Dallas Fort Worth Urban Forum

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by The_Overdog
21 May 2018 15:20
Forum: Rail + Guided Transit
Topic: DART D2 Subway
Replies: 150
Views: 14764

Re: DART D2 Subway

Your arguments have gone completely off the rails- everyone in Addison is rich, so they'd just drive their cars everywhere, but the poor also live in Addison, so they don't need transit to get to their jobs, and if we *really* wanted to improve mobility for the poor, we'd build a line through the l...
by The_Overdog
21 May 2018 12:11
Forum: Rail + Guided Transit
Topic: DART D2 Subway
Replies: 150
Views: 14764

Re: DART D2 Subway

You waaaay underestimate drive times between those two points, especially at rush hour with numerous school zones along the way on the surface streets. 20 minutes is a best-case scenario, but any route - highway or surface street - can hit 45 minutes at worst. Even if I am, there are another 22 hou...
by The_Overdog
21 May 2018 10:38
Forum: Urban Development
Topic: AT&T Discovery District
Replies: 82
Views: 12328

Re: AT&T Discovery District

I'm not going there! Those people are all just food for Mega Swift!
by The_Overdog
21 May 2018 09:33
Forum: Rail + Guided Transit
Topic: DART D2 Subway
Replies: 150
Views: 14764

Re: DART D2 Subway

That isn't a new rider, but someone who lives in Addison and works at Cityline is (and if they're no longer spending money on gas & tolls every day, they may spend that windfall on other taxable goods and services in DART member cities - including Dallas - as a result). Nobody is going to take ...
by The_Overdog
18 May 2018 13:41
Forum: Rail + Guided Transit
Topic: DART D2 Subway
Replies: 150
Views: 14764

Re: DART D2 Subway

So, I'm curious, what is the benefit of waiting to build the D2? Would we save money doing so? There is no benefit in waiting - there is actual dollar benefit in doing in now as you are paying the current prices for real estate vs the future price (assuming that the land will be more dense and as s...
by The_Overdog
15 May 2018 14:02
Forum: Rail + Guided Transit
Topic: DART D2 Subway
Replies: 150
Views: 14764

Re: DART D2 Subway

If 'frequency of trains' is a demand driver, then we should see the US75/Red Line core increasing in ridership and adding density, because the train frequency there is great most of the day and even into the early night.
by The_Overdog
14 May 2018 14:03
Forum: Suburban + Exurban Development
Topic: Allen: Stacy Green
Replies: 6
Views: 149

Re: Allen: Stacy Green

I think I remember a guy from college named Stacy Green, I wonder if he's the same one in Allen. oh, wait, different, not the same. It really does sound like the marketing department has run out of clever names for this one. "We've used up all the presidents, islands, rivers, trees, and states...
by The_Overdog
14 May 2018 12:56
Forum: Urban Development
Topic: Deep Ellum 1.0
Replies: 270
Views: 39212

Re: Deep Ellum 1.0

Have you been to City Hall? It's actually not city hall. Cities want to build 'programmed' parks and skateparks are easy to program and relatively cheap to maintain. It's public input - ie 'skaters are too narrow a demographic to spend money on and they all do drugs and skateboard on stuff and are ...
by The_Overdog
14 May 2018 10:24
Forum: Urban Development
Topic: Deep Ellum 1.0
Replies: 270
Views: 39212

Re: Deep Ellum 1.0

Skateboarders are one small step above minorities and homeless people when it comes to public input; hence the lack of skateparks.
by The_Overdog
14 May 2018 10:22
Forum: Suburban + Exurban Development
Topic: Frisco: Stonebriar Centre mall
Replies: 15
Views: 507

Re: Frisco: Stonebriar Centre mall

I think it just looks like a mall, but then again I've never understood what people see in Northpark architecturally. So I may be an outlier.
by The_Overdog
10 May 2018 14:46
Forum: Suburban + Exurban Development
Topic: Allen: Monarch City
Replies: 6
Views: 256

Re: Allen: Monarch City

I just wish this was closer to Watters Creek, which I consider to be the 'best' suburban mixed use site in DFW, especially since it isn't bisected by a huge arterial like Legacy is. This is the problem with highway-adjacent developments. The cities act like it's a limited resource but it's essential...
by The_Overdog
09 May 2018 10:58
Forum: Suburban + Exurban Development
Topic: Legacy West
Replies: 232
Views: 28653

Re: Legacy West

It's mostly irrelevant if Plano citizens reject apartments, because this is built right across the border from Frisco, which has no problems with apartments, small lot houses, and other types of dense development. When you build your downtown not centrally but on the edge of town you don't get to co...
by The_Overdog
03 May 2018 10:55
Forum: Rail + Guided Transit
Topic: the Cotton Belt line
Replies: 151
Views: 14389

Re: the Cotton Belt line

I live in Cypress Waters now, and I just pulled up the trip planner for DART. The shortest option takes 2 hours and 9 minutes to get to downtown Plano station. I just don't see this as a problem that needs to be solved, unless you are looking at every transit stop as a regional draw (then none of t...
by The_Overdog
01 May 2018 13:17
Forum: Rail + Guided Transit
Topic: the Cotton Belt line
Replies: 151
Views: 14389

Re: the Cotton Belt line

UTD and neighbor (former) TxA&M site At that former TXA&M site (I think it is actually still an Aggie research center-whatever) they are building an office building but kept the greenhouses which used to be on the ground but are now on the 2nd story. It's a bizarre design. Images here- it l...
by The_Overdog
25 Apr 2018 10:24
Forum: Suburban + Exurban Development
Topic: Richardson Telecom Corridor Development Updates
Replies: 20
Views: 3142

Re: Richardson Telecom Corridor Development Updates

...so weird to bury the creek here, but with the downtown improvement, the drainage ditch is turned into a conservation feature... Agree. They should have moved it 20 feet to the west, directly adjacent to the sidewalk connecting to the station and it would have been a great amenity. Probably would...
by The_Overdog
25 Apr 2018 09:06
Forum: Suburban + Exurban Development
Topic: Richardson Telecom Corridor Development Updates
Replies: 20
Views: 3142

Re: Richardson Telecom Corridor Development Updates

The creek next to the Galatyn Dart station is fully buried and the lot is now fenced for construction. Dirt moving vehicles are on site...moving dirt. Behind this site, between the former BOA site (now Galatyn Commons) and the former Verizon facility, there is one of those traffic measuring strips. ...
by The_Overdog
25 Apr 2018 08:54
Forum: Suburban + Exurban Development
Topic: Richardson: Main Street Improvements
Replies: 8
Views: 431

Re: Richardson: Main Street Improvements

Here are some renderings of what they are doing (warning large PDF-starts on slide 25). It's a pretty dramatic change, and involves a fairly large area from the Chase building on US75 to Greenville Ave past the DART tracks. Short version is they are taking away lanes from Main, Polk St, and McKinney...
by The_Overdog
24 Apr 2018 09:33
Forum: Suburban + Exurban Issues/News
Topic: What is a suburb today?
Replies: 48
Views: 9483

Re: What is a suburb today?

What would be visible signs of that "creeping evolution" in the greater fabric of DFW? About 10 years ago (or maybe a bit more) there were arguments that the most walkable neighborhoods in Dallas were the apartments along the Dallas North Tollway, because there were so few places in DFW w...
by The_Overdog
23 Apr 2018 12:14
Forum: Rail + Guided Transit
Topic: the Cotton Belt line
Replies: 151
Views: 14389

Re: the Cotton Belt line

Preston Road is clearly the most useless, is surrounded by a bunch of suburban single-fam, and has community opposition. I'm guessing it's just in there because Plano wants two stations? The Preston Road site is 100% Dallas -not even close to Plano. The only station they have talked about deferring...
by The_Overdog
22 Apr 2018 02:21
Forum: Rail + Guided Transit
Topic: the Cotton Belt line
Replies: 151
Views: 14389

Re: the Cotton Belt line

There's no pick-up/drop-off zone, no parking lot, it's out of walking distance for most, and the bus connections are limited to the point of uselessness. It's half a mile radius. If people aren't willing to walk that far, then a transit system is never going to work and the money shouldn't be spent...
by The_Overdog
20 Apr 2018 17:37
Forum: Rail + Guided Transit
Topic: the Cotton Belt line
Replies: 151
Views: 14389

Re: the Cotton Belt line

Ridership at these stations is driven primarily by auto and transit access, so it’s to be expected that stations with neither would have poor ridership. Maybe but it's not correlated to that either. Otherwise, downtown Carrollton (#1 in ridership) would be #8. I guess they are basically counting ca...
by The_Overdog
20 Apr 2018 13:31
Forum: Rail + Guided Transit
Topic: the Cotton Belt line
Replies: 151
Views: 14389

Re: the Cotton Belt line

The data formatting is a mess, but here's a chart from the Dallas Morning News about current jobs/residential population within 1/2 mile of the stations, ranked by total, and then with 2040 ridership at the end. Knoll Trail with 530 daily riders is the #2 stop on this line based on jobs + population...
by The_Overdog
19 Apr 2018 15:03
Forum: Urban Development
Topic: Cityplace East: ACS/Xerox redevelopment
Replies: 103
Views: 12755

Re: Cityplace East: ACS/Xerox redevelopment

They could build the much shorter hotel/retail phase and flip the rest of the land to a Trammel Crow or High Street Residential for a generic apartment tower and lower density surrounding development. This doesn't explain the cranes request, but if you look at their past developments it is mostly p...
by The_Overdog
18 Apr 2018 09:49
Forum: Urban Development
Topic: Arts District: 1900 Pearl (362 FT | 25 ST)
Replies: 160
Views: 28458

Re: Arts District: 1900 Pearl (362 FT | 25 ST)

That looks like a bright red, broken windmill out there in Montana.
by The_Overdog
17 Apr 2018 11:37
Forum: Urban Development
Topic: Lower Greenville Development
Replies: 33
Views: 2988

Re: Lower Greenville Development

That's not how leases work. When you sign a lease, the tenant and/or guarantor of the lease is on the hook for the full rent amount over the full term. Leases are contracts. Every contract is negotiable. ...consider this what-if: Wallyworld has tiny profit margin of ~3% ($485 billion revenue, $14 b...
by The_Overdog
16 Apr 2018 09:59
Forum: Urban Development
Topic: Lower Greenville Development
Replies: 33
Views: 2988

Re: Lower Greenville Development

That business plan has totally changed and today they wouldn't pay $19.50 PSF for a store in the heart of Dallas for a Neighborhood Market. By your own logic, they are (still) paying that. You say they are paying $19.50 for a 35k sq ft place which is $682,500 in rent. I doubt they are paying that m...
by The_Overdog
13 Apr 2018 11:21
Forum: Urban Development
Topic: Victory Park 3.0
Replies: 248
Views: 32497

Re: Victory Park 3.0

Does anyone feel that the success (or lack thereof) of the Mavericks and Stars plays into this at all? I don't think so. The Stars draw really well- 97% full at 18k per game average (http://www.espn.com/nhl/attendance) (I know that these are tickets sold and not necessarily fans in the seats - but ...
by The_Overdog
09 Apr 2018 14:50
Forum: Urban Development
Topic: The Canyon In Oak Cliff
Replies: 49
Views: 4699

Re: The Canyon In Oak Cliff

The problem is the form of the development. Agree with that, but this is the comment I was referring to: Also, this development is much more fitting for the suburban, middle-class Hispanic population around the area than a trendy, $6 juice bar or coffee shop or "luxury" apartments. Which ...
by The_Overdog
09 Apr 2018 10:30
Forum: Urban Development
Topic: The Canyon In Oak Cliff
Replies: 49
Views: 4699

Re: The Canyon In Oak Cliff

Also, this development is much more fitting for the suburban, middle-class Hispanic population around the area than a trendy, $6 juice bar or coffee shop or "luxury" apartments Oh please. Other than maybe Dennys and Fuzzy Taco and maybe Jimmy Johns, all those places are equally expensive ...
by The_Overdog
05 Apr 2018 15:19
Forum: Urban Development
Topic: Oaklawn: 2929 Oak Lawn
Replies: 14
Views: 779

Re: Oaklawn: 2929 Oak Lawn

The request for substantial financial municipal participation in all of these developments is appropriate, without question, and that participation is pedestrian infrastructure improvements Most of the financial asks for these places is for infrastructure (sewer and water upgrades that are long pas...
by The_Overdog
05 Apr 2018 10:27
Forum: Urban Development
Topic: Oaklawn: 2929 Oak Lawn
Replies: 14
Views: 779

Re: Oaklawn: 2929 Oak Lawn

It had nearly 100% DISAPPROVAL from the neighborhood OLC members, but the board passed it anyway (how much of the payday do they get?). Wah wah wah. They didn't like that project for NIMBY suburbia issues - but they ain't in suburbia, they are just a few blocks from downtown. If that's an example o...
by The_Overdog
02 Apr 2018 15:21
Forum: Rail + Guided Transit
Topic: the Cotton Belt line
Replies: 151
Views: 14389

Re: the Cotton Belt line

Recent speech by Tim McKay at SW Rail Conference That's a good example of a speech by a guy who's job title is "Director of line Growth at DART" or whatever it actually is. It's not particularly inspiring as a catalyst for any kind of growth or change in thinking at DART into a better tra...
by The_Overdog
02 Apr 2018 09:29
Forum: Urban Development
Topic: West End 1.0
Replies: 69
Views: 9500

Re: West End 1.0

I saw at least 4 parks with significant programming... compared to our 2.


Klyde Warren Park was total madness on Friday night when I was there. Northpark at Christmas type madness. Another programmed park would actually be great.
by The_Overdog
30 Mar 2018 11:10
Forum: Suburban + Exurban Development
Topic: Legacy West
Replies: 232
Views: 28653

Re: Legacy West

Fact is, neither Plano or Irving would be there without Dallas. Fort Worth developed independently and has its own suburbs that grew into Dallas's suburbs. I agree but I just don't care. Sure, some place came first. That just doesn't mean anything to me in terms of what makes a city or giving it so...
by The_Overdog
29 Mar 2018 14:09
Forum: Urban Development
Topic: Davis Building
Replies: 21
Views: 3006

Re: Davis Building

and conversion of the 183 loft style apartments into 215 luxury rental units.

Going from 183 to 215 is only 32 extra units - pretty marginal - so this tells me that the owners of the Davis Building feel that any weakness or overbuilding in the downtown rental market is not going to last very long.
by The_Overdog
29 Mar 2018 11:06
Forum: Urban Development
Topic: West End 1.0
Replies: 69
Views: 9500

Re: West End 1.0

I think it's been discussed, but Dallas tried simple parks with benches and trees in the past and they failed miserably That's because parks with grass and benches are for one specific group - kids playing ball, and if you put too many trees in the way it defeats the purpose. If there are no kids a...
by The_Overdog
28 Mar 2018 14:55
Forum: Rail + Guided Transit
Topic: DART Generated $7 Billion In TOD
Replies: 10
Views: 1560

Re: DART Generated $7 Billion In TOD

I don't mind if they hold a bit of land for platform extensions or station expansions (bathrooms would be nice) but yeah, I think they should immediately jump at these and sell/lease this land off as per each individual proposal. All of these, including the one that is mostly a public garden, are be...
by The_Overdog
27 Mar 2018 14:54
Forum: Rail + Guided Transit
Topic: Dallas Area Rapid Transit
Replies: 134
Views: 13470

Re: Dallas Area Rapid Transit

I don't think express trains would be a very good idea - it would basically be gifting residents who mostly live in cities that don't pay DART tax with faster service and more frequency than anyone else. I guess that would be fine if DART collected an equal amount of fare income to taxes, but they d...
by The_Overdog
27 Mar 2018 12:47
Forum: Suburban + Exurban Development
Topic: Legacy West
Replies: 232
Views: 28653

Re: Legacy West

Those amenities will never be the same as Dallas or Fort Worth. Those are true urban centers that have been urban centers since the late 1800s and the type of residents that seek urban centers warrants those types of amenities. Eh. I mean judging by that, Dallas & Ft Worth can never be 'true' u...
by The_Overdog
27 Mar 2018 12:04
Forum: Suburban + Exurban Development
Topic: Legacy West
Replies: 232
Views: 28653

Re: Legacy West

Plano will always feel like a bubble because it is so far out of the way and the only access is two tollways. They built it there knowing this and the type of people living there are okay with that fact. In fact, they embrace it because the bubble means much better schools than Dallas and the inner...
by The_Overdog
27 Mar 2018 10:44
Forum: Suburban + Exurban Development
Topic: Legacy West
Replies: 232
Views: 28653

Re: Legacy West

I see what you're saying, but I don't think the history or character is really what draws people to Dallas.


I agree with this. If there is a city that has neglected its cool history more than Dallas, I'm not aware of where it is.
by The_Overdog
27 Mar 2018 10:01
Forum: Suburban + Exurban Development
Topic: Legacy West
Replies: 232
Views: 28653

Re: Legacy West

We shall see over the next generation or two how exactly a conglomerate of suburban corporate campus sites evolves into a social and/or cultural destination. I think so too. You are seeing that now - with the Crayola Experience being added to Plano mall nearby and then the jobs experience/children'...
by The_Overdog
22 Mar 2018 11:25
Forum: Rail + Guided Transit
Topic: Autonomous Vehicle Thread
Replies: 57
Views: 4969

Re: Autonomous Vehicle Thread

I think she should have had her eyes on the road at all times, but, again, I don't think, in this specific case, it would have made a difference. This case actually illustrates the problem with expecting a human driver to step in to compensate for an autonomous car's failures. If the robot is doing...
by The_Overdog
21 Mar 2018 14:13
Forum: Suburban + Exurban Development
Topic: Richardson Telecom Corridor Development Updates
Replies: 20
Views: 3142

Re: Richardson Telecom Corridor Development Updates

The city of Richardson has funded a contract to bury the creek in a storm-drain/concrete channel.


The creek is now almost fully channelized and partially buried. Should be done burying it in a couple of weeks.
by The_Overdog
19 Mar 2018 15:11
Forum: Urban Development
Topic: Victory Park 3.0
Replies: 248
Views: 32497

Re: Victory Park 3.0

maximum height of 432 feet that will be comprised of 347 multi-family units in conjunction with 9,500 square feet of commercial uses consisting of restaurant, retail, and personal service uses. The proposed development will total 445,145 square feet. That request is for 3099 Olive, which is the sur...
by The_Overdog
19 Mar 2018 08:45
Forum: Suburban + Exurban Development
Topic: Richardson: CityLine
Replies: 21
Views: 3840

Re: Richardson: CityLine

Site prep is in progress and a crane is up for the Drury Inn.
by The_Overdog
15 Mar 2018 16:12
Forum: Urban Development
Topic: Uptown Dallas: Business Openings and Closings
Replies: 164
Views: 19192

Re: Uptown Dallas: Business Openings and Closings

^ You guys are just too young. There used to be plenty of cheap places in the 80's and into the 90's. Maybe, but then it was Little Mexico, partially deserted or whatever and not 'Uptown' and it was cheap because downtown was crushed due to S&L and moving up the road. If that's what the guy enj...
by The_Overdog
15 Mar 2018 11:07
Forum: Urban Development
Topic: Uptown Dallas: Business Openings and Closings
Replies: 164
Views: 19192

Re: Uptown Dallas: Business Openings and Closings

I don't recall McKinney Avenue ever being 'affordable', but if it was it was only for a little while. It's always been a premium place, comparatively. If you wanted to drink cheap, you were in the suburbs.
by The_Overdog
07 Mar 2018 10:33
Forum: The Bus + Roads/Highways/Bridges
Topic: I-345
Replies: 140
Views: 9816

Re: I-345

"How can I possibly make this decision without knowing how much you're estimating the garage for the normal house would cost?!" And if you want to argue about the unit cost of rebar or whatever like you do in your house bathroom remodel, the City Council produces those documents too as pa...
by The_Overdog
01 Mar 2018 14:44
Forum: Urban Development
Topic: Uptown Dallas: Business Openings and Closings
Replies: 164
Views: 19192

Re: Uptown Dallas: Business Openings and Closings

I'm still a little confused, are you saying high population areas that didn't used to have bars are now getting them, so that is pulling away from other parts of town? Didn't think we ever had many bars outside of Deep Ellum/Lower Greenville/now uptown Yes, it is pulling people and business away fr...

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