Dallas Fort Worth Urban Forum

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by Tucy
15 Jun 2018 10:33
Forum: Urban Development
Topic: Lower Greenville Development
Replies: 42
Views: 3667

Re: Lower Greenville Development

jrd1964 wrote:How do you have a small-format Sam's (or even Costco for that matter)? Only the best-selling items and the rest have to be delivered/ordered? SMH.....


More or less, I would imagine. Not unlike the small-format Targets.
by Tucy
13 Jun 2018 12:17
Forum: Urban Development
Topic: Downtown Dallas: The Drever
Replies: 286
Views: 39508

Re: Downtown Dallas: The Drever

Bisnow, above, says it was once the "Hunt Oil Building". I understand Hunt Oil once officed in the building, but it was never named the Hunt Oil Building, was it?
by Tucy
13 Jun 2018 12:10
Forum: Urban Development
Topic: Museum Tower
Replies: 98
Views: 15258

Re: Museum Tower

...the point being that there is a viable sub-market of million+ dollar condos. North Texas does not have many intown home estates selling for more than ten million. If that was your point, it's odd you would write what you did. What you did write is simply, objectively false. What you now claim wa...
by Tucy
13 Jun 2018 11:13
Forum: Urban Development
Topic: Downtown Dallas: The Drever
Replies: 286
Views: 39508

Re: Downtown Dallas: The Drever

The article doesn't make me feel any more confident about the project. Their announcement to investors amounts to almost nothing we didn't already know, besides finally acknowledging that work has stopped on the project. "We gave final approval..." but they won't elaborate on any details....
by Tucy
13 Jun 2018 10:07
Forum: Urban Development
Topic: Museum Tower
Replies: 98
Views: 15258

Re: Museum Tower

OMG someone bought the top floor?!?! was the selling price published? Crazy to believe it, but Dallas has now become a place where the most expensive condos are as pricey as the most expensive house estates. With Museum Tower approaching 90% sold, and the Ritz finally putting it's most expensive un...
by Tucy
13 Jun 2018 09:02
Forum: Urban Development
Topic: Museum Tower
Replies: 98
Views: 15258

Re: Museum Tower

A client of mine has rented a unit on floor 6- the views are great from "down low" as well! Her in building realtor said the top floor penthouse had sold & the sub penthouse was under contract for half the floor. His view of sales were not like Tucy's. Of course he's a in home realtor...
by Tucy
12 Jun 2018 15:12
Forum: Urban Development
Topic: Harwood Int'l District: Bleu Ciel (390 FT / 33 ST)
Replies: 125
Views: 23382

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

May 2018

5 units sold. 16 sold in 6 months. 142 remaining.
by Tucy
12 Jun 2018 15:08
Forum: Urban Development
Topic: Museum Tower
Replies: 98
Views: 15258

Re: Museum Tower

May 2018

One unit sold.
95 sold in 66 months. (1.44 per month) 20 remaining.

Rolling 12-month sales: 14 (1.17 per month)

Sellout projection, based on the pace of sales thus far: 6 years, 8 months.
by Tucy
12 Jun 2018 13:40
Forum: Urban Development
Topic: Grocery Stores: news/development
Replies: 57
Views: 8470

Re: Grocery Stores: news/development

Interestingly, there is yet another chain of Tom Thumb convenience stores besides the ones formerly owned by Kroger. A family-owned chain in South Florida, Ft Lauderdale to Key West.
by Tucy
29 May 2018 18:08
Forum: Urban Development
Topic: The Cedars: Texas Odyssey
Replies: 18
Views: 990

Re: The Cedars: Texas Odyssey

"Our vision for the iconic Texas Odyssey is for it to be a seamlessly integrated part of downtown Dallas" LOL
I presume they mean "seamlessly integrated" in some metaphysical sense.
by Tucy
28 May 2018 07:58
Forum: Urban Development
Topic: Downtown Dallas: Butler Brothers Building
Replies: 79
Views: 13903

Re: Downtown Dallas: Butler Brothers Building

That's funny, the hotel sites I found say May. Whenever they do, hopefully things will go well. https://www.marriott.com/hotels/travel/dalty-fairfield-inn-and-suites-dallas-downtown/ https://www.marriott.com/hotels/travel/daltx-towneplace-suites-dallas-downtown/ I saw that too. But when you go to t...
by Tucy
25 May 2018 13:12
Forum: Urban Development
Topic: Downtown Dallas: Butler Brothers Building
Replies: 79
Views: 13903

Re: Downtown Dallas: Butler Brothers Building

It appears the hotels are actually going to open in mid-June! (2018; especially in the case of this building, it's important to specify a year.)
by Tucy
24 May 2018 11:36
Forum: City Issues/News
Topic: New Census Population Estimates
Replies: 72
Views: 8654

Re: New Census Population Estimates

I found the following link of 2018 U.S. city population figures. I can't tell if this states if this data is according to the U.S. Census Bureau. http://worldpopulationreview.com/us-cities/ It is not U.S. Census. There will not be 2018 city population figures available from the U.S. Census until th...
by Tucy
22 May 2018 13:09
Forum: Rail + Guided Transit
Topic: DART D2 Subway
Replies: 164
Views: 16998

Re: DART D2 Subway

Not sure how I missed these renderings of D2 stations from a year ago... I'm sure most of you have already seen them, but just in case you haven't, here they are. http://dallascityhall.com/departments/pnv/Documents/D2%20Progress%205.2017_UDPRP%20Submittal.pdf It is interesting how both portals (Nor...
by Tucy
22 May 2018 13:07
Forum: Urban Development
Topic: Downtown Dallas: The Drever
Replies: 286
Views: 39508

Re: Downtown Dallas: The Drever

The difference is that LTV Tower and the Statler were planned to do that. The developer who cleaned about both of those properties was known for cleaning out buildings and flipping them to a finishing developer. Here the Drever people intended to actually finish the job but continue to fail to do s...
by Tucy
22 May 2018 10:14
Forum: Rail + Guided Transit
Topic: DART D2 Subway
Replies: 164
Views: 16998

Re: DART D2 Subway

Building on some earlier comments, couldn't DART address their "congestion" issues quite easily and for probably at least $1.3 Billion less money by sending only some of each lines trains through the transit mall and turning others back to provide more service on each end of each line? As...
by Tucy
22 May 2018 09:14
Forum: Rail + Guided Transit
Topic: DART D2 Subway
Replies: 164
Views: 16998

Re: DART D2 Subway

Building on some earlier comments, couldn't DART address their "congestion" issues quite easily and for probably at least $1.3 Billion less money by sending only some of each lines trains through the transit mall and turning others back to provide more service on each end of each line? As ...
by Tucy
22 May 2018 09:01
Forum: Urban Development
Topic: Downtown Dallas: The Drever
Replies: 286
Views: 39508

Re: Downtown Dallas: The Drever

The difference is that LTV Tower and the Statler were planned to do that. The developer who cleaned about both of those properties was known for cleaning out buildings and flipping them to a finishing developer. Here the Drever people intended to actually finish the job but continue to fail to do s...
by Tucy
21 May 2018 14:13
Forum: Urban Development
Topic: Downtown Dallas: Retail
Replies: 199
Views: 24595

Re: Downtown Dallas: Retail

https://www.dallasnews.com/business/retail/2018/05/21/forty-five-ten-changing-downtown-dallas-store-boost-walk-traffic-after-less-two-years With Tenoversix moving over to Forty Five Ten, what are they going to do with the current Tenoversix space? They are also apparently converting the third floor...
by Tucy
20 May 2018 09:00
Forum: City Issues/News
Topic: Downtown Progress
Replies: 88
Views: 11246

Re: Downtown Progress

^ So, the five year estimate looks for about 10,000 new residents a year in the Greater Downtown Dallas Area.... that data does follow the trend of the past decade, and considering contemporary housing complexes hold twice or a little more residents than the two-generation garden apartments current...
by Tucy
19 May 2018 09:50
Forum: Urban Development
Topic: Northpark Center
Replies: 290
Views: 40827

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: 21
Views: 3552

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: 164
Views: 16998

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: 164
Views: 16998

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: 1039

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: 164
Views: 16998

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: 164
Views: 16998

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: 1039

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: 164
Views: 16998

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: 88
Views: 11246

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: 38
Views: 3320

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: 79
Views: 13903

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: 79
Views: 13903

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: 249
Views: 48923

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: 4449

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: 2530

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: 125
Views: 23382

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: 98
Views: 15258

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: 98
Views: 17035

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: 16325

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: 16325

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: 125
Views: 23382

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: 16325

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: 16325

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: 16319

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: 16319

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: 249
Views: 48923

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. ...

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