Search found 715 matches

by The_Overdog
18 Mar 2024 09:24
Forum: City Issues/News
Topic: New Census Population Estimates
Replies: 307
Views: 284417

Re: New Census Population Estimates

I am not saying I desire to live in such an "up or out" lifestyle environment but I am saying that coastal metro core counties have been this way (driving net domestic outmigration) for decades without it being a sign of impending economic doom. I just don't think copying coastal metros i...
by The_Overdog
14 Mar 2024 09:18
Forum: City Issues/News
Topic: New Census Population Estimates
Replies: 307
Views: 284417

Re: New Census Population Estimates

Dallas county grew by only about 4,300 people, and it had some of the highest net domestic out-migration in the country. There was a twitter post by a Dallas developer recently that said only 2000 of the 20,000 apartment units delivered last year were in Dallas - like only 6 buildings. I'll see if ...
by The_Overdog
13 Mar 2024 09:16
Forum: Rail + Guided Transit
Topic: Dallas - Fort Worth high-speed rail project
Replies: 44
Views: 7048

Re: Dallas - Fort Worth high-speed rail project

I've never seen any data that says the NCTCOG or Michael Morris specifically understands or cares about any aspect of any transportation project in DFW. They 'care' to the extent that they can get additional money to keep them and their constituents funded and relevant. Beyond that...space elevator,...
by The_Overdog
08 Mar 2024 16:33
Forum: Rail + Guided Transit
Topic: Dallas - Fort Worth high-speed rail project
Replies: 44
Views: 7048

Re: Dallas - Fort Worth high-speed rail project

I don't think Arlington has the money to pay for a transit system unless they dramatically increase their property tax income or sales tax income. Property tax income is potentially possible; dramatically increasing their sales tax income is almost impossible. I agree that something to turn HSR into...
by The_Overdog
07 Mar 2024 09:08
Forum: Suburban + Exurban Development
Topic: Arlington Development and Transportation Projects
Replies: 128
Views: 80287

Re: Arlington Development and Transportation Projects

Good start. They should continue to build basically the same mixed use stuff all the way back east to AT&T Way. Some of the housing and office is already there, just need to fill in the 'liminal' space and improve the links between the different uses.
by The_Overdog
29 Feb 2024 09:05
Forum: The Bus + Roads/Highways/Bridges
Topic: Margaret McDermott Bridge by Santiago Calatrava
Replies: 148
Views: 114855

Re: Margaret McDermott Bridge by Santiago Calatrava

Can I be less than 100% classy and say that double bridge looks like a Margret's bust? They could widen it at the bottom at AC/DC that sucker.
by The_Overdog
27 Feb 2024 13:42
Forum: Suburban + Exurban Development
Topic: Richardson: misc. developments
Replies: 13
Views: 4046

Re: Richardson: misc. developments

I wonder if there's another Japanese company looking for a new North American HQ site.


Yeah, you'd think they'd need a headquarters, IT, and some warehouse space...
by The_Overdog
22 Feb 2024 16:24
Forum: Suburban + Exurban Development
Topic: Richardson: misc. developments
Replies: 13
Views: 4046

Re: Richardson: misc. developments

The former Sears building in Richardson Square Mall is going to be redeveloped, with the lead tenant the first U.S. location of Japanese grocery store Aeon. I think it's still going to be a powercenter strip mall thing, just an occupied one instead of empty. https://communityimpact.com/dallas-fort-w...
by The_Overdog
15 Feb 2024 09:21
Forum: Suburban + Exurban Development
Topic: Plano: Willow Bend Mall
Replies: 323
Views: 143337

Re: Plano: Willow Bend Mall

I’d like it… but that’s the exact same concept as Grandscape, Legacy West or Watters Creek. 2027 may be too late to keep any of the mall operating. I don't get this comment. Yes, it's the same concept, but Legacy West, Grandscape, and Watters Creek are extremely different in execution, at least com...
by The_Overdog
10 Feb 2024 18:28
Forum: Suburban + Exurban Development
Topic: Collin Creek Mall
Replies: 84
Views: 77371

Re: Collin Creek Mall

A full year after cranes went up - Collin Creek has finally gone vertical. A few stick built frames are finally constructed, and far closer to the street than the mall was.
by The_Overdog
08 Feb 2024 09:20
Forum: Urban Development
Topic: Fort Worth: The Shops at Clearfork
Replies: 22
Views: 9571

Re: Fort Worth: The Shops at Clearfork

For comparison, supposedly Stonebriar, The Galleria, and NorthPark all average around 20 million visitors per year, double The Parks Mall in Arlington and 10X The Shops at Clearfork. IMO, a big factor is the difference in population density.
by The_Overdog
26 Jan 2024 09:41
Forum: City Issues/News
Topic: DFW Economy
Replies: 462
Views: 425536

Re: DFW Economy

Does taxable value per acre include sales tax or not? I don't think so - I think it's actually just a chart based on assessed value, not actually tax paid (necessarily) either. But I'm not sure about that part. It may be based on actual tax paid. The less dense and the more surface parking there is...
by The_Overdog
25 Jan 2024 12:25
Forum: City Issues/News
Topic: DFW Economy
Replies: 462
Views: 425536

Re: DFW Economy

Urban3 did a land value per acre presentation for city of Dallas and Dallas county recently: Video Presentation here: https://dallastx.new.swagit.com/videos/295377 Some highlights: The average WalMart in Dallas county is $600k per acre. Averages: Single Family home: $1m per acre Duplex: $2m Apartmen...
by The_Overdog
18 Jan 2024 09:18
Forum: Suburban + Exurban Development
Topic: Las Colinas/North Irving Development
Replies: 1515
Views: 1305214

Re: Las Colinas/North Irving Development

I personally have no belief that gambling will be approved in TX until the legislature needs another funding source. They don't right now, IMO there's zero chance that any true casinos will be built in Texas any time soon. And if they somehow did, some out of stater like Sheldon Adelson will be last...
by The_Overdog
12 Jan 2024 17:24
Forum: Suburban + Exurban Development
Topic: Richardson Telecom Corridor Development Updates
Replies: 49
Views: 40486

Re: Richardson Telecom Corridor Development Updates

Richardson City Council approved another US75 facing apartment project - replacing the small office buildings north of Glenville Ave and will be adjacent to the larger office building at 2600 N Central Expressway and an easy walk to the Galatayn DART station. 5 stories -standard design.
by The_Overdog
04 Jan 2024 09:25
Forum: Suburban + Exurban Development
Topic: Las Colinas/North Irving Development
Replies: 1515
Views: 1305214

Re: Las Colinas/North Irving Development

Never say never, but 99.9% not going to be a Central Market.

Maybe the rules are different between cities, but all the P&Z documents for HEB in Plano, Allen, Frisco, etc said "HEB" on them - the land purchases might have been secret, but the zoning requests were not.
by The_Overdog
21 Dec 2023 08:58
Forum: Suburban + Exurban Development
Topic: Rowlett: Crystal Lagoon
Replies: 51
Views: 40653

Re: Rowlett: Crystal Lagoon

I never really understood the attitude of the city government and politically powerful residents towards the lakefront. Basically, they wanted it to be 100% privately controlled That's how the majority of the lakes in Texas are. It's funny studies have been done about water access. Basically, if th...
by The_Overdog
20 Dec 2023 09:10
Forum: Urban Development
Topic: Mavs arena-hotel by Las Vegas Sands Corp.
Replies: 63
Views: 9903

Re: Mavs arena-hotel by Las Vegas Sands Corp.

I'm completely lost on what a sports arena has to do with gambling, and what value add they create by putting them in the same complex. Las Vegas is replacing old casinos with sports arenas, and putting them around their 'downtown' because that's where the people are. Dallas is doing basically the o...
by The_Overdog
19 Dec 2023 09:06
Forum: Suburban + Exurban Development
Topic: Plano: Legacy
Replies: 11
Views: 15495

Re: Plano: Legacy

Porsche is going to build a 5 story car dealership north of the Aloft Hotel, with cars viewable through glass on the upper floors. I think the DNT dips in this area, but if the cars were level with the DNT that would be pretty cool. Instead they are going to be way above. The combined Porsche/Audi d...
by The_Overdog
14 Dec 2023 09:25
Forum: Suburban + Exurban Development
Topic: Arlington Development and Transportation Projects
Replies: 128
Views: 80287

Re: Arlington Development and Transportation Projects

Seems wasteful to tear down a 19 story hotel in an area so filled with enormous surface parking lots and low density. Unless there are structural problems or something.


That's really kind of you to say 'wasteful'. I'd go so far as 'stupid'. Arlington, wah wah.
by The_Overdog
12 Dec 2023 16:45
Forum: Urban Development
Topic: North Dallas: Park Central
Replies: 15
Views: 3059

Re: North Dallas: Park Central

There is some speculation (not sure how real) on reddit that Costco will vacate offices in west Plano (3905 Dallas Parkway I think) to move here. It's a dumpy little 2 story office building that looks similar in size listed as "Costco IT".
by The_Overdog
11 Dec 2023 09:12
Forum: Suburban + Exurban Development
Topic: Legacy East
Replies: 12
Views: 12117

Re: Legacy East

You're definitely right about the type of bridge that is needed. This current bridge will be completely useless and was a waste of time/money, not because the bridge itself is bad, but because none of the developments here have made any effort to connecting to the surrounding neighborhood. I have n...
by The_Overdog
08 Dec 2023 10:28
Forum: Suburban + Exurban Development
Topic: Las Colinas/North Irving Development
Replies: 1515
Views: 1305214

Re: Las Colinas/North Irving Development

I don't share a love of towers you all have, but IMO they still need way more apartments, or dense living options. The problem is that Las Colinas is bounded by a golf course on one side and a forrest/flood land on the other side, so you have cram a lot of density into small area, and so far the den...
by The_Overdog
07 Dec 2023 09:27
Forum: Suburban + Exurban Development
Topic: Plano: Willow Bend Mall
Replies: 323
Views: 143337

Re: Plano: Willow Bend Mall

Strong tenants from Willow Bend didn’t relocate to Stonebriar, they located to other upscale addresses (PGA District - Vineyard Vines, Legacy West - J. Crew, Aritzia and Louis Vuitton, Preston Park Shopping Center - Sephora and Talbots)… Maybe not, but not all those addresses are upscale (Preston P...
by The_Overdog
06 Dec 2023 09:16
Forum: Urban Development
Topic: North Dallas: Park Central
Replies: 15
Views: 3059

Re: North Dallas: Park Central

That would be very Dallas - to bulldoze a multi-story office building with a parking garage for more surface parking.
by The_Overdog
05 Dec 2023 09:14
Forum: Suburban + Exurban Development
Topic: Plano: Willow Bend Mall
Replies: 323
Views: 143337

Re: Plano: Willow Bend Mall

Willow Bend’s line-up pre-Apple departure was great, they had an Aritzia before they started majorly expanding throughout the US! It was far superior to Stonebriar but I think what killed the mall more than Stonebriar and the Galleria was actually Legacy West. Nah. The Apple Store was the emptiest ...
by The_Overdog
04 Dec 2023 09:27
Forum: Suburban + Exurban Development
Topic: Plano: Willow Bend Mall
Replies: 323
Views: 143337

Re: Plano: Willow Bend Mall

The first rezoning documents are tabled to Jan 16, but they don't say much other than more 'community outreach'. But that does mean it is moving forward at a relatively brisk pace.
by The_Overdog
08 Nov 2023 09:21
Forum: Rail + Guided Transit
Topic: Arlington: Mass Transit
Replies: 27
Views: 29971

Re: Arlington: Mass Transit

According to the circle population mapper, Arlington between approximately 360, East Division Street, East Mayfield Road, and FM 157 has a population of over 90k, making it about the 2nd or 3rd densest 3k circle in DFW, with zero transit stops. Given Arlington's lower than average median income, and...
by The_Overdog
07 Nov 2023 09:08
Forum: Urban Development
Topic: Uptown Dallas: The Carlisle on the Creek (~360 FT | 30 ST)
Replies: 80
Views: 22821

Re: Uptown Dallas: The Carlisle on the Creek (~360 FT | 30 ST)

Obviously building has slowed somewhat due to high interest rates, but the Eastside in Richardson group just bulldozed an industrial zone that was still occupied to extend their apartment units, and I have seen little to believe that building has slowed dramatically generally north of 635. Projects ...
by The_Overdog
03 Nov 2023 16:20
Forum: Suburban + Exurban Development
Topic: Plano: misc. developments
Replies: 88
Views: 61640

Re: Plano: misc. developments

The Plano Public Library has been digitizing their collection of old photos of Plano, from about 1970 or so onwards. They have a browse-able collection here: https://glhtadigital.contentdm.oclc.org/digital/collection/p15915coll26 Or a map with dates that seems to work ok here: https://planogis.maps....
by The_Overdog
17 Oct 2023 14:15
Forum: Rail + Guided Transit
Topic: Dallas Area Rapid Transit
Replies: 519
Views: 423596

Re: Dallas Area Rapid Transit

Also, I ride the redline south - once you pass Richardson, it's kind of embarrassing what you pass on the way to downtown. Most the DART stops are absolutely horrible for being in a major city. It's been 20+ years - IMO the Silver Line is going to have more valuable stops in 20 years than the majori...
by The_Overdog
17 Oct 2023 14:05
Forum: Rail + Guided Transit
Topic: Dallas Area Rapid Transit
Replies: 519
Views: 423596

Re: Dallas Area Rapid Transit

Did anyone ride DART on OU Texas to the fair. I didn't go TX/OU weekend - but I went later via DART. Other than the credit card kiosks being broken/disabled, so I had to download GoPass, which wasn't well stated nor easy to find in the AppStore, and the internet connection at the site was no good, ...
by The_Overdog
12 Oct 2023 16:49
Forum: Suburban + Exurban Development
Topic: Plano: misc. developments
Replies: 88
Views: 61640

Re: Plano: misc. developments

https://communityimpact.com/dallas-fort-worth/plano-south/development/2023/10/09/390-apartments-restaurant-approved-for-mixed-use-development-in-downtown-plano/ Plano just approved an apartment complex between CityLine and downtown Plano that will center around 6 indoor pickleball courts. Odd, but a...
by The_Overdog
12 Oct 2023 16:39
Forum: The Parks, Trails, + Miscellaneous Infrastructure
Topic: Fair Park: Community Park
Replies: 4
Views: 3636

Re: Fair Park: Community Park

The Cotton Bowl is slated for another round of improvements: https://communityimpact.com/dallas-fort-worth/lake-highlands-lakewood/development/2023/10/12/fair-park-partners-unveil-140m-plans-to-renovate-cotton-bowl-stadium/ The $140 million project aims to enhance visitor experience and modernize so...
by The_Overdog
04 Oct 2023 09:10
Forum: City Issues/News
Topic: Downtown Progress
Replies: 358
Views: 233357

Re: Downtown Progress

IMO: not really. Lakes don't make up very much of Dallas proper, nor does the Trinity Forrest. If I had to throw a guess, it's because much of southern and western Dallas is barely developed. Dallas also has on-average larger single family lot sizes than most of it's suburbs, so it's developed singl...
by The_Overdog
02 Oct 2023 09:05
Forum: Rail + Guided Transit
Topic: Silver Line
Replies: 401
Views: 421124

Re: Silver Line

Per some documents for a bridge in Richardson, the parallel hike/bike trail to the SIlverline Railway will have a bridge that crosses the creek just south of the Drury Hotel, connecting directly to Cityline and the hike/bike trail will begin construction in 2024, and is expected to be completed at t...
by The_Overdog
14 Sep 2023 09:48
Forum: Urban Development
Topic: Dallas: Medical District
Replies: 179
Views: 145913

Re: Dallas: Medical District

That plan is terrible. What's the scale on that spine? Multiple miles? And a pedestrian or biker has to ride an extra quarter mile around that dumb circle so that cars can blow by without slowing down like a normal intersection. That sucks.
by The_Overdog
31 Aug 2023 09:45
Forum: Urban Development
Topic: DTD: Field Street District - Phase I (~405FT | 33 ST + 26 ST)
Replies: 253
Views: 89168

Re: DTD: Field Street District - Phase I (~405FT | 33 ST + 26 ST)

the stadium would be in Frisco. I think Frisco would have turned him down, or not offered a competitive deal. First, generally football stadiums are only used a few times a year, nowhere near enough for the subsidies offered. Frisco government is not dumb. Second, they got a better deal with The St...
by The_Overdog
30 Aug 2023 16:40
Forum: Suburban + Exurban Development
Topic: Addison Misc. Development
Replies: 55
Views: 19668

Re: Addison Misc. Development

Sherlocks Bar and Grill is closing, after 20 something years. Pouring one out for that place. The corner used to be a lot of fun.
by The_Overdog
30 Aug 2023 16:36
Forum: Urban Development
Topic: DTD: Field Street District - Phase I (~405FT | 33 ST + 26 ST)
Replies: 253
Views: 89168

Re: DTD: Field Street District - Phase I (~405FT | 33 ST + 26 ST)

I think the stadium's location in Arlington sucks. You can barely even see it from the freeway, which is oddly below grade there. To that extent, who even cares what the outside looks like, I guess unless you are are a regular Randoll Mills street driver.
by The_Overdog
30 Aug 2023 08:52
Forum: Suburban + Exurban Development
Topic: Plano: misc. developments
Replies: 88
Views: 61640

Re: Plano: misc. developments

The Frys development plan was finally passed, after many previous rejections.
by The_Overdog
30 Aug 2023 08:51
Forum: Suburban + Exurban Development
Topic: Plano: Willow Bend Mall
Replies: 323
Views: 143337

Re: Plano: Willow Bend Mall

Man you all are cagey - the DMN owes you all some money! Bob+Mitchell Furniture store is closing all stores due to a financing issue, so the one in Willow Bend is impacted.
by The_Overdog
29 Aug 2023 13:11
Forum: Urban Development
Topic: DTD: Field Street District - Phase I (~405FT | 33 ST + 26 ST)
Replies: 253
Views: 89168

Re: DTD: Field Street District - Phase I (~405FT | 33 ST + 26 ST)

I can't imagine a new stadium at Fair Park being an improvement either. The Stadium in Arlington is a much better place inside to watch a game, but the exterior? Neighborhood integration? Nah. It's terrible.
by The_Overdog
25 Aug 2023 09:12
Forum: Rail + Guided Transit
Topic: Silver Line
Replies: 401
Views: 421124

Re: Silver Line

They are doing some redevelopment, but they don't have a coherent plan. For example, on one side of Ave K across the freeway from CityLine, they just announced a new residential development. Directly across from it, on the other side of Ave K, they just announced a new car wash.
by The_Overdog
24 Aug 2023 09:14
Forum: Rail + Guided Transit
Topic: Silver Line
Replies: 401
Views: 421124

Re: Silver Line

Are they really building the train station for 12th street in the middle of the median of Municipal and Ave K in Plano? It looks that way. That's terrible. They are both 1 way segments of a 6 lane divided road. Sorry DART riders. Also they built one apartment building across from the station and the...
by The_Overdog
23 Aug 2023 16:44
Forum: Urban Development
Topic: DTD: Field Street District - Phase I (~405FT | 33 ST + 26 ST)
Replies: 253
Views: 89168

Re: DTD: Field Street District - Phase I (~405FT | 33 ST + 26 ST)

Looks to me like the connectivity was pretty bad even in the 1950s. The entire SE of Fair Park, past the stadium, was basically as useless as it is today. The NW was cut off by a rail line, where Pacific Ave is today. That was even pre-Dallas Cowboys days, so we can't even blame them, though the hig...
by The_Overdog
22 Aug 2023 16:05
Forum: Urban Development
Topic: DTD: Field Street District - Phase I (~405FT | 33 ST + 26 ST)
Replies: 253
Views: 89168

Re: DTD: Field Street District - Phase I (~405FT | 33 ST + 26 ST)

Counterpoint: Fair Park kinda sucks. The big dumb stadium is low quality place to actually see a game, and in the way for anything else. - the parking lots are bad all around it, and it gets in the way of navigating the fair. Al the Art Deco-faced warehouses are too far apart, the landscaping genera...
by The_Overdog
11 Aug 2023 15:48
Forum: Suburban + Exurban Development
Topic: Plano: Willow Bend Mall
Replies: 323
Views: 143337

Re: Plano: Willow Bend Mall

Where are the images that show the southwest side of the mall is being demolished (where Crayola Factory is)? Looks to me like the parking garage behind the restaurant thing, the blank lot in front of it, and the Dillards are the primary things changing. All of that is on the north east side.
by The_Overdog
10 Aug 2023 14:01
Forum: Urban Development
Topic: The Hill Shopping Center - NCX/Walnut Hill
Replies: 6
Views: 1985

Re: The Hill Shopping Center - NCX/Walnut Hill

Approved, with some snide comments from Plan Commission Michael Jung. Yet another reason why Dallas trails its suburbs in development is guys like that running the show.

Supposedly the plan is to keep the restaurants as long as they can.
by The_Overdog
09 Aug 2023 13:47
Forum: Rail + Guided Transit
Topic: DALLAS to HOUSTON High Speed Rail
Replies: 556
Views: 455085

Re: DALLAS to HOUSTON High Speed Rail

Apparently Amtrack is partnering with Texas Central on advance planning and environmental remediation work required, as part of a potential partnership, on the Dallas to Houston high speed rail line.

https://twitter.com/ByERussell/status/1 ... 16/photo/1