Dallas Fort Worth Urban Forum

Addison

They happened, in the case of the JW Marriott, because Sam Moon was able to put the package together and get it financed. No good reason why the same couldn't happen for the Four Seasons (and no, the developer trying to maximize their return on this project by incorporating condos that aren't reall...

Addison

One more point: The new Four Seasons in San Francisco also has condos atop it. You'd think condos would sell much easier/faster there, right? Well, last I checked (and it may have changed), less than 10% of the units have sold. If that's any sign, given how slow/weird the Dallas market is for condos...

Addison

Hence my repeated point. At the end of the day, no matter how badly a luxury flag thinks they want in to the market, it's not gonna happen if the developer can't get financing. Full Stop. And unless a developer is willing to put up a great big giant chunk of equity, financing is not happening witho...

Addison

Perhaps so, but it's pretty limited. (1) if Four Seasons for some reason pulled out, it would not be difficult to find another luxury flag to replace them. I hear Mandarin Oriental is interested in having a hotel/condo in Dallas). (2) whatever the scale of Four Seasons' interest/urgency, this proje...

Addison

I should mentiom, BTW, building just the hotel *WITHOUT* the condos is always an option (the Las Colinas hotel didn't have condos).

I can understand, however, why the developer may not prefer that option (it would make the project less profitable).

Addison

No doubt Four Seasons would like to have a hotel in the Dallas Fort Worth market. But they are not the ones driving this development or making the decisions about the driving. They do not own the property, are not building (or planning to build) the hotel and condos, and will not own them if/when t...

Addison

Mansfield considering plans for a $70 million film studio development https://www.dallasnews.com/business/real-estate/2023/02/13/mansfield-considering-plans-for-a-70-million-film-studio-development/ Mansfield officials are considering a proposal for a film studio development expected to bring more ...

Addison

Four Seasons would be foolish to completely abandon the DFW market, as if I'm not mistaken, they were still getting good business in Las Colinas and the change in banners was not their decision. So I have no reason to believe this project won't happen eventually, even if it's been delayed due to ec...

Addison

Four Seasons would be foolish to completely abandon the DFW market, as if I'm not mistaken, they were still getting good business in Las Colinas and the change in banners was not their decision. So I have no reason to believe this project won't happen eventually, even if it's been delayed due to eco...

Addison

I think they just holdout spots on level 1. The other two floors are pretty solid. Speaking of 1st floor... Brahmin, Morphe and that sweet shop (where Godiva was) are now gone. That Brahmin was the only one in DFW, BTW. So they left the market entirely. Houston, Charlotte and Atlanta still have the...

Addison

The fact that they easily scored Mango and Intimissimi back-to-back (not to mention Garage and Stance a little while back) suggests to me Trademark could fill that space if they put more effort into their leasing strategy. It should be noted, the 2nd and 3rd floors are pretty well occupied aside fro...

Addison

The Chicago Bears moving to Arlington Heights is not a done deal yet, FWIW... It's all but done. The Bears have told the city of Chicago that they plan to leave. Mayor Lightfoot is publicly upset, so I fully expect them to leave Soldier Field, which they've already upgraded once. The Bears haven't ...

Addison

Plans as impactful as this must be adapted to the needs and situation presented to the developers. I think this project doesn't need to fall prey to the selfish interests that befall so many American cities that eventually bring about a collapse in all planning. Chicago has continually fought proje...

Addison

If anything, the biggest mistake the city made was not building a new convention center sooner. It would have been a much more cost-effective project 10-15 years ago when interest rates and construction costs were lower. Then you would have incurred 10-15 years of operating losses, maintenance cost...

Addison

I love these photos, mainly just because of what appears to be 50B in new towers, infrastructure improvments and developments that we will never see. The only things I could see coming out of this is a new convention center and maybe a new hotel tower. and new hotel tower likely only comes if it's ...

Addison

R1070 wrote:Mango is opening at the Galleria. That's a pretty big deal! I hope they continue to get new to market retailers there.
https://galleriadallas.com/directory/retail/mango

Intimissimi was a pretty big score too.

Addison

Business travelers don't check taxes. They check the rates. When you go into a market like New York, San Francisco, & Austin, you are charged exorbitant rates just to stay in those cities. They know the taxes will be high because they are used to it. If a company needs to send people into those...

Addison

So when does the 2% taxing start on hotel stays? Started January 1, 2023 Thanks. I didn't know at the time I asked. They've since updated our computers at work for the correct tax posting. Amazingly, I haven't had any guests (yet!) that have pissed/moaned/etc. about the new rate. If the vast majori...

Addison

cowboyeagle05 wrote:A hospitality company gets the right to use the name and sell products with the company that owns the brand as a consultant.

Is that just a long-winded way of saying "franchise?"

Addison

H-E-B to Break Ground on Mansfield Store Friday Morning

https://www.nbcdfw.com/news/business/h- ... 141/?amp=1

Addison

I'd be interested to which brands leaving the mall are suited to the downtown area. As downtown continues to gain population, it should be considered as an open air shopping destination. Given that the flagship Neimans is already struggling, I doubt these boutiques would be very successful downtown.

Addison

This is only tangentially related to Willow Bend, but the nearby Bed Bath and Beyond is now set to close. The stores near the Galleria and Stonebriar live on, for now... The chain’s in a major struggle right now. In general, the majority of the stores surrounding Willow Bend are doing quite well. L...

Addison

This is only tangentially related to Willow Bend, but the nearby Bed Bath and Beyond is now set to close.

The stores near the Galleria and Stonebriar live on, for now...

Addison

I was at both the Galleria and Stonebriar today, specifically on the 2nd/3rd floors (Galleria) and Nordstrom (both). I gotta say, the former felt much deader than the latter (relatively speaking). Several things I noticed: 1. Nestle Toll House Cafe at the Galleria has closed and Great American Cook...

Addison

They most definitely would not take a spot at a mall where not even the Nordstrom seems to be doing well. Stonebriar is a perfectly mid range mall, turning it high end is just not going to happen. Not even Michael Kors could make it there. As posted in the Galleria thread, the Nordstrom at Stonebri...

Addison

Surprisingly, the Neiman Marcus at Willow Bend seems to be doing quite well. Decently stocked, and easy to find sales associates within it. I think having the furniture stores and the Equinox on the same outdoor courtyard as the Neiman Marcus helps a lot, as you never really need to enter the mall,...

Addison

And Away We Go . . . Cost Estimates Increase to $2.8 Billion for New Downtown Dallas Convention Center Dallas estimates it’ll spend at least $3.5 billion on the development of a new downtown convention center and revamping related sites such as the attached arena and nearby cemetery by 2030. The la...

Addison

Surprisingly, the Neiman Marcus at Willow Bend seems to be doing quite well. Decently stocked, and easy to find sales associates within it. I think having the furniture stores and the Equinox on the same outdoor courtyard as the Neiman Marcus helps a lot, as you never really need to enter the mall,...

Addison

I was at Willow Bend this past weekend as well, again in the Dillard's wing and for the first time in the Macy's wing. That Macy's is practically a ghost town and very poorly staffed. The 2nd floor in particular was also fairly lacking in inventory. It certainly pales in comparison to the Galleria M...

Addison

I was at both the Galleria and Stonebriar today, specifically on the 2nd/3rd floors (Galleria) and Nordstrom (both). I gotta say, the former felt much deader than the latter (relatively speaking). Several things I noticed: 1. Nestle Toll House Cafe at the Galleria has closed and Great American Cooki...

Addison

I think the issue with this is that the surrounding areas to get to this mall are either empty lots or run down strip centers. The whole area needs cohesive redevelopment not just the Galleria itself. It feels a bit like an island because of the general area. The area is sketchy for sure. There's p...

Addison

I think the issue with this is that the surrounding areas to get to this mall are either empty lots or run down strip centers. The whole area needs cohesive redevelopment not just the Galleria itself. It feels a bit like an island because of the general area. The area is sketchy for sure. There's p...

Addison

Whenever I doubt Northpark it seems like they usually pull through. Exciting to see that wing of the mall turn into true luxury corridor. The Bottega space is fantastic. Lulu should move to wear Victoria's Secret is, which should leave the mall until they have an Abercrombie-esque comeback. Between...

Addison

rono3849 wrote:Why would people expect a "small-town feel" to an area smack dab in the heart of one of the largest metropolitan areas in America? Who are these people? If you want to live in small town America, I'd suggest you move to Iowa or West Texas.

Exactly!

Addison

Can we please change the title for this thread, since it's now going to be dual-brand Marriott hotels (versus Hilton)?

Addison

Curious why they'd be so secretive about the details when they're ready to break ground ASAP? I mean the fencing is already up and a construction trailer is already on site. Always thought Las Colinas had the ability to attract other development like this had they not given up all that land to apar...

Addison

Neiman Marcus's move is stretching the definition of Uptown a bit, isn't it? But to answer your question, name a major tenant in most any Uptown building and chances are, they moved (or are moving/planning to move) from downtown: Ernst & Young Price Waterhouse Coopers Gardere Wynne Sewell LLP A...

Addison

Agreed. I guess I was more referring to the companies that have moved from Downtown to Uptown or just slightly outside of the CBD for something newer and shinier. I'd really like to see Southern suburbs become more desirable, which should help pull some of the weight back downward, but I agree it i...

Addison

Are they leaving Downtown Dallas due to location, or is it just because they want shiny/new office space and that is easier to find in Uptown? I'm not sure, but I guess if it is the ladder, then perhaps shiny/new office space in the CBD could do well. Comerica recently began moving a number of thei...

Addison

That said, apartment/townhome/condo developments could do quite well downtown if developers can get the math to work out (in terms of cost for construction and profitability) as the demand for that remains strong, and I'm pretty sure Portman's project does include a residential high rise as well.

Addison

Are they leaving Downtown Dallas due to location, or is it just because they want shiny/new office space and that is easier to find in Uptown? I'm not sure, but I guess if it is the ladder, then perhaps shiny/new office space in the CBD could do well. Comerica recently began moving a number of thei...

Addison

Is the presentation online to view anywhere? I was hoping some additional renderings would show the project to be a bit better than what has already been shown. I'm sort of torn on the garage. I think maybe I do like having the garage on the outskirts instead of in the middle of the development?? B...

Addison

Here is the office leasing site for this project. It seems to contradict some of the information in this thread. 1. The tallest building is 48 stories, not 50. 2. None of the office space appears to have been leased. I’m starting to wonder about this project, for a number of reasons. No FAA filing?...

Addison

Here is the office leasing site for this project. It seems to contradict some of the information in this thread. 1. The tallest building is 48 stories, not 50. 2. None of the office space appears to have been leased. I’m starting to wonder about this project, for a number of reasons. No FAA filing?...

Addison

R1070 wrote:Scheduled to open in 2025. We shall see...

Seems optimistic.

Addison

New opening date, late 2025 to mid 2026. :( Now that I think about it, there’s still some parts of the line that haven’t been touched. I heard a rumor that a certain council woman was able to delay some permits. I have no idea if that’s the case. Do you have a source for this new timeline? And yes,...

Addison

New opening date, late 2025 to mid 2026. :( Now that I think about it, there’s still some parts of the line that haven’t been touched. I heard a rumor that a certain council woman was able to delay some permits. I have no idea if that’s the case. Do you have a source for this new timeline? And yes,...

Addison

I don't understand the use of any palms in Dallas area as they seem really out of place with the climate and nature scape that exist here. I think it started as a trend at some point like country french or tuscan style and really should end. In-N-Out at least plants them as homage to their Southern...

Addison

Details aside, what's most important about this announcement is that Universal will now have a sizable operation in DFW that they will surely expand upon if it's wildly successful.

Addison

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. Trademark also wants to share down the vast majority of the Galleria's retail space and add residential. The only real difference is they...

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