Dallas Fort Worth Urban Forum

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 ...

The_Overdog

There is already a railine that goes to Celina - it branches at the current SilverLine route in Richardson/North Dallas area and goes north -closer to Nebraska Furniture Mart than Legacy, but sort of in the middle of the two. The 2040 SilverLine plan (used to be indefinite since SilverLine was 2040)...

The_Overdog

Last I heard there still some buildings with shell space that has never been leased (admittedly that was a few years back). There is a 4 story office building in Plano (Independence & Lotus Drive) that was built spec 4 years ago, and is still empty, but there are porta-potties outside indicatin...

The_Overdog

The construction of new housing and retail around Main street has finally begun. The area around the Chase bank building on the north side of Main and Central Expressway has pipes laid for townhouse and multifamily construction, replacing the massive amount of parking lots. I believe they are going ...

The_Overdog

The request is to bulldoze the Bel Aire Oaks apartments on the corner of Alma and Plano Parkway is dead - the developer has backed down and in his letter he basically implied he was going to slumlord this apartment complex out of spite, instead of fighting the city in a legal battle. In other news, ...

The_Overdog

Get rid of the need for new personal storage buildings, and a solid 25% of the new development in DFW (and most of the rest of the US) will disappear.

The_Overdog

The existing building is really cool looking, but is set way too far back from the street and it's best features are blocked by poor landscaping and too many large oaks clustered in front (but strangely none to the sides). The cleanup of the 'yard' in the rendering really helps.

The_Overdog

They have blocked off the bicycle path that will form the path for the Central Expressway and river crossing at G Bush and Alma and have heavy equipment on site. The bike path will be moved to the south, close to the apartments, at some point.

The_Overdog

It's how you can truly tell that cities really don't care how much office is built, since they are funded by property tax and therefore more buildings, occupied or not, cannibalize existing offices in their own city limits or not, matter more than the actual quantity of work being done there. If it ...

The_Overdog

I'll see if I can find it - it was actually approved several years ago.

The_Overdog

I wish their site plans were better. The Plano one on Preston/Spring Creek just looks like a grocery store set way too deep in the lot (the truck bays are going to be about 20 feet from the apartments behind the store), with weak connectivity to the existing, nice development to the south (including...

The_Overdog

I liked the joking comment about luring the A's and putting them in the old stadium right next door to the Rangers.

The_Overdog

Yeah, the only convenient retail is on the other side of Campbell Road, which is not an easy journey on foot. If I were the city, I'd focus on turning this area into a neighborhood with some retail and services in this building or the next, which could be stand-alone or built into something along Gl...

The_Overdog

The final plot adjacent to the Galatyn Park DART station has been approved for a six story apartment complex. Also nearby, I think the plot of land at 2520 N Central Expressway, the north side of N Glenville has a "for sale/build to suit" sign. Its currently occupied with a one story medic...

The_Overdog

Is this the link?

https://www.nctcog.org/trans/plan/trans ... study-area

The_Overdog

The DART 2045 plan has a connection to Legacy, and I'd not be surprised if the Dallas movers and shakers pushed the Silver Line construction so hard so they could build that spur next. It's actually relatively well positioned between Legacy and Nebraska Furniture Mart, so it could serve both, but Le...

The_Overdog

I believe they have done some in-ground work for the homes adjacent to Alma Road, but they have gone pretty slow in my opinion, and don't have a large amount of staff on site day to day.

The_Overdog

I have a Megatel townhome development in progress on my daily commute. The townhouses are fine, but the build out is slow - the first set of units have been in place for years now with no common areas constructed yet. They are starting phase II now, with the common areas like the pool, so it's not s...

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. Just ripping up the parking lot and through the concrete office portion with a bulldozer. You can still see some office equipme...

The_Overdog

Another big multifamily (2800 units in up to 25 stories) request in the same area (south Plano near US75) is probably going to be denied by the Planning and Zoning group. The request is to bulldoze the Bel Aire Oaks apartments on the corner of Alma and Plano Parkway. I have no dog in this fight, but...

The_Overdog

Right PLANO?! Plano has two large apartment buildings planned directly next to DART stations (Parker and 12th Street), and 3 more very recently constructed or under construction within 1/4 mile. Richardson has actually rejected more buildings than Plano has adjacent to transit in the past couple of...

The_Overdog

They aren't that close together in my opinion. It's over a mile from the Granite Park boardwalk to Legacy Drive shops. It's over 1/3 of a mile just to cross the DNT at the Legacy intersection, where the 'deck park' or widened pedestrian crossings are going to be. I honestly think it's going to be th...

The_Overdog

There is actually a document from a land use consultant in the same P&Z document that discussed this site that describes how Plano maximizes land value through the constrained release of residential, and therefore maximizing property tax, which is how the city is funded. Not through commercial s...

The_Overdog

I can't see the DMN article, but is this in reference to the land near Fry's? Yes, it involves demolishing Fry's and building two 5-6 story buildings on the old footprint. Since Plano has so little land left for new development (and they've limited what can be done with it), redevelopment, especial...

The_Overdog

Ground floor restaurants, upper floors for residential, and nice "outdoor" space in The Boardwalk itself... Mary Billingsly said (or one of her employees) in one of her re-zoning requests that 2nd floor over restaurant rents at a big discount in Plano so far due to the noise/smells/etc, s...

The_Overdog

Underwhelming? It's currently a long failed big box store with a giant parking lot, and the P&Z group recommends denial, based on the 'potential' of the lot. LOL, what potential? The lot behind it is empty and has always been even though the city has grown everywhere else. Even The Range ran awa...

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