Dallas Fort Worth Urban Forum

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by TNWE
17 Jun 2019 13:57
Forum: The Bus + Roads/Highways/Bridges
Topic: DART: Bus system
Replies: 18
Views: 4641

Re: DART: Bus system

More on the DART Bus System Optimization- Stop consolidations are being considered for Routes 24, 31, 36, 81/82 (itself a new core frequency route), 111, and 592. Looks like they've released a list of potential stops to be consolidated and have posted signs at all those stops seeking comments. A cur...
by TNWE
17 Jun 2019 13:41
Forum: Urban Development
Topic: Deep Ellum 1.0
Replies: 565
Views: 124843

Re: Deep Ellum 1.0

Hannibal Lecter wrote:
mcrdal15 wrote:Absolutely disgusting


lakewoodhobo wrote:Bummer



Let me guess...neither of you actually live or work in Deep Ellum. Right?


Hey! You're not allowed to disagree with anything the "Urbanists" say! This is an Urban Development forum!

:lol: :P :lol: :P :lol:
by TNWE
05 Jun 2019 15:10
Forum: The Airports
Topic: American Airlines
Replies: 19
Views: 4189

Re: American Airlines

I have very high hopes that Southwest will turn their side of Love Field into a fantastic corporate-everything center and leading edged of aerotropolis development in this country. Hopefully the region's transit agencies will be able to function as a single entity sooner rather than later, we need ...
by TNWE
05 Jun 2019 14:08
Forum: City Issues/News
Topic: DFW Economy
Replies: 228
Views: 54489

Re: DFW Economy

Matt777: "Finishes are irrelevant to apartment rents" Me: "Every complex I've ever lived in has charged more for an identical floorplan that has nicer finishes" Oh my gosh your facts are now that 'renovations' aren't given away for free? Thanks for the tip. Are you sure you thoug...
by TNWE
29 May 2019 15:28
Forum: City Issues/News
Topic: DFW Economy
Replies: 228
Views: 54489

Re: DFW Economy

I'm curious though... While the asking prices for many of these new products are no doubt 'luxury', how much of the product itself really is? Based on materials and build quality, I suspect the true cost of many of these buildings falls more in the mid range anyway. So, while many of them will see ...
by TNWE
29 May 2019 11:41
Forum: City Issues/News
Topic: DFW Economy
Replies: 228
Views: 54489

Re: DFW Economy

I'm curious though... While the asking prices for many of these new products are no doubt 'luxury', how much of the product itself really is? Based on materials and build quality, I suspect the true cost of many of these buildings falls more in the mid range anyway. So, while many of them will see ...
by TNWE
29 May 2019 10:44
Forum: City Issues/News
Topic: DFW Economy
Replies: 228
Views: 54489

Re: DFW Economy

. There are too many newer/cheaper options living outside of the city and unlike other major cities, jobs are not mostly concentrated to Dallas’ urban core. True, but where exactly is the newer affordable housing at exactly? Everything new is high end. Over in the Oak Lawn thread, there are Stable ...
by TNWE
16 May 2019 15:14
Forum: Urban Development
Topic: Oak Lawn
Replies: 361
Views: 75893

Re: Oak Lawn

You criticize us for arrogance, and yet your the one using the most aggressive language on here I never said "don't build any more apartments" but you apparently can't read or comprehend basic English. :roll: "I, Matt777 hate people poorer than me, because they get in the way of my p...
by TNWE
14 May 2019 15:22
Forum: The Bus + Roads/Highways/Bridges
Topic: DART: Bus system
Replies: 18
Views: 4641

Re: DART: Bus system

As a part of the bus route re-org that straightens and enhances some of the core bus routes, DART ordered 41 new buses, which will notably feature USB charging outlets, in addition to the previously announced vinyl seat coverings replacing the current fabric. They say these new buses will be focused...
by TNWE
14 May 2019 14:38
Forum: Suburban + Exurban Development
Topic: Las Colinas/North Irving Development
Replies: 841
Views: 198183

Re: Las Colinas/North Irving Development

^^^ That's pretty great news! Perhaps I'm blind, but I didn't see what space they were taking...? Also, I've been going to TMF pretty much weekly for a while now (mostly on Tuesdays). Seems to me that nearly every venue is doing quite well... more so since the hotel opened (as expected). Anybody el...
by TNWE
14 May 2019 14:02
Forum: The Bus + Roads/Highways/Bridges
Topic: Lemmon Ave. lane reduction (between Turtle Creek Blvd and US-75)
Replies: 18
Views: 1192

Re: Lemmon Ave. lane reduction (between Turtle Creek Blvd and US-75)

The Uptown PID and the Dallas Council member requested the City of Dallas Thoroughfare Plan Administrator to investigate a lane reduction on Lemmon Avenue where there currently are four lanes in each direction. According to the Administrator, the reason to reduce the number of lanes from four to th...
by TNWE
14 May 2019 12:11
Forum: Urban Development
Topic: Oak Lawn
Replies: 361
Views: 75893

Re: Oak Lawn

The most basic tenet of economics is 'ceteris paribus' - all other things being equal. If the market is made up of 10 identical houses, and you build 10 more identical houses while keeping demand the same, yes, prices will go down. But that is not the case here- all of the new houses are being buil...
by TNWE
08 May 2019 16:17
Forum: Urban Development
Topic: Oak Lawn
Replies: 361
Views: 75893

Re: Oak Lawn

Nobody here is advocating for prices to go higher. If we do not build the new housing, keep supply at the same level, prices will increase IE San Francisco. Prices do not increase much because of granite counters or fancy pools. They increase because the market can bear those prices due to high dem...
by TNWE
08 May 2019 12:34
Forum: Urban Development
Topic: Oak Lawn
Replies: 361
Views: 75893

Re: Oak Lawn

Dallas and DFW are vastly different than they were 10 years ago. Increases have gone up across the board in ALL areas due to the ongoing boom and in migration that has occurred. I would love to see even more towers and more luxury going into the entire core of Dallas as that would mean that it is a...
by TNWE
08 May 2019 11:28
Forum: Urban Development
Topic: Oak Lawn
Replies: 361
Views: 75893

Re: Oak Lawn

I recently moved into a 1970s townhouse in Oak Lawn behind the gay bars, so actually I have a very applicable experience to share. I had my eye on this unit due to its attached garage and renovations. It was listed, sat on the market, dropped in price, dropped in price again, and I got it for aroun...
by TNWE
08 May 2019 09:39
Forum: Urban Development
Topic: Oak Lawn
Replies: 361
Views: 75893

Re: Oak Lawn

I love how some of the activists think new housing being built = housing prices go up. They have no understanding of supply and demand. This development doesn't destroy any housing, it's 100% net add. Apartment rents aren't that closely coupled to supply and demand, though. Sure, if there are thous...
by TNWE
07 May 2019 16:48
Forum: Urban Development
Topic: Downtown Dallas: The Drever
Replies: 448
Views: 106362

Re: Downtown Dallas: The Drever

I think we now know why 505 North Ervay was purchased by Todd Interest and being demolished for a parking garage. If it's a parking garage for The Drever (new name TBD) then it's too bad the tunnel connection between these two locations is closed off. Has anything happened to the tunnel sections be...
by TNWE
07 May 2019 16:30
Forum: Urban Development
Topic: Oak Lawn
Replies: 361
Views: 75893

Re: Oak Lawn

I love how some of the activists think new housing being built = housing prices go up. They have no understanding of supply and demand. This development doesn't destroy any housing, it's 100% net add. Apartment rents aren't that closely coupled to supply and demand, though. Sure, if there are thous...
by TNWE
07 May 2019 13:50
Forum: Urban Development
Topic: Oak Lawn
Replies: 361
Views: 75893

Re: Oak Lawn

Watch out! The activists already have their stingers out for this. They want 5 stories max. The activists may have a friend in the FAA on this one. North of Oaklawn, the tallest stuff along the Lemmon corridor is 5-6 stories, and I suspect the FAA would closely scrutinize any new highrises along th...
by TNWE
01 May 2019 09:22
Forum: Rail + Guided Transit
Topic: DART D2 Subway
Replies: 271
Views: 53403

Re: DART D2 Subway

But possibly more importantly, there's the criminal/homeless element the above-ground stations downtown attract. Spend 30 seconds at West End Station and you'll see what I'm talking about. I'd go as far as to say that's one of the primary reasons the West End died as a major destination in the 90s ...
by TNWE
23 Apr 2019 15:25
Forum: Urban Development
Topic: Demolished (and about to be) Properties 2.0
Replies: 30
Views: 5441

Re: Demolished (and about to be) Properties 2.0

That's actually a really good picture of it. Last time I saw it in person, it looked like hell. I'm curious how much it was purchased for. I'm sure it wasn't for much at all. I know a LOT of these buildings that we see go down are acquired for extremely cheap (First Baptist purchased theirs for $1....
by TNWE
22 Apr 2019 11:37
Forum: Urban Development
Topic: Demolished (and about to be) Properties 2.0
Replies: 30
Views: 5441

Re: Demolished (and about to be) Properties 2.0

Well, I guess our Mr. Wilonsky did warn us about that one. At the rate we're going, the oldest thing in Dallas will be NorthPark. :roll: :roll: :roll: :roll: :roll: Perhaps the developer should have gotten this building designated as an Interstate Highway...then this forum would be ecstatic about d...
by TNWE
19 Apr 2019 16:30
Forum: The Airports
Topic: DFW Airport
Replies: 201
Views: 48746

Re: DFW Airport

What is a "connecting flight"? You're never going to have a flight that's just connecting passengers. AA isn't going to start selling tickets marked "VOID IF YOU LIVE IN DALLAS". :-) (For the record, I got an free parking pass for Christmas so personally I don't have a dog in th...
by TNWE
17 Apr 2019 10:58
Forum: Suburban + Exurban Development
Topic: Las Colinas/North Irving Development
Replies: 841
Views: 198183

Re: Las Colinas/North Irving Development

Finally we're getting a coffee shop in the Urban Center... A place called Pax & Beneficia has signed a lease in Water Street in the space right next to Go Fish Poke. Don't know much about it. Only Pax coffee shop I could find is in Kerrville, TX. So might be the same owners. Great addition, esp...
by TNWE
17 Apr 2019 10:48
Forum: Rail + Guided Transit
Topic: DART D2 Subway
Replies: 271
Views: 53403

Re: DART D2 Subway

I have a dumb question that maybe someone on here can help with... Is it possible for the Brooville Liberty streetcars to run on the the DART light-rail tracks? I believe they use the same rail gauge, but I know nothing about other specs such as voltage, height limits, etc. I only ask because it se...
by TNWE
11 Apr 2019 12:12
Forum: Urban Development
Topic: Downtown Dallas - 505 North Ervay (owned by First Baptist)
Replies: 66
Views: 7282

Re: Downtown Dallas - 505 North Ervay (owned by First Baptist)

I don't have an issue with their beliefs or religion at all. I guess I'm just confused why there needs to be more convient parking here. If convenient parking is what the people want, then it would seem a suburban location would be more of a win-win, no? Perhaps I'm missing something about this par...
by TNWE
11 Apr 2019 10:49
Forum: Rail + Guided Transit
Topic: DART D2 Subway
Replies: 271
Views: 53403

Re: DART D2 Subway

Can't wait to see what trips up the process this time. Last time it was NIMBYs in half a million dollar townhomes, and DART caved to them. There's no way the current plan gets through without another group finding some nit to pick and sending DART back to the drawing board for another 4 years...
by TNWE
11 Apr 2019 10:38
Forum: Urban Development
Topic: Downtown Dallas - 505 North Ervay (owned by First Baptist)
Replies: 66
Views: 7282

Re: Downtown Dallas - 505 North Ervay (owned by First Baptist)

Honestly, because The methodist church and the Baptist Church are close to each other... They create a huge dead space that offers nothing to downtown Dallas outside of Sunday. I'm surprised people even go there if "parkin'" is so bad... There's literally hundreds of Baptist/Methodist chu...
by TNWE
09 Apr 2019 10:29
Forum: Rail + Guided Transit
Topic: Silver Line
Replies: 236
Views: 51549

Re: Silver Line

Given that the Silver line will have separate rolling stock, I'd guess the branding will "stick" a little more because it is a standalone line. If future developments result in DART running additional DMU-based commuter service (like Frisco or Madill) there may be a rebrand, but for the ti...
by TNWE
01 Feb 2019 14:39
Forum: Rail + Guided Transit
Topic: Dallas Area Rapid Transit
Replies: 271
Views: 50787

Re: Dallas Area Rapid Transit

Isn't that true of most every mass transit system, though? To first and foremost provide mobility for those who can't afford any other alternative? city. Time to talk about Japan again. Japan IMO is the most effective and most successful system of all time. They have a model that makes money and co...
by TNWE
01 Feb 2019 14:08
Forum: The Bus + Roads/Highways/Bridges
Topic: I-345
Replies: 158
Views: 31079

Re: I-345

art_suckz wrote:If TXDot is left to their own devices they will turn it into that monstrosity that they put in downtown Carrollton.


Did we all completely forget the disastrous signature bridges? The City of Dallas can tell TxDOT how to do their jobs as soon as they fix the I-30 "bridge" :roll:
by TNWE
31 Jan 2019 15:21
Forum: The Bus + Roads/Highways/Bridges
Topic: I-30 South & East Dallas reconstruction
Replies: 85
Views: 20857

Re: I-30 South & East Dallas reconstruction

Surely you're not advocating for continuing to separate and strangle the city's neighborhoods with even bigger roads? Would you support expansion but moving highway below grade to reunify the surrounding areas? Sunken/decked freeways are good, but we shouldn't assume that plopping them in south and...
by TNWE
31 Jan 2019 12:31
Forum: The Bus + Roads/Highways/Bridges
Topic: I-30 South & East Dallas reconstruction
Replies: 85
Views: 20857

Re: I-30 South & East Dallas reconstruction

Time and again it's been empirically shown that expanding roadways leads to ever more traffic and congestion, in addition to killing neighborhoods and polluting the environment. Really hope recent developments signal a sea change in how this city thinks about and fights for a proper transportation ...
by TNWE
31 Jan 2019 11:39
Forum: Rail + Guided Transit
Topic: Dallas Area Rapid Transit
Replies: 271
Views: 50787

Re: Dallas Area Rapid Transit

DART seems to be built for those who have no choice instead of trying to serve the area population as a whole. I'm not suggesting that it's a bad objective as it does provide an option to those who have no other option. But when you do that, you have little motivation for providing 'better' service...
by TNWE
29 Jan 2019 13:23
Forum: Suburban + Exurban Development
Topic: Richardson: Eiland Coffee Roasters
Replies: 4
Views: 618

Re: Richardson: Eiland Coffee Roasters

I read through the planning commission materials, and I'm concerned about the critical thinking skills of the Richardson homeowners who wrote to oppose- their only reasoning for opposing the Eiland development was to regurgitate the existing zoning restrictions - Newsflash- That's why it went to the...
by TNWE
29 Jan 2019 10:30
Forum: Urban Development
Topic: The Christopher @The Union (31 ST) + The Union office tower (22 ST)
Replies: 191
Views: 59389

Re: The Christopher @The Union (31 ST) + The Union office tower (22 ST)

100,000 sf lease says a lot. There is room for more, time to build even more! Given that SalesForce has been on a leasing spree lately, getting naming rights and/or flagship tenant status on big towers in major cities, is it possible that they only leased as much space as they did so they could be ...
by TNWE
28 Jan 2019 15:05
Forum: Urban Development
Topic: Northpark Center
Replies: 506
Views: 117053

Re: Northpark Center

^ I do think a JW Marriott hotel is sorely needed in Dallas but this is 100% the wrong place to put it. A hotel like that belongs downtown. Putting something like that at Northpark is the type of sprawl that created the mess we have on our freeways and the smog in the air. It is the exact opposite ...
by TNWE
25 Jan 2019 14:23
Forum: Suburban + Exurban Development
Topic: Collin Creek Mall
Replies: 60
Views: 12298

Re: Collin Creek Mall

Sweet^ It's a no-brainer; I'm not so concerned what sort of vehicle is used, just that the connection is made, Mall-Downtown-Cotton Belt. Didn't DART experiment with rubber-tired trolleys connecting suburban locales to rail stations back in the 90s and early 2000s? I know they're a lot cheaper than...
by TNWE
25 Jan 2019 10:30
Forum: Rail + Guided Transit
Topic: Silver Line
Replies: 236
Views: 51549

Re: the Cotton Belt line

I'm sure this is mentioned in plans somewhere, but is the North Lake station planned to be within walking/scootering distance of Cypress Waters? I've seen maps that mention a Cypress Waters alternative, but that seems to be a pretty compelling spot to have a station. If I remember correctly, Billin...
by TNWE
25 Jan 2019 10:08
Forum: Rail + Guided Transit
Topic: TexRail
Replies: 91
Views: 16965

Re: TexRail

Great report, itsjrd1964. I took a similar trip on Monday the 14th. There are also no TEXRail signs at the T&P Station in Fort Worth and only a screen mentioning TEXRail at the ITC station. I emailed Trinity Metro about these problems and they said they are working on their station signage and ...
by TNWE
24 Jan 2019 11:15
Forum: Rail + Guided Transit
Topic: Silver Line
Replies: 236
Views: 51549

Re: the Cotton Belt line

The main issue with this idea is that it requires significant aerial construction at both the DFW and Plano ends, full overhead electrification, and (most difficult) closing the Cotton Belt line to all freight traffic. Right now, DART owns the ROW and makes money leasing track capacity to freight ra...
by TNWE
23 Jan 2019 10:38
Forum: Rail + Guided Transit
Topic: TexRail
Replies: 91
Views: 16965

Re: TexRail

Thanks jrd. Good stuff! It is funny about about the station to terminal signage. I swear, when I talk to some folks about the DFW DART stop, they talk like it's a mile walk to the terminal, and not possible. It seems that anybody who us used to transit ridership has no issue with short walk to eith...
by TNWE
22 Jan 2019 10:55
Forum: Suburban + Exurban Development
Topic: Las Colinas/North Irving Development
Replies: 841
Views: 198183

Re: Las Colinas/North Irving Development

More about the Texican Court hotel, with pictures. Looks like something Motel 6 or Alamo Plaza would do in Santa Fe. A little surprised about the exterior-entrance rooms. In most new hotel construction these days, the rooms face inside. https://www.guidelive.com/fun-places-and-events/2019/01/16/hot...
by TNWE
21 Jan 2019 14:31
Forum: Urban Development
Topic: Downtown Dallas: Bryan Tower
Replies: 34
Views: 5412

Re: Downtown Dallas: Bryan Tower

I would love for Energy Plaza and one of the Southland Center towers to turn residential in the future, otherwise they'll have to build on top of the many parking garages here to make it a neighborhood. Energy Plaza is poorly suited to residential conversion- the utility and elevator core eats up a...
by TNWE
21 Jan 2019 11:18
Forum: The Airports
Topic: DFW Airport
Replies: 201
Views: 48746

Re: DFW Airport

The next terminal addition is likely to abandon the horseshoe layout. With the design departure from existing terminals should come the expansion readiness to accommodate a competitive hub to oneworld & AA. I don't see how the future terminal F doesn't substantially copy Terminal D- the Skylink...
by TNWE
21 Jan 2019 10:18
Forum: The Bus + Roads/Highways/Bridges
Topic: Dallas: Loop 12
Replies: 2
Views: 630

Re: Dallas: Loop 12

The bill is one of many being submitted by lawmakers as the Texas Legislature gets underway in Austin. There’s no guarantee the bill will even get a hearing in front of a committee, much less make it to the floor for a vote. Not gonna happen. Just a meaningless gesture that he can point to when vot...
by TNWE
19 Jan 2019 14:01
Forum: Urban Development
Topic: Downtown Dallas: First Baptist Church
Replies: 36
Views: 3289

Re: Downtown Dallas: First Baptist Church

Never thought I'd see the day when there would be check-in kiosks at a church. It's not an airport or hotel. Pretty much anything dealing with childcare (which includes church Sunday school) these days has to have some sort of record of who picked up or dropped off kids. It's a bit unusual to see k...
by TNWE
17 Jan 2019 16:32
Forum: Urban Development
Topic: Dallas: Medical District
Replies: 123
Views: 34610

Re: Dallas: Medical District

You misunderstand "net worth"- someone can own a $300k home, but if the mortgage balance is $250k, they're not in the highest percentiles of wealth. If you look at the SCF with this quick shortcut calculator you can either include or exclude home equity in the assets. https://dqydj.com/ne...
by TNWE
17 Jan 2019 11:11
Forum: Urban Development
Topic: Dallas: Medical District
Replies: 123
Views: 34610

Re: Dallas: Medical District

261k is no extravagant home for sure, but if you have that plus $50k in other assets, your net worth is in the top quartile of Dallas County residents. I estimate this because the Federal Reserve's latest Survey of Consumer Finance says that a $361,000 net worth is above 71st percentile nationwide ...
by TNWE
14 Jan 2019 16:59
Forum: City Issues/News
Topic: The Grocery Store Thread 2.0
Replies: 42
Views: 10242

Re: The Grocery Store Thread 2.0

Amazon/Wholw Foods cancels Whole Foods 365 store plans. https://www.foodandwine.com/news/whole-foods-365-stores-ending From the article, it sounds like the 365 brand is going away, but the broader strategy is being retained (i.e. lower prices on staple items). Not really surprising as the 365 conce...

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