Dallas Fort Worth Urban Forum

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by The_Overdog
06 Jul 2017 19:14
Forum: Urban Development
Topic: Deep Ellum: Texas A&M expansion
Replies: 45
Views: 7284

Re: Deep Ellum: Texas A&M expansion

In practice, they tend to try to be good partners and not antagonize local governments, but it's ultimately at their discretion. I'm not going to pretend I'm a lawyer, but I do know that state agencies submit changes to the planning and zoning board all the time, including for school districts and ...
by The_Overdog
06 Jul 2017 19:05
Forum: The Bus + Roads/Highways/Bridges
Topic: DART: Bus system
Replies: 8
Views: 1718

Re: DART: Bus system

I'm sure a major overhaul would be expensive, but a minor overhaul should be done in the near term. There are tons of locations where there is no business but a bus stop every 400 feet, and there are other locations somehow with tons of business and traffic but the bus stop is way off on a sidestree...
by The_Overdog
28 Jun 2017 17:22
Forum: Rail + Guided Transit
Topic: Dallas Area Rapid Transit
Replies: 137
Views: 15228

Re: Dallas Area Rapid Transit

Those numbers are fine but they smooth a lot of quarterly variance that DART should try to find the cause of and they completely discount the weekends, which if you are going to build suburban rail to many of the attractions in Dallas you should probably keep a count on. 1st quarter 2016: 422k 2nd q...
by The_Overdog
26 Jun 2017 17:28
Forum: Rail + Guided Transit
Topic: Dallas Area Rapid Transit
Replies: 137
Views: 15228

Re: Dallas Area Rapid Transit

https://plano.novusagenda.com/agendapublic/DisplayAgendaPDF.ashx?MeetingID=116 It's always difficult to find numbers on DART rail usage, so here's some numbers to compare against. DART has provided numbers for Plano (not 'boardings', these are essentially tickets sold called 'Farebox data' based on ...
by The_Overdog
26 Jun 2017 17:18
Forum: Rail + Guided Transit
Topic: the Cotton Belt line
Replies: 151
Views: 16493

Re: the Cotton Belt line

They have made the final decision for the route of the Cotton Belt line in E/W Plano & Richardson. They discovered a cemetery along the existing freight rail line near 10th street in Plano, so as not to disrupt the cemetery, they will run the Cotton Belt line south to CityLine Station in Richard...
by The_Overdog
23 Jun 2017 14:45
Forum: Suburban + Exurban Development
Topic: Legacy West
Replies: 241
Views: 32288

Re: Legacy West

[quote] Won't this bridge basically connect the Katy Trail to White Rock Lake? [quote] No, not the new one under construction, which is a dedicated crossing over traffic, which will probably be used quite a bit. This will just be a wider pedestrian space attached to a u-turn bridge, like the existin...
by The_Overdog
21 Jun 2017 16:27
Forum: Rail + Guided Transit
Topic: the Cotton Belt line
Replies: 151
Views: 16493

Re: the Cotton Belt line

If you board at DFW at 6:53am, you don't actually get to Plano until 8:22am (one-way). That just isn't practical. Practical for whom? I see people taking DART red line to the airport on a regular basis. The airport is a 30 minute drive from that Plano rail stop at 70 mph. That's a lot of distance t...
by The_Overdog
21 Jun 2017 16:11
Forum: Suburban + Exurban Development
Topic: Legacy West
Replies: 241
Views: 32288

Re: Legacy West

The bridge will be the equivalent of the pedestrian crossing between Mockingbird Station and Northpark. It'll be used by the few people who feel comfortable crossing freeways. I'm not sure I agree that it's a problem that these buildings face inwards. There is nothing but roads and empty land surrou...
by The_Overdog
20 Jun 2017 17:14
Forum: Suburban + Exurban Issues/News
Topic: Fracturing regionalism
Replies: 1
Views: 857

Re: Fracturing regionalism

The latest vote on the Cotton Belt, apparently to spite the city of Dallas, has failed. Dallas City Council has voted to replace a large number of it's DART board members because they failed to vote in accordance with the city council's identified priority of D2 over the Cotton Belt. A few days befo...
by The_Overdog
20 Jun 2017 17:07
Forum: City Issues/News
Topic: DFW Economy
Replies: 140
Views: 21407

Re: DFW Economy

Probably a symptomatic sign of larger problems for Chicago in particular and Illinois in general. You mean for the midwest in general. Chicago may have been the largest city losing population, but St Louis, Detroit, Toledo, Milwaukee, Cleveland, and Milwaukee all lost population, and Cincinnati gai...
by The_Overdog
20 Jun 2017 11:03
Forum: Urban Development
Topic: Uptown Dallas: M Line Tower (240 FT / 20 ST)
Replies: 64
Views: 15107

Re: Uptown Dallas: M Line Tower (240 FT / 20 ST)

My brand new 1000 square ft 2 bedroom garden apartment in Richardson next to a train track was $1300 in 2001, which the inflation calculator says is $1800 in 2017, so you really aren't paying that much of a premium for an Uptown high rise apartment, comparably.

I still hate that train to this day.
by The_Overdog
02 Jun 2017 10:54
Forum: Suburban + Exurban Development
Topic: Richardson Telecom Corridor Development Updates
Replies: 20
Views: 3522

Re: Richardson Telecom Corridor Development Updates

They are doing some trenching in the riverbed to shore up the cliff on the north side of the Routh Creek development adjacent to the forest. They are now building a gabion basket (rocks stuffed in chain-link fence steel baskets) wall by hand that is at least 100 feet long and more than 20 feet tall...
by The_Overdog
26 May 2017 13:27
Forum: City Issues/News
Topic: New Census Population Estimates
Replies: 72
Views: 8726

Re: New Census Population Estimates

10, 20, 30 years ago, 27% of the region's new population wasn't moving into urban areas and imagine what it's going to look like 10-20 years from now. I've said before- 10-20 years ago and until 2008 I think - only about 5-15% of the new development in DFW was multifamily at all - 85% was single fa...
by The_Overdog
26 May 2017 10:19
Forum: City Issues/News
Topic: New Census Population Estimates
Replies: 72
Views: 8726

Re: New Census Population Estimates

The real story here is that Garland,TX is more Dense than any of the major cities. Garland, Plano, Richardson, and Arlington are the densest cities in DFW, all (except Garland) just under 4000 people per sq mile. Plano's growth numbers were unremarkable for a 'hot' city. Arlington nearly doubled it...
by The_Overdog
08 May 2017 11:07
Forum: Suburban + Exurban Development
Topic: Texas Live!
Replies: 38
Views: 4900

Re: Texas Live!

Live Hotel is just odd


Especially since "live" can be pronounced two different ways, so there will be Monty Python-esque confusion about it. "You live in the Live Hotel? What? I thought you were just visiting."
by The_Overdog
04 May 2017 14:36
Forum: Suburban + Exurban Development
Topic: Texas Live!
Replies: 38
Views: 4900

Re: Texas Live!

So the hotel for the middle of the North Texas sports Mecca is slightly better than the one announced for mostly suburban Craig Ranch? Come on Arlington, work a little harder.
by The_Overdog
27 Apr 2017 23:31
Forum: Suburban + Exurban Development
Topic: Legacy West
Replies: 241
Views: 32288

Re: Legacy West

When do you think Plano will get their I.M Pei-designed 720-foot skyscraper? Their Pritzker Prize winner designed Winspear Opera House and resident opera company? Their Kimbell Art or Amon Carter Museum? When will they have their own Sundance Square or Deep Ellum, their own zoo, their TCU, SMU, and...
by The_Overdog
26 Apr 2017 08:02
Forum: Urban Development
Topic: Victory Park: Cinépolis /The 23 (~273 FT / 23 ST)
Replies: 96
Views: 22952

Re: Victory Park: Cinépolis /The 23 (~273 FT / 23 ST)

I had some friends who lived there when they were first built, around 2002. Being able to park in their complex and then walk to the AAC for games was a eye-opening experience for someone who lived in mostly suburban small towns before that, and my apartment was in far northwest Plano, which was BFE...
by The_Overdog
21 Apr 2017 11:53
Forum: Urban Development
Topic: Oak Lawn
Replies: 211
Views: 30336

Re: Oak Lawn

The Starbucks in my neighborhood doesn't have a drive-thru and it makes it just fine. Probably not the highest performing store in their portfolio, but they can survive without them.
by The_Overdog
20 Apr 2017 12:28
Forum: Suburban + Exurban Issues/News
Topic: What is a suburb today?
Replies: 48
Views: 10722

Re: What is a suburb today?

It's hard to predict future "job creation" if you're for the most part creating jobs by relocating companies And Collin County's future job creation prospects are terrible - the closest major university (UT Dallas in Richardson) is decent and expanding but that'll be producing jobs 20 yea...
by The_Overdog
20 Apr 2017 09:00
Forum: Suburban + Exurban Development
Topic: Richardson: CityLine
Replies: 21
Views: 4133

Re: Richardson: CityLine

It was announced a while back. It is going to be a Drury Inn.


A 12 story Drury Inn? Is it going to be the tallest one...in the world?
by The_Overdog
19 Apr 2017 10:13
Forum: Suburban + Exurban Development
Topic: Richardson: CityLine
Replies: 21
Views: 4133

Re: Richardson: CityLine

12 story 200 room hotel planned for the corner of US75 and PGBT Turnpike. I thought the hotel was going to be more internal to CityLine originally. I have not seen the brand mentioned yet.
by The_Overdog
17 Apr 2017 13:38
Forum: The Bus + Roads/Highways/Bridges
Topic: I-30 South & East Dallas reconstruction
Replies: 77
Views: 8759

Re: I-30 South & East Dallas reconstruction

I read an article recently in the Kaufman paper that projections in Kaufman County are for 500,000 population in the next several years Kaufmann County's current population is 118k, so 'next several years' is like 40, and that's only if they can sustain the same population growth while competing wi...
by The_Overdog
14 Apr 2017 14:17
Forum: Suburban + Exurban Development
Topic: Richardson Telecom Corridor Development Updates
Replies: 20
Views: 3522

Re: Richardson Telecom Corridor Development Updates

It's on the east side of Routh Creek Parkway - Renner Road is the next block to the north. US75 is slightly to the west. I believe it's called Spring Creek Nature Preserve. They are building a huge apartment complex that goes from the Spring Creek nature preserve all the way south to the intersectio...
by The_Overdog
14 Apr 2017 10:17
Forum: Suburban + Exurban Development
Topic: Richardson Telecom Corridor Development Updates
Replies: 20
Views: 3522

Re: Richardson Telecom Corridor Development Updates

They are doing some trenching in the riverbed to shore up the cliff on the north side of the Routh Creek development adjacent to the forest. No idea how to upload photos so I hope this link works. https://www.dropbox.com/s/y2ciltztr24h4l7/Photo%20Apr%2013%2C%205%2000%2001%20PM.jpg?dl=0 https://www.d...
by The_Overdog
12 Apr 2017 21:58
Forum: Urban Development
Topic: AT&T Discovery District
Replies: 95
Views: 14425

Re: AT&T Discovery District

I think they have proven they don't want or need every employee on this campus. That is quite true. They actually just had a building built in south Plano and will be closing and consolidating employees currently in multiple buildings in the Richardson Telecom corridor into that building. There was...
by The_Overdog
12 Apr 2017 21:51
Forum: The Bus + Roads/Highways/Bridges
Topic: I-30 South & East Dallas reconstruction
Replies: 77
Views: 8759

Re: I-30 South & East Dallas reconstruction

I agree about removing critical freeways - I'm just not sure I30 after it connects Dallas to Ft Worth counts as a critical freeway. There is no I30 east of Ft Worth and I'm still not convinced that I30 east of downtown carries enough traffic to be worthwhile. I think it would be fine tapering to a r...
by The_Overdog
07 Apr 2017 15:12
Forum: Suburban + Exurban Development
Topic: Richardson Telecom Corridor Development Updates
Replies: 20
Views: 3522

Re: Richardson Telecom Corridor Development Updates

I know the Spring Creek Trail goes under 75, but is there an easy way to get from that to CityLine? There is. A great wide sidewalk (well used to be great -all the construction has torn it up) connects this trail to both the Telecom Corridor to the south and to CityLine to the north, and there is a...
by The_Overdog
07 Apr 2017 10:13
Forum: Suburban + Exurban Development
Topic: Richardson Telecom Corridor Development Updates
Replies: 20
Views: 3522

Re: Richardson Telecom Corridor Development Updates

The west side of the creek. The dog park on the service road is on the east side. Could really use a pedestrian bridge to improve the connectivity to that dog park and make it walking accessible to a large portion of Richardson. As for density, once all this is complete, between the Hertitage Creeks...
by The_Overdog
05 Apr 2017 22:11
Forum: Suburban + Exurban Development
Topic: Richardson Telecom Corridor Development Updates
Replies: 20
Views: 3522

Re: Richardson Telecom Corridor Development Updates

Lot line stakes planted and soil sampling today for the pasture to the east of the Prairie Creek Villa apartments and between Alma and west of US75. Someone posted a masterplan to the old DFWU site -I think this is going to be attached homes or small lot condos or something like that. Will be a tigh...
by The_Overdog
31 Mar 2017 14:49
Forum: Urban Development
Topic: Downtown Dallas: Hillwood Urban's ~50 storey tower on former BoA motorcourt
Replies: 143
Views: 21520

Re: Downtown Dallas: Hillwood Urban's ~50 storey tower on former BoA motorcourt

Mixed use in-building is also theoretically more recession resistant than a big building of all one use.
by The_Overdog
30 Mar 2017 08:45
Forum: The Bus + Roads/Highways/Bridges
Topic: I-30 South & East Dallas reconstruction
Replies: 77
Views: 8759

Re: I-30 South & East Dallas reconstruction

You could say the same thing about 287 to Amarillo, and there's not an interstate that connects to there. I should probably stop giving them ideas.
by The_Overdog
30 Mar 2017 08:41
Forum: Site Issues + Feedback
Topic: Site UI, UX and formatting
Replies: 16
Views: 4416

Re: Site UI, UX and formatting

I don't know much about internet security or if anything changed recently, but the site is getting a "not secure" tag from Chrome, and is now blocked on my company's internet for the same reason.
by The_Overdog
28 Mar 2017 21:31
Forum: Suburban + Exurban Development
Topic: Texas Live!
Replies: 38
Views: 4900

Re: Texas Live!

Have you ever tried parking on Lower Greenville or Uptown on a weekend? Parking is most definitely NOT easy. In my opinion it's gotten easier to park on Lower Greenville since the bar days of the early 2000s and harder in Uptown, but only on weekend nights. I wouldn't call parking at the baseball o...
by The_Overdog
28 Mar 2017 21:28
Forum: Suburban + Exurban Development
Topic: Richardson: CityLine
Replies: 21
Views: 4133

Re: Richardson: CityLine

Construction crews are working on another major project on Routh Creek Parkway. Not sure what it's going to be yet, I'm assuming apartments as well. They are putting up construction fencing and chopping away at more of the Spring Creek Nature Preserve. This is on the other side of the creek from the...
by The_Overdog
28 Mar 2017 21:25
Forum: Suburban + Exurban Development
Topic: Plano: TI Campus Conversion
Replies: 4
Views: 1143

Re: Plano: TI Campus Conversion

The improvements they made to this plan are pretty solid, and an example of a good quality planning discussion. However I'm sort of surprised this passed -Plano has really shut down multi-family development in the past few months - hopefully Dallas will be able to pick up the slack.
by The_Overdog
28 Mar 2017 21:13
Forum: The Bus + Roads/Highways/Bridges
Topic: I-30 South & East Dallas reconstruction
Replies: 77
Views: 8759

Re: I-30 South & East Dallas reconstruction

I30 goes to dominant metros like Greenville and then is a direct connection to Texarkana (motto: we have almost as many people as UNT) and finally to Little Rock where it ceases to exist. I30 between Dallas and Ft Worth has some value - beyond that it's totally unnecessary and should be eliminated a...
by The_Overdog
23 Mar 2017 09:12
Forum: Rail + Guided Transit
Topic: DART D2 Subway
Replies: 164
Views: 17126

Re: DART D2 Subway

It's the fact that Downtown was treated as corporate business park for decades and as a result it's stigmatized even to this day. I could buy that...except they also project 2040 (page 36 I think), and they are equally sad. In fact, NCTCOG charts were so sad, city of Dallas produced their own, equa...
by The_Overdog
22 Mar 2017 15:48
Forum: Rail + Guided Transit
Topic: DART D2 Subway
Replies: 164
Views: 17126

Re: DART D2 Subway

Whomever makes DART presentations and especially their charts should take a class or maybe google 'making charts' once in my opinion. Also the population density charts of the downtown areas are hilariously sad. Apparently freeways drive population growth in far north Collin County but in downtown D...
by The_Overdog
21 Mar 2017 12:37
Forum: City Issues/News
Topic: DFW Economy
Replies: 140
Views: 21407

Re: DFW Economy

https://twitter.com/DanielKayHertz/status/840046635291942912 This tweet has a listing of downtown employment corridors. Here's the ones for TX, including two for Dallas with some (surprising to me) results. Not sure how this data was tabulated. #13 Austin - 214,865 jobs in 1 sq mile - 66,843 populat...
by The_Overdog
21 Mar 2017 09:25
Forum: The Bus + Roads/Highways/Bridges
Topic: I-30 South & East Dallas reconstruction
Replies: 77
Views: 8759

Re: Cedars: Hotel Lorenzo

http://www.skyscrapercity.com/showthread.php?t=1785077

Here are some older pictures. Dallas was doing just fine. That's some urban density. And I'm with Tivo. Sure there need to be some major streets (maybe even highways) near downtown, but not as many as there are.
by The_Overdog
20 Mar 2017 10:06
Forum: The Bus + Roads/Highways/Bridges
Topic: I-30 South & East Dallas reconstruction
Replies: 77
Views: 8759

Re: Cedars: Hotel Lorenzo

Traffic engineers most assuredly do not want people to have access to the Trinity River. We already have I20, why do we need 30 again? They could just end I30 at the GBush Turnpike and pick up again on the east side of Lake Ray Hubbard.
by The_Overdog
17 Mar 2017 12:22
Forum: Urban Development
Topic: Downtown Dallas: Retail
Replies: 199
Views: 24759

Re: Downtown Dallas: Retail

https://www.dmagazine.com/business-economy/2017/03/is-neiman-marcus-real-problem-not-keeping-up-with-the-times/?ref=mpw FTA: (and former NM CEO Allan Questrom - current retail expert) In contrast to a renovated Neiman’s he just visited in Los Angeles, “if you go to the Neiman Marcus at NorthPark, it...
by The_Overdog
17 Mar 2017 11:04
Forum: Suburban + Exurban Development
Topic: Collin Creek Mall
Replies: 26
Views: 3879

Re: Collin Creek Mall

JC Penny at Collin Creek Mall (and all DFW area stores) survives the latest purge of 138 stores nationwide. It will remain open.
by The_Overdog
17 Mar 2017 10:10
Forum: Urban Development
Topic: Victory Park: SkyHouse Victory Place (290 FT / 25 ST)
Replies: 65
Views: 11571

Re: Victory Park: SkyHouse Victory Place (290 FT / 25 ST)

Does anyone here have insight into downtown retail leasing prices and what these apartment building owners are asking for lease rates? Not sure about downtown, but the aged stripmalls that are getting lots of small business in Plano & Richardson and Carrollton & the like still rent for less...
by The_Overdog
17 Mar 2017 10:06
Forum: Rail + Guided Transit
Topic: DALLAS to HOUSTON High Speed Rail
Replies: 245
Views: 31951

Re: DALLAS to HOUSTON High Speed Rail

when was the last time a pipeline was denied in East Texas What's funny is that pipelines are used to decrease the use of trucks, which may cause traffic but at least there's a small chance the trucker might stop in town and buy something from the gas station. Look at I40 through New Mexico for wha...
by The_Overdog
16 Mar 2017 09:02
Forum: Urban Development
Topic: Victory Park: SkyHouse Victory Place (290 FT / 25 ST)
Replies: 65
Views: 11571

Re: Victory Park: SkyHouse Victory Place (290 FT / 25 ST)

Not every store can be a destination and not every space can get those rents. That's simply a function of 'newness' - that high dollar new construction doesn't support low rent shops without serious subsidy or without seriously large markets, or without making each individual shop very small, but D...
by The_Overdog
15 Mar 2017 09:42
Forum: Urban Development
Topic: Demolished (and about to be) Properties 2.0
Replies: 7
Views: 1736

Re: Demolished (and about to be) Properties 2.0

After reading the story, I asked myself...who actually knows who this guy was? He isn't exactly renowned, or celebrated in the community.. Dallas could bump up its historical appreciation of local business leaders and war leaders with something like a statue garden as our state historical markers a...
by The_Overdog
15 Mar 2017 09:26
Forum: Suburban + Exurban Development
Topic: Colleyville Development Thread
Replies: 3
Views: 828

Re: Colleyville Development Thread

They're centrally located enough where commutes wouldn't be awful even to DTD. I'm not sure about that, but good for them. They are more adjacent to one of the lowest density cities in the US in Ft Worth, so not being able to build apartments or high density in an exurb of a low density place is pe...
by The_Overdog
14 Mar 2017 09:01
Forum: Rail + Guided Transit
Topic: Dallas Area Rapid Transit
Replies: 137
Views: 15228

Re: Dallas Area Rapid Transit

So for the St Patricks Parade, they ran red line trains from Parker Road to Victory Park and back, which meant there were legitimately short waits for trains between Victory & Lovers most of the day. I wonder if they could do that in the interim while awaiting the D2 project to decrease wait tim...

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