Dallas Fort Worth Urban Forum

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by Tucy
14 Dec 2018 16:51
Forum: City Issues/News
Topic: Downtown Progress
Replies: 98
Views: 17376

Re: Downtown Progress

Mentioned in this D Magazine article about Royal Blue Grocery: * 11,000 - live in the urban core * 8200+ - existing DTD residential units * 3100 - DTD residential units to come * 135,000 - daytime CBD population https://www.dmagazine.com/publications/d-ceo/2018/december/meet-the-trio-behind-downtow...
by Tucy
14 Dec 2018 01:20
Forum: Rail + Guided Transit
Topic: Dallas Area Rapid Transit
Replies: 211
Views: 29699

Re: Dallas Area Rapid Transit

tanzoak wrote:
Real-talk though, the unwillingness of US transit operators to look overseas for best practices (real, operational best practices, not these kind of gimmicks) is a significant part of the reason why US transit provision is so bad.


What operational practices should we import from overseas?
by Tucy
14 Dec 2018 01:06
Forum: Urban Development
Topic: Arts District: 1900 Pearl (362 FT | 25 ST)
Replies: 198
Views: 44038

Re: Arts District: 1900 Pearl (362 FT | 25 ST)

You very clearly made those points using different words, but okay. You were still wrong about demand. Don't move the goal post. Moving on. Moving on, indeed. LOL.. I very clearly did not make any of the points you claim. Not even close. Please tell me how I was wrong about demand. Again, I never s...
by Tucy
13 Dec 2018 21:32
Forum: Urban Development
Topic: Arts District: 1900 Pearl (362 FT | 25 ST)
Replies: 198
Views: 44038

Re: Arts District: 1900 Pearl (362 FT | 25 ST)

They're paraphrased from your comments in the Amazon thread, but okay, like many Americans today let's pretend facts don't exist, real is fake, up is down, and so on. Done with this. I think someone is just a little panty twisted that a DOWNTOWN office building (You guys refuse to accept that a Dow...
by Tucy
13 Dec 2018 18:34
Forum: Urban Development
Topic: Arts District: 1900 Pearl (362 FT | 25 ST)
Replies: 198
Views: 44038

Re: Arts District: 1900 Pearl (362 FT | 25 ST)

Lies. I was told by several on this forum that there was ZERO demand for new Downtown Dallas office space and that builders should NOT start building office towers without the majority of space leased because there would be no tenants for them and they would sit empty. The same people said that Hou...
by Tucy
13 Dec 2018 13:33
Forum: Urban Development
Topic: Arts District: 1900 Pearl (362 FT | 25 ST)
Replies: 198
Views: 44038

Re: Arts District: 1900 Pearl (362 FT | 25 ST)

Law firm Husch Blackwell grows downtown Dallas office in move to new tower https://www.dallasnews.com/business/real-estate/2018/12/12/law-firm-grows-downtown-dallas-office-move-new-tower The 1900 Pearl building is more than 90 percent leased. Lies. I was told by several on this forum that there was...
by Tucy
07 Dec 2018 00:15
Forum: Urban Development
Topic: Harwood Int'l District: Bleu Ciel (390 FT / 33 ST)
Replies: 139
Views: 35069

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

November 2018

2 units sold. 33 sold in 12 months. 125 remaining.

Sell-out projection: 4 years, 10 months
by Tucy
07 Dec 2018 00:11
Forum: Urban Development
Topic: Museum Tower
Replies: 166
Views: 31402

Re: Museum Tower

November 2018

Zero units sold
100 sold in 72 months. (1.39 per month) 14 remaining.
Rolling 12-month sales: 13 (1.08 per month)

Sellout projection, based on the pace of sales thus far: 6 years, 11 months.
Sellout projection, based on the pace of sales over the prior 12 months: 7 years, 1 month.
by Tucy
28 Nov 2018 14:36
Forum: Urban Development
Topic: Design District 1.0
Replies: 42
Views: 3936

Re: Design District 1.0

Tivo_Kenevil wrote:"An old high-rise in Dallas' booming Design District is getting a major makeover"

Booming? How so? Virgin Hotel... nothing else much. Does anybody know what Dunhill partners is doing? Are they sitting until the Trinity River Park materializes?


LOL It must be a Steve Brown article.
by Tucy
26 Nov 2018 17:51
Forum: Urban Development
Topic: Could Dallas land Amazon HQ '2'?
Replies: 974
Views: 147328

Re: Could Dallas land Amazon HQ '2'?

No spec? Here are some recent numbers from new developments in downtown Houston: In Q1 2016, 609 Main (1,000,000 sq ft) was only 5.9% leased and the building was complete in February of 2017. In 2018, it’s now just over 50% leased. Capitol tower (nearly 800,000 sq ft) started in 2015 and is set to ...
by Tucy
26 Nov 2018 17:05
Forum: Urban Development
Topic: Could Dallas land Amazon HQ '2'?
Replies: 974
Views: 147328

Re: Could Dallas land Amazon HQ '2'?

DUP POST. NM
by Tucy
26 Nov 2018 16:46
Forum: Urban Development
Topic: Could Dallas land Amazon HQ '2'?
Replies: 974
Views: 147328

Re: Could Dallas land Amazon HQ '2'?

Actually, there is more demand for space in new towers in downtown Houston. If that were not the case, the new towers would not be going up. Nobody is building spec. Hines is no stranger to Dallas. If they could find similar demand for space in downtown Dallas, they would be building new office tow...
by Tucy
26 Nov 2018 14:03
Forum: Urban Development
Topic: Could Dallas land Amazon HQ '2'?
Replies: 974
Views: 147328

Re: Could Dallas land Amazon HQ '2'?

Houston is building a lot of spec..... both office and residential. The new towers around the Arts District and Klyde Warren downtown have leased well. There is no new office product in the Downtown core in ages, so I don't understand how someone can assert confidently that there is no demand. Yes,...
by Tucy
26 Nov 2018 13:17
Forum: Urban Development
Topic: Could Dallas land Amazon HQ '2'?
Replies: 974
Views: 147328

Re: Could Dallas land Amazon HQ '2'?

One last note; DFW metro area is number one in the nation for office leasing as of the latest figures, yet we can’t erect an office skyscraper downtown like Houston can. Do we still have to much empty space downtown? In comparison to Downtown Dallas, there isn’t more demand in Downtown Houston to a...
by Tucy
25 Nov 2018 08:33
Forum: Urban Development
Topic: Could Dallas land Amazon HQ '2'?
Replies: 974
Views: 147328

Re: Could Dallas land Amazon HQ '2'?

DFW wrote:One last note; DFW metro area is number one in the nation for office leasing as of the latest figures, yet we can’t erect an office skyscraper downtown like Houston can.
Do we still have to much empty space downtown?


Yes. Too much supply. But even more important: too little demand.
by Tucy
21 Nov 2018 12:35
Forum: City Issues/News
Topic: Downtown Progress
Replies: 98
Views: 17376

Re: Downtown Progress

Interesting concept. Thanks for the post.

I'm curious how they get the plumbing/electrical/sewer lines from the building's system to the pre-built boxes, without drilling through floors and such.
by Tucy
15 Nov 2018 15:56
Forum: Urban Development
Topic: The Link at Uptown
Replies: 19
Views: 1389

Re: The Link at Uptown

maconahey wrote:
Jbarn wrote:Three years until completion seems like a long timeline for a building like this.


I wonder if they're going to put parking underground? If so, that could be the reason it'll take so long to build


They also have two buildings to clear off the site, and perhaps office building tenants to relocate.
by Tucy
15 Nov 2018 15:53
Forum: Urban Development
Topic: Harwood Int'l District: Bleu Ciel (390 FT / 33 ST)
Replies: 139
Views: 35069

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

October 2018 5 units sold. 31 sold in 11 months. 127 remaining. So at this rate? Are you going to do your sellout estimation? Wasn't really planning on it, because I don't have developer sell-out projections to measure against (or the amateur projections made by forum members). But I'm happy to run...
by Tucy
15 Nov 2018 15:49
Forum: Urban Development
Topic: The Link at Uptown
Replies: 19
Views: 1389

Re: The Link at Uptown

Usually one looks to Steve Brown for the ultra super excited descriptions, but this time D Magazine outdid him: Nice building, but "pushed the envelope"?? This is a real head-scratcher: "It will boast unobstructed, protected views overlooking the Dallas North Tollway to the north and ...
by Tucy
15 Nov 2018 15:18
Forum: Urban Development
Topic: Harwood Int'l District: Bleu Ciel (390 FT / 33 ST)
Replies: 139
Views: 35069

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

October 2018

5 units sold. 31 sold in 11 months. 127 remaining.
by Tucy
15 Nov 2018 11:05
Forum: Urban Development
Topic: Could Dallas land Amazon HQ '2'?
Replies: 974
Views: 147328

Re: Could Dallas land Amazon HQ '2'?

From a sheer bodies perspective, DFW already has the most imbalanced tech jobs added to tech degrees conferred ratio in the country. Meaning, we don't produce enough home-grown tech grads to fill existing demand, even without Amazon. And again, bodies aren't the relevant metric, it's top-end talent...
by Tucy
06 Nov 2018 08:16
Forum: Urban Development
Topic: Museum Tower
Replies: 166
Views: 31402

Re: Museum Tower

October 2018

Zero units sold
100 sold in 71 months. (1.41 per month) 14 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
25 Oct 2018 09:40
Forum: Urban Development
Topic: Parking Garages
Replies: 114
Views: 19924

Re: Parking Garages

Just came from a D2 meeting and the Elm Street garage is about to undergo and expansion. /Facepalm/ The city owned Elm Street Garage , by UNT Dallas- Downtown?! Why?! The city doesn't do itself any favors building garages (KWP, this, other public garages).. Especially when every building in Downtow...
by Tucy
23 Oct 2018 14:32
Forum: Rail + Guided Transit
Topic: DART D2 Subway
Replies: 249
Views: 33984

Re: DART D2 Subway

Leaving aside the fact that state fair ridership is not a valid metric to base billion-dollar decicions on, the delays were the result of full Green Line trains getting fuller as they picked up riders at Victory (TRE), West End (Red & Blue lines from the south) and Pearl (Red, Blue, Orange from...
by Tucy
21 Oct 2018 10:52
Forum: Urban Development
Topic: De La Vega Development: Haskell & US 75
Replies: 22
Views: 3176

Re: De La Vega Development: Haskell & US 75

It's the usual. They throw up some signs and if they are lucky enough they will sign the tenants they need to get the construction loan. Firewheel Mall had signs up for decades announcing a mall that changed from a traditional indoor mall to an outdoor mall but eventually did get built. The number ...
by Tucy
19 Oct 2018 18:04
Forum: Urban Development
Topic: Turtle Creek : 2999 Turtle Creek Blvd
Replies: 14
Views: 2865

Re: Turtle Creek : 2999 Turtle Creek Blvd

Where did this"Asian hotel" idea come from?
by Tucy
19 Oct 2018 17:49
Forum: Texas Town + City Issues/News
Topic: Hurricane Harvey
Replies: 37
Views: 6195

Re: Hurricane Harvey

Here's a good article that breaks down the new floodplain development regulations for unincorporated Harris County. https://www.bisnow.com/houston/news/construction-development/how-harris-countys-new-flood-plain-regulations-will-impact-construction-83466 Both Class I and II permits have raised the ...
by Tucy
19 Oct 2018 07:56
Forum: The Parks, Trails, + Miscellaneous Infrastructure
Topic: Downtown: Klyde Warren Park
Replies: 79
Views: 12394

Re: Downtown: Klyde Warren Park

I'm glad to see the skybridges to the arts district and the science museum didn't make the cut.

What happened to the restaurant? Wasn't the proposed restaurant part of the reason they needed the parking garage?
by Tucy
18 Oct 2018 11:04
Forum: Rail + Guided Transit
Topic: DALLAS to HOUSTON High Speed Rail
Replies: 316
Views: 53128

Re: DALLAS to HOUSTON High Speed Rail

Yes... Perhaps I should elaborate. My contention isn't with the contents of the bill itself, but more with the motivations behind it. Being that exactly zero people have ever been killed in Texas due to terrorist attacks on trains, 'safety' isn't exactly the bill author's motivation. This bill was ...
by Tucy
16 Oct 2018 14:10
Forum: Rail + Guided Transit
Topic: DALLAS to HOUSTON High Speed Rail
Replies: 316
Views: 53128

Re: DALLAS to HOUSTON High Speed Rail

Well, the stupidity of SB977 is so obvious, I didn't think it needed to be pointed out. HSR is a proven transportation technology that has been used extensively, and is far safer than road travel. TXDOT is a TRANSPORTATION agency for the state... not a HIGHWAY agency. Having bureaucrats actively PR...
by Tucy
16 Oct 2018 11:42
Forum: Rail + Guided Transit
Topic: DALLAS to HOUSTON High Speed Rail
Replies: 316
Views: 53128

Re: DALLAS to HOUSTON High Speed Rail

What a couple of stupid laws... Question... Can we make highways meet 'minimum security requirements'? 3,000 fatalities per year in Texas alone... One can disagree with the public policy of SB977 (but just calling it stupid does not really make the policy case). As to SB975, what is objectionable a...
by Tucy
16 Oct 2018 10:59
Forum: Suburban + Exurban Development
Topic: Legacy West
Replies: 295
Views: 50316

Re: Legacy West

About 1 1/2 years ago, Plano was seeking funding for a pedestrian/bicycle bridge in this same location. https://communityimpact.com/dallas-fort-worth/plano/city-county/2017/03/27/plano-backs-pedestrian-bridge-connect-legacy-west-shops-legacy/ Does anyone know unfunded plans for a pedestrian bridge e...
by Tucy
16 Oct 2018 10:45
Forum: Rail + Guided Transit
Topic: DALLAS to HOUSTON High Speed Rail
Replies: 316
Views: 53128

Re: DALLAS to HOUSTON High Speed Rail

While the state has studied expanding intercity passenger rail service in Texas, it has yet to commit any funding for them. In fact, in just the last session the Texas Legislature passed laws prohibiting TXDOT funding HSR. Per https://www.expressnews.com/news/local/article/Texas-lawmakers-didn-t-st...
by Tucy
16 Oct 2018 10:29
Forum: Urban Development
Topic: Downtown Dallas: The Drever
Replies: 356
Views: 64427

Re: Downtown Dallas: The Drever

Is this financing (that they are scheduled to close on October 25) the same financing they were scheduled to close no later than June 29?
by Tucy
14 Oct 2018 10:32
Forum: Texas Town + City Issues/News
Topic: Hurricane Harvey
Replies: 37
Views: 6195

Re: Hurricane Harvey

Is it really bad to allow building in flood zones? As long as the buildings are built to withstand likely/possible high waters (appropriate elevation, etc), I don't think there's a problem. FWIW, I believe most cities, including Dallas, allow buildings to be constructed in flood zones.
by Tucy
14 Oct 2018 10:14
Forum: Urban Development
Topic: The Cedars: Texas Odyssey
Replies: 62
Views: 6835

Re: The Cedars: Texas Odyssey

^ Thanks
by Tucy
12 Oct 2018 14:37
Forum: Urban Development
Topic: The Cedars: Texas Odyssey
Replies: 62
Views: 6835

Re: The Cedars: Texas Odyssey

The train station isn't a part of the Texas Odyssey. Texas Odyssey includes the Ferris Wheel, live music venue, and a few restaurants around the base of the Eye of Texas. The HSR station is a separate project but often included due to its proximity to Texas Odyssey. I am not sure if we really need ...
by Tucy
09 Oct 2018 12:10
Forum: Urban Development
Topic: Harwood Int'l District: Bleu Ciel (390 FT / 33 ST)
Replies: 139
Views: 35069

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

September 2018

1 unit sold. 26 sold in 10 months. 132 remaining.
by Tucy
03 Oct 2018 14:46
Forum: Urban Development
Topic: Museum Tower
Replies: 166
Views: 31402

Re: Museum Tower

September 2018

Zero units sold
100 sold in 70 months. (1.43 per month) 14 remaining.
Rolling 12-month sales: 16 (1.333 per month)

Sellout projection, based on the pace of sales thus far: 6 years, 8 months.
Sellout projection, based on the pace of sales over the prior 12 months: 6 years, 9 months.
by Tucy
22 Sep 2018 08:33
Forum: Urban Development
Topic: Northpark Center
Replies: 383
Views: 71998

Re: Northpark Center

Though the Galleria isn't talked about much- they could compete by embracing DFW's/America's growing diversity and courting stores from all over the world. The Galleria's around America were all developed by Hines Development group out of Houston and they are all managed by the same management grou...
by Tucy
21 Sep 2018 13:43
Forum: Urban Development
Topic: Downtown Dallas Retail
Replies: 110
Views: 18130

Re: Downtown Dallas Retail

http://res.cloudinary.com/culturemap-com/image/upload/q_auto/ar_4:3,c_fill,g_faces:center,w_1200/v1537455979/photos/276474_original.jpg New eatery and market is dishing casual fare in Dallas' Arts District. Called The Artisan, it's a new restaurant concept at KPMG Plaza at Hall Arts, located on the...
by Tucy
21 Sep 2018 13:39
Forum: Urban Development
Topic: Cityplace East: ACS/Xerox redevelopment
Replies: 190
Views: 29930

Re: Cityplace East: ACS/Xerox redevelopment

Tnexster wrote:I'm not sure I understand why the developer would not want to maximize the potential of a property like this rather than just settle for a basic strip model design.


Perhaps this design does maximize the potential for the developer.
by Tucy
21 Sep 2018 13:31
Forum: Urban Development
Topic: Downtown Dallas: 2000 Ross Project
Replies: 336
Views: 62927

Re: Downtown Dallas: 2000 Ross Project

Maybe they are slow-rolling it, hoping to have a hotel to build by the time they get that far. ;-)
by Tucy
21 Sep 2018 13:29
Forum: Urban Development
Topic: Uptown Dallas: Marriott Uptown
Replies: 46
Views: 6390

Re: Uptown Dallas: Marriott Uptown

I think you have a misunderstanding of the full-service hotel market. Thanks, but I don't think so. I agree with everyone that it makes sense to do a business oriented hotel in Uptown . It's a very desirable part of town, and there's plenty of great places for a solo business traveler to walk to fo...
by Tucy
20 Sep 2018 07:47
Forum: Urban Development
Topic: Uptown Dallas: Marriott Uptown
Replies: 46
Views: 6390

Re: Uptown Dallas: Marriott Uptown

I know this isn't a convention center hotel but I thought they did have some conference room space to accommodate smaller groups. Exactly, that was my read on it as well. My whole beef is that they went out of their way to focus on the convention/conference features of the hotel. I agree with every...
by Tucy
19 Sep 2018 14:18
Forum: Urban Development
Topic: Harwood Int'l District: Bleu Ciel (390 FT / 33 ST)
Replies: 139
Views: 35069

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

August 2018

1 unit sold. 25 sold in 9 months. 133 remaining.
by Tucy
18 Sep 2018 11:18
Forum: Urban Development
Topic: Cityplace East: ACS/Xerox redevelopment
Replies: 190
Views: 29930

Re: Cityplace East: ACS/Xerox redevelopment

hjkll wrote:Isn’t Trammell Crow also doing 2000 Ross? It was supposed to have residential and now it doesn’t. TC is an anti urban company period.


No. Trammell Crow is not doing 2000 Ross.
by Tucy
18 Sep 2018 09:11
Forum: Suburban + Exurban Development
Topic: Richardson Telecom Corridor Development Updates
Replies: 27
Views: 5974

Re: Richardson Telecom Corridor Development Updates

For the site next to Galatyn DART rail station, it may have been mentioned before, but it's confirmed to be a 372 unit multifamily building. The lot is relatively small, maybe 2 acres, so if this has parking it is either going to be kind of tall or have tiny units. AMLI Galatyn Station (4-5 stories...
by Tucy
18 Sep 2018 04:08
Forum: Urban Development
Topic: Downtown Dallas: 2000 Ross Project
Replies: 336
Views: 62927

Re: Downtown Dallas: 2000 Ross Project

ContriveDallasite wrote:Does anyone recall how large the retail space at the base was planned for?


Somewhere near 25,000 square feet.
by Tucy
06 Sep 2018 05:18
Forum: Urban Development
Topic: Museum Tower
Replies: 166
Views: 31402

Re: Museum Tower

August 2018

Zero units sold
100 sold in 69 months. (1.45 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, 7 months.
Sellout projection, based on the pace of sales over the prior 12 months: 6 years, 7 months.

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