Dallas Fort Worth Urban Forum

The_Overdog

Where are the images that show the southwest side of the mall is being demolished (where Crayola Factory is)? Looks to me like the parking garage behind the restaurant thing, the blank lot in front of it, and the Dillards are the primary things changing. All of that is on the north east side.

The_Overdog

Approved, with some snide comments from Plan Commission Michael Jung. Yet another reason why Dallas trails its suburbs in development is guys like that running the show.

Supposedly the plan is to keep the restaurants as long as they can.

The_Overdog

Apparently Amtrack is partnering with Texas Central on advance planning and environmental remediation work required, as part of a potential partnership, on the Dallas to Houston high speed rail line.

https://twitter.com/ByERussell/status/1 ... 16/photo/1

The_Overdog

Dallas still needs to fixing it's zoning and permitting departments. From all I've heard, the systems are still terrible, and the wait times only slightly improved with the addition of extra staff.

The_Overdog

Agreed except that it will be the suburbs aging into expenditures at an even less dense and more inefficient run rate -- thus losing their cost advantage -- in a decade or two, Practically every suburb of Dallas - Richardson, Plano, Arlington, Garland are all more uniformly dense than Dallas proper...

The_Overdog

I don't get you all's love of surface parking. If you want a Dave & Buster's with surface parking, there's one right over on Walnut Hill, only 10 minutes away. And the one in Stonebriar is generally not that crowded. I guess adding on to The Galleria would make corporate events for the towers th...

The_Overdog

There are a few reasons why there isn't more residential development Downtown, the biggest of which being that other parts of the city have been, and probably continue to be, much more desirable places to live. ---- I think this is true, but remember, in 1995 downtown had a population of 200 people...

The_Overdog

My only complaints are 1) such a limited number of units beyond 2 bedrooms (theoretical max of 4000 units- 15% allowed, so theoretical max of 600 units larger than 2 bedroom) Why? This is why so few families live in walkable areas in DFW. Let the market decide for themselves, I'm sure the number wou...

The_Overdog

water issues of ATX/SA down south might be enough reason to pull up the tent stakes and scoot north just a lil bit.

I'm not sure I agree Austin has water issues. Dallas' area's piping for water stretches for like 80 miles. I think Austin can find some water in an 80 mile radius.

The_Overdog

They fought that poor guy relentlessly on parking ratios on lots just north of that, so I'd be hilarious if they approved these with no fuss. Those lots are still undeveloped, probably because they missed the best window with perfect demand and low interest rates fighting city hall over ultimately a...

The_Overdog

I've lived in Texas long enough that I can take or leave the sun, like cloudy days (especially in the summer) and don't mind grey winter days because we don't get that many of them. The lack of afternoon clouds in the summer is what makes southern CA weather horrible for me. Just relentlessly sunny....

The_Overdog

Way hotter places than DFW have sustained populations for thousands of years. I'm sure climate change will suck for TX, but it's not even comparable to Florida, and it seems people all over the world would rather sweat than freeze. Of course I don't believe any 100 year projections, but I also don't...

The_Overdog

I think that's a pretty cool idea - it's kind of sad that the premier lake in the middle of Dallas is so dank and stagnant, and put on the backburner for dredging for decades.

The_Overdog

Remember this is the City that wouldn't subsidize the $1.2B Cowboy stadium with a few hundred million dollars. Not sure that's a fair comparison. Has anyone been to Las Vegas lately? The stadium they built there Allegiant Stadium, right up against the freeway, blows Cowboys Stadium out of the water...

The_Overdog

Was the NorthEnd apartments subsidized somehow? Most cities write their economic incentives to be based on tangible results, but I'm not sure about the city of Dallas....if they didn't and this continues to be downscaled, ultimately it could be a money-loser for city of Dallas, since they did subsid...

The_Overdog

My main issue is that it may bring 2500 workers to downtown, but removed a number of residents not too far from that, and residents are far more valuable than office workers for downtown.If there isn't a major residential component to at least replace the number of units lost with the NorthEnd demol...

The_Overdog

It's not nearly as lopsided as the pull quote suggests: vacancy rate in Dallas is 10%, in the Dallas suburbs 8.4%, which is a normal, balanced vacancy rate. The properties mentioned (AMLI and The Christopher) have average rents quoted in the article of $5200 vs $3500, and the suburban properties men...

The_Overdog

American Girl got sold to Mattel or someone and is moving to be more generalized rather than so exclusive.

The_Overdog

They are putting the stream thing in the middle of Waterview Parkway next to Campbell/UTD in covered culvert. I wonder if this in advance of narrowing Waterview or something to grow UTD a bit? I couldn't find any permit information to see if they gave a more mundane reason (repair the existing culve...

The_Overdog

I think ideas like that were cool in the '80s but consumers have so many more choices now, and window shoppers are currently not the most coveted market, so ideas designed to contain window-shoppers don't appeal to consumers who have more money than time. The exterior of North Park is kind of the sa...

The_Overdog

Looks like there is still a big hole in the middle - if that fills in, downtown will look pretty nice. I'm not really one to care what skyscrapers look like, so I'd be fine if every building was a rectangle.

The_Overdog

Crowds at The Galleria are quite comparable to those of Willow Bend,

No it's not. It's pretty easy to walk around Willow Bend and have an entire wing to yourself, even on the weekends. Galleria is not yet like that, not even close.

The_Overdog

TI was likely focused on finding a bunch of *CHEAP* land if anything, which Sherman for now still has plenty of. I can believe that, but it's not a big site. There are tons of places in DFW that it could have fit, probably even in Dallas/Richardson/Plano/etc of Collin County. I assume they were loo...

The_Overdog

I was just passing by Sherman this weekend, and there are a dozen high-rise cranes in a small plot of land that I think is the TI chip fab expansion. It looks like a shipyard there are so many. I've never seen anything like that in DFW (maybe pictures of like Singapore come close) and have to admit ...

The_Overdog

If you remember Collin Creek, it was quite an eyesore, with the surface parking lots decomposing and with all the anchor stores being empty. That’s not really an issue at Willow Bend, even when the old Saks was still up the mall appeared healthy from the outside. Completely agree with that. I'd go ...

The_Overdog

City officials want to prevent another dead mall like Collin Creek became.

Collin Creek, when it closed, had about as many open stores as Willow Bend has now. It's always been a dying mall, like even when Apple was there, you didn't need an appointment, you could just walk in.

The_Overdog

Yes. I agree with that. I just messed around with the circle population mapper, and it puts the 2015 population 3km radius at 66k, but the problem is that if you move it slightly north to Highland Park, that number is 88k, and slightly south is only 35k. So slightly south is at 30-35k, which is far ...

The_Overdog

10,000 hotel rooms across 30 hotel buildings. DT Dallas probably has more hotel rooms than residential units.

The_Overdog

My main takeaway: 15000 residents in 50 properties vs 140 commercial office buildings. That's a terrible ratio. Also your standard suburban neighborhood has like 5-8000 residents, so 15000 is just not that many. 30 hotels vs 50 residential properties. Terrible ratio! 86 acres of undeveloped land in ...

The_Overdog

Eastside Apartment complex (southeast side of Campbell & 75) is also starting construction.

https://communityimpact.com/dallas-fort-worth/richardson/development/2023/03/20/eastside-apartment-expansion-underway-in-richardson/

The_Overdog

The land was split and platted to support apartment development on the southwest side of the SpringCreek Nature Preserve, south of the Reserve at Spring Creek apartments.

The_Overdog

2 or 3 cranes up on site now. Not very tall ones -I assume for the 3-4 story multifamily apartment blocks.

The_Overdog

Well, that would be better than the title-loan-and-broke that it used to be ;) IDk, a drive-through only salad place (they only occasionally even have a sad-even by suburban standards patio) vs a title loan store? That's a real Sophie's Choice. Predatory loans vs suburban gentrification? I think I'...

The_Overdog

I’d like it if they’d build that sky park to connect Legacy West to the Shops At Legacy. Far better connectivity than what exists would be nice, but I regularly see people crossing the pedestrian bridge between the two, comparatively more than cross the bridge between NorthPark and The Shops at Par...

The_Overdog

This is not inside the mall, but the Bed, Bath, and Beyond right outside Willow Bend Mall has been tagged as 'poorly performing' and will be permanently closed.

The_Overdog

I'm actually enjoying the competition between them - I get lots of coupons in the mail for all of them, and the 50% offs, some as low as $20, are pretty nice. I don't really find HEB's prices that different - they do have some better product selection but it's on non-essential items like chips, and ...

The_Overdog

In this case, it's meant to compete with H-E-B...

IMO HEB's pretty weak in that regard, at least their stores in Plano, Frisco, and south. Yeah, they have those sections, but they aren't that great, just slightly better than a regular grocery store.

The_Overdog

In case anyone doesn't know, a Kroger Marketplace store is basically designed to compete with SuperTarget or Super Wal-Mart, with outdoor living, electronics, home goods, apparel and toys in addition to the regular Kroger supermarket offerings of a grocery store and pharmacy.

The_Overdog

The whole charade with the public comments and delaying the vote was all performative / procedural.

Delaying the vote often has to do with the lawyering of incentives or with engineering concerns, so that part is not necessarily performative, but it is very procedural.

The_Overdog

The bridge over US75 is placed now, at least the first parts of it.

The_Overdog

Driving by this location, they have taken the Alma Road (west) side fence down, so you can see the progress is a couple of streets and some pipe work. I'm assuming this means some of the lots close to Alma will go vertical with homes/duplexes/apartments/whatever soon-ish.

The_Overdog

I think there was a DMN article about this posted earlier, but the city is also looking to redevelop the currently empty EDS campus into a 'pharmaceutical research' location, with a $3.5b public/private redevelopment. https://starlocalmedia.com/planocourier/plano-leaders-discuss-potential-public-pri...

The_Overdog

There is a new plan upcoming for the former Fry's property. Should have more details in a month. The abandoned Braums near downtown on 15th has been demoed for a stand-alone Frost bank, which is going to lock in that part of the downtown close to 75 into basically strip-mall nothingness for a solid ...

The_Overdog

I actually disagree that a local neighborhood has special needs that City Plan commission members or the City Council wouldn't understand. If they do, they aren't building height, parking, FAR ratios, and other things the OLC committee covers. And Dallas already has a bad and relatively conservative...

The_Overdog

Trademark also wants to share down the vast majority of the Galleria's retail space and add residential.

Do they? The plans I've seen only to remove a few of the large anchors (nasty Belks and the Old Navy wing) and those could be moved to elsewhere in the mall.

The_Overdog

The plans I heard are more similar to Collin Creek ie: tear down part of the retail, add a hotel, and add residential. I guess we'll see once the plans come out.

The_Overdog

All the real ones died in February 2021.

Unless you mean specifically on that site, which I am not 100% sure about, windmill palms don't care a thing about cold and all most certainly didn't die in 2021.

The_Overdog

Speaking of that place, we went during holiday break to Crayola Factory because we got free tickets. The mall was pretty quiet, and Crayola Factory had barely been updated since it opened in 2018, and half the attractions were in fair/poor condition. Yikes.

The_Overdog

Other funds do come from cities directed towards DART. Not dramatic amounts and not every year, but Richardson paid out of pocket to re-align the Silver Line and Plano has done lots of planning around the Silver Line station. Cities also use internal funds to upgrade sidewalks around DART stations a...

The_Overdog

The Hyatt House extended stay hotel behind Hat Creek Burgers on 75 has been sold and is requesting to be turned into an apartment complex using the same buildings. The company doing it says they have done another in north Dallas, but didn't specify the location. I saw a mention of one in Lake Highla...

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