Dallas Fort Worth Urban Forum

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by The_Overdog
24 Apr 2018 09:33
Forum: Suburban + Exurban Issues/News
Topic: What is a suburb today?
Replies: 47
Views: 8499

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: 127
Views: 11437

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: 127
Views: 11437

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: 127
Views: 11437

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: 127
Views: 11437

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: 97
Views: 10624

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: 26484

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: 2507

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: 2507

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: 228
Views: 27702

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: 27
Views: 3184

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: 27
Views: 3184

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: 595

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: 595

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: 127
Views: 11437

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: 63
Views: 8174

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: 221
Views: 25331

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: 2734

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: 63
Views: 8174

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: 1335

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: 129
Views: 11583

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: 221
Views: 25331

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: 221
Views: 25331

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: 221
Views: 25331

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: 221
Views: 25331

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: 49
Views: 4084

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: 17
Views: 2754

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: 228
Views: 27702

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: 3585

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: 142
Views: 15955

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: 142
Views: 15955

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: 7887

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: 142
Views: 15955

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...
by The_Overdog
01 Mar 2018 13:23
Forum: Urban Development
Topic: Uptown Dallas: Business Openings and Closings
Replies: 142
Views: 15955

Re: Uptown Dallas: Business Openings and Closings

I'm genuinely curious, because I think you're onto something, but can you elaborate? I think the compass direction is wrong. It's north that has the population and a bar scene that used to be nonexistent but now is in it's infancy. That's the overflow - nonresident spending leading to a desire for ...
by The_Overdog
28 Feb 2018 13:32
Forum: Suburban + Exurban Development
Topic: Legacy West
Replies: 221
Views: 25331

Re: Legacy West

PDQ restaurant

PDQ restaurant is closing. Their bold expansion and giant restaurants for a place that only sold fried chicken tenders was only slightly less crazy than Pollo Tropical's. Which was right across the street for all of 6 months before they closed.
by The_Overdog
23 Feb 2018 17:15
Forum: The Parks, Trails, + Miscellaneous Infrastructure
Topic: Dallas BikeShare: VBikes, LimeBike, Spin, Ofo, Mobike
Replies: 106
Views: 15392

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: 96
Views: 13066

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: 96
Views: 13066

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: 96
Views: 13066

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: 96
Views: 13066

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: 228
Views: 27702

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: 675
Views: 64381

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: 43
Views: 4941

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: 100
Views: 8749

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: 228
Views: 27702

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: 228
Views: 27702

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: 22
Views: 2983

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: 86
Views: 14600

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: 100
Views: 8749

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: 486
Views: 55531

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.

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