Dallas Fort Worth Urban Forum

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by OrangeMike
23 Jan 2021 22:48
Forum: Urban Development
Topic: Oak Lawn
Replies: 632
Views: 298677

Re: Oak Lawn

Has anyone noticed how bad the facade of the Centrum is looking? That update has not aged well and it's only been a few years?! wow It was pretty weak redo when it was done. I expected more for such a building. Maybe someday someone will buy it and really refresh it all the way. The original was a ...
by OrangeMike
23 Jan 2021 11:43
Forum: Urban Development
Topic: Oak Lawn
Replies: 632
Views: 298677

Re: Oak Lawn

Well according to someone close the Centrum the building it is pretty damn empty now. Supposedly Capitol Factory vacated and many other tenants have evaporated as well. Not because of the building itself but just COVID hasn't done well to this building. They are offering move in incentives to get a...
by OrangeMike
20 Jan 2021 19:27
Forum: The Bus + Roads/Highways/Bridges
Topic: Connect Dallas strategic mobility plan
Replies: 3
Views: 166

Re: Connect Dallas strategic mobility plan

"The city has promised that this plan will not gather dust on a shelf like so many others have over the years. Now it has guidance. It is up to the city to follow it." Don't hold your breath. Dallas is the city that loves to plan; but hates to act. To prove your point, the plan itself ref...
by OrangeMike
20 Jan 2021 17:06
Forum: The Bus + Roads/Highways/Bridges
Topic: Connect Dallas strategic mobility plan
Replies: 3
Views: 166

Connect Dallas strategic mobility plan

The City of Dallas has a new draft strategic mobility plan called Connect Dallas. D Magazine has a write-up about it with links to the study and a survey: https://www.dmagazine.com/frontburner/2021/01/dallas-new-mobility-plan-admits-that-walking-here-is-dangerous/ It identifies some of the city’s tr...
by OrangeMike
18 Jan 2021 19:10
Forum: Urban Development
Topic: Uptown Dallas: Central Market at McKinney and Lemmon
Replies: 200
Views: 105303

Re: Uptown Dallas: Central Market at McKinney and Lemmon

The developer of the proposed Central Market/office/hotel/apartments on Lemmon Ave has asked the city to modify their development to remove the 156 Marriott hotel (due to COVID) and to increase the maximum dwelling units (for more apartments) on the site & keep the approved height/density/massi...
by OrangeMike
14 Jan 2021 20:18
Forum: The Bus + Roads/Highways/Bridges
Topic: DART: Bus system
Replies: 74
Views: 28475

Re: DART: Bus system

If DART’s bus passengers can not control their body fluids and keep the seats dry, there is no hope for the stigma of public transit ever going away. I can afford to not ever ride on a pig sty. Sometimes people spill water on the “luxurious” velour. Sometimes people spill coffee. It happens far mor...
by OrangeMike
14 Jan 2021 17:06
Forum: Urban Development
Topic: Knox / Henderson - Knox Street Side
Replies: 430
Views: 228138

Re: Knox / Henderson - Knox Street Side

At least they aren't building a standalone suburban monstrosity, like some of the bigger chains tend to do. Like Verizon did at Lemmon and Oak Lawn when the Avon apartments were torn down for the parking lot of their ugly grey box on the corner. So, yes, it is a small improvement that they will be ...
by OrangeMike
12 Jan 2021 20:06
Forum: The Bus + Roads/Highways/Bridges
Topic: DART: Bus system
Replies: 74
Views: 28475

Re: DART: Bus system

Your original post mentioned upgrading, not luxury. The blue vinyl is a definite upgrade from the blue velour. Don't ride DART if vinyl is beneath you. I'm sorry, but I consider vinyl a downgrade to velour seats. I have never ridden a DART bus , the stigma is real. At least you admit you don't know...
by OrangeMike
12 Jan 2021 16:24
Forum: The Bus + Roads/Highways/Bridges
Topic: DART: Bus system
Replies: 74
Views: 28475

Re: DART: Bus system

All transit agencies wishing to encourage more bus riders and overcome the perception or stigma of buses being for the economic disadvantage could easily do so simply by upgrading the seats in the buses. DART is replacing the ancient absorbent upholstery with new blue vinyl, which will help in that...
by OrangeMike
12 Jan 2021 12:33
Forum: The Bus + Roads/Highways/Bridges
Topic: DART: Bus system
Replies: 74
Views: 28475

Re: DART: Bus system

All transit agencies wishing to encourage more bus riders and overcome the perception or stigma of buses being for the economic disadvantage could easily do so simply by upgrading the seats in the buses. DART is replacing the ancient absorbent upholstery with new blue vinyl, which will help in that...
by OrangeMike
10 Jan 2021 15:31
Forum: Urban Development
Topic: Uptown: Dual Brand Hilton Tower / Oak Grove & Hall
Replies: 43
Views: 15432

Re: Uptown: Dual Brand Hilton Tower / Oak Grove & Hall

Wow the for sale sign doesn't even have branding for a company in charge of the sale. Its literally a generic for sale sign which suggests they probably haven't hired a big company to seek out buyers aggressively. This lot might sit for awhile. How odd. The phone number shows up on the page for one...
by OrangeMike
29 Dec 2020 09:51
Forum: Urban Development
Topic: Dallas Mockingbird Station
Replies: 135
Views: 61367

Re: Dallas Mockingbird Station

Does anyone know what the master plan is for the lots? I hoped the kroger gets redeveloped to mixed use. The back lot will be the first developed with two office towers (I believe). The large front lot will be converted to underground parking with a mixed use of towers on top. Maybe it has changed ...
by OrangeMike
24 Dec 2020 14:25
Forum: Urban Development
Topic: Oaklawn: Old Parkland
Replies: 75
Views: 23969

Re: Oak Lawn: Old Parkland

Yup. We moved into that neighborhood between Old Parkland and Cedar Springs about 4 years ago and the transformation over here has been insane. Better townhomes/apartments/towers/retail popping up everywhere. Also tons of street improvements. It all seemed to start when Old Parkland started it's ex...
by OrangeMike
21 Dec 2020 17:15
Forum: Urban Development
Topic: West Dallas: Unnamed Megatel Lagoon Development
Replies: 6
Views: 947

Re: West Dallas: Unnamed Megatel Lagoon Development

This looks great! It doesn't seem to say where on Singleton this will be on, all it says is that it will extend from Singleton Blvd to the railroad. The buildings along Singleton that are notched out of the project appear to be Whiskers Fish and Burgers, a used car lot next door, and a couple other...
by OrangeMike
21 Dec 2020 15:03
Forum: Urban Development
Topic: Oaklawn: Old Parkland
Replies: 75
Views: 23969

Re: Oak Lawn: Old Parkland

Took a quick phone pic of the clock tower as I walked by today. It’s right across Maple from Val’s and The Grapevine but visible from around the neighborhood now.

PXL_20201221_190852422.jpg
by OrangeMike
19 Dec 2020 18:50
Forum: Urban Development
Topic: Novel Turtle Creek
Replies: 34
Views: 8781

Re: Novel Turtle Creek

Looking forward to updates as construction gets underway. Construction is already at least halfway vertical. It’s going up dizzyingly fast. I think they only broke ground in February but it has to be 10-12 stories tall. Writing that makes me think those speeds imply above ground garage. I’ll try to...
by OrangeMike
18 Dec 2020 23:45
Forum: Urban Development
Topic: Novel Turtle Creek
Replies: 34
Views: 8781

Re: Novel Turtle Creek

The blurb says 6 story garage. The pool being on the fifth floor is confusing…. Here’s the thought that made me wonder: There’s a two-story lobby on the front which would make each floor above that space a level above the parking garage that would be built behind it. First floor, two stories tall, ...
by OrangeMike
18 Dec 2020 13:57
Forum: Urban Development
Topic: Novel Turtle Creek
Replies: 34
Views: 8781

Re: Novel Turtle Creek

There must be 3-4 level of underground parking. Interesting that there are about 2 parking spaces per unit. This is more than most. Program 20-story highrise tower, 206 residential units, 6-level parking garage with 418-parking spaces. Is underground parking confirmed as part of the plans here? The...
by OrangeMike
03 Dec 2020 09:49
Forum: Urban Development
Topic: DTD: The National/Thompson Hotel (1401 Elm)
Replies: 629
Views: 315408

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

It really is a fantastic turn around for the building, but I still can't figure out how this ended up costing ~$450 million bucks. Isn't that the cost of a brand new, very tall skyscraper? Isn’t it virtually a brand new, very tall skyscraper now? $450 million is a huge sum, but it’s a huge building...
by OrangeMike
02 Dec 2020 20:11
Forum: Urban Development
Topic: DTD: The National/Thompson Hotel (1401 Elm)
Replies: 629
Views: 315408

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

Was this the last major vacant building in the CBD? It’s been consistently described that way in articles about the renovation. If there are others remaining empty, they certainly aren’t as large. https://www.dmagazine.com/commercial-real-estate/2019/08/what-the-redevelopment-of-downtowns-last-vaca...
by OrangeMike
01 Dec 2020 12:10
Forum: Urban Development
Topic: Arts District: Flora & Olive Tower (~441 FT / ~39 ST)
Replies: 516
Views: 254043

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

As to the affordable factor, the Downtown Connection TIF District, which supported this project, required 83 percent of the units be dwellings for artists earning incomes of 50 percent and 60 percent of the Dallas Area Median Income. https://dallas.towers.net/2017/03/22/creative-housing-for-creativ...
by OrangeMike
28 Nov 2020 15:26
Forum: Suburban + Exurban Development
Topic: Richardson: CityLine
Replies: 37
Views: 15429

Re: Richardson: CityLine

Welcome to the hybrid known as suburban disconnected sprawl disguised as walkable live work play. Lip service to the cause but is implemented in a way that is more carboard cut out rather then firmly understood urban fabric. This sums it up well. Every part on the checklist is included but the piec...
by OrangeMike
25 Nov 2020 18:52
Forum: Urban Development
Topic: Arts District: Flora & Olive Tower (~441 FT / ~39 ST)
Replies: 516
Views: 254043

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

Well, it appears that the leasing office is open. Along Flora Street there are some "Future Resident Parking" signs, the FloraLofts sign is lit and the lobby is well decorated. https://photos.app.goo.gl/rK1ZX7rR1iKw1py58 That looks nice. The website has a lot of detail about available uni...
by OrangeMike
20 Nov 2020 21:18
Forum: Opolis Blueprints
Topic: North Texas limestone
Replies: 5
Views: 644

Re: North Texas limestone

The Masonic Temple building downtown that was one of Hannibal’s links is referenced in this article as Texas limestone: https://www.dallasnews.com/business/real-estate/2019/10/02/landmark-former-masonic-temple-now-stunning-downtown-dallas-loft-office-space/ The exterior is 24-inch-thick Texas limest...
by OrangeMike
20 Nov 2020 18:18
Forum: Opolis Blueprints
Topic: North Texas limestone
Replies: 5
Views: 644

Re: North Texas limestone

Hall of State at Fair Park https://en.wikipedia.org/wiki/Hall_of_State This doesn’t mention a specific source but the limestone was from Texas and used again for the recent restoration: https://www.dmagazine.com/commercial-real-estate/2020/11/how-dallas-architect-firm-gensler-approached-the-renovat...
by OrangeMike
18 Nov 2020 20:32
Forum: City Issues/News
Topic: Corporate Relocations/Expansions
Replies: 507
Views: 228131

Re: Corporate Relocations/Expansions

Korean fried chicken restaurant Bonchon moves global headquarters to Dallas https://www.dallasnews.com/food/restaurant-news/2020/11/19/korean-fried-chicken-restaurant-bonchon-moves-global-headquarters-to-dallas/ Korean fried chicken franchise Bonchon announced it will move its global headquarters f...
by OrangeMike
17 Nov 2020 19:27
Forum: Urban Development
Topic: Oak Lawn: 4001 Cedar Springs Road.
Replies: 7
Views: 1333

Re: Oak Lawn: 4001 Cedar Springs Road.

New blurb from the Voice about a Q&A tomorrow evening: Caven to host neighborhood discussion on its land development https://dallasvoice.com/caven-to-host-neighborhood-discussion-on-its-land-development/ The direct link on facebook for the meeting Wednesday, November 18, at 6 p.m. at TMC : https...
by OrangeMike
13 Nov 2020 13:09
Forum: Urban Development
Topic: Oak Lawn: 4001 Cedar Springs Road.
Replies: 7
Views: 1333

Re: Oak Lawn: 4001 Cedar Springs Road.

Jon Anderson at Candy’s Dirt likes the idea but thinks the renderings are not ready for prime time.

https://candysdirt.com/2020/11/11/caven ... ayborhood/
by OrangeMike
13 Nov 2020 13:00
Forum: Urban Development
Topic: Oak Lawn: 4001 Cedar Springs Road.
Replies: 7
Views: 1333

Re: Oak Lawn: 4001 Cedar Springs Road.

The real news here is as previously reported in other threads is that CAVEN is a partially employee owned operation. Many of their employees own stock in the company. This arrangement means many people will need to sign off or can decide to sell their portion, take the check and retire. Most of the...
by OrangeMike
13 Nov 2020 10:11
Forum: Urban Development
Topic: Oak Lawn: 4001 Cedar Springs Road.
Replies: 7
Views: 1333

Re: Oak Lawn: 4001 Cedar Springs Road.

The Voice posted another writeup with more information from developer Mike Ablon and details about how the financial transaction will be structured.

https://dallasvoice.com/taking-the-gayb ... ext-level/
by OrangeMike
05 Nov 2020 15:20
Forum: Urban Development
Topic: Oak Lawn
Replies: 632
Views: 298677

Re: Oak Lawn

Walked by the Melrose this afternoon and took a pic through the parking lot fence of the conference center expansion. Can’t find any external renderings to see what it was supposed to look like, but so far it has all the charm of a value-engineered suburban strip center grocery store.
by OrangeMike
16 Oct 2020 19:48
Forum: Urban Development
Topic: Deep Ellum 1.0
Replies: 792
Views: 371690

Re: Deep Ellum 1.0

Cru Hemp Lounge, which was founded in Atlanta a decade ago by businessman and reality-show hanger-on Dennis McKinley, plans to open a location in Deep Ellum in December 2021. https://dallas.eater.com/2020/10/15/21517737/dennis-mckinley-opening-cru-hemp-lounge-dallas-real-housewives-of-atlanta-porsh...
by OrangeMike
07 Sep 2020 11:39
Forum: Urban Development
Topic: Oak Lawn
Replies: 632
Views: 298677

Re: Oak Lawn

New marker at Cedar Springs and Wycliff. https://dallasvoice.com/oak-lawn-signs-installed/ The signs in the Oak Lawn median at Cedar Springs have been installed. These look much worse to me with the stair-step placement of twice as many pillars instead of putting letters on both sides of a single r...
by OrangeMike
18 Aug 2020 12:36
Forum: Urban Development
Topic: Dallas Covid-19 Business Casualties
Replies: 60
Views: 13958

Re: Dallas Covid-19 Business Casualties

Looks like over half of the restaurants at trinity groves are closed. DMN has a paywalled “member exclusive” article that it is no longer going to be a restaurant incubator. https://www.dallasnews.com/food/restaurant-news/2020/08/18/trinity-groves-in-dallas-makes-sweeping-change-its-no-longer-a-res...
by OrangeMike
13 Aug 2020 19:28
Forum: Urban Development
Topic: Oak Lawn
Replies: 632
Views: 298677

Re: Oak Lawn

LongonBigD wrote:I’m not used to Oaklawn being two words.


It has always been two words, both the street (Oak Lawn Avenue) and the neighborhood.
https://en.wikipedia.org/wiki/Oak_Lawn,_Dallas
by OrangeMike
13 Aug 2020 14:55
Forum: Urban Development
Topic: Oak Lawn
Replies: 632
Views: 298677

Re: Oak Lawn

New marker at Cedar Springs and Wycliff.

https://dallasvoice.com/oak-lawn-signs-installed/
by OrangeMike
11 Aug 2020 17:43
Forum: Urban Development
Topic: Deep Ellum: Epic ~ Knights of Pythias Temple
Replies: 604
Views: 272916

Re: Deep Ellum: Epic ~ Knights of Pythias Temple

CultureMap has a new preview article about the restaurant: https://dallas.culturemap.com/news/restaurants-bars/08-11-20-elm-good-pittman-hotel-deep-ellum-graham-dodds The hotel site is live, if like me you had not seen it already: https://www.pittmanhoteldallas.com/ I also found a great “before” ph...
by OrangeMike
05 Aug 2020 10:49
Forum: Urban Development
Topic: Oak Lawn
Replies: 632
Views: 298677

Re: Oak Lawn

Pics from this morning. Workers are digging out the parking at the old Office Depot site (2929 Oak Lawn). IMG_20200805_091803.jpeg The windowless rear facade of the Melrose annex could be mistaken for the back side of an Office Depot. IMG_20200805_091548.jpeg The Toll Brothers apartment tower at Wel...
by OrangeMike
03 Aug 2020 21:49
Forum: Urban Development
Topic: The Cedars Developments
Replies: 194
Views: 111006

Re: The Cedars Developments

I do hope this doesn't get torn down. It was built in 1939 it sits at Cadiz and Lamar I shot Friday July 31, 2020 The olf Gloco Gas station It’s for sale on Loopnet for $3.85 million. https://www.loopnet.com/Listing/904-Cadiz-St-Dallas-TX/16932917/ The City of Dallas designated it as a landmark in ...
by OrangeMike
30 Jun 2020 15:14
Forum: Urban Development
Topic: Turtle Creek : 2999 Turtle Creek Blvd
Replies: 63
Views: 26466

Re: Turtle Creek : 2999 Turtle Creek Blvd

Has anyone been by this one? Has there been any activity? Is the existing building still occupied? Haven’t been by, but this overall update of Turtle Creek projects by Jon Anderson says the development company is starting from scratch on zoning approval with a new plan to save the existing building...
by OrangeMike
19 Jun 2020 19:52
Forum: Urban Development
Topic: TC Area: 2727 Turtle Creek Blvd
Replies: 42
Views: 18003

Re: TC Area: 2727 Turtle Creek Blvd

So is this distant picture an accurate representation of what might be built here? Or just fluff? A “site density study” illustrating ”conceptual options,” according to this: https://vlkarchitects.com/projects/mixed-use-development-site-study VLK recently completed a site density study for Cushman ...
by OrangeMike
18 Jun 2020 14:53
Forum: Urban Development
Topic: TC Area: 2727 Turtle Creek Blvd
Replies: 42
Views: 18003

Re: TC Area: 2727 Turtle Creek Blvd

The Turtle Creek Gardens condos right next to 2727 are going to be sold for redevelopment.

https://www.dallasnews.com/business/rea ... for-grabs/

Zoning allows construction of a 240-foot tall building height and with up to 871,505 square feet of space.
by OrangeMike
14 Jun 2020 09:58
Forum: The Bus + Roads/Highways/Bridges
Topic: Traffic Signal Accessories
Replies: 3
Views: 1333

Re: Traffic Signal Accessories

Can anyone tell me what these are and what their purpose is? At this PDF link, they’re called wing plates. They’re supposed to prevent wind gusts from making the mast arm vibrate too much. https://pdfs.semanticscholar.org/12dd/0853346ecb4239e540c3ca03e1d8bb3d047b.pdf ETA: A couple of reddit posts w...
by OrangeMike
05 Jun 2020 08:26
Forum: The Airports
Topic: DFW Airport
Replies: 267
Views: 140950

Re: DFW Airport

Doesn't CNN have a bureau in Dallas? If they still do (because I've heard they had one in Dallas before), it would be silly of them to put Dallas down like that if they go to the trouble of having a bureau here. I guess they can present news and data how they want, but you'd think if they really di...
by OrangeMike
04 Jun 2020 22:11
Forum: Urban Development
Topic: Uptown Dallas: 2401 McKinney (~415 FT / ~27 ST)
Replies: 62
Views: 13587

Re: 2401 McKinney tower

Some more information and renderings from Jon Anderson at Candy’s Dirt: Several levels of above-ground parking in addition to underground, pedestrian office entrance but no curb cuts on McKinney, circular driveway/Truluck’s valet on Maple, garage entrance on Fairmount, height and FAR increases reque...
by OrangeMike
04 Jun 2020 09:12
Forum: Urban Development
Topic: East Dallas: Kroger
Replies: 41
Views: 16491

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. Aren’t they also still sitting on the Lemmon Avenue parcels and waiting for leases to expire ...
by OrangeMike
26 May 2020 19:57
Forum: Urban Development
Topic: Dallas Covid-19 Business Casualties
Replies: 60
Views: 13958

Re: Dallas Covid-19 Business Casualties

Start has closed both locations (on Greenville and on Lemmon) permanently.
https://twitter.com/StartDallas/status/ ... 09184?s=20
by OrangeMike
10 Mar 2020 20:55
Forum: Urban Development
Topic: Oak Lawn
Replies: 632
Views: 298677

Re: Oak Lawn

Does anyone know why windows are being removed from the space above Steel (and around the corner on Hall) at the Centrum?

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