Dallas Fort Worth Urban Forum

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by I45Tex
25 Mar 2020 16:46
Forum: City Issues/News
Topic: New Census Population Estimates
Replies: 130
Views: 40942

Re: New Census Population Estimates

There will not be a July 1 estimate for 2020 and we won't get the April 1 headcount until the Census results finish processing. However, tomorrow was scheduled to be the public release for July 1, 2019 estimates at the county and MSA level. Hope they finished everything in the release well ahead of ...
by I45Tex
13 Mar 2020 10:08
Forum: Urban Development
Topic: North Dallas: Galleria
Replies: 100
Views: 20711

Re: North Dallas: Galleria

There are many blocks of Noel just inside LBJ that are a separate street with no real connection to the Galleria one. Likely the Noel we know between the Galleria and Verde Valley, which I would like to rename Quorum or Midtown, etc, could've been named Inwood (it's directly north of Inwood's right ...
by I45Tex
12 Mar 2020 18:36
Forum: Urban Development
Topic: North Dallas: Galleria
Replies: 100
Views: 20711

Re: North Dallas: Galleria

Would love to see this entire area from Spring Valley from the tollway to Preston to 635 become a new urban area of Dallas. It is well positioned to do so. I think that larger vision of yours could one day tie together Midtown and Addison Circle (with Cotton Belt rail coming soon to its bus transit...
by I45Tex
09 Mar 2020 15:03
Forum: Texas Transportation + Infrastructure
Topic: Austin Metro Proposes Massive Transit System
Replies: 3
Views: 1129

Re: Austin Metro Proposes Massive Transit System

Beyond station TOD partnerships or ground leases of CapMetro’s own land, is there a scope of TIF / TIRZ in Texas that can appropriately allow public investment to share in the property valuation that it increases around transit lines?
by I45Tex
06 Mar 2020 13:33
Forum: Urban Development
Topic: AT&T Discovery District
Replies: 361
Views: 115030

Re: AT&T Discovery District

That feeling when downtown H-Town already grabbed the Discovery Green name for its convention-adjacent programmed district... http://www.discoverygreen.com In other words, even this big a revamp --and it is big! -- is only just keeping up with the Joneses, these days, more than setting North Texas a...
by I45Tex
04 Mar 2020 20:40
Forum: Urban Development
Topic: Downtown Dallas: Hillwood Urban's ~50 storey tower on former BoA motorcourt
Replies: 227
Views: 79970

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

All right, then! We just need to flood Fair Park 11 months of the year so that the Deep Ellum and Exposition Park pedestrian magnet is finally combined with a Town Lake-like limited supply of primo shoreline sites with shoreline views
by I45Tex
04 Mar 2020 16:04
Forum: Urban Development
Topic: Downtown Dallas: Hillwood Urban's ~50 storey tower on former BoA motorcourt
Replies: 227
Views: 79970

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

"If a site is so small it demands a high rise then there isn't room for parking and if a site has room for parking it's too big to require a high rise." That isn't stopping much taller buildings in Houston and Austin, even though they have much lower barriers to entry, and much smaller poo...
by I45Tex
04 Mar 2020 11:11
Forum: Urban Development
Topic: Downtown Dallas: Hillwood Urban's ~50 storey tower on former BoA motorcourt
Replies: 227
Views: 79970

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

The obvious counterargument is that the nearest major markets Houston and Austin are both going gangbusters in downtowns that are also very far from the centers of their metro regions' employment growth and residential rooftops growth. Dallas was traditionally more of a real estate town than they ar...
by I45Tex
28 Feb 2020 09:50
Forum: Urban Development
Topic: Deep Ellum 1.0
Replies: 738
Views: 251620

Re: Deep Ellum 1.0

Baylor Scott & White is moving thousands of workers to Deep Ellum The health care company is consolidating office operations at its new campus. Nice article, thanks. But unfortunately (for Dallas), tamtagon's A&M deep dive on Deep Ellum dream is coming true for Houston: https://www.houston....
by I45Tex
28 Feb 2020 09:35
Forum: City Issues/News
Topic: Downtown Progress
Replies: 118
Views: 46088

Re: Downtown Progress

The West Plano submarket (which Transwestern calls "Upper Tollway/Legacy") has 30.2 million square feet of office space (plus 1.4 more underway). On the face of it, it seems off to predict that they are about to house more folks within 31.6 than DT/UT/TC can in 46.3 million existing office...
by I45Tex
27 Feb 2020 19:08
Forum: City Issues/News
Topic: DFW Economy
Replies: 373
Views: 120400

Re: DFW Economy

^ TL;DR version: Guy who builds high rise residential buildings likes high rise residential buildings. Much of the article is implying that if citizens don't want taxes to increase and services to plateau, then citizens can't provide services to an area without splitting that ongoing cost among mor...
by I45Tex
27 Feb 2020 14:36
Forum: The Bus + Roads/Highways/Bridges
Topic: Dead Man's Curve
Replies: 13
Views: 5943

Re: Dead Man's Curve

I don't think the cost-benefit analysis would support adding a northbound 45 to eastbound 175 ramp in the future. There are very few origin-destination pairs being traveled that are significantly improved by it, compared to other uses of that amount of public investment. Most pairs originating outsi...
by I45Tex
23 Feb 2020 09:32
Forum: Urban Development
Topic: Victory Park 3.0
Replies: 742
Views: 263160

Re: Victory Park 3.0

What's funny is google matches the image when you do a google image match search but when you click the image which is says is much bigger it takes you to Dallas News Retail section where the article no longer appears to be. My best guess is the article was posted in Dallas News Retail then updated...
by I45Tex
14 Feb 2020 17:46
Forum: Urban Development
Topic: Cityplace East: ACS/Xerox redevelopment
Replies: 304
Views: 105321

Re: Cityplace East: ACS/Xerox redevelopment

The signature tower on the new website -- good find Kelley! -- is 31 floors by my count. That's still a complicated project to finance, but not as complicated as the giant Smart District buildings, and even if it's across 75, this does have closer valuation comps by being on the north side of DTD.
by I45Tex
10 Feb 2020 20:49
Forum: City Issues/News
Topic: Affordable Housing Depletion in Dallas
Replies: 2
Views: 3249

Re: Affordable Housing Depletion in Dallas

https://www.atlantamagazine.com/news-culture-articles/its-the-best-time-to-be-an-atlantan-it-might-also-be-the-worst/ For a peer city comparison, in Atlanta the people who have held neighborhoods together for decades are not sharing in the tardy public improvements to these neighborhoods. If we're g...
by I45Tex
10 Feb 2020 20:33
Forum: City Issues/News
Topic: DISD
Replies: 3
Views: 1254

DISD

Starting the thread with this article about the suburban families who steal magnet educations from local families:

https://www.dallasweekly.com/articles/t ... -students/
by I45Tex
10 Feb 2020 16:34
Forum: Opolis Blueprints
Topic: I-345
Replies: 4
Views: 2442

Re: I-345

...the street level from one side of the interstate boulevard to the other would be in section like an overpass. The only regrading of entrance levels would take place on the one or two blocks to either side of it, and many of them are going to receive major new buildings in the next wave of constru...
by I45Tex
10 Jan 2020 10:54
Forum: Opolis Blueprints
Topic: I-345
Replies: 4
Views: 2442

Re: I-345

Somewhere in Calatrava's drawings that I saw at the Meadows Museum is a sketch of Elwood and Jake soaring between the gates of a bascule Margaret Hunt Hill Bridge.
by I45Tex
10 Jan 2020 10:51
Forum: Urban Development
Topic: Oak Lawn -Crescent Communities purchase 4 MF Tower
Replies: 2
Views: 823

Re: Oak Lawn -Crescent Communities purchase 4 MF Tower

Thanks for the news, thanks also for the additional picture. If it is 22 floors can mods put it in the thread title, too, please?
by I45Tex
10 Jan 2020 08:08
Forum: Opolis Blueprints
Topic: I-345
Replies: 4
Views: 2442

I-345

Probably some on this forum have seen the area around Sears Tower where the city streets are all overpasses above ground level, with the buildings' underground service levels actually built in the open air at ground level. The development of Illinois Center, Lakeshore East and Millennium Park over f...
by I45Tex
10 Jan 2020 07:34
Forum: Opolis Blueprints
Topic: Mansfield + Midlothian
Replies: 10
Views: 7459

Re: Mansfield + Midlothian

Not to mention, Dallas' southern burbs are now blooming. Waxahachie has the largest planned development south of the Metroplex under construction right now. The growth in Waxahachie has become so astronomical that the new Baylor hospital is working on plans to build a new facility next to the one t...
by I45Tex
10 Jan 2020 07:25
Forum: Urban Development
Topic: Downtown Dallas - 505 North Ervay (owned by First Baptist)
Replies: 95
Views: 22256

Re: Downtown Dallas - 505 North Ervay (owned by First Baptist)

Although if we want to be straightforward, maybe there are either 1,250,000 Dallas citizens outside DT/UT who don't "live out in the burbs", detached from DT/UT, or else the entire working pattern of the city *is* still very close to the postwar level of car orientation of the suburbs. I c...
by I45Tex
30 Dec 2019 20:22
Forum: Suburban + Exurban Development
Topic: Las Colinas/North Irving Development
Replies: 1035
Views: 335427

Re: Las Colinas/North Irving Development

With the Music Factory developer saying that the soil quality is mush, would high rises have to get several dollars higher rents (that compare today to the initial 1980s optimism?) to justify an extra expense on foundations?
by I45Tex
30 Dec 2019 19:01
Forum: Urban Development
Topic: Most Exciting Projects of 2020
Replies: 39
Views: 4970

Re: Most Exciting Projects of 2020

Is that a lot? :lol: How many SFHs/duplexes, on average, can one cram into 337 acres? “A lot” can be 0.04 acre, or 25 townhomes per acre, but even when two or three floors of habitable space are on top of every garage, Sunbelt cities still use a significant percentage of their residential land on p...
by I45Tex
30 Dec 2019 16:42
Forum: City Issues/News
Topic: New Census Population Estimates
Replies: 130
Views: 40942

Re: New Census Population Estimates

It will be a few months before annual metro population estimates for 7/1/2019 come out, but the state and national ones were released today. https://www.census.gov/newsroom/press-releases/2019/popest-nation.html Texas gained an estimated 367,000 in the twelve month period, for a total of 3,850,000 s...
by I45Tex
30 Dec 2019 16:28
Forum: Urban Development
Topic: Most Exciting Projects of 2020
Replies: 39
Views: 4970

Re: Most Exciting Projects of 2020

FYI the area between Fitzhugh, Haskell, Ross, and Central is 337 acres, measured with freemaptools.com
by I45Tex
30 Dec 2019 11:54
Forum: The Bus + Roads/Highways/Bridges
Topic: I-345
Replies: 290
Views: 74013

Re: I-345

TNWE, I think that that's all well-spoken and well thought-out. I mostly haven't participated in this debate, but isn't it also correct to say this? The level of pent-up pre-leasing demand to finance Plaza-of-the-Americas-scale monsterpieces, like Spire wants to build, is not the same as -- to the p...
by I45Tex
29 Dec 2019 16:09
Forum: Urban Development
Topic: Harwood Int'l District: Harwood No. 11 (The Forum)
Replies: 176
Views: 62478

Re: Harwood Int'l District: Harwood No. 11 (The Forum)

So it does. That doesn't answer my question of how did the other reporter come up with a different floor count. That other article specifically said plans filed with the city showed a 40-story building. So, perhaps whatever has been filed with the city shows something different (and perhaps more ac...
by I45Tex
28 Dec 2019 21:35
Forum: Urban Photography + Videography
Topic: Old Footage of Dallas
Replies: 45
Views: 15764

Re: Old Footage of Dallas

Speaking of First National Bank, I found a date on an index card in an undated UTA photograph from their Squire Haskins Photography collection archives: https://library.uta.edu/digitalgallery-beta/img/20004442 Using the Drever's renovation renderings and cross-sections that Towers.net linked last ye...
by I45Tex
25 Dec 2019 20:43
Forum: Urban Development
Topic: Harwood Int'l District: Harwood No. 11 (The Forum)
Replies: 176
Views: 62478

Re: Harwood Int'l District: Harwood No. 11 (The Forum)

A Dallas S&L-era businessman used to (during the 1980s) own the two 19-story valet-only decks at Marina City in Chicago. Cylindrical. Harwood's super likely to use blue glass to wrap the new one. Are these North Texas' tallest decks? (15) https://www.emporis.com/buildings/170700/carter-burgess-p...
by I45Tex
21 Dec 2019 22:57
Forum: Urban Development
Topic: Uptown Dallas: Routh and Cedar Springs
Replies: 25
Views: 5202

Re: Uptown Dallas: Routh and Cedar Springs

Any hotel flag mentioned for this after Dallas' recent wave of new hospitality development starts?
by I45Tex
20 Dec 2019 13:33
Forum: Urban Development
Topic: Harwood Int'l District: Harwood No. 11 (The Forum)
Replies: 176
Views: 62478

Re: Harwood Int'l District: Harwood No. 11 (The Forum)

A garage podium spanning both leftmost city blocks on the site shown would be almost 40Ksf per floor. An office tower on only the middle block would be almost 20Ksf per floor. Let's say 15x39 + 25x19, gets them 1.06MM.

FAA Height approved 620' last year, see page 2 of this thread.
by I45Tex
20 Dec 2019 12:47
Forum: Urban Development
Topic: Harwood Int'l District: Harwood No. 11 (The Forum)
Replies: 176
Views: 62478

Re: Harwood Int'l District: Harwood No. 11 (The Forum)

DMN's counting the garage to get 1MMsf I think
by I45Tex
18 Dec 2019 10:39
Forum: Urban Development
Topic: Dallas Mockingbird Station
Replies: 118
Views: 39997

Re: Dallas Mockingbird Station

Thanks Mike!
I count 21, 11, and 13 floors above ground on the buildings in the hi-res TC rendering on this press release.
by I45Tex
13 Dec 2019 10:47
Forum: Urban Development
Topic: Shraman South Asian Museum
Replies: 144
Views: 39874

Re: Shraman South Asian Museum

Duda Paine was the design architect on the new Pioneer building in Irving, but HKS was the administrative architect-of-record on that project whose aesthetics are not assthetic
by I45Tex
12 Dec 2019 21:02
Forum: Urban Development
Topic: Shraman South Asian Museum
Replies: 144
Views: 39874

Re: Shraman South Asian Museum

Then from here I would just dream of MATA continued right down Griffin to Founders Square. Wouldn't be so hard to meet the Oak Cliff/Union Station Dallas Streetcar then, like DART's desired "Central Link" wanted the two to do (but which made them both map-spaghetti routes, hard to remember...
by I45Tex
12 Dec 2019 20:46
Forum: Urban Development
Topic: Shraman South Asian Museum
Replies: 144
Views: 39874

Re: Shraman South Asian Museum

I know that KWP or another public-private partnership would have to do what I'm suggesting -- it's not in the scope of the site owners' pro forma -- but I think this site, however jumbled or too low or too high, is a far cry from how memorable it will be if the McKinney Avenue Trolley could continue...
by I45Tex
12 Dec 2019 14:44
Forum: Urban Development
Topic: Uptown: Luxury Hotel, 2025 Cedar Springs (Pizza Hut Strip Mall)
Replies: 28
Views: 6330

Re: Uptown: Luxury Hotel, 2025 Cedar Springs (Pizza Hut Strip Mall)

Here's more about Hyatt's Thompson Hotels and their 216-room (ours 230) project underway in Denver:

https://www.hotel-online.com/press_rele ... -colorado/
by I45Tex
12 Dec 2019 14:17
Forum: City Issues/News
Topic: DFW Economy
Replies: 373
Views: 120400

Re: DFW Economy

You may be comparing 2017 nominal dollars to 2018 current nominal dollars. The way to get growth rates is to choose the BEA's chained constant-2012-dollar real GDP table.
by I45Tex
12 Dec 2019 13:00
Forum: City Issues/News
Topic: DFW Economy
Replies: 373
Views: 120400

Re: DFW Economy

Part of what throws readers is that the list of Combined Statistical Areas is not simply the most general national ranking of metro economies, because MSAs like Tampa and Austin are large enough to rank but don't form part of any CSA.
by I45Tex
11 Dec 2019 18:33
Forum: City Issues/News
Topic: DFW Economy
Replies: 373
Views: 120400

Re: DFW Economy

And at 7:30 tomorrow morning we get to run downstairs and unwrap our present from the Bureau of Economic Analysis -- 2018 local GDP statistics!
by I45Tex
04 Dec 2019 08:51
Forum: Suburban + Exurban Issues/News
Topic: What is a suburb today?
Replies: 67
Views: 34914

Re: What is a suburb today?

From a set of new articles on the suburban project nationwide:

https://www.curbed.com/2019/11/6/209503 ... population
by I45Tex
01 Dec 2019 15:08
Forum: Urban Development
Topic: Uptown Dallas: 1899 McKinney (McKinney/Akard/St. Paul Triangle)
Replies: 55
Views: 15697

Re: Uptown Dallas: 1899 McKinney (McKinney/Akard/St. Paul Triangle)

Yes I forgot HKS moved to One Dallas, which now overlooks Pacific Plaza Park.
by I45Tex
30 Nov 2019 21:53
Forum: Urban Development
Topic: Uptown Dallas: 1899 McKinney (McKinney/Akard/St. Paul Triangle)
Replies: 55
Views: 15697

Re: Uptown Dallas: 1899 McKinney (McKinney/Akard/St. Paul Triangle)

https://www.dallasnews.com/business/real-estate/2019/05/20/uptown-dallas-block-sells-new-high-rise-project "It's effectively the last piece of undeveloped land in that area where you could do something of substance," he said. But architect HKS' global headquarters right across the street,...
by I45Tex
30 Nov 2019 21:41
Forum: Urban Development
Topic: Fort Worth: Dickies Arena
Replies: 27
Views: 6294

Re: Fort Worth: Dickies Arena

1. In LA's Inland Empire you couldn't rival the Lakers-Clippers' local support and wouldn't want to 2. Montreal has hockey! 3. Tampa-St. Petersburg have NFL, MLB, and NHL already, which nearby Orlando doesn't 4. Fort Worth Besides those three sport-saturated metros, the Fort Worth metropolitan divis...
by I45Tex
24 Nov 2019 21:18
Forum: Urban Development
Topic: Deep Ellum: The Stack - 2700 Commerce
Replies: 91
Views: 20287

Re: Deep Ellum: The Stack - 2700 Commerce

"Fair" enough tamtagon, and not to stray off-topic, but if that second line from Union Station would hypothetically be like the current Streetcar line -- with no fee, and running 5:30am-12:00am daily -- then an investment instead in a second line with that same length of track but from Uni...
by I45Tex
23 Nov 2019 22:05
Forum: Urban Development
Topic: Deep Ellum: The Stack - 2700 Commerce
Replies: 91
Views: 20287

Re: Deep Ellum: The Stack - 2700 Commerce

My perception is that disagreements here are disagreements about strategy-- that since most of central Dallas' century-old urban streetscapes are gone now, and are not already newly springing up everywhere like we'd fantasize, H.L. doesn't believe that reinventing/adulterating the main remaining pro...
by I45Tex
21 Nov 2019 19:29
Forum: Urban Development
Topic: Deep Ellum: Epic ~ Knights of Pythias Temple
Replies: 508
Views: 172733

Re: Deep Ellum: Epic ~ Knights of Pythias Temple

But don't stop there. Go on to Jevons' paradox. People (policymakers included) tend to assume that we should invest in, or maintain, more efficient infrastructure/technology/regulation because it will let people start to consume less of a valuable resource, and then the increase in efficiencies lead...
by I45Tex
14 Nov 2019 11:41
Forum: Urban Development
Topic: Deep Ellum: Epic ~ Knights of Pythias Temple
Replies: 508
Views: 172733

Re: Deep Ellum: Epic ~ Knights of Pythias Temple

Uber went for the timely “house of cards” style

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