Dallas Fort Worth Urban Forum

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by CRE_Investor
30 Nov 2018 12:01
Forum: Urban Development
Topic: Design District 1.0
Replies: 42
Views: 3892

Re: Design District 1.0

Dunhill is keeping too tight a reign on the DD. I find it very telling that while new projects are being floated in almost every other neighborhood, very little is even on the drawing board here. They risk missing the market, at which point they become another Spire/Midtown. For as long as they hav...
by CRE_Investor
15 Nov 2018 14:49
Forum: Urban Development
Topic: The Terminal- Fitzhugh @ Katy Trail (Condos + Retail/Office)
Replies: 13
Views: 814

Re: The Terminal- Fitzhugh @ Katy Trail (Condos + Retail/Office)

That looks cool, but I'll be interested to see how the expensive condos right next to the high voltage transmission line sell.
by CRE_Investor
13 Nov 2018 17:08
Forum: Urban Development
Topic: Could Dallas land Amazon HQ '2'?
Replies: 954
Views: 145923

Re: Could Dallas land Amazon HQ '2'?

Just to play devil's advocate, lets look at some grossly oversimplified numbers to get a ballpark of what this may actually look like. 25,000 jobs Assume an average of $150k/yr for each employee with 80% of that ($120k) of taxable AGI At that income level the combined NY state and city average tax r...
by CRE_Investor
13 Nov 2018 08:14
Forum: Urban Development
Topic: Could Dallas land Amazon HQ '2'?
Replies: 954
Views: 145923

Re: Could Dallas land Amazon HQ '2'?

It drives me insane that every article talking about the lack of tech talent/higher education in Dallas ignores UT, A&M, and OU grads. I understand they aren't in the metro, but all three schools are huge, high quality, feeders to the Dallas job pool in addition to SMU, TCU, UTD, and UTA. I wou...
by CRE_Investor
12 Nov 2018 08:38
Forum: Urban Development
Topic: Could Dallas land Amazon HQ '2'?
Replies: 954
Views: 145923

Re: Could Dallas land Amazon HQ '2'?

It drives me insane that every article talking about the lack of tech talent/higher education in Dallas ignores UT, A&M, and OU grads. I understand they aren't in the metro, but all three schools are huge, high quality, feeders to the Dallas job pool in addition to SMU, TCU, UTD, and UTA. I woul...
by CRE_Investor
20 Aug 2018 20:32
Forum: Urban Development
Topic: Henderson Avenue Corridor
Replies: 76
Views: 15372

Re: Henderson Avenue Corridor

That sucks, but I'm not sure I buy that they closed just because of a rent increase after all the recent litigation between Mico Rodriguez and the ownership group.
by CRE_Investor
26 Jul 2018 12:19
Forum: Urban Development
Topic: Lower Greenville Development
Replies: 60
Views: 8844

Re: Lower Greenville Development

Trammell Crow Company (Park District, Cityplace Sams Club) is not the same thing as Trammell Crow Residential (Lower Greenville, Alexan anything).

TCC is owned by CBRE and has nothing to do with Crow Holdings or the Crow family. TCC offices in 2100 McKinney and TCR is in Old Parkland.
by CRE_Investor
19 Jun 2018 15:28
Forum: Urban Development
Topic: Downtown Dallas: Thanksgiving Tower
Replies: 34
Views: 9270

Re: Downtown Dallas: Thanksgiving Tower

The Beck Group's relocating to downtown Dallas' Thanksgiving Tower https://www.dallasnews.com/business/real-estate/2018/06/18/beck-groups-relocating-downtown-dallas-thanksgiving-tower I always assumed Beck occupied all of 1807 Ross Ave, but 200 employees probably take up less than two floors of tha...
by CRE_Investor
14 Jun 2018 12:46
Forum: Urban Development
Topic: Lower Greenville Development
Replies: 60
Views: 8844

Re: Lower Greenville Development

It's also about how Walmart is approaching the project. According to some they are secretly meeting with "neighborhood" leaders and I assume Philip Kingston is not being included or flat out ignored. Walmart isn't stupid they know plenty of people don't like them and would rather see the ...
by CRE_Investor
14 Jun 2018 12:25
Forum: Urban Development
Topic: Lower Greenville Development
Replies: 60
Views: 8844

Re: Lower Greenville Development

https://www.dallasnews.com/business/retail/2018/06/14/walmart-plans-lower-greenville-return-store-wouldnt-expect Walmart is looking to re-open their store as a new smaller format Sam's Club. I saw a tweet from Phillip Kingston yesterday urging people to sign a change.org petition to stop this from h...
by CRE_Investor
11 May 2018 17:05
Forum: Urban Development
Topic: Victory Park 3.0
Replies: 455
Views: 74128

Re: Victory Park 3.0

You have to remember, North End was built before Victory Park existed and at the time there was a very undesirable industrial/power plant use on the other side of Houston St that you wanted to be as isolated from as possible. Given what was built in 1998 it would be very hard to re-orient and engage...
by CRE_Investor
10 May 2018 16:44
Forum: Urban Development
Topic: Victory Park 3.0
Replies: 455
Views: 74128

Re: Victory Park 3.0

IMO North End is the biggest barrier to connectivity between VP and Uptown. Would love to see that redeveloped. Simply removing the fence around North End would be a good start. I understand managing vehicular traffic, but pedestrian flow should not be restricted through this area. You could easily...
by CRE_Investor
17 Apr 2018 12:38
Forum: Urban Development
Topic: Lower Greenville Development
Replies: 60
Views: 8844

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. I agree with that in theory, but in order to negotiate each party has to get something and give...
by CRE_Investor
16 Apr 2018 11:18
Forum: Urban Development
Topic: Lower Greenville Development
Replies: 60
Views: 8844

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 CRE_Investor
12 Apr 2018 17:11
Forum: Urban Development
Topic: Victory Park 3.0
Replies: 455
Views: 74128

Re: Victory Park 3.0

IMO it's going to be incredibly tough to make Victory Park be successful in the way that we would all like. The architecture and street layout is so disjointed and disconnected from one street to the next with large parcels and buildings preventing any kind of natural pedestrian flow. I'm afraid it'...
by CRE_Investor
11 Apr 2018 17:21
Forum: Urban Development
Topic: Lower Greenville Development
Replies: 60
Views: 8844

Re: Lower Greenville Development

This board cracks me up sometimes. Unlike some other tenants who vacate spaces with term left on their lease, Walmart can easily absorb the $683k per year in rent without batting an eye. Someone who doesn't compete with Walmart in any way would have to come to them with a sublease offer that would b...
by CRE_Investor
25 Mar 2018 17:08
Forum: Urban Development
Topic: Inwood & Forest development
Replies: 3
Views: 1026

Re: Inwood & Forest development

New for rent townhomes and an age restricted active adult community.

http://www.thenewsfunnel.com/press-rele ... rth-dallas
by CRE_Investor
25 Jan 2018 11:11
Forum: Urban Development
Topic: Downtown Dallas: Hillwood Urban's ~50 storey tower on former BoA motorcourt
Replies: 144
Views: 30495

Re: Downtown Dallas: Hillwood Urban's ~50 storey tower on former BoA motorcourt

I understand that site's limitations due to it's shape and size, and its unique ability to build as high as you want, but no matter how the building is designed it's going to be an eyesore in my mind because there is nothing even remotely close to that scale in that portion of downtown. It will look...
by CRE_Investor
04 Dec 2017 10:33
Forum: Urban Development
Topic: Credit Union on Ross Ave
Replies: 1
Views: 1009

Re: Credit Union on Ross Ave

The demo is starting right now and the credit union along with some old apartments behind it are being torn down for a +/- 300 unit multifamily development being done by Cypress Real Estate Advisers out of Austin. There's another thread that includes discussion of this site as well as other Ross Ave...
by CRE_Investor
19 Oct 2017 14:26
Forum: Urban Development
Topic: Could Dallas land Amazon HQ '2'?
Replies: 954
Views: 145923

Re: Could Dallas land Amazon HQ '2'?

I have no inside information other than a brief discussion with a former high ranking person from Amazon's real estate department, but based on his insight I'm calling my shot right now that Atlanta ends up winning HQ2. The next tier cities would be Philly, Boston, or DC. I think they want to be in ...
by CRE_Investor
29 Aug 2017 07:27
Forum: Urban Development
Topic: Henderson Avenue Corridor
Replies: 76
Views: 15372

Re: Henderson Avenue Corridor

Car trips and parking for 190k SF of restaurant and retail >>>>>>>>>>> one pizza place.
by CRE_Investor
28 Aug 2017 09:46
Forum: Urban Development
Topic: Henderson Avenue Corridor
Replies: 76
Views: 15372

Re: Henderson Avenue Corridor

The VPNA is against it primarily because of increased traffic on Henderson and potentially nearby neighborhood streets. I would love to see this project happen, but Henderson has become a major thoroughfare for the area despite being only a two lane road. Arguments that this kind of development help...
by CRE_Investor
28 Aug 2017 09:40
Forum: Urban Development
Topic: Knox / Henderson - Knox Street Side
Replies: 193
Views: 40945

Re: Knox / Henderson - Knox Street Side

It will have underground parking, a 15' setback from the street with sidewalks and trees, and a few first floor units that have stoops opening to the street with no fence. I wish the sidewalk was wider, but it's generally good urban design compared with lots of what is being built.
by CRE_Investor
24 May 2017 11:07
Forum: Urban Development
Topic: East Dallas: Ross Avenue Corridor
Replies: 124
Views: 24782

Re: East Dallas: Ross Avenue Corridor

That whole center is about to be in even more trouble. I don't see any way the specialty grass fed beef meat market and high end/organic liquor store make it either. The Woodrow's space has a very unique layout with the interior space wrapping around the patio effectively cutting off the east side f...
by CRE_Investor
02 May 2017 09:49
Forum: Urban Development
Topic: Arts District: 1900 Pearl (362 FT | 25 ST)
Replies: 180
Views: 43310

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

I'm sure tenants will love driving in tight circles through 10 levels of parking to get in and out.
by CRE_Investor
18 Apr 2017 14:38
Forum: Urban Development
Topic: East Dallas: Ross Avenue Corridor
Replies: 124
Views: 24782

Re: East Dallas: Ross Avenue Corridor

a rubber tire street car (not a bus, the route has to be fixed and permanent to truly spur development) run from Greenville Ave down to the arts district or even the west end. If you could combine that with functional sidewalks there would be tons of opportunities for quality development that would...
by CRE_Investor
18 Apr 2017 14:01
Forum: Urban Development
Topic: East Dallas: Ross Avenue Corridor
Replies: 124
Views: 24782

Re: East Dallas: Ross Avenue Corridor

As a resident who lives off of Ross, what the area needs more than anything is a comprehensive overlay district to guide future development. The section of Ross between I-345 and Greenville Ave spreads across two council districts and has varying zoning up and down the street. For example, everyone ...
by CRE_Investor
18 Apr 2017 09:34
Forum: Urban Development
Topic: East Dallas: Ross Avenue Corridor
Replies: 124
Views: 24782

Re: East Dallas: Ross Avenue Corridor

It's Leon Capital Group. This is going to be another 4-5 story multifamily project with some token ground floor retail.
by CRE_Investor
27 Mar 2017 09:32
Forum: Urban Development
Topic: Downtown Dallas - Fountain Place
Replies: 52
Views: 14239

Re: Downtown Dallas - Fountain Place

The EPA has been a large tenant at Fountain Place since 1985 occupying just under 273k SF in its most recent lease with almost no parking provided in the building for its employees. They are leaving and moving to Renaissance Tower so the landlord has to re-lease all of that space, and there is no wa...
by CRE_Investor
08 Mar 2017 11:37
Forum: Urban Development
Topic: Downtown Dallas: 2000 Ross Project
Replies: 321
Views: 62184

Re: Downtown Dallas: 2000 Ross Project

I can assure you with 100% certainty the parking garage for Ross Tower will never get torn down or have parking reduced in anyway until self driving cars have created a structural shift in office tenant's requirements for parking.
by CRE_Investor
21 Feb 2017 12:56
Forum: Urban Development
Topic: Knox / Henderson - Knox Street Side
Replies: 193
Views: 40945

Re: Knox / Henderson - Knox Street Side

Does anyone know what they are building behind Velvet Taco and Dickeys BBQ? I got a Redfin alert for these this morning with the following description... "Knox View homes is an exclusive community of 4 AIA architect designed modern residences located in the coveted Knox-Henderson neighborhood....
by CRE_Investor
14 Feb 2017 14:00
Forum: Urban Development
Topic: Knox / Henderson - Knox Street Side
Replies: 193
Views: 40945

Re: Knox / Henderson - Knox Street Side

High rise condos are an entirely different ballgame when it comes to HOA fees. Not only are insurance and R&M much more expensive, but you typically get many more amenities like pools, fitness, and concierge staff than you do in townhouse style condos.
by CRE_Investor
14 Feb 2017 12:53
Forum: Urban Development
Topic: Knox / Henderson - Knox Street Side
Replies: 193
Views: 40945

Re: Knox / Henderson - Knox Street Side

Interestingly, most of those "Townhomes" are actually condos. "Townhome" sells better and people normally associate condo with high rise or a larger development, but most of the projects are actually in a condo regime. The point was that condo is just an ownership structure and ...
by CRE_Investor
14 Feb 2017 09:41
Forum: Urban Development
Topic: Knox / Henderson - Knox Street Side
Replies: 193
Views: 40945

Re: Knox / Henderson - Knox Street Side

Interestingly, most of those "Townhomes" are actually condos. "Townhome" sells better and people normally associate condo with high rise or a larger development, but most of the projects are actually in a condo regime.
by CRE_Investor
23 Jan 2017 08:56
Forum: Urban Development
Topic: East Dallas: Ross Avenue Corridor
Replies: 124
Views: 24782

Re: East Dallas: Ross Avenue Corridor

The building across from Little Woodrows is a relocation of the existing Credit Union of Texas that is currently down the street at Ross and Annex. Once this new, smaller, building is open their existing facility will be sold and redeveloped. It's definitely a net positive in my book.

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