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Downtown Dallas: 2000 Ross Project

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Jasimm
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Re: Downtown Dallas: 2000 Ross Project

Postby Jasimm » 19 Nov 2017 20:27

R1070 wrote:So this will just be a parking garage with retail and no hotel or apt highrises?


Retail, Garage, Hotel, & Apts.
Screen Shot 2017-11-19 at 6.25.54 PM.png
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Matt777
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Re: Downtown Dallas: 2000 Ross Project

Postby Matt777 » 19 Nov 2017 23:16

cowboyeagle05 wrote:There are two rumors on the Royal Blue Grocery story. The biggest point in the story is that Royal Blue has not confirmed a thing and has stayed somewhat mum on where they are going in Downtown. The Merc location was announced because they were asking for an opinion from the historical board about their exterior concepts on a historical building. It was not a formal proposal for approval so we don't really have confirmation. One rumor is that it will only be at Trammel Crow and the Merc lost out in the negotiations. The other rumor is they will open both and no it's not weird that they would be so close by. Royal Blue isn't like a big grocery store they tend to open like 7-Eleven in places reasonably close by if the market is strong enough. I bet Trammel Crow Towers owners are subsidizing the Ross Avenue location by reduced rent while the Merc location is meant to go after the obvious main street business plus residential that is centralized along Main Street.

The Merc is building out the retail infrastructure needed either way to sign leases so the construction there is not dependent on Royal Blue happening either.


I was told by the Merc leasing staff a couple weeks ago that the Royal Blue is already under construction, FWIW. Also, in Austin there are Royal Blues that operate very close to each other on the same streets downtown.

The Merc location would be much more successful than at TC. I work (and soon will return to living) Downtown and Main and Elm are the real moneymakers when it comes to dining and shopping. Places there are packed to the gills during lunch. To get decent non work hour sales, Royal Blue would need to be near downtown residents and the Merc is pretty much the epicenter of the residential population downtown. Trammel Crow, not so much. They would have to rely on TC building office workers for the majority of their sales.

lakewoodhobo
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Re: Downtown Dallas: 2000 Ross Project

Postby lakewoodhobo » 20 Nov 2017 10:49

I suspect that the Royal Blue at TCC will be like a flagship-size location that feeds the much smaller location at Mercantile. The TCC location should do fine with people working in the Arts District while the Merc gets hotel and residential customers. I like it.

cowboyeagle05
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Re: Downtown Dallas: 2000 Ross Project

Postby cowboyeagle05 » 20 Nov 2017 11:47

Thanks for the confirmation Matt77. As far as I have found they never got their final design approved on the exterior modifications for the Royal Blue at the Merc.Last I checked all the construction docs posted on the windows last month are for the retail space access corridors they have to build out to even make the retail space viable for multiple tenants. So I wasn't sure if they actually confirmed Royal Blue there was happening or not. They will do amazing on Main Street from office workers and residents.

Also Lakewoodhobo I agree. The Trammel Crow Tower location is an amenity that they wanted badly for their tenant retainment much like Starbucks was for most of these 80's office towers all through the early 2000's. Largely subsidized to make sure they have a coffee shop bullet point on marketing materials. Having a corner market type store that doesn't attract homeless is an attractive bullet point for any office building.

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ArtVandelay
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Re: Downtown Dallas: 2000 Ross Project

Postby ArtVandelay » 20 Nov 2017 14:33

With respect to Royal Blue at the Merc - no CO has been applied for although one has been for Verizon that is pending final inspection.

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Tucy
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Re: Downtown Dallas: 2000 Ross Project

Postby Tucy » 20 Nov 2017 15:13

Matt777 wrote:
cowboyeagle05 wrote:There are two rumors on the Royal Blue Grocery story. The biggest point in the story is that Royal Blue has not confirmed a thing and has stayed somewhat mum on where they are going in Downtown. The Merc location was announced because they were asking for an opinion from the historical board about their exterior concepts on a historical building. It was not a formal proposal for approval so we don't really have confirmation. One rumor is that it will only be at Trammel Crow and the Merc lost out in the negotiations. The other rumor is they will open both and no it's not weird that they would be so close by. Royal Blue isn't like a big grocery store they tend to open like 7-Eleven in places reasonably close by if the market is strong enough. I bet Trammel Crow Towers owners are subsidizing the Ross Avenue location by reduced rent while the Merc location is meant to go after the obvious main street business plus residential that is centralized along Main Street.

The Merc is building out the retail infrastructure needed either way to sign leases so the construction there is not dependent on Royal Blue happening either.


I was told by the Merc leasing staff a couple weeks ago that the Royal Blue is already under construction, FWIW.


Apartment leasing staff can be a lot like certain condo developers. Take everything they say with a grain of salt.

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R1070
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Re: Downtown Dallas: 2000 Ross Project

Postby R1070 » 20 Nov 2017 20:37

Jasimm wrote:
R1070 wrote:So this will just be a parking garage with retail and no hotel or apt highrises?


Retail, Garage, Hotel, & Apts.
Screen Shot 2017-11-19 at 6.25.54 PM.png


Is this in phases or all together?

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tamtagon
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Re: Downtown Dallas: 2000 Ross Project

Postby tamtagon » 20 Nov 2017 21:29

The apartments may take a while....

Tnexster
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Re: Downtown Dallas: 2000 Ross Project

Postby Tnexster » 21 Nov 2017 22:08

I hope they at least build the hotel, great location for it.

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R1070
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Re: Downtown Dallas: 2000 Ross Project

Postby R1070 » 22 Nov 2017 00:34

I agree. The hotel should go up and then the apts can follow as the market allows. I think the apts would actually do really well if built now though.

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willyk
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Re: Downtown Dallas: 2000 Ross Project

Postby willyk » 22 Nov 2017 21:47

Still rooting for the Mandarin Oriental to complement the Crow Collection.

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eburress
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Re: Downtown Dallas: 2000 Ross Project

Postby eburress » 22 Nov 2017 23:55

willyk wrote:Still rooting for the Mandarin Oriental to complement the Crow Collection.


That would be a really good idea...talk about synergies! haha

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CTroyMathis
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Re: Downtown Dallas: 2000 Ross Project

Postby CTroyMathis » 23 Nov 2017 09:10

The *.pdf link that J Soto shared upthread (https://shopcompanies.com/sites/default ... ebsite.pdf) shows on page 7 that the residential component appears left out of the quality visuals in this round, but, is in the proposed final site plans and the basic massing visual (which also confirms that the residential component appears segregated by it continuing all the way to the street level and separate from the main components).

Instead, it's a garden area along Olive and the M-Line Urban Circulator tracks with probably/maybe the garage access on a two-way driveway via Olive. The site layout shows if/when the residential tower is added, leasing office parking has a designated space on the first floor within shell of main garage. I imagine the rest of the residential parking will be under the residences w/same main garage access, but, spots segregated from the rest of the main site shell with a Ross/Olive retail slot continuing along ground floor with an open-air slot between what would be the already existing corner-retail and it; and, also retail at San Jacinto/Olive corner. Neither of those appear they will be in the first phase since they sit under the residential tower.

It checks with chart, too, since I walk by this site Olive side in the AM and Harwood side in the PM every day. All the staging, materials, equipment, offices, and even still some old parking lot surface covers about the same amount of space along Olive between San Jacinto and Ross that the garden area/residential tower would cover. There is a hole at the San Jacinto/Harwood corner, however, that may just be related to services and whatnot.

So, basically, on page 5 - everything above the big dotted circles (not the dotted lines).

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CTroyMathis
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Re: Downtown Dallas: 2000 Ross Project

Postby CTroyMathis » 23 Nov 2017 10:17

Just looked this one over, and, even though in earlier pages the *.pdf shows proposed visuals of hotel/residential included - page 25 shows no residential tower. In it's place is the garden area that extends only to the driveway and then a surface parking area.

http://www.trammellcrowcenter.com/wp-co ... ackage.pdf

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jsoto3
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Re: Downtown Dallas: 2000 Ross Project

Postby jsoto3 » 25 Nov 2017 12:41

^^
TCC + 2000 Ross Site Plan.JPG
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R1070
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Re: Downtown Dallas: 2000 Ross Project

Postby R1070 » 25 Nov 2017 16:39

I always find it funny when I see these developments like this and the Richards Group buildings that have HUGE parking garages, but still feel the need to put in surface parking. Just make the first of level or two of the garage for visitors and deliveries.

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Tivo_Kenevil
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Re: Downtown Dallas: 2000 Ross Project

Postby Tivo_Kenevil » 25 Nov 2017 16:57

^ Yep. And the sad thing is those visitor parking spaces in the Richards Group building stay empty for most business hours.


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