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Cypress Waters

Tnexster
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Cypress Waters

Postby Tnexster » 04 Nov 2016 01:52

Another big office tenant headed to Cypress Waters

http://www.dallasnews.com/business/real ... ess-waters

The booming Cypress Waters development on LBJ Freeway has landed another major business.

Options Clearing Corp. — one of the world's largest equity derivatives clearing firms — is moving from Keller to a new building in Cypress Waters.

OCC has leased 46,500 square feet from developer Billingsley Co. in a new building at 9111 Cypress Waters Blvd. near Belt Line Road and LBJ.

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muncien
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Re: Cypress Waters

Postby muncien » 20 Mar 2018 09:32

I know there hasnt been a lot of talk here about Cypress Waters lately, but construction levels are through the roof. Cypress Waters Blvd was recently opened all the way down to The Sound, and you can now get up close and personal to all the activity. There is still nothing open down there yet, and all you can do is turn around and head back, but it is a dizzying amount of activity. I saw at least three office buildings, two or three multi-family buildings, and several retail/resturaunt buildings all well under way.
I'm not sure when the first openings will take place, but I do recall seeing an apartment leasing listing for June 1 availability.
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Kelley USA
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Re: Cypress Waters

Postby Kelley USA » 20 Mar 2018 10:12

It's funny you bring this development up... I had actually been meaning to post something here as well. The amount of construction is crazy! It's going to be a really great development when everything gets done. You have Signet (Zales) offices under construction and Brinker International under construction.

On the retail side, they are actually working with some pretty great tenants. Already signed is Ascension Coffee. They're also at lease with Rodeo Goat, Flying Fish, Mesero, a little Winery and a bakery.

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muncien
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Re: Cypress Waters

Postby muncien » 20 Mar 2018 10:17

Kelley USA wrote:It's funny you bring this development up... I had actually been meaning to post something here as well. The amount of construction is crazy! It's going to be a really great development when everything gets done. You have Signet (Zales) offices under construction and Brinker International under construction.

On the retail side, they are actually working with some pretty great tenants. Already signed is Ascension Coffee. They're also at lease with Rodeo Goat, Flying Fish, Mesero, a little Winery and a bakery.


Thanks for the info... I was curious who else was going in over there. I'm actually moving to Cypress Waters temporarily as soon as my house closes (next two weeks). Should be fun watching some of this stuff take shape.
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tamtagon
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Re: Cypress Waters

Postby tamtagon » 20 Mar 2018 10:44

I like that the Cotton Belt seem headed to redirect and put a station at Cypress Waters.

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WilCo
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Re: Cypress Waters

Postby WilCo » 20 Mar 2018 10:55

Kelley USA wrote:It's funny you bring this development up... I had actually been meaning to post something here as well. The amount of construction is crazy! It's going to be a really great development when everything gets done. You have Signet (Zales) offices under construction and Brinker International under construction.

On the retail side, they are actually working with some pretty great tenants. Already signed is Ascension Coffee. They're also at lease with Rodeo Goat, Flying Fish, Mesero, a little Winery and a bakery.


Wow, those are some good gets. Like another design district. I've been curious about this development too as it basically an extension of Las Colinas in my opinion and part of the overall growth of the area. Irving/Coppell & Plano/Frisco have been booming.

Tnexster
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Re: Cypress Waters

Postby Tnexster » 25 Mar 2018 22:19

I need to get out there one of these days and just look around. All this development and I have never been near it.

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muncien
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Re: Cypress Waters

Postby muncien » 13 Jun 2018 14:24

Something I noticed while exploring 'The Sound' the last few days, is the erection of a tower crane. This is the first such sighting of a tower crane in Cypress Waters as far as I can tell. It's location is just north of The Sound apartments (move ins have begun here), and roughly in between those apartments and the HQ of Signet (formerly Zales). According to the http://www.cypresswaters.com/master-plan/, this is the location of another apartment complex of about the same size as the one previously mentioned (up to 7 stories). Not sure why they need a tower crane for it. But, maybe it is slightly bigger.
On a related note... Olympus blvd, which has been opened from Beltline to Cypress Waters Blvd for a month or two, is getting closer to connecting to it's 635 terminus. Just yesterday, they finally put the power lines underground at Ranch Trail. I expect framing for that intersection to begin very soon. The rest of the concrete for that section of the road (much longer than the already open section) has been poured for a while now, but was only accessible by foot. Lots of activity around here...
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muncien
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Re: Cypress Waters

Postby muncien » 11 Jul 2018 10:09

So... Nokia was announced as moving their HQ to Cypress Waters (two buildings currently under construction at The Sound). Their current office is in Las Colinas at the intersection of 161 & 114.

On another note that was mentioned in the Amli Fountain Place thread...
These parking ratios are getting seriously out of control. Cypress Waters, just like any office listing, touts parking ratios as one of the key strengths of their properties. Yet, if you ever go through Cypress Waters, you will find seas empty concrete even though most of the buildings are fully occupied. Even the second level of the parking garages are mostly vacant. It seems like such a waste... Even out here in the burbs.

The extent at which the developer pushes support for automobiles is almost unbeleivable. They have a mobile fueler that will drive around the parking lots and fill you car with gas as you work (no joke!). There is also a mobile oil change vendor, and car detail company. It's so crazy...
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DAFW
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Re: Cypress Waters

Postby DAFW » 11 Jul 2018 17:41

These parking ratios are getting seriously out of control. Cypress Waters, just like any office listing, touts parking ratios as one of the key strengths of their properties. Yet, if you ever go through Cypress Waters, you will find seas empty concrete even though most of the buildings are fully occupied. Even the second level of the parking garages are mostly vacant. It seems like such a waste... Even out here in the burbs.

The extent at which the developer pushes support for automobiles is almost unbelievable. They have a mobile fueler that will drive around the parking lots and fill your car with gas as you work (no joke!). There is also a mobile oil change vendor, and car detail company. It's so crazy...


Normally it wouldn't seem like an issue to have that much parking space... because they can be used for something else later. For example, Hall Park has plans to use their concrete parking lots as space for a new park, performing arts center, and high-density highrises. HOWEVER... with the rise of ride-sharing and self-driving cars approaching us fast. new developments like this should be PLANNING for the extinction of the parking lot relatively soon rather than building all these new ones. It makes no sense. Especially promoting the use of gas-guzzling vehicles like that.. it's gross and ineffective.

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Re: Cypress Waters

Postby LongonBigD » 11 Jul 2018 18:19

DAFW wrote:Normally it wouldn't seem like an issue to have that much parking space... because they can be used for something else later. For example, Hall Park has plans to use their concrete parking lots as space for a new park, performing arts center, and high-density highrises. HOWEVER... with the rise of ride-sharing and self-driving cars approaching us fast. new developments like this should be PLANNING for the extinction of the parking lot relatively soon rather than building all these new ones. It makes no sense. Especially promoting the use of gas-guzzling vehicles like that.. it's gross and ineffective.



Not to mention the "heat island effect" and water run-off issues these seas of concrete bring with them.

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muncien
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Re: Cypress Waters

Postby muncien » 24 Jul 2018 14:38

Ascension Coffee seems to be the first to sign a lease at The Sound of Cypress Waters. Opening probably not until Dec/Jan timeframe.
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cowboyeagle05
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Re: Cypress Waters

Postby cowboyeagle05 » 25 Jul 2018 08:39

Ascension is on a tear opening locations all over DFW. Let's hope they can survive it. Dallas past is littered with local businesses that chain opened many locations in 2-3 years and was mainly closed in less than 1.

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Kelley USA
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Re: Cypress Waters

Postby Kelley USA » 25 Jul 2018 09:40

^^ Flying Fish, Rodeo Goat and Landon Winery have also signed leases... Should be a good little group of tenants! Also they're negotiating with Mr Mesero & Eno's.

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muncien
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Re: Cypress Waters

Postby muncien » 25 Jul 2018 09:50

Great lineup! Thanks for the scoop. ^^
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Kelley USA
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Re: Cypress Waters

Postby Kelley USA » 13 Aug 2018 11:57

Here's a little article on some of the restaurants coming to The Sound...

https://www.guidelive.com/food-and-drin ... 1533830969

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muncien
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Re: Cypress Waters

Postby muncien » 28 Sep 2018 15:20

Kelley USA wrote:^^ Flying Fish, Rodeo Goat and Landon Winery have also signed leases... Should be a good little group of tenants! Also they're negotiating with Mr Mesero & Eno's.


I saw that Eno's is official now. They will be taking the location facing the sound stage that has a roof top deck. Sweet!

Also,
The Sound has really started to take shape the last few weeks. The columns rising out of the water that will support Flying Fish and Rodeo Goad have been set for a couple of weeks now, and with all the rain we had, the water levels quickly returned to their standard levels (they had pumped out a foot or two to help set the columns). The rest of the foundation where it anchors to the shore is now being set. Good stuff.
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Kelley USA
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Re: Cypress Waters

Postby Kelley USA » 30 Oct 2018 09:50

2 more office projects on the way... I continue to be stunned by the pace of development here and the overall ability to attract companies at a rapid pace!

https://www.dallasnews.com/business/rea ... rs-project

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muncien
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Re: Cypress Waters

Postby muncien » 30 Oct 2018 09:55

Kelley USA wrote:2 more office projects on the way... I continue to be stunned by the pace of development here and the overall ability to attract companies at a rapid pace!

https://www.dallasnews.com/business/rea ... rs-project


I saw them clearing that lot over the last two weeks and was curious if an announcement was coming. The Sound is also taking shape pretty quickly. There was a lull during those rainy weeks as the entire site turned into a mud pit, but things are moving along quickly now. Lookin' good.
"He doesn't know how to use the three seashells..."

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Kelley USA
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Re: Cypress Waters

Postby Kelley USA » 30 Oct 2018 10:54

I know Cypress gets a bit of a bad wrap for too much surface parking, but overall this is a really pleasant development. You're starting to see more density and height as you get towards the back of the development. I think some of the apartments under construction now are 6 or 7 stories maybe? The Sound retail is looking pretty sharp too. I think with the amount of residential under development these places will be packed for lunch, dinner and weekends.

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muncien
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Re: Cypress Waters

Postby muncien » 30 Oct 2018 12:48

Correct... The one apartment right across from the Flying Fish and Rodeo Goat spots is seven stories. The ground level units are actually two story 'town-home' style... which is a new concept for the area. There are also some two story town-home style units on top of the parking garage, with some courtyard space in between.
Most other buildings are four to five stories, mixed with some more traditional town-home style apartments wrapped around (hiding) the neighboring office parking garage. According to the site plan, some of the next residential buildings to go up should be mid-rise. We'll see if they stick to that.
Other than the massive Signet Jewelers parking lot (which itself was supposed to be a garage), there is very little surface parking in The Sound area, and the architecture is certainly better than the initial phase of Cypress Waters. While it's technically still tilt wall construction, they have set some industry firsts (tallest tilt section in the state, and some others), and incorporated various materials to disguise the fact that it's mostly concrete.
Also, the streets are very pedestrian friendly, with no turning lanes, curb bumouts, wide sidewalks, textured crossings, and lots of parallel parking and other traffic calming measures. It should be quite the little pedestrian oasis when done... surrounded by a sea of auto-oriented development, of course. lol
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Warrior2015
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Re: Cypress Waters

Postby Warrior2015 » 30 Oct 2018 15:52

Kelley USA wrote:2 more office projects on the way... I continue to be stunned by the pace of development here and the overall ability to attract companies at a rapid pace!

https://www.dallasnews.com/business/rea ... rs-project

Is this in Irving?

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The_Overdog
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Re: Cypress Waters

Postby The_Overdog » 30 Oct 2018 16:20

The one apartment right across from the Flying Fish and Rodeo Goat spots is seven stories.


Right, and compare and contrast that to the same restaurants and basically the same layout in Plano at Heritage Creekside on G Bush and Alma - there is a big parking lot next to single family homes, no real interaction with the creek and the parking structure across the creek, and the parking lot is 'fake' new urban, ie: lots of broken up spaces instead of a giant Wal-Mart lot but aimless, directionless, and incomplete sidewalks and lousy pedestrian infrastruture, and long distances from the perfectly fine apartments and offices across the street. Irving and Cypress Waters buildout is way better.

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R1070
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Re: Cypress Waters

Postby R1070 » 30 Oct 2018 21:46

Warrior2015 wrote:
Kelley USA wrote:2 more office projects on the way... I continue to be stunned by the pace of development here and the overall ability to attract companies at a rapid pace!

https://www.dallasnews.com/business/rea ... rs-project

Is this in Irving?


I think it's technically within the Dallas City Limits and borders Coppell on one side and Irving on the other.

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Re: Cypress Waters

Postby LongonBigD » 30 Oct 2018 22:30

R1070 wrote:
Warrior2015 wrote:Is this in Irving?


I think it's technically within the Dallas City Limits and borders Coppell on one side and Irving on the other.


It is Dallas. Look for “North Lake” on the map north of I635 and SE of where South/North Beltline connects to East Beltline (just NE of DFW Airport).

Originally the reservoir was built to cool a Dallas Power & Light electric plant. Coppell fought hard against Dallas developing this land because all those apartments and townhomes are within the Coppell school district.

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muncien
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Re: Cypress Waters

Postby muncien » 31 Oct 2018 08:40

Interestingly enough... The land where most of the construction is going on now used to be known as 'North Lake Park'. That park was technically an Irving park. They leased the land from Dallas to have the park to serve the North Irving residents to the east and south. While most of the park infrastructure has been removed, there are some 'ruins' of picnic canopies and even an old restroom along the east/southeastern flank (you have to hike to them). You used to be able to take a boat out and fish even... although you couldn't eat the fish due to chemical levels in the lake.
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TNWE
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Re: Cypress Waters

Postby TNWE » 31 Oct 2018 15:00

muncien wrote:Interestingly enough... The land where most of the construction is going on now used to be known as 'North Lake Park'. That park was technically an Irving park. They leased the land from Dallas to have the park to serve the North Irving residents to the east and south. While most of the park infrastructure has been removed, there are some 'ruins' of picnic canopies and even an old restroom along the east/southeastern flank (you have to hike to them). You used to be able to take a boat out and fish even... although you couldn't eat the fish due to chemical levels in the lake.


I remember when I first moved to Las Colinas in 2013 and was looking for things to do in the area. I saw "North Lake Park" on google maps and was sorely disappointed when I finally checked it out, lol. I think at that point the power plant was being decommissioned and the lake drained somewhat.

cowboyeagle05
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Re: Cypress Waters

Postby cowboyeagle05 » 01 Nov 2018 21:00

Reminds me kind of the lake park Dallas sold to Rowlett. Now that park was at least a little prettier but it was kinds just barely existing out there until the city of Dallas finally sold it.


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