Dallas Fort Worth Urban Forum

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by Tucy
20 Jan 2018 08:59
Forum: Urban Development
Topic: Oak Cliff Progressing
Replies: 28
Views: 2917

Re: Oak Cliff Progressing

Matt777 wrote:Tearing down midcentury modern buildings for souless big box stores. Yay Dallas.


Are they tearing it down or renovating it?
by Tucy
19 Jan 2018 19:22
Forum: Urban Development
Topic: Downtown Dallas: AMLI Fountain Place (562 FT / 46 ST)
Replies: 168
Views: 25239

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

Anyone know what's up with that parking garage? Why is it taking them so long to finish it? The only thing I can think of is that they are going to wait until they start placing glass on the tower before they put glass on the garage too, I have noticed that they have equipment and construction offi...
by Tucy
19 Jan 2018 17:36
Forum: Urban Development
Topic: Downtown Dallas: AMLI Fountain Place (562 FT / 46 ST)
Replies: 168
Views: 25239

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

Anyone know what's up with that parking garage? Why is it taking them so long to finish it?
by Tucy
14 Jan 2018 09:01
Forum: Urban Development
Topic: Museum Tower
Replies: 73
Views: 6223

Re: Museum Tower

There were originally 115 units shown on DCAD. When units are combined, the combined units then show up on DCAD as one unit. Thanks. Are the combined units in your count of solds (90) or remaining (25)? How do you account for this in the sellout projection? If you can't tell/don't care, that's fine...
by Tucy
08 Jan 2018 16:12
Forum: Urban Development
Topic: Museum Tower
Replies: 73
Views: 6223

Re: Museum Tower

I know this thread sometimes veers toward the snarky and contentious, so let me start by saying this is just an honest question. I'm confused. Tucy's updates total 115 units (90 sold, 25 remaining). The Candy's dirt article that everyone enjoyed so much stated "Currently there are 108 homes, a...
by Tucy
08 Jan 2018 12:51
Forum: Urban Development
Topic: Museum Tower
Replies: 73
Views: 6223

Re: Museum Tower

December 2017

2 units sold.
90 sold in 5 years and 1 month. 25 remaining.

Sellout projection, based on the pace of sales thus far: 6 1/2 years.
by Tucy
28 Dec 2017 08:44
Forum: Urban Development
Topic: Fort Worth: misc. developments
Replies: 13
Views: 900

Re: Fort Worth: misc. developments

One reason Fort Worth's lagging Dallas: Billions invested with public transit https://www.dallasnews.com/opinion/commentary/2017/12/22/one-reason-fort-worths-lagging-dallas-billions-invested-public-transit “Fort Worth has fallen behind its competition,” the report said. “The threats facing the city...
by Tucy
20 Dec 2017 19:09
Forum: Urban Development
Topic: Museum Tower
Replies: 73
Views: 6223

Re: Museum Tower

It is what it is, a statistic used for marketing and/or "wow" purposes, but technically speaking, it's not far off. Oh snap...I was wrong and you were right. Many of the realtor.com units are only showing the "zestimates" but aren't actually being listed. Averaging the zestimate...
by Tucy
20 Dec 2017 16:49
Forum: Urban Development
Topic: Museum Tower
Replies: 73
Views: 6223

Re: Museum Tower

I was providing an objective, mathematical view of the currently available units. If you want to remove the penthouse in order to make your narrative work, that's up to you. My whole point though is that Candy's article wasn't far off, objectively speaking. For what it's worth, I know what Zillow i...
by Tucy
20 Dec 2017 16:00
Forum: Urban Development
Topic: Museum Tower
Replies: 73
Views: 6223

Re: Museum Tower

What are you talking about? Which part of this has anything to do with "belief?" Your belief, contrary to the evidence, that Museum Tower residences are generally worth, or have sold for, $800/sq foot, or close to it. It's not about belief, it's just math. The current average price per sq...
by Tucy
20 Dec 2017 15:52
Forum: City Issues/News
Topic: Arts District: Master Plan
Replies: 13
Views: 1233

Re: Arts District: Master Plan

That name was abandoned a while ago. Keep in mind the link Tamtagon provided is from before 2010. Before the Wyly and Winspear even opened. The reference to the "Avenue to the Arts" name was in the November 2016 DMN article originally linked by Tnexster. FWIW, the June 2017 draft Master P...
by Tucy
20 Dec 2017 15:17
Forum: Urban Development
Topic: Museum Tower
Replies: 73
Views: 6223

Re: Museum Tower

eburress wrote:
Tucy wrote:You can believe whatever makes you happy.


What are you talking about? Which part of this has anything to do with "belief?"


Your belief, contrary to the evidence, that Museum Tower residences are generally worth, or have sold for, $800/sq foot, or close to it.
by Tucy
20 Dec 2017 14:21
Forum: Urban Development
Topic: Museum Tower
Replies: 73
Views: 6223

Re: Museum Tower

Briggs Freeman (the official marketing partner of Museum Tower) has an additional never-sold unit (Unit 402) listed on their website, so I've added it to the list so we have a complete list of the publicly-available asking prices for units currently for sale: Unit 203: $602.79/sq ft Unit 402: $613.4...
by Tucy
20 Dec 2017 14:03
Forum: Urban Development
Topic: Museum Tower
Replies: 73
Views: 6223

Re: Museum Tower

Here are the listed Museum Tower units with their asking price per square foot (and remember, these are asking prices, not sale prices): Unit 203: $ 602.79 /sq ft Unit 902: $ 657.32 Unit 1002: $ 664.68 Unit 2002: $ 749.92 /sq ft (furnished) Unit 3602: $ 827.64 /sq ft Penthouse (4201) $1952.89/sq ft...
by Tucy
20 Dec 2017 12:28
Forum: Urban Development
Topic: Could Dallas land Amazon HQ '2'?
Replies: 519
Views: 26523

Re: Could Dallas land Amazon HQ '2'?

whi5125 wrote:Wow, if you bothered to read the article it even states the Lobbyist specialized in energy policy within Amazon, its not related to HQ2 at all.


Not sure which article you are referencing. The initial article I saw did not include that disclaimer. It was updated later to include the disclaimer
by Tucy
20 Dec 2017 11:51
Forum: Urban Development
Topic: Could Dallas land Amazon HQ '2'?
Replies: 519
Views: 26523

Re: Could Dallas land Amazon HQ '2'?

It doesn't matter Amazon showed their hand. Dallas' bid is merely bargaining power over Metro Atlanta's bid. Nothing to be excited about. Other than the Amazon lobbyist visiting Georgia (which Amazon has already publicly stated that the visit was unrelated to HQ2), what evidence do you have that su...
by Tucy
20 Dec 2017 10:53
Forum: Urban Development
Topic: Museum Tower
Replies: 73
Views: 6223

Re: Museum Tower

Here are the listed Museum Tower units with their asking price per square foot (and remember, these are asking prices, not sale prices): Unit 203: $ 602.79 /sq ft Unit 902: $ 657.32 Unit 1002: $ 664.68 Unit 2002: $ 749.92 /sq ft (furnished) Unit 3602: $ 827.64 /sq ft Penthouse (4201) $1952.89/sq ft
by Tucy
19 Dec 2017 15:01
Forum: Urban Development
Topic: Museum Tower
Replies: 73
Views: 6223

Re: Museum Tower

LOL. That's some funny stuff there. Is Candy auditioning to take over Museum Tower marketing? I mean... she makes a fair point. These are $800/sqft residences, in a format that is not your usual Highland Park/Preston Hollow mansion style which has been the historical choice of home for the well-to-...
by Tucy
14 Dec 2017 14:22
Forum: Urban Development
Topic: Museum Tower
Replies: 73
Views: 6223

Re: Museum Tower

You cannot be serious. Are you really unaware of the serious financial situation the "MT people" got themselves into; the firing of the top guy, the bankruptcy threat it posed to the entire City of Dallas, the need for special legislation from the State of Texas to bail them out? I'm awar...
by Tucy
13 Dec 2017 09:55
Forum: Urban Development
Topic: Deep Ellum 1.0
Replies: 204
Views: 20800

Re: Deep Ellum 1.0

Hannibal Lecter wrote:DMN architecture critic Mark Lamster on Novel Deep Ellum: "this is how you destroy a city"


Link?
by Tucy
11 Dec 2017 09:53
Forum: Urban Development
Topic: Museum Tower
Replies: 73
Views: 6223

Re: Museum Tower

Yeah, it doesn't seem the MT people are nearly as worried about their sales as are people on this forum. You cannot be serious. Are you really unaware of the serious financial situation the "MT people" got themselves into; the firing of the top guy, the bankruptcy threat it posed to the e...
by Tucy
11 Dec 2017 09:51
Forum: Urban Development
Topic: Museum Tower
Replies: 73
Views: 6223

Re: Museum Tower

If the tower had sold out quickly we'd all be tsk tsking about how they did a firesale at a loss just to get rid of the thing. Instead, they choose to maintain their margin and do a slow burn on the sales so we tsk tsk about the slow rate of sales. I see absolutely nothing wrong with Museum Tower c...
by Tucy
09 Dec 2017 13:28
Forum: Urban Development
Topic: Museum Tower
Replies: 73
Views: 6223

Re: Museum Tower

November 2017 2 units sold. 5 years in and they have surpassed the 75% sale mark. FWIW, 75% sold is about the level of sales that successful condo developers plan to achieve before construction is completed. 88 sold in 60 months. 27 remaining. Sellout projection, based on the pace of sales thus far...
by Tucy
08 Dec 2017 17:55
Forum: Urban Development
Topic: North Dallas: Midtown
Replies: 90
Views: 8083

Re: North Dallas: Midtown

The zero appraisal on the improvements tells us the improvements are functionally obsolete. And the fact that the owners plan to demolish all of the buildings strongly suggests the appraisal is correct on that point. Still not sure what exactly is the unfair part about any of that. Valley View is n...
by Tucy
07 Dec 2017 14:59
Forum: Urban Development
Topic: North Dallas: Midtown
Replies: 90
Views: 8083

Re: North Dallas: Midtown

The assessment merely reflects the reality that the land is worth more without the (functionally obsolete) building than it is with it. I completely agree that the land is worth more than the building, but those are separate categories on the assessment, and the assessment doesn't make any assumpti...
by Tucy
07 Dec 2017 12:20
Forum: Urban Development
Topic: Museum Tower
Replies: 73
Views: 6223

Re: Museum Tower

November 2017 2 units sold. 5 years in and they have surpassed the 75% sale mark. FWIW, 75% sold is about the level of sales that successful condo developers plan to achieve before construction is completed. 88 sold in 60 months. 27 remaining. Sellout projection, based on the pace of sales thus far:...
by Tucy
07 Dec 2017 12:05
Forum: Urban Development
Topic: North Dallas: Midtown
Replies: 90
Views: 8083

Re: North Dallas: Midtown

Contradictory logic :lol: But thanks for the insight! The value of the Valley View mall building is $0 according to DCAD, and probably only because it can't be a negative value. Yeah, $0 improvement value for a huge mostly functional building. Commercial property assessment is totally fair I tell y...
by Tucy
06 Dec 2017 16:47
Forum: Urban Development
Topic: North Dallas: Midtown
Replies: 90
Views: 8083

Re: North Dallas: Midtown

In fact, completing the demolition might raise the appraised value and thus increase the taxes.
by Tucy
05 Dec 2017 14:50
Forum: City Issues/News
Topic: Downtown Progress
Replies: 60
Views: 4960

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
05 Dec 2017 10:22
Forum: City Issues/News
Topic: Downtown Progress
Replies: 60
Views: 4960

Re: Downtown Progress

I found it on Page 3 of the Report. I'm pretty sure we're victims of journalism malpractice. The slide says "50,000+ residents within 2.5 miles". I take that to mean there are currently more than 50,000 residents within 2.5 miles of the CBD. It also says "20,000+ more residents next 2...
by Tucy
05 Dec 2017 09:29
Forum: City Issues/News
Topic: Downtown Progress
Replies: 60
Views: 4960

Re: Downtown Progress

Unless they know something we don’t, then I don’t see how they’re going to get 11,000+ units in 5 years. Even in some fantasy world, where (i) Spire, (ii) TC’s residential tower, (iii) Headington’s 4 corners at Field and San Jacinto, (iv) the parking lots around BOA, and (v) the Dallas Smart Distri...
by Tucy
20 Nov 2017 15:13
Forum: Urban Development
Topic: Downtown Dallas: 2000 Ross Project
Replies: 173
Views: 19326

Re: Downtown Dallas: 2000 Ross Project

There are two rumors on the Royal Blue Grocery story. The biggest point in the story is that Royal Blue has not confirmed a thing and has stayed somewhat mum on where they are going in Downtown. The Merc location was announced because they were asking for an opinion from the historical board about ...
by Tucy
18 Nov 2017 07:09
Forum: Urban Development
Topic: Could Dallas land Amazon HQ '2'?
Replies: 519
Views: 26523

Re: Could Dallas land Amazon HQ '2'?

The more interesting take from that article is from Hillwood's president, who thinks Amazon will end up splitting this between 2 or 3 cities.
by Tucy
16 Nov 2017 07:10
Forum: Urban Development
Topic: DTD: Farmer's Market 1.0
Replies: 75
Views: 7623

Re: DTD: Farmer's Market 1.0

ContriveDallasite wrote:
DPatel304 wrote:I love the lower-rise buildings here, I just wish we had more retail on the ground floor.


This is the crux of Dallas. The amount of retail packed in to my 5 story block in Munich is probably equivalent to half a square mile of coverage in Dallas.


Interesting. Description? Pictures?
by Tucy
15 Nov 2017 14:12
Forum: The Bus + Roads/Highways/Bridges
Topic: Margaret Hunt Hill bridge by Santiago Calatrava
Replies: 11
Views: 691

Re: Margaret Hunt Hill bridge by Santiago Calatrava

We could have more bridge for our money if we didn't pay for a name just to slap his brand on it. Still could have been a signature design but not by a star architect. So true, but how would we know if we should like the design? ;) Maybe we can contact Facebook to add a real-life LIKE button for br...
by Tucy
15 Nov 2017 13:29
Forum: Urban Development
Topic: Could Dallas land Amazon HQ '2'?
Replies: 519
Views: 26523

Re: Could Dallas land Amazon HQ '2'?

Ah gotcha. For the folks who don't want to do all that, here's their overall rankings: https://preview.ibb.co/m4mpYG/Screen_Shot_2017_11_14_at_12_05_48_PM.png The case for Dallas only gets stronger from there. What are Amazon’s main businesses? 1. Distribution: needs low cost, central location. Dal...
by Tucy
10 Nov 2017 12:41
Forum: Urban Development
Topic: Museum Tower
Replies: 73
Views: 6223

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 Tucy
10 Nov 2017 12:12
Forum: Urban Development
Topic: Museum Tower
Replies: 73
Views: 6223

Re: Museum Tower

such a beat down! they've got a fantastic product... hard to sell to Friends of the Nasher, though, one itsy bitsy little flaw Sorry, can't let you re-write history like that. Museum Tower was an abject failure long before the reflection problems were known. Abject failure, source? Decision making ...
by Tucy
10 Nov 2017 09:38
Forum: Urban Development
Topic: Museum Tower
Replies: 73
Views: 6223

Re: Museum Tower

tamtagon wrote:such a beat down! they've got a fantastic product...

hard to sell to Friends of the Nasher, though, one itsy bitsy little flaw


Sorry, can't let you re-write history like that. Museum Tower was an abject failure long before the reflection problems were known.
by Tucy
10 Nov 2017 09:33
Forum: The Bus + Roads/Highways/Bridges
Topic: Margaret Hunt Hill bridge by Santiago Calatrava
Replies: 11
Views: 691

Re: Margaret Hunt Hill bridge by Santiago Calatrava

cowboyeagle05 wrote:We could have more bridge for our money if we didn't pay for a name just to slap his brand on it. Still could have been a signature design but not by a star architect.


So true, but how would we know if we should like the design? ;)
by Tucy
06 Nov 2017 08:02
Forum: Urban Development
Topic: Museum Tower
Replies: 73
Views: 6223

Re: Museum Tower

October 2017

1 unit sold

86 sold in 59 months. Inching up on the 75% sold mark. 29 remaining.

Sellout projection: 6 years, 7 months.
by Tucy
02 Nov 2017 12:36
Forum: Urban Development
Topic: Could Dallas land Amazon HQ '2'?
Replies: 519
Views: 26523

Re: Could Dallas land Amazon HQ '2'?

It's funny to me when I head California described as not "business-friendly." Somehow 3 of the 4 largest companies in the world managed to be born there, 2 of which in the last 20 years. Source for this? (According to Forbes' list of the largest public companies in the world, California h...
by Tucy
02 Nov 2017 10:05
Forum: Urban Development
Topic: Could Dallas land Amazon HQ '2'?
Replies: 519
Views: 26523

Re: Could Dallas land Amazon HQ '2'?

It's funny to me when I head California described as not "business-friendly." Somehow 3 of the 4 largest companies in the world managed to be born there, 2 of which in the last 20 years. Source for this? (According to Forbes' list of the largest public companies in the world, California h...
by Tucy
30 Oct 2017 17:50
Forum: City Issues/News
Topic: Downtown Progress
Replies: 60
Views: 4960

Re: Downtown Progress

Transwestern's 3rd quarter 2017 office market report is out. Dallas CBD has 33.3 million square feet of office space, 7.5 million of which is vacant, for an overall vacancy rate of 22.5%. YTD Net absorption: NEGATIVE 104,108 square feet. For Class A space, the CBD has 23.4 million square feet, 5.9 m...
by Tucy
26 Oct 2017 13:29
Forum: Suburban + Exurban Development
Topic: Legacy West
Replies: 192
Views: 16248

Re: Legacy West

There's a crystal ball over here, and I cannot be for sure, but I think the prophesy mentioned Dean & DeLuca on Ross Avenue, or something like that. :) Nah, I think they'll put a Dean & DeLuca in the new terminal Delta builds for its global hub operations at DFW Airport :D The emphasis is o...
by Tucy
26 Oct 2017 12:13
Forum: Suburban + Exurban Development
Topic: Legacy West
Replies: 192
Views: 16248

Re: Legacy West

tamtagon wrote:There's a crystal ball over here, and I cannot be for sure, but I think the prophesy mentioned Dean & DeLuca on Ross Avenue, or something like that. :)


Nah, I think they'll put a Dean & DeLuca in the new terminal Delta builds for its global hub operations at DFW Airport :D
by Tucy
26 Oct 2017 10:57
Forum: Urban Development
Topic: Could Dallas land Amazon HQ '2'?
Replies: 519
Views: 26523

Re: Could Dallas land Amazon HQ '2'?

Again, the dynamics are different. Dallas/San Bernadino and Tampa are not as concentrated as New York or Seattle, where workers live in a concentrated are in the city. The majority of workers in Dallas, unlike said cities, live in said sprawl. That makes for a mighty dynamic difference. Supply and ...
by Tucy
25 Oct 2017 14:26
Forum: Urban Development
Topic: Could Dallas land Amazon HQ '2'?
Replies: 519
Views: 26523

Re: Could Dallas land Amazon HQ '2'?

This is a rather unfair assertion that is further from the truth. Compared to east coast cities like New York and Philadelphia, Dallas is a very young city. The city itself is no more than 170 years old. It's an evolving city, and so is its mass transit system, which is still growing and expanding....
by Tucy
25 Oct 2017 11:29
Forum: Urban Development
Topic: Could Dallas land Amazon HQ '2'?
Replies: 519
Views: 26523

Re: Could Dallas land Amazon HQ '2'?

Their indifference to Transit and underwhelming Urban Fabric This is a rather unfair assertion that is further from the truth. Compared to east coast cities like New York and Philadelphia, Dallas is a very young city. The city itself is no more than 170 years old. It's an evolving city, and so is i...
by Tucy
24 Oct 2017 11:28
Forum: Urban Development
Topic: Could Dallas land Amazon HQ '2'?
Replies: 519
Views: 26523

Re: Could Dallas land Amazon HQ '2'?

^es la verdad UT is in Austin, TA&M is in College Station, both are in the Dallas Trading Area. Things are spread out, especially compared to the North East, but the much of the South Central US, probably more than half, still funnels through Dallas. While I tend to agree that DFW is in pretty ...

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