Dallas Fort Worth Urban Forum

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by The_Overdog
13 May 2021 13:16
Forum: The Parks, Trails, + Miscellaneous Infrastructure
Topic: Trinity River Park
Replies: 392
Views: 177258

Re: Trinity River Park

I liked the joking comment about luring the A's and putting them in the old stadium right next door to the Rangers.
by The_Overdog
11 May 2021 12:46
Forum: Suburban + Exurban Development
Topic: Richardson: CityLine
Replies: 41
Views: 17762

Re: Richardson: CityLine

Yeah, the only convenient retail is on the other side of Campbell Road, which is not an easy journey on foot. If I were the city, I'd focus on turning this area into a neighborhood with some retail and services in this building or the next, which could be stand-alone or built into something along Gl...
by The_Overdog
10 May 2021 16:57
Forum: Suburban + Exurban Development
Topic: Richardson: CityLine
Replies: 41
Views: 17762

Re: Richardson: CityLine

The final plot adjacent to the Galatyn Park DART station has been approved for a six story apartment complex. Also nearby, I think the plot of land at 2520 N Central Expressway, the north side of N Glenville has a "for sale/build to suit" sign. Its currently occupied with a one story medic...
by The_Overdog
04 May 2021 09:11
Forum: Suburban + Exurban Development
Topic: Ferris Misc. Developments
Replies: 7
Views: 392

Re: Ferris Misc. Developments

The DART 2045 plan has a connection to Legacy, and I'd not be surprised if the Dallas movers and shakers pushed the Silver Line construction so hard so they could build that spur next. It's actually relatively well positioned between Legacy and Nebraska Furniture Mart, so it could serve both, but Le...
by The_Overdog
03 May 2021 11:00
Forum: Suburban + Exurban Development
Topic: Collin Creek Mall
Replies: 72
Views: 41700

Re: Collin Creek Mall

I believe they have done some in-ground work for the homes adjacent to Alma Road, but they have gone pretty slow in my opinion, and don't have a large amount of staff on site day to day.
by The_Overdog
20 Apr 2021 09:10
Forum: Urban Development
Topic: West Dallas: Unnamed Megatel Lagoon Development
Replies: 12
Views: 2400

Re: West Dallas: Unnamed Megatel Lagoon Development

I have a Megatel townhome development in progress on my daily commute. The townhouses are fine, but the build out is slow - the first set of units have been in place for years now with no common areas constructed yet. They are starting phase II now, with the common areas like the pool, so it's not s...
by The_Overdog
17 Apr 2021 16:32
Forum: Suburban + Exurban Development
Topic: Plano: misc. developments
Replies: 67
Views: 25196

Re: Plano: misc. developments

Another construction project sliding in under the radar - part of the Dell/EMC/NTT Data office building on Plano Parkway and near Custer Road is currently being demolished. Just ripping up the parking lot and through the concrete office portion with a bulldozer. You can still see some office equipme...
by The_Overdog
16 Apr 2021 18:03
Forum: Suburban + Exurban Development
Topic: Plano: misc. developments
Replies: 67
Views: 25196

Re: Plano: misc. developments

Another big multifamily (2800 units in up to 25 stories) request in the same area (south Plano near US75) is probably going to be denied by the Planning and Zoning group. The request is to bulldoze the Bel Aire Oaks apartments on the corner of Alma and Plano Parkway. I have no dog in this fight, but...
by The_Overdog
16 Apr 2021 09:17
Forum: Suburban + Exurban Development
Topic: Richardson: Main Street Improvements
Replies: 25
Views: 12969

Re: Richardson: Main Street Improvements

Right PLANO?! Plano has two large apartment buildings planned directly next to DART stations (Parker and 12th Street), and 3 more very recently constructed or under construction within 1/4 mile. Richardson has actually rejected more buildings than Plano has adjacent to transit in the past couple of...
by The_Overdog
15 Apr 2021 13:15
Forum: Suburban + Exurban Development
Topic: Legacy West
Replies: 383
Views: 199437

Re: Legacy West

They aren't that close together in my opinion. It's over a mile from the Granite Park boardwalk to Legacy Drive shops. It's over 1/3 of a mile just to cross the DNT at the Legacy intersection, where the 'deck park' or widened pedestrian crossings are going to be. I honestly think it's going to be th...
by The_Overdog
08 Apr 2021 09:03
Forum: Suburban + Exurban Development
Topic: Plano: misc. developments
Replies: 67
Views: 25196

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: 67
Views: 25196

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: 10660

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: 67
Views: 25196

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: 124
Views: 51036

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: 124
Views: 51036

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: 9393

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: 9393

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: 232968

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: 172
Views: 76281

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: 99
Views: 22784

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: 564
Views: 287142

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: 72
Views: 41700

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: 51779

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: 92
Views: 29860

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: 99
Views: 22784

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: 99
Views: 22784

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: 112975

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: 27595

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: 41
Views: 17762

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: 41
Views: 17762

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: 446
Views: 210471

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: 4136

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: 383
Views: 199437

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: 67
Views: 25196

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: 69507

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: 19434

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: 225
Views: 94301

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: 99
Views: 22784

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: 225
Views: 94301

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: 225
Views: 94301

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: 67
Views: 25196

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: 181
Views: 78377

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: 356
Views: 198134

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: 1018

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: 67
Views: 25196

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: 19434

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: 67
Views: 25196

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: 67
Views: 25196

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...

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