Dallas Fort Worth Urban Forum

The_Overdog

I don't get why they just don't build a bunch of condos/small lot houses/apartments there either. Dallas already has too many random office corridors. There is already a mall there and a few employment corridors.

The_Overdog

Target would be better, but you can buy underwear and socks at CVS if you aren't too picky about the limited selection.

The_Overdog

Sooo... will they be redoing that sign again to now say "International District"? LOL

They can put the property name up in those McDonalds deal block letters. Or on a chalkboard if they are "boogie".

The_Overdog

I guess step 1 would be to come into existence? As far as I can tell, there is no such thing as UT Richardson...

UT Dallas in Richardson, to differentiate it from the U of Dallas in Dallas.

The_Overdog

I'd also go out on a limb and suggest that UT Richardson will surpass UT Arlington to be the #2 public college in DFW in the next decade in notoriety if not quite student population, both behind UNT.

The_Overdog

Pretty much sums up my feelings, but I think Frisco becoming the de facto new Arlington is its inevitable fate. Not sure I agree. The understanding of financing isn't comparable. I've said it before, but Plano set up JC Penny at around the same time Arlington set up the Rangers stadium. Now Arlingt...

The_Overdog

Probably some of that, plus overall fewer families, more singles/couples? Yes this, and household sizes are shrinking. If Dallas was less desirable, prices would be falling. The number of people per unit is shrinking. My own neighborhood went from 5000 people per sq mile to 3000 per sq mile just wi...

The_Overdog

Also, the source I got the 13k from was from 2016. So expect to add 250-500 units a year on the high side.

The_Overdog

Potentially 30k in 5 years? It seems like y’all know more abt this than I do lol. Is this a serious possibility? I believe they stretch the borders of downtown Dallas when it's convenient. There are no serious plans of adding 10-15k units in the bounded loop area of Downtown Dallas in the next 5 ye...

The_Overdog

IMO Dallas needs to aim for close to 30-50k in population just in the downtown loop. We have what -like 13-15k right now?

The_Overdog

I mean is the office market really improving if you reduce the vacancy rate by removing space from the market? Of course it is since both supply and demand are the variables. Either one can be reduced/increased to adjust the price for space being offered, which is what is trying to be maximized. Ci...

The_Overdog

I agree with mixed use being superior. It's debatable that nothing but tall office buildings even support that much total employment- HEB in Frisco (for example) is hiring 700 people for one grocery store. Shop-keepers, mixed use and coffee shops could lead to more employment around downtown than fu...

The_Overdog

I'll pour one out for that place when it's gone. It may be a sad relic now, but when they first opened the AAC, some friends lived there and it was wildly urban compared to my complex in Richardson. I think it was $1750 for a 2 bedroom in 2005ish?

The_Overdog

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. The future plans for this site have finally surfaced: A bunch of new office/warehouse buildings to the western and southern bo...

The_Overdog

3 thoughts: 1) This shows exactly why railroad infrastructure in the US is so expensive- gigantic front end costs that other countries don't deal with. It'd be interesting to tally how much money they have spent to this point with little to show for it, maybe beyond a less-than completely contiguous...

The_Overdog

city of Addison was giving them the flux with approvals to renovate/upgrade their building

Per the owner, The Flying Saucer wanted to add a patio, but couldn't due to city parking regulations (LOL parking for a bar), so instead they choose not to renew their lease.

The_Overdog

But the other poster suggested the presumptive recession we're heading into is causing H-E-B to reconsider their plans that are in motion.

I agree with that too, that suggestion was complete nonsense.

The_Overdog

HEB sat on their Plano lot for like 5 years after the zoning approval was done that set the land as a grocery store, not sure how long they owned the land before that. They are not a company that feels the pressure to act on anyone's timeline but their own.

The_Overdog

Does it completely miss DART? It doesn't seem integrated into the station [they might not own the land closer by], but the rail-line ends right near there, so they would just have to make a short trail, or they could move the entire station about 1/4 of a mile.

The_Overdog

Where exactly is the population decrease occurring? You can use this map: ARCGIS to track declines from 1940-2019. I looked around and didn't see any census-designated areas higher than 5k units. https://usg.maps.arcgis.com/apps/instant/minimalist/index.html?appid=d2e0f6f161c547b9b82696e6d36c7207 T...

The_Overdog

They now have heavy earth-moving equipment on-site daily, instead of very sporadically. I think this is finally really underway.

The_Overdog

The 5 story building was rejected by Richardson City Council (at the behest of UTD, they have a real hand in managing their student housing which seems shady) and so the same guy is back with a 12 story building with a lot more parking, since that was the stated reason for rejection of the shorter ...

The_Overdog

DFW Airport is often thought of as the economic cornerstone of DFW, but what would it be without the tens of thousands of cars and trucks traveling to and from it each day? Anybody that says DFW Airport was a catalyst for growth of the DFW metroplex is wrong. The growth rate has slowed since it was...

The_Overdog

Every single person that lives near the AA Center in Dallas complains about how many events get in the way of them getting home, leaving for nighttime outings, grocery shopping access, daily chore access, food, and package delivery, and guests' access to parking, etc. LOL. No they don't. I know ple...

The_Overdog

Right. There's one directly across the tollway 1 mile away. If the one inside the mall is actually successful, then the one outside will struggle, unless there are really enough people in the area to support two movie theaters.

The_Overdog

Some of the walls are up on the HEB store in Plano - it's HUGE! It wraps the entire corner lot and is taller than the 2 story apartment behind.

The_Overdog

She is right that the ridership numbers are terrible because the station locations aren't great, and the line is really jumping the line in terms of priority, but that ship sailed, and there are already railroad tracks at Meandering Way in far North Dallas, even if they are disused, so it should be ...

The_Overdog

I think that is a bit better than the old alignment. I think the loop should be a bit wider to the N/S, but it does set the stage for later E/W lines as density grows.

The_Overdog

I'm still skeptical of the decline shown by the census though. Me too, not that I don't believe it exists, but that it has more to do with a decreasing number of people per unit (ie: kids graduating, old people dying) than with specific desirability of any particular city. The number of new units b...

The_Overdog

This one is kind of interesting since actually more has been done around Midtown (even while the mall part languishes) than has been done around Collin Creek, and both started at roughly the same time, and both have a busted looking mall just sitting around a vaguely construction-looking site. Even ...

The_Overdog

The key point is most developers don't want their developments to be integrated into some larger puzzle. I'm not sure I agree with that, other than with the caveat that specifically Legacy West didn't want to be associated with Drein Capital Partners JC Penny Project, which in retrospect was a good...

The_Overdog

The city is just collecting the taxes - I believe that taxes get directly disbursed to the district from the assessor and the 'Robin Hood' funds get disbursed to the government and put in the general fund. It's very common that ISDs cross city boundaries (that's what the independent in the ISD means...

The_Overdog

That didn't answer the question. What is the other driver in that specific area?

The_Overdog

There's really very little observable connection between the Red Line and formation of density on that map. Disagree, I mean if the Red Line isn't responsible, then why isn't there density along I30, I20, through Ft Worth, more along the DNT, the G Bush? What is the other driver? You can also see t...

The_Overdog

The Silver Line will form a line, so the loop would consist of a 2nd line to the north that forms a loop around and connects to the green line in DT Carrollton.

The_Overdog

https://twitter.com/mdasilva1563/status/1436045051906437126/photo/1 This guy did a map of all DFW (and other cities) census tracts greater than 10k in population based on the 2020 census, so a loop around downtown is just becoming viable. You can see the red line starting to form some density, and ...

The_Overdog

CoH doesn't micromanage land use let alone at the parcel by parcel level like Dallas and its suburbs all do. Agree with every bit of this. Even if Dallas (DFW) didn't micromanage at the parcel level, it's city building approvals are still taking months for basic stuff. And the suburbs with smoother...

The_Overdog

In most master-planned developments, that handover of maintenance is usually part of the overall development agreement laid out in advance - the developer might build the roads and other public services at their expense as each phase begins (rather than being beholden to the city timelines, plannin...

The_Overdog

Or keep it open and eat the maintenance costs because it's there and some people want to use it? Top That's not really a theoretical. Private entities build stuff regularly and the government takes them over if they feel they are valuable. Neighborhood streets in newer master-planned communities ar...

The_Overdog

I'm assuming all of these will be built on the mostly empty plot to the east, but I wish one would go on the empty square currently being used as a dog park south of CityLine 1. And I wish Plano would rezone at least a strip to the north to connect CityLine to it's downtown. The area between the DAR...

The_Overdog

The endless zoning minutiae continues - the latest request is that they want to build some public storage underground along with the parking. This place will definitely be unique. 50-60 units if I'm counting correctly based on 40k sq ft.

The_Overdog

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 wil...

The_Overdog

A second car dealership is looking to open in Legacy West.
https://www.lucidmotors.com/ Lucid Electric Cars is replacing the closed Barnes & Noble. Seem to be copying Tesla's model, with little inventory and all cars special ordered.

The_Overdog

DART has some equipment on-site and some bare dirt pads on each side of US 75 where the Silver Line rail bridge will pass over US75.

The_Overdog

I have kids just out of age for Crayola, and they don't offer much in the way of single day discount tickets yet, so I assume they are doing fine. I don't think they rely on foot traffic too much, since the 'max enjoyment age range' is pretty young - they probably do more targeted advertising of mom...

The_Overdog

I appreciate the updates - unless he's personally blocking unit tours he has nothing to do with the numbers, just reporting facts. And it's fine to be a bit snarky here.

The_Overdog

It's nice to see hotel proposals moving again. I'm not aware of any that have been recently proposed in the areas I work, and of the ones I'm aware of that have been proposed in the past few years and zoning approved, none have broken ground.

The_Overdog

I think joining Plano and Frisco would make more sense. The east side of Allen and McKinney don't bring much to the table (an airport I guess...) while joining with Frisco would at least put the 'downtown' area of west Plano/Legacy in the 'middle' of town from a N/S perspective. Maybe they could ann...

The_Overdog

200 homes a year? I guess the north/south imbalance will take approximately a century to even out...

The_Overdog

The project would have a maximum height of 240 feet – the same as the new clock tower Crow Holdings is building at Old Parkland. The building is only 9 or 10 stories, about the same 120 feet height as the other buildings on the campus, so either the top of the building is completely out of scale in ...

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