Dallas Fort Worth Urban Forum

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by The_Overdog
09 Dec 2019 09:20
Forum: The Bus + Roads/Highways/Bridges
Topic: I-345
Replies: 223
Views: 52164

Re: I-345

Loop 12 is not a boulevard. It's a highway. And if 'getting the poor of south Dallas' is the biggest reason it should stay, well the income differences are so dramatic that it's doing a really crappy job of it, and that tollway in the Trinity should be built to maybe help out a bit. A 'boulevard' is...
by The_Overdog
06 Dec 2019 09:53
Forum: The Bus + Roads/Highways/Bridges
Topic: I-345
Replies: 223
Views: 52164

Re: I-345

And in 2050 wonder how Plano passed Dallas in population... :-)


Plano has recently reduced the land footprint of it's two potential highway-style intersections to be forever boulevards, and the excess land around Spring Creek Parkway that was sold has already been developed.
by The_Overdog
05 Dec 2019 11:03
Forum: Suburban + Exurban Issues/News
Topic: What is a suburb today?
Replies: 67
Views: 29113

Re: What is a suburb today?

That is a leap not warranted by the data. But, assuming you are correct, the number desiring to live in the "urban core" would be 600,000 (12% of the Dallas/Plano/Irving metropolitan division population of 5 Million), not just 156,000. (But to be clear, the survey does NOT suggest that to...
by The_Overdog
05 Dec 2019 09:55
Forum: Suburban + Exurban Issues/News
Topic: What is a suburb today?
Replies: 67
Views: 29113

Re: What is a suburb today?

You cannot draw that conclusion from this survey. The survey didn't ask anything about a desire to live in an "urban core". It only asked if people desired to live in a -big city -small city -suburb of a big city -suburb of a small city -town or -rural area. I think you can because that i...
by The_Overdog
05 Dec 2019 09:09
Forum: Suburban + Exurban Issues/News
Topic: What is a suburb today?
Replies: 67
Views: 29113

Re: What is a suburb today?

If you take that number to be true, then 156,000 want to live in the urban core of Dallas, which is still more than currently do. The surrounding suburbs are also under utilized for urban desirability. For example, it would be 12,000 people in Richardson (currently close to 3000), 33,000 for Plano (...
by The_Overdog
03 Dec 2019 15:33
Forum: The Bus + Roads/Highways/Bridges
Topic: I-345
Replies: 223
Views: 52164

Re: I-345

If it is such an important highway, and capping is the best option, then tolling it to pay for the excess burial costs seems like the right way to go.
by The_Overdog
03 Dec 2019 10:58
Forum: Urban Development
Topic: North Dallas: Preston/Royal
Replies: 1
Views: 256

Re: North Dallas: Preston/Royal

Some of the older 2-3 story offices fronting Central on the east side are also fenced off due to tornado damage. I'm assuming it's for window or roof replacement, but they don't generally put a construction fence around the entire building for those kinds of things....
by The_Overdog
22 Nov 2019 08:58
Forum: Urban Development
Topic: Highland Park Village
Replies: 151
Views: 55196

Re: Highland Park Village

very urban part of the metro mostly surrounded by single residential use. Interesting fact and just history now, but Highland Park was for a long time the densest city in Texas at about 4000 people per sq mile, and even with the urban growth I think it's still top 10, maybe still top 5. Garland, Ar...
by The_Overdog
21 Nov 2019 14:36
Forum: City Issues/News
Topic: Fair Park
Replies: 90
Views: 28328

Re: Fair Park

There is a plan for improvements to Fair Park in a current article in DMagazine. Looks pretty good overall. It includes a walking trail around the edge of Fair Park, some building expansions, a neighborhood park, a parking garage, stormwater improvements, and some better connections to neighborhoods.
by The_Overdog
13 Nov 2019 09:35
Forum: Urban Development
Topic: Uptown Dallas: McKinney/Boll Tower - 2614 McKinney Ave - (18 ST)
Replies: 149
Views: 48618

Re: Uptown Dallas: McKinney/Boll Tower - 2614 McKinney Ave - (18 ST)

Is adding that vehicular entrance right on McKinney avenue really a "good job" which is what Jon Anderson of CandysDirt is trying to sell us?


Jon wants high-rise suburbia, so view his opinions from that angle.
by The_Overdog
11 Nov 2019 09:03
Forum: Rail + Guided Transit
Topic: Silver Line
Replies: 281
Views: 94954

Re: Silver Line

The lines waiting for large events are not odd due to trains or anything else. Football games invented tailgating to deal with the large crowds and a wide event arrival time with driving. Addison fireworks is no different. It'll probably be better since a large number of people will be going both no...
by The_Overdog
31 Oct 2019 10:07
Forum: City Issues/News
Topic: DFW Economy
Replies: 285
Views: 92199

Re: DFW Economy

There has been some real shifting in that list if it is accurate.
Portland and Houston have taken the biggest falls - Portland used to be up with Austin. Miami and Seattle are big gainers. DFW and LA are consistent.
by The_Overdog
16 Oct 2019 09:19
Forum: Urban Development
Topic: West End 1.0
Replies: 212
Views: 75402

Re: West End 1.0

Also it was dark, cave-like, rundown and always smelled bad in there.


The one in Plano smelled super bad too.
by The_Overdog
15 Oct 2019 09:11
Forum: Rail + Guided Transit
Topic: TexRail
Replies: 128
Views: 35967

Re: TexRail

The raillines being built aren't even serving the suburbs passing through them well. Somehow the bus depots are even worse. It's one thing to say that they should get 50% of the service since they provide 50% of the budget but it's another thing to allocate that funding in a useful manner.
by The_Overdog
14 Oct 2019 11:54
Forum: Suburban + Exurban Development
Topic: Collin Creek Mall
Replies: 65
Views: 21023

Re: Collin Creek Mall

The mall's demo has started. They were originally planning on retaining the Macy's/Sanger Harris mural (much the same as the one on Valley View (I think?) but they found asbestos material was used to adhere them to the wall, and thus remediation is too expensive. https://communityimpact.com/dallas-f...
by The_Overdog
07 Oct 2019 15:59
Forum: City Issues/News
Topic: DFW Economy
Replies: 285
Views: 92199

Re: DFW Economy

I can't trust the opinion of someone who thinks it's reasonable to commute 3 hours each day.

In his defense, he's a 'lake guy' (lives on Eagle Mountain Lake) and I believe Eagle Mountain is the closest (or one of the closest) lakes to DFW where you can own waterfront and build a boatdock.
by The_Overdog
07 Oct 2019 09:29
Forum: City Issues/News
Topic: DFW Economy
Replies: 285
Views: 92199

Re: DFW Economy

62%! That is a HUGE NUMBER commuting out of Ft. Worth daily, primarily to Dallas and Dallas County, for work. That is a huge number, considering in your average true suburb there are still local workers like shopkeepers/cleaners/restaurants/teachers/government workers etc, so that a commute percent...
by The_Overdog
03 Oct 2019 09:29
Forum: Suburban + Exurban Development
Topic: Plano: misc. developments
Replies: 27
Views: 9084

Re: Plano: misc. developments

The restaurant in front of the former Fairview Farmers Market (big barn looking building) just north of Parker and 75 has been torn down. It has been too many places for me to name - I think it is most notable for being a bar where some dude was overserved and then ran over a person in the parking l...
by The_Overdog
23 Sep 2019 09:49
Forum: Suburban + Exurban Development
Topic: Fairview: misc. developments
Replies: 5
Views: 1536

Re: Fairview: misc. developments

So it's to shut down further questions of a particular project by playing like 100% of negative criticism is hypocritical. I think the criticism of the original Fairview TownCenter development (edge of 75 and south of Stacy) is deserved. It was poorly designed to 'walkable' but still incredibly car...
by The_Overdog
20 Sep 2019 10:11
Forum: Rail + Guided Transit
Topic: Silver Line
Replies: 281
Views: 94954

Re: Silver Line

UT Dallas - Cityline (transfer station), and East Plano are hardly 'nowhere'. These stations were literally nowhere until really recently, as in just empty fields. Except for east Plano but that is still not a residential stop, it's low rise industrial built around truck traffic. There are apartmen...
by The_Overdog
20 Sep 2019 10:08
Forum: Suburban + Exurban Development
Topic: Plano: Legacy
Replies: 6
Views: 3544

Re: Plano: Legacy

I believe they are doing some minor additions to Legacy Hall - something like adding more upper patios. I've been a few times for the free concerts. I'm starting to think the food hall will be ok as it really is a nice concert venue for families and something the northern half of Dallas did not have...
by The_Overdog
18 Sep 2019 14:31
Forum: Suburban + Exurban Development
Topic: Collin Creek Mall
Replies: 65
Views: 21023

Re: Collin Creek Mall

Demo fence is up now around the north side of the mall.
by The_Overdog
10 Sep 2019 09:09
Forum: Rail + Guided Transit
Topic: DALLAS to HOUSTON High Speed Rail
Replies: 366
Views: 127975

Re: DALLAS to HOUSTON High Speed Rail

For those curious, I just did a calculation off a zip line tutorial, and the Dallas-to-Houston zip line would only need to be about 60,000 feet tall. Totally doable!

Or 60 zipline stations, each 1000 ft tall. How cool would that be?
by The_Overdog
05 Sep 2019 12:11
Forum: Urban Development
Topic: Northpark Center
Replies: 551
Views: 193213

Re: Northpark Center

Call me when they get an arcade. I know this was a joke, but arcades are coming back, but not the '80s-90s form with coin-op games, but rather Esports computer terminals for drop-in/quasi-competitive game playing. They have so far been onesy-twosey setups in strip malls around the metro, but a big ...
by The_Overdog
04 Sep 2019 13:12
Forum: Urban Development
Topic: DTD: Farmer's Market 1.0
Replies: 216
Views: 83891

Re: DTD: Farmer's Market 1.0

I don't find the Dallas Farmer's market that different than any other 'farmers market', which have a few produce booths, a few craft booths, prepared food booths, and lots of mess. I think that's just what 'farmers markets' are now.
by The_Overdog
29 Aug 2019 11:06
Forum: City Issues/News
Topic: DFW Economy
Replies: 285
Views: 92199

Re: DFW Economy

All Texas industries except the information industry had more jobs.


This line right here is why DFW is working hard (and paying lots) to import tech talent. We are currently not able to grow our local talent every quarter for whatever reason.
by The_Overdog
21 Aug 2019 13:08
Forum: Rail + Guided Transit
Topic: Dallas Area Rapid Transit
Replies: 302
Views: 90240

Re: Dallas Area Rapid Transit

Would love to know of the other large cities in the US that use open pay open access like DART or those that use a closed pay to enter system. The pros of an open access system like DART are that the security gates and walls plus maintenance are dramatically more expensive than a few lowly paid sec...
by The_Overdog
16 Aug 2019 09:39
Forum: City Issues/News
Topic: DFW Economy
Replies: 285
Views: 92199

Re: DFW Economy

and we only needs 230k 11 years out, it seems like we're slightly over building at the moment. 40k units also seems incredibly high, last I remember the average (high) numbers were like 25k/year. I think the distinction is 'under construction' vs 'permitted'. We permit about 25k a year, but more ar...
by The_Overdog
30 Jul 2019 14:03
Forum: Suburban + Exurban Development
Topic: McKinney: General Thread
Replies: 7
Views: 4190

Re: McKinney: General Thread

Never heard of it even though I used to live relatively close by and probably drove past it a dozen times. Very cool!!
by The_Overdog
25 Jul 2019 11:25
Forum: Urban Development
Topic: Uptown Dallas: TC Oak Grove Tower (13 ST)
Replies: 24
Views: 6358

Re: Uptown Dallas: TC Oak Grove Tower (13 ST)

I just saw my first ever wood-framed big box store in LA California, as in all the exposed wall and roof trusses were lvl lumber and the walls were stuccoed wood, rather than cinderblocks. Steel and cement is essentially going to be luxury in the future.
by The_Overdog
24 Jul 2019 10:58
Forum: Urban Development
Topic: Arts District: Flora & Olive Tower (~441 FT / ~39 ST)
Replies: 276
Views: 119918

Re: Arts District: Flora & Olive Tower (~441 FT / ~39 ST)

Nice shot! The panorama photo turned that car in the middle into something a mouse in Richard Scarry's Busy World would drive.
by The_Overdog
15 Jul 2019 12:30
Forum: Suburban + Exurban Development
Topic: Plano: misc. developments
Replies: 27
Views: 9084

Re: Plano: misc. developments

This decision does make it seem like the city government is at best losing to reactionaries, but then again the 'master plan' that they are fighting over is so toothless it doesn't even seem worth fighting for. Plano does spot zoning, mostly relies on the 'market' to determine land value, and even w...
by The_Overdog
09 Jul 2019 15:24
Forum: Urban Development
Topic: Harwood Int'l District: No.12 Harwood Hotel (20 ST)
Replies: 142
Views: 54017

Re: Harwood Int'l District: No.12 Harwood Hotel (20 ST)

Okay, I dig it! So Swexan is basically a combo of the words Swiss & Texan?!


So one year after it's built, the "W" burns out (I swear those fluorescent lights have a wider variation in quality than college football teams) and it's going to be the Sexan Hotel?
by The_Overdog
03 Jul 2019 14:34
Forum: Suburban + Exurban Issues/News
Topic: What is a suburb today?
Replies: 67
Views: 29113

Re: What is a suburb today?

Frisco may be a 'suburb' but it's not the same type as in the past either. Their dinky baseball stadium is more "urban" than every other stadium in DFW except the AAC and they permitted more multifamily than single family the past 2 years, and still have tons of undeveloped land.
by The_Overdog
28 Jun 2019 13:13
Forum: The Bus + Roads/Highways/Bridges
Topic: I-345
Replies: 223
Views: 52164

Re: I-345

Like this in Albuquerque.

Albuquerque has really nice looking freeways, with lights, public art, and basic but effective signage in an actually readable font imprinted on their bridges that is streets ahead of anywhere in DFW.
by The_Overdog
18 Jun 2019 09:23
Forum: Urban Development
Topic: Knox / Henderson - Knox Street Side
Replies: 338
Views: 130881

Re: Knox / Henderson - Knox Street Side

So did anyone see HB2439? It eliminates any local control for exterior building facades for buildings except as mandated by the International Building Code. Ground floor EIFS is currently against local codes in most DFW cites (only allowed above 2nd story), most cities have masonry percentages above...
by The_Overdog
12 Jun 2019 12:47
Forum: Urban Development
Topic: Knox / Henderson - Knox Street Side
Replies: 338
Views: 130881

Re: Knox / Henderson - Knox Street Side

I will never understand the hate for stucco on this site. I find it fascinating.
by The_Overdog
11 Jun 2019 09:13
Forum: Urban Development
Topic: Downtown Dallas: City Lights
Replies: 101
Views: 39688

Re: Downtown Dallas: City Lights

I don't get the comments either. A crane fell on the building - it didn't catch on fire and only one section was damaged, and a building that is 96% occupied per the news only 6 people were injured. The crane fell through the parking garage - made of concrete. What kind of building could survive tha...
by The_Overdog
05 Jun 2019 16:11
Forum: Urban Development
Topic: Oak Lawn
Replies: 462
Views: 155916

Re: Oak Lawn

Good thing all those convertibles have fast retracting roofs. A terrible storm is coming!
by The_Overdog
29 May 2019 17:00
Forum: City Issues/News
Topic: DFW Economy
Replies: 285
Views: 92199

Re: DFW Economy

I've lived in numerous complexes where renovated (i.e. "Luxury") units rent for $100-200 more than the unrenovated units at the exact same point in time.


Oh my gosh your facts are now that 'renovations' aren't given away for free? Thanks for the tip.
by The_Overdog
29 May 2019 12:34
Forum: City Issues/News
Topic: DFW Economy
Replies: 285
Views: 92199

Re: DFW Economy

Why are we even having this conversation? Because the one year projections for population are often wildly incorrect, permits in Dallas proper have not decreased in the past 2 years, and at least 3 cities/suburbs have authorized the construction of 4000+ new units each, many of which are 'starting s...
by The_Overdog
15 May 2019 10:41
Forum: Urban Development
Topic: Oak Lawn
Replies: 462
Views: 155916

Re: Oak Lawn

Unfortunately, I also found it populated with a bunch of aggressively self-interested megalomaniacs who think their personal friendships with a handful of like-minded local politicians (elected or otherwise) gives them the credibility or authority to dictate what Should and Should Not be built in D...
by The_Overdog
08 May 2019 14:11
Forum: Urban Development
Topic: Oak Lawn
Replies: 462
Views: 155916

Re: Oak Lawn

I'm so tired of 'the Californians' thing - many of the newcomers are from there because it has a huge population. But plenty of people are coming from the midwest (that's where the population is decreasing - Califonia's population is growing) and they could go back (or never leave) if they wanted lo...
by The_Overdog
08 May 2019 11:53
Forum: Urban Development
Topic: Museum Tower
Replies: 188
Views: 80624

Re: Museum Tower

I am going to miss the updates for this place when it finally sells out 1 year from now (taking the over on 7 years 2 months estimate).
by The_Overdog
08 May 2019 09:53
Forum: Urban Development
Topic: Oak Lawn
Replies: 462
Views: 155916

Re: Oak Lawn

You've clearly never lived in a nice, but older and "non-luxury" apartment for years with small, if any annual increases in rent, only to have a new "luxury" complex go up around the corner and find out at your next lease renewal that your rent is suddenly going up by $2-300 a m...
by The_Overdog
07 May 2019 09:15
Forum: Urban Development
Topic: Uptown Dallas: Central Market at McKinney and Lemmon
Replies: 159
Views: 58755

Re: Uptown Dallas: Central Market at McKinney and Lemmon

With as many residents moving into this area I would not think there is a problem, not yet. Exactly. In suburbs, grocery stores are often closer than 1 mile apart. For example on Preston Road in Plano, Market Street, Trader Joes, and Whole Foods are across the street from one another. I don't see w...
by The_Overdog
03 May 2019 13:36
Forum: Rail + Guided Transit
Topic: DART D2 Subway
Replies: 312
Views: 97150

Re: DART D2 Subway

Fire is pretty exciting. It's like the caveman response :)
by The_Overdog
03 May 2019 12:55
Forum: Suburban + Exurban Development
Topic: Collin Creek Mall
Replies: 65
Views: 21023

Re: Collin Creek Mall

I don't believe that is the current plan - there is way less parking lots in the design documents, and JC Penny is going to be on the ring road to the southwest in a standalone approximately 100k sq ft store while all the mall anchors are torn down. As far as I have heard, the creek is going to rema...
by The_Overdog
29 Apr 2019 12:11
Forum: Urban Development
Topic: North Dallas: Midtown
Replies: 192
Views: 59432

Re: North Dallas: Midtown

hey are missing an opportunity to shoot any and all zombie shows/movies there.

Excuse me, but zombie movies are shot farther to the east in Garland.
by The_Overdog
26 Apr 2019 13:36
Forum: Suburban + Exurban Issues/News
Topic: Plano: Collinwood House
Replies: 2
Views: 3243

Re: Plano: Collinwood House

There's another historic Plano home on the chopping block. Called the Wetsel house,this one was was moved from city property in the 1980s to make room for the far back corner of a city parking lot- but after moving to it's new location on 16th Street was never really repaired and never put into serv...

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