Dallas Fort Worth Urban Forum

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by tanzoak
23 Jan 2018 23:33
Forum: Urban Development
Topic: Downtown Dallas: AC Hotel and Residence Inn by Marriott (Mercantile Commerce Building/1712 Commerce St)
Replies: 42
Views: 4491

Re: Downtown Dallas: AC Hotel and Residence Inn by Marriott (Mercantile Commerce Building/1712 Commerce St)

These parking garages are very contradicting. The city and these developers are trying to make Dallas more like a real urban city with urban density. Yet they keep building these buildings with parking garage podiums. The developers are still pandering to that god awful suburban, car-oriented menta...
by tanzoak
18 Jan 2018 19:22
Forum: Urban Development
Topic: Could Dallas land Amazon HQ '2'?
Replies: 519
Views: 27138

Re: Could Dallas land Amazon HQ '2'?

People won't ride the bus when the bus is an inferior option. I've never ridden a bus in Dallas, because why would I? There's little traffic, ample parking, and destinations are spread out. That means cars are the best option, except for some long-distance trips to a central location during high-tra...
by tanzoak
18 Jan 2018 15:35
Forum: Urban Development
Topic: Knox: Armstrong &Cole
Replies: 23
Views: 1211

Re: Knox: Armstrong &Cole

Unless you mean WAY more than 150,000 (like twice that number), that's not an accurate statement. Tuition at Hockaday, Urselin, and similar private schools is around $40K a year, so after a $5,000 - $9,000 mortgage, a car payment or two, all the rest of a family's expenses, spending an extra, unnec...
by tanzoak
18 Jan 2018 14:52
Forum: Urban Development
Topic: Knox: Armstrong &Cole
Replies: 23
Views: 1211

Re: Knox: Armstrong &Cole

Unless you mean WAY more than 150,000 (like twice that number), that's not an accurate statement. Tuition at Hockaday, Urselin, and similar private schools is around $40K a year, so after a $5,000 - $9,000 mortgage, a car payment or two, all the rest of a family's expenses, spending an extra, unnec...
by tanzoak
18 Jan 2018 08:44
Forum: Urban Development
Topic: Could Dallas land Amazon HQ '2'?
Replies: 519
Views: 27138

Re: Could Dallas land Amazon HQ '2'?

Not sure if this is a dumb question or not, but does Amazon’s list capture the metro areas listed or is this a list of the proper cities? (eg. would it say North Texas if they were considering Irving, Frisco etc.) Considering that they listed Northern VA and Montgomery Co, MD separately from DC, th...
by tanzoak
17 Jan 2018 23:34
Forum: Urban Development
Topic: Knox: Armstrong &Cole
Replies: 23
Views: 1211

Re: Knox: Armstrong &Cole

Dallas builds way more 3+ bedroom units than many other places, btw. All of those townhouse projects. Not to mention that the existing single-fam housing stock is also a much higher proportion in Dallas than many other cities. Dallas definitely does not suffer a lack of family-sized units.
by tanzoak
17 Jan 2018 20:12
Forum: Urban Development
Topic: Knox: Armstrong &Cole
Replies: 23
Views: 1211

Re: Knox: Armstrong &Cole

LongonBigD wrote:Some concerns remain about the amount of one bedrooms (70-80%) in this project. I'm all for adding density, but would prefer less transient density.


lol what
by tanzoak
26 Dec 2017 08:26
Forum: Rail + Guided Transit
Topic: the Cotton Belt line
Replies: 100
Views: 5979

Re: the Cotton Belt line

I don't recall reading anywhere that the FTA has okayed any "New Starts" funds for either the D2 and Cotton Belt lines. Let's wait and see what they will grant a full funding (50%) agreement on. ;) Well sure lol. D2 is going for Core Capacity funds, btw, and the original scored a rating o...
by tanzoak
25 Dec 2017 14:20
Forum: Rail + Guided Transit
Topic: the Cotton Belt line
Replies: 100
Views: 5979

Re: the Cotton Belt line

I wouldn't go as far as to state projections on new ridership are suspicious - they were made using a calculation approved by the FTA and FRA. What's missing in the various arguments are that both D2 and the Cotton Belt have similar numbers in the projections - around 10,000 new riders per day (or ...
by tanzoak
23 Dec 2017 14:00
Forum: Urban Development
Topic: Design District: Virgin Hotel
Replies: 43
Views: 7097

Re: Design District: Virgin Hotel

You have to have people in a place before you can have people walking around it. DD doesn't have very many people.
by tanzoak
23 Dec 2017 13:21
Forum: Urban Development
Topic: Deep Ellum 1.0
Replies: 207
Views: 21109

Re: Deep Ellum 1.0

maconahey wrote:Deep Ellum is getting a high-rise with apartments and shopping


Is 7 stories all it takes for a "high rise" these days?
by tanzoak
23 Dec 2017 13:11
Forum: Rail + Guided Transit
Topic: the Cotton Belt line
Replies: 100
Views: 5979

Re: the Cotton Belt line

any projections of increased ridership are suspicious at best. This, on the other hand, is a true statement. Though I'd note just as applicable to Cotton Belt as it is to D2. Even moreso to Cotton Belt, really, as it's tougher to model a brand new line than access improvements to existing ones. At ...
by tanzoak
23 Dec 2017 13:05
Forum: Rail + Guided Transit
Topic: the Cotton Belt line
Replies: 100
Views: 5979

Re: the Cotton Belt line

^ Sorry, I don't have time to go looking for those numbers. I'm sure you can Google them. I don't know what ridership projections you are referring to, but since DART LRT ridership has gone down every single year except when they opened new lines, any projections of increased ridership are suspicio...
by tanzoak
22 Dec 2017 17:34
Forum: Urban Development
Topic: Dallas Mockingbird Station
Replies: 25
Views: 3329

Re: Dallas Mockingbird Station

If it were a road or highway half of the folks on this forum would be screaming bloody murder about the city building a high-speed route through the neighborhood that only benefits the suburbanites passing through. :-) Because unlike a bike/ped trail, high-speed roads and highways are ugly, noisy, ...
by tanzoak
22 Dec 2017 17:20
Forum: Rail + Guided Transit
Topic: the Cotton Belt line
Replies: 100
Views: 5979

Re: the Cotton Belt line

^ Projections for new riders -- not cannibalized from the existing line -- on the D2 line are in the range of three to four dozen a day. So cost per new rider will be astronomical. Where are you getting that from? Original D2 had 9k projected net new LRT riders (with 19k using the new alignment, pl...
by tanzoak
22 Dec 2017 16:45
Forum: Rail + Guided Transit
Topic: the Cotton Belt line
Replies: 100
Views: 5979

Re: the Cotton Belt line

Using your criteria for unacceptable station usage, many of DART light rail stations should be shut down too. Latest figures I could find after a quick google search: https://www.dallasnews.com/news/transportation/2011/06/25/most-dart-rail-stations-serve-fewer-people-now-than-when-they-opened The t...
by tanzoak
18 Dec 2017 13:30
Forum: Urban Development
Topic: Dallas Neighborhood Changes '00-'16
Replies: 8
Views: 450

Re: Dallas Neighborhood Changes '00-'16

cowboyeagle05 wrote:What tool are you using to make the maps?


QGIS. And using the Longitudinal Tract Database (LTDB) from Brown for the census tract crosswalks between past and present.
by tanzoak
18 Dec 2017 13:20
Forum: Urban Development
Topic: Dallas Neighborhood Changes '00-'16
Replies: 8
Views: 450

Re: Dallas Neighborhood Changes '00-'16

Let me know what you're interested in, and I can make up some more. It's super easy. Changes in.. Homeownership rates, Home values, Percent multifamily, College degrees, Percent children, Percent in nieghborhood less than 10 years, Poverty rates, Percent foreign-born? I can also do changes from 1970...
by tanzoak
18 Dec 2017 13:07
Forum: Urban Development
Topic: Dallas Neighborhood Changes '00-'16
Replies: 8
Views: 450

Re: Dallas Neighborhood Changes '00-'16

How interesting that the South and West Dallas areas are losing density, even though those areas seem to be blowing up with new, dense residential projects. Is my perception of the growth/increased density in the Bishop Arts and Trinity Groves areas overstated, or is there some other factor contrib...
by tanzoak
18 Dec 2017 13:02
Forum: Urban Development
Topic: Dallas Neighborhood Changes '00-'16
Replies: 8
Views: 450

Re: Dallas Neighborhood Changes '00-'16

Here's changes in real household income over that time:

Image
by tanzoak
18 Dec 2017 12:21
Forum: Urban Development
Topic: Dallas Neighborhood Changes '00-'16
Replies: 8
Views: 450

Dallas Neighborhood Changes '00-'16

New census tract data was released recently, and I thought I'd make a little map showing what parts of Dallas are growing/shrinking. This compares full population counts from the 2000 Census vs estimates from the 2012-2016 ACS.

Image
by tanzoak
03 Dec 2017 18:37
Forum: Rail + Guided Transit
Topic: the Cotton Belt line
Replies: 100
Views: 5979

Re: the Cotton Belt line

Lol, $80k+ per weekday rider is abjectly terrible. For comparison, the original street-level D2 was quite economical at around $33k. Not sure what the D2 subway will be, but guessing around $50k.
by tanzoak
28 Nov 2017 14:13
Forum: Urban Development
Topic: Uptown Dallas: McKinney & Olive Tower (335 FT | 21 ST)
Replies: 48
Views: 6686

Re: Uptown Dallas: McKinney & Olive Tower (335 FT | 21 ST)

Also, I mostly bike everywhere (because bike facilities in Oakland are plentiful, safe, and convenient!), but so long as I own a car I will almost always use it when going grocery shopping. Lugging a bunch of groceries around sucks. Get a collapsible grocery cart. Plenty of people downtown use them...
by tanzoak
28 Nov 2017 14:01
Forum: Rail + Guided Transit
Topic: New Oak Cliff Streetcar
Replies: 81
Views: 4697

Re: New Oak Cliff Streetcar

Tivo_Kenevil wrote:Funny that you mention hunters point. I actually edited that out of my original post before I submitted it. So I yeah I have been there too.


Well damn that'll teach me lol
by tanzoak
28 Nov 2017 13:07
Forum: Rail + Guided Transit
Topic: New Oak Cliff Streetcar
Replies: 81
Views: 4697

Re: New Oak Cliff Streetcar

I've been to and stayed in the tenderloin hostels several times. It's "scary-ness" is so overrated. The bums there don't do anything. They're just your stereotypical bum, nothing more. It's no different then bums who OD on K2 in the West End here. I'm sorry, I just can't get scared when y...
by tanzoak
28 Nov 2017 11:57
Forum: Rail + Guided Transit
Topic: New Oak Cliff Streetcar
Replies: 81
Views: 4697

Re: New Oak Cliff Streetcar

Yeah, when I was in San Fran they literally sat outside of Neiman Marcus doors with a hand out silently and out of the way. And it was a similar experience all around Union Square Park where I was staying for a week. They were everywhere but so were lots of other people so it seemed less intimidati...
by tanzoak
28 Nov 2017 11:38
Forum: Urban Development
Topic: Uptown Dallas: McKinney & Olive Tower (335 FT | 21 ST)
Replies: 48
Views: 6686

Re: Uptown Dallas: McKinney & Olive Tower (335 FT | 21 ST)

Yes, 100% cowboyeagle05. If streets are hostile and/or inconvenient to pedestrians and parking is plentiful, it doesn't matter how close/dense the activity site is.. people will mostly drive. It's not some "ugh Dallasites are dumb suburban people" thing, you see it everywhere in the countr...
by tanzoak
28 Nov 2017 11:26
Forum: Urban Development
Topic: Deep Ellum: Case Building (~197 FT / 18 ST)
Replies: 40
Views: 4870

Re: Deep Ellum: Case Building (~197 FT / 18 ST)

I think it's great. Something this "out of scale" would never be allowed in the Bay Area, and that's a significant reason why our affordability crisis is so intense. I would kill for an 18-story building to be allowed outside of downtown San Francisco or Oakland. I certainly agree that it ...
by tanzoak
28 Nov 2017 11:11
Forum: Urban Development
Topic: Overall Construction Levels
Replies: 20
Views: 2767

Re: Overall Construction Levels

Dallas finally had a good month of permitting last month, the highest in a little over a year. Unfortunately, the previous 10 months were so bad that that only staunched the bleeding somewhat. Permitting over the last 12 months was 6,879 units, compared to the cycle high of 13,525 (the year ending M...
by tanzoak
26 Nov 2017 22:53
Forum: Urban Development
Topic: Uptown Dallas: McKinney & Olive Tower (335 FT | 21 ST)
Replies: 48
Views: 6686

Re: Uptown Dallas: McKinney & Olive Tower (335 FT | 21 ST)

Well victory isn't really dense right now a bunch of the apartments just opened or are about to open. Give it time. This, but it's also not really as dense as the buildings make it appear to be because so much of it is parking. And that parking also encourages people to drive to/from there, which f...
by tanzoak
24 Nov 2017 00:11
Forum: Rail + Guided Transit
Topic: Arlington: Mass Transit
Replies: 19
Views: 1806

Re: Arlington: Mass Transit

Arlington’s circumstances are without compare: No other city has tested microtransit-only service.


Uh, it's a subsidized jitney service. Jitneys got pretty much regulated out of existence in the US, but it's a widespread service in many parts of the world.
by tanzoak
23 Nov 2017 14:37
Forum: Urban Development
Topic: Downtown Dallas: The Drever
Replies: 208
Views: 21018

Re: Downtown Dallas: The Drever

It's troubling that the Drever keeps selling off (monetizing) the tax and other grants they get. I don't know enough about how that stuff works, but I don't see how that would be better in the long term than simply holding on to the tax incentives and grants they receive. Color me skeptical, but I ...
by tanzoak
16 Nov 2017 16:36
Forum: Urban Development
Topic: DTD: Farmer's Market 1.0
Replies: 75
Views: 7692

Re: DTD: Farmer's Market 1.0

That's not the rule though. Many urban areas in every major city in America have multiple places where two and three-story buildings exist on the street with retail/commercial space on the ground floor and just a few units of residential or commercial space above. In some places this scale of devel...
by tanzoak
16 Nov 2017 16:00
Forum: Urban Development
Topic: DTD: Farmer's Market 1.0
Replies: 75
Views: 7692

Re: DTD: Farmer's Market 1.0

I'm sure Vickery Meadows is well over 15K Now. Back in 2004 they were listed as 14k/sqmi in that neighborhood. Uptown is probably up there too now. Regarding, retail Dallas' biggest issue is Form. Sometimes they won't allow mid rises to even be built. I remember Council woman Gates saying one time ...
by tanzoak
16 Nov 2017 14:25
Forum: Urban Development
Topic: DTD: Farmer's Market 1.0
Replies: 75
Views: 7692

Re: DTD: Farmer's Market 1.0

I love the lower-rise buildings here, I just wish we had more retail on the ground floor. Can't support retail everywhere without density. You're only going to get that with midrise once you have midrise everywhere, not just a few here and there (which I would completely support). And even our high...
by tanzoak
16 Nov 2017 14:08
Forum: The Bus + Roads/Highways/Bridges
Topic: Downtown: Cesar Chavez & Pearl re-do's
Replies: 28
Views: 1868

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

From articles I've read (nothing official), I think they're essentially just extending the design of that southern portion of Cesar Chavez northward.
by tanzoak
14 Nov 2017 14:48
Forum: Urban Development
Topic: Could Dallas land Amazon HQ '2'?
Replies: 519
Views: 27138

Re: Could Dallas land Amazon HQ '2'?

The Wall Street Journal names Dallas its #1 pick. http://www.wsj.com/graphics/amazon-headquarters/ I bet that's a cool article but unfortunately I'm not a WSJ subscriber. Subscribers: you don't have to post the full article here, but it'd be a lot cooler if you did. :) Oops, sorry! Here's a twitter...
by tanzoak
14 Nov 2017 13:35
Forum: Urban Development
Topic: Could Dallas land Amazon HQ '2'?
Replies: 519
Views: 27138

Re: Could Dallas land Amazon HQ '2'?

The Wall Street Journal names Dallas its #1 pick.

http://www.wsj.com/graphics/amazon-headquarters/
by tanzoak
13 Nov 2017 13:08
Forum: The Bus + Roads/Highways/Bridges
Topic: Downtown: Cesar Chavez & Pearl re-do's
Replies: 28
Views: 1868

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

And by the way you did agree at one point with me about the differences in the scenarios... And by the way, I'm not saying that anyone is trying to pull a fast one. What I'm saying is that for each option to have basically the same traffic impact, per the report: **Modify - you remove some ramps fo...
by tanzoak
13 Nov 2017 13:07
Forum: The Bus + Roads/Highways/Bridges
Topic: Downtown: Cesar Chavez & Pearl re-do's
Replies: 28
Views: 1868

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

TxDOT and HNTB/Kimley-Horn's traffic engineers, for instance, found a limited overall increase in congestion, if you rebuild the entire Dallas freeway system around it, compared to sinking it below grade and doing virtually nothing else, in their preliminary study" Fixed it for you. Ugh, I'm j...
by tanzoak
13 Nov 2017 12:58
Forum: The Bus + Roads/Highways/Bridges
Topic: Downtown: Cesar Chavez & Pearl re-do's
Replies: 28
Views: 1868

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

TxDOT and HNTB/Kimley-Horn's traffic engineers, for instance, found a limited overall increase in congestion compared to sinking it below grade in their preliminary study. This is the statement we went round and round for 2 pages about. I completely disagree with this statement. Its apples to orang...
by tanzoak
13 Nov 2017 12:47
Forum: Urban Development
Topic: Uptown Dallas: Cedar Maple Plaza I,II & III (2301 Cedar Springs Rd.)
Replies: 21
Views: 1572

Re: Uptown Dallas: Cedar Maple

There's more height with this but less density. How do you figure? It's about 5x as dense (120k sf vs 600k sf). Agree that the street level interaction is much much worse, though. That needs to be reconceptualized. I probably don't have the vocabulary to adequately say what I'm trying to say. Maybe...
by tanzoak
13 Nov 2017 10:01
Forum: Urban Development
Topic: Uptown Dallas: Cedar Maple Plaza I,II & III (2301 Cedar Springs Rd.)
Replies: 21
Views: 1572

Re: Uptown Dallas: Cedar Maple

eburress wrote: There's more height with this but less density.


How do you figure? It's about 5x as dense (120k sf vs 600k sf). Agree that the street level interaction is much much worse, though. That needs to be reconceptualized.
by tanzoak
12 Nov 2017 16:22
Forum: Urban Development
Topic: The Cedars Developments
Replies: 89
Views: 8324

Re: The Cedars Developments

Tnexster wrote:
Tivo_Kenevil wrote:Heritage village is under appreciated


True, I have lived here for 27 years and have never been.


I appreciate you, Tnexster. Which cabin are you in?
by tanzoak
11 Nov 2017 15:47
Forum: Urban Development
Topic: Harwood Int'l District: Bleu Ciel (390 FT / 33 ST)
Replies: 88
Views: 12089

Re: Harwood Int'l District: Bleu Ciel (390 FT / 33 ST)

Real talk, though, it's sad how tall of buildings we get built and it still isn't really that dense because so much is taken up by parking. A 33 story building ultimately being just 6.3 FAR because most of the lot is a parking garage is lol-sad. Places like Skyhouse and M+O are just 4.0, i.e. the sa...
by tanzoak
11 Nov 2017 15:30
Forum: Urban Development
Topic: Harwood Int'l District: Bleu Ciel (390 FT / 33 ST)
Replies: 88
Views: 12089

Re: Harwood Int'l District: Bleu Ciel (390 FT / 33 ST)

This building just seems odd with that lot next to it being so low density. The low density gives this tower such great views... perfect for sales, weird for city planning. It's not a "city planning" thing, really. The Bleu Ciel lot is allowed 6.5 FAR, the same as what allowed immediately...
by tanzoak
10 Nov 2017 18:44
Forum: Urban Development
Topic: Downtown Dallas: Statler Hotel & Residences + Future DMN Offices (Old Statler Hilton + Old Library)
Replies: 212
Views: 22874

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

I would bet that a decent part of it is their strong development restrictions. They have little construction, which leads to high land and housing prices, and then strict zoning compared to that demand, which leads to those very high prices being in expressed in a relatively small structure. So it m...
by tanzoak
10 Nov 2017 16:15
Forum: The Bus + Roads/Highways/Bridges
Topic: Downtown: Cesar Chavez & Pearl re-do's
Replies: 28
Views: 1868

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

A road like this would be acceptable for an I-345 teardown because of the whole regional transportation bit, but Cesar Chavez doesn't play that role. The con man leading the I-345 fight and his idiot followers try to justify the removal economically by saying the ROW would be used for billions of d...
by tanzoak
10 Nov 2017 15:57
Forum: Urban Development
Topic: Museum Tower
Replies: 73
Views: 6277

Re: Museum Tower

Okay then, what is an abject failure? Park Cities are the epitome of white flight, does that tarnish the abject success of the neighborhood? Of course, but it's not on a dollars and cents spreadsheet. I guess the Texas Rangers are also failure since they've never won the World Series? not abject si...
by tanzoak
09 Nov 2017 23:54
Forum: Urban Development
Topic: Northpark Center
Replies: 200
Views: 19254

Re: Northpark Center

Hate to burst your bubble but, WHAT IS THE MUSEUM’S ANNUAL ATTENDANCE? More than 385,000 people visit The Sixth Floor Museum on average every year. Why can't you answer my question. Define visitor - another city, state, country. Shopping is ALWAYS one of the top visitor attractions of any big city....

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