Dallas Fort Worth Urban Forum

Las Colinas/North Irving Development

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Kelley USA
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Re: Las Colinas/North Irving Development

Postby Kelley USA » 18 May 2017 13:04

I will agree with you that town-homes is more desirable than another bland stick and stucco apartment complex, which several of you on here champion, but this is the complete wrong spot for it! Adding 85 town-homes does very little to assure the sustainability of the Urban Center. Considering there are at least 5 additional apartment complexes in the planning phase, the thought of Water Street and The Music factory going away anytime soon just isn't a reality. These developments will attract people far from the Urban Center which will keep them successful for decades to come. I'd rather wait 5 years and hope for an office tower on this lot which would actually do significantly more than town-homes.

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tanzoak
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Re: Las Colinas/North Irving Development

Postby tanzoak » 18 May 2017 15:15

*Pssst* You guys. Most DFW townhouse developments are just as bland and blah as your typical midrise. They just hold fewer people.

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joshua.dodd
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Re: Las Colinas/North Irving Development

Postby joshua.dodd » 18 May 2017 18:58

I'd personally like to see more office towers rising here as well. But that will come in due time. With the residential development, at least it is bringing people and life here.

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Waldozer
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Re: Las Colinas/North Irving Development

Postby Waldozer » 19 May 2017 04:20

tanzoak wrote:*Pssst* You guys. Most DFW townhouse developments are just as bland and blah as your typical midrise. They just hold fewer people.


The development we are talking about is, to my understanding, a similar build to the one on the other side of Lake Carolyn Parkway. I've toured these townhomes. They are not bland or blah.

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tanzoak
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Re: Las Colinas/North Irving Development

Postby tanzoak » 19 May 2017 12:58

My point was that the aesthetic appeal of the development has nothing to do with townhouses vs midrise. You can (and do) have bland townhomes just as often as you have bland midrises.

I think it's perfectly legitimate to say "this is a central part of town and an important location, we should push for some high-quality design!" But again, that's not equivalent to saying we need townhouses.

I'm also not particularly blown away by the design of that townhouse development you mentioned. It's fine, but nothing to write home about imo.
Image

Looks to have the same design aesthetic/quality as this place near where I live:
Image

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tanzoak
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Re: Las Colinas/North Irving Development

Postby tanzoak » 19 May 2017 13:02

That midrise is subsidized low-income housing, by the way. It's what happens when the city demands design.

Though tbh the lack of design review is a godsend for TX, and I wouldn't recommend the tradeoff.

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Waldozer
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Re: Las Colinas/North Irving Development

Postby Waldozer » 19 May 2017 23:29

tanzoak wrote:That midrise is subsidized low-income housing, by the way. It's what happens when the city demands design.

Though tbh the lack of design review is a godsend for TX, and I wouldn't recommend the tradeoff.


You live in low income housing? That's fine, I've lived in low income housing before. Those townhomes are actually quite beautiful. Those Zillow pictures don't do them justice at all. Before the first phase sold out, they had real photographs on Zillow, not CG and Google Earth style images.

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tanzoak
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Re: Las Colinas/North Irving Development

Postby tanzoak » 20 May 2017 00:56

Waldozer wrote:
You live in low income housing? That's fine, I've lived in low income housing before. Those townhomes are actually quite beautiful. Those Zillow pictures don't do them justice at all. Before the first phase sold out, they had real photographs on Zillow, not CG and Google Earth style images.


No, I said I lived near that development, not in it.

The point was that the product type doesn't define the quality. Defining the options as between blah midrise and nice-looking townhouses is a false choice. There is plenty of equally-attractive midrise.. architects don't suddenly lose their skills, and it can be in a variety of material not just stucco.

Maybe you prefer townhouses there, and that's fine. But it's not because that's what you have to have if you want quality.

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Kelley USA
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Re: Las Colinas/North Irving Development

Postby Kelley USA » 25 May 2017 12:48

I'm not sure how close they actually are, but the Hidden Ridge project is till progressing forward...

https://www.dallasnews.com/business/rea ... ward-start

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I45Tex
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Re: Las Colinas/North Irving Development

Postby I45Tex » 31 May 2017 07:00

Quite close, if this determination's projected dates are still good:

https://oeaaa.faa.gov/oeaaa/external/se ... 161&row=10

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muncien
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Re: Las Colinas/North Irving Development

Postby muncien » 31 May 2017 09:48

I found some proposals for the expansion of the Las Colinas APT system in the documentation for next weeks city counsel meetings. It looks like they intend to have the APT deviate from it's previous route through the center of the properties along Las Colinas blvd, and instead run along the median of Las Colinas blvd with a station at the Irving Music Factory and the ability to continue towards the convention center and hotel (presumably).
Jump to page 171-173 of the following document for details. Unfortunately, I have no luck in attaching the images directly to the forum...
http://www.cityofirving.org/DocumentCenter/View/26106
Of course... who knows if/when this will ever happen as I don't see that funding for this extension has been obtained yet.

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Kelley USA
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Re: Las Colinas/North Irving Development

Postby Kelley USA » 31 May 2017 11:22

Hey Muncien, that was actually from the May 4th council meeting.... Not much was really said regarding the expansion. I think that would probably still be several years away. If I'm being honest I'm not sure how I feel about having the APT elevated running down Las Colinas Blvd. I think visually speaking it wouldn't be very attractive. I would prefer a landscaped median instead. I'm open to the idea, just wondering how it might look. I know the goal is to eventually connect it with the Convention Center which would be great!

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muncien
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Re: Las Colinas/North Irving Development

Postby muncien » 31 May 2017 11:36

Oh, right... got my dates mixed up. My bad.

I tend to agree with you. I like the concept of grade separated personal transit, but the APT is waaaaaay to bulky in it's current configuration, and this proposal actually makes it more of a monstrosity with it's massive sky bridge and such.
Instead, Las Colinas needs to have more pedestrian friendly crossings to allow folks to safely enjoy walking the area as opposed to soaring above it.

I've gotten to the point that I wouldn't be disappointed to see the APT die a slow death. It's unfortunate, but I just don't think it's current configuration is suitable for it's purpose.

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tamtagon
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Re: Las Colinas/North Irving Development

Postby tamtagon » 31 May 2017 11:48

I'm not sure Irving could line Las Colinas Blvd with enough trees. I like the people mover hugging the development rather than the road....

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Re: Las Colinas/North Irving Development

Postby dfwcre8tive » 31 May 2017 21:25

It's a good idea to upgrade and extend the APT to this development and the Convention Center (and even onward to the DART station), but that median station with skybridges is overkill. The benefits to the current APT layout is that it integrates so well with structures (and is for the most part hidden). It could have been placed along the roofs of the Music Factory for better effect.

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muncien
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Re: Las Colinas/North Irving Development

Postby muncien » 01 Jun 2017 09:14

dfwcre8tive wrote:It's a good idea to upgrade and extend the APT to this development and the Convention Center (and even onward to the DART station), but that median station with skybridges is overkill. The benefits to the current APT layout is that it integrates so well with structures (and is for the most part hidden). It could have been placed along the roofs of the Music Factory for better effect.


I did see that they are adding a step over at the Clock Tower Station to allow direct transfer from one car to the other without having to exit > go downstairs > cross under tracks > go upstairs > and reboard... That was always cumbersome. The fact that you were just a few feet from where you wanted to be to begin with just made it more annoying.
That improvement was funded and will be completed later this year from what I saw... maybe Q1 of next year.

Something similar at any potential MF or Convention Center station (shouldn't they share a station?) would allow for that proposed station to be drastically downsized as you could then board and cross all on one level.

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Kelley USA
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Re: Las Colinas/North Irving Development

Postby Kelley USA » 09 Jun 2017 10:19

So I guess Legacy Partners opted not to build their 17+ story apartment tower on Lake Carolyn Las Colinas. The site as of yesterday now has a "For Sale" sign on it... Oh well!

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TXGunLover
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Re: Las Colinas/North Irving Development

Postby TXGunLover » 09 Jun 2017 10:35

More feet dragging on Whole Foods. No hiring going on, and the corporate HQ now reports "perhaps this fall" as an opening date, per an email inquiry.

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muncien
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Re: Las Colinas/North Irving Development

Postby muncien » 12 Jun 2017 09:53

TXGunLover wrote:More feet dragging on Whole Foods. No hiring going on, and the corporate HQ now reports "perhaps this fall" as an opening date, per an email inquiry.


I was wondering what was going on... All activity seemed to stop a couple of weeks ago. I really don't see how it's more financially beneficial to not open the store once you've already built it and are paying for it. Very weird... Curious if this is a sign of bigger issues for Whole Foods in general.

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TXGunLover
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Re: Las Colinas/North Irving Development

Postby TXGunLover » 12 Jun 2017 10:25

They definitely have big issues. I wouldn't be surprised if they go belly up before it opens.

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Kelley USA
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Re: Las Colinas/North Irving Development

Postby Kelley USA » 12 Jun 2017 11:50

On another note, it looks like The Music Factory has added 2 more tenants... Top Round Roast Beef (seems like a very odd place for this) and Nosh & Drink (maybe a wine place?).

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muncien
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Re: Las Colinas/North Irving Development

Postby muncien » 14 Jun 2017 10:33

https://www.dallasnews.com/business/real-estate/2017/06/14/new-apartment-community-kicks-near-irvings-music-factory
Looks like JPI should be breaking ground in the near future on their Jefferson Eastshore Apartment complex. This will leave only one or two developement sites east of Lake Carolyn available assuming the other recently mentioned projects kick off soon. I think the lot next to Lakeside Urban Center is the only one that hasn't been spoken for.
The Jefferson Eastshore apartments will be built near the Irving Convention Center and the new Music Factory entertainment and retail complex.
The 286-unit development is off Northwest Highway and has access to DART's commuter rail line connecting Dallas/Fort Worth International Airport and downtown Dallas.

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TXGunLover
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Re: Las Colinas/North Irving Development

Postby TXGunLover » 14 Jun 2017 10:37

Whole Foods presented to the city they'd open in October.

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Kelley USA
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Re: Las Colinas/North Irving Development

Postby Kelley USA » 14 Jun 2017 11:26

I did see a number of trucks out in front of Whole Foods this morning, so they must still be working on something inside. October would seem reasonable giving them time to hire management and staff and get them trained.

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Kelley USA
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Re: Las Colinas/North Irving Development

Postby Kelley USA » 16 Jun 2017 17:00

It's a go!! Pioneer will kick off the Verizon Hidden Ridge development.

http://www.bizjournals.com/dallas/news/ ... l-for.html

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muncien
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Re: Las Colinas/North Irving Development

Postby muncien » 20 Jun 2017 16:03

Looking at the agenda for Thursday's city counsel meeting, it appears that city staff have recommended 'denial' for the zoning request to allow town homes on that property at O'Connor and Lake Carolyn parkway. They list a litany of reasons (shown below) that we already brought up here, plus some.
Following the minutes from P&Z, it appears they recommend approving the zoning change. So, I'm not really sure where this will go. Perhaps KELLY USA can provide some insight. But, hopefully the counsel deny the request for the reasons listed by staff...

The property is currently zoned “TOD General Plan” for mixed uses, and is part
of an overall TOD General Plan that allows multifamily uses on Phase 1 (the
adjacent property to the south) and Phase 2 (the subject property). The TOD
General Plan defers most of the nonresidential “mixed use” requirements to
Phase 2 (this subject property).
b. The City Council approved this TOD General Plan – along with the TOD
Detailed Plan for Phase 1 – on the assumption that this subject property would
contain the bulk of the retail and other nonresidential components for the overall
mixed use development, as stated in the TOD General Plan. This also included
significant public open space at the corner of Lake Carolyn Parkway and
O’Connor Boulevard. The City Council also approved the higher density
residential uses due to the proximity of the adjacent DART rail station and to
help support not only the proposed retail uses on this property but also help
energize demand for retail at other nearby properties.
Density. The TOD district requires a minimum of 60 units per acre on property
nearest to a transit station, such as this property. The density of the proposed
development is approximately 19.81 units per acre.
d. Parking. A total of 192 parking spaces are being provided, including 170 garage
spaces (2 spaces per unit) and 22 on-street parking spaces within the 34-ft wide
private street paving.
The applicant’s unit mix includes 68 units that are 21 feet wide or less, including
16 units that are just 16 feet wide. Based on the width of these units, these
garages will have to be designed as tandem spaces (one car parked directly
behind another).
e. Public open space. The current request shows 2,356 square feet of “open
space” within the development which will include trees and park benches with
trash receptacles. However, this will not be accessible to the general public.

Tnexster
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Re: Las Colinas/North Irving Development

Postby Tnexster » 21 Jun 2017 12:27

Groundbreaking next week for Pioneer Natural Resources new Irving HQ

https://www.dallasnews.com/business/rea ... -irving-hq

Developer KDC will break ground next week for its more than $100 million Irving campus for Pioneer Natural Resources.

The 10-story office project will be the first phase of the $1 billion Hidden Ridge development in Las Colinas.

The Pioneer complex is part of the more than 150-acre mixed-use development located west of State Highway 114 and will open in 2019.


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muncien
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Re: Las Colinas/North Irving Development

Postby muncien » 21 Jun 2017 13:19

^^^
I saw the mowing the grass in preparation about an hour ago... This one will be fun to watch.


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