Dallas Fort Worth Urban Forum

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by The_Overdog
02 Feb 2017 15:43
Forum: Urban Development
Topic: Arts District: 1900 Pearl (362 FT | 25 ST)
Replies: 163
Views: 33453

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: 25
Views: 5157

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: 300
Views: 44723

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: 112
Views: 17876

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: 167
Views: 19361

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: 167
Views: 19361

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: 15576

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: 194
Views: 26416

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: 194
Views: 26416

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: 645
Views: 86679

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: 4188

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: 4455

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: 5305

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: 49
Views: 12045

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: 5305

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: 49
Views: 12045

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: 4188

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: 309
Views: 46137

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: 14
Views: 2646

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: 40
Views: 5810

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: 29
Views: 4471

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: 29
Views: 4471

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: 1147

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: 963

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: 3540

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: 104
Views: 16679

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: 104
Views: 16679

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: 1362

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: 946

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...
by The_Overdog
13 Dec 2016 12:21
Forum: Urban Development
Topic: Uptown Dallas: McKinney/Boll Tower - 2614 McKinney Ave - (18 ST)
Replies: 121
Views: 17861

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

The Reunion Tower ball is plainly visible in that shot, which I don't think is true today. Now you have to travel past McKinney & Fairmount before you can see it.
by The_Overdog
13 Dec 2016 09:18
Forum: The Bus + Roads/Highways/Bridges
Topic: Collin County Transportation
Replies: 48
Views: 7080

Re: Collin County Transportation

His plan to 'end gridlock' involves building a highway out to Lake Lavon that connects with US75. Somehow I don't think the purpose of that is to 'end gridlock'.
by The_Overdog
12 Dec 2016 15:29
Forum: Rail + Guided Transit
Topic: DART: Expansion
Replies: 100
Views: 13361

Re: DART: Expansion

Per a chart I've seen the D2 subway timeline is: options are being discussed in Dec/Jan a 'screening evaluation' will occur in Jan/Feb a short list of subway options in Feb/early March a detailed evaluation March - June a refined LPA due beginning of June funding and approvals June - September. Per ...
by The_Overdog
12 Dec 2016 11:01
Forum: Urban Development
Topic: Uptown Dallas: McKinney/Boll Tower - 2614 McKinney Ave - (18 ST)
Replies: 121
Views: 17861

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

Per this, the Idle Rich is out of here, and will become an 18 story condo building.

http://dallas.towers.net/2016/12/12/mck ... or-uptown/

Will have underground parking, a restaurant on the 1st floor and units above averaging 1000 sq feet.
by The_Overdog
12 Dec 2016 09:41
Forum: City Issues/News
Topic: Corporate Relocations/Expansions
Replies: 194
Views: 26416

Re: Corporate Relocations/Expansions

Who the hell cares? Portland is not in Texas and if they don't want the shining star that is Wal-Mart, then it's up to them. That might bring more business to Texas, and I know you guys are all totally outraged on behalf of the companies, but business don't have feelings so they will be ok.
by The_Overdog
09 Dec 2016 16:23
Forum: Suburban + Exurban Development
Topic: Legacy West
Replies: 259
Views: 35868

Re: Legacy West

Also just because they are doing a partnership doesn't mean DART won't be the operator. Looks like DART will be a 50% partner. This area will also be the test case for DART partnering with ride sharing groups via: Implements one “tap” scheduling and payment for services like taxi, Uber, or Lyft thr...
by The_Overdog
09 Dec 2016 13:40
Forum: Suburban + Exurban Development
Topic: Legacy West
Replies: 259
Views: 35868

Re: Legacy West

Nothing out of the ordinary here. Private buses run the Richardson Telecom Corridor circulator, picking people up at DART stations and taking them to offices. Private bus systems also complete the loop in places like Seattle, San Francisco, and DC. Seems like there is a hole in the center of many tr...
by The_Overdog
09 Dec 2016 08:52
Forum: Urban Development
Topic: Downtown Dallas: Statler Hotel & Residences + Future DMN Offices (Old Statler Hilton + Old Library)
Replies: 276
Views: 49866

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

Are there other restored mid-century modern commercial buildings that are comparable to this? Will this be one of the best examples in the country?


I'm not 100% sure, but I would guess that NYC, LA, Chicago, and Las Vegas are filled with buildings of a similar design style and age.
by The_Overdog
05 Dec 2016 11:00
Forum: Suburban + Exurban Development
Topic: Richardson: CityLine
Replies: 21
Views: 4455

Re: Richardson: CityLine

Not technically a part of CityLine, but less than half a mile south so close enough: A new 5 story 420 unit apartment complex with a 7 story parking garage is being designed along Routh Creek Parkway. The complex will be built on private land adjacent to the Galatyn Woodland Nature preserve, about h...
by The_Overdog
02 Dec 2016 14:17
Forum: Suburban + Exurban Development
Topic: Richardson Telecom Corridor Development Updates
Replies: 23
Views: 4033

Richardson Telecom Corridor Development Updates

The spec office building on the corner of Renner & US 75 is going vertical. It's one of those office buildings where the concrete sides are constructed offsite and they just lift them into place, so it looks about as stable as a cardboard box. I believe it's supposed to be 5 stories of office wi...
by The_Overdog
01 Dec 2016 09:52
Forum: Urban Development
Topic: North Dallas: Medical City Tower D (201 FT / 12 ST after adding 93 FT + 5 ST)
Replies: 4
Views: 1639

Re: Medical City Expansion

I've seen that DBJ article for a day or two, but I wouldn't read it because I wanted to think about what makes it "Luxury." My wife had babies in MedicalCity and UT Southwest St Paul, and compared to St Paul, Medical City was total luxury in almost every way -not just the building but als...
by The_Overdog
30 Nov 2016 10:21
Forum: Urban Development
Topic: Parking Garages
Replies: 84
Views: 12640

Re: Parking Garages

The bigger problem with garages becoming occupiable space though is the ramps. Many are mostly slanted concrete for at least 50% of the garage. The low ceilings in most parking garages are the main problem. Not conducive for high-dollar living or for even medium dollar office. The ramped floors can...
by The_Overdog
30 Nov 2016 10:17
Forum: Suburban + Exurban Development
Topic: Legacy West
Replies: 259
Views: 35868

Re: Legacy West

LEgacy West isn't even open yet. Frisco Station isn't open yet, Wade Park isn't open yet. So when they open it will be #95 on the list. That's not going to curtail development. The rail line is still on the list for 2040, and the congestion study just completed (which took all those into account) b...
by The_Overdog
21 Nov 2016 16:08
Forum: Rail + Guided Transit
Topic: DART: Expansion
Replies: 100
Views: 13361

Re: DART: Expansion

Grapevine is apparently banking on the Cottonbelt line being built and has some plans to create a northern DFW airport gateway station/housing/whatever around 114/121 and Texan Trail. They are not currently a member of DART. Greatwolf Lodge is slightly to the northwest of this site if I have my dire...
by The_Overdog
17 Nov 2016 14:00
Forum: Rail + Guided Transit
Topic: DALLAS to HOUSTON High Speed Rail
Replies: 245
Views: 35008

Re: DALLAS to HOUSTON High Speed Rail

It is hard to imagine the Plano delegation throwing in with Grimes County.

Well there was one Plano city councilman who threw in with Grimes County, so it's not that hard to imagine. What could that guy even have to gain from being contrary? I'd bet many cities will be a closer vote than 7-1.
by The_Overdog
17 Nov 2016 13:58
Forum: Suburban + Exurban Development
Topic: Legacy West
Replies: 259
Views: 35868

Re: Legacy West

You may perceive traffic to be bad in this area, but it's not near the tops of the list and even if it is for two hours a day, there's 22 other hours when it's pretty empty. US75 and 190 is the only congested section in Collin County to make the top 100 in TX worst even given TXDoT's questionable me...
by The_Overdog
10 Nov 2016 09:01
Forum: Urban Development
Topic: Arts District: Flora & Olive Tower (~441 FT / ~39 ST)
Replies: 160
Views: 25935

Re: Arts District: Flora & Olive Tower

I was wondering about the same thing, especially since the Arts District says they want more residential there. So where would it go? Unless google maps of the area is way off, there are tons of surface parking lots to the southeast and southwest that can still be developed. They have plenty of spa...
by The_Overdog
09 Nov 2016 08:42
Forum: City Issues/News
Topic: Corporate Relocations/Expansions
Replies: 194
Views: 26416

Re: Corporate Relocation/Expansions

It is, but cheap rent in newer buildings can be a strong driver of diversification.
by The_Overdog
08 Nov 2016 15:19
Forum: Suburban + Exurban Development
Topic: Plano: TI Campus Conversion
Replies: 4
Views: 1222

Re: Plano: TI Campus Conversion

This place isn't really going to be much of an 'urban village'. The whole site is going to be oriented towards the highway. Most of the parking lots are going to remain as parking lots except for new two parking garages that are adjacent to the single-family housing across Chase Oaks Blvd - creating...
by The_Overdog
08 Nov 2016 12:25
Forum: City Issues/News
Topic: Corporate Relocations/Expansions
Replies: 194
Views: 26416

Re: Corporate Relocation/Expansions

http://www.wsj.com/articles/office-pileup-gets-worse-in-houston-1478619658 Article about Houston development and not Dallas, but I hope it doesn't foretell a future slowdown for Dallas. After all, Houston and Dallas are sister cities in that they both offer more or less the same business environment...
by The_Overdog
07 Nov 2016 12:41
Forum: Suburban + Exurban Development
Topic: North Dallas: FOURTEEN555
Replies: 4
Views: 1456

Re: North Dallas: FOURTEEN555

Where is this going to be located? Old Ewing Chevrolet doesn't mean anything to me - and the address I'm getting is a large lot with Spring Valley to the south and a tiny street called Landmark Blvd to the north, which is not really 'near' the intersection of the DNT and 635. I believe a division of...

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