Dallas Fort Worth Urban Forum

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by The_Overdog
13 Mar 2017 09:59
Forum: Urban Development
Topic: Alexan Skyline Goat Hill
Replies: 32
Views: 4872

Re: Alexan Skyline Goat Hill

Probably moving slow because there is a real shortage of construction & landscaping workers in DFW, and the immigration craziness is not helping any either. They may also be waiting for warmer weather to do the landscaping.
by The_Overdog
10 Mar 2017 16:00
Forum: Urban Development
Topic: Uptown Dallas: Dream Hotel
Replies: 70
Views: 13270

Re: Uptown Dallas: Dream Hotel

What soco said, but more simply, a plat request means they are either subdividing an existing property into multiple smaller properties or adding a few properties together to create a single distinct property, which can then be developed. A generic term would be 'lot'. They often do this to package ...
by The_Overdog
10 Mar 2017 11:42
Forum: City Issues/News
Topic: DFW Economy
Replies: 140
Views: 21247

Re: DFW Economy

I thought this was kind of interesting, it sort of confirms lots of assumptions about the type of product going up in DFW, in relation to size and development costs, and profitability. It's part of a presentation for 'corporate housing' or stealth multifamily, and possibly a look at the future of ap...
by The_Overdog
10 Mar 2017 10:04
Forum: Suburban + Exurban Development
Topic: Richardson: CityLine
Replies: 21
Views: 4119

Re: Richardson: CityLine

I wonder if there are any plans for improving walkability in the area. Plano Rd doesn't seem like a picnic to traverse at the moment. Would a pedestrian bridge be completely ridiculous? Seems like a bridge (or tunnel like they have in McKinney) would be absolutely necessary, as this park is located...
by The_Overdog
09 Mar 2017 10:47
Forum: Suburban + Exurban Development
Topic: Frisco Park 25
Replies: 2
Views: 829

Re: Frisco Park 25

That is far north Frisco/just south of Prosper. The metroplex continues to grow northward.
by The_Overdog
09 Mar 2017 08:59
Forum: City Issues/News
Topic: Museum of Nature and Science
Replies: 16
Views: 2934

Re: Museum of Nature and Science

I actually really like the uniqueness of the Dallas World Aquarium. It's pretty different from any other major aquarium I've ever been to, which all have a 'sameness' about them. That one in New Orleans for example I've been to in the past 15 years and can't recall a thing about it. Also agree the o...
by The_Overdog
09 Mar 2017 08:54
Forum: Suburban + Exurban Development
Topic: Richardson: CityLine
Replies: 21
Views: 4119

Re: Richardson: CityLine

Here's the announcement of the apartment complex next to the Spring Creek nature area. They have fenced off the small cemetery that is part of this project to protect it from construction damage. I guess once complete, it will be one of the few apartment complexes in the US that counts a historical...
by The_Overdog
07 Mar 2017 15:46
Forum: City Issues/News
Topic: The Cost of City Living
Replies: 11
Views: 2201

Re: The Cost of City Living

Even if it's not 100% correct due to transport costs or whatever, it still means there is a serious premium that people attach to urban living in DFW which means that demand is still not being met, which means more urban homes should be in the pipeline.
by The_Overdog
02 Mar 2017 15:46
Forum: Urban Development
Topic: Uptown Dallas: McKinney/Boll Tower - 2614 McKinney Ave - (18 ST)
Replies: 121
Views: 16387

Re: Uptown Dallas: McKinney/Boll Tower - 2614 McKinney Ave - (18 ST)

Like they care about filling it beyond the desire to spend less investment on concrete parking garages. Right, but if a company rents a space at $100 per sq foot with the assumption that they will need 100 spaces, and it turns out they only need 10, then they are going to want to renegotiate that t...
by The_Overdog
02 Mar 2017 09:23
Forum: Urban Development
Topic: Uptown Dallas: McKinney/Boll Tower - 2614 McKinney Ave - (18 ST)
Replies: 121
Views: 16387

Re: Uptown Dallas: McKinney/Boll Tower - 2614 McKinney Ave - (18 ST)

This is the best pull quote in the article: If true, then the days of companion garages being built with every building in Uptown may be limited. Crescent Real Estate’s recent McKinney & Olive office tower has 2.75 parking spaces per 1k SF of office, and managing director John Zogg said they str...
by The_Overdog
28 Feb 2017 09:31
Forum: Urban Development
Topic: Northpark Center
Replies: 290
Views: 41288

Re: Northpark Center

Look up the rosters of South Coast Plaza South Coast Plaza has a Sears and a Sears Automotive right outside. It's basically a regular mall. Even Fashion Island in Newport Beach (1000 times fancier than NorthPark in my opinion) has Claire's and Bath and Body Works. I don't get how the customers coul...
by The_Overdog
23 Feb 2017 12:33
Forum: The Bus + Roads/Highways/Bridges
Topic: Collin County Transportation
Replies: 46
Views: 6217

Re: Collin County Transportation

I'm not a fan of highways in the downtown area but I understand they are sometimes needed, but 380 once you get outside downtown McKinney is out in BFE and it's got to really suck to buy country property and then have someone run a highway through it. People bought out there to get away from that ki...
by The_Overdog
20 Feb 2017 12:10
Forum: Suburban + Exurban Development
Topic: Legacy West
Replies: 241
Views: 32134

Re: Legacy West

Legacy West isn't the only part of Legacy that continues to grow. A 10 story office building on Bishop Blvd in Legacy (Legacy original? AM? Legacy Legacy? Legacy East? whatever) with a 9 level parking lot at 210 ft tall is in the works, and will replace an empty lot. After that one is either complet...
by The_Overdog
15 Feb 2017 11:20
Forum: Rail + Guided Transit
Topic: DART D2 Subway
Replies: 164
Views: 17059

Re: DART D2 Subway

Man we have ~1300 highway miles in DFW and ~90ish miles of DART, but highway is the better deal? Somehow I don't think so. If it is then why is the highway in Plano/Richardson/635/along most of I20& I30 dead zones with giant parking lots? The value is just not there. But hey that's cool we reall...
by The_Overdog
15 Feb 2017 10:10
Forum: Urban Development
Topic: Downtown Dallas: Butler Brothers Building
Replies: 79
Views: 13940

Re: Downtown Dallas: Butler Brothers Building

You want to condemn one of the most historic streets in Dallas? Yes. BTW, since you didn't specify and in case anyone is interested, Marilla Street was named after Young's (street- William C Young) wife, and is a pretty old street. One of the other old streets, Prather, is only one block between Ja...
by The_Overdog
14 Feb 2017 16:53
Forum: Urban Development
Topic: Downtown Dallas: Butler Brothers Building
Replies: 79
Views: 13940

Re: Downtown Dallas: Butler Brothers Building

I get that taste is a subjective thing, but bulldoze it? There are like 10 parking lots around this building. It's basically the only building in this little corner of Dallas downtown. If you bulldozed it, nothing would be there. Fill in the parking lots first, and then we can talk about how attract...
by The_Overdog
10 Feb 2017 13:38
Forum: Urban Development
Topic: Dallas: Medical District
Replies: 87
Views: 17212

Re: Dallas: Medical District

increases property value so tragically under-used real estate get upgraded.... yet, it's all just too expensive. How does that happen? Because as per slide #1 Harry Hines and Inwood each carry around 40,000 cars a day, which is a relatively busy road but not enough to require cloverleaf interchange...
by The_Overdog
09 Feb 2017 14:33
Forum: Suburban + Exurban Development
Topic: Plano Preston Road area developments
Replies: 0
Views: 754

Plano Preston Road area developments

This area is just a bit too far from Legacy West to include there, but Plano has approved two more urban oriented/transit oriented developments-without-the-transit in the Preston Road corridor. The first is Mustang Ranch on Ohio/Rasor/121 corner. It will have 500 units of multifamily and 100+ townho...
by The_Overdog
07 Feb 2017 09:35
Forum: Urban Development
Topic: Uptown Dallas: One Uptown (~235 FT | 20 ST)
Replies: 41
Views: 9083

Re: Uptown Dallas: One Uptown (~235 FT | 20 ST)

The plan is for Fogo de Chao to open next Monday, February 13. The furniture was delivered last week and the staff is training.this week.


Training Lesson Number One, team: Do not stab any customers with a meat knife, no matter how tasty they look.
by The_Overdog
03 Feb 2017 12:41
Forum: The Airports
Topic: DFW Airport
Replies: 123
Views: 18397

Re: DFW Airport

Per that list (unless i missed one) 66% of North TX is incorrect as well. DFW handles 38% of TX freight. Or 81% of DFW freight, with Ft Worth 19% and Love not listed. airport 2015 freight percent DFW 3,328,784,075 0.38 houston 1,746,475,356 0.20 ft worth 775,382,804 0.09 san ant 775,121,718 0.09 el ...
by The_Overdog
03 Feb 2017 12:40
Forum: The Airports
Topic: DFW Airport
Replies: 123
Views: 18397

Re: DFW Airport

Per that list (unless i missed one) 66% of North TX is incorrect as well. DFW handles 38% of TX freight. Or 81% of DFW freight, with Ft Worth 19% and Love not listed. airport 2015 freight percent DFW 3,328,784,075 0.383210074 houston 1,746,475,356 0.20105448 ft worth 775,382,804 0.089262173 san ant ...
by The_Overdog
02 Feb 2017 15:43
Forum: Urban Development
Topic: Arts District: 1900 Pearl (362 FT | 25 ST)
Replies: 160
Views: 30757

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

In my opinion, most buildings in a downtown area are essentially 'opaque' and off limits once you are past the first floor (if you can even get that far) as a general member of the public, so as long as they have a decent street presence at the first floor, the rest can be office, residential, or pa...
by The_Overdog
30 Jan 2017 09:50
Forum: Urban Development
Topic: Overall Construction Levels
Replies: 24
Views: 4674

Re: Overall Construction Levels

The total permits vs multifamily really tell the story of DFW. In the early years, 80,000ish units under construction with about 20,000 being multifamily. The past few years have had 80,000 total permits with 45,000 being multifamily. Think about the difference in space required for 60,000 single fa...
by The_Overdog
26 Jan 2017 15:06
Forum: Urban Development
Topic: Downtown Dallas: The Drever
Replies: 286
Views: 39684

Re: Downtown Dallas: The Drever

The Drever sounds like a building The Howells on Gilligans Island would have spoken about.
by The_Overdog
26 Jan 2017 09:05
Forum: Urban Development
Topic: East Dallas: Ross Avenue Corridor
Replies: 96
Views: 15614

Re: East Dallas: Ross Avenue Corridor

They need to condemn that entire stretch of San Jacinto once it passes Routh. Whenever Central cut San Jacinto in half, they should have just ended it. Now that useless section of road has 4 bus stops within 1 block to serve a tire store.
by The_Overdog
20 Jan 2017 09:14
Forum: Rail + Guided Transit
Topic: DART D2 Subway
Replies: 164
Views: 17059

Re: DART D2 Subway

Also, looking more into it, I'm almost certain the Core Capacity comments concern the FTA definition. That makes sense I guess, but how about flipping the money for Cotton Belt (which shouldn't have any core capacity funding for D2 instead? So it looks like we are going to get a D2 that basically u...
by The_Overdog
19 Jan 2017 15:02
Forum: Rail + Guided Transit
Topic: DART D2 Subway
Replies: 164
Views: 17059

Re: DART D2 Subway

According to their charts, a route along Pacific, Elm, and Commerce are the only ones they are really going to consider. The Pacific route creates a loop using the existing lines plus a red line extension from Deep Ellum Station to either the rail corridor along I35 or a possible second loop around ...
by The_Overdog
19 Jan 2017 09:10
Forum: Urban Development
Topic: AT&T Discovery District
Replies: 95
Views: 14392

Re: AT&T Discovery District

I don't want to undercut this deal, but is it okay to close streets like that?

They will have to purchase the land under the street at fair market value but other than that as long as it is approved by the city it's ok.
by The_Overdog
19 Jan 2017 09:02
Forum: City Issues/News
Topic: Corporate Relocations/Expansions
Replies: 174
Views: 23153

Re: Corporate Relocations/Expansions

Fair enough I didn't actually take a new look at the list before commenting - but that section of US75 is #30 on the list and is nowhere near Legacy West (about 10 miles away) and is in the process of being widened.
by The_Overdog
18 Jan 2017 15:43
Forum: City Issues/News
Topic: Corporate Relocations/Expansions
Replies: 174
Views: 23153

Re: Corporate Relocations/Expansions

According to TXDOT, none of the highways in Collin County rate highly as 'congested' except I-35, and some tiny bits of 75 around Richardson. DFW as a whole rates pretty low compared to Austin and Houston in worst traffic, as in Dallas' worst traffic spot is around #10 on the worst list. People aren...
by The_Overdog
12 Jan 2017 11:31
Forum: Suburban + Exurban Development
Topic: Las Colinas/North Irving Development
Replies: 585
Views: 73500

Re: Las Colinas/North Irving Development

An important fact to know: Irving’s corporations and businesses contribute 73 percent of Irving’s tax base, a tremendous benefit to residents and one very few cities can claim. I thought they were fudging a bit, but no, like 66% of the landmass of Irving is what would be considered low income housi...
by The_Overdog
12 Jan 2017 09:45
Forum: Urban Development
Topic: Red Bird Mall
Replies: 21
Views: 3858

Re: Southwest Center Mall

She took inspiration from the Spanish-influenced design of Six Flags Mall.


She should have gotten a job designing houses. Spanish inspired designs on a Greek-influenced colonade would have made her an innovator. She could have invented the first mcmansion.
by The_Overdog
12 Jan 2017 09:32
Forum: Suburban + Exurban Development
Topic: Richardson: CityLine
Replies: 21
Views: 4119

Re: Richardson: CityLine

Here's the announcement of the apartment complex next to the Spring Creek nature area


They didn't waste any time on this one. Once a legit forest, the land is now cleared and the pile of trees looks like a slightly smaller version of the Aggie Bonfire.
by The_Overdog
11 Jan 2017 14:02
Forum: City Issues/News
Topic: Downtown Dallas Residential Count
Replies: 29
Views: 4883

Re: Downtown Dallas Residential Count

I believe the numbers in that article are way, way off. 21k for San Antonio?35k for Detroit? Really? This quotes 21k for San Antonio as well: http://dashboard.sa2020.org/progress_type/neighborhoods/113/ - it doesn't give any map to determine size, but refers to the 'greater downtown area', which is...
by The_Overdog
11 Jan 2017 10:12
Forum: Suburban + Exurban Issues/News
Topic: What is a suburb today?
Replies: 48
Views: 10579

Re: What is a suburb today?

I know poverty in DFW is spreading out into areas that previously had not seen it as more lower-income residents move into single family houses and apartments as housing becomes less affordable. I think you have this backwards- poverty spread to mostly single family areas where it didn't exist befo...
by The_Overdog
11 Jan 2017 10:01
Forum: City Issues/News
Topic: Downtown Dallas Residential Count
Replies: 29
Views: 4883

Re: Downtown Dallas Residential Count

That last paragraph really stings. Makes you think and wonder how population distribution throughout Dallas and the CBD would be different if cities such as Frisco and Plano did not exist as employment centers. I don't think it would be any different actually. When downtown Dallas was the primary e...
by The_Overdog
10 Jan 2017 16:04
Forum: Suburban + Exurban Issues/News
Topic: What is a suburb today?
Replies: 48
Views: 10579

Re: What is a suburb today?

"The Suburbanization of Poverty" is the official academic name for this phenomenon. Basically, core areas are doing well as they get rehabbed and people discover the good things about close-in city living, and exurbs are still doing well because everything can be shiny and new. In the inn...
by The_Overdog
10 Jan 2017 10:24
Forum: Urban Development
Topic: Red Bird Mall
Replies: 21
Views: 3858

Re: Southwest Center Mall

Does this look like the mosaic they are tearing down at Valley View? Pretty much, though they are custom. There is also one at Collin Creek Mall. These are one of those things I don't really get beyond nostalgia - they scream cheap lazy tiling pattern that looks vaguely Native American (or perhaps ...
by The_Overdog
09 Jan 2017 09:25
Forum: Urban Development
Topic: Northpark Center
Replies: 290
Views: 41288

Re: Northpark Center

The Limited brand is closing all brick and mortar stores. The one in The Galleria was already closed, and I believe the Northpark Center, Allen Premium Outlets, and Stonebriar locations closed this last weekend.
by The_Overdog
06 Jan 2017 16:44
Forum: Suburban + Exurban Development
Topic: Rowlett: Crystal Lagoon
Replies: 8
Views: 2188

Re: Rowlett: Crystal Lagoon

In my opinion, Texas waterfront is a woefully underutilized asset and lake access is even more segregated than North vs South Dallas when compared to oceanfront access in most states. So I think these lagoons, if they catch on and can be maintained, will be one of the biggest game changers Dallas wi...
by The_Overdog
05 Jan 2017 15:47
Forum: City Issues/News
Topic: Dallas: The Thread
Replies: 39
Views: 5215

Re: Dallas Bond Election 2017

There is an upside: When everyone's personal cars are destroyed by potholes the citizens will support transit projects!
by The_Overdog
05 Jan 2017 09:25
Forum: Suburban + Exurban Development
Topic: Collin Creek Mall
Replies: 26
Views: 3860

Re: Collin Creek Mall

I completely agree. Collin Creek Mall is actually not connected to its nearby neighborhood at all - there are no sidewalks along Alma Road connecting any of the nearby homes or apartments to the mall, and the mall is fronted by empty space with no sidewalks, and the entry on the neighborhood side is...
by The_Overdog
04 Jan 2017 16:32
Forum: Suburban + Exurban Development
Topic: Collin Creek Mall
Replies: 26
Views: 3860

Re: Collin Creek Mall

Macys will soon close, leaving only Sears, JC Penny, and Amazing Jakes as the anchors.
by The_Overdog
04 Jan 2017 10:42
Forum: U.S. + World City Issues/News
Topic: Arizona Diamondbacks new stadium woes
Replies: 3
Views: 1020

Arizona Diamondbacks new stadium woes

http://deadspin.com/pissed-off-diamondbacks-sue-because-they-want-another-s-1790736695 Apparently the Arizona Diamondbacks baseball team wants out of their stadium lease because the building built in 1998 is falling apart. The negotiations about repairs and upgrades "got to the point that forme...
by The_Overdog
19 Dec 2016 11:11
Forum: Suburban + Exurban Development
Topic: Richardson - Downtown
Replies: 2
Views: 894

Richardson - Downtown

The city of Richardson recently voted to rezone their downtown area (roughly between Spring Valley to the south and Arapaho to the north) with a form-based code. The first major redevelopment based on that code has been proposed. A 332 unit 5 story apartment with some ground floor retail and 83 town...
by The_Overdog
19 Dec 2016 09:58
Forum: Urban Development
Topic: Uptown Dallas: Gables Turtle Creek Cityplace Redevelopment
Replies: 15
Views: 3287

Re: Uptown: Gables Turtle Creek Cityplace Redevelopment

Per Gables Turtle Creek's website, these rent for $1400 (1 bed 800 sq ft) - $2500 (2 bed 1300 sq ft) a month, so this is a pure density play as I'm sure they can't get much more rent than that. That's a really good sign about what is going on in Dallas. Walkscore is a 90! They advertise laminate flo...
by The_Overdog
17 Dec 2016 15:06
Forum: Urban Development
Topic: Downtown Dallas: Courtyard by Marriott (12 St)
Replies: 98
Views: 14830

Re: Downtown Dallas: Couryard by Marriot - (12 St)

That is a hideous section of downtown. Wasted space.


What stinks is there are multiple areas of downtown just like that.
by The_Overdog
15 Dec 2016 09:23
Forum: Urban Development
Topic: Downtown Dallas: Courtyard by Marriott (12 St)
Replies: 98
Views: 14830

Re: Downtown Dallas: Couryard by Marriot -12 Stories

Where is this going to be? I'm guessing the parking lot behind Cindys New York Deli on the corner of Houston & Wood and backing the La Quinta?
by The_Overdog
14 Dec 2016 15:32
Forum: General Discussion
Topic: Dallas community on how Trump presidency will impact business
Replies: 4
Views: 1208

Re: Dallas community on how Trump presidency will impact business

The Energy Department is mostly concerned with nuclear energy - waste and storage - and is usually managed by physicists. This is going to be a something to behold.

I'd bet a $20 that Perry signs some kind of 'deal' to bury more nuclear waste in west Texas.
by The_Overdog
14 Dec 2016 12:59
Forum: Suburban + Exurban Issues/News
Topic: Fracturing regionalism
Replies: 1
Views: 845

Fracturing regionalism

So the over-arching guise of regionalism is starting to fracture - (transportation) DART, NCTCOG plans, (water) NTMWD, (travel) DFW & Love vs rail, and schooling (suburban students taking spots in Dallas' top magnets vs suburban schools generally better than urban). Will be interesting to see if...

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