Dallas Fort Worth Urban Forum

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by The_Overdog
14 Jun 2018 13:46
Forum: Urban Development
Topic: Grocery Stores: news/development
Replies: 57
Views: 8661

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: 122
Views: 19309

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: 3891

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: 3891

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: 122
Views: 19309

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: 1416

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: 137
Views: 15250

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: 257
Views: 45045

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: 1416

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: 8752

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: 8752

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: 8752

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: 8752

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: 2518

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: 2518

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: 164
Views: 17160

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: 282

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: 85072

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: 164
Views: 17160

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: 164
Views: 17160

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: 14445

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: 164
Views: 17160

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: 164
Views: 17160

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: 164
Views: 17160

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: 299

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: 306
Views: 45808

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: 306
Views: 45808

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: 621

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: 309

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: 241
Views: 32591

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: 16540

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: 16540

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: 3529

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: 3529

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: 508

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: 10743

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: 16540

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: 16540

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: 16540

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: 16540

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: 104
Views: 14404

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: 30876

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: 42
Views: 3823

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: 42
Views: 3823

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: 275
Views: 38220

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: 5441

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: 5441

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: 905

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: 905

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: 16540

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...

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