Dallas Fort Worth Urban Forum

The_Overdog

The same guy is back again with a mixed use proposal for student housing, which includes 25,000 sq ft of retail and a hotel. They actually approved this version finally, which shrank the number of units by half and includes a hotel, which there are 3 separate, almost adjacent sites zoned for hotels...

The_Overdog

IMO I see this as them employing the Brightline in Florida model - connect a short run, begin operating, and then extend out farther. Gets rid of all the court cases whether it's a landgrab or a functioning railline which sank Texas Central. Is HSR a waste between Dallas and Ft Worth? Probably yes.

The_Overdog

Even if it fails as a theatre, looks like it's still in good enough condition for us to defend Dallas against the Krauts. And I thought the school/prison quiz was tough. Theatre or bunker is giving it a run for it's money.

The_Overdog

Right. Saying Seritage is not Sears when the former Sears CEO spun it off and became CEO of Seritage is kind of quibbling. Beck was speaking for a news article, it's close enough.

The_Overdog

I'm not saying Beck is particularly credible, but Sears did just come out of bankruptcy per https://therealdeal.com/2022/11/08/sears-crawls-out-of-bankruptcy-in-tatters/ and per that article, Seritage is looking to sell it's assets individually due to the bankruptcy, because it got 0 offers on an at...

The_Overdog

https://t.co/1GTMrosii5 Per Scott Beck, Midtown is still the name, there was a dispute about who should pay for the sewer infrastructure that was recently installed (and mentioned here years ago), it took a long time to acquire the Macys land, the Sears land holder has recently filed for bankruptcy...

The_Overdog

I probably wasn't clear - The Galleria had way more shoppers than WillowBend. WillowBend had more stores than the last time I was there, and the same small number of shoppers.

The_Overdog

I was there the other day during the week and it was dead dead, but in reference to The Galleria, the parking garages are nice and interface with stores really well. I think some minor changes could update The Galleria parking garages and they would be fine. I was also at The Galleria the same day [...

The_Overdog

If they weren’t able to get it started during this most recent property development boom, then they will never be able to get it started. I just don't think they care. They sat on the land for the other stores and constructed them into COVID and high inflation. They could have had them constructed ...

The_Overdog

Now plenty of room for the Richard in downtown Richardson

If I am working on a project, and am at a public meeting where any multi-family in Richardson is being presented, I'm going to request they name it this. It's necessary.

The_Overdog

Monorail: Imagine this: a self-driving vehicle that runs on a track suspended overhead. Riders choose when to board and where they want to go, and their personal vehicle, or pod, will transport them directly, with no stops along the way. Includes NCTCOG funding for ideation and some possible routes ...

The_Overdog

These apartments were awful, but their replacement looks no less disposable, which I guess is my chief bummer about it. These apartments were awesome. Maybe they are disposable now , but there used to be an empty burned out factory next to the AAC when it first opened, and some friends lived here a...

The_Overdog

The same guy is back again with a mixed use proposal for student housing, which includes 25,000 sq ft of retail and a hotel. This is attempt #5 at student housing near UT-Dallas in Richardson just north of the Silver Line. I really admire his tenacity. I'd have sold half the land to an alarm testing...

The_Overdog

The tangent about restaurants at the Galleria aside, the overarching point being made is that it can be a pain navigating those parking garages, and that doesn't help with attracting more traffic to the mall (many people in fact actively avoid the mall for this reason). I don't think you can make t...

The_Overdog

You think The Galleria needs more and better surface parking so that people can go to restaurants attached to a mall? Man, I've heard everything... To add more: Northpark has a good amount of surface parking and barely acceptable at best restaurants. If they can't really pull off fine dining any bet...

The_Overdog

This was in the story: “surrounded by large trees that will be pollarded, a pruning method that removes the upper branches.” Pollarding is an old-timey technique for getting sustianable firewood and cordage branches from trees - the top branches are cut and the trunk quickly re-grows spindly branch...

The_Overdog

Arlington should build some garages and use the spare land to build a neighborhood in their entertainment district. But one city-funded big hotel (copying Dallas) is not going to cut it.

The_Overdog

The question I have is, why did Japan all of a sudden lose interest? https://www.texastribune.org/2022/08/30/texas-high-speed-rail-dallas-houston/ All the sudden? Per this article, the idea started in like 2012, and includes a kickoff quote from VP Joe Biden. I think Japan has seen this project has...

The_Overdog

I think HEB just works on it's own timelines. It sat on the Plano property for 5 years after it was platted, zoned, and approved as a grocery store. If they were concerned about interest rates, inflation, construction costs, etc, they would have started immediately. They didn't, because they may be ...

The_Overdog

Urban Center has >9000 apartments and townhomes with an ultimate goal of 10,000. The population would likely be 15-20K and growing… No way the urban center has that many apartments or people without seriously stretching the boundaries. I'd guess more like 5,000 in population in the urban center, ie...

The_Overdog

There's nothing in town quite like the square ponds, while the new renderings are DFW-esque to a fault. The water features at Fair Park? Swimming pools? I'd say putting a bunch of swimming pool shaped water features next to a natural river is DFW-esque. If they maintain them and keep the poison ivy...

The_Overdog

That can't be true. That property is in the dead zone created by the freeways. No one will ever build anything there. Well, congratulations they finally got a building there adjacent to downtown Dallas, after Frisco got a high rise condo and after Celina tagged thousands of homes, but yeah, carry o...

The_Overdog

keep in mind developers only have so many projects that can float and market at once without being overextended

Yes, and Billingsly also has a large mixed usage project in Plano that sat on deck for 5 years, kicked off this year, and is currently under construction.

The_Overdog

they already have the wood decking on the angled roof, so I'm not sure what the room ceiling height configuration or roof truss material was. I have only seen it in passing.

The_Overdog

I was expecting the apartment with the green angled roof to be flattopped, but with a pergola-type metal roof over the flattop, but instead it seems like it's going to have a traditional wood-framed angled roof included in the top floor units. It shows that in the rendering, but I'm still surprised.

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.

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