dingy little place to something else. The atmosphere was a pleasant surprise, however with somewhat of a big city fusion feel. Electronic screens and well-illustrated menus make it easy to order and the prices are quite reasonable too. This evening there was also a sake and domestic beer special. Not much into light beers, I chose the sake, which despite being from different countries, paired well with the Tofu  Pad Thai. Check it out!

Friday, June 10, 2011

Friday Night Pizza Deal

The best things in life may not be free, but they do come at a good price sometimes. Friday evenings at Eatzi these delectable thin-crust pizzas are only $10. Grab a High Life or wine and sit out on the patio. Choose from margherita, mushroom, "multi-cheese" and my favorite (shown here), hot coppa. Available from 4 p.m. to 9 p.m. Don't call ahead, they're ready. Just walk in and ask for your favorite.

Tuesday, June 7, 2011

Thai Lotus on Cedar Springs

As experience would have it, I'd assumed many of the restaurants along Cedar Springs would not have the best food in the world. This area after-all is known for its pubs and discotheques and when you've had a bit too much to drink, the demand for food quality declines. This is not universally true, however and it seems that recently the restaurants which have opened are of a higher-caliber. 

In the middle of it all, a small Thai restaurant called Thai Lotus Kitchen appears to have been here a while. I had seen it but didn't really know if they had indoor seating and had incorrectly assumed it was for tak-out. On a recommendation, we stopped in. The food, as suggested, was quite good. The atmosphere isn't at all glamorous, but if what you want is good food before or after drinking-or even instead of it (It doesn't appear they serve alcohol or allow BYOB), give it a try.

Monday, June 6, 2011

Make Time for the Cosmic Cafe

Looking for great vegetarian food? Look no further than Cosmic Cafe on Oak Lawn Avenue. The building is a treat in itself, plus there's enough taste variety to please your meat-eating not yet converted friends. A trip here may even get them into it. Check out the meditation rooms upstairs!

2912 Oak Lawn Avenue
(214) 521-6157



Friday, June 3, 2011

A $225,000 Manhattan Condo? For Real?

It appears so. Every so often you see a listing like this one. If you're used to the space in Dallas, New York units are generally going to feel small. This one doesn't even list the square feet. But hey, it's in Gramercy Park. It even comes with bike storage. Location, location, location. Keep in mind there are many available in Dallas for less that $100,000 and well under $100 a square foot. 

Wednesday, May 11, 2011

The Urban Neighborhoods of Dallas

Victorian-Era Home in Dallas
Dallas has a history stretching back to the mid- 19th Century, but the boom of the 1980s seems to have changed it forever. The metropolitan area is the largest metropolitan area in the South and fourth-largest metropolitan area in the United States. It's also the core of the largest inland metropolitan area in the United States that lacks any navigable link to the sea.

Given its also located on a prairie without geographic confines or natural barriers, its a wonder there are any skyscrapers ar anything that grew to reflect in some way the typical notion of a city with a downtown core surrounded by neighborhoods. But its my understanding that has been the criticism of Dallas, that there's no downtown. It's also one the city is working hard to overcome. 

The area is undergoing a transition as dozens of residential conversions and new high rise condos bring more permanent residents downtown. The number of residents downtown has doubled in the last decade to reach just shy of 30,000. Moreover the nearby neighborhood of Oak Lawn has had a ten percent increase in population since 2000 and has about 40,000 residents. 
Buildings in Downtown Dallas

An improvement over Oak Lawn is an area on the opposite side of Turtle Creek/Katy Trail known as Uptown. The number of vacant lots here is far fewer and the neighborhood is both more walkable, without the pedestrian threats of busy streets such as Lemmon and Oak Lawn Avenue which cut through the neighborhood of Oak Lawn. 

Most of the buildings in downtown Dallas and the surrounding neighborhoods are from the past 40 years. It's also apparent from the buildings the area has become more dense over time. In the example of Oak Lawn, there are scattered single-family homes from the period of 1910-1930 around on large lots. One can assume the area was once primarily filled with these "streetcar suburb" type homes. As they have been demolished, apartment and condominium complexes have been filled in, in many cases without much thought towards planning. Instead of facing the street, many are lined along a narrow alleyway and sit four deep on the lot. 

I've long been an advocate of an organic building process that lets structures be replace piecemeal slowly, but the two neighborhoods give me pause. It seems clear that in the uptown area, structures have been cleared and replaced in large sections. The result is a better consistency and street scape. Of course this would not be the case if the structures had been replaced with the same type of structures, or at least the same orientation.

The other interesting neighborhood is known as State Thomas, which according to Wikipedia contains the largest collection of Victorian-era homes remaining in Dallas. These are mixed in with a variety of very attractive newer condominium buildings, with commercial uses such as restaurants mixed in. 

Another neighborhood that has been brought to my attention is known as Oak Cliff. It seems to have a number of advocates out there. I paid a visit myself and from my initial inspection, I can say with relative certainty the Wikipedia statement about State Thomas is not at all accurate. Perhaps it would be true should you add the word "restored" before "Victorian-era." 

From what I know, these neighborhoods, plus downtown are the most urban neighborhoods in the city. With a little luck, one of them will soon be home.