Dallas Fort Worth Urban Forum

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by The_Overdog
23 Feb 2018 17:15
Forum: The Parks, Trails, + Miscellaneous Infrastructure
Topic: Dallas BikeShare: VBikes, LimeBike, Spin, Ofo, Mobike
Replies: 86
Views: 11833

Re: Dallas BikeShare: VBikes, LimeBike, Spin, Ofo, Mobike

I'm not sure if Dallas has any bike share regulations yet but the other suburbs are, from the extreme (I believe they are banned in Highland Park) to the reasonable, and the city of Dallas would do well to copy the reasonable ones, which include: *) limiting the bikes initial placement to a limited ...
by The_Overdog
23 Feb 2018 11:50
Forum: Urban Development
Topic: East Dallas: Ross Avenue Corridor
Replies: 92
Views: 9588

Re: East Dallas: Ross Avenue Corridor

I just think you are wrong - good architecture does cost more money - buried parking costs more, balconies cost more, shorter block lengths cost more (less units per acre), false pitched roofs cost more - raised stoops cost more - wooden windows cost more. Bricks cost more too, but the value of them...
by The_Overdog
22 Feb 2018 14:53
Forum: Urban Development
Topic: East Dallas: Ross Avenue Corridor
Replies: 92
Views: 9588

Re: East Dallas: Ross Avenue Corridor

Even most of the garden style apartments that went up around DFW in the 90s and early 2000s used much higher quality materials and ornamentation, including a heavy use of brickwork. None of the ones that I lived in were high quality construction, and I don't defacto consider brick to be higher qual...
by The_Overdog
22 Feb 2018 11:37
Forum: Urban Development
Topic: East Dallas: Ross Avenue Corridor
Replies: 92
Views: 9588

Re: East Dallas: Ross Avenue Corridor

But because Dallas has block after block of these, it's very easy to notice the repetition. That's because Dallas went about 20 years without building much multifamily at all. It sticks out here because the designs are all contemporary because they have all been built this decade and because DFW is...
by The_Overdog
22 Feb 2018 09:21
Forum: Urban Development
Topic: East Dallas: Ross Avenue Corridor
Replies: 92
Views: 9588

Re: East Dallas: Ross Avenue Corridor

I go to other cities and am blown away by the designs of the new residential going up.


Most of the Dallas apartment builders are national firms, and it's very easy to find the exact same buildings in other cities around the US.
by The_Overdog
20 Feb 2018 10:28
Forum: Urban Development
Topic: Victory Park 3.0
Replies: 138
Views: 17115

Re: Victory Park 3.0

So, I guess this is the last large development site, except for the other sites Hillwood has on Victory Avenue; and except for the site of Hines' proposed second office tower?? It's the last site in Victory Park in the same way that every suburb north of Dallas is 'built out' which is why they have...
by The_Overdog
16 Feb 2018 15:39
Forum: Urban Development
Topic: Could Dallas land Amazon HQ '2'?
Replies: 596
Views: 37594

Re: Could Dallas land Amazon HQ '2'?

If they pick DC, how will you know that Dallas came in second place?


Dallas will get a set of steak knives.
by The_Overdog
16 Feb 2018 11:50
Forum: Suburban + Exurban Development
Topic: Frisco: Wade Park
Replies: 42
Views: 3561

Re: Frisco: Wade Park

I don't think anyone guessed that Frisco would be the next Skyhouse location. Just in case anyone is curious, the Frisco one built on empty land next to The Star is supposed to be 332 units in 25 stories, the Dallas original was 24 stories and 336 units, and Victory Park was 25 stories and 352 units.
by The_Overdog
14 Feb 2018 14:36
Forum: Rail + Guided Transit
Topic: DART: Expansion
Replies: 82
Views: 5842

Re: DART: Expansion

The RR ROW along the northern side of LBJ belongs to KCS, not to DART. I'm not aware that KCS wants light rail trains running adjacent to their freight trains. The Cotton Belt Line belongs to Kansas City Southern - KCS. I would assume they are working on sharing agreements or are cool with DART bui...
by The_Overdog
14 Feb 2018 13:38
Forum: Urban Development
Topic: Victory Park 3.0
Replies: 138
Views: 17115

Re: Victory Park 3.0

I know DFW apartment vacancy numbers have been low, but what about the urban core?


The urban core numbers are fine.
by The_Overdog
14 Feb 2018 10:44
Forum: Urban Development
Topic: Victory Park 3.0
Replies: 138
Views: 17115

Re: Victory Park 3.0

That's disappointing to hear about Skyhouse lowering rents, but I've always felt Victory Park has been overpriced for quite a while. It's not disappointing at all - it's great. The margins on apartment towers are not so tight that lowered rents will hold back development, and money in renters' pock...
by The_Overdog
11 Feb 2018 06:33
Forum: Suburban + Exurban Development
Topic: Collin Creek Mall
Replies: 18
Views: 2019

Re: Collin Creek Mall

I see they are mentioning the "northern CottonBelt alternative" to Amazon for that site but Richardson and DART are pushing the southern CottonBelt alternative pretty hard, and have an engineering plan and potential station locations determined already. Also there is no station adjacent, s...
by The_Overdog
09 Feb 2018 17:44
Forum: Urban Development
Topic: Dallas: Medical District
Replies: 81
Views: 11421

Re: Dallas: Medical District

Same group that is rumored to be buying Collin Creek Mall in Plano. He's going all-in on Dallas and good for him.
by The_Overdog
09 Feb 2018 13:52
Forum: Rail + Guided Transit
Topic: DART: Expansion
Replies: 82
Views: 5842

Re: DART: Expansion

Yikes that's bizarre! The most dense parts of Dallas get nothing, the LBJ line is incomplete, and the only complete E/W central Dallas connector is the Cotton Belt line. Of course, that tiny sliver of Irving will have 2 legit N/S lines and an E/W one and east side of US75 along 635E will have full r...
by The_Overdog
02 Feb 2018 10:15
Forum: Suburban + Exurban Development
Topic: Las Colinas/North Irving Development
Replies: 381
Views: 37607

Re: Las Colinas/North Irving Development

was an Albertsons before

It was probably abandoned because the infra was shot vs the sales/rent, so repairing is as expensive as building new.
by The_Overdog
01 Feb 2018 13:12
Forum: Urban Development
Topic: Could Dallas land Amazon HQ '2'?
Replies: 596
Views: 37594

Re: Could Dallas land Amazon HQ '2'?

Texas has none of that, which means that new hospitals can be built, partnerships can be established, and existing facilities can be bought up without the same amount of oversight as in other states. Texas doesn't need a CON program, because Texas (even the nice parts) have lower numbers of doctors...
by The_Overdog
01 Feb 2018 08:50
Forum: Suburban + Exurban Development
Topic: Las Colinas/North Irving Development
Replies: 381
Views: 37607

Re: Las Colinas/North Irving Development

Curious if the vacating Toys R Us changes their plans at all... They could probably get a sweet deal on that space. It's also very expensive to turn a toy store into a grocery store. The infra is all wrong. The one in Plano sat empty for 10 years before it became a car dealership. These types of st...
by The_Overdog
26 Jan 2018 10:27
Forum: Urban Development
Topic: East End: ~24 Building Redevelopment
Replies: 19
Views: 1073

Re: East Downtown Dallas Redevelopment ~24 buildings

The wording is a little confusion. I'm seeing one year and five year being said in the article. My interpretation of it is that the existing buildings will be re-developed within a year. The buildings are 40% leased per the article. I'd assume the "one year" refers to updating and putting...
by The_Overdog
25 Jan 2018 14:01
Forum: Urban Development
Topic: East End: ~24 Building Redevelopment
Replies: 19
Views: 1073

Re: East Downtown Dallas Redevelopment ~24 buildings

I think no residential is a bad idea. This is going to be another part of downtown people come to for work and then leave at 5:00pm. Any good that is done here is just going to pile on top of others' better, harder work.
by The_Overdog
24 Jan 2018 14:14
Forum: Suburban + Exurban Development
Topic: Las Colinas/North Irving Development
Replies: 381
Views: 37607

Re: Las Colinas/North Irving Development

The Toys-R-Us / Babies-R-Us location on MacArthur was recently announced for closure. That company has gotten crushed in the past few years. Locations in Allen, Irving, Lewisville, and the Dallas Galleria are also closing leaving, Garland, Frisco, and Dallas US75 as the only locations in north Texa...
by The_Overdog
18 Jan 2018 14:10
Forum: Urban Development
Topic: Knox: Armstrong &Cole
Replies: 25
Views: 1724

Re: Knox: Armstrong &Cole

They leave not because of housing they leave because they can't afford private schooling on top of housing so they move to where they have public schools that they consider worth the sacrifice of moving to the burbs I'm not sure I believe that is true today, though it probably was true historically...
by The_Overdog
10 Jan 2018 16:10
Forum: Suburban + Exurban Development
Topic: Grand Prairie Development
Replies: 21
Views: 2625

Re: Grand Prairie Development

Epic Waters sounds pretty cool - an indoor water park as a rec center, but it's pricing is kind of high-$19 for GP residents and $29 for non-residents. A nice local attraction but at that price is competing against legit water parks, and I'm not sure it stacks up. We'll see.
by The_Overdog
02 Jan 2018 17:24
Forum: Urban Development
Topic: DISD Administration Building
Replies: 16
Views: 1009

Re: DISD Administration Building

It looks nice and contrasting in the renderings.
by The_Overdog
01 Jan 2018 03:40
Forum: Urban Development
Topic: Uptown Dallas: M Line Tower (240 FT / 20 ST)
Replies: 64
Views: 11192

Re: Uptown Dallas: M Line Tower (240 FT / 20 ST)

Might answer your question: I really hate articles like that. I think Jon Anderson is a generally fine writer, so this is light criticism, but the crux of the article is "they are building too many buildings where the rent is too high---building is slowing down" while Jon also writes endl...
by The_Overdog
01 Jan 2018 03:18
Forum: Rail + Guided Transit
Topic: the Cotton Belt line
Replies: 101
Views: 7302

Re: the Cotton Belt line

I've haven't seen a downtown line future plan (which I guess would be D3) but there is certainly a 2040 plan for a line north up the DNT to the Plano Legacy area that tees off the Cotton Belt line.
by The_Overdog
23 Dec 2017 22:52
Forum: Suburban + Exurban Development
Topic: Plano: misc. developments
Replies: 6
Views: 652

Re: Plano: misc. developments

The lobby portion of the Southfork Hotel on the edge of central expressway is now a giant pile of rubble. The hotel rooms off the wings were separated from the lobby and turned into another hotel. Not sure what is planned for the soon to be empty lot.
by The_Overdog
21 Dec 2017 09:44
Forum: Suburban + Exurban Development
Topic: Plano: misc. developments
Replies: 6
Views: 652

Re: Plano: misc. developments

Not Plano, but the new I35E/SRT interchange is very similar

Poor BJs and Chipotle. :( With the service roads shrinking (a good thing in my opinion) parts of DFW will really start to look different in the next few years.
by The_Overdog
20 Dec 2017 11:15
Forum: City Issues/News
Topic: Arts District: Master Plan
Replies: 13
Views: 1342

Re: Arts District: Master Plan

I know the DMA got a redesign on the westside parking garage entrance, but did the garage double in size?

They may have also walled off portions of it, and could possibly restripe portions of it (to make the parking spots smaller) and decrease turning radii and alternate exits.
by The_Overdog
20 Dec 2017 10:02
Forum: Suburban + Exurban Development
Topic: Plano: misc. developments
Replies: 6
Views: 652

Re: Plano: misc. developments

The new US75 Plano Parkway flyover is now complete -they took away a service road lane and added it to the highway, and built a flyover lane for Plano Parkway. The result with BJs Pizza and Chipotle and whatever feel they like they are right up against the highway and you can look down upon the roof...
by The_Overdog
15 Dec 2017 10:43
Forum: Suburban + Exurban Development
Topic: Plano: misc. developments
Replies: 6
Views: 652

Re: Plano: misc. developments

In my opinion that's a terrible place for performing arts center mostly because nobody of school age actually lives anywhere close to it. I guess that's what you get when you have 3 high schools of equal-ish power. I mean it's next door neighbor is a huge cube storage location, a lone office buildin...
by The_Overdog
15 Dec 2017 10:37
Forum: Suburban + Exurban Development
Topic: Richardson Telecom Corridor Development Updates
Replies: 16
Views: 2048

Re: Richardson Telecom Corridor Development Updates

The WaterMark executive extended-stay 'apartments/hotel' has broken ground on the corner of Glenville and N Greenville Ave. I think they are building close to 200 units. In a few more years, the Telecom Corridor is going to be a sort-of neighborhood. Also a 7 story triangular-ish hotel has been appr...
by The_Overdog
14 Dec 2017 09:58
Forum: Rail + Guided Transit
Topic: the Cotton Belt line
Replies: 101
Views: 7302

Re: the Cotton Belt line

But if you argue the Cotton Belt shouldn't be built, may I suggest we should also tear down the Green Line? Again, the numbers presented weren't for the original buildout. They were 2040 numbers , or about 20 years after the line has been in service. They are the max. If they were for the original ...
by The_Overdog
08 Dec 2017 12:09
Forum: Urban Development
Topic: North Dallas: Midtown
Replies: 90
Views: 8940

Re: North Dallas: Midtown

Just out of curiosity, are there any penalties that are assessed to property owners for leaving half-demolished carcasses of buildings sitting on the side of the road?


Any penalties would be assessed by code enforcement.
by The_Overdog
08 Dec 2017 12:08
Forum: Urban Development
Topic: North Dallas: Midtown
Replies: 90
Views: 8940

Re: North Dallas: Midtown

The zero appraisal on the improvements tells us the improvements are functionally obsolete. And the fact that the owners plan to demolish all of the buildings strongly suggests the appraisal is correct on that point. Still not sure what exactly is the unfair part about any of that. Valley View is n...
by The_Overdog
08 Dec 2017 10:05
Forum: Urban Development
Topic: Fort Worth: misc. developments
Replies: 14
Views: 1162

Re: Fort Worth: misc. developments

It's been a while, but the last estimates I saw were around 1500 residents.
by The_Overdog
07 Dec 2017 12:45
Forum: Urban Development
Topic: North Dallas: Midtown
Replies: 90
Views: 8940

Re: North Dallas: Midtown

The assessment merely reflects the reality that the land is worth more without the (functionally obsolete) building than it is with it. I completely agree that the land is worth more than the building, but those are separate categories on the assessment, and the assessment doesn't make any assumpti...
by The_Overdog
07 Dec 2017 09:57
Forum: Urban Development
Topic: North Dallas: Midtown
Replies: 90
Views: 8940

Re: North Dallas: Midtown

Contradictory logic :lol: But thanks for the insight! The value of the Valley View mall building is $0 according to DCAD, and probably only because it can't be a negative value. Yeah, $0 improvement value for a huge mostly functional building. Commercial property assessment is totally fair I tell y...
by The_Overdog
06 Dec 2017 16:33
Forum: Urban Development
Topic: North Dallas: Midtown
Replies: 90
Views: 8940

Re: North Dallas: Midtown

Isn't it cheaper to front the demolition costs than to cover the property taxes of the mall until a 1/1,000 deal gets inked? According to DCAD of the property taxes for the property at 13331 Preston Road with a description of Valley View Shopping Center and a size of 2.29 acres, the answer is actua...
by The_Overdog
05 Dec 2017 14:09
Forum: City Issues/News
Topic: Downtown Progress
Replies: 60
Views: 5697

Re: Downtown Progress

The slide says "50,000+ residents within 2.5 miles". I think the circular graphic represents the population area they are referring to. It includes portions of the Design District, Riverfront District, Oak Cliff, The Cedars, Downtown, South Dallas/Fair Park, and Old East Dallas. That's an...
by The_Overdog
05 Dec 2017 11:05
Forum: Rail + Guided Transit
Topic: the Cotton Belt line
Replies: 101
Views: 7302

Re: the Cotton Belt line

If they somehow didn't take auto congestion on the DFW turnpike to the airport into account (outside of rush hour, there is none on the G Bush), then they are bad at projecting and shouldn't be moving any farther. Build this line in 2040, when those numbers would be fine for a starting line, and use...
by The_Overdog
04 Dec 2017 14:28
Forum: Rail + Guided Transit
Topic: the Cotton Belt line
Replies: 101
Views: 7302

Re: the Cotton Belt line

The traffic counts for this useless line for 2040, not when built. 20 years from now: DFW: 1170 North DFW: 1320 Cypress W: 910 Downtown Carrollton: 1970 Addison: 1690 Knoll Trail: 530 Preston: 400 Coit: 760 UT Dallas: 850 CityLine: 1380 12th Street: 370 Shiloh: 680 I'm sure Plano is going to drop DA...
by The_Overdog
29 Nov 2017 14:10
Forum: Urban Development
Topic: North Dallas: Midtown
Replies: 90
Views: 8940

Re: North Dallas: Midtown

According to Google Maps, this location (13675 Noel Road) is north of The Galleria, is mostly already developed with a parking garage, Toy R Us, Dicks Sporting Goods, a parking lot, and a multi-story office looking buildings, and strip mall with a Starbucks across from The Galleria. It is across Alp...
by The_Overdog
12 Nov 2017 09:52
Forum: Suburban + Exurban Development
Topic: The Railhead
Replies: 2
Views: 311

Re: The Railhead

Looking at the land plan, Im disappointed in the giant parking garages facing the DNT. I wish they would mask them with high-rises or condos In most of the suburbs, it's against zoning to put housing up against highways due to noise, horrific effects of pollution, etc. Most require a buffer close t...
by The_Overdog
12 Nov 2017 09:47
Forum: The Bus + Roads/Highways/Bridges
Topic: Downtown: Cesar Chavez & Pearl re-do's
Replies: 28
Views: 2047

Re: Downtown: Cesar Chavez & Pearl re-do's

Maybe you're highly skeptical that it's a good idea, and that's fine, but it's not a bunch of idiots with no background in the field who are saying it might be a good idea. The traffic loads on most of the city of Dallas' streets, outside of highways, pales in comparison to the traffic carried on s...
by The_Overdog
10 Nov 2017 11:32
Forum: Urban Development
Topic: Northpark Center
Replies: 227
Views: 22642

Re: Northpark Center

It's like how people coming here for business are not considered "tourists." When I go places for business I consider myself a tourist. It's not like I'm businessing 24 hours a day. And the last time my local work group went downtown, we all went to the 6th Floor Museum for the first time...
by The_Overdog
08 Nov 2017 17:12
Forum: Urban Development
Topic: Old Dallas High School
Replies: 2
Views: 407

Re: Old Dallas High School

thanks! I looked for the original, but didn't see it. Feel free to move and delete moderators.
by The_Overdog
08 Nov 2017 10:08
Forum: Urban Development
Topic: Old Dallas High School
Replies: 2
Views: 407

Old Dallas High School

A crew is setting the irrigation for the former Dallas High School site at the Pearl Arts District Station. Most of the windows have been replaced and interior work is ongoing. The circular lights you can see through the middle second story windows look super cool- like a UFO or halo at night, and I...
by The_Overdog
03 Nov 2017 10:59
Forum: The Parks, Trails, + Miscellaneous Infrastructure
Topic: Dallas BikeShare: VBikes, LimeBike, Spin, Ofo, Mobike
Replies: 86
Views: 11833

Re: Dallas Bike Share: VBikes, Spin, LimeBike

I still can't quite figure out if the complaints are real - as in bikes are legitimately scattered and actually *blocking* real foot traffic (which would be a positive sign for foot traffic numbers and needs to be solved) or if they are almost 100% aesthetic, as in a few scattered bikes look messy. ...
by The_Overdog
03 Nov 2017 10:51
Forum: Suburban + Exurban Development
Topic: Richardson Telecom Corridor Development Updates
Replies: 16
Views: 2048

Re: Richardson Telecom Corridor Development Updates

The dirt is now placed but not graded. The city of Richardson has funded a contract to bury the creek in a storm-drain/concrete channel. I'd assume any building will be put on hold until that is complete.
by The_Overdog
25 Oct 2017 14:17
Forum: Suburban + Exurban Development
Topic: Heritage Creekside
Replies: 0
Views: 192

Heritage Creekside

The first office building of Heritage Creekside is about to start construction per D Magazine. 12 stories, 343k sq feet with a parking ratio of 4/1000 in a garage. It will be constructed on the corner of Custer Road and Plano Parkway. https://www.dmagazine.com/commercial-real-estate/2017/10/more-det...

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