Sustainability is a mindset, a paradigm shift that looks at not only the here and now, but takes a long enduring perspective. While much of this perspective has to do with energy use and recycling, it may take a simpler, less obvious appearance in the form of urban infill or building repurposing. Two very different projects in Dallas Dallas
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| Zang Triangle - Elevation & Site Plan |
Zang Triangle In the Oak Cliff area south of downtown Dallas, Lang Partners is hard at work on an apartment project nestled on a 2.88 acre triangular piece of land at Zang and Colorado - Zang Triangle Apartments. Committed to developing projects that offer the pedestrian lifestyle, Land Partners is constructing a 260 unit complex with upscale amenities. Dirik Oudt, President and Kyle Oudt, Director of Operations meet with our UTA group to share the challenges they faced in undertaking this development. Dirik
Oudt said that the two major challenges were 1) financing the project and 2) putting together the right team. The challenges of the financing were made more complex by the timing project and the lack of traditional funding available. While this process took longer that usual, Oudt acknowledged that the hard times also contributed to making the project possible. TIF , funding through NTCOG, and the lower cost of construction in the down market all contributed to the ultimate 
success of the financing. The second challenge was putting together the best team to make this idea a reality. The defined space constraints, the need to obtain maximum density, and the obligation to build a concrete parking space all led to unique characteristics and the need for an experienced and unique team. Lang Partners found that team in the form of architect group JHP and general contractor CF Jordan.
success of the financing. The second challenge was putting together the best team to make this idea a reality. The defined space constraints, the need to obtain maximum density, and the obligation to build a concrete parking space all led to unique characteristics and the need for an experienced and unique team. Lang Partners found that team in the form of architect group JHP and general contractor CF Jordan.
Sustainable Mindset When both developers were asked what sustainable features they had worked into their project, they were quick to step away from the concept focusing on the challenges of financing in this down market, the increased level of code requirements, and the high cost of green certification. They did list the use of energy efficient light bulbs and low use plumbing fixtures, but didn’t seem to think of themselves as sustainable beyond that. In truth, both these project represent a sustainable mindset. Zang Triangle is revitalizing an urban environment while promoting a walkable lifestyle. The 400 North Ervay Apartments are an example of ultimate recycling taking a unique building, maintaining its integrity, and preserving its history while giving it new life. Sustainabilty is defined as the capacity to endure. Based on the presentations by the developers of Zang Triangle and 400 North Ervay, they are both exmples of a sustainable mindset.
400 North Ervay The second project we visited was at 400 North Ervay in downtown Dallas. This project is a repurposing of the old Post Office & Courthouse built in the late 1920's into luxury apartments. Shawn Todd of Todd Investments shared with us the story of the building's new birth and gave us a tour of the property "in process". His frank and open presentation of the challenges of the project was both 
an encouragement and an inspiration. The building is, in Todd's words, "cool". The attention to detail and unique craftsmanship were everywhere from the light fixtures to the ceiling. The history of the building was also fascinating - housing the courtroom of the judge who swore LBJ in to the Office of President after the assassination of JFK. One of the most fascinating elements of this project was the 
formation of a condominium contract with the post Office, allowing them to own and continue to operate their office on the first floor of the builiding. Todd discussed the challenges of working on a National Historic Landmark and the benefits and limitations that designation presents to financing. Beyond the unique achitectural features of the project, it will house only 78 units creating a small and homey atmosphere, a noted difference from the high rise apartments prevelant in downtown Dallas. Another interesting feature of the project is the addition of an event venue utilizing the
an encouragement and an inspiration. The building is, in Todd's words, "cool". The attention to detail and unique craftsmanship were everywhere from the light fixtures to the ceiling. The history of the building was also fascinating - housing the courtroom of the judge who swore LBJ in to the Office of President after the assassination of JFK. One of the most fascinating elements of this project was the 
formation of a condominium contract with the post Office, allowing them to own and continue to operate their office on the first floor of the builiding. Todd discussed the challenges of working on a National Historic Landmark and the benefits and limitations that designation presents to financing. Beyond the unique achitectural features of the project, it will house only 78 units creating a small and homey atmosphere, a noted difference from the high rise apartments prevelant in downtown Dallas. Another interesting feature of the project is the addition of an event venue utilizing the
courtroom common space and a planned rooftop terrace.
Sustainable Mindset When both developers were asked what sustainable features they had worked into their project, they were quick to step away from the concept focusing on the challenges of financing in this down market, the increased level of code requirements, and the high cost of green certification. They did list the use of energy efficient light bulbs and low use plumbing fixtures, but didn’t seem to think of themselves as sustainable beyond that. In truth, both these project represent a sustainable mindset. Zang Triangle is revitalizing an urban environment while promoting a walkable lifestyle. The 400 North Ervay Apartments are an example of ultimate recycling taking a unique building, maintaining its integrity, and preserving its history while giving it new life. Sustainabilty is defined as the capacity to endure. Based on the presentations by the developers of Zang Triangle and 400 North Ervay, they are both exmples of a sustainable mindset.
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