Dallas Fort Worth Urban Forum

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by The_Overdog
18 Jul 2018 12:52
Forum: Urban Development
Topic: Harwood Int'l District: Harwood No. 8 (New Rolex Building)
Replies: 68
Views: 14566

Re: Harwood Int'l District: Harwood No. 8 (New Rolex Building)

I still say that giant rock wall should be an amenity - either a decorative waterfall fountain or a climbing wall.

:)
by The_Overdog
18 Jul 2018 09:01
Forum: Urban Development
Topic: Uptown: Carlisle St. Urban Renewal Project/Block 968
Replies: 15
Views: 1787

Re: Uptown: Carlisle St. Urban Renewal Project/Block 968

First of all, I learned that "Shade Studies" exist


Yes they do exist, and it's totally odd to me that in Dallas, shade studies are done to make sure rooms are getting enough sun, not too much. Oh the magic of air conditioning.
by The_Overdog
16 Jul 2018 14:10
Forum: Site Issues + Feedback
Topic: Threads from the previous DFWU forum
Replies: 1
Views: 107

Re: Threads from the previous DFWU forum

Alas, it seems to only be the front page topic. I wanted to check our old thoughts (2013) on the McDermott bridge and Legacy Town Center and Uptown buildings.
by The_Overdog
11 Jul 2018 13:17
Forum: Urban Development
Topic: West Fort Worth: Walsh Ranch
Replies: 9
Views: 474

Re: West Fort Worth: Walsh Ranch

They didn't ask me. Super villain volcano lair. In any case, it's not what people 'prefer' without constraints, it's what they can afford, and $250k (starting price for Walsh Ranch), plenty might say yes, but at $800k (max price for Walsh Ranch listed), people have better options and they'll take lo...
by The_Overdog
10 Jul 2018 09:45
Forum: The Parks, Trails, + Miscellaneous Infrastructure
Topic: Greater DFW-area trails
Replies: 3
Views: 215

Re: Greater DFW-area trails

Apparently Allen is super-important to the 2040 regional veloweb. It has a regional line (highlighter green) funded approximately every 2 miles E/W and N/S through the entire city. Garland? - You're on your own.

Is Irving not a member of the NCTCOG? They get shafted even harder than Garland.
by The_Overdog
09 Jul 2018 10:30
Forum: Suburban + Exurban Development
Topic: Frisco: Wade Park
Replies: 57
Views: 7502

Re: Frisco: Wade Park

Amazon, nobody is going to want to go where they go since that move will suck the life out of talent availability wherever they land. I think there is a large component to this, but not because they suck the talent but rather because they are doing very public legwork concerning amenities/concessio...
by The_Overdog
05 Jul 2018 09:32
Forum: City Issues/News
Topic: D Magazine New Urbanism Issue
Replies: 36
Views: 1387

Re: D Magazine New Urbanism Issue

And most cities could probably come up with similar quibbles.

Sure, I'd bet every city that is building some sort of 'walkable urbanism' where little existed before would have the same complaints - they are in a different game vs the ones that have a 50 year headstart.
by The_Overdog
03 Jul 2018 13:40
Forum: City Issues/News
Topic: D Magazine New Urbanism Issue
Replies: 36
Views: 1387

Re: D Magazine New Urbanism Issue

How many of Dallas' (or Houston's ) suburbs have areas that meet that definition? Possibly not that many, but that is because they are still significantly under construction. Cityline for example has a very low park score component of its Walkscore because the major park is still under construction...
by The_Overdog
03 Jul 2018 11:37
Forum: City Issues/News
Topic: D Magazine New Urbanism Issue
Replies: 36
Views: 1387

Re: D Magazine New Urbanism Issue

I'm not sure all the Dallas ones are listed, so the data may be bad and by 'bad' my guess would be the ones in DFW are too new. They list 9 for Dallas, with Uptown specifically being one - so just using named districts as approximations DFW has more than that. They also list Dallas proper as having ...
by The_Overdog
03 Jul 2018 10:37
Forum: Suburban + Exurban Development
Topic: Legacy West
Replies: 249
Views: 34426

Re: Legacy West

Yes, this is a standard drive-thru stand alone suburban CVS. Both it and the Chase Bank next door should be tenants in a multiuse building somewhere else in Legacy.
by The_Overdog
02 Jul 2018 10:14
Forum: City Issues/News
Topic: D Magazine New Urbanism Issue
Replies: 36
Views: 1387

Re: D Magazine New Urbanism Issue

Besides downtown/uptown and a few other parts of the city, let's be real, people don't come here to live in apartments. Maybe not, but Dallas is only 50% owner occupied single family, so it's right on par with major cities like NYC, LA, and Seattle, not up with the midwest where places are closer t...
by The_Overdog
14 Jun 2018 13:46
Forum: Urban Development
Topic: Grocery Stores: news/development
Replies: 70
Views: 9514

Re: Grocery Stores: news/development

I almost feel like this could be worse than having the Neighborhood Market and like Walmart/Sam's is punishing urban Dallas for killing the Cityplace Sam's Club. I don't get that feeling - I think it will more be a 'order online and pick up in-store' for Sams Club bulk stuff- which is really an exc...
by The_Overdog
12 Jun 2018 14:21
Forum: The Parks, Trails, + Miscellaneous Infrastructure
Topic: Dallas BikeShare: VBikes, LimeBike, Spin, Ofo, Mobike
Replies: 123
Views: 20450

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

I'm sure it's on a distribution where the most popular are above and the least popular well below- and closer to 1-2 per week. But even at "3.6 rides per bike per day" on average, that's only 6 days or 359 days more for other business costs. I don't find 3-5 rides per per bike per day on a...
by The_Overdog
11 Jun 2018 15:49
Forum: Suburban + Exurban Development
Topic: Collin Creek Mall
Replies: 26
Views: 4158

Re: Collin Creek Mall

Wow, I didn't realize the anchor tenants actually owned the properties they are on Yes, it's pretty common that the anchor tenants own their own land - which is why redeveloping malls is so hard. I think Valley View is having the same problems with various owners. That's why malls as designed slowl...
by The_Overdog
11 Jun 2018 14:35
Forum: Suburban + Exurban Development
Topic: Collin Creek Mall
Replies: 26
Views: 4158

Re: Collin Creek Mall

Apparently the redesign on this property is on-hold again as Dreien Partners couldn't reach a deal with Amazing Jakes to sell. The Amazing Jakes property is on the east side and adjacent to the open river/creek in the fancy renderings though what is now the parking lot. https://communityimpact.com/d...
by The_Overdog
11 Jun 2018 11:20
Forum: The Parks, Trails, + Miscellaneous Infrastructure
Topic: Dallas BikeShare: VBikes, LimeBike, Spin, Ofo, Mobike
Replies: 123
Views: 20450

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

Meaning the existing bike share companies are all okay and on board with these changes but they want to prevent any new competitors from entering the space? There are 5 current bike share companies operating in Dallas- no way regulations are tight enough to prevent a 6th. The fees don't seem egregi...
by The_Overdog
06 Jun 2018 11:24
Forum: Suburban + Exurban Development
Topic: Plano: misc. developments
Replies: 11
Views: 1566

Re: Plano: misc. developments

Which house is on the docket to be moved? Just curious.

910 17th Street. Near 17th & I.
by The_Overdog
01 Jun 2018 15:34
Forum: Rail + Guided Transit
Topic: Dallas Area Rapid Transit
Replies: 150
Views: 16894

Re: Dallas Area Rapid Transit

I must look really shady (and my kids too) because 50% of the time I ride they check my tickets. However, that's probably because my ride is typically longer than 2-4 stations downtown. Article shows that DART policing is really set up to catch commuter shenanigans, not downtowners joy-riding for a ...
by The_Overdog
31 May 2018 09:20
Forum: Urban Development
Topic: Downtown Dallas: Statler Hotel & Residences + Future DMN Offices (Old Statler Hilton + Old Library)
Replies: 271
Views: 48175

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

That's kind of a weird story based on what I know about plumbing and PVC pipes. Pipe joint sealants and such for PVC are incredibly common - every 2 bit sprinkler company in the entire US and maybe the world knows what kind of sealants to buy. It's kind of odd that their installation for sprinkler s...
by The_Overdog
31 May 2018 08:51
Forum: Suburban + Exurban Development
Topic: Plano: misc. developments
Replies: 11
Views: 1566

Re: Plano: misc. developments

Couple of downtown Plano updates: There are port-a-potties around the closed Wendys on 15th street. That usually portends demolition, but I've not seen any plans on what could be replacing it. 50 unit multifamily request on 14th & Ave K, right across from downtown. There is a also a request with...
by The_Overdog
30 May 2018 12:01
Forum: City Issues/News
Topic: New Census Population Estimates
Replies: 72
Views: 9285

Re: New Census Population Estimates

Genuinely curious here, but, aside from having a higher density, what other benefits would be to Dallas remaining a more 'compact' city? More equal transportation access, tax per acre, basically everything, hence why most cities in the world are smaller in area than Dallas, or why Jacksonville is o...
by The_Overdog
30 May 2018 10:40
Forum: City Issues/News
Topic: New Census Population Estimates
Replies: 72
Views: 9285

Re: New Census Population Estimates

The burbs are not more dense. Garland may be 57 square miles at an average density of 4100-4200 residents per square mile, but ten minutes with a ZCTA map can show you an equally extensive square mileage of central and north-central Dallas with residential density over 6000 per square mile. That is...
by The_Overdog
24 May 2018 15:26
Forum: City Issues/News
Topic: New Census Population Estimates
Replies: 72
Views: 9285

Re: New Census Population Estimates

As someone who doesn't get out to Fort Worth too much, I'm actually surprised at how high on the list Fort Worth is. Ft Worth is the Texas equivalent of Phoenix, as most of its suburbs aren't that great and it is endlessly sprawling outwards. Ft Worth's density is along the lines of Abilene or San ...
by The_Overdog
24 May 2018 11:52
Forum: City Issues/News
Topic: New Census Population Estimates
Replies: 72
Views: 9285

Re: New Census Population Estimates

The article headline says that "older" and "more diverse" now characterize Dallas County. The 'more diverse' part is accurate but the older is very relative, as all the DFW counties listed have smaller by percent populations aged 65 or older than average. In other words, in gene...
by The_Overdog
24 May 2018 11:19
Forum: Suburban + Exurban Development
Topic: Frisco: Hall Office Park
Replies: 17
Views: 2702

Re: Frisco: Hall Office Park

Is it possibly because Frisco/Allen are doing a better job of keeping the urban development segregated from existing houses?


No not really, Hall Office Park is surrounded by single family. The new developments in Allen are too.
by The_Overdog
24 May 2018 10:49
Forum: Suburban + Exurban Development
Topic: Frisco: Hall Office Park
Replies: 17
Views: 2702

Re: Frisco: Hall Office Park

I think it's kind of interesting that Frisco and Allen both are done with being typical suburbs - and there is surprisingly little pushback from local residents. Elder statesmen Plano & Richardson are also trying but the pushback is much more organized and they aren't going to be changing furthe...
by The_Overdog
24 May 2018 09:34
Forum: Rail + Guided Transit
Topic: DART D2 Subway
Replies: 167
Views: 18545

Re: DART D2 Subway

Yes, it could be done - but DART would have to add crossovers and pocket track near or at the stations they would turn around at. Pearl Street station may have a wye intersection, but it doesn't have crossovers or a pocket track - and worse yet room for them. I don't see why they would need to do a...
by The_Overdog
23 May 2018 09:45
Forum: City Issues/News
Topic: A Dallas-Fort Worth slogan
Replies: 10
Views: 330

Re: A Dallas-Fort Worth slogan

Honestly, I don't think there should even be a regional slogan turning 'DFW' into some indistinguishable morass, and in fact believe the opposite that the cities should be doing a lot more to differentiate themselves from one another. I think if you combine them into a 'single region', you do what's...
by The_Overdog
22 May 2018 10:20
Forum: Urban Development
Topic: Could Dallas land Amazon HQ '2'?
Replies: 699
Views: 90215

Re: Could Dallas land Amazon HQ '2'?

The good take-away from that article is that Arlington is trying to create a central business district surrounding the ballparks, which should I think they need more concrete zoning plans and maybe a transportation plan and could lure many smaller companies.
by The_Overdog
21 May 2018 15:20
Forum: Rail + Guided Transit
Topic: DART D2 Subway
Replies: 167
Views: 18545

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: 167
Views: 18545

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: 95
Views: 15132

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: 167
Views: 18545

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: 167
Views: 18545

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: 167
Views: 18545

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: 7
Views: 391

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: 349
Views: 50066

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: 349
Views: 50066

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: 712

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: 368

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: 249
Views: 34426

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: 17789

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: 17789

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: 21
Views: 3822

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: 21
Views: 3822

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: 580

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: 11317

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: 17789

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: 17789

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: 17789

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...

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