Dallas Fort Worth Urban Forum

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by cowboyeagle05
16 Jul 2018 15:34
Forum: Urban Development
Topic: Grocery Stores: news/development
Replies: 70
Views: 9466

Re: Grocery Stores: news/development

Also, I would not put it past the hospital admin to be currently active in encouraging new developers to move in for projects like this. Hospitals that want to attract a good hiring pool of talent will want the area immediately surrounding the hospital to be flush with options for lunch, dinner, dec...
by cowboyeagle05
16 Jul 2018 15:28
Forum: Urban Development
Topic: Grocery Stores: news/development
Replies: 70
Views: 9466

Re: Grocery Stores: news/development

That's funny you say that. I know several people that live in that area that would gladly welcome a grocery store of the Sprouts kind and feel like there are no options in Oak Cliff. They also don't like driving to Fiesta down on Jefferson or the Wynnewood Kroger and will most likely drive across th...
by cowboyeagle05
16 Jul 2018 10:32
Forum: Rail + Guided Transit
Topic: TexRail
Replies: 27
Views: 4878

Re: TexRail

DART trains and TexRail though are different animals so let's recognize that TexRail is more like DCTA than its like DART trains. DART light rail brings inner ring suburb commuters into the city and back home in the evening reiterating the bedroom community paradigm that the highway system created. ...
by cowboyeagle05
16 Jul 2018 10:08
Forum: Urban Development
Topic: Uptown Dallas: Cedar Maple Plaza I,II & III (2301 Cedar Springs Rd.)
Replies: 52
Views: 5220

Re: Uptown Dallas: Cedar Maple Plaza I,II & III (2301 Cedar Springs Rd.)

The worst part of that statement of mine is those who are anti-urban redevelopment walkable, transit etc will misunderstand what I mean when it comes to my expectations of individual transportation and its role in urban Dallas redevelopment. We will all see what we want in my statement condemnation ...
by cowboyeagle05
16 Jul 2018 08:21
Forum: Urban Development
Topic: Grocery Stores: news/development
Replies: 70
Views: 9466

Re: Grocery Stores: news/development

That would be odd cause Walmart/Sam's like many retailers always puts in a non-compete clause so its unlikely the old Sams on Park Lane could easily be leased to a competitor like Costco. The question is has someone come up with a way to redevelop the property to render the non-compete clause null a...
by cowboyeagle05
16 Jul 2018 08:16
Forum: Urban Development
Topic: Deep Ellum: Epic ~ Knights of Pythias Temple
Replies: 162
Views: 25447

Re: Deep Ellum: Epic ~ Knights of Pythias Temple

Yeah, the residential tower is definitely under construction as well as the hotel. The Hotel addition is the smallest construction but the hotel project is definitely moving along. This project is moving full steam ahead.
by cowboyeagle05
13 Jul 2018 11:51
Forum: Urban Development
Topic: Uptown Dallas: Cedar Maple Plaza I,II & III (2301 Cedar Springs Rd.)
Replies: 52
Views: 5220

Re: Uptown Dallas: Cedar Maple Plaza I,II & III (2301 Cedar Springs Rd.)

Dallas a city that champions "urban lite" so you can still drive a fully loaded truck and park without consequences anywhere you want and tell yourself you are a modern urban millennial.
by cowboyeagle05
13 Jul 2018 11:27
Forum: Urban Development
Topic: Oak Cliff: Bishop Arts
Replies: 355
Views: 53036

Re: Oak Cliff: Bishop Arts

I certainly enjoyed the Garland location when I visited it back in the day for the sheer variety of some ingredients that are regulated to one small section in Kroger.
by cowboyeagle05
13 Jul 2018 11:19
Forum: Urban Development
Topic: Uptown Dallas: Cedar Maple Plaza I,II & III (2301 Cedar Springs Rd.)
Replies: 52
Views: 5220

Re: Uptown Dallas: Cedar Maple Plaza I,II & III (2301 Cedar Springs Rd.)

News agencies like to point to Uber/Lyft-tification but I doubt that's what is truly driving every 80's office tower in Downtown Dallas to build motor courts as their biggest updates.
by cowboyeagle05
13 Jul 2018 11:15
Forum: Urban Development
Topic: Uptown Dallas: Marriott Uptown
Replies: 25
Views: 2204

Re: Uptown Dallas: Marriott Uptown

Yeah, I'm not sure how much demo has started but the fences are up and at least preliminary demolition seems to have begun. I was not able to confirm a dumpster onsite but then again I haven't personally been there since last week when I drove by.
by cowboyeagle05
13 Jul 2018 11:12
Forum: Urban Development
Topic: Oak Cliff: Bishop Arts
Replies: 355
Views: 53036

Re: Oak Cliff: Bishop Arts

I have never been in that Fiesta but its definitely in that perfect to become a good crossover store. Appeal to the newbies who are looking for a reliable traditional suburban grocery format while staying true to the existing neighborhood culture.
by cowboyeagle05
13 Jul 2018 11:02
Forum: Urban Development
Topic: Downtown Dallas: Butler Brothers Building
Replies: 100
Views: 15432

Re: Downtown Dallas: Butler Brothers Building

According to the meetings with the historical commission, the butter yellow is historical to the modern facade they installed back in the day so color choices were limited to colors back then and what would have been on the stucco at the time it was installed.
by cowboyeagle05
13 Jul 2018 09:51
Forum: The Bus + Roads/Highways/Bridges
Topic: Lowest Stemmons Project
Replies: 16
Views: 1409

Re: Lowest Stemmons Project

My best guess and it is a guess is that is an improvement from TXDOT's point of view and allow them to delay a bigger project once the results of these changes set in.
by cowboyeagle05
13 Jul 2018 09:29
Forum: Urban Development
Topic: Oak Cliff: Bishop Arts
Replies: 355
Views: 53036

Re: Oak Cliff: Bishop Arts

I would shop at Trader Joes more often if I didn't have Kroger literally across the street from my kitchen window. From what I have heard about the Cox Market at Sylvan from a few friends over there it took them months to even discover it because it's not well advertised as a grocery store. Also, th...
by cowboyeagle05
13 Jul 2018 09:14
Forum: Urban Development
Topic: Downtown Dallas: Butler Brothers Building
Replies: 100
Views: 15432

Re: Downtown Dallas: Butler Brothers Building

If the low cost redo translates into more affordable housing, it’s worth it. Do apartments here rent for less than EMC, Victory and Uptown? I think it translates into more profitable housing, not more affordable, as long as he can fill the units. I don't know occupancy rates, but they were offering...
by cowboyeagle05
13 Jul 2018 09:11
Forum: Urban Development
Topic: Uptown Dallas: Marriott Uptown
Replies: 25
Views: 2204

Re: Uptown Dallas: Marriott Uptown

Cool a friend lives in the apartments within an earshot so he is about to have to get used to construction noise but he is excited to have the potential coffee shop.
by cowboyeagle05
13 Jul 2018 09:03
Forum: Urban Development
Topic: Downtown Dallas: Butler Brothers Building
Replies: 100
Views: 15432

Re: Downtown Dallas: Butler Brothers Building

Also to clarify most of the original brick was not behind the stucco. When the stucco was added to the facade back when the building was updated decade ago a significant amount was replaced with red brick to infill from construction work to the facade update. You could see what I am talking about in...
by cowboyeagle05
12 Jul 2018 12:09
Forum: Urban Development
Topic: North Dallas: Ventana (12 ST / 12 ST)
Replies: 26
Views: 4039

Re: North Dallas: Ventana (12 ST / 12 ST)

It certainly makes a massive impact being right on the freeway. Makes the building look massive in scale.
by cowboyeagle05
12 Jul 2018 12:08
Forum: Urban Development
Topic: Knox / Henderson - Knox Street Side
Replies: 170
Views: 28864

Re: Knox / Henderson - Knox Street Side

No sign of anything from what I can tell visiting the area. I wonder if some sort of wait is because related to utility work is behind this. Sylvan Blvd from SIngleton to I-30 was delayed while the city and AT&T argued over utility changes among other things. Those companies sometimes have to pr...
by cowboyeagle05
12 Jul 2018 12:04
Forum: Urban Development
Topic: Uptown Dallas: Cedar Maple Plaza I,II & III (2301 Cedar Springs Rd.)
Replies: 52
Views: 5220

Re: Uptown Dallas: Cedar Maple Plaza I,II & III (2301 Cedar Springs Rd.)

Green space just for the sake of green space isn't valuable. Hell South Dallas has lots of green space. Green space is only useful if it's thoughtfully integrated and I still argue this space isn't.
by cowboyeagle05
12 Jul 2018 11:57
Forum: Urban Development
Topic: Uptown Dallas: Cedar Maple Plaza I,II & III (2301 Cedar Springs Rd.)
Replies: 52
Views: 5220

Re: Uptown Dallas: Cedar Maple Plaza I,II & III (2301 Cedar Springs Rd.)

https://candysdirt.com/2018/07/11/oak-lawn-committee-sees-possible-signature-building-near-crescent-court-and-more/ Cedar-Maple-Exterior-1.jpg ...At ground level there will be two stand-alone restaurant spaces. The larger one will be a more formal option like a Hillstone or R+D. The smaller building...
by cowboyeagle05
12 Jul 2018 11:49
Forum: Urban Development
Topic: Oak Cliff: Bishop Arts
Replies: 355
Views: 53036

Re: Oak Cliff: Bishop Arts

They own land for a future store aka probably 5 years out from such a project. Once the West Village store is built then ask yourself about when the Oak Cliff store will start.
by cowboyeagle05
12 Jul 2018 08:26
Forum: The Bus + Roads/Highways/Bridges
Topic: Lowest Stemmons Project
Replies: 16
Views: 1409

Re: Lowest Stemmons Project

...Originally for the past 20 yrs, TxDOT was telling the city there was no way to improve this section of the freeway without building the Trinity River Tollway... I thought this message was coming from the city's backers of the tollway. TxDOT position being the reconstruction will happen with or w...
by cowboyeagle05
11 Jul 2018 10:06
Forum: Urban Development
Topic: Fort Worth: Sundance Square
Replies: 4
Views: 271

Re: Fort Worth: Sundance Square

Some will be upset by this but I equal it in some ways as that of Firewheel Towncenter or Southlake Towncenter. Neither are terrible destinations but they lack the autheticity that I desire in an urban area. Of course, you could tear my analogy apart and talk about how each example is better than th...
by cowboyeagle05
11 Jul 2018 09:57
Forum: Urban Development
Topic: Downtown Dallas: AMLI Fountain Place (562 FT / 46 ST)
Replies: 303
Views: 55445

Re: Downtown Dallas: AMLI Fountain Place (562 FT / 46 ST)

It's merely a numbers game for these office tower owners. We saw it about the spanking brand new McKinney and Olive tower and it's plentiful parking garage that is having trouble getting used. The executives signing the leases want a certain parking ratio, usually tied to the same ratios permitted i...
by cowboyeagle05
11 Jul 2018 09:47
Forum: Urban Development
Topic: Downtown Dallas: Butler Brothers Building
Replies: 100
Views: 15432

Re: Downtown Dallas: Butler Brothers Building

http://dallas.culturemap.com/news/restaurants-bars/07-10-18-burgers-downtown-butler-brothers-building/ Very casual burger bar opens in historic downtown Dallas building ...The building was originally slated to get a concept called Motopia, a unique, Euro-style business that would combine motorcycles...
by cowboyeagle05
10 Jul 2018 09:13
Forum: The Bus + Roads/Highways/Bridges
Topic: Lowest Stemmons Project
Replies: 16
Views: 1409

Re: Lowest Stemmons Project

Keep in mind this was planned as a bare-bones project because there is sharp disagreement about how to solve the traffic problems on 35. Originally for the past 20 yrs, TxDOT was telling the city there was no way to improve this section of the freeway without building the Trinity River Tollway. They...
by cowboyeagle05
10 Jul 2018 08:56
Forum: Urban Development
Topic: Fort Worth: Sundance Square
Replies: 4
Views: 271

Re: Fort Worth: Sundance Square

Good to see more evolution in Downtown Fort Worth. Sundance has always been a gimmick to me that didn't interest me in that it was more like the old West End than a true urban Downtown. More neighborhood service makes for a balanced residential and a tourist-favored area for all.
by cowboyeagle05
10 Jul 2018 08:52
Forum: Urban Development
Topic: Harwood Int'l District: No. 10 Harwood (22 ST)
Replies: 75
Views: 14252

Re: Harwood Int'l District: No. 10 Harwood (22 ST)

The elevation is Harwood's biggest advantage with their developed property. Its constantly made their projects that are moderately tall appear more prominent. Well the elevation and having direct access to the freeway ramps.
by cowboyeagle05
10 Jul 2018 08:49
Forum: Urban Development
Topic: Uptown Dallas: Marriott Uptown
Replies: 25
Views: 2204

Re: Uptown Dallas: Marriott Uptown

The Old Warsaw site was a family looking to make a splash so they moved forward without a big signature tenant signed to move in. Banks don't lend without a lead tenant so they never got off the ground. In this case, we have a developer that has a tenant a hotel operator with a flag so I am sure it ...
by cowboyeagle05
09 Jul 2018 11:05
Forum: Urban Development
Topic: Downtown Dallas: AMLI Fountain Place (562 FT / 46 ST)
Replies: 303
Views: 55445

Re: Downtown Dallas: AMLI Fountain Place (562 FT / 46 ST)

The next phase of this data fight is what is truly Downtown. Downtown Dallas Inc usually has two numbers its likes to push. One is Greater Downtown including; Deep Ellum, Victory, Uptown, Cedars, South Side, Design District etc. Where does the limit on Downtown Austin begin and end. Its easy in Dall...
by cowboyeagle05
09 Jul 2018 09:02
Forum: City Issues/News
Topic: DFW Economy
Replies: 155
Views: 23382

Re: DFW Economy

There is always someone who wants a piece of the DFW pie even if they don't last long enough to see their profits ever rise to the level of some of our long-term retail giants.
by cowboyeagle05
09 Jul 2018 09:00
Forum: Urban Development
Topic: Uptown Dallas: Marriott Uptown
Replies: 25
Views: 2204

Re: Uptown Dallas: Marriott Uptown

Btw fence went up around some of these properties a week or so ago.
by cowboyeagle05
09 Jul 2018 08:52
Forum: Urban Development
Topic: Downtown Dallas: AMLI Fountain Place (562 FT / 46 ST)
Replies: 303
Views: 55445

Re: Downtown Dallas: AMLI Fountain Place (562 FT / 46 ST)

They both have around a scrillion people living Downtown. There does that settle it? ;)
by cowboyeagle05
09 Jul 2018 08:48
Forum: Urban Development
Topic: Uptown Dallas: Central Market at McKinney and Lemmon
Replies: 68
Views: 14296

Re: Uptown Dallas: Central Market at McKinney and Lemmon

Surely the new plans do not involve the current building? It has to cost more to have security/maintain the building than to just bulldoze it? Well according to HEB they are in the design phase so it is not too far off and sometimes it's cheaper to maintain than having to dig up the foundation's an...
by cowboyeagle05
09 Jul 2018 08:41
Forum: Urban Development
Topic: Uptown Dallas: (PWC) Park District Tower (316 FT | 20 ST) + Residences at Park District (385 FT | 32 ST)
Replies: 141
Views: 30247

Re: Uptown Dallas: (PWC) Park District Tower (316 FT | 20 ST) + Residences at Park District (385 FT | 32 ST)

I don't doubt those will get replaced knowing whats going on with Trammel Crow who developed this project. The top executives at CBRE/Trammel are spending daily time on each detail of this property to the point of micromanaging it to the hilt so I guarantee those trees will be replaced.
by cowboyeagle05
09 Jul 2018 08:38
Forum: Urban Development
Topic: Mid Elm Lofts
Replies: 51
Views: 6704

Re: Mid Elm Lofts

They built a lot of stuff on top. I wonder if it's all resident-driven amenities now or also access is allowed from any ground floor tenants. Obviously, it took a lot of work on emergency access improvements because that's what held the city back from approving the use of these buildings above the g...
by cowboyeagle05
09 Jul 2018 08:34
Forum: Urban Development
Topic: East Dallas: Ross Avenue Corridor
Replies: 112
Views: 17341

Re: East Dallas: Ross Avenue Corridor

Well, personally It sounds like the bar owners here are doing a little too much. I like a good neighborhood bar as much as the next guy, after all, I live above one and can hear the music from the patio as well as its drunk laughing patrons from one 7 days a week two floors down and love it but ther...
by cowboyeagle05
06 Jul 2018 08:48
Forum: City Issues/News
Topic: D Magazine New Urbanism Issue
Replies: 31
Views: 1180

Re: D Magazine New Urbanism Issue

I have a copy it was delivered to a work friend but they didn't want it so I offered to take the print copy off their hands.
by cowboyeagle05
06 Jul 2018 08:44
Forum: Urban Development
Topic: Downtown Dallas: AMLI Fountain Place (562 FT / 46 ST)
Replies: 303
Views: 55445

Re: Downtown Dallas: AMLI Fountain Place (562 FT / 46 ST)

Park District tower residences didn't have a website launched until two months ago and that one has been under construction for a lot longer so I suppose its just not on their radar.
by cowboyeagle05
06 Jul 2018 08:40
Forum: Urban Development
Topic: Downtown Dallas: Statler Hotel & Residences + Future DMN Offices (Old Statler Hilton + Old Library)
Replies: 271
Views: 48082

Re: Downtown Dallas: Statler Hotel & Residences + Future DMN Offices (Old Statler Hilton + Old Library)

^We shouldn't but Dallas city planning policy changes tend to be made based on development industry pressure and pressure has not been in the urban walkable areas as high as it is for more parking! If automated cars do eventually apply the right pressure we might see city funds used to do something ...
by cowboyeagle05
05 Jul 2018 09:55
Forum: The Bus + Roads/Highways/Bridges
Topic: Margaret McDermott Bridge by Santiago Calatrava
Replies: 56
Views: 6182

Re: Margaret McDermott Bridge by Santiago Calatrava

Probably the same people who made budgetary savings on the Water Rapids down in the Trinity. Supposedly that was a city staff design change as well. The original design drawn up for the water rapids was much prettier and safer in design but arguments between the engineering firm and the city on cost...
by cowboyeagle05
05 Jul 2018 08:29
Forum: Urban Development
Topic: Deep Ellum 1.0
Replies: 346
Views: 49872

Re: Deep Ellum 1.0

So what is the story? You are hinting around some drama but what is actually happening?
by cowboyeagle05
05 Jul 2018 08:11
Forum: The Parks, Trails, + Miscellaneous Infrastructure
Topic: Reverchon Park
Replies: 12
Views: 679

Re: Cityplace West/West Village: Residential Tower (~250 FT / 23 ST) / Hilton Canopy (8 ST)

I guess I am the only one that follows the news cause I've been following this project for months. The reason this is happening is that the ballpark already at Reverchon is collapsing into the ground and needs to be replaced because it is currently almost completely useless. Largely because the city...
by cowboyeagle05
05 Jul 2018 08:02
Forum: Urban Development
Topic: Downtown Dallas: 2000 Ross Project
Replies: 231
Views: 38302

Re: Downtown Dallas: 2000 Ross Project

When the hotel actually does start then I will congratulate the action but until then I will be skeptical because developers promise more than they actually give. Phase 1 and the only phase that matters to Trammel Crow towers owners is the parking. As I said before the rest is just extra mixer in th...
by cowboyeagle05
03 Jul 2018 15:24
Forum: Urban Development
Topic: Downtown Dallas: 2000 Ross Project
Replies: 231
Views: 38302

Re: Downtown Dallas: 2000 Ross Project

Yall have to realize that the hotel is going to be built on top of the garage and its going to have about 30,000 square feet of ground-floor retail. Oh don't worry we realize it but the hotel isn't a sure thing until it starts construction as is the same story with every pretty rendering project th...
by cowboyeagle05
03 Jul 2018 14:19
Forum: The Parks, Trails, + Miscellaneous Infrastructure
Topic: Reverchon Park
Replies: 12
Views: 679

Re: Reverchon Park

I suggested Dallas Esquires
by cowboyeagle05
03 Jul 2018 14:15
Forum: City Issues/News
Topic: The Grocery Store Thread 2.0
Replies: 23
Views: 3682

Re: The Grocery Store Thread 2.0

Why do you think Trader Joes has not further expanded in Dallas? They have four locations in Dallas. Three in the suburbs and one in Fort Worth. They seem to do well in well to do areas where their target market is but are they out of spots with good density of their targeted market? Or are they jus...
by cowboyeagle05
03 Jul 2018 13:52
Forum: Urban Development
Topic: Victory Park 3.0
Replies: 303
Views: 41793

Re: Victory Park 3.0

Yeah, the assumption is that games drive traffic to businesses near the AAC but the exposure there does little for places like the Hard Rock. Its been proven time and time again in study after study stadiums rarely and almost never drive business to surrounding businesses except for parking revenue ...
by cowboyeagle05
03 Jul 2018 13:18
Forum: Urban Development
Topic: DTD: Farmer's Market 1.0
Replies: 109
Views: 17934

Re: DTD: Farmer's Market 1.0

How much store front does the furniture store take up? Cause one big tenant like that could work against them. A furniture store while a draw is also what kept most of Downtown Garland dead too. Bakers Furniture sat for years within their downtown and didn't create lively activity. It suffered from ...

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