Oak Cliff’s Bishop Arts District faces potential expansion

by Laura Noble

Residents hope that changes will maintain the historical integrity of the neighborhoods.

Nestled in a cluttered strand of colorful taquerias and tired tire shops, the Bishop Arts District represents what many civic leaders say is the rebirth and rebranding of Oak Cliff.

The area, located at the intersection of Davis Street and Bishop Avenue, is an oasis of independent art galleries, quirky retailers and upscale dining − often found in converted former US-Highway 80 auto shops.

By Flickr user Scutter

Bishop Arts

Drawing parallels between the Bishop Arts District area and the artsy city of Austin, President of Oak Cliff Chamber of Commerce Bob Stimson says the Davis Street area has seen a metamorphosis of younger traffic take place over the past five years.

“This place is just funky,’” Stimson said. “There’s an incredible amount of energy for hip, young folks.”

Many residences and shop owners say the diversity and quirkiness of Oak Cliff is exactly what makes the Davis Street area so popular. Amid recent buzz about re-development, most hope that any changes will maintain the historical integrity of the neighborhoods.

A group of local developers, homeowners, and shopkeepers recently commissioned a study to find ways to improve the area. Working with an architect, the group came up with ideas that include installing more mixed-use development with upscale retail venues, a chapel, and subsidized artist living space.

But some residents and shop owners are fearful that this sort of development could encroach on the area’s rich history. They want to preserve the older buildings and many of the Hispanic-run businesses that operate at the edge of the Bishop Arts District.

SMU alum, Oak Cliff native, and owner of Zola’s Everyday Vintage in the Bishop Arts District Annette Norman has mixed feelings about the talk of change coming.

“I don’t want things bulldozed just so someone can say, ‘I live in the hot, new area of Oak Cliff,’” said Norman.

As a shop owner though, Norman knows that change means a population shift, attracting even more young, urban professionals, which for her translates to more business.

“Bring it on,” said Norman. “The time has come.”

Tillman's Roadhouse

Testament to the increasing youthful draw of Davis Street, SMU senior Sam Stravinski recently took a party bus of 12 girlfriends to Tillman’s Roadhouse in the Bishop Arts District to celebrate her twenty-second birthday.

Despite having lived in Dallas for almost four years now, Stravinski says it wasn’t until a few months ago that she and friend even heard about the area and are glad they did.

“Being down there makes you feel like an insider,” said Stravinski. “I’m totally going back.”

Christopher Zielke, owner of Davis Street eatery Bolsa, believes that this movement of early adopters is exactly what will fuel the street’s commercial expansion.

“It’s the people who live and love here that will make the future happen,” said Zielke.

He says the people who’ve flocked for a meal at his converted garage café since its opening in July 2008 are those who are looking for something less flashy and more authentic.

“People don’t crave a cookie cutter experience,” said Zielke. “They find the atypical here and that’s cool to them.”

Piggy-backing on the growing enthusiasm for the area, homeowners and developers have formed a 12-member oversight committee, raising nearly $60,000 to fund the “Davis Street Study.”

With help from architect Larry Good of Dallas firm Good Fulton and Farrell, the study will help revamp stale zoning regulations and analyze what the best next step is for development in the area.

“Just putting zoning in place isn’t going to change the world,” Stimson said.

While the zoning changes are essential to profitable development, Stimson notes that the Davis Street Study serves more as an invitation to investors and developers to come look at the area for future projects.

Former Dallas city councilmember and current Chair of the Oak Cliff Chamber of Commerce Ed Oakley agrees that change requires serious effort and time.

He believes that while the Davis Street area will eventually become a walkable, urban sanctuary, any sort of visible reformation will take at least five years to begin, given the current recession facing the economy.

Despite his hopes and enthusiasm for the area, this 25-year Kimball Estates resident plans to pack up, head to the other side of the Trinity, and settle into a townhouse in the Greenville area.

“I want to walk to the things I want to do,” said Oakley. “And Oak Cliff’s just not there yet.”

PAYOR -- PRINCIPAL CONTACT -- DOLLAR AMOUNT

Good Space, Inc. -- David Spence -- $10,000

Bishop Arts Leasing -- Scoggin Mayo -- $500

Ric Moore -- Ric Moore -- $250

Beckley Building -- Joe McElroy -- $750

Davis DQ, Ltd. -- Joe McElroy/Bob Stimson -- $750

Maghag, Ltd. -- Joe McElroy/ Bob Stimson -- $750

LJ Field, LLC -- Joe McElroy -- $750

1400 Davis, Ltd. -- Joe McElroy/Bob Stimson -- $1,000

Beckley Properties -- Joe McElroy/Bob Stimson -- $1,000

Bishop Street Partners -- Jim Lake -- $5,000

South Alley Loft, LLC -- Robert Bagwell -- $1,000

Fusion Advertising -- Rob Shearer -- $500

M.A.N. Partners -- Michael Nazerian -- $2,500

Incap Disbursement Co., LLC -- Alan McDonald -- $25,000

Kings Highway Conservation District -- Rick Garza -- $10,000

This story was submitted by a member of the Pegasus News community.

chasd00, anonymous:

I moved to Oak Cliff from Deep Ellum last summer. My gf and I ride bikes down to Bishop Arts regularly.

I wouldn't exactly call Bishop Arts proper "funky" but it is a nice area. Davis street is really amazing though. If it were up to me to improve the area I would work on Davis street. I definitely wouldn't try to replace what's on Davis because that would just make it suck. Instead, the street just needs some general building improvements. Some new paint on signage, newly painted parking strips and just like general facade repair. That's all the area really needs and in this economy it's the best bang for the buck.

ps "Upscale retail" went out with the stock market last Fall.

4 years, 3 months ago
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alexander troup, verified:

I had moved there in the very beginning, becuase, I found Oak Cliff pure with old life needing new.... may moon's ago, while for around 7 years now, I found fault with the developers as they found fault with me,becuase they took out the funk that made Urban life....unique and natural, not the hype you find today, so they want to exspand....great into what,.. Six Flags over Bishop, then you can call it Bishop Arts over Arlington...A/T, I was here first and dont step on my tracks you copy cats...

4 years, 3 months ago
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JW Richard, verified:

This area of Oak Cliff is primarily Latino, so sure, there are a variety of taquerias (among other food options) and most of the tire shops provide a valuable service (sometimes, late into the evening and weekends). I just think that using words like "cluttered" and "tired" is a bit unfair. Besides, can someone explain to me what a "walkable, urban sanctuary" is in practice? A current Dallas example of that would be nice.

4 years, 3 months ago
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DC, anonymous:

They must have had some top quality cocaine and some high end prostitutes to spend $60k on a study to 'discover' that developers like to sell mixed use buildings made out of paper mache and spit to people.

4 years, 3 months ago
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chasd00, anonymous:

One thing that I really like about Davis is that there's just always so much going on. Between Edgefield and Zang there's like a small farmer's market, some car garages, a pizza place, ice cream, a bar or two, clothes, art, and restaurants. Davis is such a cool little scene of people living in their neighborhood.

4 years, 3 months ago
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MikeyLikesIt, anonymous:

Poor Dallas, always trying to fix what's not broken.

People from across the river smell a dollar in a place they would never set foot before. Their construction companies have run out of things to tear down over there and our local developers, who used to have integrity, drank the Kool-Aid. The current economy is their Jonestown.

I'm verklempt now. I'll give you a topic to discuss... A busload of SMU girls is neither "funky" nor "hip"... discuss.

4 years, 3 months ago
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chasd00, anonymous:

I've got nothing against a busload of SMU girls anywhere ;)

4 years, 3 months ago
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alexander troup, verified:

DC, the vice in that area is really non existence..it is an entrance to the safe world of the retired yuppie....ben and jerrie....A/T, All of you wannabes..

4 years, 2 months ago
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david torres, verified:

Anyone out there who knows what kind of commercial rent/sq ft + triple net is the norm at the Bishop Arts District? Looking at 2500-3500 sq ft, but don't want to pay more than 4.00/sq ft triple net.

3 years, 11 months ago
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Travis Bush, verified:

Better get in quick daveed before some :artsy" landlord decided to get greedy and start running up the prices, which will happen there sooner or later...Good things never last that long in Dallas..areas either get way too elitist or overpriced and end up screwing themselves and everyone else.

3 years, 11 months ago
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alexander troup, verified:

There are no greedy landlords in Oak Cliff,....no they all have good badge's,but you know what,..I never see any of the land Lord's stay more then 6 year's.....Hey Gringo we dont need no badge's.........and these artist, we dont need your canvas......You wanta know what... Bishop Arts is ok, but dont knock Oak Farm's......now that is Oak Cliff.....A/T, Call me flaco in Chico Mexico....

3 years, 11 months ago
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david torres, verified:

Flaco....huh? What does that mean? "We don't need no badges" mean?.....I really want to look at Ft Worth Avenue, east of Hampton, but i hear the land owners are about to make a killing out there. Speaking of killing, i also heard that Passions Bar is closing down, too.I like Bishop Arts, though. Is there alot of traffic out there? or is it just a "weekend" area?

3 years, 11 months ago
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david torres, verified:

one more question....is Bishop Arts, more or less, a "weekend area", or does it get busy on the weeknites?