Lincoln Properties 8111 Douglas Avenue Project FAQs
8111 DOUGLAS AVE PROJECT FAQs
Updated June 2, 2021 6:06 PM CDT rb
View the SMAA announcement by Rector Chris Girata, HERE.
What is the 8111 Douglas Avenue Project?
The 8111 Douglas Avenue Project is the new Lincoln Property Company (LPC) mixed-use development on the northeast portion of SMAA property. LPC is leasing the land from Saint Michael and All Angels (SMAA).
How is Saint Michael and All Angels connected to the project?
The 8111 Douglas Avenue Project will be built and fully funded by LPC. SMAA maintains ownership of the land and will act as landlord as part of a ground lease. LPC is leasing the land directly from SMAA and will pay rent as the tenant.
How does this development benefit Saint Michael and All Angels?
This development allows SMAA to be future-focused, and offers a path to grow our ministry and mission in the city. Revenue generated from the development will help fuel the growth of that mission. SMAA sees this as an opportunity to maximize what God has provided, using our gifts in a way that benefits our community.
Does Saint Michael and All Angels still own the 8111 Douglas Avenue Project property?
Yes. SMAA maintains ownership of the land and will act as lessor for the land. Lincoln Property Company is leasing the land directly from SMAA and will pay rent as the lessee.
Where on the Saint Michael and All Angels property will 8111 Douglas construction take place?
This development will be built on the parking lot and adjacent land SMAA owns on the northeast portion of our campus facing Douglas Avenue.
When did construction begin?
Construction began in May 2021.
What is being built as part of the 8111 Douglas Avenue Project development?
The development will include two midrise buildings. One building will serve as a Class A+ office and will be the new home of the Sewell Automotive Companies corporate headquarters and the commercial division of Lincoln Property Company. The other building will feature luxury residential apartments. Further elements of the development will include a restaurant with an outdoor dining area along Douglas Avenue and other ground floor retail spaces.
Additionally, the development will offer ample parking for church and school events (primarily underground) and allow parishioners to park onsite for church and other events. This will aid in reducing on-street parking and traffic in the surrounding area.
How will construction of 8111 Douglas Avenue Project impact PARISHIONER PARKING?
We understand that parking plays an integral role in the worship experience at Saint Michael and All Angels for parishioners and guests. We are keenly intent on mitigating this inconvenience as much as possible and providing solutions. Please stay tuned for updates on specific parking options as we solidify plans.
Will construction have an impact on MINISTRIES OR WORSHIP SERVICES?
Until further notice, the main entrance to the building will be the south entrance during the week and west entrance for worship services. The daily exit doors are either the south or the west location. The worship service exit is out the main church door off Douglas Ave. This is all subject to change depending on new information.
How will construction impact PARISHIONER WEEKDAY TRAFFIC?
Traffic around the site will include construction vehicles that will enter the construction site via Douglas Ave. and Lomo Alto Drive. Weekday traffic for the nearby neighborhood can expect varied road closures.
What is the impact of the 8111 Douglas Avenue Project on the mission and vision of Saint Michael and All Angels?
This initiative will activate and energize our campus in new ways that enable us to engage more of our neighbors, while providing an increased investment in our mission to be disciples of Christ through growth of our varied ministry efforts in Dallas.
What is the size of the physical footprint for the development?
Once completed, the project will encompass approximately 518,841 square feet. Each of the buildings will be approximately 225,000 square feet and will be within the height parameters the City of Dallas has in place, capped to the predefined “residential proximity slope,” to protect the sight line of the nearby neighborhood.
How will the 8111 Douglas Avenue Project contribute to Saint Michael and All Angels’ physical footprint?
This will not affect the footprint of the “church proper,” however, the land leased for the development will provide new, public green spaces along Douglas Avenue. With this improved design element, our campus will gain community space that engages our neighbors in ways we never have before.
Who from Saint Michael and All Angels is involved in the development?
The Campus Construction Committee (a committee appointed by the Vestry) and Staff Leadership.
When was this development approved?
Zoning for the development was unanimously approved by the City of Dallas in February 2020.
How is this project being funded?
The 8111 Douglas Avenue mixed-use development will be fully funded by Lincoln Property Company and its institutional partners.
What steps were taken in this project to align with community wishes?
This development fully aligns with the Preston Center Task Force, approved in September 2018, and meets all requirements set forth at that time by the group’s neighborhood and city leaders.
What amenities are currently anticipated directly benefiting the neighborhood?
The mixed-use space will be anchored by a significant restaurant, with plans to include significant green space and open areas for lounging and enjoyment for the community, as well as a revitalized dedicated pavilion for the Saint Michael's Farmers Market.
Where can I find ongoing information about the 8111 Douglas Avenue Project?
Throughout construction, we will communicate early and often with any significant construction news that may occur.
Who can I contact if I have questions?
For questions, please contact Steve Haal, Director of Communications.
Manhattan Construction Group Campus Safety FAQs
Does Manhattan Construction Group (MCG) have experience working in areas with kids?
The dedicated 8111 Douglas team is accustomed to working around church and school campuses while children are present. The MCG team, and every contractor on this project, share a commitment to safety at all levels throughout the project. MCG takes their responsibility to safety seriously, ensuring that this accountability is built into every aspect of construction site operations.
Is everyone on the construction site from MCG?
If any element of the construction work must be outsourced, MCG will supervise specialty contractors to ensure high expectations around proactive and ongoing safety measures.
How will construction be separated from the SMES campus?
In order to limit access to the 8111 Douglas worksite, an 8-foot green perimeter fence was erected in May between the campus and construction site to act as a heavy-duty separation wall. Only visitors, students and staff will have access to the school and church campus. No contractors or vendors will be permitted to come onto SMES or SMAA’s campus, nor will they enter the worksite from either campus. As construction efforts continue, MCG will utilize a debris net during tower construction to eliminate any errant debris.
How will Manhattan control vehicle access to the worksite?
Construction workers will enter the worksite from a restricted entrance from Douglas Ave or Lomo Alto Dr. Both entrances are staffed with gate guards employed by MCG to manage unauthorized visitors, construction traffic and pedestrian activity. MCG will also develop traffic signage to manage vehicular traffic as needed.
How is airborne dust going to be reduced around the construction zone?
In accordance with OSHA guidelines, MCG’s silica policy will be implemented throughout the duration of the project. This entails hyper focus on reducing dust to limit children’s exposure to dust and particulates caused by construction. The construction team will follow a strict dust mitigation plan and will utilize a myriad of methods to mitigate the amount of dust/particulate in the air, including moisture, sweeping and vacuuming to limit airborne material.
Will the crane go over the school campus and playground while kids are there?
No. The cranes are specifically outfitted with software to manage loads and locations of each crane boom. They are programed not to go over SMES facilities and play area. The crane operations team will operate under Standard Operator Training which means they will adhere to the No Loads Fly* outside of the construction area or adjacent buildings. This is a specific mandate that dictates that the crane will not swing materials over the SMES facilities and play area.
Who is going to operate the crane?
All crane operators on this project are certified operators from the National Commission for the Certification of Crane Operators (NCCCO) and will be certified for the specific crane utilized for the project. These operators will be re-tested onsite by a certified instructor as well.
Should I be concerned if I see the crane swinging around in high wind when no one is there?
This is something that is completely normal to see. While the construction site is not active, all cranes weathervane when not in operation for safety precautions. What this means, is that the crane will move with strong wind to prevent any damage that could be caused by inclement weather. Cranes will not be locked into position and will never be stored with the boom near SMES’ facilities or play areas in order to ensure utmost safety of the surrounding area.