Dallas Fort Worth Urban Forum

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by The_Overdog
08 Apr 2021 09:03
Forum: Suburban + Exurban Development
Topic: Plano: misc. developments
Replies: 63
Views: 23575

Re: Plano: misc. developments

There is actually a document from a land use consultant in the same P&Z document that discussed this site that describes how Plano maximizes land value through the constrained release of residential, and therefore maximizing property tax, which is how the city is funded. Not through commercial s...
by The_Overdog
06 Apr 2021 10:01
Forum: Suburban + Exurban Development
Topic: Plano: misc. developments
Replies: 63
Views: 23575

Re: Plano: misc. developments

I can't see the DMN article, but is this in reference to the land near Fry's? Yes, it involves demolishing Fry's and building two 5-6 story buildings on the old footprint. Since Plano has so little land left for new development (and they've limited what can be done with it), redevelopment, especial...
by The_Overdog
06 Apr 2021 09:05
Forum: Suburban + Exurban Development
Topic: Plano: Granite Park
Replies: 14
Views: 10264

Re: Plano: Granite Park

Ground floor restaurants, upper floors for residential, and nice "outdoor" space in The Boardwalk itself... Mary Billingsly said (or one of her employees) in one of her re-zoning requests that 2nd floor over restaurant rents at a big discount in Plano so far due to the noise/smells/etc, s...
by The_Overdog
05 Apr 2021 16:36
Forum: Suburban + Exurban Development
Topic: Plano: misc. developments
Replies: 63
Views: 23575

Re: Plano: misc. developments

Underwhelming? It's currently a long failed big box store with a giant parking lot, and the P&Z group recommends denial, based on the 'potential' of the lot. LOL, what potential? The lot behind it is empty and has always been even though the city has grown everywhere else. Even The Range ran awa...
by The_Overdog
26 Mar 2021 13:01
Forum: Urban Development
Topic: Downtown Dallas: Dallas High School
Replies: 114
Views: 47781

Re: Downtown Dallas: Dallas High School

Pompous would be the names of some of these poorly made buildings with their cheap and terrible looking architecture. I Feel free to criticize the architecture and the build quality and the names (wishing the Chole had not a mis-print), but the names you gave implicated the renters, not the archite...
by The_Overdog
22 Mar 2021 09:59
Forum: Urban Development
Topic: Downtown Dallas: Dallas High School
Replies: 114
Views: 47781

Re: Downtown Dallas: Dallas High School

Corporate dorms. Corporate plantation. You choose your euphemism.


How about neither, because they both sound ridiculously pompous?

It's 51% affordable units, where affordable equals earning 30-60 percent of Dallas’ median household income.
by The_Overdog
01 Mar 2021 10:59
Forum: Suburban + Exurban Development
Topic: McKinney: General Thread
Replies: 21
Views: 8893

Re: McKinney: General Thread

and apartments (much to the chagrin of NIMBYs).

And me, since living adjacent to a highway is really unhealthy, but we built so dang highways we pretty much have no choice.
by The_Overdog
01 Mar 2021 09:16
Forum: Suburban + Exurban Development
Topic: McKinney: General Thread
Replies: 21
Views: 8893

Re: McKinney: General Thread

Since we are talking 10 years into the future and not say like 50, I personally don't think so. I think the suburban stand-alone linear office buildings with the primary decider being high freeway access is done. There are multiple locations even along the G Bush where office buildings have been bui...
by The_Overdog
24 Feb 2021 09:17
Forum: City Issues/News
Topic: DFW Economy
Replies: 437
Views: 225568

Re: DFW Economy

Plano residents striking down the Plano Tomorrow plan will stand as one of the worst planning decisions that city has ever made and will impact the entire region for years to come. Nah. I've said my piece before about that (non)plan, but the bigger mistake Plano is currently making is not allowing ...
by The_Overdog
09 Feb 2021 09:25
Forum: City Issues/News
Topic: New Census Population Estimates
Replies: 156
Views: 72723

Re: New Census Population Estimates

Is DFW really that different though? I personally know of 6 100+ unit age 55+ apartment complexes in Plano under or nearing construction, 3 in Richardson, 2 in Lewisville, and 1 in Far North Dallas. How many in Irving, or the rest of Dallas and Ft Worth? They basically fly under the radar so they ar...
by The_Overdog
01 Feb 2021 10:54
Forum: Suburban + Exurban Development
Topic: Plano: Willow Bend Mall
Replies: 86
Views: 20468

Re: Plano: Willow Bend Mall

Plano has nothing even close to that. Frisco, Allen, Richardson, and others around it have more 'attractions'. So yeah, a mall-version of a Great Wolf Lodge would fill a city need.
by The_Overdog
18 Jan 2021 09:25
Forum: Urban Development
Topic: Uptown Dallas: Business Openings and Closings
Replies: 560
Views: 277930

Re: Uptown Dallas: Business Openings and Closings

These may seem like basic things but trust me they are not standard things for all apartments so yes they are luxury properties. So basically every apartment north of I30 is luxury, or everything that is not Section 8? Not sure I agree with that. I think they are just average apartments, neither ju...
by The_Overdog
17 Jan 2021 21:07
Forum: Suburban + Exurban Development
Topic: Collin Creek Mall
Replies: 70
Views: 40215

Re: Collin Creek Mall

Agree. The new ChikFilA across the street is a trash development - it took down a more interesting building, Japan House, it has much much larger setbacks and even less interaction with the street than the adjacent ChickFilA it replaced. This part of Plano is lacking in a grocery store; the closest ...
by The_Overdog
14 Jan 2021 09:08
Forum: Urban Development
Topic: West Dallas: Trinity Groves
Replies: 133
Views: 49818

Re: West Dallas: Trinity Groves

I look it and I see a cruise ship or a barge.
by The_Overdog
08 Jan 2021 09:17
Forum: Urban Development
Topic: Oaklawn: Old Parkland
Replies: 87
Views: 27565

Re: Oaklawn: Old Parkland

Per an article in D Magazine, the clock tower is also a bell tower, and home to the 4th largest bell in the US. It is a "bronze behemoth 9 feet in diameter, weighing a bit more than 30,000 pounds. " https://www.dmagazine.com/publications/d-magazine/2021/january/old-parkland-harlan-crow-bel...
by The_Overdog
16 Dec 2020 16:04
Forum: Suburban + Exurban Development
Topic: Plano: Willow Bend Mall
Replies: 86
Views: 20468

Re: Plano: Willow Bend Mall

Frisco is continuing to boom and doing more and more, and all 3 of those Plano developments I mentioned are on the Frisco border. The 'border' is a giant road, and on the Frisco side is what? Ikea and some car dealerships? I don't really find Plano & Frisco comparable in the mixed-use type of d...
by The_Overdog
15 Dec 2020 09:22
Forum: Suburban + Exurban Development
Topic: Plano: Willow Bend Mall
Replies: 86
Views: 20468

Re: Plano: Willow Bend Mall

I don't have a membership so I didn't get the full list, but Stonebriar in Frisco was also down 50%, with NorthPark down 48%. Bet the Galleria got crushed as well, so that's all the close competition, each having a larger number of stores and customer base than Willow Bend, and therefore slightly le...
by The_Overdog
13 Dec 2020 05:35
Forum: Urban Development
Topic: North Dallas: Midtown
Replies: 250
Views: 109517

Re: North Dallas: Midtown

On-demand transportation so far has not been particularly successful at scale as replacement for public transport. There is no way underground on-demand transportation that you describe would ever work at even moderate passenger volume without basically recreating a wide highway underground.
by The_Overdog
03 Dec 2020 16:36
Forum: Urban Development
Topic: Fort Worth: misc. developments
Replies: 53
Views: 26770

Re: Fort Worth: misc. developments

acquire the Pier 1 building on the west side of downtown


Ooooh maybe they can dig through the closets and decorate city hall very chic.
by The_Overdog
02 Dec 2020 11:35
Forum: Suburban + Exurban Development
Topic: Richardson: CityLine
Replies: 38
Views: 16865

Re: Richardson: CityLine

There's a small courtyard in front of the Aloft. It's way too small to kick a ball around, like a lawn section of KWP, and too small for a decent sized concert.
by The_Overdog
30 Nov 2020 10:41
Forum: Suburban + Exurban Development
Topic: Richardson: CityLine
Replies: 38
Views: 16865

Re: Richardson: CityLine

If you go early in the morning the trails around there are jammed, so I think it's just a different crowd. Also I don't think there is a true night spot (no real bar, or club) for late-night action. The design is also kind of weird -just really a single street through the middle of the high-rise off...
by The_Overdog
17 Nov 2020 12:55
Forum: Rail + Guided Transit
Topic: DART D2 Subway
Replies: 439
Views: 202877

Re: DART D2 Subway

How do you make the existing stations fair controlled? I don't think the fare-controlled access is to prevent free-riders, more to prevent opportunists from taking the escalator directly to the lower-level and loitering. The stations at the top will control loitering in the at-ground parts. If peop...
by The_Overdog
16 Nov 2020 09:14
Forum: Suburban + Exurban Development
Topic: Red Oak Development
Replies: 7
Views: 3940

Re: Red Oak Development

If you mean downtown Dallas, then yes, but Dallas is a big sprawly city and the northern border is only about 6 miles from Frisco.

Red Oak to downtown is 18 miles vs 23 miles downtown Dallas to Frisco.
by The_Overdog
05 Nov 2020 12:24
Forum: Suburban + Exurban Development
Topic: Legacy West
Replies: 372
Views: 192919

Re: Legacy West

I don't get the feeling Legacy is stalled at all. Plans for more Granite Park towers are in the works, the JC Penny campus stuff is moving forward, and plans for additional residential towers on the east side of DNT & Legacy are still underway. Just be patient. This one is not tall, but for exam...
by The_Overdog
30 Oct 2020 10:46
Forum: Suburban + Exurban Development
Topic: Plano: misc. developments
Replies: 63
Views: 23575

Re: Plano: misc. developments

A few months ago, the Plano City Council rejected a proposal by the Plano Housing Authority to sale/leaseback the land east of the Parker Road Dart Station to build low-income and market-rate housing. They did put the land up for sale, and Plano Housing Authority has decided to purchase it instead f...
by The_Overdog
28 Oct 2020 09:12
Forum: Urban Development
Topic: West Dallas Developments
Replies: 134
Views: 67572

Re: West Dallas Developments

Even Wylie H Dallas is a NIMBY now? Someone guessed that the ownership of that account changed, I guess they were right. Jon Anderson's complaints are as high-rise suburbia as they get - not enough parking, 'looming', 'ugly' blah blah blah. It's taller and will house more people? Good. It's nice to ...
by The_Overdog
19 Oct 2020 09:25
Forum: Suburban + Exurban Development
Topic: Richardson Telecom Corridor Development Updates
Replies: 32
Views: 18811

Re: Richardson Telecom Corridor Development Updates

This is just proposed, but a company has proposed a 5 story apartment block and a 16 story apartment building adjacent to the G Bush Tollway and the SilverLine near UTD in Richardson. I think both will be student housing, mostly 4-bedrooms rented by the room instead of by the unit. The 16 story will...
by The_Overdog
14 Oct 2020 11:08
Forum: City Issues/News
Topic: Downtown Progress
Replies: 223
Views: 89789

Re: Downtown Progress

My reading of the report says the only outcome you could derive is 'pandemic'. Every submarket they track except West Plano/Frisco lost, and West Plano/Frisco's gain was small (110k sq ft). Rest of Plano, Richardson, Las Colinas, Irving, Denton, Garland, Allen all negative and if you are trying to m...
by The_Overdog
14 Sep 2020 09:12
Forum: Suburban + Exurban Development
Topic: Plano: Willow Bend Mall
Replies: 86
Views: 20468

Re: Plano: Willow Bend Mall

Collin Creek only lasted from 1981 to about 2005. 2005-and beyond it was kind of a half-empty shell. So Willow Bend opened in 2001, so the 2020s are going to be it's dark period. It's too bad because I think the architecture is actually pretty solid and the parking garages are good. It's just too cl...
by The_Overdog
02 Sep 2020 16:34
Forum: City Issues/News
Topic: Downtown Progress
Replies: 223
Views: 89789

Re: Downtown Progress

Can you summarize? The link isn't working for me.
by The_Overdog
02 Sep 2020 14:53
Forum: City Issues/News
Topic: Downtown Progress
Replies: 223
Views: 89789

Re: Downtown Progress

We can be worried about downtown (and DFW in general) when projects start getting cancelled, the pipeline dries up, rent prices drop, and so on. Right now, none of that is happening. Individual text messages are not indicators of anything other than personal drama, and the texts are less severe than...
by The_Overdog
02 Sep 2020 13:25
Forum: Suburban + Exurban Development
Topic: Plano: misc. developments
Replies: 63
Views: 23575

Re: Plano: misc. developments

IDK, that route might make the cut. The apartment to the south was on the UTD bus routes taken over by DART a few years ago and is regularly stated as one of the busiest on the UTD list. If that route was extended to 15th Street to the North it might survive. Maybe they could add a bus stop on the c...
by The_Overdog
01 Sep 2020 09:10
Forum: Urban Development
Topic: The Link at Uptown
Replies: 173
Views: 74088

Re: The Link at Uptown

Seriously, imagine having to traverse that, back and forth, to get to a top floor parking spot each day. Could easily eat up 5 minutes if you're doing it during a congested time.


They can put a drive-thru shop on the first floor that only sells Dramamine.
by The_Overdog
31 Aug 2020 15:42
Forum: Rail + Guided Transit
Topic: Silver Line
Replies: 353
Views: 191573

Re: Silver Line

I personally would think they would want to downplay the fact that an electric substation is across from a rail station, instead of things that people riding a train might want to go to.
by The_Overdog
24 Aug 2020 13:55
Forum: The Parks, Trails, + Miscellaneous Infrastructure
Topic: Mill Creek Drainage Relief Tunnel
Replies: 1
Views: 933

Mill Creek Drainage Relief Tunnel

Article about the tunnel being dug to stop flooding around Baylor. "On April 24, 2020, the largest hard rock TBM ever to bore in the United States began to operate." https://tunnelingonline.com/texas-mettle-tbm-and-team-are-making-progress-and-overcoming-challenges-at-mill-creek/ They shou...
by The_Overdog
13 Aug 2020 16:00
Forum: Suburban + Exurban Development
Topic: Plano: misc. developments
Replies: 63
Views: 23575

Re: Plano: misc. developments

but I'm having a tough time envisioning this as something other than a slightly further south version of Watters Creek.


I think Watters Creek might be the among the 'nicest' urban villages/TOD without any transit connections in the US. If that's what they achieve, then it's basically a win.
by The_Overdog
06 Aug 2020 17:47
Forum: Suburban + Exurban Development
Topic: Richardson Telecom Corridor Development Updates
Replies: 32
Views: 18811

Re: Richardson Telecom Corridor Development Updates

Completely agree. The bridge isn't even old; they should have known better. I've actually seen bikers (crazy) and joggers (insane!!) crossing it. Campbell Road needs a dedicated pedestrian crossing as well; there are tons of restaurants in walkable distance if crossing 75 was easier. There are dedic...
by The_Overdog
06 Aug 2020 11:30
Forum: Suburban + Exurban Development
Topic: Plano: misc. developments
Replies: 63
Views: 23575

Re: Plano: misc. developments

The website is the plan. You probably were looking at the correct thing.

http://www.planotomorrow.org/150/Land-U ... ity-Design

Here are some maps:
http://www.planotomorrow.org/229/Maps-of-Plano-Tomorrow
by The_Overdog
05 Aug 2020 09:51
Forum: Suburban + Exurban Development
Topic: Plano: misc. developments
Replies: 63
Views: 23575

Re: Plano: misc. developments

I'm not at all a NIMBY, but this plan was total nonsense, and I'm surprised citizens or the city fought it that long. Plano was not in any way 'planned', this 'plan' did not change that, and though the P&Z fought hard for the 'plan', they don't even follow it. Plano is arbitrarily spot zoned (ie...
by The_Overdog
04 Aug 2020 11:17
Forum: Suburban + Exurban Development
Topic: Plano: misc. developments
Replies: 63
Views: 23575

Re: Plano: misc. developments

That's the plan. I wish the 'flythrough' video was playable as a first-person-shooter or driving game. I'd love to simulate the battle of Beacon Square.
by The_Overdog
04 Aug 2020 09:30
Forum: Suburban + Exurban Development
Topic: Plano: misc. developments
Replies: 63
Views: 23575

Re: Plano: misc. developments

Billingsly is finally ready to kick off Beacon Square (mixed use across from WalMart on Coit Road). Not surprisingly, they want the amount of retail decreased. More interesting is that they suggest that restaurants in these so-so mixed-use complexes around DFW and located away from major highway cor...
by The_Overdog
04 Aug 2020 09:25
Forum: Suburban + Exurban Development
Topic: Richardson Telecom Corridor Development Updates
Replies: 32
Views: 18811

Re: Richardson Telecom Corridor Development Updates

Now that the apartment near the Galatyn Train Station is almost complete, a builder wants to finish out the empty plot nearest the station with another complex. The zoning will need to change because it's set for a office building there, and they need a small increase in the max number of units in t...
by The_Overdog
29 Jul 2020 11:08
Forum: Texas Town + City Issues/News
Topic: Houston Highways
Replies: 12
Views: 10660

Re: Houston Highways

Looks like if they moved it to cover the northern suburbs, it would surround the entire DFW metroplex.
by The_Overdog
25 Jun 2020 10:58
Forum: Rail + Guided Transit
Topic: DART D2 Subway
Replies: 439
Views: 202877

Re: DART D2 Subway

Seems like that money would be better spent on planning TOD at outlying stations surrounded by big parking lots, as opposed to in the already-developed environs around the proposed D2 stations. A 'soft proposal' for selling city-owned land at a slight discount for affordable housing at the outlying...
by The_Overdog
23 Jun 2020 15:06
Forum: Urban Development
Topic: Oaklawn: Old Parkland
Replies: 87
Views: 27565

Re: Oaklawn: Old Parkland

Dallas needs more church bell noise.
by The_Overdog
23 Jun 2020 12:26
Forum: Urban Development
Topic: Bonton Village @Lake Highlands (12000 Greenville)
Replies: 4
Views: 1871

Re: Bonton Village @Lake Highlands (12000 Greenville)

The article doesn't say, but the signs on the fence say the land is currently owned by Dallas Water Utilities, and there is a big water tank to the south east fronting Forrest Lane, but not on this particular property.
by The_Overdog
15 Jun 2020 11:14
Forum: Rail + Guided Transit
Topic: DCTA (Denton Co. Transportation Authority)
Replies: 24
Views: 14082

Re: DCTA (Denton Co. Transportation Authority)

That one mile from Willow Bend Mall will get a TOD but not the actual employment area in Legacy is kind of bizarre. Hebron High and Prestonwood Christian Academy take up a lot of land around there. Not sure it will ever amount to much. Doesn't really get to the Grandscape area either.
by The_Overdog
03 Jun 2020 14:25
Forum: Urban Development
Topic: East Dallas: Kroger
Replies: 41
Views: 17923

Re: East Dallas: Kroger

I think that is just their way of doing business. They are still sitting on a property in north Plano as well, where they have submitted design plans and changed zoning for a store more than two years ago.
by The_Overdog
07 Apr 2020 14:06
Forum: Urban Development
Topic: North Dallas: Galleria
Replies: 145
Views: 49442

Re: North Dallas: Galleria

It strikes me as extremely convoluted, like they know what people want changed, but they don't get how to do it. Like for example, "• Weak pedstrian entry experience for customers" is identified from the three different sections, but there are no changes to the garage entries, which is how...
by The_Overdog
02 Apr 2020 09:52
Forum: City Issues/News
Topic: New Census Population Estimates
Replies: 156
Views: 72723

Re: New Census Population Estimates

Dallas County shrinking


It's 2000 people in 1 year. Most likely due to the tornado (and maybe a bit of a 500 unit apartment collapse).

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