Dallas Fort Worth Urban Forum

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by Hannibal Lecter
10 Dec 2019 18:40
Forum: The Bus + Roads/Highways/Bridges
Topic: I-345
Replies: 223
Views: 52163

Re: I-345

The Embarcadero Freeway was pretty much a glorified off ramp. It's traffic count was about 1/3 that of I-345. Removing it just meant dumping local traffic onto city streets a few blocks earlier. The local equivalent would be the Good-Latimer exit off of US-75 southbound.
by Hannibal Lecter
09 Dec 2019 11:54
Forum: City Issues/News
Topic: DFW Economy
Replies: 285
Views: 92199

Re: DFW Economy

Take those kinds of surveys with a very large grain of salt. They tend to only look at larger employers and miss the smaller companies. A lot of the data comes from state agencies, which means there's a lack of standardization. There's not even a clear definition of what a tech job is. Some of these...
by Hannibal Lecter
07 Dec 2019 22:32
Forum: The Airports
Topic: DFW Airport
Replies: 222
Views: 72195

Re: DFW Airport

I think that was an erroneously published schedule... or something. It seems they are back to 3x weekly. https://www.routesonline.com/news/38/airlineroute/287851/american-modifies-planned-dallasft-worth-tel-aviv-frequency-in-w20/?highlight=tel%20aviv Yup. I just popped in to post that and found you...
by Hannibal Lecter
05 Dec 2019 16:30
Forum: The Bus + Roads/Highways/Bridges
Topic: I-345
Replies: 223
Views: 52163

Re: I-345

Burying or depressing the freeway creates another obstacle to running a D2 subway through downtown.... Which would be a good thing. Spending $1.3 billion to add capacity -- but no new riders -- to a system with continually decreasing ridership is about as stupid as it gets. Tear it down and re-stit...
by Hannibal Lecter
04 Dec 2019 12:34
Forum: The Airports
Topic: DFW Airport
Replies: 222
Views: 72195

Re: DFW Airport

Apparently the Tel Aviv route is starting off strong. It was originally scheduled for 3 flights/week. They haven't even started service yet and AA has already doubled it to 6 flights/week.
by Hannibal Lecter
04 Dec 2019 10:43
Forum: Suburban + Exurban Issues/News
Topic: What is a suburb today?
Replies: 67
Views: 29113

Re: What is a suburb today?

https://news.gallup.com/poll/245249/ame ... untry.aspx

31% of people want to live in the 'burbs. 27% want to go rural.

Probably the folks who grew up watching Green Acres.

Big cities? It's up from just 8% in 2001, but still only 12% of people want to live the big city life.
by Hannibal Lecter
03 Dec 2019 10:52
Forum: The Bus + Roads/Highways/Bridges
Topic: I-345
Replies: 223
Views: 52163

Re: I-345

Deep Ellum is already in-filling with residential density and corporate campuses. The notion that I-345 is hampering in-fill of development has been turned on it's head the last couple of years. Very important connector highway for so many people. Getting rid of it would cripple Dallas and reduce q...
by Hannibal Lecter
29 Nov 2019 18:04
Forum: Urban Development
Topic: Deep Ellum: The Stack - 2700 Commerce
Replies: 73
Views: 11440

Re: Deep Ellum: The Stack - 2700 Commerce

The property is now closed and fenced/barricaded off.

The existing restaurants between this site and Crowdus are going to be hurting during construction. Some have been there 20-30 years. I doubt all of them will survive.
by Hannibal Lecter
26 Nov 2019 23:14
Forum: Urban Development
Topic: Deep Ellum: Epic ~ Knights of Pythias Temple
Replies: 498
Views: 145764

Re: Deep Ellum: Epic ~ Knights of Pythias Temple

One of the primary reasons Dallas has grown like it has over the past 150 years is its role as a transportation hub. First it was the railroads, then the highways and now the airports. The DFW area is a immense distribution hub and logistics center. Trade, both domestic and international, is what ma...
by Hannibal Lecter
26 Nov 2019 17:17
Forum: City Issues/News
Topic: Corporate Relocations/Expansions
Replies: 410
Views: 111537

Re: Corporate Relocations/Expansions

muncien wrote:Plus, the odds on having a pile of human poo on your doorstep in the morning drop considerably... :x


Unless you live in Deep Ellum....
by Hannibal Lecter
26 Nov 2019 17:16
Forum: Suburban + Exurban Development
Topic: Rowlett: Crystal Lagoon
Replies: 32
Views: 10433

Re: Rowlett: Crystal Lagoon

Thymant wrote:So maybe they just sold it for the quick cash.


Bingo.
by Hannibal Lecter
25 Nov 2019 14:03
Forum: City Issues/News
Topic: Corporate Relocations/Expansions
Replies: 410
Views: 111537

Re: Corporate Relocations/Expansions

Interesting that they're moving from urban-style HQ to Westlake. You think they'd save enough dollars by going from SF and could afford / want to move into Dallas urban core. I guess they already had a facility out in Westlake though... If you were escaping from the absolute hellhole that San Franc...
by Hannibal Lecter
24 Nov 2019 19:36
Forum: Urban Development
Topic: Deep Ellum: The Stack - 2700 Commerce
Replies: 73
Views: 11440

Re: Deep Ellum: The Stack - 2700 Commerce

^ Very well said, I45Tex. What a number of people on this forum forget is that Deep Ellum is a living, breathing neighborhood with hundreds of residents and small businesses. This isn't a game of Sim City, where if you screw something up you can hit DELETE and start over. We have to live with the co...
by Hannibal Lecter
22 Nov 2019 22:33
Forum: Urban Development
Topic: Deep Ellum: The Stack - 2700 Commerce
Replies: 73
Views: 11440

Re: Deep Ellum: The Stack - 2700 Commerce

^ Not if you live or work on Commerce. It's bad enough we've got put up with the DART rail.

Besides, the last I checked railed vehicles aren't good at getting around double-parked delivery trucks, Uber and Grubhub pick-ups, or beer bikes moving at 2 MPH.
by Hannibal Lecter
22 Nov 2019 10:48
Forum: Urban Development
Topic: Deep Ellum: Epic ~ Knights of Pythias Temple
Replies: 498
Views: 145764

Re: Deep Ellum: Epic ~ Knights of Pythias Temple

Might be time to review the myth of induced demand. TFIFY. Try to explain "induced demand" to an economist and watch them laugh in your face. It's just existing demand that gets satisfied. If you build a new hospital and people use it do you say the hospital induced people to get sick?
by Hannibal Lecter
21 Nov 2019 15:44
Forum: Urban Development
Topic: Deep Ellum: Epic ~ Knights of Pythias Temple
Replies: 498
Views: 145764

Re: Deep Ellum: Epic ~ Knights of Pythias Temple

Yea. Another 200,000 cars a day on those city streets would be SO much better.
by Hannibal Lecter
19 Nov 2019 20:23
Forum: Rail + Guided Transit
Topic: DART D2 Subway
Replies: 312
Views: 97149

Re: DART D2 Subway

The city needs to put its foot down and say "Hell No" to closing all those streets around the Good Latimer station. It's bad enough that DART already replaced two grade-separated intersections with traffic signals, blocked off multiple streets including Swiss Avenue and Race Street, regula...
by Hannibal Lecter
14 Nov 2019 20:04
Forum: Urban Development
Topic: East Quarter: ~24 Building Redevelopment
Replies: 226
Views: 74754

Re: East Quarter: ~24 Building Redevelopment

That LED light band on it is too bright. Screws up the twilight and night shots of downtown from this angle.
by Hannibal Lecter
12 Nov 2019 17:24
Forum: Urban Photography + Videography
Topic: Google Maps updated imagery (Nov 18)
Replies: 12
Views: 2545

Re: Google Maps updated imagery (Nov 18)

Google Earth has updated imagery for the dallas area again. The new imagery is from 9/7/19 according to the timestamps on the imagery. Nowhere near that recent in Deep Ellum. Images are from before the Case Building opened and before the previous buildings on the Novel Building site were demolished.
by Hannibal Lecter
11 Nov 2019 11:55
Forum: Rail + Guided Transit
Topic: Silver Line
Replies: 281
Views: 94953

Re: Silver Line

Prior to the Texas OU fiasco I posted the numbers here. Unfortunately that post was lost in the site crash. But the bottom line was that if you dedicated every piece of rolling stock that DART owned at the time to serving that one event, filled every car to theoretical capacity, and ran them through...
by Hannibal Lecter
08 Nov 2019 23:01
Forum: Urban Development
Topic: Downtown Dallas: City Lights
Replies: 101
Views: 39688

Re: Downtown Dallas: City Lights

They finally got my friend's car out of the garage. Of course he already had to purchase a replacement.
by Hannibal Lecter
08 Nov 2019 22:59
Forum: Urban Development
Topic: Deep Ellum 1.0
Replies: 629
Views: 209948

Re: Deep Ellum 1.0

Lots of fun. Dynamite location. Hard to go wrong. The DMN critic gave it their first and only zero star review. I would comment about the food, except I never got any. I tried brunch there with my kid. They were out of iced tea for me and they tried substituting something else for my son's Dr Peppe...
by Hannibal Lecter
08 Nov 2019 22:53
Forum: Urban Development
Topic: Deep Ellum 1.0
Replies: 629
Views: 209948

Re: Deep Ellum 1.0

Is it too soon to propose a plan that would close Elm, Main and Commerce to most vehicular traffic in the evenings and get a French Quarter situation happening? Strategic parking, service vehicle access and improved pedestrian infrastructure could make the party atmosphere something that draws peop...
by Hannibal Lecter
08 Nov 2019 22:39
Forum: Urban Development
Topic: Deep Ellum 1.0
Replies: 629
Views: 209948

Re: Deep Ellum 1.0

exelone31 wrote:My question is, have we as a city now become "Bowling Central"?


No, that's Arlington.

https://www.bowlingmuseum.com/Visit/Hou ... Directions

:D
by Hannibal Lecter
08 Nov 2019 22:36
Forum: Rail + Guided Transit
Topic: Silver Line
Replies: 281
Views: 94953

Re: Silver Line

This line will surely make attending one of these events far more appealing. Getting into and out of Addison on event nights is dreadful. lol I take you didn't learn from the Texas-OU debacle. Big events are the things that rail transit are the absolute worst at. They just don't scale. Prepare to s...
by Hannibal Lecter
07 Nov 2019 13:07
Forum: Rail + Guided Transit
Topic: DART D2 Subway
Replies: 312
Views: 97149

Re: DART D2 Subway

^ The Lizard Lounge owners have already purchased the It'll Do Club for their backup plan.
by Hannibal Lecter
30 Oct 2019 17:26
Forum: City Issues/News
Topic: DFW Economy
Replies: 285
Views: 92199

Re: DFW Economy

Demand side is only half the equation. Look at the supply side. Developers are getting gun shy in the NY and CA markets because of the expansion of rent control. No one wants to get stuck owning a building where rents can't keep up with inflation. Historically rent control regulation has exempted ne...
by Hannibal Lecter
30 Oct 2019 14:06
Forum: The Bus + Roads/Highways/Bridges
Topic: I-30 South & East Dallas reconstruction
Replies: 114
Views: 33267

Re: I-30 South & East Dallas reconstruction

Yes, it's a strange place to find it but here's the plan: https://media.nbcnewyork.com/documents/ ... -PM-01.pdf

Interesting tidbit: The exit sign from eastbound 30 will say "North 345 / South 45"
by Hannibal Lecter
26 Oct 2019 00:28
Forum: Urban Development
Topic: Oak Lawn
Replies: 462
Views: 155916

Re: Oak Lawn

by Hannibal Lecter
25 Oct 2019 20:52
Forum: City Issues/News
Topic: Corporate Relocations/Expansions
Replies: 410
Views: 111537

Re: Corporate Relocations/Expansions

^ The city has agreed to let the Salvation Army put a 20 acre homeless shelter on 35E at Regal Row. Redevelopment of the area just got pushed back by a generation.
by Hannibal Lecter
25 Oct 2019 11:27
Forum: Urban Development
Topic: Deep Ellum: Novel Deep Ellum
Replies: 24
Views: 6302

Re: Deep Ellum: Novel Deep Ellum

^Thanks for the insight. In your opinion, what is it that Deep Ellum lacks at this point? Based on your post, I really just think the only thing we need is more residential in and adjacent to Deep Ellum so it can become more of a self-sustaining neighborhood, rather than relying on commuter traffic...
by Hannibal Lecter
25 Oct 2019 11:12
Forum: Urban Development
Topic: Deep Ellum: Novel Deep Ellum
Replies: 24
Views: 6302

Re: Deep Ellum: Novel Deep Ellum

I don't want to be a downer (especially considering how happy I am that they actually even built retail for this project), but I am very curious as to how long it's going to take them to lease out the retail space. Their Bishop Arts location has just had empty retail sitting for months now. I think...
by Hannibal Lecter
25 Oct 2019 11:08
Forum: Urban Development
Topic: Deep Ellum: Novel Deep Ellum
Replies: 24
Views: 6302

Re: Deep Ellum: Novel Deep Ellum

How about some neighborhood services—dry cleaners, nails, salons, fitness club, bodega, sub shop, urgent care—DE has nearly none of the above. Dry cleaners: There's not much demand. Not many people in this neighborhood wear suits. Glo had a location on Commerce by Exposition Park, but it closed due...
by Hannibal Lecter
24 Oct 2019 09:29
Forum: Urban Development
Topic: Deep Ellum: Novel Deep Ellum
Replies: 24
Views: 6302

Re: Deep Ellum: Novel Deep Ellum

The development will also have 10,585 square feet of ground-floor retail, which is being leased up by Venture Commercial. No retail leases have yet been announced.


That retail is going to be be hard to lease. Miniscule pedestrian traffic.
by Hannibal Lecter
24 Oct 2019 09:21
Forum: Urban Development
Topic: Novel Turtle Creek
Replies: 7
Views: 1338

Re: Novel Turtle Creek

But who would want to pay Turtle Creek prices to live on Irving Avenue? :-)
by Hannibal Lecter
21 Oct 2019 23:43
Forum: The Parks, Trails, + Miscellaneous Infrastructure
Topic: Trinity River Park
Replies: 274
Views: 76151

Re: Trinity River Park

^ It's funny how for years I was berated here for saying it was stupid to waste tens of millions of dollars on a park in a drainage ditch.

Just call me Cassandra.
by Hannibal Lecter
04 Oct 2019 12:38
Forum: City Issues/News
Topic: DFW Economy
Replies: 285
Views: 92199

Re: DFW Economy

Q: What's the one thing Fort Worth has that Dallas doesn't?

A: A major city 30 miles away.
by Hannibal Lecter
04 Oct 2019 12:26
Forum: Urban Development
Topic: Uptown Dallas: 1899 McKinney (McKinney/Akard/St. Paul Triangle)
Replies: 50
Views: 10820

Re: Uptown Dallas: 1899 McKinney (McKinney/Akard/St. Paul Triangle)

Thanks for sharing. I'm also glad to see more condos become available in the area, even if they are 10 years away. Hopefully they will be more reasonably priced than the high-end condos we've seen being built lately. I would think that their parking variance being allowed in part due to the buildin...
by Hannibal Lecter
04 Oct 2019 12:24
Forum: Urban Development
Topic: Restaurants: general news/development
Replies: 66
Views: 18108

Re: Restaurants: general news/development

And regarding Black's, how many people do you think are planning to eat BBQ in Deep Ellum every day? Enough for two very high volume BBQ shops (I doubt it)? There's plenty of demand. Baker's Rib did very well competing against Pecan Lodge for years, and they were in the building next to where Black...
by Hannibal Lecter
04 Oct 2019 12:19
Forum: Urban Development
Topic: Restaurants: general news/development
Replies: 66
Views: 18108

Re: Restaurants: general news/development

Black's BBQ literally tried to destroy local institution Dallas Comedy Club by buying their building and then trying not to honor the existing lease, calling the fire department on them many times and creating fake fire violations to try to force them to give up their lease or go out of business. T...
by Hannibal Lecter
16 Sep 2019 14:28
Forum: The Parks, Trails, + Miscellaneous Infrastructure
Topic: Downtown - Pacific Plaza Park
Replies: 203
Views: 55418

Re: Downtown - Pacific Plaza Park

Unfortunately, probably I. M. Pei's least distinguished work.
by Hannibal Lecter
12 Sep 2019 15:08
Forum: Urban Development
Topic: Deep Ellum 1.0
Replies: 629
Views: 209948

Re: Deep Ellum 1.0

lakewoodhobo wrote:Since the Texas Refrigeration Butcher Supply store closed, I can't think of another retail store in Deep Ellum that's managed to hold on as long as Leather Masters


Rudolph's Meat Market is a youthful 124 years old.
by Hannibal Lecter
10 Sep 2019 22:47
Forum: Urban Development
Topic: DD: 1401 Elm and Thompson Hotel
Replies: 495
Views: 179283

Re: DD: 1401 Elm and Thompson Hotel

lakewoodhobo wrote:..while DART consolidates to a smaller and less visible space inside the building.


A bureaucracy downsizing and becoming less visible?

You aren't from this reality, are you?
by Hannibal Lecter
07 Sep 2019 21:04
Forum: Urban Development
Topic: Deep Ellum 1.0
Replies: 629
Views: 209948

Re: Deep Ellum 1.0

^ I believe it's in the Deep Vellum bookstore.
by Hannibal Lecter
04 Sep 2019 19:16
Forum: Texas Urban/Suburban/Exurban Development
Topic: Austin's proposed tallest (in 4 yrs)
Replies: 136
Views: 30278

Re: Austin's proposed tallest (in 4 yrs)

DFW has more tech workers. A lot more. But it's a smaller percentage of a much larger population, so they don't stand out.

Austin, on the other hand, has a lot better PR. :-)
by Hannibal Lecter
28 Aug 2019 14:03
Forum: Urban Development
Topic: Deep Ellum 1.0
Replies: 629
Views: 209948

Re: Deep Ellum 1.0

My girlfriend spoke with a guy who had moved out of one of the penthouse units. He said he had learned not to tell people in Deep Ellum he lived in that building because of the hatred he encountered.
by Hannibal Lecter
23 Aug 2019 14:02
Forum: Urban Development
Topic: Deep Ellum: Epic ~ Knights of Pythias Temple
Replies: 498
Views: 145764

Re: Deep Ellum: Epic ~ Knights of Pythias Temple

After they rebuild Commerce Street. They've already done Elm. Next few years. I'm thinking about selling before the construction starts.
by Hannibal Lecter
23 Aug 2019 12:20
Forum: Urban Development
Topic: Deep Ellum: Epic ~ Knights of Pythias Temple
Replies: 498
Views: 145764

Re: Deep Ellum: Epic ~ Knights of Pythias Temple

D2 puts many more train stations in the CBD/Victory and will increase the entire system ridership potential. Why spend over a billion dollars to increase "potential" in a system that's losing ridership every year? Even DART's own numbers project D2 only adding a few dozen new riders to th...
by Hannibal Lecter
23 Aug 2019 12:13
Forum: Urban Development
Topic: Deep Ellum: Epic ~ Knights of Pythias Temple
Replies: 498
Views: 145764

Re: Deep Ellum: Epic ~ Knights of Pythias Temple

Fortunately I think it's going to be pretty well impossible to put a streetcar line down Elm, Main or Commerce. When all three are converted to two-way streets with one lane each way they will be in total gridlock much of the day. Streetcars aren't good at going around band equipment vans, beer deli...

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