Dallas Fort Worth Urban Forum

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by Tucy
19 Aug 2018 21:42
Forum: Urban Development
Topic: 900 Main
Replies: 17
Views: 515

Re: 900 Main

It's just so their lease sheet can have a certain ratio of parking spaces/square footage that higher than competing buildings. It's not based on actual demand. GROSS. Source? Sources: Commercial real estate in Dallas, Fountain Place, Trammell Crow Center, Bank of America Tower's parking garage plan...
by Tucy
17 Aug 2018 19:32
Forum: Urban Development
Topic: Downtown Dallas: Statler Hotel & Residences + Future DMN Offices (Old Statler Hilton + Old Library)
Replies: 283
Views: 50303

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

ArtVandelay wrote:Have they delivered the 24 hour diner that was promised?


Did they really promise a 24 hour diner? (The answer to your question is no, at least according to their website.)
by Tucy
17 Aug 2018 19:29
Forum: Urban Development
Topic: 900 Main
Replies: 17
Views: 515

Re: 900 Main

Matt777 wrote:
Tnexster wrote:I like a good mystery


It's just so their lease sheet can have a certain ratio of parking spaces/square footage that higher than competing buildings. It's not based on actual demand. GROSS.


Source?
by Tucy
04 Aug 2018 14:31
Forum: The Parks, Trails, + Miscellaneous Infrastructure
Topic: Downtown - Pacific Plaza Park
Replies: 94
Views: 11083

Re: Downtown - Pacific Plaza Park

http://parksfordowntowndallas.org/wp-content/uploads/2018/06/PP-3-RESIZED-1440x805_c.png Not counting on this being the final design of the shade structure, but it's what they have on their website currently. I love the look of that structure, but it doesn't look like it would provide much shade.
by Tucy
03 Aug 2018 10:54
Forum: Suburban + Exurban Development
Topic: Frisco Station
Replies: 17
Views: 2044

Re: Frisco Station

Awesome! Another TOD! (Tollway Oriented Development)
by Tucy
02 Aug 2018 14:36
Forum: Urban Development
Topic: Victory Park 3.0
Replies: 361
Views: 47037

Re: Victory Park 3.0

My goodness, reality gets rough treatment around here. I'm not even going to try to respond to all of the strawman and other false arguments that have been thrown out. Suffice to say, I did not suggest that no one takes DART to the AAC. Of course some do. None of the strawmen change or even address ...
by Tucy
02 Aug 2018 12:19
Forum: Urban Development
Topic: Victory Park 3.0
Replies: 361
Views: 47037

Re: Victory Park 3.0

Yes and the fact remains that most residents in DFW do not live in an urban environment, do not have access to or are unwilling to use mass transit or mass transit doesn't go anywhere near their final destination which leaves what? A car, which is the primary means of travel in DFW and unfortunatel...
by Tucy
02 Aug 2018 10:46
Forum: Urban Development
Topic: Victory Park 3.0
Replies: 361
Views: 47037

Re: Victory Park 3.0

I hope it's an easier place to park and I am assuming it is, the parking situation before was awful and expensive which seemed to be a big deterrent. You realize this is an "urban forum," right? So easy and abundant parking is the antithesis of good urban planning. Yes and the fact remain...
by Tucy
02 Aug 2018 10:28
Forum: Urban Development
Topic: Dallas: Market Center area
Replies: 15
Views: 673

Re: Dallas: Market Center area

It kind of goes without saying that they are expanding to somehow increase their capacity or utility as a data center; that is, after all, the purpose of the building. It's just that it is such a small addition relative to the size of the existing building...
by Tucy
02 Aug 2018 08:40
Forum: Urban Development
Topic: Dallas: Market Center area
Replies: 15
Views: 673

Re: Dallas: Market Center area

If you Google the Crystal Palace, you'll notice that it's much more spread-out and shorter (3ish stories). Who knows if the new owners will want to maintain that style, but one can imagine how a 4 story-tall expansion could make the Infomart appear even more consistent with its historic inspiration...
by Tucy
01 Aug 2018 15:34
Forum: Urban Development
Topic: Harwood Int'l District: Bleu Ciel (390 FT / 33 ST)
Replies: 128
Views: 25889

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

July 2018

5 units sold. 24 sold in 8 months. 134 remaining.
by Tucy
01 Aug 2018 15:25
Forum: Urban Development
Topic: Museum Tower
Replies: 142
Views: 20107

Re: Museum Tower

July 2018 Five units sold (biggest month ever for Museum Tower) 100 sold in 68 months. (1.47 per month) 14 remaining. Rolling 12-month sales: 17 (1.42 per month) Sellout projection, based on the pace of sales thus far: 6 years, 6 months. Sellout projection, based on the pace of sales over the prior ...
by Tucy
01 Aug 2018 06:12
Forum: City Issues/News
Topic: Fair Park
Replies: 59
Views: 8022

Re: Fair Park

Cronies lose another one, thank goodness. Now maybe we can get a Springtime Exposition on the same scale as Autumnal State Fair. Some big time soccer games, Earth Day, Dallas Film Festival, Farm Aid Concert featuring Willie Nelson (please), Cinco de Mayo.... I didn't realize this, but I think the C...
by Tucy
30 Jul 2018 15:51
Forum: Urban Development
Topic: Museum Tower
Replies: 142
Views: 20107

Re: Museum Tower

cowboyeagle05 wrote:Is 90% sold a blurry line as well? Do that many people actually live there or is it mostly purchases made for investment/resell? I ask this question honestly.


If it's being publicized by the marketing folks at Museum Tower and reported by Steve Brown, you can count on it being a blurry line. ;-)
by Tucy
28 Jul 2018 09:36
Forum: Urban Development
Topic: Museum Tower
Replies: 142
Views: 20107

Re: Museum Tower

... the well was most definitely soured. It's a shame. There was minimal interest in Museum Tower units long before the glare problem reared its ugly head. (Hence the dearth of pre-sales; hence the lack of anyone willing to invest their own money in the project; hence the ownership by the Pension B...
by Tucy
27 Jul 2018 13:03
Forum: Urban Development
Topic: Northpark Center
Replies: 309
Views: 46264

Re: Northpark Center

I presume Saint Laurent is moving from HPV?
by Tucy
27 Jul 2018 12:58
Forum: Urban Development
Topic: Museum Tower
Replies: 142
Views: 20107

Re: Museum Tower

There is really no evidence that the reflection issue caused Museum Tower's slow sales. I'm not aware either of any evidence on a spreadsheet or database reported to condo owners, for sure; and I'm not aware of any reporting vehicle asking around if the glare is a problem with people able and/or co...
by Tucy
27 Jul 2018 12:53
Forum: Rail + Guided Transit
Topic: Dallas Area Rapid Transit
Replies: 186
Views: 18739

Re: Dallas Area Rapid Transit

FIFY

muncien wrote:DALLAS is also notorious for going with the most costly, overbuilt, unnecessary, option available... So, the 100m isn't surprising. But the reality of building a simple, functional station is probably half that.
by Tucy
27 Jul 2018 11:21
Forum: Urban Development
Topic: Museum Tower
Replies: 142
Views: 20107

Re: Museum Tower

^ The more important point is that, whatever the state of the recession in 2010, Museum Tower opened at the very end of 2012, NOT in 2010. You set a laughably low bar for an "accomplishment". 90% sold only 2 1/2 years after the marketing team's projected sell-out date. Yeah, that's quite a...
by Tucy
26 Jul 2018 18:06
Forum: Urban Development
Topic: Museum Tower
Replies: 142
Views: 20107

Re: Museum Tower

https://www.dallasnews.com/business/real-estate/2018/07/26/downtown-dallas-high-profile-museum-tower-almost-sold "Opened during the worst of the Great Recession in 2010 . . ." For the love of God, does Steve Brown ever check his facts? -- Museum Tower opened in the last month of 2012, NOT ...
by Tucy
23 Jul 2018 17:30
Forum: Suburban + Exurban Development
Topic: Legacy West
Replies: 263
Views: 36086

Re: Legacy West

Yeah, the idea of Plano adding another 200,000 people in townhomes, apartments and mid & high-rise dwellings is pretty hilarious.
by Tucy
19 Jul 2018 11:38
Forum: Urban Development
Topic: Museum Tower
Replies: 142
Views: 20107

Re: Museum Tower

Using Realtor.com, I find 15 homes in Dallas County, 2 in Denton County and 1 in Collin County (for a total of 18) listed at prices above $10 Million. Of those, 5 are above $20 Million; and 1 above $35 Million (all six of these are in Dallas County). Also noteworthy for the thread, none of the 18 ar...
by Tucy
18 Jul 2018 11:31
Forum: Urban Development
Topic: North Dallas: Midtown
Replies: 121
Views: 17332

Re: North Dallas: Midtown

This isn't Becks rendering this is the site Sears owns and partnered to get redeveloped. Becks portion surrounds this property. Beck only owns parts of the mall not every department store site. Sears owned its parking and building so SEARs is partnering with developers around the country to redevel...
by Tucy
17 Jul 2018 16:37
Forum: Urban Development
Topic: West Dallas: Trinity Groves
Replies: 66
Views: 10643

Re: West Dallas: Trinity Groves

DPatel304 wrote:I'd say that theory has already been proven. Uptown started the revitalization, and that has spilled over into other parts of the urban core.


... helped along by hundreds of millions of dollars of subsidies.
by Tucy
16 Jul 2018 17:39
Forum: Urban Development
Topic: Uptown Dallas: Marriott Uptown
Replies: 27
Views: 2919

Re: Uptown Dallas: Marriott Uptown

Fair points about Starwood. By my math, however, the only full service (i.e., offers convention space etc.) Marriott-Starwood hotels within the CBD are Westin and Sheraton. The others are mostly boutique hotels that aren't really oriented towards the convention market. Compare that to the CBD of an...
by Tucy
16 Jul 2018 14:26
Forum: City Issues/News
Topic: Corporate Relocations/Expansions
Replies: 194
Views: 26513

Re: Corporate Relocations/Expansions

I realize Cypress Waters might as well not even be considered Dallas and the companies probably like the fact that it's surrounded by schools/homes that are NOT in Dallas, but it's still bringing jobs closer to Downtown (closer than they were in Plano) , and it is another bullet point for Dallas to...
by Tucy
16 Jul 2018 04:47
Forum: City Issues/News
Topic: Corporate Relocations/Expansions
Replies: 194
Views: 26513

Re: Corporate Relocations/Expansions

You do understand that there isn’t a net change in jobs right? We paid them $4.8M to move across city borders which I believe is a dangerous precedent. These kinds of cross border moves happen all the time and have been doing so for about as long as I can remember, to be honest I really have to han...
by Tucy
12 Jul 2018 10:22
Forum: Rail + Guided Transit
Topic: DART D2 Subway
Replies: 167
Views: 19421

Re: DART D2 Subway

Just got this link to an update on DART projects today Buried in the description for the D2 subway is this: Although DART did not receive funding from the FTA, DART is currently reviewing potential funding sources to keep development of the D2 Subway on track. http://dartdallas.dart.org/2018/06/29/...
by Tucy
11 Jul 2018 12:19
Forum: Urban Development
Topic: West Fort Worth: Walsh Ranch
Replies: 9
Views: 594

Re: West Fort Worth: Walsh Ranch

As unsexy as it seems, it's most likely these large residential projects that make DFW so attractive in the first place. There are not many major urban areas (especially in the top 10 US metro areas *outside of Texas*), in which an average family can afford to purchase a home that large. While all ...
by Tucy
11 Jul 2018 08:13
Forum: Urban Development
Topic: Downtown Dallas: AMLI Fountain Place (562 FT / 46 ST)
Replies: 340
Views: 60210

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

Did they plan that garage anticipating the eventual construction of another office building and then failed to adjust when.an apartment building was built instead?

Or is there that much vacancy in the office building? Has the EPA already moved out, or perhaps they still park on area surface lots?
by Tucy
10 Jul 2018 10:14
Forum: Urban Development
Topic: Museum Tower
Replies: 142
Views: 20107

Re: Museum Tower

Funny you would say this when earlier you told us that "Dallas has now become a place where the most expensive condos are as pricey as the most expensive house estates". Such diametrically opposed posts would cause a good deal of cognitive dissonance in most people. ;) I'll try to clarify...
by Tucy
10 Jul 2018 08:00
Forum: Urban Development
Topic: West Fort Worth: Walsh Ranch
Replies: 9
Views: 594

Re: West Fort Worth: Walsh Ranch

Workers are completing homes there at a pace of 1 per day. There have been 211 homes sold there in just over a year. https://www.star-telegram.com/news/business/growth/article214371559.html If they keep operating at that pace, they are going to build themselves a large supply of unsold homes. ;)
by Tucy
09 Jul 2018 17:47
Forum: Urban Development
Topic: Downtown Dallas: AMLI Fountain Place (562 FT / 46 ST)
Replies: 340
Views: 60210

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

Uh... You do realize there were over 11K ppl in DTD back in 2017 right? It's probably at or over 12K now with all the recently completed projects. Source? and what projects have been completed since the date of your 2017 population estimate? The best estimate we have is from our own DCH, who put th...
by Tucy
09 Jul 2018 10:29
Forum: Urban Development
Topic: Downtown Dallas: AMLI Fountain Place (562 FT / 46 ST)
Replies: 340
Views: 60210

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

Umm Austin has over 12000 residences downtown. Dallas has a long way to go. Uh... You do realize there were over 11K ppl in DTD back in 2017 right? It's probably at or over 12K now with all the recently completed projects. Source? and what projects have been completed since the date of your 2017 po...
by Tucy
05 Jul 2018 13:49
Forum: Urban Development
Topic: Harwood Int'l District: Bleu Ciel (390 FT / 33 ST)
Replies: 128
Views: 25889

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

June 2018

3 units sold. 19 sold in 7 months. 139 remaining.
by Tucy
05 Jul 2018 13:47
Forum: Urban Development
Topic: Museum Tower
Replies: 142
Views: 20107

Re: Museum Tower

June 2018

One unit sold.
96 sold in 67 months. (1.43 per month) 20 remaining.

Rolling 12-month sales: 15 (1.25 per month)

Sellout projection, based on the pace of sales thus far: 6 years, 9 months.
Sellout projection, based on the pace of sales over the prior 12 months: 6 years, 11 months.
by Tucy
03 Jul 2018 15:59
Forum: City Issues/News
Topic: D Magazine New Urbanism Issue
Replies: 36
Views: 1824

Re: D Magazine New Urbanism Issue

How many of Dallas' (or Houston's ) suburbs have areas that meet that definition? Possibly not that many, but that is because they are still significantly under construction. Cityline for example has a very low park score component of its Walkscore because the major park is still under construction...
by Tucy
03 Jul 2018 15:56
Forum: Urban Development
Topic: Victory Park 3.0
Replies: 361
Views: 47037

Re: Victory Park 3.0

Yeah, the assumption is that games drive traffic to businesses near the AAC but the exposure there does little for places like the Hard Rock. Its been proven time and time again in study after study stadiums rarely and almost never drive business to surrounding businesses except for parking revenue...
by Tucy
03 Jul 2018 12:36
Forum: Urban Development
Topic: Victory Park 3.0
Replies: 361
Views: 47037

Re: Victory Park 3.0

Hard Rock chose the location they did because they wanted the street traffic along Continental and that very active traffic intersection. Until recently most of Victory Park has been deader than a doornail and burying themselves in the AA plaza buildings would not have been a good thing for them. T...
by Tucy
03 Jul 2018 12:20
Forum: City Issues/News
Topic: D Magazine New Urbanism Issue
Replies: 36
Views: 1824

Re: D Magazine New Urbanism Issue

I'm not sure all the Dallas ones are listed, so the data may be bad and by 'bad' my guess would be the ones in DFW are too new. They list 9 for Dallas, with Uptown specifically being one - so just using named districts as approximations DFW has more than that. They also list Dallas proper as having...
by Tucy
03 Jul 2018 11:24
Forum: Suburban + Exurban Development
Topic: Legacy West
Replies: 263
Views: 36086

Re: Legacy West

exelone31 wrote:Kinda funny that this is even a headline-worthy story. Legacy West or CVS (or both) have some pretty strong PR ties.


You mean they have Steve Brown's email address? ;)
by Tucy
02 Jul 2018 11:34
Forum: Urban Development
Topic: Downtown Dallas: 2000 Ross Project
Replies: 246
Views: 41328

Re: Downtown Dallas: 2000 Ross Project

Relevant to an up-thread discussion about whether apartments were being built faster than they are being absorbed: "Dallas-Fort Worth's net apartment leasing totaled 5,465 units in the second quarter. That sounds like a lot, but it's not enough. Developers completed almost 7,000 apartments in t...
by Tucy
02 Jul 2018 11:25
Forum: Urban Development
Topic: Downtown Dallas: Butler Brothers Building
Replies: 100
Views: 16077

Re: Downtown Dallas: Butler Brothers Building

The hotels are open! Any word on when the Butler Bros Building Cafe will open?
by Tucy
02 Jul 2018 10:50
Forum: City Issues/News
Topic: D Magazine New Urbanism Issue
Replies: 36
Views: 1824

Re: D Magazine New Urbanism Issue

Hey everyone, I saw this week that D Magazine has been posting stories from their new "Dallas and the New Urbanism" issue https://www.dmagazine.com/tag/dallas-and-the-new-urbanism/ I haven't gone through everything yet, but it seems like there's a lot of really solid content, so I figured...
by Tucy
28 Jun 2018 13:10
Forum: Urban Development
Topic: Museum Tower
Replies: 142
Views: 20107

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
28 Jun 2018 13:01
Forum: Urban Development
Topic: Museum Tower
Replies: 142
Views: 20107

Re: Museum Tower

In light of this morning's news that they have added a unit (the new 4202), I'm updating the status as of May 2018 One unit sold. 95 sold in 66 months. (1.44 per month) 21 remaining. Rolling 12-month sales: 14 (1.17 per month) Sellout projection, based on the pace of sales thus far: 6 years, 9 month...
by Tucy
28 Jun 2018 11:18
Forum: Urban Development
Topic: Museum Tower
Replies: 142
Views: 20107

Re: Museum Tower

I just got an email from Museum Tower promoting the "Final Penthouse Opportunity". It turns out this final penthouse opportunity is unit #4202, a previously non-existent unit. 4202 is a half-floor penthouse.. Half of the previously-marketed 4201. So much for the fantasy of $20+ Million or ...
by Tucy
27 Jun 2018 18:14
Forum: Urban Development
Topic: Arts District: Flora & Olive Tower (~441 FT / ~39 ST)
Replies: 160
Views: 26021

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

Where will the artists lofts be located if they are coming later? That lot isnt huge, so I imagine theyd be built into the overall construction of the building, right? The article also mentions 41 floors, not the 39 that was mentioned in previous articles. Does anyone know if the actual height will...
by Tucy
26 Jun 2018 11:59
Forum: Urban Development
Topic: Museum Tower
Replies: 142
Views: 20107

Re: Museum Tower

That there's an apartment in a troubled highrise listed at about the same price point, and that apartment sold is significant. The hyperbole in some of my booster club observations are gross to me too sometimes, but the threshold was crossed - an apartment sold for (probably) more than $10 million....

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