Dallas Fort Worth Urban Forum

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by I45Tex
11 Feb 2021 14:00
Forum: Suburban + Exurban Development
Topic: Las Colinas/North Irving Development
Replies: 1136
Views: 537859

Re: Las Colinas/North Irving Development

I would be so happy about that. I almost think the best thing would be to divide all remaining land into tiny Main Street lots. Have a thousand people making ten thousand risk-vs-reward decisions every year, on every block, as opposed to the current 10 people making 100 centralized decisions a year....
by I45Tex
11 Feb 2021 11:34
Forum: Urban Development
Topic: Victory Park 3.0
Replies: 802
Views: 395186

Re: Victory Park 3.0

The apex of decibels from 24-hour interstate travel, and the daily apex of an ingestible fog of burned fume particulates including hydrocarbons and brake pads. Wouldn't even want to walk my dog there, let alone live there, and I imagine many Texans still don't realize why the worst part of cutting a...
by I45Tex
11 Feb 2021 11:21
Forum: Suburban + Exurban Development
Topic: Las Colinas/North Irving Development
Replies: 1136
Views: 537859

Re: Las Colinas/North Irving Development

Saw a good synopsis of this in a document about revitalizing Brownsville. "Reinvestment in alleys, in spaces between buildings, and in other public space brings added value to all buildings and future living units in a town center. Placemaking, like interior decorating, must create a strong, co...
by I45Tex
10 Feb 2021 12:14
Forum: Suburban + Exurban Development
Topic: Las Colinas/North Irving Development
Replies: 1136
Views: 537859

Re: Las Colinas/North Irving Development

Thanks for the excerpts and for keeping tabs on this! A clarification please, if you would: it looks like they will build a single-use parking garage with a bench on the side, and the garage is tall enough to put both the canal and bench in shadow until late afternoons. Is there an active activation...
by I45Tex
08 Feb 2021 22:54
Forum: City Issues/News
Topic: New Census Population Estimates
Replies: 156
Views: 69783

Re: New Census Population Estimates

That's good info. I just think that that decision point will change real fast if it ever looks like people buying there would end up selling at a loss. Having a normal economic base is a hedge against that. Compared to North Texas, right now Arizona still does not have a comparable small business in...
by I45Tex
08 Feb 2021 17:16
Forum: City Issues/News
Topic: New Census Population Estimates
Replies: 156
Views: 69783

Re: New Census Population Estimates

Thing is, a growing population of people who aren't in the workforce (retirees, in the case of Florida and Arizona) is not sustainable growth. Phoenix and Miami's office markets are a fraction per capita of ours because more of the job growth is in services/tourism. Exodus from SoCal and Chicagoland...
by I45Tex
30 Jan 2021 17:07
Forum: Urban Development
Topic: Downtown Dallas - 601 N Akard - YMCA
Replies: 25
Views: 8145

Re: Downtown Dallas - 601 N Akard - YMCA

"...Sanford is perhaps most widely known as the founder of the New Year's Day Cotton Bowl game in Dallas, which he first staged in 1936." Neat! The tower looked to me like a flatiron Elm Place. The office building going up on the northeast corner at that time for Southwestern Life Insuranc...
by I45Tex
16 Jan 2021 17:14
Forum: Urban Development
Topic: Arts District: Flora & Olive Tower (~441 FT / ~39 ST)
Replies: 516
Views: 261470

Re: Arts District: Flora & Olive Tower (~441 FT / ~39 ST)

I've designed a skyscraper with the idea for most of it to be a vertical DMA wing, supported on slipform concrete shafts that don't disturb the existing building's shell. Would be exciting from KWP because the circulation patterns of galleries (and plentiful public emergency egress routes) allow for...
by I45Tex
16 Jan 2021 17:05
Forum: Urban Development
Topic: Arts District: Flora & Olive Tower (~441 FT / ~39 ST)
Replies: 516
Views: 261470

Re: Arts District: Flora & Olive Tower (~441 FT / ~39 ST)

I suppose nothing will [help reduce the glare of Museum Tower] unless they build a [supertall] tower on the opposite side of Nasher facing Museum Tower. If they haven't settled out of court yet, they could still strike a deal for the defendants to invest in a second taller tower rather than pay out...
by I45Tex
10 Jan 2021 01:45
Forum: Urban Development
Topic: Uptown: Cole Park Place Condos (3923 Cole Ave) (3 ST) - Completed 2018
Replies: 18
Views: 6621

Re: Uptown: Cole Park Place Condos (3923 Cole Ave) (3 ST) - Completed 2018

I'm a Realtor and I work with 2 different investor/developers and they want to do more of these in Dallas, but the market hasn't really shaped up for them in Dallas in a larger scale. It is something that takes most new developers to town aback when they assess the market here and see this. It is c...
by I45Tex
09 Jan 2021 15:29
Forum: Urban Development
Topic: Fort Worth: misc. developments
Replies: 53
Views: 25741

Re: Fort Worth: misc. developments

The city of Fort Worth has changed plans on their City Hall move. Instead of remodeling or building new, the city has agreed to acquire the Pier 1 building on the west side of downtown. Officials say it will be quicker to move there than build new, and the building is large enough to consolidate ma...
by I45Tex
31 Dec 2020 19:17
Forum: Urban Development
Topic: Oaklawn: Old Parkland
Replies: 87
Views: 26111

Re: Oaklawn: Old Parkland

Did you photograph the first and second pictures? Is the community allowed to walk right in like that? I haven't been down there but it struck me (reading an interview with the owner several years ago) as a colonial-nostalgia office park for likeminded private foundations and hedge funds to network ...
by I45Tex
29 Dec 2020 14:01
Forum: Rail + Guided Transit
Topic: Hyperloop: Texas Triangle
Replies: 25
Views: 16262

Re: Hyperloop: Texas Triangle

TREE, the non-stop Trinity Railway Express Express?
by I45Tex
24 Dec 2020 11:46
Forum: Rail + Guided Transit
Topic: Hyperloop: Texas Triangle
Replies: 25
Views: 16262

Re: Hyperloop: Texas Triangle

Yeah, just because of the legal history of the counties, the urban kernels of Denton and Dallas are both about 35 miles from their fellow seats in McKinney and Fort Worth.
by I45Tex
24 Dec 2020 08:51
Forum: City Issues/News
Topic: Downtown Progress
Replies: 216
Views: 85230

Re: Downtown Progress

Has anyone here ever gotten a database from Tarrant and Dallas County Appraisal Districts, and perhaps meshed it with cities' GIS shapefiles, or the New York Times' compilation of "every building footprint in the USA" (link below but also in a 2018 thread on this forum), to produce a sheer...
by I45Tex
24 Dec 2020 08:35
Forum: City Issues/News
Topic: Downtown Progress
Replies: 216
Views: 85230

Re: Downtown Progress

Unless we also have before and after comparisons of the average age of class A, B, and C space by submarket, we can't determine if there are multiple storylines here or one overarching economic geography one. Simple as it is, even tearing down fifty older buildings of less than 75,000 square feet ap...
by I45Tex
12 Dec 2020 11:58
Forum: Texas Urban/Suburban/Exurban Development
Topic: Austin's proposed tallest (in 4 yrs)
Replies: 171
Views: 83123

Re: Austin's proposed tallest (in 4 yrs)

Can Apple's Cupertino spaceship office levitate and fly to the North Austin campus also?
by I45Tex
05 Dec 2020 13:09
Forum: Urban Development
Topic: Northpark Center
Replies: 631
Views: 328923

Re: Northpark Center

You're saying those are going to be the top of the local hierarchy, or what is the bump and what is bumping up? North Texas bumping up nationally? Houston thinks that it's about to eclipse Dallas shopping -- or that it has already.
by I45Tex
04 Dec 2020 19:54
Forum: Urban Development
Topic: Victory Park 3.0
Replies: 802
Views: 395186

Re: Victory Park 3.0

Thanks jrd, and Tucy. When Compass Bank was bought, BBVA kept their former headquarters office in Birmingham but added senior staff at a BBVA USA parent headquarters in The Woodlands, Texas. It later moved to the Galleria area of Houston. With PNC's pending acquisition of BBVA USA, I haven't heard o...
by I45Tex
03 Dec 2020 15:22
Forum: Urban Development
Topic: DTD: The National/Thompson Hotel (1401 Elm)
Replies: 630
Views: 324523

Re: DTD: The National/Thompson Hotel (1401 Elm)

Recent mixed-use block McKinney & Olive was less than half the size, less than half the height-associated structural costs, had a practically greenfield site with no permitting hurdles, and came in at exactly half this cost ($225MM v 450MM).
by I45Tex
28 Nov 2020 13:33
Forum: City Issues/News
Topic: What were they thinking?
Replies: 4
Views: 668

Re: What were they thinking?

Will do. Seems like elected officials need to hear publicly that any given emergency is more likely to escalate into a dangerous or life-threatening altercation if they (through budgets) made it take a longer time before any first responders can get away from addressing another priority call to get ...
by I45Tex
20 Nov 2020 19:09
Forum: Opolis Blueprints
Topic: North Texas limestone
Replies: 5
Views: 881

Re: North Texas limestone

Thanks, OrangeMike. HL, to clarify, I know local buildings use limestone, I just wanted to know if they used local limestone. The closest those links come to answering this specific question (quarry query?) is that the new Old Parkland included boulders from California, Connecticut, Georgia, Idaho, ...
by I45Tex
20 Nov 2020 13:32
Forum: The Parks, Trails, + Miscellaneous Infrastructure
Topic: Trinity River Park
Replies: 385
Views: 163210

Re: Trinity River Park

Let's keep the ferocious rewilded mosquitoes from spilling over the levee and flooding downtown though!
by I45Tex
20 Nov 2020 13:25
Forum: Suburban + Exurban Development
Topic: Forney/Terrell HEB
Replies: 3
Views: 501

Re: Forney/Terrell HEB

What is H-E-B's distribution point for the open stores in Corsicana, Ennis, Waxahachie, Cleburne and Granbury?

What ever became of the Metroplex distribution center(s) Food Lion built?
by I45Tex
20 Nov 2020 12:59
Forum: Opolis Blueprints
Topic: North Texas limestone
Replies: 5
Views: 881

North Texas limestone

http://dfwu.dallasmetropolis.com/viewtopic.php?f=2&p=33942#p33937 I have glass fatigue at this point. I'm here too. 30+ years of glass walls dominating american architecture and I'm worn out. This particular project is among the most boring looking of the ones on the horizon. The "white roc...
by I45Tex
09 Nov 2020 11:46
Forum: Urban Development
Topic: Downtown Dallas: Newpark Dallas/Smart District
Replies: 215
Views: 79515

Re: Downtown Dallas: Newpark Dallas/Smart District

I agree it's a pernicious trend. It's not much better than in stateline metros like Louisville and Kansas City where incentive deals are just poaching firms back and forth across the line within the same metro. It's gross that anybody convinces themselves that this corporate welfare is a good idea j...
by I45Tex
09 Nov 2020 09:43
Forum: Urban Development
Topic: Downtown Dallas: Newpark Dallas/Smart District
Replies: 215
Views: 79515

Re: Downtown Dallas: Newpark Dallas/Smart District

Everytime that this debate restarts, it's learned nothing from the previous rounds. Comparing West Plano Frisco Prosper Celina to the CBD has all the merits of comparing Los Angeles and Orange County to San Francisco. All of Tarrant County, despite the dirt turned at Alliance, Westlake, Southlake, P...
by I45Tex
06 Nov 2020 13:10
Forum: Urban Development
Topic: Victory Park: The Victor (~453FT / 39ST)
Replies: 169
Views: 78983

Re: Victory Park: The Victor (~453FT / 39ST)

Putting spandrels between pairs of floors sure did make it look like a 20-storey building in this latest picture.
by I45Tex
06 Nov 2020 12:38
Forum: Urban Development
Topic: Uptown Dallas - Field Street Development [North End Apartments Site]
Replies: 58
Views: 6931

Re: Uptown Dallas - Field Street Development [North End Apartments Site]

It seems they're two years away from any dirt actually flying but this is really exciting to see nonetheless. Architecture strongly affects society so I am glad that they're taking this seriously. Still, the pipe dream is the idea that an "urban arboretum" is anything more than obsolete &...
by I45Tex
21 Oct 2020 19:46
Forum: Opolis Blueprints
Topic: Dallas WTC
Replies: 1
Views: 972

Dallas WTC

Reading the excellent 1970s architecture book "Dallasights," it turns out that the Dallas Market Center's World Trade Center began as a seven-storey building with full-height atrium, with foundations underneath for a twenty-storey building. As the skyscraper sites will all tell us, the Wor...
by I45Tex
21 Oct 2020 19:36
Forum: Urban Development
Topic: Harwood Int'l District: No.12 Harwood Hotel (20 ST)
Replies: 190
Views: 103306

Re: Harwood Int'l District: No.12 Harwood Hotel (20 ST)

cowboyeagle05 wrote:Its also not anywhere near finished...


Yeah, it's the same 15 or 16 panes of glass across the end that appear in the rendering. The external louvers have no structural function so they could be mounted on the outside later this year.
by I45Tex
14 Oct 2020 11:38
Forum: City Issues/News
Topic: Downtown Progress
Replies: 216
Views: 85230

Re: Downtown Progress

If YTD national, state, and Dallas employment growth are negative, but landlords aren't interested in lowering their rates to that degree, then you would expect downward occupancy to happen before downward price pressure can result in an agreeable price.
by I45Tex
30 Sep 2020 20:19
Forum: City Issues/News
Topic: Downtown Progress
Replies: 216
Views: 85230

Re: Downtown Progress

Neighborhood use could never get widely restarted, not for as many years as daily parking would pay more for a site downtown than residential. ...Residential which required a developer on the line -- interested people couldn't just fill out a starter neighborhood by subdividing a block and filling i...
by I45Tex
28 Sep 2020 11:54
Forum: Urban Development
Topic: Downtown Dallas: AMLI Fountain Place (562 FT / 46 ST)
Replies: 784
Views: 487143

Re: Downtown Dallas: AMLI Fountain Place (562 FT / 46 ST)

Cool shots! Thanks for sharing.
by I45Tex
16 Sep 2020 21:37
Forum: The Airports
Topic: McKinney National Airport
Replies: 10
Views: 5988

Re: McKinney National Airport

I predict that after the 5 party agreement expires in 2025, WN will announce service out of TKI. The metro can easily support 3 airports. That was true when you posted it. AA is now pulling back Los Angeles service, so that customers west of the Rockies will either codeshare to fly to Asia or else ...
by I45Tex
09 Sep 2020 12:14
Forum: City Issues/News
Topic: DFW Economy
Replies: 436
Views: 213393

Re: DFW Economy

That's almost always the case because the best labor statistics are updated by the feds and they do them by MSA, not by combined MSAs. San Jose is almost 50 miles from both San Francisco and Berkeley, and in a different MSA, even though some of the suburbs in the middle can commute to both.
by I45Tex
05 Sep 2020 17:17
Forum: The Parks, Trails, + Miscellaneous Infrastructure
Topic: Trinity River Park
Replies: 385
Views: 163210

Re: Trinity River Park

ATL is about to redo an even larger downtown prison, also from the mid-1990s. https://www.archpaper.com/2020/08/center-for-equity-atlanta-feature/ But here's a non-paywall photo of the 2020 sketch of ours: https://assets.archpaper.com/wp-content/uploads/2020/08/Design-Inspiration-Sketch.jpg https://...
by I45Tex
05 Sep 2020 12:53
Forum: Urban Development
Topic: Uptown Dallas: 2401 McKinney (~415 FT / ~27 ST)
Replies: 66
Views: 15080

Re: 2401 McKinney tower

...garage entrance on Fairmount, height and FAR increases requested. https://candysdirt.com/2020/06/03/trammel-crow-zooms-luxe-2401-mckinney-to-oak-lawn-committee/ Balfour Beatty Construction filed five work in progress documents with the FAA on September 1st. Link is to the last one (...each one f...
by I45Tex
03 Sep 2020 13:43
Forum: City Issues/News
Topic: Downtown Progress
Replies: 216
Views: 85230

Re: Downtown Progress

For casual forum readers, 120 basis points is 1.2%, so their measurement of our current rental market (not the total housing market) is based on an Intown inventory of 13,500 ( = 162/0.012) apartments and an Oak Lawn / Park Cities area inventory of 18,500 ( 222/0.012)
by I45Tex
02 Sep 2020 14:39
Forum: Urban Development
Topic: Downtown Dallas: 2200 Pacific
Replies: 45
Views: 10636

Re: Downtown Dallas: 2200 Pacific

NY was split into Manhattan, the outer boroughs, Northern NJ, and at least two more markets that didn't rank highly enough to make the Top Markets infographic (just like DC and its VA suburbs were listed separately but its MD suburbs were below the cutoff). North Bay is usually separate from the thr...
by I45Tex
24 Aug 2020 16:43
Forum: The Parks, Trails, + Miscellaneous Infrastructure
Topic: Mill Creek Drainage Relief Tunnel
Replies: 1
Views: 842

Re: Mill Creek Drainage Relief Tunnel

Great link, thanks. Will this result in a pattern that lowers the local water table farther? Pre-urban Dallas County used to have seeps and springs all over. Deep tunnel sewer underway in the UK: https://en.wikipedia.org/wiki/Thames_Tideway_Scheme#/media/File:Thames_Tideway_Tunnel_proposed_route_and...
by I45Tex
24 Aug 2020 14:46
Forum: Urban Development
Topic: Oak Lawn
Replies: 639
Views: 308379

Re: Oak Lawn

FWIW the ZIP boundaries run almost exactly along Fitzhugh: https://www.google.com/maps/place/Dallas,+TX+75205/ If a future generation of Perots gets tired of 2010s modernism and sells or donates their Hillwood HQ to the city, a half dozen houses on the creek just between Blackburn and 3822 TC Drive ...
by I45Tex
21 Aug 2020 18:45
Forum: Urban Development
Topic: Uptown Dallas: 2401 McKinney (~415 FT / ~27 ST)
Replies: 66
Views: 15080

Re: Uptown Dallas:Trammell Crow Tower

Mods please merge with 2401 McKinney thread


Edit: Threads merged. - CTM
by I45Tex
20 Aug 2020 17:31
Forum: Urban Development
Topic: Harwood Int'l District: No.14 (388 FT / 27 ST)
Replies: 56
Views: 12674

Re: Harwood no 14 uptown

Since the articles basically read like a basic press release from HI, I wonder if this is 27 stories incl. podium-level stuff. Or is this 27 over 9 (or 10 if the ground floor is all lobby/retail/etc. except for parking ramp and a load area). I bring it up because of this clearance provided and proj...
by I45Tex
17 Aug 2020 15:58
Forum: Urban Development
Topic: Victory Park: The Victor (~453FT / 39ST)
Replies: 169
Views: 78983

Re: Victory Park: The Victor (~453FT / 39ST)

Some of you guys overrate houston so much on here its laughable.. i guess its a grass is always greener type deal, I work there every other week, its very bland, most high rises are no different than here. I am there frequently too. I think the future is brighter for Dallas than Houston, but I find...
by I45Tex
15 Aug 2020 22:10
Forum: Urban Development
Topic: Victory Park: The Victor (~453FT / 39ST)
Replies: 169
Views: 78983

Re: Victory Park: The Victor (~453FT / 39ST)

Agreed on boring. Hines' simultaneous "The Preston" underway in Houston is far more worthwhile.
Scroll down for rendering:
https://www.hines.com/news/hines-announ ... -community
by I45Tex
13 Aug 2020 22:10
Forum: Urban Development
Topic: Downtown Dallas: Hillwood Urban's ~50 storey tower on former BoA motorcourt
Replies: 288
Views: 136853

Re: Downtown Dallas: Hillwood Urban's ~50 storey tower on former BoA motorcourt

They have FAA permission for 626', which is not the rendering above, because that one was head and shoulders lower than AMLI across the street, and AMLI is 562' --

https://oeaaa.faa.gov/oeaaa/external/se ... 9937&row=9
by I45Tex
13 Aug 2020 08:28
Forum: Urban Development
Topic: Arts District: Flora & Olive Tower (~441 FT / ~39 ST)
Replies: 516
Views: 261470

Re: Arts District: Flora & Olive Tower (~441 FT / ~39 ST)

This rendering has five floors in the top grid row and a bit of a cornice projecting, so maybe there's a little more cornice material still in store.
by I45Tex
11 Aug 2020 11:43
Forum: Urban Development
Topic: Arts District: Flora & Olive Tower (~441 FT / ~39 ST)
Replies: 516
Views: 261470

Re: Arts District: Flora & Olive Tower (~441 FT / ~39 ST)

It does look cheap to me too but if budget was the chief concern then I wouldn't want the likely alternatives either (a cheap looking brick or stick-on stone veneer). I wish the top row of the facade grid had increased to 6 storeys from 5, instead of decreasing to 4. A decrease to 4 makes it visuall...

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