Dallas Fort Worth Urban Forum

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by Tucy
19 May 2018 09:50
Forum: Urban Development
Topic: Northpark Center
Replies: 270
Views: 36042

Re: Northpark Center

The question arose in another thread about whether Northpark has plans to add a hotel. I've done some web searching and can find no indication that the owners of Northpark have any such plans. The closest I've found is pure speculation by a journalist. Can anyone find a source for the idea that the ...
by Tucy
19 May 2018 09:02
Forum: Urban Development
Topic: North Dallas: Ventana (12 ST / 12 ST)
Replies: 17
Views: 2970

Re: North Dallas: Ventana (12 ST / 12 ST)

Are there any plans to build a Hotel on North Park grounds? If we get another hotel tower, similar to the Sheraton by the Galleria, this would create a nice little cluster. Yes, there has been some discussion about that on the NorthPark thread. Maybe something will be proposed sooner than later, th...
by Tucy
18 May 2018 13:13
Forum: Rail + Guided Transit
Topic: DART D2 Subway
Replies: 142
Views: 14623

Re: DART D2 Subway

The 2nd Avenue subway is a good example. The net new ridership is probably minimal (a few fewer taxi rides from Yorkville), with most of the ridership simply diverted from the 4/5/6. But the benefit is massive, with reduced crowding on the 4/5/6 (which helps with delays as well as comfort), reduced...
by Tucy
18 May 2018 11:58
Forum: Rail + Guided Transit
Topic: DART D2 Subway
Replies: 142
Views: 14623

Re: DART D2 Subway

There are no plans, currently. But it's safe to say there will be plans for more eventually. This is just a case of DART being pro-active rather than re-active. Why wait until the bottleneck is actually a problem to scramble and try and get D2 built. Adding something like the D2 takes a lot of time...
by Tucy
18 May 2018 11:55
Forum: Urban Development
Topic: Re: DTD: Republic Center/Towers (I, 36 st., 602 ft.; II, 50 st., 508 ft.; III, 8 st.)
Replies: 8
Views: 894

Re: Re: DTD: Republic Center/Towers (I, 36 st., 602 ft.; II, 50 st., 508 ft.; III, 8 st.)

For a more accurate rendering of the story: https://www.bisnow.com/dallas-ft-worth/news/office/downtown-office-building-signs-slew-of-leases-88558 Great news! The author of this one had a doozy of a TL;DR link in the story. For reference, Kylde Warren is 5 acres. Pacific Plaza Park is being built a...
by Tucy
18 May 2018 11:50
Forum: Rail + Guided Transit
Topic: DART D2 Subway
Replies: 142
Views: 14623

Re: DART D2 Subway

But ridership is the purpose of transit, is it not? The point of all these other improvements (resilience/redundancy, operational flexibility, decreased travel times, increased potential capacity) is to increase ridership. And yet, by their own estimation, D2 barely moves the needle. D2 is more of ...
by Tucy
18 May 2018 10:51
Forum: Rail + Guided Transit
Topic: DART D2 Subway
Replies: 142
Views: 14623

Re: DART D2 Subway

I45Tex wrote:But surely you do understand, Tucy, that raising the ceiling that has to be raised before any other central transit projects can raise ridership directly, is also indirectly just as necessary.


What central transit projects are going to raise ridership?
by Tucy
18 May 2018 10:48
Forum: Urban Development
Topic: Re: DTD: Republic Center/Towers (I, 36 st., 602 ft.; II, 50 st., 508 ft.; III, 8 st.)
Replies: 8
Views: 894

Re: Re: DTD: Republic Center/Towers (I, 36 st., 602 ft.; II, 50 st., 508 ft.; III, 8 st.)

[url][/url] Downtown Dallas' landmark Republic Center lands new tenants https://www.dallasnews.com/business/real-estate/2018/05/17/downtown-dallas-landmark-republic-center-lands-new-tenants The high-rise - built in 1964 for Republic National Bank - is located across the street from where constructio...
by Tucy
18 May 2018 10:13
Forum: Rail + Guided Transit
Topic: DART D2 Subway
Replies: 142
Views: 14623

Re: DART D2 Subway

3. Regardless, new ridership isn't so much the point of D2, whereas it is the sole reason for CB. Resilience/redundancy, operational flexibility, decreased travel times for existing riders, increased potential capacity.. D2 is pretty good at improving what it's meant to improve, while CB (with new ...
by Tucy
17 May 2018 16:29
Forum: City Issues/News
Topic: Downtown Progress
Replies: 87
Views: 10127

Re: Downtown Progress

New report: Dallas' skyline has most room to grow of any U.S. city https://www.dallasnews.com/business/real-estate/2018/05/17/new-report-dallas-skyline-room-grow-us-city For all the progress made, we have more vacant land (86 acres) than any other CBD in the nation. Not surprising when you look at ...
by Tucy
15 May 2018 11:43
Forum: The Parks, Trails, + Miscellaneous Infrastructure
Topic: Trinity Forest Golf Course
Replies: 26
Views: 2636

Re: Trinity Forest Golf Course

I started to read this editorial, but had to pause after the first sentence: hundreds of thousands of fans? Is that right, hundreds of thousands? http://www.star-telegram.com/entertainment/nightlife/sports-scene/article151886887.html 2017 Byron Nelson attendance Official attendance for the week of ...
by Tucy
10 May 2018 09:57
Forum: Urban Development
Topic: Downtown Dallas: Butler Brothers Building
Replies: 74
Views: 12507

Re: Downtown Dallas: Butler Brothers Building

BBB Cafe is the new name. The motorcycle tie-in out the door. It's simply Butler Brothers Building Cafe. The Motopia sign is coming down since they are no longer tied to the concept of a cafe/motorcycle club. Let's put it this way there is a reason Alterra/Turkish Mike doesn't propose projects in D...
by Tucy
10 May 2018 08:16
Forum: Urban Development
Topic: Downtown Dallas: Butler Brothers Building
Replies: 74
Views: 12507

Re: Downtown Dallas: Butler Brothers Building

At first glance, that Motopia sign looks like the BMW logo. And although so much better than what was there before, this development is a major disappointment design-wise. The owner of Motopia said they changed the name of the restaurant. I already forgot what he told me but it should be open on Mo...
by Tucy
09 May 2018 10:18
Forum: Urban Development
Topic: Downtown Dallas: AMLI Fountain Place (562 FT / 46 ST)
Replies: 232
Views: 44413

Re: Downtown Dallas: AMLI Fountain Place (562 FT / 46 ST)

ArtVandelay wrote:I checked out the Ascension Annex yesterday. The plaza at Fountain Place is really chill. Looking forward to the activity once AMLI finishes and more restaurants/retail move in. Also hoping the "nub" to the garage facing Ross gets built.


Any sign of them finishing the garage?
by Tucy
09 May 2018 10:05
Forum: Suburban + Exurban Development
Topic: Arlington Development and Transportation Projects
Replies: 31
Views: 4062

Re: Arlington Development and Transportation Projects

Texas Live — still a maze of concrete next to Rangers' new ballpark — sets ambitious summer opening https://www.dallasnews.com/news/arlington/2018/05/08/texas-live-still-maze-concrete-next-rangers-new-ballpark-sets-ambitious-summer-opening Side note... I don't know what the attendance was for yeste...
by Tucy
07 May 2018 12:07
Forum: Urban Development
Topic: Dallas Convention Center
Replies: 12
Views: 2329

Re: Dallas Convention Center

How is the Omni Hotel and restaurant annex doing? Is it turning a profit? Has the city had to dip into the $30-50 million reserve fund to pay the mortgage? Did the hotel meet the goal to bring more of the biggest conventions to town? How is the RevPar relative to other big convention/meeting hotels...
by Tucy
07 May 2018 05:20
Forum: Urban Development
Topic: Harwood Int'l District: Bleu Ciel (390 FT / 33 ST)
Replies: 122
Views: 21106

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

April 2018

4 units sold. 11 sold in 5 months. 147 remaining.
by Tucy
07 May 2018 05:12
Forum: Urban Development
Topic: Museum Tower
Replies: 86
Views: 13624

Re: Museum Tower

April 2018

One unit sold.
94 sold in 65 months. (1.45 per month) 21 remaining.

Rolling 12-month sales: 16 (1.33 per month)

Sellout projection, based on the pace of sales thus far: 6 years, 8 months.
by Tucy
07 May 2018 04:16
Forum: Urban Development
Topic: Arts District: Hall Arts Hotel & Residences
Replies: 96
Views: 15511

Re: Arts District: Hall Arts Hotel & Residences

According to them it will be 28 floors and that seems to be with tall floor plates with that raised floor system. Looks like it will be about double the height of KPMG. http://www.hallartsresidences.com/ There is no 13th floor. So really 27 stories. Emporis has it at 440 ft. (which was the FAA fili...
by Tucy
07 May 2018 03:47
Forum: Urban Development
Topic: Uptown Dallas: McKinney/Boll Tower - 2614 McKinney Ave - (18 ST)
Replies: 121
Views: 14886

Re: Uptown Dallas: McKinney/Boll Tower - 2614 McKinney Ave - (18 ST)

1. This is probably why the city of Dallas does not require a flat 1.5 parking spaces per unit. I believe the Code requires one space per bedroom, with a one space per apartment minimum. My only point has been that according to your stats, the regulations look to be very much on target and do not i...
by Tucy
05 May 2018 09:33
Forum: Urban Development
Topic: Uptown Dallas: McKinney/Boll Tower - 2614 McKinney Ave - (18 ST)
Replies: 121
Views: 14886

Re: Uptown Dallas: McKinney/Boll Tower - 2614 McKinney Ave - (18 ST)

1. This is probably why the city of Dallas does not require a flat 1.5 parking spaces per unit. I believe the Code requires one space per bedroom, with a one space per apartment minimum. My only point has been that according to your stats, the regulations look to be very much on target and do not in...
by Tucy
03 May 2018 13:10
Forum: Urban Development
Topic: Harwood Int'l District: Bleu Ciel (390 FT / 33 ST)
Replies: 122
Views: 21106

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

Nice find, DPatel, although cringeworthy also, of course.* I guess it's still weird to me because D Magazine was talking price hikes on these units three years ago: https://candysdirt.com/2015/04/23/prices-movin-ciel-bleu-ciel/ Maybe zero of those deposits eventuated into real live pre-sales after ...
by Tucy
02 May 2018 16:14
Forum: Urban Development
Topic: Uptown Dallas: McKinney/Boll Tower - 2614 McKinney Ave - (18 ST)
Replies: 121
Views: 14886

Re: Uptown Dallas: McKinney/Boll Tower - 2614 McKinney Ave - (18 ST)

I was curious about parking demand in these places, so I checked out some census data on the number of vehicles kept at home. Uptown currently averages 1.42 cars per household. So the code requires providing more parking (1.5/unit) than Uptown residents actually use. Wasteful. To the extent that pa...
by Tucy
02 May 2018 10:59
Forum: Urban Development
Topic: Uptown Dallas: McKinney/Boll Tower - 2614 McKinney Ave - (18 ST)
Replies: 121
Views: 14886

Re: Uptown Dallas: McKinney/Boll Tower - 2614 McKinney Ave - (18 ST)

I was curious about parking demand in these places, so I checked out some census data on the number of vehicles kept at home. Uptown currently averages 1.42 cars per household. So the code requires providing more parking (1.5/unit) than Uptown residents actually use. Wasteful. To the extent that pa...
by Tucy
30 Apr 2018 09:18
Forum: Rail + Guided Transit
Topic: the Cotton Belt line
Replies: 151
Views: 14354

Re: the Cotton Belt line

I have a feeling that it's easier to drop stations after the initial Environmental Impact Report, than to not have them on there, and try to include them afterward. That is probably why we always see more initially, and they get deferred later. But most of these stations are marked as 'deferred' in...
by Tucy
23 Apr 2018 11:40
Forum: Rail + Guided Transit
Topic: the Cotton Belt line
Replies: 151
Views: 14354

Re: the Cotton Belt line

FIFY : If we pretend they won't build the weakest 1/4th of the stations, you'll be hard pressed to find one with significantly less ridership than the less busy light rail stations. With stats like that, how could anyone be against it? :? FWIW, the EIS specifically says the DFW Pass-Through platfor...
by Tucy
22 Apr 2018 16:40
Forum: Urban Development
Topic: Downtown Dallas: AMLI Fountain Place (562 FT / 46 ST)
Replies: 232
Views: 44413

Re: Downtown Dallas: AMLI Fountain Place (562 FT / 46 ST)

This tower will have 46 floors and a large design element on top. How is it only 2 feet taller than Museum tower? Several things come to mind: 1) According to some sources, including the architects, it may actually be 45 stories, not 46 2) Museum Tower has a pretty large design element on top too. ...
by Tucy
22 Apr 2018 10:30
Forum: Urban Development
Topic: Downtown Dallas: AMLI Fountain Place (562 FT / 46 ST)
Replies: 232
Views: 44413

Re: Downtown Dallas: AMLI Fountain Place (562 FT / 46 ST)

Is this true? Taller than Museum tower? https://www.dallasnews.com/business/real-estate/2018/04/19/victory-parks-new-tallest-tower-will-cost-138-million Chicago-based developer AMLI Residential is building a 45-story apartment on Field Street that will be downtown's tallest high-rise in almost 30 y...
by Tucy
22 Apr 2018 09:54
Forum: Rail + Guided Transit
Topic: the Cotton Belt line
Replies: 151
Views: 14354

Re: the Cotton Belt line

FIFY : If we pretend they won't build the weakest 1/4th of the stations, you'll be hard pressed to find one with significantly less ridership than the less busy light rail stations. With stats like that, how could anyone be against it? :? FWIW, the EIS specifically says the DFW Pass-Through platfor...
by Tucy
12 Apr 2018 09:53
Forum: Urban Development
Topic: Parking Garages
Replies: 84
Views: 10622

Re: Parking Garages

I would surmise that they still plan to build it, but don't want to spend the money until they have some new tenants in hand. (The building is more than 1/3 empty.) I suspect they have the plans for the new garage ready to go. A parking garage won't take all that long to build. So they include the p...
by Tucy
10 Apr 2018 14:53
Forum: The Parks, Trails, + Miscellaneous Infrastructure
Topic: Downtown - Pacific Plaza Park
Replies: 77
Views: 8253

Re: Downtown - Pacific Plaza Park

Good news on the parks, pretty hilarious headline that's obviously attempting to SEO the crap out of the Klyde Warren Park name. Editor: "I need a snappy headline for this article. Three new parks, you say? How big are they?" Steve Brown: "Well, each one is around 4-5 acres, so 15-is...
by Tucy
05 Apr 2018 13:41
Forum: Urban Development
Topic: Downtown Dallas: Butler Brothers Building
Replies: 74
Views: 12507

Re: Downtown Dallas: Butler Brothers Building

ArtVandelay wrote:Marriott website says the hotels are opening May 2018.

I’m going to be surprised if this ever gets finished.


Now it says July 2018. (FWIW, when this project was first announced, the hotel was supposed to open no later than 2015.)
by Tucy
05 Apr 2018 10:48
Forum: Urban Development
Topic: Arts District: Flora & Olive Tower (~441 FT / ~39 ST)
Replies: 100
Views: 18399

Re: Arts District: Flora & Olive Tower (~441 FT / ~39 ST)

A spokesperson @ ZOM in Miami replied to an email inquiry that I made last month that construction on the project would be underway by July . Who knows....We've all been around the block with this one for years now. I hope this moves forward soon. Did they say what year? ;-) (Just asking, because l...
by Tucy
05 Apr 2018 10:03
Forum: Urban Development
Topic: Harwood Int'l District: Bleu Ciel (390 FT / 33 ST)
Replies: 122
Views: 21106

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

Nothing sold in March 2018. 7 sold; 151 remaining.
by Tucy
04 Apr 2018 16:42
Forum: Urban Development
Topic: Arts District: Flora & Olive Tower (~441 FT / ~39 ST)
Replies: 100
Views: 18399

Re: Arts District: Flora & Olive Tower (~441 FT / ~39 ST)

I hadn't thought about this site in a while, but reading this thread made me look out the window. There are bulldozers out there right now clearing the site on the Pearl street side. The parking lot has not been touched yet as far as I can tell from up here. Cool! But how are they clearing the site...
by Tucy
04 Apr 2018 15:27
Forum: Urban Development
Topic: Arts District: Flora & Olive Tower (~441 FT / ~39 ST)
Replies: 100
Views: 18399

Re: Arts District: Flora & Olive Tower (~441 FT / ~39 ST)

Probably what you are seeing is the base which is where the artist lofts are located. The tower portion is the only way the project can really financially work. The developer can not afford to just build a few affordable artist lofts on a pricey site in the Arts District so yes the tower is very mu...
by Tucy
04 Apr 2018 13:17
Forum: Rail + Guided Transit
Topic: DART Generated $7 Billion In TOD
Replies: 10
Views: 1557

It is pretty funny to see what DART takes credit for. In their FY2017 Progress Report they take credit for, among others: Parkland Hospital Toyota Music Factory Westin Irving Convention Center Hotel Hidden Ridge and Pioneer Resources HQ The Toyota Music Factory website gives one a pretty good idea o...
by Tucy
04 Apr 2018 10:15
Forum: Urban Development
Topic: Museum Tower
Replies: 86
Views: 13624

Re: Museum Tower

March 2018

Two units sold.
93 sold in 64 months (1.45 per month). 22 remaining.

Rolling 12 month sales: 16 (1.33 per month)

Sellout projection, based on the pace of sales thus far: 6 years, 8 months.
by Tucy
27 Mar 2018 11:15
Forum: City Issues/News
Topic: New Census Population Estimates
Replies: 51
Views: 7061

Re: New Census Population Estimates

September (as well as demographic info for counties/metros). Then tracts and block groups in December. Cool. I wonder Dallas finally will get to 4K in pop. density. Definitely would like to what downtown looks like. Smaller than the city level, everything is a bit lagged. The info we get in Decembe...
by Tucy
27 Mar 2018 11:06
Forum: City Issues/News
Topic: New Census Population Estimates
Replies: 51
Views: 7061

Re: New Census Population Estimates

tanzoak wrote:
Tivo_Kenevil wrote:When will Dallas proper census information be available?


September (as well as demographic info for counties/metros). Then tracts and block groups in December.


City population estimates will be released in May.
by Tucy
27 Mar 2018 10:10
Forum: Urban Development
Topic: North Dallas: Midtown
Replies: 99
Views: 13180

Re: North Dallas: Midtown

Another article about "that giant code violation sitting at LBJ Freeway and Preston Road called Valley View Center":

https://www.dallasnews.com/opinion/comm ... believable
by Tucy
22 Mar 2018 14:16
Forum: City Issues/News
Topic: New Census Population Estimates
Replies: 51
Views: 7061

Re: New Census Population Estimates

2017 Metro census estimates came out this morning. It should surprise no one that DFW added more people than any other metro area. What is a bit surprising is that the estimates show DFW growth slowing slightly. I would not have expected that. 2017 population estimate (July 1): 7,399,662 2016 estima...
by Tucy
20 Mar 2018 13:42
Forum: Urban Development
Topic: Downtown Dallas: Statler Hotel & Residences + Future DMN Offices (Old Statler Hilton + Old Library)
Replies: 245
Views: 39552

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

flyswatter wrote:I looked just yesterday at availability online and they showed almost nothing. Maybe because of the problem they took all the inventory offline temporarily?


That seems like a good possibility. If there are only 130 residents, that suggests they are only about 50% occupancy, at best.
by Tucy
20 Mar 2018 12:41
Forum: Urban Development
Topic: Downtown Dallas: Statler Hotel & Residences + Future DMN Offices (Old Statler Hilton + Old Library)
Replies: 245
Views: 39552

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

Yikes. This is going to be costly: Residents in downtown Dallas' historic Statler Hotel will have to relocate for repairs https://www.dallasnews.com/business/real-estate/2018/03/16/residents-downtown-dallas-historic-statler-hotel-will-relocate-repairs It's a little surprising that almost a year afte...
by Tucy
15 Mar 2018 13:12
Forum: Urban Development
Topic: Museum Tower
Replies: 86
Views: 13624

Re: Museum Tower

Museum Tower has chopped another $3 Million off of the price of the penthouse. It was recently listed at $16.5 Million. Now they are asking $13.5 Million. When they began "heavily marketing" the penthouse back in mid-2015, they priced it at $24 Million, including a $3 Million build-out all...
by Tucy
10 Mar 2018 02:33
Forum: The Bus + Roads/Highways/Bridges
Topic: I-345
Replies: 140
Views: 9804

Re: I-345

It's so handy when someone mentions the Embarcadero when discussing I-345. You know right away that they're just parroting stuff they've heard, and really don't know what they're talking about. I live in SF and work as a transportation engineer, so let’s hope that I have some sort of idea what I’m ...
by Tucy
08 Mar 2018 16:05
Forum: Urban Development
Topic: Could Dallas land Amazon HQ '2'?
Replies: 685
Views: 74747

Re: Could Dallas land Amazon HQ '2'?

One might be able to infer a preference for an urban setting from some of the RFP language, but that is quite different from what was stated above, to-wit: that a downtown location was one of their stated requirements. That is simply not true. If you didn't see Amazon's original HQ2 site, how are y...
by Tucy
08 Mar 2018 12:58
Forum: Urban Development
Topic: Could Dallas land Amazon HQ '2'?
Replies: 685
Views: 74747

Re: Could Dallas land Amazon HQ '2'?

One might be able to infer a preference for an urban setting from some of the RFP language, but that is quite different from what was stated above, to-wit: that a downtown location was one of their stated requirements. That is simply not true.

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